Document:

<PAGE>   1
                                                                    Exhibit 10.6

THIS LEASE is made the       day of   One thousand nine hundred and

ninety seven

BETWEEN:

(1)   BRITISH SKY BROADCASTING LIMITED whose registered office is at Grant Way
Islewortli, Middlesex, TW7 5Q5. (hereinafter called "the Lessor")

(2)   IBIS GROUP PLC. whose registered office is at
(hereinafter called "the Lessee")

WITNESSES as follows:

1.    IN this Lease the following expressions shall have the meanings ascribed
      to them

hereunder viz:--

(a)   "the Lessor" shall include the successors in title of the Lessor or other
      the reversioner for the time being immediately expectant on the Term
      hereby created and where appropriate shall be deemed to include any
      superior lessor

(b)   "the Lessee" shall include the successors In title and permitted assigns
      of the Lessee

(c)   "the Superior Lease" shall mean the lease dated 21st August 1990 and made
      between (1) Questsun Limited and (2) British Satellite Broadcasting
      Limited

(d)   "the Superior Lessor" shall mean Wyndham Investments Limited and their
      successors in title or other reversioner for the time being immediately
      expectant on the term created by the Superior Lease

(e)   "the Term" shall mean the term of years hereby granted

(f)   "the Plans" shall mean the plans annexed hereto

(g)   "the Estate" shall mean the property more particularly described in Part I
      of the First Schedule hereto

(h)   "the Building" shall mean the building forming part of the Estate and more
<PAGE>   2

                                        1

      particularly described in Part II of the First Schedule hereto and (where
      the context so admits) each and every part thereof and all access ways
      leading thereto and therefrom garden and amenity areas thereof and all
      yards car parks and other areas used in connection therewith exclusively
      by the occupiers thereof for the time being

(i)   "the demised premises" shall mean the premises demised by this Lease
      forming part of the Building and more particularly described in Part III
      of the First Schedule hereto and which expression shall where the context
      admits include each and every part thereof and all appurtenances and
      services thereof and all buildings and erections thereon together with all
      alterations additions and improvements at any time and from time to time
      thereto and all landlord's fixtures and fittings of every kind which shall
      from time to time be in or upon the demised premises whether originally
      affixed or fastened to or upon the same or otherwise

(j)   "the full reinstatement value" shall mean the cost (including Value Added
      Tax) which in the reasonable opinion of the Superior Lessor would be
      likely to be incurred (including all professional fees and fees payable to
      the Local Authority) in reinstating the Building and any access thereto in
      accordance with the requirements of the Superior Lease at any time during
      the period in which any insurance policy or policies shall be in force
      including (but without prejudice to the generality of the foregoing) the
      anticipated increase (if any) in the cost of labour and/or materials
      during such period and any additional cost which in the reasonable opinion
      of the Superior Lessor might be incurred in reinstating the Building in
      accordance with the Planning Acts (as hereinafter defined) building
      regulations and bye--laws in force at the time of reinstatement

(k)   "the insured risks" shall mean such risks as may at the discretion of the
      Superior

                                       2

<PAGE>   3

      Lessor from time to time be included in any policy of insurance effected
      under the terms of the Superior Lease including (but without prejudice to
      the generality of the foregoing) risks in respect of loss or damage by
      fire lightning explosion aircraft (other than hostile aircraft) and other
      aerial devices or articles dropped therefrom earthquake riot and civil
      commotion and malicious damage storm or tempest bursting or overflowing of
      water tanks apparatus or pipes flood impact by road vehicles subsidence
      landslip settlement and heave architect's surveyor's and other
      professional fees demolition and site clearance and related costs incurred
      in shoring up any land or building damage to or breakage of plate glass
      property owners liability and public and third party liabilities and
      insurance against personal injury and damage to property under the
      Defective Premises Act 1972 and any other similar statute for the time
      being in force and such other risks or insurance as may from time to time
      be required by the Superior Lessor in order to safeguard the Superior
      Lessor's the Lessor's and the Lessee's respective interests in the demised
      premises the Estate and/or the Building

(1)   "the loss of rent" shall mean the loss of rent and Service Charge (as
      hereinafter defined) payable under this Lease for such period (being not
      less than three years) as may be reasonably required by the Lessor from
      time to time having regard to the likely period required for reinstatement
      in the event of either partial or total destruction of the Building or any
      part thereof or of any access thereto in an amount which would take into
      account potential increases of rent in accordance with the rent review
      provisions hereinafter contained

(m)  "the Planning Acts" shall mean the Town and Country Planning Acts 1971 to
      1990 or any statutory modification replacement or re--enactment thereof
      for the time being in force and any regulations or orders made or having
      effect thereunder

                                        3
<PAGE>   4

(n)   "planning permission" shall mean any permission consent or approval given
      or deemed to be given under the Planning Acts

(o)   "development" shall bear the same meaning as in the Planning Acts

(p)   "event of corporate insolvency" shall mean where a Company shall enter
      into liquidation whether compulsory or voluntary (save for the purpose of
      reconstruction or amalgamation) or it shall suffer an Administration Order
      to be made under the Insolvency Act 1986 or if a Receiver or an
      Administrative Receiver or an Administrator shall be appointed over all or
      any of its assets

(q)   "event of personal insolvency" shall mean where an individual shall become
      insolvent or bankrupt or have a Receiving Order or a Bankruptcy Order or
      an Interim Order made against him or her under Part VIII of the Insolvency
      Act 1986 or such individual shall be unable (or have no reasonable
      prospect of being able) to pay a debt with the meaning of Section 267 and
      or Section 268 and/or Section 269 of the said Act

(r)   "the Services" shall mean any services provided any works carried out and
      any obligations undertaken by the Lessor hereunder or by the Superior
      Lessor for the benefit of the Lessee for or in respect of the Estate and
      the Building or any part or parts thereof and the occupiers thereof or
      otherwise for the upkeep repair maintenance decoration replacement
      reinstatement management lighting heating cleaning security and control of
      the Estate and/or the Building save in respect of any parts of the Estate
      and/or Building hereby demised to the Lessee or demised to any other
      occupiers thereof

(s)   "the Lessor's Expenses" shall mean the cost incurred by the Lessor in the
      supply and provisions of the Services under the heads of expenditure set
      out in the Third

                                       4

<PAGE>   5

       Schedule hereto

(t)   "the Principal Charge" shall mean the proportion of the Lessor's Expenses
      incurred by the Lessor in the provision of the Services which benefit or
      are intended to benefit the Estate calculated and payable according to the
      provisions of the Third Schedule hereto

(u)   "the Supplementary Charge" shall mean an amount equal to twenty--five per
      centum (25%) of the Lessor's Expenses incurred by the Lessor in the
      provision of the Services which benefit or are intended to benefit the
      Building calculated and payable according to the provisions of the Third
      Schedule hereto

(v)   "the Lessor's Financial Year" shall mean such annual period as the Lessor
      may in its discretion determine as being that to which the accounts of the
      Lessor's Expenses relate

(w)   "the Certificate" shall mean a certificate prepared annually and served by
      the Lessor or (at the discretion of the Lessor) by the Lessor's auditors
      surveyors accountants or managing agents as soon after the end of the
      Lessor's Financial Year as may be practicable certifying the amounts of
      the Lessor's Expenses and the Principal Charge and the Supplementary
      Charge

(x)   except where the context otherwise requires covenants given by more than
      one person shall be deemed to have been given jointly and severally and
      (where by an individual) shall be binding on and enforceable against such
      individual's personal representatives

2.    IN consideration of the rents hereinafter reserved and of the Lessee's
covenants hereinafter contained the Lessor HEREBY DEMISES unto the Lessee ALL
THOSE the demised premises TOGETHER with the rights set out in Part I of the
Second Schedule hereto insofar as the Lessor is entitled to grant the same but
EXCEPTING AND RESERVING unto the Lessor or the Lessor's tenants or occupiers of
the Building and the Estate for the time

                                        5
<PAGE>   6

being and any adjoining or neighbouring premises and to all others persons now
or during the Term entitled thereto as set out in Part II of the Second Schedule
hereto insofar as the Lessor is empowered to do so TO HOLD the demised premises
(subject to all rights and easements affecting the same) unto the Lessee for the
term commencing on 7th January 1998 and expiring on 20th August 2015 YIELDING
ANTD PAYING THEREFOR yearly and proportionately for any fraction of a year FIRST
(a) for the period from 7th January 1998 to 6th January 2000 the annual rent of
FORTY ONE THOUSAND NINE HUNDRED AND FORTY FIVE POUNDS ((pound)41,945.00) (b)
thereafter during the Term the Clear yearly rent of EIGHTY THREE THOUSAND EIGHT
HUNDRED AND NINETY FIVE POUNDS ((pound)83,895.0O) (subject to variation as
hereinafter mentioned) SUCH rent to be paid by equal quarterly payments in
advance by means of a Bankers Standing Order if so required by the Lessor on the
usual quarter days in every year during the Term without any deduction
whatsoever and SECONDLY by way of additional or further rent on demand the
moneys referred to in Clauses 3(2)(4) and (34) hereof all such sums being
recoverable as rent AND IT IS hereby agreed and declared that the rents the
Principal Charge the Supplementary Charge and all other monies payable by the
Lessee hereunder and which may at any time during the Term be subject to Value
Added Tax shall be considered to be tax exclusive sums and that Value Added Tax
at the current rate shall (where applicable) be payable by the Lessee in
addition thereto (but excluding any payable by the Lessor occasioned by receipt
of the rents and charges hereby made payable or by any disposition or dealing
with or ownership of any interest reversionary to the interest created by this
Lease)

3. THE Lessee to the intent that such covenants shall (where the context so
allows) apply during the Term and any period of holding over or any extension or
continuance thereof whether by statute or at common law HEREBY COVENANT'S with
the Lessor as follows:

                                        6
<PAGE>   7

(1)   to pay the rents hereby reserved at the times and in the manner aforesaid
      without any deduction whatsoever

(2)   to pay to the Lessor the Principal Charge and the Supplementary Charge

(3)   to bear pay and discharge (in addition to the said rents) all existing and
      future rates taxes duties charges assessments impositions and outgoings
      whatsoever whether parliamentary parochial or of any description which are
      now or which may at any time during the Term be assessed charged or
      imposed upon or payable in respect of the demised premises or on the owner
      or occupier in respect thereof (but excluding any payable by the Lessor
      occasioned by receipt of the rents and charges hereby made payable or by
      any disposition or dealing with or ownership of any interest reversionary
      to the interest created by this Lease)

(4)   to reimburse the Lessor forthwith for any sums paid or payable in respect
      of the demised premises by the Lessor for any such rates taxes charges
      assessments impositions and outgoings whatsoever whether parliamentary
      parochial local or of any other description which now are or which may at
      any time during the Term be payable by the owner or occupier of the
      demised premises PROVIDED ALWAYS that if any such amount so paid by the
      Lessor includes any sum in respect of the Building and/or the Estate as a
      whole with or without other premises then the proportion of such amount
      applicable to the demised premises for the purpose of ascertaining the
      liability of the Lessee hereunder shall be conclusively certified save in
      the case of arithmetical or other manifest errors by the Lessor's surveyor
      acting as an expert and not as arbitrator

(5)   at the cost of the Lessee from time to time and at all times during the
      Term to put and keep the demised premises both inside and outside
      including the fixtures fittings and

                                       7
<PAGE>   8

      additions thereto and water and sanitary apparatus and all electrical
      systems therein and the central heating and air conditioning systems (if
      any) sewers drains (including those up to the point of connection with the
      public sewer or common drain) conduits and pipes exclusively serving the
      demised premises gutters and roofs foundations walls timbers doors windows
      internal passageways walls easements and appurtenances thereof in good and
      substantial repair condition and decoration and safe working order And the
      liability of the Lessee in this respect shall not be affected or qualified
      by reason of the present age or state of repair of the existing building
      comprising the demised premises or any part thereof or the services
      thereof (damage by any of the insured risks excepted save and only to the
      extent that any policy or policies of insurance relating to the demised
      premises shall be vitiated in whole or in part by reason of any act by the
      Lessee) and if at any time during the Term whether by reason of its age or
      state of dilapidation or requirement of any competent authority or
      otherwise it shall become necessary for the purpose of complying with the
      covenant on the part of the Lessee herein contained or otherwise for the
      purpose of maintaining such existing building in a proper condition to
      rebuild renew or replace the said building or any part thereof or any
      service or system as aforesaid then the Lessee shall at the Lessee's own
      expense and with all practical speed and under the inspection and to the
      reasonable satisfaction of the Lessor's surveyors and in accordance with
      the plans and specifications to be previously approved by them such
      approval not to be unreasonably withheld refused or delayed carry out such
      rebuilding replacement or renewal AND to deliver up the demised premises
      to the Lessor together with all additions and improvements made thereto in
      the meantime and all fixtures and fittings of any kind in or upon the
      demised premises and which may during the Term be

                                       8

<PAGE>   9

      affixed or fastened to or upon the same (except tenant's fixtures and
      fittings which may be removed by the Lessee and if required by the Lessor
      are to be removed by the Lessee who shall in either such event make good
      any damage caused thereby) in such good and substantial repair condition
      and decoration and working order as are in accordance with the covenants
      on the Lessee's part herein contained with vacant possession at the
      expiration or sooner termination of the Term And if so reasonably required
      by the Lessor at the expiration or sooner determination of the Term at the
      Lessee's own cost to reinstate and make good the demised premises and
      restore the same as if any improvements carried out at the cost of the
      Lessee during the Term had not been made

(6)   in the year 2000 and thereafter in every subsequent fifth year of the Term
      and in the last year of the Term (however it may be terminated) to paint
      all the inside wood and iron and stucco and cement parts usually painted
      of the demised premises with three coats of good quality paint whereso
      usually treated in a proper and workmanlike manner and after every
      internal painting to stop grain varnish wash and apply three coats of
      paint to and on all such parts as have previously been so treated and to
      repaper with paper of as good quality as would be equivalent at least to
      the painting as aforesaid such parts as were previously papered and to the
      approval of the Lessor such approval not to be unreasonably withheld
      refused or delayed Provided that in the last year of the Term the tints
      colours and patterns of all such works of internal decoration shall be
      approved by the Lessor in writing such approval not to be unreasonably
      withheld refused or delayed

(7)   at all times during the Term to keep the demised premises sufficiently
      supplied and equipped with fire fighting and extinguishing apparatus and
      appliances which shall

                                        9
<PAGE>   10

      have been notified in writing to the Lessee as reasonably required from
      time to time by the Lessor or the Local Authority or the insurers of the
      demised premises which shall be open to inspection by the Lessor or other
      authorised persons on demand and maintained to their reasonable
      satisfaction and also not to obstruct the access to or means of working
      such apparatus and appliances by the Lessee's operations at or connected
      with the demised premises and at all times during the Term to comply with
      all reasonable recommendations which shall be notified in writing to the
      Lessee from time to time by the Lessor and the insurers of the Building
      and the Local and Fire Authorities as to fire precautions relating to the
      demised premises

(8)   at all times during the Term to keep the demised premises in a clean and
      tidy condition and clear of all rubbish and to clean at least once every
      month the inside and outside of the windows and window frames and any
      plate glass of the demised premises and all glass (if any) in the entrance
      doors thereto

(9)   (a)   at all times during the Term to comply in all respects with the
            provisions and requirements of the Planning Acts and of all planning
            permissions so far as the same respectively relate to or affect the
            demised premises or any part thereof or any operations works acts or
            things already or hereafter during the Term to be carried out
            executed done or omitted thereon or the use thereof for any purpose;
            and

      (b)   during the Term so often as occasion shall require at the expense in
            all respects of the Lessee to obtain all such planning permissions
            and serve all such notices as may be required for the carrying out
            of any operations on the demised premises or the institution or
            continuance thereon of any use thereof which may constitute
            development but so that no application for planning

                                       10

<PAGE>   11

            permission shall be made without the previous written consent of the
            Lessor which shall not be unreasonably withheld refused or delayed
            in respect of any such operation or use which is either permitted
            hereunder or for which the Lessor's consent has been obtained; and

      (c)   subject only to any statutory direction to the contrary to pay and
            satisfy any charge or levy that may now or hereafter be imposed
            under the Planning Acts or any Finance Act now or during the Term in
            force in respect of the carrying out or maintenance of any such
            operations or the institution or continuance of any such use as
            aforesaid; and

      (d)   notwithstanding any consent which may be granted by the Lessor under
            this Lease not to carry out or make any alteration or addition to
            the demised premises or any change of use thereof (being an
            alteration or addition or change of use which is prohibited by or
            for which the Lessor's consent is required to be obtained under this
            Lease and for which a planning permission needs to be obtained)
            before all necessary notices under the Planning Acts in respect
            thereof have been served or before all such notices and all such
            necessary planning permissions have been produced to the Lessor and
            acknowledged by the Lessor in writing as satisfactory to the Lessor
            But so that the Lessor may refuse so to express satisfaction with
            any such notice or planning permission on the ground that anything
            contained therein or omitted therefrom or (as regards planning
            permission) the period thereof would in the reasonable opinion of
            the Lessor's surveyor be prejudicial to the Lessor's interest in the
            demised premises whether during the Term or following the
            determination or expiration thereof; and

                                       11

<PAGE>   12

      e)    unless the Lessor shall otherwise direct to carry out and complete
            before the expiration or sooner determination of the Term:

            (i)  any works stipulated to be carried out to the demised premises
                 by a date subsequent to the expiration or sooner determination
                 as a condition of any planning permission granted to the Lessee
                 for any development begun by the Lessee before such expiration
                 or determination; and

            (ii) any development begun by the Lessee upon the demised premises
                 in respect of which the Lessor shall or may be or become liable
                 for any charge or levy under the Planning Acts or any Finance
                 Act as aforesaid; and

      (f)   if and when called upon so to do to produce to the Lessor or the
            Lessor's Surveyor all such plans documents and other evidence as the
            Lessor may reasonably require in order to satisfy the Lessor that
            the provisions of this covenant have been complied with in all
            respects

(10)  at all times during the Term to observe and comply in all respects with
      the provisions and requirements of any and every enactment (which
      expression in this covenant includes as well any and every Act of
      Parliament already or hereafter during the Term to be passed and any and
      every order regulation and bye--law already or hereafter during the Term
      to be made under or in pursuance of any such Act) so far as they relate to
      or affect the demised premises or any additions or improvements thereto or
      the user thereof for any purpose for which the demised premises are
      actually used or the use or employment therein of any person or persons or
      any fixtures machinery plant or chattels for the time being affixed
      thereto or being thereupon or used for the purposes thereof and to execute
      all works and provide and maintain all arrangements

                                       12
<PAGE>   13

      which by or under any enactment or by any government department local
      authority or other public authority or duly authorised officer or Court of
      competent jurisdiction acting under or in pursuance of any enactment are
      or may be directed or required to be executed provided and maintained at
      any time during the Term upon or in respect of the demised premises or any
      additions or improvements thereto or in respect of any such user thereof
      or employment therein of any person or persons or fixtures machinery plant
      or chattels as aforesaid whether by the owner or occupier thereof and to
      indemnify the Lessor at all times against all costs charges and expenses
      incidental to the execution of any works or the provision or maintenance
      of any arrangements so directed or required as aforesaid and not at any
      time during the Term to do or omit or suffer to be done or omitted on or
      about the demised premises any act or thing by reason of which the Lessor
      may under any enactment incur or have imposed upon the Lessor or become
      liable to pay any penalty damages compensation costs levy charges or
      expenses

(11)  without prejudice to any other provision of this Lease to comply in all
      respects with the requirements of the Public Health Acts and the Offices
      Shops and Railway Premises Act 1963 or any act or acts amending or
      replacing the same or any of them or any rules or regulations made
      thereunder whether imposed upon the Lessor or on the Lessee relating to
      the Lessee's use and occupation of the demised premises and at all times
      during the Term to indemnify and keep indemnified the Lessor against the
      consequence of any breach or non--observance thereof and without prejudice
      to the generality of the foregoing not to permit or suffer to be working
      in the demised premises at any time such a number of persons that the
      requirements as to sanitary conveniences and washing facilities prescribed
      by any of the said Acts will in any way

                                       13
<PAGE>   14
be infringed

(12)  forthwith to notify the Lessor or the Lessor's agents of any defect in the
      demised premises or any part or parts thereof which might give rise to a
      duty under the Defective Premises Act 1972 or any similar Act or any
      statutory modification or re--enactment thereof for the time being in
      force

(13)  within seven days of receipt thereof by the Lessee to give the Lessor full
      particulars of any notice or order or proposal for a notice or order
      served upon the demised premises or upon the Lessee by the local authority
      or any body or corporation under any statute and if so reasonably required
      by the Lessor to produce the same and at the reasonable request and cost
      of the Lessor make or join in making such objections or representations in
      respect of any proposal as the Lessor may reasonably require PROVIDED THAT
      the Lessee shall not be obliged to join in any such objections or
      representations in circumstances where it is of the reasonable opinion
      that the same are not in its interests

(14)  not to use the demised premises other than as offices or any use as
      referred to in Class B(1) of the Town and Country Planning (Use Classes)
      Order 1987 and not to use the demised premises nor permit or allow them to
      be used for any other purpose whatsoever

(15)  not to carry on or permit or suffer to be carried on upon the demised
      premises any trade or occupation or do or suffer any act or thing which
      may increase the premium payable for insurance of the Building and/or the
      Estate against any of the insured risks or the loss of rent or which may
      make void or voidable any policy for any such insurance and in case of any
      increase in any such premium caused by the Lessee or any servant agent or
      visitor of the Lessee as aforesaid the same shall be deemed to be

                                       14

<PAGE>   15

      included in and recoverable as part of the rent hereby reserved but such
      provisions shall be without prejudice to the Lessor's right of action
      against the Lessee in respect of any contravention of this sub--clause

(16)  not at any time to use the demised premises or any part thereof or allow
      the be used for any public meeting public exhibition or public
      entertainment or for any illegal or immoral purpose or for any noisy
      noxious or offensive trade manufacture business or occupation nor shall
      the Lessee commit any wilful or voluntary waste spoil or destruction in
      or upon the demised premises nor allow any sale by auction to be held on
      the demised premises nor permit any musical instrument gramophone wireless
      loudspeaker television or similar apparatus to be played or used thereon
      so as to be audible from outside the demised premises nor permit or suffer
      the demised premises to be used as a residence or sleeping place for any
      person or persons nor for the purpose of any betting transaction within
      the meaning of the Betting Gaming and Lotteries Act 1963 or for gaming
      within the meaning of the Gaming Act 1968 or any statutory modifications
      or re--enactment's thereof with or between persons resorting to the
      demised premises or for a club where intoxicating liquor is supplied to
      members or their guests and not to make or permit or suffer to be made any
      application for a betting office licence or a licence or registration
      under the Gaming Act 1968 or any statutory modification or re--enactment
      thereof in respect of the demised premises or any part thereof

(17)  not to do or knowingly to permit or suffer to be done in or upon the
      demised premises or any part thereof anything which shall or may be or
      become or cause a nuisance damage annoyance inconvenience disturbance
      injury or danger to the Lessor or the owners lessees or occupiers of the
      Building or the Estate or any adjoining or

                                       15
<PAGE>   16

      neighbouring premises and to keep the Lessor fully and effectually
      indemnified against all actions proceedings damages costs expenses claims
      and demands whatsoever arising out or of in consequence of any breach or
      non--observance of this covenant

(18)  not knowingly to permit or suffer any encroachment to be made or easement
      to be acquired on or over the demised premises and in particular not to
      allow any right of access of light or air from or over the demised
      premises or from the Building to any neighbouring property outside the
      Estate to be acquired and if any encroachment or easement shall be made or
      threatened to be made or if any window or opening shall be made threatened
      to be opened or made in any neighbouring building (whether already or
      hereafter during the Term to be erected) which if not obstructed might by
      lapse of time confer the right to such access of light or air in favour of
      any such neighbouring property upon the same coming to the attention of
      the Lessee forthwith to give notice to the Lessor and at the cost of the
      Lessee to do all such things as may be proper for the purpose of
      preventing the making of such encroachment or the acquisition of such
      easement or right

(19)  (1)   (a)   not to assign or underlet or part with possession or share the
                  occupation of part or parts only of the demised premises save
                  by way of underletting or permitted by the provisions of
                  sub--clause 19(5) hereof PROVIDED ALWAYS that nothing in this
                  sub--clause shall preclude the Lessee from sharing possession
                  or occupation of the demised premises with any Associated
                  Company of the Lessee on condition (i) that no relationship of
                  landlord and tenant shall be created thereby between the
                  Lessee and any such Associated Company and in particular (but
                  without prejudice to the generality of the foregoing) that

                                       16
<PAGE>   17
                  such sharing of possession or occupation shall be in such a
                  manner as to ensure that any such Associated Company does not
                  acquire any rights under Part II of the Landlord and Tenant
                  Act 1954 or any Act amending or replacing the same and (ii)
                  that the Lessor shall be given prior written notice with full
                  relevant particulars of any such sharing of possession or
                  occupation proposed to take place and (iii) that upon any such
                  Associated Company ceasing to be an Associated Company of the
                  Lessee for the time being of the demised premises any such
                  sharing of possession or occupation shall immediately cease
                  and determine and the Associated Company shall forthwith
                  vacate the demised premises For the purpose of this proviso
                  the expression "Associated Company" means any Subsidiary
                  Company of the Lessee or any company of which the Lessee is a
                  Subsidiary Company or any company whose Holding Company is the
                  Holding Company of the Lessee and the expressions "Subsidiary
                  Company" and "Holding Company" shall have the meanings
                  assigned to them by Section 736 of the Companies Act 1985; and

            (b)   (i)   not to assign underlet or part with or share possession
                        or occupation of the demised premises as a whole except
                        subject to the conditions hereinafter appearing and not
                        without the previous consent in writing of the Lessor
                        such consent not to be unreasonably withheld or delayed
                        PROVIDED THAT (and the parties hereto agree and declare
                        that) it shall not be unreasonable for the Lessor to
                        withhold the consent where

                        17
<PAGE>   18
                  (a)   there exists a material subsisting breach of the
                        covenants on the part of the Lessee contained in this
                        Lease or

                  (b)   the intended assignee does not meet the requirements of
                        sub--clause (c) hereof unless the Lessee guarantees the
                        performance by the intended assignee in the form of the
                        Authorised Guarantee Agreement contained in the Fifth
                        Schedule hereto

            (c)   (i)   On any assignment of the Lease by the Lessee PROVIDED
                        THAT either:

                  (a)   any assignee is at that time of comparable financial
                        standing to that of the Lessee as at the date hereof and
                        without prejudice to the generality of the foregoing
                        meets the minimum criteria specified in sub--clause
                        (iii) hereof ("the minimum criteria") or

                  (b)   a guarantor of the intended assignee (hereinafter called
                        "the Guarantor") is of comparable financial standing to
                        that of the Lessee at the date hereof and without
                        prejudice to the generality of the foregoing meets the
                        minimum criteria so that the Lessor is in its reasonable
                        discretion satisfied that by releasing the Lessee from
                        its obligations contained in this Lease the value and
                        marketability of the Lessor's interest in the demised
                        premises would not be materially prejudiced and

            (ii)  the Lessor's formal licence to the assignment has been
                  obtained

                                       18

<PAGE>   19

                  in accordance with the provisions of this Lease and the
                  Guarantor of the intended assignee covenants with the Lessor
                  in the terms as set out in the Guarantor's covenant contained
                  in the Fourth Schedule of this Lease

            then the Lessor will in such circumstances on formal application and
            at the reasonable cost of the Lessee release the Lessee from its
            covenants contained in this Lease

            (iii) the minimum criteria for the purposes of paragraph (c)(i)(a)
                  hereof means that

                  (a)   at the time of the application for the Lessor's Licence
                        ("the Application Date") to the intended assignment its
                        annual profits before tax in each of the three
                        consecutive and complete trading years immediately
                        preceding the Application Date exceed an amount
                        representing the Rent at the Application Date multiplied
                        by three and that its net shareholders funds (as shown
                        in its latest individual audited accounts) were not less
                        than five times the Rent as evidenced by a set of
                        properly audited accounts the latest set of which was
                        dated not earlier than nine months before the
                        Application date;

                  (b)   such audited accounts have been prepared in each case on
                        a consistent basis in accordance with the standard and
                        criteria of accounting practice most commonly adopted by
                        UK Companies in the area of business in

                                       19

<PAGE>   20
                        which the said assignee or Lessee operates; and

                 (c)    a letter confirming and evidencing the above
                        requirements is issued and addressed to the Lessor by
                        the auditors who have prepared the most recent set of
                        published accounts

      (2)   Upon every application for consent required by this clause 3(19) to
            disclose to the Lessor such information relevant to the application
            and as to the terms proposed as the Lessor may reasonably require

      (3)   the Lessor may in the Lessor's absolute discretion require as a
            condition of the grant of any consent to any such permitted
            assignment or sub--letting or other dealing with the demised
            premises an express covenant by the proposed assignee or sub--tenant
            directly with the Lessor to observe and perform the covenants by the
            Lessee and the conditions herein contained including a covenant not
            further to assign or underlet or part with or share the possession
            of the whole or any part or parts of the demised premises except as
            aforesaid and (in the case of an assignee) to pay the rents the
            Principal Charge and the Supplementary Charge and other moneys
            payable hereunder PROVIDED FURTHER that any such sub--letting must
            be made subject to the like provisions of those contained in this
            sub--clause

      (4)   not to underlet or agree to underlet the demised premises or any
            part or parts thereof except at the rack rental market value for the
            time being without taking a fine or premium such rent not being less
            than the rents then reserved and made payable by the Lessee under
            this Lease

      (5)   not to underlet any part (as opposed to the whole) of the demised
            premises

                             20

<PAGE>   21
            have (i) for a term of less than five years and (ii) for a single
            underletting of a whole floor of the demised premises and (iii) with
            the Lessor's prior written consent such not to be unreasonably
            withheld refused or delayed and (iv) in such manner as to procure
            that prior to the grant of such underletting and prior to the taking
            by such sub--tenant of any possession or occupation of that part of
            the demised premises proposed to be underlet the Lessee and the
            proposed sub--tenant shall obtain from a Court of competent
            jurisdiction an Order excluding the application of Sections 24--28
            of the Landlord and Tenant Act 1954 to such sub--tenancy

      (6)   within one calendar month after any permitted dealings as aforesaid
            (save any sharing of possession or occupation with any associated
            company) or of any devolution on death or any licence or permission
            given by the Lessor to any person or company to occupy or use the
            demised premises to give without any demand by any person to the
            Lessor's Solicitors notice in writing with particulars of the name
            and address in whose favour such dealing or other matter shall have
            been effected and of the terms period and rent payable in respect
            thereof paying at the same time to the Lessor's solicitors a fee of
            Twenty--five Pounds or such greater fee as may from time to time be
            reasonable for dealing with such registration and any fee payable to
            any superior lessor produce to such solicitors for registration a
            certified copy of the original instrument effecting the dealing or
            disposition

(20)  (a)   not to load nor to use or permit or suffer to be loaded or used the
            structure of the demised premises or the Building in any manner
            which will in any way strain or interfere with or in the reasonable
            opinion of the Lessor cause

                                       21
<PAGE>   22
            damage to the main members or structure thereof

      (b)   not to place or cause to be placed or suffer to remain any goods
            parcels refuse or rubbish in or about the staircases lifts corridors
            landings passages entrances forecourts service areas or courtyards
            (if any) of or within the curtilage of the Building and/or the
            Estate nor otherwise obstruct the same nor knowingly to allow or
            permit persons to loiter or congregate therein or thereon and in all
            respects to conform to such reasonable rules and regulations
            (including regulations as to the method of bringing and carrying
            telephone and other wires into the demised premises) as the Lessor
            may from time to time make and notify to the Lessee in writing for
            the orderly convenient and healthy management of the Building and
            the Estate and of any convenience thereof or outside the same

      (c)   not to stop up or obstruct in any way whatsoever or permit oil
            grease or other deleterious matter or substance to enter the drains
            and sewers serving the demised premises and to employ such plant for
            treating any deleterious effluent before permitting the same to
            enter such drains and sewers as may be reasonably required from time
            to time in accordance with the best modern practice

      (d)   not to keep or permit or suffer to be kept upon any part of the
            demised premises any animals or livestock whatsoever

(21)  (a)   not any time knowingly to permit or cause goods to be deposited or
            placed outside the Building or the demised premises nor upon any
            part of the loading and unloading areas (if any) at the Estate save
            temporarily so far as is necessary to load and unload goods to the
            demised premises nor knowingly to

                                       22

<PAGE>   23

            permit or cause vehicles to park in any such areas except so far as
            is necessary to load and unload goods to the demised premises and
            not to knowingly permit or cause any obstruction whatsoever to or in
            any such areas and in case of any breach of the conditions contained
            in this sub--clause contained the Lessor shall at any time without
            notice to the Lessee have the right by the Lessor's servants agents
            or workmen to remove such obstruction and if necessary for this
            purpose the like right to enter into upon the demised premises or
            any part thereof

      (b)   not to do or knowingly permit any act or thing whereby any road yard
            forecourt path or passage appurtenant to the demised premises or to
            the Building or to the Estate may be damaged or obstructed or the
            fair use thereof by others may be impeded or hindered in any manner
            whatsoever and not to exhibit place or put any articles of any kind
            whatsoever outside the demised premises or the Building or permit
            any trading therein or thereon except inside the demised premises

(22)  (a)   not at any time during the Term without the Lessor's consent which
            shall not be unreasonably withheld refused or delayed to make any
            alteration or addition to the electrical installation of the demised
            premises and then only in accordance with the terms and conditions
            laid down by the Institution of Electrical Engineers and the
            Regulations of the Electricity Supply Authority

      (b)   not at any time during the Term without the consent of the Lessor
            which shall not be unreasonably withheld refused or delayed and of
            any insurers of the demised premises or of the Building to store or
            permit to be stored in the demised premises or any part thereof any
            petrol or other specially inflammable

                                       23

<PAGE>   24

            explosive or combustible substance

      (c)   not to install or permit or suffer to be installed any machinery in
            or on the demised premises nor any fire burning apparatus except of
            a type to be first approved by the Lessor such approval not to be
            unreasonably withheld refused or delayed

(23)  not at any time during the Term to set up any bill placard poster
      signboard advertisement or lettering on the exterior of the demised
      premises or in such a position so visible from the exterior of the demised
      premises (including any model sign placard board or notice whether
      illuminated or not) Provided that this covenant shall not apply to notices
      or advertisements in regard to any businesses carried on upon the demised
      premises as aforesaid if such notices are indicated in a manner provided
      for the Building and/or the Estate and which shall not in the reasonable
      opinion of the Lessor prejudice the amenities of the Building and the
      Estate and provided the design and position of lettering and the position
      and general character of the notices advertisements or signs shall have
      previously been approved in writing by the Lessor such approval not to be
      unreasonably withheld refused or delayed

(24)  not at any time or times during the Term without the prior written consent
      of the Lessor such consent not to be unreasonably withheld refused or
      delayed to make or permit or suffer to be made any alterations
      modifications or additions to the demised premises or any of its services
      or make or permit or suffer to be made any change or addition whatsoever
      in or to the demised premises or to the Building or make or change the
      existing design or appearance or the external decorative scheme of the
      demised premises

(25)  in case at any time during the Term any dispute shall arise between the
      Lessee and

                                       24
<PAGE>   25

      any other person relating to the demised premises at the Estate
      respectively vested in them or as to party or other walls rights drains
      watercourses or other easements rights or appurtenances whatsoever
      relating or belonging thereto or any repairs thereto or any nuisance or
      annoyance arising therefrom then and in every such case such dispute shall
      be referred to the determination and award of the Surveyor for the time
      being of the Lessor whose decision (save as to any matter of law) shall be
      final and binding upon the Lessee and whose costs and expenses shall be
      borne by the Lessee and any other such person in such manner as the said
      surveyor shall determine and award

(26)  to permit the Lessor and all persons authorised by the Lessor with or
      without workmen and others at all reasonable times during the Term at
      reasonable hours during the daytime upon prior appointment and subject to
      supervision (except in case of emergency) to enter the demised premises:

      (a)   to view their state and condition and to give to the Lessee notice
            in writing of all defects and defaults in repair for which the
            Lessee may be liable hereunder and the Lessee shall at the Lessee's
            own cost forthwith after such notice commence and diligently proceed
            with all works necessary to well and substantially repair and make
            good all such defects and defaults in repair to the demised premises
            according to the covenants in that behalf hereinbefore contained
            PROVIDED THAT if the Lessee shall neglect properly to execute such
            repairs it shall be lawful for the Lessor (but without prejudice to
            the right of re--entry hereinafter contained) at any time after the
            expiration of two months from the date of such notice as aforesaid
            (or immediately in case of emergency) to enter the demised premises
            and repair and make good all such defects and defaults in repair at
            the expense of the Lessee and the costs and

                                       25

<PAGE>   26

            expenses of such repairs together with interest thereon at the rate
            hereinafter specified from the date of expenditure to the date of
            payment shall be repaid by the Lessee to the Lessor on demand as
            liquidated damages and be recoverable forthwith by action or by
            distress as if such monies formed part of the rent payable hereunder

      (b)   only to the extent that the same cannot be effectively or
            economically carried out from outside the demised premises for the
            purpose of carrying out the Lessor's obligations hereunder and
            cleansing amending decorating and repairing any adjoining premises
            and the Estate and all other things used in common with the demised
            premises and for the purpose of measuring the demised premises or
            inspecting the same for the purposes of rent review or for the
            preparation of sale or letting particulars

(27)  to permit the Lessor during the last six months before the expiration of
      the Term if the Lessor so desires to fix in a conspicuous position on the
      demised premises which shall not unreasonably interfere with the Lessee's
      use and/or enjoyment and/or occupation of the demised premises in
      accordance with the terms of this Lease a notice board for the re--letting
      of the same and not to take down or obscure the said notice board and to
      permit all persons authorised by the Lessor to view the demised premises
      at reasonable hours in the daytime by prior appointment

(28)  to indemnify the Lessor in respect of all actions proceedings costs claims
      and demands which might be made by any adjoining owner tenant occupier or
      any other person whatsoever or any competent authority and all liability
      which may be incurred by the Lessor by reason of:

      (a)   any defect in the demised premises or in the execution of any
            alteration or

                                       26

<PAGE>   27
            addition to the demised premises carried out by the Lessee

      (b)   any interference or alleged interference or obstruction by the
            Lessee of any right or alleged right of light air drainage or other
            right or alleged right now existing for the benefit of the Building
            and/or the Estate or of any adjoining or neighbouring property

      (c)   any stoppage by the Lessee of the drains used in common with the
            owner or occupier of any other part of the Building and/or the
            Estate or of any adjoining or neighbouring property

      (d)   all damage occasioned to the demised premises or to the Building
            and/or the Estate or to any adjacent or neighbouring premises or to
            any person caused by any act default or negligence of the Lessee the
            occupier or their respective servants agents or visitors

(29)  to indemnify and keep indemnified the Lessor from and against legal
      liability in respect of all loss damage actions proceedings suits claims
      demands costs damages liabilities and expenses in respect of any injury to
      or death of any person or damage to any property movable or immovable by
      reason of or arising in any way directly or indirectly out of:

      (a)   the non--performance or non--observance of any of the Lessee's
            covenants agreements conditions and stipulations on the Lessee's
            part herein contained or the repair or state of repair condition or
            existence or any alteration of or to the demised premises or to the
            user of the demised premises; and

      (b)   anything now or hereafter during the Term erected by the Lessee and
            attached to or projecting from the demised premises; and

      (c)   in respect of any act or default or omission of any person entering
            or

                                       27

<PAGE>   28

            occupying the demised premises and authorised by the Lessee to be
            there unless the same be occasioned by or result from the negligence
            or default of the Lessor's agents or employees

(30)  to pay all costs charges and expenses (including solicitors' costs and
      surveyors' fees) properly incurred by the Lessor in all of the following
      cases:

      (a)   for the purpose of or incidental to the preparation and service of
            any notice under Sections 146 or 147 of the Law of Property Act 1925
            or any statutory re--enactment or modification thereof
            notwithstanding forfeiture for such breach shall be avoided
            otherwise than by relief granted by the Court; and

      (b)   for the purpose of and incidental to the preparation and service of
            any notice relating to the repair and decoration of the demised
            premises in connection with delivery up thereof at the expiration or
            sooner termination of the Term; and

      (c)   for the purpose of and incidental to the preparation and service of
            any notice relating to the repair and decoration of the demised
            premises at any time during the Term in accordance with the
            provision of Clauses 3(5) to 3(7) inclusive hereof

      the above costs charges and expenses (without prejudice to the generality
      of the foregoing) shall include all professional or other fees (including
      legal and surveyors' fees) incurred in the preparation of any schedules of
      dilapidation's and all subsequent fee properly incurred for the reasonable
      supervision of the works of repair and decoration to be carried out
      pursuant thereto

(31)  to pay all costs charges and expenses incurred by the Lessor in abating a
      nuisance at the demised premises arising out of the act or default of the
      Lessee and executing all

                                       28

<PAGE>   29

      such works as may be necessary for abating such nuisance in compliance
      with a notice served by the Local Authority or otherwise

(32)  to pay all reasonable and proper legal costs and Value Added Tax payable
      thereon incurred by the Lessor attendant upon or application made by the
      Lessee for a consent or licence here in before required or made necessary
      whether the same be granted or reasonably refused or granted subject to
      any lawful qualification or condition or whether the application be
      withdrawn

(33)  to pay in addition to the rents the Principal Charge the Supplementary
      Charge and all other monies payable hereunder by or on behalf of the
      Lessee to the Lessor or any person acting on its behalf any Value Added
      Tax which is or may at any time hereafter become payable in respect
      thereof whether as a result of an election made by the Lessor pursuant to
      Clause 5(7) hereof or otherwise

(34)  if the Lessee shall fail to pay any rent or insurance premium or any other
      money due hereunder or any Value Added Tax payable thereon within fourteen
      days of its due date then the Lessee shall (in addition to any sums
      outstanding) pay to the Lessor interest on any such sum or balance thereof
      so due at the rate of four per centum per annum above Barclays Bank PLC
      base lending rate for the time being in force from the date such sum or
      balance was originally due and payable until actual payment thereof

4.    THE Lessor HEREBY COVENANTS with the Lessee that:--

(1)   the Lessee shall and may peaceably and quietly hold and enjoy the demised
      premises and all rights granted hereunder throughout the Term without any
      interruption from or by the Lessor or any person lawfully claiming through
      under or in trust for the Lessor or by title paramount

                                       29

<PAGE>   30

(2)   the Lessor will use all reasonable endeavors to procure that the Superior
      Lessor complies with the covenants on its part contained in the Superior
      Lease as follows:

      (i)   to insure and (unless the insurance so effected shall become void or
            voidable through or by any reason of any act neglect or default of
            the Lessee or the Lessee's servants agents licensees or visitors) to
            keep insured the demised premises against loss or damage by the
            insured risks in some insurance office or with underwriters of
            repute in the full reinstatement value thereof and for the loss of
            rent AND

            (a)   with note of the Lessee's and any mortgagee's or charge's
                  interest noted thereon

            (b)  the Lessor will produce to the Lessee on demand (but not more
                 often than once in any period of 12 months) and at the Lessee's
                 expense a copy of the policy with a Schedule of the insurances
                 and evidence of the payment of the last premium due AND

            in case of destruction or damage by fire or other insured risk
            (unless payment of any monies payable under any policy of insurance
            shall be refused either in whole or in part by reason of any act
            neglect or default of the Lessee or the Lessee's services agents
            licensees or visitors) to apply all policy monies (other than for
            loss of rent) received under or by virtue of any such insurance as
            aforesaid in rebuilding or reinstating the demised premises with all
            possible speed subject to the necessary labour and materials being
            procurable and subject to all statutory consents being obtained AND
            ALSO PROVIDED THAT if rebuilding or reinstatement shall (at the
            relevant time) prove to be legally impossible or impracticable and
            the insurance monies are paid out by

                                       30
<PAGE>   31

            the insurers such monies shall be paid to and retained by the Lessor
            the Lessor's own benefit

      (ii)  at such times as the Lessor shall in its absolute discretion think
            fit it shall paint the rendered area on the front exterior fascia of
            the Building

      (iii) unless prevented by strikes lock--outs or other causes beyond the
            Lessor's control to use reasonable endeavours to provide the
            Services PROVIDED ALWAYS that the Lessor:

            (a)   may from time to time in the Lessor's absolute discretion
                  withhold add to extend vary and make any alterations in the
                  provision of the Services or any of them if the Lessor at the
                  Lessor's like discretion deems it desirable so to do for the
                  more efficient conduct and management of the Building and/or
                  the Estate

            (b)   shall not be responsible for any inconvenience occasioned by
                  the non--supply failure or breakdown of the Services or for an
                  loss or damage suffered by the Lessee as a result thereof or
                  occasioned by negligence or default of the Lessor's agents or
                  employees in regard to the Services or the fulfillment or
                  non--fulfillment of the Lessor's obligations hereunder in
                  regard thereto unless the Lessor after having received
                  notification of such failure non--supply or breakdown or
                  negligence or default shall have failed to take prompt action
                  to remedy the same and

            (c)   shall not be under any liability hereunder by reason of any
                  defect in or want of repair to the Building or any other part
                  of the Estate unless notice of such defect or want of repair
                  shall have been brought to the Lessor's attention and the
                  Lessor shall for an unreasonable period have

                             31

<PAGE>   32
                 failed to remedy or repair the same

      AND the Lessor shall be free to make such alterations as it thinks fit to
      the layout of the Estate to the internal arrangement of the Building
      (other than the demised premises) and the access to the demised premises
      PROVIDED THAT such alterations shall not unreasonably interfere with the
      Lessee's use occupation or enjoyment of the demised premises

(3)   the Lessor will comply with the covenants on the part of the tenant
      contained in the Superior Lease

5.    IT IS HEREBY AGREED THAT:

(1)   Notwithstanding and without prejudice to any other remedies and powers
      herein contained or otherwise available to the Lessor if the rents the
      Principal Charge and the Supplementary Charge or any other payments hereby
      reserved or any part thereof shall be unpaid for fourteen days after
      becoming payable (whether formally demanded or not) or if any covenant on
      the Lessee's part herein contained shall not be performed or observed or
      if there shall be an event of corporate insolvency when the Lessee for the
      time being hereunder or the Surety thereof (if any) is a company or if
      there shall be an event of personal insolvency when the Lessee for the
      time being hereunder is an Individual or being more than one individual an
      event of personal insolvency in respect of any one of them or the Surety
      of any-one of them (if any) or if the Lessee or if there shall be more
      than one any one of them shall enter into any composition with his or
      their creditors or suffer any distress or execution to be levied on his or
      their goods then and in any such case it shall be lawful for the Lessor at
      any time thereafter to re--enter upon the demised premises or any part
      thereof in the name of the whole and thereupon this demise shall
      absolutely determine but without prejudice

                                       32
<PAGE>   33

      to any antecedent claim by the Lessor against the Lessee

(2)   if the demised premises and/or the Building and/or the Estate or any part
      thereof shall at any time be destroyed or so damaged by the insured risks
      or any of them hereof so as to render the demised premises or the means of
      access thereto unfit for Occupation or use and the relevant policy or
      policies effected by the Lessor shall not have been vitiated or payment of
      the policy monies or in part in consequence of some act or default by the
      Lessee or the tenants licensees or visitors of the Lessee then and in such
      case the rents hereby reserved or a fair proportion thereof according to
      the nature and extent of the damage sustained shall be suspended and cease
      to be payable until the demised premises or the access shall again be
      rendered fit for Occupation and/or use or until the expiry of the period
      or such longer period for which the Lessor may have insured against loss
      of rent whichever shall be the sooner and in case of dispute as to the
      proportion or period of such abatement the same shall be referred to
      arbitration pursuant to the Arbitration Act 1996 or any statutory
      modification or re--enactment being in force Provided THAT if the Lessor
      shall for whatever reason have failed to substantially complete any works
      of repair or reinstatement of the demised premises and/or the Estate as
      the case may be or any part thereof 36 months from such damage or hall
      have the right at any time in writing served on the Lessor to terminate
      the Term but without prejudice to. any claim by the Lessee against the
      Lessor in respect of any antecedent breach of covenant or other claim

(3)   nothing herein contained shall by implication of law or otherwise operate
      to confer on the Lessee any easement right or privilege whatsoever over or
      against the Building the Estate or any adjoining or other property
      belonging to the Lessor which might restrict or prejudicially affect the
      future re--building alteration or development of the Building

                                       33
<PAGE>   34

      the Estate or such adjoining or other property nor shall the Lessee be
      entitled to compensation for any damage or disturbance caused by or
      suffered through any such rebuilding alteration or development

(4)   the Lessor shall not be responsible to the Lessee or any servants agents
      licensees or visitors of the Lessee or other persons in the demised
      premises or calling upon the Lessee for any accident happening or injury
      suffered or damage to or loss of any chattel or property sustained on or
      about the demised premises or in or about the Building or the Estate or
      the curtilages thereof unless occasioned by the negligence or default of
      the Lessor's agents or employees

(5)   no acceptance of or demand or receipt for rent or the Principal Charge or
      the Supplementary Charge by the Lessor after knowledge or notice received
      by the Lessor or the Lessor's agents of any breach of any of the Lessee's
      covenants herein contained or implied shall operate as a waiver in whole
      or in part of any such breach or of the Lessor's rights of forfeiture or
      re--entry in respect thereof but any such breach shall for all the
      purposes of these presents be a continuing breach of covenant so long as
      such breach shall be subsisting and neither the Lessee nor any person
      taking any estate or interest under the Lessee shall be entitled to set up
      any such acceptance of or demand or receipt for rent or the Principal
      Charge or the Supplementary Charge as a defence in any action or
      proceeding by the Lessor

(6)   insofar as Value Added Tax may not at the date hereof be charged by the
      Lessor on the rents and other monies payable by the Lessee hereunder the
      Lessor shall have the right at any time during the Term to elect that such
      rents and monies shall henceforth be subject to Value Added Tax at the
      rate or rates from time to time applicable thereto

(7)   any wall dividing the demised premises from any other part of the Building
      shall be

                                       34

<PAGE>   35

      deemed to be a party wall within the meaning of Section 38 of the Law of
      Property Act 1925 and shall be repaired and maintained as such by the
      Lessee and the tenant and/or occupier of such other part of the Building

6.    IT IS HEREBY FURTHER AGREED that:

(1)   at the expiration of the fifth year and each successive period of five
      years thereafter of the Term (the time in each case being computed from
      the date of the commencement of the Term and the date of expiration of
      each such successive period being hereinafter referred to as "the date of
      review") the yearly rent first hereinbefore reserved and for the time
      being payable hereunder shall be increased to an amount which shall
      represent the rack rental market value of the demised premises at each
      date of review

(2)   the rack rental market value of the demised premises at each date of
      review shall be such an amount as may (either before or after the date of
      review) be agreed between the Lessor and the Lessee (or in default of such
      agreement determined in accordance with sub--clause (3) of this Clause) as
      representing the open market rental value of the demised premises let
      without premium for the residue of the original term hereby granted
      unexpired at the date of review or ten years whichever shall be the longer
      containing the same terms and conditions herein contained (mutatis
      mutandis other than the amount of rent hereby reserved but including the
      provision for rent review) as between a willing lessor and a willing
      lessee with vacant possession at the commencement of the said Term AND
      upon the assumptions (if not the facts) that:

      (i)   the Lessor and the Lessee have complied with all the obligations on
            their respective parts imposed by these presents including in
            particular the repairing and decorating covenants as if these
            applied immediately prior to the date of

                                       35

<PAGE>   36

      review as though such date was at the termination of the Lease (but
      without prejudice to any rights of the Lessor in regard thereto)

(ii)  the demised premises are fit for immediate occupation and use and are
      fully occupied with tenant's fixtures and fittings

(iii) no work has been carried out thereon by the Lessee or any underlessee or
      their predecessors in title during the Term which has diminished the
      rental value of the demised premises

(iv)  in case the demised premises have been destroyed or damaged they have been
      fully restored

(v)   the demised premises may be used for any purpose under the Planning Acts
      and without limitation

(vi)  the Lessor has irrevocably undertaken not to charge Value Added Tax on the
      rent firstly reserved hereunder

AND there being disregarded any effect on rent of

(i)   any goodwill attributable to the demised premises by reason of any trade
      or business carried on therein by the Lessee or any underlessee

(ii)  the fact that the Lessee or any underlessee may have been in occupation of
      the demised premises

(iii) any rent free or reduced rent periods or premiums or other concessions
      which a willing lessor might give to a willing lessee in the open market
      at the relevant date of review

(iv)  the fact that the Lessor has the right to elect that Value Added Tax be
      charged on the rent firstly reserved hereunder whether or not such right
      shall have been exercised

                             36
<PAGE>   37

      (v)   any effect on rent of any improvement to the demised premises or any
            part thereof approved by the Lessor in writing and carried out by
            the Lessee otherwise than in pursuance of any obligation on its part
            contained in this Lease

(3)   (i)   if the Lessor and the Lessee shall be unable to agree on the amount
            of the rack rental market value as aforesaid then the same shall be
            decided by a surveyor (who shall act and be deemed to act as an
            expert and not as an arbitrator) to be agreed upon by the parties
            hereto or in the event of failure so to agree by a surveyor to be
            nominated at the request at any time of either the Lessor or the
            Lessee by or on behalf of the President for the time being of the
            Royal Institution of Chartered Surveyors and either party may at any
            time from three months prior to the relevant review date without
            notice have the right to refer the matter to the said President or
            to such person on his behalf and the decision of such surveyor shall
            be binding on both the Lessor and the Lessee and the fees payable to
            any such surveyor in respect of any decision made by him shall be
            borne and paid by the parties hereto in such shares and such manner
            as he shall determine and such surveyor shall afford to each of the
            parties hereto an opportunity to make representations to him and if
            such surveyor shall die delay or become unwilling or incapable of
            acting or if for any other reason the President for the time being
            of the Royal Institution of Chartered Surveyors or the person acting
            on his behalf shall in his absolute discretion think fit he may by
            writing discharge such surveyor and appoint another in his place

      (ii)  in the event of the determination of such surveyor not having been
            made and

                                       37

<PAGE>   38

            communicated to both parties hereto prior to the commencement of the
            review period for any reason whatever then in respect of the period
            of time (hereinafter called "the said interval") beginning with the
            said commencement and ending on the quarter day immediately
            following the date on which such determination shall have been made
            and communicated as aforesaid the rent payable hereunder shall
            continue to be paid at the rate payable immediately prior to the
            commencement of the review period (hereinafter called "the Rent")
            PROVIDED that at the expiration of the said interval there shall be
            due as additional rent payable by the Lessee to the Lessor on demand
            a sum of money equal to the amount whereby the reviewed rent shall
            exceed the Rent but duly apportioned in respect of the said interval
            TOGETHER with interest thereon calculated at the base lending rate
            for the time being in force of Barclays Bank PLC for the period from
            the relevant review date to the date of payment

(4)   notwithstanding the decision of the expert hereinbefore referred to in no
      event shall the Rent payable by the Lessee to the Lessor after each date
      of review be less than the Rent payable by the Lessee to the Lessor
      immediately before such date of review

(5)   if at any date of review the Lessor shall be obliged to comply with any
      Act of Parliament dealing with the control of rent and which shall
      restrict or modify the Lessor's right to revise or receive the Rent in
      accordance with the terms of these presents then the Lessor shall on each
      occasion that any such enactment is removed relaxed or modified be
      entitled on giving not less than one month's notice in writing to the
      Lessee expiring after the date of each such removal relaxation or
      modification to introduce an intermediate review date (hereinafter called
      "the intermediate review

                                       38
<PAGE>   39

      date") which shall be the date of expiration of such notice and the Rent
      payable hereunder from an intermediate review date to the next succeeding
      date of review or intermediate review date (whichever shall first occur)
      shall be determined in like manner as the Rent payable from each date of
      review as hereinbefore provided Save that only one intermediate review
      date notice may be served during any one period of review and save that no
      such notice may be served in respect of a period of review after the date
      of the next review period has been reached (but this shall not prevent
      further notices being served for subsequent review periods)

(6)   if upon any such review as aforesaid it shall be agreed or determined that
      the Rent previously payable hereunder shall be increased the Lessor and
      Lessee shall enter into a written memorandum to be prepared by the Lessor
      signed by both parties recording the increased rent thenceforth payable
      and each party shall bear their own costs in connection therewith

7.    IT IS HEREBY FURTHER AGREED that both the Lessor or the Lessee shall have
the right to terminate this Lease on the fifth anniversary of the Term by one
party giving to the other party not less than six months prior written notice of
an intention to terminate the Lease any such termination shall be without
prejudice to any claim that either party may have against the other for breaches
of the provisions of this Lease

I N  W I T N E S S whereof the parties hereto have executed this deed the day
and year first before written

                               THE FIRST SCHEDULE

                                     PART I

                                 ("the Estate")

      ALL THAT property known as Lincolns Inn Lincoln Road High Wycombe
Buckinghamshire

                                       39

<PAGE>   40

shown edged yellow and green on the Plans but excluding any buildings thereon
let to any other tenant

                                     PART II

                                ("the Building")

ALL THAT building known as Twyford Place Lincolns Inn aforesaid shown edged blue
on the Plans

                                     PART III

                            ("the demised premises")

ALL THOSE premises known as Unit 2 Twyford Place Lincolns Inn aforesaid shown
edged red on the Plans

                               THE SECOND SCHEDULE

                                      PART I

                                (Rights granted)

The right (in common with the Lessor and all others now or hereafter during the
Term entitled to the like right):

1.    to use all drains sewers channels and watercourses and water gas and
      electric conduits mains pipes wires and cables or conducting media and all
      or any other services now or hereafter provided for the demised premises
      ("the demised premises services") and laid in or over the demised
      premises and adjoining or neighbouring parts of the Building the Estate or
      in under or over any other property across which the Lessor shall have
      rights to carry the same for the passage of surface water and sewage from
      and water gas electricity and other services to and from the demised
      premises

2.    to use such common roads and pathways as may from time to time be on the
      Estate for the purpose of access to and from the Building

                                       40
<PAGE>   41

3.    to use seventeen car parking spaces on the Estate which shall be allocated
      from time to time in its absolute discretion by the Lessor

4.    to use any loading bays or forecourt adjacent to the demised premises
      which may be made available by the Lessor for use by the Lessee from time
      to time during the Term whether within the curtilages of the Building or
      the Estate

5.    of support shelter and protection for the demised premises from such parts
      of the remainder of the Building as presently afford the same

6.    on giving reasonable notice (except in emergency) with or without workmen
      equipment and materials to enter so far as may be necessary or required
      and remains on other parts of the Building and/or the Estate adjoining the
      demised premises for the purposes of fulfilling its obligations hereunder
      and of repairing maintaining and rebuilding the demised premises and the
      demised premises' services including erecting any scaffolding which may be
      necessary or required PROVIDED THAT the persons exercising such rights
      shall cause as little inconvenience and interference as possible shall
      carry out any work expeditiously and shall forthwith make good any damage
      caused to any part of the Building and/or the Estate to the reasonable
      satisfaction of the owner for the time being thereof AND PROVIDED FURTHER
      THAT any scaffolding erected in the exercise of such rights shall be
      removed as soon as reasonably practicable

                                     PART II

                          (Exceptions and reservations)

1.    The right to erect or consent hereafter to any person erecting a new
      building or to rebuild or to alter the Building or any building for the
      time being on the Estate or on any land adjoining neighbouring or opposite
      to the Estate and to let the same for any

                                       41
<PAGE>   42

      purpose or otherwise deal therewith notwithstanding that such may diminish
      or prejudicially affect the access of light or air or the right of support
      and shelter or any other liberty easement right or advantage enjoyed by
      the demised premises And the right to deal with the Building and any
      property adjoining opposite or near to the demised premises as the Lessor
      or other persons as aforesaid may think fit

2.    The right on giving reasonable prior notice in writing (except in
      emergency) to enter and remain upon the demised premises with all
      necessary workmen tools appliances and materials (making good all damage
      occasioned thereby to the demised premises to the reasonable satisfaction
      of the Lessee and causing as little inconvenience and interference as
      possible) for the purpose of:

      (i)   carrying out any of the Lessor's obligations hereunder

      (ii)  laying down and/or connecting to any sewers drains pipes wires
            cables and other apparatus in on under over across or through the
            demised premises to serve any part or parts of the Estate and/or
            such adjoining or neighbouring property

      (iii) maintaining repairing renewing and relaying the common roads and
            pathways where the same abut the demised premises

      (iv)  repairing maintaining and rebuilding the parts of the Building
            immediately adjoining the demised premises including erecting any
            scaffolding which may be necessary or required provided that any
            such scaffolding shall be removed as soon as reasonably practicable

3.    The right of passage and running of water and soil gas and electricity and
      other services or supplies from and to the remainder of the Building the
      Estate and/or such adjoining or neighbouring property through such of the
      sewers drains conduits gutters

                                       42
<PAGE>   43

      watercourses pipes cables wires and mains serving the Building the Estate
      or such adjoining and neighbouring property which now are or may before
      the expiration of a period of 21 years after the death of the last
      survivor of the descendants now living of His Late Majesty King George VI
      hereafter be in on or under the demised premises

4.    All rights of light air and other easements liberties rights or advantages
      now or hereafter belonging to or enjoyed by the Building the Estate and
      any such property adjoining neighbouring or opposite from or over the
      demised premises

5.    The right of support shelter and protection for the remainder of the
      Building from the demised premises

                               THE THIRD SCHEDULE

                                      PART 1

                            ("the Lessor's Expenses")

All costs and expenses whatsoever incurred by the Lessor in and about the
provision of the Services which without prejudice to the generality thereof
subject to the proviso hereinafter contained shall include those under the heads
of expenditure charge or allowance set out hereunder

1.    The expense of maintaining and as necessary repairing rebuilding
      redecorating and renewing replacing amending repointing sanding polishing
      painting graining varnishing colouring cleaning heating or lighting:

      (i)   any parts of the Building which may be used in common by the Lessee
            and the other occupiers of the Building (including the drainpipes)
            or which may be for the mutual benefit and protection of the
            Building and the occupiers thereof other than any such parts as may
            be specifically demised to the occupiers of the Building or intended
            to be so demised; and

                                       43

<PAGE>   44

      (ii)  the whole or any part of any buildings (including multi-storey car
            parks) on the Estate provided or to be provided by the Lessor for
            the mutual benefit and protection of the occupiers of the Estate AND
            all parts thereof and all additions thereto and all the
            appurtenances plant (including without prejudice to the generality
            of the foregoing any air conditioning plant and machinery) machinery
            apparatus and other things thereto belonging (including any which
            may be rendered necessary by any latent or inherent defect which the
            Lessor is liable to repair) together with any sums which the Lessor
            shall pay as a contribution in respect of the Estate or any part
            thereof to any superior lessor

2.    The cost of making renewing repairing maintaining rebuilding and cleansing
      all roads accessways pavements landscaped areas external lighting sewers
      drains pipes watercourses party walls party structures party fences
      passages or other conveniences which may:

      (i)   belong to or be used for the Estate in common with other premises
            near or adjoining thereto including any amounts which the Lessor
            shall be called upon to pay as a contribution towards such costs

      (ii)  form part of the Estate and be used in common by the occupiers of
            all of the buildings comprised in the Estate

3.    The cost of all insurances taken out by the Landlord in respect of the
      Estate the Building and the demised premises

4.    The charges assessments meter rents and other outgoings (if any) payable
      by the Lessor in respect of all parts of the Building and the Estate
      insofar as the same are not paid direct by the tenants and occupiers
      thereof

5.    The reasonable fees of the Lessor's managing agents for the collection of
      the rents the

                                       44
<PAGE>   45

      Principal Charge and the Supplementary Charge and such fees in respect of
      and for the general management of the Building and the Estate

6.    All fees and costs incurred in respect of the Certificate and of accounts
      kept and audits made for the purpose thereof

7.    The cost of taking all steps deemed desirable or expedient by the Lessor
      for complying with making representations against or otherwise contesting
      the incidence of the provisions of any legislation or orders or statutory
      requirements thereunder concerning town planning public health highways
      streets drainage or other matters relating or alleged to relate to the
      Building and/or the Estate for which the Lessee is not directly liable
      hereunder

8.    The cost of providing fire fighting equipment appliances and fire alarm
      systems at the Estate (other than such as are supplied in the demised
      premises by the Lessee) including the cost of repair and maintenance of
      the same

9.    The cost of employing staff (including managing agents caretakers
      maintenance personnel and/or security guards) either directly or
      indirectly for the performance of duties in connection with the
      maintenance and/or security of the Building and the Estate and the
      provision of services thereto and to the lessees thereof and all other
      incidental expenditure in relation to such employment including (but
      without limiting the generality of such provision) the payment of the
      statutory and such other insurance health pension welfare and other
      payments contributions and premiums industrial training levies redundancy
      and similar or ancillary payments that the Lessor may be required by
      statute or otherwise to pay or may at the Lessor's absolute discretion
      deem desirable or necessary in respect of such staff and uniforms working
      clothes tools appliances cleaning and other material bins receptacles and
      other equipment for the

                                       45

<PAGE>   46

      proper performance of their duties and of providing and maintaining
      accommodation within the remainder of the Building and/or the Estate for
      such staff

10.   The cost of items properly attributable to the maintenance of the Building
      and/or the Estate and provision of services not specifically dealt with
      under the above paragraphs

11.   The cost of any interest incurred by the Lessor on any money necessarily
      provided or borrowed by the Lessor to enable the Lessor to provide the
      Services

12.   Any value added or other tax payable in respect of any costs expenses
      outgoings or other matters falling within any paragraph of this Schedule

13.   The cost of painting renewing repairing and maintaining the rendering on
      the front fascia of the Building as referred to in Clause 4(3) hereof

14.   Such provision ("the Reserve Fund") for anticipated expenditure in respect
      of the future provision of the Services under the terms hereof as the
      Lessor in the Lessor's reasonable discretion shall consider appropriate
      PROVIDED THAT the Lessee shall not be entitled to be repaid any part of
      the Reserve Fund at the expiry or sooner determination of this Lease AND
      PROVIDED FURTHER THAT on any permitted transfer of this Lease the amount
      in the Reserve Fund standing to the credit of the Lessee shall enure for
      the benefit and credit of the permitted transferee

                                     PART II

                       (Provisions for the calculation and payment

                                  of the Service Charge)

1.    The Lessor shall as soon as practicable after the end of each of the
      Lessor's Financial Years procure the preparation of the Certificate
      relating thereto and the delivery of a copy thereof to the Lessee

2.    The Certificate shall provide for the Lessee to pay the following
      proportions in respect

                                       46
<PAGE>   47
      of the Lessor's Expenses:

      (i)   25% of the said Expenses incurred in respect of the Building

      (ii)  11% of the said Expenses incurred in respect of that part of the
            Estate edged yellow on the Plan

      (iii) 3.3% of the said Expenses incurred in respect of that part of the
            Estate edged green on the Plan

      The Certificate shall save in respect of any arithmetical or other
      manifest error be conclusive evidence for the purposes hereof of the
      matters which it purports to certify

4.    The Lessee shall on demand accompanied by a copy of the Certificate for
      the Lessor's Financial Year to which such demand relates pay to the Lessor
      the Principal Charge and the Supplementary Charge as shown in the
      Certificate (or in the case of any period of less than a year a due
      proportion thereof) subject however in each and every case to the
      deduction of any interim payments previously made by the Lessee on account
      thereof in pursuance of the provisions herein contained

5.    The Lessee shall with every quarterly payment of rent pay to the Lessor
      such sums in advance and on account of the amounts prospectively payable
      under paragraph 3 hereof as the Lessor shall in the Lessor's discretion
      consider to be fair and reasonable

6.    If it shall be found upon the issue of the Certificate that the aggregate
      of the interim payments made by the Lessee to the Lessor during the
      relevant Lessor's Financial Year in pursuance of paragraph 4 hereof
      exceeds the amounts payable pursuant to paragraph 3 hereof for the
      Lessor's Financial Year the Lessor shall credit to the Lessee for the
      following year the amount of such excess

7.    PROVIDED ALWAYS that this Part H of this Schedule shall continue to apply
      notwithstanding the termination of the Term but only in respect of the
      period down

                                       47

<PAGE>   48

      to the termination of the Term

                               THE FOURTH SCHEDULE

(In this covenant the reference to the Lessee means the Lessee for the time
being or a proposed assignee under this Lease)

The Guarantor HEREBY COVENANTS with the Lessor:

(a)   that the Lessee will pay the rent hereby reserved on the days and in
      manner aforesaid and will perform and observe all the Lessee's covenants
      hereinbefore contained and that in the case of default in such payment of
      rent or in the performance or observance of such covenants as aforesaid
      the Guarantor will pay and make good to the Lessor on demand all losses
      damages costs and expenses thereby arising or incurred by the Lessor
      PROVIDED ALWAYS AND IT IS HEREBY AGREED that any neglect or forbearance of
      the Lessor in endeavouring to obtain payment of the rent hereby reserved
      when the same becomes payable or to enforce performance of the several
      stipulations herein on the Lessee's part contained and any time which may
      be given to the Lessee by the Lessor shall not release or exonerate or in
      any way affect the liability of the Guarantor under this covenant

(b)   in the event of the Lessee (being a limited company) going into
      liquidation either voluntary or otherwise or the winding up of the Lessee
      Company and the Liquidator or Trustee in Bankruptcy disclaiming these
      presents the Guarantor will (if so required by the Lessor enter into a
      lease of the demised premises for a term equivalent to the residue of the
      Term which shall then be unexpired in terms and subject to covenants and
      rent in all respects similar to the terms rent and covenants of these
      presents mutatis mutandis and will with due expedition seal a counterpart
      of the new lease and complete the same with the Lessor's solicitors and
      further will discharge the Lessor's

                                       48

<PAGE>   49

      solicitors' costs and disbursements of and arising out of the disclaimer
      of these presents and the granting of the new lease

                               THE FIFTH SCHEDULE

                        Authorised Guarantee Agreement

THIS GUARANTEE is made on[                    ]

BETWEEN:-

(1)    [                  ] ("Outgoing Lessee")
(2)    [                  ] ("Lessor")
WHEREAS:

(A)   This Agreement is supplemental to a lease ("Lease") dated [       ] made
      between [      }

(B)   Words and expressions used in this Agreement shall have the meanings
      ascribed to them in the Lease and "Guarantee Period" means the period from
      the date upon which the benefit of the Term is assigned to the Incoming
      Lessee until the date upon which the Incoming Lessee is effectively
      released (by virtue of an assignment or transfer of the whole of the
      demised premises to which the Lessor has given its consent) from its
      obligations to perform the covenants on the part of the tenant contained
      in the Lease and "Incoming Lessee" shall mean [     ]

(C)   The Lessor is entitled to the reversion immediately expectant on the Term

(D)   The Outgoing Lessee is entitled to the benefit of the Term

(E)   The Outgoing Lessee has applied to the Lessor for consent to assign or
      transfer the whole of the demised premises to the Incoming Lessee

(F)   As a condition of its consent to the proposed assignment or transfer the
      Lessor is entitled to require and has required the Outgoing Lessee to
      guarantee the performance

                                       49

<PAGE>   50

      by the Incoming Lessee of the covenants on the part of the tenant
      contained in the Lease

NOW THIS GUARANTEE witnesses that:

1. To pay observe and perform

The Outgoing Lessee covenants with and guarantees to the Lessor that:--

      1.1   the Incoming Lessee will throughout the Guarantee Period pay the
            rents and or other sums reserved by the Lease in the manner and at
            the times therein stipulated for payment

      1.2   the Incoming Lessee will throughout the Guarantee Period fully
            observe and perform the covenants on the part of the tenant set out
            in the Lease

      1.3   if the Incoming Lessee should at any time fail to pay such rents
            and/or other sums and/or to observe and perform such covenants then
            (in each such case and at each time) the Outgoing Lessee will:--

            1.3.1 forthwith pay such rents and/or other sums and observe and
                  perform such covenants

            1.3.2 forthwith make good to the Lessor all losses damages costs and
                  expenses suffered or incurred by the Lessor (whether directly
                  or indirectly) by reason of the Incoming Lessee's failure

            1.3.3 indemnify and keep indemnified the Lessor from and against all
                  actions proceedings costs claims demands liabilities and
                  expenses arising (whether directly or indirectly) by reason of
                  the Incoming Lessee's failure

2.    To take lease following disclaimer

The Outgoing Lessee further covenants with the Lessor that if at any time during
the

                                       50

<PAGE>   51

Guarantee Period the Lease should be disclaimed by a competent person or
forfeited or if at any time during the Guarantee Period the Incoming Lessee
(being a company) should cease to exist the Outgoing Lessee shall (if the Lessor
by notice in writing given to the Outgoing Lessee within six (6) months after
such disclaimer or other event so requires) accept from and execute and deliver
to the Lessor a counterpart of a new lease of the demised premises for a term
commencing on the date of the disclaimer or other event and continuing for the
residue then remaining unexpired of the Term such new lease to be at the cost of
the Outgoing Lessee and to be at the same rents and subject to the same
covenants, conditions and provisions as are contained in the Lease

3.    To make payments following disclaimer

If the Lessor shall not require the Outgoing Lessee to take a new lease of the
demised premises the Outgoing Lessee shall nevertheless pay to the Lessor on
demand a sum equal to the rent and other sums that would have been payable under
the Lease but for the disclaimer or other event until the expiration of six (6)
months therefrom or until the Lessor shall have granted a lease of the demised
premises to a third party (whichever shall first occur)

4.    General

      4.1   The Outgoing Lessee agrees that its obligations to the Lessor are
            owed as principal debtor and primary obligor

      4.2   The Outgoing Lessee further agrees that its obligations are and will
            remain in full force and effect and that such obligations shall not
            be discharged impaired or affected in any way by:--

      4.2.1 any act event or omission which would or might otherwise have the
            effect of discharging impairing or affecting such obligations

                                       51

<PAGE>   52

      4.2.2 (without prejudice to the generality of paragraphs 4.2.1.) any time
            or indulgence granted by the Lessor to the Incoming Lesssee or any
            neglect or forbearance of the Lessor in enforcing the payment of the
            rents and/or other sums or the observance or performance of
            covenants on the part of the tenant contained in the Lease

      4.2.3 any refusal by the Lessor to accept rent tendered by or on behalf of
            the Incoming Lessee at a time when the Lessor was (or would after
            the service of a notice under Section 146 of the Law of Property Act
            1925 have been entitled) to re-enter the demised premises

      4.2.4 any incapacity or disability of either the Incoming Lessee or the
            Outgoing Lessee (whether or not known to the Lessor at any time)

      4.2.5 the Lease becoming vested in a third party pursuant to Section 181
            of the Involvency Act 1986

      4.2.6 the transfer or assignment of the reversion immediately expectant on
            the termination of the Term or

      4.2.7 any rent review

4.3   The Outgoing Lessee irrevocably and unconditionally waives:

      4.3.1 any rights it may have of first requiring the Lessor to proceed
            against or claim payment from the Incoming Lessee

      4.3.2 any entitlement it may have to participate in any security at any
            time held by the Lessor in respect of the Incoming Lessee's

                                       52
<PAGE>   53

            obligations under the Lease

      4.3.3 any right to participate in any review of rent under the Lease

      4.4   The Outgoing Lessee represents and warrants to the Lessor that it
            has the full authority capacity and entitlement to enter into this
            Agreement and to undertake its obligations to the Lessor

THE COMMON SEAL of BRITISH
SKY BROADCASTING LIMITED
was hereunto affixed
in the presence of:-

                                       53

<PAGE>   54

HEADS OF TERMS BETWEEN
BRITISH SKY BROADCASTING (Tenant) &
WARDSWIFT GROUP PLC. &
IBIS GROUP PLC. (The Sub-tenants)

THE LANDLORD:
Allied Domecq Plc., Wyndham Investments Limited.

THE PROPERTIES:
 Units 1 & 2 Twyford Place, Lincoln's Inn, High Wycombe, Bucks.

TENANT:
British Sky Broadcasting.

THE SUB-TENANTS:
Unit 1 Twyford Place - Wardswift Group Plc.
Unit 2 Twyford Place - Ibis Group Plc.

THE SUB-LEASES:

Two new sub-leases to be granted for each property to the above named
sub-tenants for a term commencing 7th January, 1998, up to 21st August 2015, on
full repairing and insuring items.

There to be provision inside of each lease for the tenant or the sub-tenant to
break either lease at the end of the fifth year of the term each having given
the other six months' prior written notice.

Further, subject to covenant at the time, should neither lease be broken by any
party, the sub-tenancy may simultaneously cease as the sub-tenants take
assignments of the tenants existing long lease, expiring on 21st August, 2015.

THE RENT UNIT 1:
Years l&2:(pound)41,520, Year 3 :(pound)83,040.
Year 4 (pound)83,040. Year 5 :(pound)83,040.

THE RENT UNIT 2:
Years l&2 : (pound) 41,945, Year 3 : (pound)83,895 Year 4 : (pound) 83,895. Year
5 : (pound)83,895.

THE LANDLORD'S SOLICITORS:
Ms. Jeanette Darby, Allied Domecq Plc., Conveyancing Dep., Wyndham Court,
Pritchard Street, Bristol. B52 8RH Tel: 01179 244244

THE TENANT'S SOLICITORS:
John Downing, Esq., Messrs. Davenport Lyons,
1.Old Burlington Street, London. WIX 2NL

Tel:0171 287 5353

THE SUB-TENANTS' SOLICITORS:

John G. Gabbitas, Esq., Messrs. Cripps & Shone,
The Old House, West Street, Marlow, Bucks. 8L7 2LX

Tel: 01628 482115

LEGALS:
Each party to bear their own costs and the sub-tenants to each pay (pound)150
towards the landlords licence to sub-let costs.

CIRCULATION:
1. British Sky Broadcasting, Richard Brooke, Esq.,
2. British Sky Broadcasting, Ms. Belinda Rengert
3. Messrs. Davenport Lyons, John Downing, Esq.,
4. Messrs. Cripps & Shone, John G. Gabbitas, Esq.,
5. Wardswift Group Plc., Peter Kelly, Esq.,
6. Ibis Group Plc.. Peter Nagle Esq.,

NB   The commencement date and expiry of the lease between Wyndham Investments
     and British Sky Broadcasting to be verified.

<PAGE>   55

                           [GRAPHIC REPRESENTATION OF
         FLOOR PLANS OF THREE FLOORS OF TWYFORD PLACE AND BISHOPS COURT]

<PAGE>   56
                           [GRAPHIC REPRESENTATION OF
     AREA MAP OF OVERALL SITE PLAN OF LINCOLN ROAD SHOWING CHICHESTER HOUSE,
                 NEWMANS ROW, TWYFORD PLACE AND BISHOPS COURT]

<PAGE>   57

            applied immediately prior to the date of review as though such date
            was at the termination of the Lease (but without prejudice to any
            rights of the Lessor in regard thereto)

            (ii) the demised premises are fit for immediate occupation and use
            and are fully occupied with tenant's fixtures and fittings

            (iii) no work has been carried out thereon by the Lessee or any
            underlessee or their predecessors in title during the Term which has
            diminished the rental value of the demised premises

            (iv) in case the demised premises have been destroyed or damaged
            they have been fully restored

            (v) the demised premises may be used for an purpose under the
            Planning Acts and without limitation

            (vi) the Lessor has irrevocably undertaken not to charge Value Added
            Tax on the rent firstly reserved hereunder

AND there being disregarded any effect on rent of:

            (i) any goodwill attributable to the demised premises by reason of
            any trade or business carried on therein by the Lessee or any
            underlessee (ii) the fact that the Lessee or any underlessee may
            have been in occupation of the demised premises (iii) any rent free
            or reduced rent periods or reverse premiums or other concessions
            which a willing lessor might give to a willing lessee in the open
            market at the relevant date of review

                                     - 42 -
<PAGE>   58

            (iv) the fact that the Lessor has the right to elect that Value
            Added Tax be charged on the rent firstly reserved hereunder whether
            or not such right shall have been exercised

            (v) any effect on rent of any improvement to the demised premises or
            any part thereof approved by the Lessor in writing and carried out
            by the Lessee otherwise than in pursuance of any obligation on its
            part contained in this Lease

      (c)   (i) if the Lessor and the Lessee shall be unable to agree on the
            amount of the rack rental market value as aforesaid then the same
            shall be decided by a surveyor (who shall act and be deemed to act
            as an expert and not as an arbitrator) to be agreed upon by the
            parties hereto or in the event of failure so to agree by a surveyor
            to be nominated at the request at any time of either the Lessor or
            the Lessee by or on behalf of the President for the time being of
            the Royal Institution of Chartered Surveyors and either party may at
            any time from three months prior to the relevant review date without
            notice have the right to refer the matter to the said President or
            to such person on his behalf and the decision of such surveyor shall
            be binding on both the Lessor and the Lessee and the fees payable to
            any such surveyor in respect of any decision made by him shall be
            borne and paid by the parties hereto in such shares and such manner
            as he shall determine

                                    - 43 -

<PAGE>   59

            and such surveyor shall afford to each of the parties hereto an
            opportunity to make representations to him and if such surveyor
            shall die delay or become unwilling or incapable of acting or if for
            any other reason the President for the time being of the Royal
            Institution of Chartered Surveyors or the person acting on his
            behalf shall in his absolute discretion think fit he may by
            writing discharge such surveyor and appoint another in his place

            (ii) in the event of the determination of such surveyor not having
            been made and communicated to both parties hereto prior to the
            commencement of the review period for any reason whatever then in
            respect of the period of time (hereinafter called "the said
            interval") beginning with the said commencement and ending on the
            quarter day immediately following the date on which such
            determination shall have been made and communicated as aforesaid the
            rent payable hereunder shall continue to be paid at the rate payable
            immediately prior to the commencement of the review period
            (hereinafter called "the Rent") PROVIDED that at the expiration of
            the said interval there shall be due as additional rent payable by
            the Lessee to the Lessor on demand a sum of money equal to the
            amount whereby the reviewed rent shall exceed the Rent but duly
            apportioned in respect of the said interval TOGETHER with interest
            thereon calculated at the

                                     - 44 -

<PAGE>   60

            (but this shall not prevent further notices being served for
            subsequent review periods)

            (f) if upon any such review as aforesaid it shall be agreed or
            determined that the Rent previously payable hereunder shall be
            increased the Lessor and Lessee shall enter into a written
            memorandum to be prepared by the Lessor signed by both parties
            recording the increased rent thenceforth payable and each party
            shall bear their own costs in connection therewith

I N  W I T N E S S whereof the parties hereto have executed this deed the day
and year first before written

                               THE FIRST SCHEDULE

                                     PART I

                                 ("the Estate")

ALL THAT property known as Lincolns Inn Lincoln Road High Wycombe
Buckinghamshire shown edged yellow and green on the Plans but excluding any
buildings thereon let to any other tenant

                                    PART II

                                ("the Building")

ALL THAT building known as Twyford Place Lincolns Inn aforesaid shown edged blue
on the Plans

                                    PART III

                            ("the demised premises")

                                    - 46 -

ALL THOSE premises known as Unit 2 Twyford Place Lincoins Inn aforesaid shown
edged red on the Plans

                               THE SECOND SCHEDULE

                                     PART I

                                (rights granted)

The right (in common with the Lessor and all others now or hereafter during the
Term entitled to the like right).

1. to use all drains sewers channels and watercourses and water gas and electric
conduits mains pipes wires and cables or conducting media and all or any other
services now or hereafter provided for the demised premises ("the demised
premises' services") and laid in or over the demised premises and adjoining or
neighbouring parts of the Building the Estate or in under or over any other
property across which the Lessor shall have rights to carry the same for the
passage of surface water and sewage from and water gas electricity and other
services to and from the demised premises

2. to use such common roads and pathways as may from time to time be on the
Estate for the purpose of access to and from the Building

3. to use seventeen car parking spaces on the Estate which shall be allocated
from time to time in its absolute discretion by the Lessor

4. to use any loading bays or forecourt adjacent to the demised premises which
may be made available by the Lessor for use by the Lessee from time to time
during the Term whether within the curtilages of the Building or the Estate

                                    - 47 -
<PAGE>   61

5. of support shelter and protection for the demised premises from such parts
of the remainder of the Building as Presently afford the same

6. on giving reasonable notice (except in emergency) with or without workmen
equipment and materials to enter so far as may be necessary or required and
remains on other parts of the Building and/or the Estate adjoining the demised
premises for the purposes of fulfilling its obligations hereunder and of
repairing maintaining and rebuilding the demised premises and the demised
premises' services including erecting any scaffolding which may be necessary or
required PROVIDED THAT the persons exercising such rights shall cause as little
inconvenience and interference as possible shall carry out any work
expeditiously and shall forthwith make good any damage caused to any part of the
Building and/or the Estate to the reasonable satisfaction of the owner for the
time being thereof AND PROVIDED FURTHER THAT any scaffolding erected in the
exercise of such rights shall be removed as soon as reasonably practicable

                                     PART II

                          (exceptions and reservations)

1. The right to erect or consent hereafter to any person erecting a new building
or to rebuild or to alter the Building or any building for the time being on the
Estate or on any land adjoining neighbouring or opposite to the Estate and to
let the same for any purpose or otherwise deal therewith notwithstanding In that
such may diminish or prejudicially affect the access of light or air or the
right of support and shelter or any other liberty easement right or advantage
enjoyed by the demised

                                      - 48-
<PAGE>   62

                           [GRAPHIC REPRESENTATION OF
         FLOOR PLANS OF THREE FLOORS OF TWYFORD PLACE AND BISHOPS COURT]

<PAGE>   63
                           [GRAPHIC REPRESENTATION OF
     AREA MAP OF OVERALL SITE PLAN OF LINCOLN ROAD SHOWING CHICHESTER HOUSE,
                 NEWMANS ROW, TWYFORD PLACE AND BISHOPS COURT]

<PAGE>   64

premises And the right to deal with the Building and any Property adjoining
opposite or near to the demised Premises as the Lessor or other persons as
aforesaid may think fit

2. The right on giving reasonable prior notice in writing (except in emergency)
to enter and remain upon the demised premises with all necessary workmen tools
appliances and materials (making good all damage occasioned thereby to the
demised premises to the reasonable satisfaction of the Lessee and causing as
little inconvenience and interference as possible) for the purpose of:

      (i) carrying out any of the Lessor's obligations hereunder

      (ii) laying down and/or connecting to any sewers drains pipes wires cables
      and other apparatus in on under over across or through the demised
      premises to serve any part or parts of the Estate and/or such adjoining or
      neighbouring property

      (iii) maintaining repairing renewing and relaying the common roads and
      pathways where the same abut the demised premises

      (iv) repairing maintaining and rebuilding the parts of the Building
      immediately adjoining the demised premises including erecting any
      scaffolding which may be necessary or required provided that any such
      scaffolding shall be removed ~s soon as reasonably practicable

3. The right of passage and running of water and soil gas and electricity and
other services or supplies from and to the remainder of the Building the Estate
and/or such adjoining or neighbouring property through such of the sewers
drains conduits

                                     - 49 -

<PAGE>   65

gutters watercourses pipes cables wires and mains serving the Building the
Estate or such adjoining and neighbouring property which now are or may before
the expiration of a period of 21 years after the death of the last survivor of
the descendants now living of His Late Majesty King George VI hereafter be in
on or under the demised premises

4. All rights of light air and other easements liberties rights or advantages
now or hereafter belonging to or enjoyed by the Building the Estate and any such
property adjoining neighbouring or opposite from or over the demised premises

5. The right of support shelter and protection for the remainder of the Building
from the demised premises

                               THE THIRD SCHEDULE

                                     PART I

                             (the Lessor's Expenses)

All costs and expenses whatsoever incurred by the Lessor in and about the
provision of the Services which without prejudice to the generality thereof
subject to the proviso hereinafter contained shall include those under the heads
of expenditure charge or allowance set out hereunder

1. The expense of maintaining and as necessary repairing rebuilding redecorating
and renewing replacing amending repointing sanding polishing painting graining
varnishing colouring cleaning heating or lighting:

      (i)   any parts of the Building which may be used in common by the Lessee
            and the other occupiers of the Building (including the drainpipes)
            or which may be for the mutual benefit and protection of the
            Building and the

                                      -50-
<PAGE>   66

            occupiers thereof other than any such parts as may be specifically
            demised to the occupiers of the Building or intended to be so
            demised; and

      (ii)  the whole or any part of any buildings (including multi-storey car
            parks) on the Estate-provided or to be provided by the Lessor for
            the mutual benefit and protection of the occupiers of the Estate

AND all parts thereof and all additions thereto and all the appurtenances plant
(including without prejudice to the generality of the foregoing any air
conditioning plant and machinery) machinery apparatus and other things thereto
belonging (including any which may be rendered necessary by any latent or
inherent defect which the Lessor is liable to repair) together with any sums
which the Lessor shall pay as a contribution in respect of the Estate or any
part thereof to any superior lessor

2. The cost of making renewing repairing maintaining rebuilding and cleansing
all roads accessways pavements landscaped areas external lighting sewers drains
pipes watercourses party walls party structures party fences passages or other
conveniences which may:

(i)   belong to or be used for the Estate in common with other premises near or
      adjoining thereto including any amounts which the Lessor shall be called
      upon to pay as a contribution towards such costs

(ii)  form part of the Estate and be used in common by the occupiers of all of
      the buildings comprised in tbe Estate

3. The cost of all insurances taken out by the Landlord in respect of the
Estate the Building and the demised premises

                                    - 51 -

<PAGE>   67

4. The charges assessments meter rents and other outgoings if any payable by the
Lessor in respect of all parts of the Building and the Estate insofar as the
same are not paid direct by the tenants and occupiers thereof

5. The reasonable fees of the Lessor's managing agents for the collection of the
rents the Principal Charge and the Supplementary Charge and such fees in respect
of and for the general management of the Building and the Estate

6. All fees and costs incurred in respect of the Certificate and of accounts
kept and audits made for the purpose thereof

7. The cost of taking all steps deemed desirable or expedient by the Lessor for
complying with making representations against or otherwise contesting the
incidence of the provisions of any legislation or orders or statutory
requirements thereunder concerning town planning public health highways streets
drainage or other matters relating or alleged to relate to the Building and/or
the Estate for which the Lessee is not directly liable hereunder

8. The cost of providing fire fighting equipment appliances and fire alarm
systems at the Estate (other than such as are supplied in the demised premises
by the Lessee) including the cost of repair and maintenance of the same --

9. The cost of employing staff (including managing agents caretakers maintenance
personnel and/or security guards) either directly or indirectly for the
performance of duties in connection with the maintenance and/or security of the
Building and the Estate and the provision of services thereto and to the lessees
thereof and all other incidental expenditure in relation to such employment
including (but without limiting the generality

                                     - 52 -
<PAGE>   68

of such provision) the payment of the statutory and such other insurance health
pension welfare and other payments contributions and premiums industrial
training levies redundancy and similar or ancillary payments that the Lessor may
be required by statute or otherwise to pay or may at the Lessor's absolute
discretion deem desirable or necessary in respect of such staff and uniforms
working clothes tools appliances cleaning and other material bins receptacles
and other equipment for the proper performance of their duties and of providing
and maintaining accommodation within the remainder of the Building and/or the
Estate for such staff

10. The cost of items properly attributable to the maintenance of the Building
and/or the Estate and provision of services not specifically dealt with under
the above paragraphs

11. The cost of any interest incurred by the Lessor on any money necessarily
provided or borrowed by the Lessor to enable the Lessor to provide the Services

12. Any value added or other tax payable in respect of any costs expenses
outgoings or other matters falling within any paragraph of this Schedule

13. The cost of painting renewing repairing and maintaining the rendering on the
front fascia of the Building as referred to in Clause 4(3) hereof

14. Such provision ("the Reserve Fund") for anticipated expenditure in respect
of the future provision of the Services under the terms hereof as the Lessor in
the Lessor's reasonable discretion shall consider appropriate PROVIDED THAT the
Lessee shall not be entitled to be repaid any part of the Reserve Fund at the
expiry or sooner determination of this Lease AND PROVIDED

                                    - 53 -

<PAGE>   69

FURTHER THAT on any permitted transfer of this Lease the amount in the Reserve
Fund standing to the credit of the Lessee shall enure for the benefit and credit
of the permitted transferee

                                     PART II

                       (Provisions for the calculation and payment

                                  of the Service Charge)

1. The Lessor shall as soon as practicable after the end of each of the Lessor's
Financial Years procure the preparation of the Certificate relating thereto and
the delivery of a copy thereof to the Lessee

2. The certificate shall provide for the Lessee to opay the following
proportions in respect of the Lessor's Expenses:

      (i)   25% of the said Expenses incurred in respect of the Building

      (ii)  11% of the said Expenses incurred in respect of that part of the
            Estate edged yellow on the Plan

      (iii) 3.3% of the said Expenses incurred in respect of that part of the
            Estate edged green on the Plan

3. The Certificate shall save in respect of any arithmetical or other manifest
error be conclusive evidence for the purposes hereof of the matters which it
purports to certify

4. The Lessee shall on demand accompanied by a copy of the Certificate for the
Lessor's Financial Year to which such demand relates pay to the Lessor the
Principal Charge and the Supplementary Charge as shown in the Certificate (or in
the case of any period of less than a year a due proportion thereof) subject
however in each and every case to the deduction therefrom

                                      -54-
<PAGE>   70

any interim payments previously made by the Lessee on account thereof in
pursuance of the provisions herein contained

5. The Lessee shall with every quarterly payment of rent pay to the Lessor such
sums in advance and on account of the amounts prospectively payable under
paragraph 3 hereof as the Lessor shall in the Lessor's discretion consider to be
fair and reasonable

6. If it shall be found upon the issue of the Certificate that the aggregate. of
the interim payments made by the Lessee to the Lessor during the relevant
Lessor's Financial Year in pursuance of paragraph 4 hereof exceeds the amounts
payable pursuant to paragraph 3 hereof for the Lessor's Financial Year the
Lessor shall credit to the Lessee for the following year the amount of such
excess

7. PROVIDED ALWAYS that this Part II of this Schedule shall continue to apply
notwithstanding the termination of the Term but only in respect of the period
down to the termination of the Term

       THE COMMON SEAL of BRITISH         )
       SATELLITE BROADCASTING             )   [ILLEGIBLE]
       LIMITED was hereunto affixed       )
       in the presence of:--              )

                                    Director

                                    [ILLEGIBLE]
                                    Secretary

                                    - 55 -
<PAGE>   71

              DATED___________________________________________ 1997
                      BRITISH SKY BROADCASTING LIMITED (1)

                                     - and -

                               IBIS GROUP PLC. (2)

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

                               AGREEMENT FOR Lease
                                       of
                                    Unit Two,
                          Twyford Place, Lincolns Inn,
                         High Wycombe, Buckinghamshire.

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

                                 Davenport Lyons
                             1 Old Burlington Street
                                  London W1X 1LA

                               Tel: 0171-468 2600
                               Fax: 0171-437 8216

<PAGE>   72

THIS AGREEMENT FOR LEASE is made the        day of              1997

BETWEEN:

(1)   BRiTISH SKY BROADCASTING LIMITED whose registered office is at Grant Way,
      Isleworth, Middlesex, TW7 5QF. ("the Landlord") and

(2)   IBIS GROUP PLC. whose registered office is at ("the Tenant")

IT IS AGREED as follows:

1.    LEASE COMPLETION

1.1   Fourteen days after the later of:

      1.1.1 the date upon which the Superior Landlord's Licence to Underlet has
            been granted in accordance with Clause 3.19 of the Superior Lease
            and

      1.1.2 the grant of an Order of the High Wycombe County Court pursuant to
            Section 38(4) of the Landlord and Tenant Act 1954 (as amended) ("the
            Act") by which the provisions of Sections 24 to 28 (inclusive) of
            the Act are excluded in relation to the Lease

      the Landlord shall grant and the Tenant shall take and execute a
      counterpart of the Lease (in the attached form) ("the Lease") of the
      Premises for a term of years expiring on 20th August 2015 and upon the
      terms and conditions set out therein

1.2.  Upon completion the Lease shall be granted free of all charges and
      encumbrances but subject to the matters referred to in the title of the
      Premises specified in Clause 4.1. hereof including for the avoidance of
      doubt the Superior Lease (in respect of which the Tenant shall not raise
      any requisitions or enquiries) save for any financial charges in respect
      of which the Landlord shall procure the consent of any Superior Landlord
      to the grant of the Lease to the Tenant

2.    NO DEMISE

Until the grant of the Lease this agreement shall not be deemed to operate as a
demise of the Premises or any part thereof

3.    NO ALIENATION

The Tenant shall not assign charge or part with its interest under this
Agreement or any part thereof nor shall the Landlord be required to grant the
Lease to any person other than the Tenant

4.    TITLE

4.1   The title of the Premises (with other property) is registered at HM Land
      Registry with

                                        1
<PAGE>   73

      Title Absolute under Title No BM154874 and title shall be deduced in
      accordance with S11O(1) of the Land Registration Act 1925

4.2   The completion of the grant of the Lease shall take place at the offices
      of the Developer's Solicitors Messrs. Davenport Lyons of 1 Old Burlington
      Street London W1X 1LA

4.3   Vacant possession of the Premises shall be provided upon completion of the
      Lease

5.    OUTSTANDING PROVISIONS AFTER LEASE

All the terms conditions and stipulations of this Agreement shall remain in full
force and effect to the extent that the same remain to be implemented
notwithstanding the grant of the Lease

6.    SERVICE OF NOTICES

Any notice or demand required to be served hereunder may either be left at or
sent by ordinary prepaid post or by facsimile in the case of an individual or in
the case of a firm be left at or sent by ordinary prepaid post or facsimile to
the last known address the principal place of business and in the case of a
company any such notice or demand may be left at or sent by ordinary prepaid
post or facsimile to its registered office or principal place of business and
such notice or demand shall be deemed to be received on the day following the
date of such posting or facsimile thereof as aforesaid

7.    ENTIRE AGREEMENT

The Agreement and the conditions herein contained constitute the entire
agreement between the parties and may only be varied or modified either by
correspondence between the parties' respective solicitors or collateral contract
or otherwise in writing under the hands of the parties

8.    NO REPRESENTATIONS

Save for the written statements of the Landlord's solicitors in answer to
written preliminary enquiries prior to the making of this Agreement it is hereby
acknowledged by the Tenant that it has not entered into this Agreement in
reliance wholly or partly on any statement or representation made to the Tenant
or its agents provided that this condition shall not apply to any error
mis-statement or omission which is recklessly or fraudulently made

9.    LOCAL LAND CHARGES

So far as the same relate thereto the Premises are subject to all local land
charges whether registered or not before the date hereof and all matters capable
of registration as local land charges whether or not actually so registered and
all notices charges orders resolutions

                                       2
<PAGE>   74

demands plans proposals requirements restrictions agreements conditions
directions or other matters whatsoever served or made by any local or other
competent authority before on or after the date hereof

10.   STANDARD CONDITIONS

The Standard Conditions of Sale (3rd Edition) shall be deemed to be incorporated
herein except as varied by or inconsistent with the provisions of this Agreement

11.   COURT ORDER

The Landlord and the Tenant shall make a joint application to the High Wycombe
County Court to obtain an Order pursuant to Section 38(4) of the Landlord and
Tenant Act 1954 (as amended) by which the provisions of Sections 24 to 28
(inclusive) of the Act are excluded in relation to the Lease

12.   HEADINGS

The paragraph headings shall not affect the interpretation hereof

AS WITNESS the hands of the parties hereto

                      THE FIRST SCHEDULE ABOVE REFERRED TO

                           (Description of Premises).

Unit Two, Twyford Place, Lincolns Inn, Lincolns Road, High Wycombe,
Buckinghamshire, shown for identification purposes edged yellow and green on the
attached plan(s) but excluding any buildings thereon let to any other tenant

SIGNED by                        )
duly authorised on behalf of     )
BRITISH SKY BROADCASTING LIMITED )

SIGNED by                        )
duly authorised on behalf of     )
IBIS GROUP PLC.                  )

                                        3
<PAGE>   75

                                   MEMORANDUM

IT IS HEREBY AGREED AND DECLARED between:

1.    WYNDHAM INVESTMENTS LIMITED whose registered office is at Wyndham Court
      Pritchard Street Bristol BS2 8RH and

2.    BRITISH SKY BROADCASTING LIMITED whose registered office is at 6 Centaurs
      Business Park Grant Way Isleworth Middlesex TW7 5QD

the present Lessor and Lessee respecttively under a Lease ("the Lease") dated
21st August 1990 and made between Questsun Limited (1) and British Satellite
Broadcasting Limited (2) of premises situate at and known as Unit 2 Twyford
Place Lincolns Inn High Wycombe Buckinghamshire and more particularly described
in the Lease THAT pursuant to the provisions of Clause 6 thereof the yearly rent
firstly reserved by the Lease shall with effect from the 20th August 1995
continue of EIGHTY THREE THOUSAND AND EIGHT HUNDRED NINETY-FIVE POUNDS
((pound)83895) exclusive.

AND THAT this Memorandum shall be attached to the Lease and Counterpart thereof
and shall henceforth be conclusive evidence of the yearly rent payable pursuant
to the first rent review thereunder

DATED this 20th day of December 1995

SIGNED by

for and on behalf of

WYNDHAM INVESTMENTS LTM<PAGE>   1

                                                                    Exhibit 10.7

THIS INDENTURE made the 20th day of November One thousand nine hundred and
ninety two BETWEEN JOSEPH COSGRAVE, PETER COSGRAVE AND MICHAEL COSGRAVE of 13
Wentworth, Eblana Villas, Dublin 2 (hereinafter called "The Lessor") of the One
Part AND PREMIER GROUP LIMITED of 13\16 Dame Street, Dublin 2 (hereinafter
called "the Lessee" ) of the other part.

WITNESSETH as follows:-

A.    IN THIS LEASE and in the Schedules hereto (save where the context
      otherwise requires or implies) the following words and expressions shall
      have the meanings assigned to them respectively hereunder:-

A.1.  "The Lessor" shall include the above mentioned Lessor and where the
      context so admits or requires include their and each of their executors,
      administrators and assigns and the owner or owners for the time being of
      the reversion immediately expectant on the term hereby granted;

A.2.  "The Lessee" shall include the above mentioned Lessee and where the
      context so admits or requires include its successors in title and

                REGISTERED IN THE REGISTRY OF DEEDS (DUBLIN) at
            36 MINUTES AFTER 2 O'CLOCK ON THE 19 DAY OF
                                  JANUARY 1993  BOOK 10 NO. 16 [ILLEGIBLE]

<PAGE>   2

      permitted assigns.

A.3.  "The Demised Premises" means the premises hereby demised by the Lessor to
      the Lessee as more particularly described in the First Schedule hereto and
      where the context so admits includes all easements rights and Privileges
      appurtenant thereto and all buildings thereon.

A.4.  "Rent" means the Rent from time to time payable hereunder whether the same
      shall be in the amount hereby initially reserved or as increased pursuant
      to the provisions in that behalf hereinafter or in any Schedule hereto
      contained,

A.5.  "Insured Risks" means subject always to such exclusions, excesses and
      limitations as are normally available and as may be imposed by the
      Landlord's insurers for the time being in respect of all or any of the
      following risks:-

      All or any loss or damage or prospective loss or damage by fire flooding
      water burst pipes storm tempest lightning explosion earthquake impact
      aircraft and other aeriel devices and articles dropped therefrom malicious
      damage civil commotion riot public liability and such further

                                       2
<PAGE>   3

      risks or perils to or in connection with the demised premises as the
      Lessor may in its absolute discretion from time to time determine and the
      Lessors fixtures and fittings thereof including glass (but excluding plate
      glass) and such fees expenses charges and monies of and incidental to the
      rebuilding reinstatement or loss (whether total or otherwise) of the
      demised premises or any part thereof as the Lessor may from time to time
      reasonably deem it desirable to insure against including (but not by way
      of exception);

A.5.01.     Three years loss of rent from time to time payable out of the
            demised premises;

A.5.02.     Expenditure or anticipated expenditure in the demolition and
            clearance of the demised premises.

A.5.03      All stamp duties payable on any building or like Contract coming
            within the provisions of any Act or Acts now or hereafter in force
            which said Contract may be entered into relative to the
            reconstruction reinstatement or repair in full or in part of the
            demised premises resulting from the destruction

                                       3
<PAGE>   4

            loss or damage thereof or thereto from any of the risks or perils
            aforesaid;

A.5.04      A sum equivalent to 12.5% of the full replacement and reinstatement
            cost of the demised premises (determined in the manner hereinafter
            provided) in respect of Architects' Quantity Surveyors' and other
            professional and consultancy fees;

A.6.  "Planning Legislation" means the Local Government (Planning and
      Development) Acts, 1963 to 1990 and any Act or Acts for the time being in
      force amending extending or replacing the same and any Orders Regulations
      or Directions issued under or by virtue of the said Acts or any Act or
      Acts for the time being in force amending or replacing the same.

A.7.  "Month" means calendar month and words derived therefrom shall be
      construed accordingly.

A.8.  Each covenant by the Lessee not to do any act or thing shall be deemed to
      include a covenant not to permit or suffer that act or thing to be done.

A.9.  "Machinery" means all plant machinery, apparatus

                                       4
<PAGE>   5

      and equipment on in or under the Demised Premises and used and serving the
      premises including without limitation, generators, equipment for air
      conditioning, ventilation, heating, cooling, fire alarm, fire prevention
      and fire control and any lifts, plant and machinery which may from time to
      time be installed in the Demised Premises at any time within the term.

A.10. "The Term" means 35 years from the 20th day of November, 1992.

B.    All rights of entry exercisable hereunder by the Lessor shall extend to
      and include the Architects, Engineers, Surveyors, Servants, Contractors,
      Agents, Licensees and Employees of the Lessor.

C.    The several Schedules hereto shall be deemed to be incorporated in and
      form part of these presents and the provisions thereof shall apply and
      operate as though the same were set forth ad longum herein.

1.01  In consideration of the rents herein reserved (and the increases provided
      herein) and the other payments and the covenants on the part of the

                                       5
<PAGE>   6

      Lessee hereinafter reserved and contained the Lessor hereby demises unto
      the Lessee ALL THAT AND THOSE the premises described in the First Schedule
      hereto EXCEPTING AND RESERVING unto the Lessor its Lessees Licensees and
      all other persons authorised by the Lessor the rights, interests and
      easements specified in the Second Schedule hereto TO HOLD the same unto
      the Lessee from the 20th day of November 1992 for a term of 35 years
      YIELDING AND PAYING by way of Bankers Order or such other manner as the
      Lessor in its absolute discretion may specify therefor and thereout during
      each of the first five years of the term ending on the 19th day of
      November 1997 the yearly rent of IR(pound)60,000.00 without any deduction
      payable quarterly in advance at the rate of (pound)15,000.00 per quarter
      on the 20th day of November, 20th day of February, 20th day of May and
      20th day of August in every year of the term and thereafter during each of
      the successive periods of five years which the first shall begin on the
      20th day of November 1997 a rent equal to (a) the rent payable hereunder
      during the immediately preceding year or (b) such revised rent as may from
      time to time be ascertained in accordance with the provisions in that
      behalf contained in the Third Schedule hereto (whichever

                                       6
<PAGE>   7

      shall be the greater) and the rent throughout the entire of the term shall
      be paid in advance without deductions, the first payment to be made on the
      signing hereof.

1.02  AND ALSO PAYING by way of additional rent the amount or amounts payable by
      the Lessor for insuring the Demised Premises against the Insured Risks and
      other matters referred to in Clause 4.00 (including the cost of periodic
      valuations for insurance purposes) the first such sum shall be payable on
      the execution hereof and thereafter on demand.

2.    The Lessee to the intent that the obligations hereby created shall (save
      where otherwise stated) continue throughout the term hereby granted
      covenants with the Lessor in manner following that is to say:

2.01.       Covenants to Pay Rent, Rates, and Outgoings

2.01.01.    To pay the rent and all other sums hereby reserved on the days and
            in the manner herein provided without any deductions.

2.01.02.    To pay and discharge all existing and future

                                       7
<PAGE>   8

            rates, taxes, duties, charges, assessments, outgoings and all
            impositions whatsoever whether parliamentary, parochial local or any
            other description which are now or may at any time be assessed taxed
            charged imposed upon levied or be payable in respect of the demised
            premises or any part thereof or upon or by the owner or occupier
            thereof or any part thereof or any rent issuing thereout or any part
            thereof or if the Lessor shall be liable to pay and shall pay any
            such rate, tax, duty, charge, assessment, outgoing or imposition
            then the Lessee shall on demand refund to the Lessor any sum or sums
            so paid by it.

2.01.03.    To pay and discharge all sums due for electricity, telephone, gas or
            water (or other fuel or service) used or consumed on the demised
            premises.

2.02        COMPLY WITH LOCAL AUTHORITY REQUIREMENTS

2.02.01     At the Lessees own expense observe and comply in all respects with
            the provisions and requirements of any and every enactment for the
            time being in force or any orders or

                                       8
<PAGE>   9

            regulations thereunder for the time being in force and to do and
            execute or cause to be done and executed all such works as under or
            by virtue of any such enactment or any orders or regulations
            thereunder for the time being in force are or shall be properly
            directed or necessary to be done or executed upon or in respect of
            the demised premises or any part thereof whether by the owner,
            Landlord, Lessee, Tenant or Occupier and at all times to keep the
            Lessor indemnified against all claims, demands and liability in
            respect thereof and without derogating from the generality of the
            foregoing to comply with the requirements of any local or other
            statutory authority and the order or orders of any Court of
            competent jurisdiction.

2.02.02.    At all times during the said term to comply with all the
            recommendations or requirements of the appropriate Authority whether
            notified or directed to the Lessor or the Lessee (who shall notify
            expeditiously the other) in relation to fire precautions and to
            indemnify the Lessor against any costs or expenses in complying with
            such recommendations or requirements and not to

                                       9
<PAGE>   10

            obstruct the access to or means of working any apparatus and
            appliances for the time being installed in the demised premises.

2.02.03.    To execute all such works as may be necessary for abating any
            nuisance in obedience to a notice lawfully served by a local or
            public Authority or pursuant to any Court Order.

2.02.04.    Not to obstruct the access to or the means of working of any fire
            prevention or fire detection system and not obstruct any emergency
            exit in the Demised Premises.

2.02.05.    If required to comply with the recommendations of the insurers to
            provide and install such safety devices as may be required and to
            install same at the Lessor's direction and at the Lessee's expense.

2.02.06.    To comply generally with all and requirements and recommendations of
            insurers of the Demised Premises in so as they relate thereto and to
            indemnify keep indemnified the Lessor against costs or expenses in
            complying with all and

                                       10
<PAGE>   11

            any such requirements and recommendations.

2.03.       COVENANTS TO REPAIR AND MAINTAIN.

2.03.01     At all times during the said term to keep clean and tidy and to
            repair, replace, reinstate and put and keep in good order repair and
            condition from time to time and at all times the entire of the
            demised premises interior and exterior and all parts thereof and all
            buildings now or hereafter erected thereon and every part thereof
            (whatsoever their present condition) and all additions thereto and
            without derogation from the generality of the foregoing the Lessor's
            fixtures and fittings therein and all pipes, drains, wires, cables,
            meters, channels, sewers, sanitary and water apparatus and all other
            installations and other things within the demised premises and all
            walls and fences roofs structures foundations timbers joists and
            beams of the floors and ceilings chimney stacks gutters door locks
            plate glass and other window fixtures in good and substantial order
            repair and condition and when necessary renew and replace all
            machinery therein AND

                                       11
<PAGE>   12

            in the like condition to surrender and quietly yield the demised
            premises up at the expiration or sooner determination of the term
            hereby granted.

2.03.02     At all times during the said term to keep the demised premises neat
            and tidy and in good decorative order throughout and to maintain a
            clean and attractive appearance in the same at all times during this
            demise.

2.03.03.    No Clause

2.03.04.    Not to bring or keep or suffer to be brought or kept on the Demised
            Premises or any part thereof any dump rubbish or scrap heap or
            anything which in the opinion of the Lessor is or may become
            unclean, unsightly, noisesome, offensive or dangerous or calculated
            or liable to detract from the quality amenity or reputation of the
            Demised Premises and so often as it shall be necessary or desirable
            to remove from the Demised Premises all such refuse rubbish and
            scrap which may accumulate or be placed thereon.

                                       12
<PAGE>   13

2.03.05     To keep such part of the land forming part of the Demised premises
            as is not built on and the forecourt car parking spaces grass
            gardens and any trees shrubs and hedges in proper and neat order and
            condition and any ditches streams culverts and watercourses properly
            cleared and cleaned and the banks thereof in proper repair and
            condition.

2.03.06     Not to place or deposit or allow to be placed or deposited for sale
            or otherwise any goods articles or things so as to obstruct or allow
            to be obstructed the forecourt or car parking areas surrounding or
            comprised in the Demised Premises.

2.03.07.    Once (at least) in every five years of the said term and in the last
            year of the said term (whether determined by affluxion of time or
            otherwise) to paint in a proper and workmanlike manner all the
            internal wood metal and other internal parts of the demised premises
            and all additions thereto usually or requiring to be painted or
            which ought to be so painted with at least three coats of good oil
            paint and in such colours as the Lessor shall have first approved of

                                       13
<PAGE>   14

            in writing and to prepare grain varnish french polish colour
            distemper wash stop whiten in a proper and workmanlike manner and
            repaper all the internal parts of the demised premises and all
            additions thereto usually or requiring to be so treated or which
            ought to be so treated with suitable materials and in such colour or
            colours as the Lessor shall have first approved of in writing.

2.03.08     Once (at least) in every five years of the said term and in the last
            year of the said term (whether determined by affluxion of time or
            otherwise) to paint in a proper and workmanlike manner all the
            external wood metal and other external parts of the demised premises
            and all additions thereto usually or requiring to be painted or
            which ought to be so painted with at least three coats of good oil
            paint and in such colours as the Lessor shall have first approved of
            in writing and to prepare grain varnish french polish colour
            distemper wash down repoint whiten in a proper and workmanlike
            manner all the external parts of the demised premises and all
            additions thereon

                                       14
<PAGE>   15

            usually or requiring to be so treated or which ought to be treated
            with suitable materials and in such colour as the Lessor shall have
            first approved of in writing, and where necessary and wherever
            appropriate treat with suitable preservative all stone work, brick
            work, concrete and other finishes to the reasonable satisfaction of
            the Lessor.

2.03.09     Concurrently with each such external painting to wash down and
            cleanse all external services of the demised premises which are
            usually or normally so dealt with.

2.03.10.    To clean and treat the external and internal surfaces of the windows
            of the demised premises at least once every two months.

2.03.11.    As often as may be necessary to clean and treat all tiles, glazed
            bricks, aluminium windows and doors and similar washable surfaces.

2.03.12.    To install such curtains and blinds in or on the windows of the
            demised premises or otherwise serving the same as the Lessor may

                                       15
<PAGE>   16

            from time to time reasonably require in that behalf.

2.03.13.    Not to substitute any blinds, shutters or curtains in or on the
            windows of the demised premises without first obtaining the consent
            in writing of the Lessor nor to put or display on or in the demised
            premises any unsightly object which shall be visible from the
            exterior thereof.

2.03.14.    To keep all parts of the demised premises upon which there are no
            buildings erected in a neat and tidy condition and adequately
            surfaced and free from weeds and further to ensure that all
            landscaped areas are properly cultivated and maintained and all
            trees (if any) preserved.

2.04.       COVENANTS NOT TO MAKE ALTERATIONS WITHOUT THE CONSENT OF THE LESSOR

2.04.01.    Not to erect or suffer to be erected any new buildings or erection
            on the demised premises, or to alter, add to, cut, maim or injure or
            suffer to be altered, added to, cut, maimed or injured the demised
            premises

                                       16
<PAGE>   17

            or any part thereof to include, without prejudice to the generality
            of the foregoing any of the ceilings roofs walls floors or timbers
            or electric cables, switches, junctions or points or the pipes taps
            or other apparatus of or the machinery on the demised premises,
            without the prior consent in writing of the Lessor (which consent
            shall not be unreasonably withheld however it will be reasonable to
            withhold Consent if said alteration would detract from the value of
            the Demised Premises).

2.04.02.    No to make or suffer to be made thereto any structural alteration
            addition or change or to make or suffer to be made any alteration,
            addition or change in the internal lay-out thereof or alter or
            change or suffer to be altered or changed the plan elevation or
            architectural decorations thereof or alter add to cut maim injure or
            change or suffer to be altered added to cut maimed or injured or
            changed any of the Lessor's fixtures and fittings and appliances in
            and about the demised premises without the prior consent in writing
            of the Lessor (which Consent shall not be unreasonably withheld

                                       17
<PAGE>   18

            however it will be reasonable to withhold Consent if said alteration
            would detract from the value of the Demised Premises).

2.04.03.    To submit to the Lessor such Plans Drawings and Specifications as
            may reasonably be required in the consideration of any proposed
            alterations or additions and in respect of any alterations or
            additions for which the Lessor's consent in writing has been granted
            and to restore if so requested by the Lessor the demised premises to
            their former state at the end or sooner determination of the term
            hereby granted.

2.04.04     Not to erect any temporary partitions without the prior consent in
            writing of the Lessor (which Consent shall not be unreasonably
            withheld. It will be reasonable to withhold Consent if said
            alteration would detract from the value of the Demised Premises)
            PROVIDED HOWEVER that where such written consent shall be
            forthcoming the Lessee shall comply with all statutory requirements
            or requirements of any local or Statutory or Public or other
            Authority and in particular the requirements of the Local

                                       18
<PAGE>   19

            Fire Authority.

2.04.05     Not without the consent in writing of the Lessor to carry out or
            suffer to be carried out in over or under the demised premises any
            development as defined by the Planning Legislation (which Consent
            shall not be unreasonably withheld. It will be reasonable to
            withhold Consent if said alteration would detract from the value of
            the Demised Premises) nor to do or omit or suffer to be done or
            omitted anything on or in connection with the demised premises the
            doing or omission of which would be a contravention of the Planning
            Legislation or of any notices, orders, licences, consents, or
            permissions served made granted or imposed thereunder or under any
            enactment repealed thereby and to indemnify the Lessor (as well
            after the expiration of the said term of affluxion of time or
            otherwise as during its continuance) and keep indemnified the Lessor
            against all actions, proceedings, damages, penalties, costs,
            charges, claims and demands in respect of such acts and omissions or
            any of them and against the costs of any application for Planning

                                       19
<PAGE>   20

            Permission and the works and things done in pursuance thereof.

2.04.06.    No Clause.

2.04.07     In the event of the Lessor giving written consent to any of the
            matters in respect of which the provisions of this Lease or
            otherwise and in the event of permission from any Planning Authority
            under the Planning Legislation being necessary for any addition
            alteration or change in or to the Demised Premises or for the change
            of user thereof to apply at the cost of the Lessee to the Local and
            Planning Authorities for all consents and permissions which may be
            required in connection therewith and to give notice to the Lessor of
            the granting or refusal (as the case may be) of all such consents
            and permissions forthwith on the receipt thereof.

2.05.       COVENANT TO NOTIFY LESSOR OF ALL NOTICES

2.05.01     Within seven days of the receipt of any notice, order or proposal
            for a notice or order served on the Lessee or made, given or

                                       20
<PAGE>   21

            issued to the Lessee by any Government Department or Local or public
            Authority by virtue of any statutory power to produce such
            permission, notice or order or proposal for a Notice or Order to the
            Lessor and also without delay to take all necessary Steps to comply
            with any such notice or order and also at the request of the Lessor
            but at the cost of the Lessee to make or join with the Lessor in
            making objections or making representations against or in respect of
            any such notice, order or proposal as aforesaid as the Lessor shall
            deem expedient.

2.06.       REMOVE ANY BREACH OF COVENANT

2.06.01.    On the request in writing of the Lessor or its agents forthwith to
            pull down and remove any building erection alterations or addition
            erected placed or made in breach of any of the foregoing covenants
            and if any portion of the demised premises has been altered pulled
            down or removed in breach of any of the foregoing covenants upon
            such request in writing as herein provided forthwith to amend
            restore replace or rebuild the demised premises according to

                                       21
<PAGE>   22

            the original plans and elevations thereof.

2.07        COVENANTS NOT TO CREATE NUISANCES

2.07.01     No to do or suffer or bring in or upon the demised premises any
            thing which shall be noisy or cause vibration or which shall be
            either dangerous or a nuisance to the Lessor or to adjoining owners
            or occupiers or to any other party or the neighbourhood.

2.07.02     Not to do or suffer to be done upon or in connection with the
            demised premises or any part thereof anything which may be or become
            a danger annoyance nuisance inconvenience or disturbance to the
            Lessor.

2.07.03.    To pay all costs, charges and expenses which may be incurred by the
            Lessor in abating any danger, annoyance, nuisance, inconvenience or
            disturbance in respect of the demised premises.

2.08.       COVENANT NOT TO OVERLOAD THE DEMISED PREMISES

                                       22
<PAGE>   23

2.08.01.    Not to do or suffer or bring in or upon the demised premises any
            thing which in the opinion of the Lessor shall be liable to damage
            the structure of the demised premises or any adjoining premises or
            cause any weight or strain in excess of that which the demised
            premises are capable of bearing with due margin for safety and in
            particular not to overload the floor area or the electrical
            installations or the other services of in or to the demised premises
            nor to suspend any excessive weight from the ceilings or walls
            stanchions or the structure thereof.

2.08.02.    The Lessee shall pay to the Lessor on demand all costs reasonably
            incurred by the Lessor in obtaining the opinion of a qualified
            structural engineer as to whether the structure of the demised
            premises is being or is about to be overloaded such costs only to be
            the liability of the Lessee in the event of overloading or likely
            future overloading.

2.9.        COVENANT TO GIVE NOTICE TO THE LESSOR OF ANY CLAIM AFFECTING THE
            PREMISES

                                       23
<PAGE>   24

2.9.01.     To give immediate notice to the Lessor of any claim affecting the
            demised premises or any part thereof.

2.10.       COVENANTS IN RESPECT OF ASSIGNMENTS

2.10.01.    Not without the consent of the Lessor (and subject as hereinafter
            provided) to assign transfer or underlet or part with or share the
            possession or occupation of the demised premises or any part thereof
            or suffer any person to occupy the demised premises or any part
            thereof as a Licensee or as concessionaire BUT THAT NOTWITHSTANDING
            the foregoing the Lessor shall not unreasonably withhold its consent
            to an Assignment transfer or underletting of the entire of the
            demised premises PROVIDED ALWAYS that the Lessor shall be deemed to
            be acting reasonably should it refuse to consent to the assignment
            transfer or underletting of the demised premises to an Assignee or
            undertenant which shall not have given the Lessor satisfactory proof
            that it can meet the obligations to pay the rent and perform the
            covenants and obligations provided in this Lease or pay the rent

                                       24
<PAGE>   25

            reserved by the underlease or perform the covenants and obligations
            provided in the underlease as the case may be.

2.10.02.    In the following sub-sub-clauses of this sub-clause 2.10.02 the word
            "assignment" shall include any transfer underletting parting with
            possession or occupation of the demised premises and the word
            "assignee" shall be construed accordingly.

2.10.03.    The Lessee shall prior to any such assignment apply to the Lessor
            and give all reasonable information concerning the proposed assignee
            as the Lessor may require.

2.10.04.    The Lessor's consent to any such assignment shall be given in
            writing.

2.10.05.    In the case of an under-lease (save by way of Mortgage) the same
            shall be of the entire of the demised premises and the under-lessee
            if required by the Lessor shall enter into a direct covenant with
            the Lessor to perform and observe all the covenants (other than that
            for payment of the rent hereby reserved) and conditions herein
            contained

                                       25
<PAGE>   26

            and every such under-lease shall also be subject to the following
            conditions, that is to say that it shall contain:-

(a)         an unqualified covenant on the part of the under-Lessee not to
            assign transfer under-let or part with or share the possession or
            occupation of part only of the premises thereby demised;

(b)         a covenant on the part of the under-lessee not to assign transfer
            under-let or part with or share the possession or occupation of the
            whole of the premises thereby demised without obtaining the previous
            consent in writing of the Lessor;

(c)         a covenant condition or proviso under which the rent reserved by the
            under-lease shall be reviewed at the same times and in the same
            manner as provided in this Lease;

(d)         a covenant condition or proviso under which the rent from time to
            time payable under such under-lease shall not be less than the rent
            from time to time payable hereunder;

(e)         a covenant that any under-Leases granted out of such under-Lease
            whether immediately or mediately shall contain provisions similar to
            those hereinbefore in this paragraph

                                       26
<PAGE>   27

            2.10.05 contained;

(f)         covenants and conditions in the same terms as nearly as
            circumstances admit as those contained in this Lease, which the
            Lessee covenants to enforce at its own expense;

(g)         A covenant not to vary the terms of any permitted Under-Lease
            without the prior consent of the Lessor or accept any surrender
            without the consent of the Lessor such consent not to be
            unreasonably withheld.

2.10.06.    The Lessee shall be entitled, but not without the consent of the
            Lessor, to sublet part only of the premises provided that any such
            sub-letting shall comprise an entire floor of the premises and shall
            be for a period not greater than two years and nine months and under
            no circumstances shall any sub-lessee or other party other than the
            Lessee herein acquire any right to remain in the premises pursuant
            to the Landlord & Tenant Acts and further that the provision as
            contained in Clause 2.10 shall apply to any such sub-letting.

2.11.       COVENANT NOT TO DISCHARGE DELETERIOUS MATTER

                                       27
<PAGE>   28

2.11.01.    Not to stop up obstruct or injure or suffer to be stopped up
            obstructed or injured or to suffer oil grease or other noxious or
            deleterious matters or substances to enter the drains sewers gutters
            pipes channels and watercourses serving the demised premises and in
            the event of the same becoming stopped up obstructed or injured to
            make good as soon as practicable all such damage and any damage
            thereby caused to the demised premises to the satisfaction of the
            Lessor.

2.11.02     Not to discharge or allow to be discharged or passed any noxious
            gases vapours or deleterious matters from the demised premises or
            any solid matter from the demised premises into the drains or sewers
            as aforesaid nor to discharge or allow to be discharged therein any
            fluid of a poisonous or noxious nature or of a kind calculated to or
            that does in fact destroy sicken or injure the fish or contaminate
            or pollute the water or any stream or river and not to do or omit or
            allow or suffer to be done or omitted any act or thing whereby the
            waters of any stream or river may be polluted or the composition
            thereof so changed as to

                                       28
<PAGE>   29

            render the Lessor liable to any action or proceedings by any person
            whomsoever.

2.12.       COVENANT NOT To ADVERTISE

2.12.01.    Not without the consent in writing of the Lessor to affix or display
            or suffer to be affixed or displayed to or upon any part of the
            demised premises any sign hoarding poster placard or advertisement
            whatsoever which shall be visible from the outside of the demised
            premises except such as in the opinion of the Lessor shall be
            reasonably necessary in connection with the trade or business
            lawfully carried on upon the demised premises and as shall be
            approved in writing by the Lessor PROVIDED HOWEVER that nothing
            herein contained shall amount to a consent to the affixing to or the
            display or retention on the demised premises of any sign hoarding
            poster placard or advertisement without such permission approval or
            consent as may be requisite pursuant to Planning Legislation.

2.13.       COVENANT TO PERMIT LESSOR AFFIX NOTICES FOR THE RE-LETTING OR SALE
            OF THE PREMISES

                                       29
<PAGE>   30

2.13.01.    To permit the Lessor during the six months immediately preceding the
            expiration or sooner determination of the term hereby granted to
            affix and retain without interference upon any part of the demised
            premises notices for the re-letting or sale of the same.

2.13.02     At all convenient hours in the daytime on seventy-two hours notice
            being given to permit all prospective purchasers or dealers in the
            reversionary interests of the Lessor by order in writing of the
            Lessor or his agents to view the demised premises without
            interruption but so that no undue interference is caused to the
            business of the Lessee.

2.14.       COVENANTS AS TO USER

2.14.01.    Not without the consent in writing of the Lessor to use or permit or
            suffer the demised premises or any part thereof to be used for any
            purpose other than offices, showrooms and car parking subject to the
            conditions set out at paragraph 2.14.02 (c) and not without the
            Lessor's consent in

                                       30
<PAGE>   31

            writing to use or permit or suffer the same or any part thereof to
            be used for any other purpose. IT IS HEREBY AGREED that it would be
            reasonable for the Lessor to refuse to grant such consent to a
            change of user of the premises on the grounds that such change of
            user sought would substantially increase the rate of insurance in
            respect of the demised or neighbouring or adjoining premises owned
            by the Lessor.

2.14.02.    Without prejudice to the generality of the foregoing provisions;

(a)         not to use or suffer the demised premises or any part thereof to be
            used as a residence or permit any person to sleep on the demised
            premises nor to use or suffer the demised premises or any part
            thereof to be used for public charitable or institutional purposes
            nor in a manner not consistent with the requirements for the time
            being of Planning Legislation;

(b)         not to keep or allow to remain in or upon the demised premises any
            animal save such as may be necessary for the protection of the
            demised premises and not to use the demised

                                       31
<PAGE>   32

            premises for any illegal purpose or to hold or permit any auction
            (including any auction of motor vehicles of any description) on the
            demised premises.

(c)         not without the consent in writing of the Lessor to keep or suffer
            to be kept on the demised premises any material of a dangerous
            combustible explosive or offensive nature (including petrol) or the
            keeping of which may in law constitute a nuisance or require a
            licence of some Local Public or other Authority.

2.14.03.    So long as and as often as the demised premises or any part thereof
            shall be used for the purposes of offices to comply with all the
            requirements of the Factories Acts and Office Premises Act and of
            any Act or Acts amending extending or replacing same and of any
            Rules or Regulations made or to be made thereunder and with any
            other obligations imposed by law in regard to the demised premises
            and the carrying on of the trade or business for the time being
            carried on upon the demised premises and to indemnify the Lessor
            against all liability in respect of any contravention of such

                                       32
<PAGE>   33

            requirements.

2.15.       COVENANT TO PREVENT ENCROACHMENTS AND NEW EASEMENTS

2.15.01     Not knowingly to permit or suffer encroachment upon the demised
            premises or the acquisition of any new right to light passage
            drainage or other easement on or over under the demised premises and
            if any encroachment or easement shall be made or acquired or
            threatened to be acquired forthwith to give notice to the Lessor and
            at the costs of the Lessee to do all such things as may be proper or
            necessary for the purpose of preventing the making of such
            encroachment or the acquisition of such easement or right PROVIDED
            ALWAYS that if the Lessee shall omit or neglect to do all such
            things as aforesaid it shall be lawful for the Lessor to enter upon
            the demised premises for the purpose of protecting the same.

2.16        COVENANT TO PAY V.A.T. STAMP DUTY AND REGISTRATION FEES

                                       33
<PAGE>   34

2.16.01     To pay all Value Added Tax on the granting of this Lease and to pay
            the Stamp Duty on this Lease and Counterpart and the costs of
            registration hereof and to pay any Value Added Tax or other
            substituted similar tax due on any rents payable hereunder and to
            keep the Lessor indemnified against same.

2.17.       COVENANT TO INDEMNIFY LESSOR

2.17.01     To indemnify and keep indemnified the Lessor against all and any
            expenses costs claims demands damages and other liabilities
            whatsoever in respect of the injury or death of any person or damage
            to any property however arising directly or indirectly out of:-

(a)         the state of repair or condition of the demised premises;

(b)         the existence of any alteration thereto or to the state of repair of
            condition of such alteration;

(c)         the user of the demised premises;

(d)         any work carried out or in the course of being carried out to the
            demised premises by the Lessee its servants agents sub-lessees or
            sub-tenants;

                                       34
<PAGE>   35

(e)         anything now or hereafter attached to or projecting therefrom or any
            other cause arising out of the demised premises.

2.18.       NOT TO STORE DANGEROUS SUBSTANCES

2.18.01     Not to have store or keep upon the demised premises or any part
            thereof any substance of an explosive or of an especially
            inflammable or dangerous nature or such as might increase the risk
            of fire or explosion or which might attack or in any way injure by
            percolation corrosion or otherwise the demised premises or the
            keeping or use whereof may contravene any statute or local
            regulation or bye-law and not to house or operate or permit to be
            housed or operated in or upon the demised premises or any part
            thereof any engine or machinery of any kind other than the usual
            machines relating to the Lessee's business and which are not likely
            to cause any undue vibration or be or become a nuisance annoyance or
            disturbance to any other tenants or occupiers in any adjoining or
            neighbouring premises.

2.19.       LESSOR'S ACCESS

                                       35
<PAGE>   36

2.19.01.    To permit the Lessor (on giving the Lessee reasonable notice) at all
            reasonable times to enter the demised premises for the purpose of
            viewing the state of repair and condition thereof and to take
            Inventories of the Lessor's fixtures therein and to ensure that
            nothing has been done that constitutes a breach of any of the
            covenants herein contained.

2.19.02.    To permit the Lessor to remedy, repair and make good all breaches
            defects and wants of reparation for which the Lessee is liable
            hereunder of which written notice shall be given by the Lessor to
            the Lessee and of which the Lessee shall be liable to remedy repair
            or make good under the covenants herein contained within one
            calendar month after the giving of such notice.

2.19.03.    Should the Lessee at any time make default in the performance of any
            of the covenants herein contained for or in relation to the repair
            maintenance or decoration of the demised premises it shall be lawful
            for the Lessor or the Lessors agents and workmen but without
            prejudice to the right of re-entry

                                       36
<PAGE>   37

            herein provided to enter upon the demised premises and to remedy
            repair make good cleanse maintain and amend the same accordingly.

2.19.04.    All expenses incurred thereby (including surveyors and other
            professional fees) shall be a debt due and be repaid by the Lessee
            to the Lessor on demand and if not so paid shall be recoverable by
            the Lessor as liquidated damages.

2.19.05.    To permit the Lessor or the Lessors agents and workmen and (if
            authorised by the Lessor) the Tenants occupiers of any adjoining or
            neighbouring premises or their respective agents and workmen at any
            time or times on giving reasonable written notice to the Lessee
            (except in cases of emergency) to enter upon the demised premises
            for executing repairs or alterations in respect of adjoining or
            neighbouring premises or for making repairing maintaining renewing
            connecting or cleansing any pipes, drains, channels, watercourses,
            sewers, wires or cables belonging to or leading to or from the same
            (the Lessor or person so entering

                                       37
<PAGE>   38

            making good to the Lessee all damage thereby occasioned but without
            compensation for any annoyance or inconvenience caused to the
            Lessee).

2.19.06.    The carrying out by the Lesser of any repairs pursuant to the
            provisions of these Clauses shall not imply or be seemed to imply or
            impute any liability on the Lessor to carry out any repairs of any
            kind to the premises or to reduce or mitigate in any way whatever
            the liability of the Lessee for carrying out all repairs to the
            premises and which shall at all times remain the liability of the
            Lessee.

2.20        INDEMNIFY LESSOR

2.20.01     Fully and effectually to indemify the Lessor against the breach
            non-performance or non-observance by the Lessee of any of the
            covenants and conditions on the part of the Lessee herein contained
            and against any actions costs claims expenses and demands whatsoever
            or howsoever arising in respect of or as a consequence (whether
            direct or indirect) of any such breach non-performance

                                       38
<PAGE>   39

            or non-observance.

2.21.       COVENANT TO YIELD UP

2.21.01.    To yield up the demised premises unto the Lessor at the expiration
            or sooner determination of the term hereby created together with all
            the keys thereof and all fixtures of every kind in or upon the
            demised premises or which during the term may be affixed or fastened
            to or upon the same except Lessee's (or lawful under-Lessee's)
            fixtures (including partitions and doors erected by the Lessee with
            the written consent of the Lessor) having previously been removed
            and all damage occasioned by such removal having been made good
            except in the event of sale of such items to an incoming tenant.

3.00        LESSOR'S COVENANTS

3.01.       The Lessor hereby covenants with the Lessee in the manner following:

3.01.01.    That the Lessee paying the rents hereby reserved and performing and
            observing the

                                       39
<PAGE>   40

            covenants and agreements on its part herein contained shall and may
            peaceably hold and enjoy the demised premises during the said term
            without any interruption by the Lessor or any person or persons
            lawfully claiming under or through or in trust for the Lessor in
            that behalf.

4.00.       INSURANCE

4.01.       Subject to the Lessor being able to effect insurance against any one
            or more of the items referred to in this Sub-Clause and subject to
            reimbursement by the Lessee of the sums referred to in paragraph 3.3
            (ii) of the reddendum, the Lessor covenants to insure the following
            in the name of the Lessor:-

4.01.01     The premises against loss or damage by the Insured Risks in the full
            reinstatement cost thereof (to be determined from time to time by
            the Lessor or the Lessor's Surveyor) including:

4.01.01.1   Architects, Surveyors, Consultants and other Professional fees
            (including Value Added Tax

                                       40
<PAGE>   41

            thereon);

4.01.01.2   The costs of shoring up, demolishing, site clearing and similar
            expenses;

4.01.01.3   All stamp duty and other taxes and duties exigible on any building
            or like contract as may be entered into and all other incidental
            expenses relative to the reconstruction, reinstatement or repair of
            the Premises;

4.01.01.4   A provision for inflation as the Lessor in its absolute discretion
            shall deem appropriate.

4.01.02.    The loss of rent, from time to time payable, or reasonably estimated
            to be payable under this Lease (taking account of any review of the
            rent which may become due under this Lease) following loss or damage
            to the Premises by the Insured Risks, for three (3) years or such
            longer period as the Lessor may, from time to time, reasonably deem
            to be necessary, having regard to the likely period required for
            obtaining planning permission and bye-law approval (if applicable)
            and any other consents and

                                       41
<PAGE>   42

            approval for reinstating the Premises.

4.01.03.    Property owners and other liability of the Lessor arising out of or
            in relation to the Premises; and

4.01.04.    Such other insurances as the Lessor may, in its discretion from time
            to time, deem necessary to effect.

4.01.05     The Lessor agrees that it shall effect such insurances as are
            provided for in this Clause with an Insurance Company of repute and
            at a rate similar to other rates pertaining in the City of Dublin
            from time to time in respect of the insured risks as set out above.

5.00.       LANDLORD TO PRODUCE EVIDENCE OF INSURANCE

5.01.       At the request of the Lessee, the Lessor shall and hereby covenants
            with the Lessee to produce to the Lessee a copy or extract duly
            certified by the Lessor of the policy or policies of such insurance
            and a copy of the receipt or receipts for the last premium or (as
            the Lessor's option) reasonable

                                       42
<PAGE>   43

            evidence from the insurers of the terms of the insurance policy or
            policies and the fact that the policy or policies is or are
            subsisting and in effect.

6.00.       NON-PAYMENT OF RENT

6.01.01     PROVIDED ALWAYS and it is hereby agreed that if the rent or
            additional rent herby reserved or any part thereof shall at any time
            be in arrears and unpaid for twenty one days after it becomes due
            (whether legally demanded or not) or if the Lessee shall go into
            liquidation (not being a voluntary liquidation for the purpose only
            of reconstruction) or receivership or if the Lessee being an
            individual or firm shall become bankrupt or make any arrangement or
            composition with his or its Creditors or if any covenant condition
            or agreement on the part of the Lessee herein contained shall not be
            performed or observed then and in any such case it shall be lawful
            for the Lessor or any person or persons duly authorised in that
            behalf to enter into or upon the demised premises or any part
            thereof in the name of the whole to hold and enjoy

                                       43
<PAGE>   44

            henceforth as if these presents had not been made.

6.01.02     Without prejudice to any right of action or remedy of the Lessor in
            respect of any antecedent breach by the Lessee of any of the
            stipulations herein contained and on the happening of any of the
            said events it shall also be lawful for the Lessor to determine this
            demise by serving on the Lessee a Notice to Quit and deliver up
            possession of the demised premises within fourteen days of the
            service of the said Notice to Quit the said Notice expiring on any
            day not necessarily a gale day and any day of the week and upon the
            expiration of such Notice the tenancy hereby created shall be deemed
            to have been duly determined by such Notice to Quit and the Lessor
            shall thereupon be entitled to possession of the demised premises as
            of its former estate and as if the tenancy hereby created had never
            existed such Notice to Quit must be served by the Lessor on the
            Lessee by Registered Post addressed to the Lessee at the Demised
            Premises.

                                       44
<PAGE>   45

7.00.       SUSPENSION OF RENT

            If during the Term the Premises shall be destroyed or damaged by any
            of the Insured Risks so as to be unfit for occupation or use and the
            policy or policies of insurance effected by the Lessor shall not
            have been vitiated or payment of the policy monies withheld or
            refused in whole or in part in consequence of any act neglect or
            default of the Lessee its servants agents or licensees the rent or a
            fair proportion thereof according to the nature and extent of the
            damage sustained shall be suspended until the Premises shall have
            again been rendered fit for occupation or use by the Lessee or until
            the expiration of three years from the date of the destruction or
            damage whichever is the shorter and any dispute concerning the
            provisions of this Clause shall be determined by a single arbitrator
            in accordance with the provisions of the Arbitration Acts 1954 and
            1980 or any statutory enactment in that behalf for the time being in
            force.

                                       45
<PAGE>   46

8.00        REBUILD

8.01.       If the Premises or any part thereof are destroyed or damaged by any
            of the Insured Risks then:-

8.01.1.     Unless payment of the insurance monies shall be refused in whole or
            in part by reason of any act, neglect, default of the Lessee or the
            servants, agents, licensees or invitees of the Lessee or any under-
            Lessee or any person under its or their control; and

8.01.2.     Subject to the Lessor being able to obtain any necessary planning
            permission and bye-law approval and all other necessary licences,
            approvals and consents (in respect of which the Lessor shall use its
            reasonable endeavours to obtain); and

8.01.3.     Subject to the necessary labour and materials being and remaining
            available (in respect of which the Lessor shall use its reasonable
            endeavours to obtain as soon as practicable), the Lessor shall lay
            out the proceeds of such insurance, (other than any

                                       46
<PAGE>   47

            in respect of the loss of rent) in the rebuilding and re-instating
            of the Premises or the part or parts thereof so destroyed or
            damaged, substantially as the same were prior to any such
            destruction or damage (but not so as to provide accommodation
            identical in layout and manner or method of construction if it would
            not be reasonably practical to do so).

9.00.       RE-INSTATEMENT PREVENTED

9.01.       If the Lessor is prevented by circumstances outside its control from
            rebuilding or reinstating the Premises, the Lessor shall be relieved
            from such obligation and shall be solely entitled to all the
            insurance moneys and if such rebuilding and reinstating shall
            continue to be so prevented for three (3) years after the date of
            the destrucction or damage and this Lease has not been terminated by
            frustration, the Lessor may at any time after the expiry of such
            three (3) years by written notice given to the Lessee determine this
            Lease and the Lessor shall be solely entitled to all the insurance
            monies (if not already in the possession of the Lessor) but without

                                       47
<PAGE>   48

            prejudice to any claim by either party against the other in respect
            of any antecedent breach of covenant.

10.00       NOTICES

10.01       Any Notice to be given hereunder or pursuant to the provisions
            contained in any Schedule hereto shall be sufficiently served if
            delivered or sent by Registered prepaid post to the Lessor at its
            Registered Office for the time being or the Lessee at its registered
            office for the time being or at the demised premises or in case the
            Lessee shall be an individual at the premises or at his last known
            address and such Notice shall be deemed to have been given when
            delivered at the time of delivery or when posted at the expiration
            of forty eight hours after the envelope containing same and properly
            addressed was put in the post PROVIDED ALWAYS in the event of postal
            services being suspended or curtailed within the State the Lessor
            shall be entitled to serve such notice by advertisement in a daily
            newspaper in Dublin in which case the notice shall be deemed to have
            been served one week after

                                       48
<PAGE>   49

            the insertion of such advertisement.

10.02.      In the event of the Lessor or the Lessee being a Company and not
            having a Registered Office in the State it shall be lawful to serve
            any Notice on the Registrar of Companies for the time being.

11.00.      DEFINITIONS AND MEANINGS

11.01.      In these presents and in the Schedules thereto where the context so
            admits words importing the neuter gender only shall include the
            masculine or feminine gender as appropriate and words the masculine
            gender only shall include the feminine gender and words importing
            the singular number only shall include the plural number and vice
            versa and where the Lessee shall from time to time be or consist of
            two or more persons the covenant herein expressed to be made by the
            Lessee shall be deemed to be made by such persons jointly and
            severally.

12.00       CONSENTS

                                       49
<PAGE>   50

12.01.      Any provisions requiring the consent of the Lessor shall be deemed
            to require also the consent of any Mortgagees of the Lessor's
            interest where necessary and any indemnity to be given to the Lessor
            shall be deemed to include any Mortgagees of the Lessor's interest
            where necessary and any such consent may be given by an Agent duly
            authorised.

13.00       INTEREST

13.01.      It is hereby agreed by and between the parties hereto and without
            prejudice to any other rights or remedies of the Lessor on foot of
            these presents that all sums payable by the Lessee to the Lessor
            hereunder whether in respect of rent or otherwise shall bear
            interest from the date on which they shall fall due at whichever is
            the greater of the following rates:-

            (i)   eighteen per cent per annum or

            (ii)  three per cent over the then current "A.A." overdraft rate
                  charged by the Associated Banks AND all such interest shall be
                  recoverable as if the same

                                       50
<PAGE>   51

                  were rent PROVIDED ALWAYS that no such interest shall be
                  eligible in respect of payments made within seven days after
                  the same shall have become due.

14.00       ADDRESS OF LESSEE

14.01.      The Registered address in the state of the Lessee for service of
            Notices and its description are:

                                 FIRST SCHEDULE

                             "The Demised Premises"

ALL THAT AND THOSE the premises now known as Premier Group House situate at the
junction of Ringsend Road and South Dock Road, Dublin more particularly edged
red on the map annexed hereto comprising an office building and car parking
spaces.

                                 SECOND SCHEDULE

1.    Unto the Lessor its Lessees Licensees and all other persons authorised by
      the Lessor the owners

                                       51
<PAGE>   52

      and occupiers for the time being of adjoining or adjacent lands and
      premises the free passage and running of water soil gas electricity and
      other services or supply through the drains sewers water gas electricity
      mains pipes cables wires watercourses conduits and subways which are now
      or may hereafter be laid down placed in over or under the demised premises
      to and from any adjoining or adjacent land and premises or any part
      thereof with power for such persons or any of them and the workmen of any
      of them:-

(a)   To enter on the demised premises and construct therein thereunder drains
      sewers water gas and water gas and electric mains pipes and cables from
      any other part of the said adjoining or adjacent lands and premises and to
      connect the said drains sewers water gas and electric mains pipes and
      cables doing as little damage as possible to the demised premises and not
      interfering with any buildings erected or to be erected thereon and making
      good their surface with all reasonable despatch at the cost and expense of
      the person or corporation who shall have caused such works to be carried
      out; and

(b)   To enter on the demised premises for the purpose of cleansing repairing
      and renewing the said

                                       52
<PAGE>   53

      drains sewers water gas and electric mains pipes and cables doing as
      little damage as possible to the lands comprised in the demised premises
      and making good the surface with all reasonable despatch at the cost and
      expense of the person or corporation who shall have caused such works to
      be carried out.

                                 THIRD SCHEDULE

                                  (Rent Review)

1.    Definitions

      In this Schedule, the following expressions shall have the following
      meanings:-

1.1.  "Review Date" means the 20th November 1997, 20th November 2002, 20th
      November 2007, 20th November 2012, 20th November 2017 and 20th November
      2022 and "Relevant Review Dates" shall be construed accordingly;

1.2.  "Open Market Rent" means the full open market yearly rent at which the
      Premises might reasonably be expected to be let in the open market with
      vacant possession at the Relevant

                                       53
<PAGE>   54

      Review Date by a willing Lessor to a willing Lessee and without any
      premium or any other consideration for the grant thereof for a term
      commencing on the Relevant Review Date and equal in duration to the full
      term granted by this Lease and otherwise on the same terms and conditions
      and subject to the same covenants and provisions contained in this Lease
      (other than the amount of the rent payable hereunder but including these
      provisions for the review of rent) and having regard to other open market
      rental values current at the Review Date in so far as the Surveyor may
      deem same to be pertinent to the matters under consideration by him and
      making the Assumptions but disregarding the Disregarded Matters;

1.3.  "The Assumptions" mean the following assumptions (if not facts) at the
      relevant Review Date:-

      (a)   that the premises are fitted out with the Lessor's fixtures and
            fittings specified in the Fourth Schedule hereto (if any) and are
            equipped and ready for immediate use and may be lawfully used as
            offices with car parking;

                                       54
<PAGE>   55

            or its predecessors in title) carried out after the date of this
            Lease with all necessary consents (where required) having first been
            obtained by the Lessee or any permitted under-Lessee;

1.5.  "the Surveyor" means an independent chartered surveyor of not less than
      five (5) years standing, who is experienced in the valuation and leasing
      of property similar to the Premises and is acquainted with the market in
      the area in which the Premises are located, appointed from time to time to
      determine the Open Market Rent pursuant to the provisions of this
      Schedule;

1.6.  "the Chairman" means the Chairman for the time being of the Society of
      Chartered Surveyors in the Republic of Ireland and includes the duly
      appointed deputy of the Chairman or any person authorised by the Chairman
      to make appointments on his behalf;

1.7.  "Rent Restrictions" means the restrictions imposed by any statute for the
      control of rent in force on a Review Date or on the date on which any
      increased rent is ascertained in accordance with this Schedule and which
      operate to impose

                                       57
<PAGE>   56

      any limitation, whether in time or amount, on the collection of an
      increase in the rent first reserved by this Lease or any part thereof.

2.    Upwards only rent review

      The rent first reserved by this Lease shall be reviewed at each Review
      Date in accordance with the provisions of this Schedule and, from and
      including each Review Date, the rent shall equal the higher of either the
      rent payable immediately before the Relevant Review Date or the Open
      Market Rent on the Relevant Review Date, as agreed or determined pursuant
      to the provisions of this Schedule.

3.    Agreement or determination of the reviewed rent

      The Landlord may seek at any time, not more than twelve (12) months before
      any Review Date and any time thereafter, by notice in writing to the
      Tenant, a review of the rent in accordance with the provisions of this
      Schedule. If the Landlord and the Tenant cannot agree on the Open Market
      Rent, either party may (whether before or after the Relevant Review Date)
      by notice in writing to the other party require the Open Market Rent to be
      determined by the Surveyor.

                                       58
<PAGE>   57

4.    Appointment of Surveyor

      In default of agreement between the Landlord and the Tenant on the
      appointment of the Surveyor, the Surveyor shall be appointed by the
      Chairman on the written application of the Landlord, such application to
      be made in the case of the Landlord, not earlier than nine (9) months
      before and not later than twelve (12) months after the Relevant Review
      Date and in the case of the Tenant not more than three (3) months before
      the date of the Landlord's notice seeking review of the rent herein and
      not later than twelve (12) months after the Relevant Review Date.

5.    Functions of the Surveyor

      The Surveyor shall:-

      (a)   Act as an Arbitrator in accordance with the Arbitration Acts 1954 to
            1980.

      (b)   Invite the Landlord and the Tenant to submit to him, within such
            time limits (not being less than fifteen (15) working days) as he
            shall consider appropriate, a valuation accompanied, if desired, by
            a statement of

                                       59
<PAGE>   58

            reasons and such representations as to the amount of the Open Market
            Rent with such supporting evidence as they may respectively wish;

      (c)   Within sixty (60) days of his appointment, or within such extended
            period as the Landlord and the Tenant shall jointly agree in
            writing, give to each of them written notice of the amount of the
            Open Market Rent as determined by him.

      (d)   In any event not make an award at less than the full annual rent
            then payable by the Tenant immediately prior to the Review Date.

6.    Fees of Surveyor

      The fees and expenses of the Surveyor (if acting as an expert) including
      the costs of his nomination shall be in the award of the Surveyor (but
      this shall not preclude the Surveyor from notifying both parties of his
      total fees and expenses notwithstanding the non-publication at that time
      of his award) and, failing such award, the same shall be payable by the
      Landlord and the Tenant in equal shares who shall each bear their

                                       60
<PAGE>   59

      own costs, fees and expenses. Without prejudice to the foregoing, both the
      Landlord and the Tenant shall each be entitled to pay the entire fees and
      expenses, due to the Surveyor and thereafter recover as a simple contract
      debt the amount (if any) due from the party who failed or refused to pay
      same.

7.    Appointment of new Surveyor.

      If the Surveyor fails to give notice of his determination within the time
      aforesaid, or if he dies, or is unwilling to act, or becomes incapable of
      acting, or if, for any other reason, he is unable to act, either party may
      request the Chairman to discharge the Surveyor and appoint another
      Surveyor in his place to act in the same capacity, which procedure may be
      repeated as many times as necessary.

8.    Interim payments pending determination

      In the event that by the Relevant Review Date the amount of the reviewed
      rent has not been agreed or determined as aforesaid (the date of agreement
      or determination being herein called "the Determination Date") then, in
      respect of the

                                       61
<PAGE>   60

      period (herein called "the Interim Period") beginning with the Relevant
      Review Date and ending on the day before the Quarterly Gale Day following
      the Determination Date, the Tenant shall pay to the Landlord rent at the
      yearly rate payable immediately before the Relevant Review Date, and on
      the Determination Date, the Tenant shall pay to the Landlord, on demand as
      arrears of rent, the amount (if any) by which the reviewed rent exceeds
      the rent actually paid during the Interim Period (apportioned on a daily
      basis) together with interest thereon at the Base Rate from the Relevant
      Review Date to the date of actual payment.

9.    Rent Restrictions

      On each and every occasion during the Term that Rent Restrictions shall be
      in force, then and in each and every case:

      (i)   the operation of the provisions herein for review of the rent shall
            be postponed to take effect on the first date or dates thereafter
            upon which such operation may

                                       62
<PAGE>   61

            occur, and

      (ii)  the collection of any increase or increases in the rent shall be
            postponed to take effect on the first date or dates thereafter that
            such increase or increases may be collected and\or retained in whole
            or in part and on as many occasions as shall be required to ensure
            that collection of the whole increase,

      AND until the Rent Restrictions shall be relaxed either partially or
      wholly the rent reserved by this Lease (which if previously reviewed shall
      be the rent payable under this Lease immediately prior to the imposition
      of the Rent Restrictions) shall (subject always to any provision to the
      contrary appearing in the Rent Restrictions) be the maximum rent from time
      to time payable hereunder.

10.   Memoranda of reviewed rent

      As soon as the amount of any reviewed rent has been agreed or determined,
      memoranda thereof shall be prepared by the Landlord or its Solicitors and
      thereupon shall be signed by or on behalf of the Landlord and the Tenant
      shall be responsible for and shall pay to the Landlord the

                                       63
<PAGE>   62

      stamp duty (if any) payable on such memoranda and any counterparts thereof
      but the parties shall each bear their own costs in respect thereof.

11.   Time not of the essence

      For the purpose of this Schedule, time shall not be of the essence.

                                 FOURTH SCHEDULE

                         (Landlords Fixtures & Fittings)

Reception Area -        1 Reception Desk complete with drawers.
                        Teak Stairs with Brass Handrail.

Landing -               2 Landing Railings with Brass Handrail.

GROUND FLOOR -          Small Reception Area \ Demonstration \ Meeting Room \
                        Office. Carpets fitted throughout.

Managers Office -       Carpet Tiles.

Computer Service
Department -            Lino. Total 9 Doors in the Ground Floor Area. Partitions
                        and False Ceilings throughout.

Sales Directors
Office -                Carpet.

Demonstration
Room\Showroom -         Carpet.

Corridors and
Landings -              Carpet throughout.

Sales Manager -         Carpet Tiles.

General Sales Office -  Carpet Tiles.

                                       64
<PAGE>   63

General Sales -         Carpet Tiles.

Company Secretary
Office -                Carpet Tiles.

MEZZANINE FLOOR -       Total 22 Doors. Partitions and False Ceilings throughout

Ladies Toilets -        4 Cubicles, 4 Basins, 4 Pans, Tiled throughout.

Gents Toilets -         4 Cubicles, 4 Basins, 4 Pans, Tiled throughout.

Canateen Area -         Wall Units, 1 Mini Kitchen Unit (Fridge, Sink and 2 Ring
                        Cooker).

Backstairs -            Carpeted throughout.

1ST FLOOR

Ladies Toilets -        4 Cubicles, 4 Basins, 4 Pans, Tiled throughout.

Gents Toilets -         4 Cubicles, 4 Basins, 4 Pans, Tiled throughout.

Canteen Area -          Wall Units, 1 Mini Kitchen Unit (Fridge, Sink and 2 Ring
                        Cooker).

2 General
Offices -               Carpet tiles.

Implementation
Room -                  Carpet Tiles.

Software -              Carpet Tiles.

Software Manager
Office -                Carpet Tiles.

Financial
Controller -            Carpet Tiles.

M\D Office -            Carpet.

Main Corridor
and Landing -           Carpet. Total 19 Doors.

1 Fire Alarm throughout Building.
1 Alarm System througout Building.

                                       65
<PAGE>   64

IN WITNESS whereof the Lessor has hereunto signed his name and affixed his seal
and the Lessee has hereunto affixed its Common Seal the day and year first
herein written.

SIGNED SEALED AND DELIVERED           /s/ Joseph Cosgrave
by the said JOSEPH COSGRAVE,          /s/ Peter Cosgrave
PETER COSGRAVE AND MICHAEL            /s/ Michael Cosgrave
COSGRAVE in the presence of:

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

PRESENT when the Common Seal
of PREMIER GROUP LIMITED
was affixed hereto:-

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

                                       66
<PAGE>   65

                                 [MAP OMITTED]

<PAGE>   66

                        DATED THIS     DAY OF      1992

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

                         JOSEPH COSGRAVE, PETER COSGRAVE
                         AND MICHAEL COSGRAVE

                                             1st Part:

                         PREMIER GROUP LIMITED

                                             2nd Part:

                                      LEASE

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

                                               [ILLEGIBLE]

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

                                 SHEEHAN & CO.,
                                   Solicitors,
                                1, Clare Street,
                                    Dublin 1.

                                       67

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00004-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00004-of-00352.parquet"}]]