Document:

<PAGE>
                                                                   Exhibit 10.12

                 FORM OF TENANCY AGREEMENT (FOR USE IN SHENZHEN)

                              (Summary Translation)

THIS AGREEMENT is made on the [specify date] day of [specify month and year]

BETWEEN:

(1)  [specify name] ("LANDLORD")

(2)  [Shenzhen GrenTech Co., Ltd.]/[Shenzhen Lingxian Technology Co., Ltd.], a
     company incorporated under the laws of People's Republic of China and
     having its office at [specify address] ("TENANT")

WHEREAS, the parties hereto have reached agreement with respect to the subject
matters hereunder, following friendly negotiations, and wish to enter into this
Agreement in accordance with the PRC Contract Law, the PRC Administrative
Measures Relating to Urban Real Properties and the Shenzhen Special Economic
Zone Provisions on Tenancies,

NOW IT IS HEREBY AGREED as follows:

1.   PREMISE AND TERM OF TENANCY

     Landlord hereby agrees to lease to Tenant, and Tenant agrees to lease from
     Landlord, [specify name and location of premises] (the "PROPERTY") from
     [specify date] to [specify date]. The gross floor area of the Property is
     [specify number] square meters.

     The use rights holder of the Property is [specify name] and the number of
     the Use Right Certificate for the Property or other documents evidencing
     such use rights are [specify details].

2.   RENT

     The monthly rental payment is Rmb [specify amount] per square meter and Rmb
     [specify amount] in aggregate for the Property. The monthly payment shall
     be due and payable on the [specify date] of every month during the tenancy
     under this Agreement with the first monthly payment due and payable on
     [specify date].

     Landlord shall issue a PRC tax bureau sanctioned receipt to Tenant upon
     receipt of each monthly payment from Tenant.

3.   USE OF PROPERTY

     Tenant shall use the Property for [specify use]. If Tenant intends to use
     the Property for any other purpose, it must seek prior written consent from
     Landlord and shall otherwise be subject to the rules and regulations of the
     relevant government authorities on the use of the Property. If any
     government approval is required for the proposed change in use of the
     Property, Tenant shall not change its use of the Property until the
     relevant government approval or consent has been obtained.

<PAGE>

4.   DELIVERY OF PROPERTY

     Landlord shall deliver the Property to Tenant and complete all delivery
     procedures on [specify date]. If the delivery is delayed by Landlord,
     Tenant is entitled to postpone the tenancy under this Agreement
     accordingly, in which case the parties shall confirm such postponement in
     writing and cause it filed with the local land registry for record.

     When the Property is delivered hereunder, both parties shall confirm in
     writing the condition of the Property and any improvements and facilities
     thereon, such confirmation to be attached to this Agreement as an appendix.

5.   TENANCY DEPOSIT

     (a)  At the time of delivery of the Property to Tenant hereunder, Tenant
          shall pay to Landlord a tenancy deposit of Rmb [specify amount] (not
          to exceed the aggregate of three monthly rentals).

     (b)  Landlord shall issue a PRC tax bureau sanctioned receipt to Tenant
          upon receipt of each monthly payment and the tenancy deposit from
          Tenant.

     (c)  Landlord shall refund the tenancy deposit to Tenant when Tenant meets
          the following conditions [specify the conditions].

     (d)  Landlord will not refund the tenancy deposit when the following
          circumstances exist [specify circumstances].

6.   RIGHTS AND OBLIGATIONS

     During the tenancy hereunder:

     (a)  Landlord shall pay the real property taxes, land use fees and tenancy
          management fee in respect of the Property, and Tenant shall pay the
          building management fees, charges in respect of water, electricity,
          [specify additional items] and all other fees incurred as a result of
          its use of the Property;

     (b)  Landlord shall ensure that the Property and any improvements and
          facilities thereon are suitable for purposes of the tenancy hereunder
          and are safe in compliance with the relevant laws and regulations; and
          where injuries are caused to any person or property of Tenant within
          the Property and any improvements and facilities thereon as result of
          the willful or wrongful act of Landlord, Tenant shall have a right to
          seek compensation from Landlord;

     (c)  Tenant shall reasonably use the Property and any improvements and
          facilities thereon; shall not use them in violation of any applicable
          laws and regulations; and Landlord shall not interfere with or
          otherwise object to any normal and reasonable use of the Property and
          any improvements and facilities thereon by Tenant;

     (d)  During the tenancy hereunder, if any damage or defect is caused to the
          Property not due to any act, neglect or default of Tenant and such
          damage or defect is making the Property unsafe or unfit for continued
          normal use by Tenant of the Property, Tenant shall promptly inform
          Landlord thereof and take necessary measures to prevent the damage or
          defect from deteriorating; Landlord shall, within [specify days] of
          receipt of such notice, repair such damage or defect, including
          authorizing Tenant to effect such repair; if Tenant cannot reach
          Landlord with the notice after reasonable endeavors or Landlord fails
          to effect the repair within the specified time after receipt of the
          notice, Tenant may, after recording with the local land registry,
          effect such repair and charge the related costs to Landlord's account;
          alternatively, if there shall occur any such damage or defect that
          requires emergency repair, Tenant may effect such repair, promptly
          inform Landlord thereof and charge the related costs to Landlord's
          account; provided, however, that, to the extent Tenant fails to
          promptly take necessary measures to prevent the damage or defect from
          deteriorating thereby causing additional damage to the Property,
          Tenant shall be responsible for repairing the additional damages to
          the Property;

                                       2

<PAGE>

     (e)  During the tenancy hereunder, if any damage or defect is caused to the
          Property due to any improper or unreasonable use by Tenant or such
          improper or unreasonable use by Tenant has made the Property unsafe or
          unfit for continued normal use of the Property, Tenant shall promptly
          inform Landlord thereof and take necessary measures to repair such
          damage or defect or compensate Landlord therefor; if Tenant fails to
          repair and compensate, Landlord may, after recording with the local
          land registry, effect such repair and charge the relevant costs to
          Tenant's account;

     (f)  During the tenancy hereunder, neither Landlord nor Tenant, without the
          prior written consent of the other party, shall make alterations to
          the Property, such as reconstructing the Property and otherwise
          modifying the Property; where any such alteration requires approval of
          any relevant government authorities, no alteration shall be made to
          the Property without first obtaining such governmental approval;

     (g)  During the tenancy hereunder (choose one of the following):

          i.   without the prior consent of Landlord, Tenant may sublet the
               Property to any third party in part or in whole, in which case
               Tenant shall register such subletting with the relevant land
               registry, provided that the term of subletting shall not exceed
               the expiration date of the tenancy hereunder; or

          ii.  with the prior consent of Landlord, Tenant may sublet the
               Property to any third party in part or in whole, in which case
               Tenant shall register such subletting with the relevant land
               registry, provided that the term of subletting shall not exceed
               the expiration date of the tenancy hereunder; or

          iii. Tenant may not sublet the Property to any third party in part or
               in whole;

     (h)  Tenant shall return the Property, including improvements and
          facilities thereon, in good condition, normal wear and tear excepted,
          to Landlord on [specify time] upon expiration of the tenancy
          hereunder, with all fees and expenses incurred and payable by Tenant
          during the tenancy hereunder properly paid or settled and proper
          procedures completed for the returning the possession of the Property
          to Landlord; and

                                       3

<PAGE>

     (i)  During the tenancy hereunder, if Landlord shall assign a part or the
          whole of the Property to a third party, Landlord shall give at least
          one month's prior written notice to Tenant and Tenant shall have the
          right of first refusal to purchase the Property with the same terms.
          When Landlord assigns the Property to a third party, Landlord shall
          inform the assignee that the assignee has an obligation to continue to
          perform this Agreement.

7.   REMEDIES

     (a)  Landlord may (choose one or more of the following):

          i.   claim damages from Tenant;

          ii.  keep the tenancy deposit made by Tenant hereunder in forfeiture;

          iii. require Tenant to pay Rmb [specify amount] as damages;

          if any of the following shall occur:

          1)   Tenant shall have failed to pay rent hereunder for more than
               [specify number of days];

          2)   Tenant shall have failed to pay other fees and charges hereunder
               for more than Rmb [specify amount];

          3)   Tenant shall have carried out unlawful activities in the Property
               or activities in violation of public interest or interest of
               other persons;

          4)   any material damage or defect shall have been caused to the
               Property due to improper or unreasonable use by Tenant of the
               Property or such improper or unreasonable use by Tenant shall
               have made the Property unsafe or unfit for continued normal use
               and Tenant shall have failed to take necessary measures to repair
               such damage or defect or to pay costs for such repair and damage;

          5)   Tenant, without the prior written consent of Landlord and
               approval of the relevant government authorities, shall have made
               alterations or modifications to the Property in breach of this
               Agreement; and

          6)   Tenant shall have sub-let the Property without the prior consent
               of Landlord in breach of this Agreement.

          In addition, Landlord may terminate this Agreement or seek amendment
          to this Agreement if there shall occur any of the events described in
          this section.

     (b)  Tenant may (choose one or more of the following):

          i.   claim damages from Landlord;

                                       4

<PAGE>

          ii.  require Landlord to (a) return the tenancy deposit made by Tenant
               hereunder and (b) compensate Tenant by paying an additional
               equivalent amount of the tenancy deposit subject to return;

          iii. require Landlord to pay Rmb [specify amount] as damages;

          if any of the following shall occur:

          1)   Landlord shall have failed to deliver the Property hereunder for
               more than [specify number of days];

          2)   Landlord shall have failed to ensure the Property and any
               improvements and facilities thereon to be suitable for purposes
               of the tenancy hereunder or their safety in compliance with the
               relevant laws and regulations;

          3)   Landlord shall have carried out unlawful activities in the
               Property or activities in violation of public interest or
               interest of other persons;

          4)   any damage or defect shall have been caused to the Property not
               due to any act, neglect or default of Tenant and such damage or
               defect is making the Property unsafe or unfit for continued
               normal use by Tenant of the Property and Landlord shall have
               failed to take necessary measures to repair such damage or defect
               or to pay costs for such repair and damage; and

          5)   Landlord, without the prior written consent of Tenant and
               approval of the relevant government authorities, shall have made
               alterations or modifications to the Property in breach of this
               Agreement.

          In addition, Tenant may terminate this Agreement or seek amendment to
          this Agreement if there shall occur any of the events described in
          this section; in which event, Tenant shall return the Property to
          Landlord upon receipt of the compensation provided herein; provided,
          however, that Tenant shall not be obligated to pay rent hereunder
          during the period when Landlord has received notice from Tenant
          hereunder until Tenant is in receipt of the compensation provided
          herein.

8.   DISPUTE RESOLUTION

     Any dispute hereunder shall be resolved through negotiation; failing which,
     it may be submitted by either party to the land registry where this
     Agreement is registered for mediation; failing which, either party may
     submit the dispute to (choose one of the following):

     (a)  Shenzhen Arbitration Commission for arbitration;

     (b)  China International Economic and Trade Arbitration Commission, or
          CIETAC, Shenzhen Branch, for arbitration;

     (c)  any competent people's court for resolution.

9.   FORCE MAJEURE

     Upon the occurrence of any of the following circumstances, this Agreement
     may be terminated or revised:

     (a)  occurrence of an event of force majeure that makes it impossible to
          perform this Agreement; or

     (b)  appropriation, expropriation or nationalization of the Property by the
          government.

                                        5

<PAGE>

10.  RENEWAL

     Tenant may give written notice to Landlord at least [specify time] before
     the expiration of the tenancy hereunder with a view to continuing the
     tenancy of the Property subject to a new tenancy agreement. Tenant shall
     have priority in the tenancy over other potential tenants under similar
     tenancy terms and conditions.

11.  MISCELLANEOUS

     (a)  This Agreement may be amended or supplemented by mutual agreement of
          the parties hereto.

     (b)  This Agreement shall be made in Chinese and in [specify number]
          counterparts. The Landlord and Tenant shall each hold one copy.

     (c)  The parties shall register or file for record purposes, as the case
          may be, this Agreement with the competent government agencies within
          ten days of execution hereof.

IN WITNESS thereof the parties hereto have signed this Agreement the day and
year first above written.

Signed by:
           --------------------------
For and on behalf of
[specify Landlord's name]

Signed by:
           --------------------------
For and on behalf of
Shenzhen GrenTech Co., Ltd.

                                       6<PAGE>
                                                                   Exhibit 10.13

                 FORM OF TENANCY AGREEMENT (FOR USE IN QUANZHOU)

                              (Summary Translation)

THIS AGREEMENT is made on the [specify date] day of [specify month and year]

BETWEEN:

(1)  [specify name] ("LANDLORD")

(2)  [Quanzhou Lake Communication Co., Ltd.]/[Quanzhou Lake Microwave Co.,
     Ltd.], a company incorporated under the laws of People's Republic of China
     and having its office at [specify address] ("TENANT")

WHEREAS, the parties hereto have reached agreement with respect to the subject
matters hereunder, following equal, mutual and voluntary negotiations by the
parties, and wish to enter into this Agreement in accordance with the PRC
Contract Law, the PRC Administrative Measures Relating to Urban Real Properties
and other national and local regulations on property tenancies,

NOW IT IS HEREBY AGREED as follows:

1.   PREMISE

     Landlord hereby agrees to lease to Tenant, and Tenant agrees to lease from
     Landlord, [specify name and location of premises] (the "PROPERTY") with
     [choose one or more of the following]:

     i.   construction area of [specify number] square meters;

     ii.  gross floor area of [specify number] square meters;

     iii. [specify number] suits;

     iv.  [specify number] rooms;

     v.   [specify number] square meters of common area;

     The number of the Use Right Certificate for the Property or other documents
     evidencing such use rights are [specify details].

2.   USE OF PROPERTY

     Tenant shall use the Property for [choose one of the following]:

     i.   residence;

     ii.  commercial;

     iii. office;

     iv.  manufacturing;

     v.   other [specify]

     Without prior consent of Landlord, Tenant may not use the Property for any
     other purpose.
<PAGE>

3.   TERM OF TENANCY

     The tenency hereunder shall commence on [specify date] and end on [specify
     date].

4.   RENT

     (a)  The rent hereunder shall be computed on basis of [specify one of the
          following]:

     i.   construction area per square meter;

     ii.  gross floor area per square meter;

     iii. per suit;

     iv.  per room;

     v.   other [specify].

     (b)  The monthly rent is Rmb [specify amount].

     (c)  The monthly rent shall be paid by [specify method of payment].

     (d)  The monthly payment shall be due and payable on the [specify date] of
          every month during the tenancy under this Agreement with the first
          monthly payment due and payable on [specify date].

5.   TENANCY DEPOSIT

     Tenant shall pay to Landlord a tenancy deposit of Rmb [specify amount]
     within [specify time] of execution of this Agreement.

6.   DELIVERY OF PROPERTY

     Landlord shall deliver the Property to Tenant promptly as provided herein.

     [specify number] days after delivery of the Property by Landlord to Tenant,
     Tenant may dispose of whatever is left by Landlord in the Property without
     any liability to Landlord.

7.   OBLIGATIONS OF LANDLORD

     During the tenancy hereunder, Landlord shall:

     (a)  ensure that the Property is suitable for purposes of the tenancy
          hereunder;

     (b)  register this Agreement with the relevant land registry for record
          purposes;

     (c)  give Tenant at least [specify time] prior notice if Landlord will
          assign or mortgage the Property;

                                       2

<PAGE>

     (d)  pay for normal repairs to the Property and any improvements and
          facilities thereon; and pay for any damage to Tenant or any third
          party as a result of such delay in payment for normal repairs;

     (e)  pay the real property taxes and land use fees in respect of the
          Property;

     (f)  pay tenancy management fee, telephone bill and utilities incurred
          prior to the delivery of the Property in respect of the Property;

     (g)  not make alterations to the Property during the tenancy hereunder
          without the prior written consent of Tenant; and

     (h)  shall compensate Tenant for damages to Tenant if Tenant is deprived of
          its normal use of the Property as a result of delay or failure in
          payment of any government taxes and fees or dispute on indebtedness.

8.   OBLIGATIONS OF TENANT

     During the tenancy hereunder, Tenant shall:

     (a)  not make alterations to the Property during the tenancy hereunder
          without the prior written consent of Landlord;

     (b)  compensate Landlord for any damage to the Property due to improper use
          of the Property or other act, neglect or default of Tenant;

     (c)  provide assistance to Landlord in normal repairs and maintenance to
          the Property;

     (d)  deliver the Property back to Landlord when the tenancy hereuner
          expires;

     (e)  pay tenancy management fee, telephone bill and utilities incurred
          during the tenancy hereunder in respect of the Property;

     (f)  not use the Property for any purpose other than specified herein;

     (g)  not sublet the Property in part or in whole without the prior consent
          of Landlord; and

     (h)  observe all rules and regulations of the property management entity
          with respect to the Property.

9.   RETURN OF PROPERTY

     Within [specify number] days following the expiration of the tenancy
     hereunder, Tenant shall deliver the Property back to Landlord in accordance
     with the following:

     (a)  Tenant shall [choose one]: (i) restore the Property to its original
          state; (ii) leave the Property as is upon expiration of the tenancy
          hereunder; (iii) the parties to agree on the condition of the Property
          upon return [specify number] days prior to the expiration; (iv) other
          [specify].

                                       3

<PAGE>

     (b)  Landlord shall refund to Tenant the tenancy deposit in full without
          interest; provided that if there are outstanding rent or other charges
          unpaid or settled by Tenant, Landlord may deduct such outstanding rent
          or other charges before refunding the remaining tenancy deposit to
          Tenant.

     (c)  [specify number] days after delivery of the Property by Tenant to
          Landlord, Landlord may dispose of whatever is left by Tenant in the
          Property without any liability to Tenant.

10.  REMEDIES

     (a)  Where either party fails to perform the obligations agreed herein or
          violates any relevant national and local laws and regulations on
          property tenancies, the other party is entitled to terminate this
          Agreement and claim for damages from the violating party.

     (b)  Where Landlord fails to deliver the Property on or before the delivery
          date specified herein, Tenant is entitled to charge liquidated damages
          in the amount of [specify]% of the tenancy deposit per day for the
          days when Landlord has failed to deliver the Property. The liquidated
          damages may offset the rent payable by Tenant to Landlord.

     (c)  Where Tenant fails to deliver the Property on or before the return
          delivery date specified herein, Landlord is entitled to charge
          liquidated damages in the amount of [specify]% of the monthly rent per
          day for the days when Tenant has failed to deliver the Property back
          to Landlord.

     (d)  Upon the occurrence of any of the following events, Landlord is
          entitled to terminate the tenancy under this Agreement, demand deliver
          of the Property back and claim for damages incurred:

          i.   Tenant sublets the Property without Landlord's consent;

          ii.  Tenant assigns the leasehold of the Property to, permits
               unauthorized use by, or exchange the leasehold of the Property
               with, any other person without Landlord's consent;

          iii. Tenant alters the structure of the Property, uses the Property
               for other purposes without Landlord's consent, or otherwise
               causes damages to the Property;

          iv.  Tenant delays in rental payment for more than [specify number]
               days consecutively or [specify number] days cumulatively; or

          v.   Tenant engages in illegal activities in the Property.

     (e)  Upon the occurrence of any of the following events, Tenant is entitled
          to terminate the tenancy under this Agreement, Landlord shall refund
          the tenancy deposit together with an amount that is equal to the
          amount of the tenancy deposit, and Tenant is entitled to claim for
          additional damages incurred:

          i.   Landlord delays in delivering the Property to Tenant for more
               than [specify number] days;

          ii.  Landlord fails to properly maintain the Property and thereby
               causing the Property to become unfit for tenancy hereunder or
               causing personal injuries and property losses;

          iii. Landlord does not have clean title to the Property resulting in
               Tenant unable to continue to the tenancy hereunder;

          iv.  Landlord alters the state and conditions of the Property without
               Landlord's consent; or

          v.   Landlord obtains the tenancy deposit or the rent fraudulently.

                                       4

<PAGE>

11.  Force majeure

     In case of the occurrence of any force majeure event causing damage to the
     Property, neither party shall bear any liabilities to the other. Where all
     or part of the Property is damaged for whatever reason other than Tenant's
     fault, Tenant may request Landlord to reduce or exempt the rent. Where all
     or part of the Property is damaged for whatever reason other than Tenant's
     fault thereby making the Property unfit for the use stated herein, Tenant
     may terminate this Agreement.

12.  MISCELLANEOUS

     (a)  This Agreement shall come into effect after being duly signed and
          sealed by both parties and both parties shall arrange the registration
          with land registry authorities for record. Validity of the dispute
          resolution clauses shall not be affected by the invalidity,
          cancellation and termination of this Agreement.

     (b)  Both parties shall pay their taxes and fees within the tenancy
          hereunder. Where Landlord fails to pay taxes and fees payable by it in
          a timely manner, Tenant may pay on behalf of Landlord and deduct it
          from the rent.

     (c)  For matters not covered herein, both parties may enter into a
          supplemental agreement which shall have the same validity as this
          Agreement.

     (d)  For any disputes in relation to the performance of this Agreement,
          both parties may settle through friendly negotiations or submit the
          dispute for mediation to the local land registry authorities or
          administrative bureau of industry and commerce. Failing both, either
          party may submit the dispute for [choose one]:

          i.   arbitration by [specify] arbitration tribunal; or

          ii.  competent people's court for litigation.

     (e)  Within [specify number] days after execution of this Agreement,
          [choose one] (i) Landlord or (ii) Tenant on behalf of Landlord shall
          register this Agreement with the local land registry for record
          purposes.

     (f)  This Agreement shall be made in three counterparts, one for each party
          and one for the local land registry for record.

<TABLE>
<S>                                          <C>
Party A: [specify name of Landlord] (Seal)   Party B: [specify name of Tenant] (Seal)

Legal Representative:                        Legal Representative:

Address:                                     Address:

Tel:                                         Tel:

Authorized person:                           Authorized person:

Date: [specify date]                         Date: [specify date]
</TABLE>

                              Land Registry (Seal)

Registration date: [specify date]

Registration period: from [specify date] to [specify date]

                                       5

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