Document:

<b>Exhibit 10.110</b></P>

<P ALIGN="CENTER"><FONT SIZE="-1">BAIL COMMERCIAL</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1">ENTRE</FONT></P>

<P align="center"><FONT SIZE="-1">- LA SOCIETE CIVILE IMMOBILIERE BERCIS - </FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1">ET</FONT></P>

<P align="center"><FONT SIZE="-1">- LA SOCIETE OLD AMERICA - 48, Rue des Francs-Bourgeois &agrave; PARIS (75003).</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1">BAIL COMMERCIAL</FONT></P>

<P><FONT SIZE="-1">ENTRE LES SOUSSIGNES :</FONT></P>

<P><FONT SIZE="-1">La S.C.I. BERCIS, Soci&eacute;t&eacute; Civile Immobili&egrave;re au capital de VINGT MILLE FRANCS (20.000 Frs),
dont le si&egrave;ge social est (illisible) repr&eacute;sent&eacute;e par son g&eacute;rant Monsieur Bernard (illisible) </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">ci-apr&egrave;s d&eacute;nomm&eacute; "LE BAILLEUR" d'une part,</FONT></P>

<P><FONT SIZE="-1">ET: </FONT></P>

<P><FONT SIZE="-1">La SOCIETE OLD AMERICA, S.A.R.L. au capital de CINQUANTE MILLE FRANCS (50.000 Frs),
en cours de formation, dont le si&egrave;ge social est situ&eacute; 48, Rue des Francs Bourgeois &agrave; PARIS (75003),
repr&eacute;sent&eacute;e par son g&eacute;rant Monsieur Claude BOBROWSKI</FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">Ci-apr&egrave;s d&eacute;nomm&eacute; "LE PRENEUSE" d'autre part</FONT></P>

<P><FONT SIZE="-1"><U>IL A ETE ARRETE ET CONVENU CE QUI SUIT :</U></FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>BAIL</U></FONT></P>

<P><FONT SIZE="-1">Par les pr&eacute;sentes, la Soci&eacute;t&eacute; Civil Immobili&egrave;re BERCIS, sise (illisible) repr&eacute;sent&eacute;e par Monsieur
Bernard LARROCHE, es nom et qualit&eacute;s, fait bail &agrave; titre commercial et donne a loyer au profit de la
S.A.R.L. OLD AMERICA, d'autre part, ce express&eacute;ment accept&eacute; par Monsieur Claude
BOBROWSKI, agissant comme il est dit en t&ecirc;te savoir :</FONT></P>

<P><FONT SIZE="-1">-	Une boutique &eacute;clair&eacute;e sur rue situ&eacute;e au rez-de-chauss&eacute;e, &agrave; gauche du hall d'entr&eacute;e (&eacute;crit &agrave; la main)
un local situ&eacute; au sous-sol pour un escalier int&eacute;rieur.</FONT></P>

<P><FONT SIZE="-1">-	Une cave au sous-sol, portant le n<sup>o</sup> 23 du plan,</FONT></P>

<P><FONT SIZE="-1">-	Une cave au sous-sol, portant le n<sup>o</sup> 27 du plan.</FONT></P>

<P><FONT SIZE="-1">Ces locaux constituent les lots 3 - 66 et 70 du plan de division de l'immeuble ins&eacute;r&eacute; au r&egrave;glement de
copropri&eacute;t&eacute;.</FONT></P>

<P><FONT SIZE="-1">Ainsi au, surplus que lesdits locaux existent, se poursuivent et comportent sans qu'il soit besoin d'en
&eacute;tablir ici plus ample d&eacute;signation, Mr Claude BOBROWSKI, &egrave;s qualit&eacute;s, reconnaissant les bien
conna&icirc;tre pour les avoir vus et visites &agrave; diff&eacute;rentes reprises en vue des pr&eacute;sentes, et s'&ecirc;tre rendu
compte des circonstances, avantages et inconv&eacute;nients qu'ils peuvent pr&eacute;senter.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>DUREE DU BAIL</U></FONT></P>

<P><FONT SIZE="-1">Le pr&eacute;sent bail est consenti et accepte pour une dur&eacute;e de neuf ann&eacute;es enti&egrave;res et cons&eacute;cutives, qui
commencera &agrave; courir le Premier Mai Mil neuf cent quatre vingt douze (1/05/1992)  pour se terminer le
Trente Avril Deux Mil Un (30/04/2001), mais avec facult&eacute; pour la preneuse seule d'y mettre fin &agrave;
l'expiration de chaque p&eacute;riode triennale et pour la premi&egrave;re fois le Trente Avril Mil neuf cent quatre
vingt Quinze (30/04/1995) et seulement &agrave; charge d'en aviser la bailleresse de son intention &agrave; cet &eacute;gard
au moins six mois &agrave; l'avance par lettre recommand&eacute;e avec avis de r&eacute;ception ou par minist&egrave;re d'huissier
de justice.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>CONDITIONS</U></FONT></P>

<P><FONT SIZE="-1">Ce dit bail est consenti sous les charges et conditions suivantes, tant g&eacute;n&eacute;rales que particuli&egrave;res, que la
preneuse s'oblige &agrave; ex&eacute;cuter et accomplir sans pouvoir invoquer de motifs d'exon&eacute;ration et &agrave; peine de
tous d&eacute;pens et dommages int&eacute;r&ecirc;ts en cas de manquement, sans pr&eacute;judice de r&eacute;siliation s'il plaisait &agrave; la
bailleresse.</FONT></P>

<P><FONT SIZE="-1">I - <U>CONDITIONS GENERALES</U> :<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;	1) <U>Conditions d'occupation<br>
</U>&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		a) <U>affectation des locaux :</U></FONT></P>

<P><FONT SIZE="-1">Les locaux lou&eacute;s devront servir &agrave; l'exploitation d'un magasin d'ANTIQUITES, DECORATION,
CADEAUX, JOUETS, ET PRODUITS MANUFACTURES AUX ETATS-UNIS.</FONT></P>

<P><FONT SIZE="-1">dans le cadre de l'objet social de la soci&eacute;t&eacute;  preneuse en se conformant de mani&egrave;re rigoureuse &agrave; la
destination de l'immeuble, aux usages de la profession et aux restrictions apport&eacute;es par le r&egrave;glement de
copropri&eacute;t&eacute; de la maison.</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		b) <U>Tranquillit&eacute; de l'immeuble</U></FONT></P>

<P><FONT SIZE="-1">La preneuse devra veiller en permanence &agrave; ce que : ni elle-m&ecirc;me par les soins de sa Direction, ni son
personnel, non plus que ses clients, visiteurs, fournisseurs, ne troublent l'ordre, la tranquillit&eacute; et la
s&eacute;r&eacute;nit&eacute; de l'immeuble en apportant ainsi un "trouble de jouissance" &agrave; tous les occupants et voisins de
l'immeuble.</FONT></P>

<P><FONT SIZE="-1">Ils pourront utiliser avec mod&eacute;ration et discernement les machines, appareils et choses quelconques
n&eacute;cessaires &agrave; leur activit&eacute; commerciale &agrave; l'exception de ceux qui, par le bruit, la tr&eacute;pidation, l'odeur ou
autrement, seraient de nature &agrave; incommoder ou &agrave; nuire si peu que ce soit &agrave; autrui.</FONT></P>

<P><FONT SIZE="-1">	&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;	2) <U>A l'&eacute;gard des lieux lou&eacute;s</U></FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		a) <U>Etat des locaux lou&eacute;s - Travaux - R&eacute;parations - Entretien, etc. ...&nbsp;&nbsp;&nbsp;&nbsp; </U></FONT></P>

<P><FONT SIZE="-1">La preneuse prendra les lieux lou&eacute;s en l'&eacute;tat dans lequel ils se trouvent actuellement et elle les
restituera en fin de jouissance, de quelque mani&egrave;re qu'elle intervienne, en bon &eacute;tat de toutes
r&eacute;parations locatives et d'entretien et propres &agrave; leur destination et relocation.</FONT></P>

<P><FONT SIZE="-1">La preneuse ne pourra demander ni actuellement, ni au cours du bail, aucun travaux ni r&eacute;parations
quelconques, et cela par d&eacute;rogation aux articles 1.719 et 1.720 du Code Civil.</FONT></P>

<P><FONT SIZE="-1">La preneuse devra notamment r&eacute;parer ou changer l'escalier reliant le rez-de-chauss&eacute;e au sous-sol, ainsi
que les installations de gaz ou d'&eacute;lectricit&eacute;.</FONT></P>

<P><FONT SIZE="-1">Elle entretiendra constamment les lieux lou&eacute;s en bon &eacute;tat de r&eacute;parations locatives ou d'entretien.</FONT></P>

<P><FONT SIZE="-1">La Soci&eacute;t&eacute; Bailleresse ne conservant &agrave; sa charge que les grosses r&eacute;parations &eacute;num&eacute;r&eacute;es par l'article
606 du Code Civil, concernant l'immeuble et non celles  concernant l'int&eacute;rieur des locaux lou&eacute;s
(plafond, planchers).</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		b) Changement de distribution </FONT></P>

<P><FONT SIZE="-1">Tout changement de distribution int&eacute;ressant les gros murs, les poutres et planchers devront faire l'objet
d'une autorisation &eacute;crite et pr&eacute;alable de la bailleresse; les travaux seraient autoris&eacute;s devront &ecirc;tre
ex&eacute;cut&eacute;s sous la surveillance de l'Architecte d&eacute;sign&eacute; par la bailleresse, les honoraires et vacations de
l'Architecte incombant &agrave; la preneuse.</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		c) <U>Changements - Embellissements - Installations - Sort Ult&eacute;rieur.</U></FONT></P>

<P><FONT SIZE="-1">Lors de son d&eacute;part, la preneuse laissera en place tous changements, embellissements et installations
&eacute;ventuellement faits par elle (dans le cadre des pr&eacute;sentes) et elle ne pourra exiger ni indemnit&eacute;
quelconque ni r&eacute;duction de loyer du dernier trimestre, de ce chef. Elle devra de m&ecirc;me laisser en &eacute;tat,
sans d&eacute;gradation, toutes installations existantes ou restant &agrave; l'&ecirc;tre : &eacute;lectricit&eacute;, sanitaire, et : ... </FONT></P>

<P><FONT SIZE="-1">Au surplus la bailleresse conserve la facult&eacute; de demander le r&eacute;tablissement des lieux en l'&eacute;tat primitif.</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		d) <U>Visites de surveillance des locaux</U></FONT></P>

<P><FONT SIZE="-1">La bailleresse et son ou ses repr&eacute;sentants autoris&eacute;s pourront librement p&eacute;n&eacute;trer et visiter les lieux
lou&eacute;s pour se rendre compte de l'&eacute;tat d'entretien des locaux et pour v&eacute;rifier la bonne marche des
installations ; la preneuse ne pourra aucunement s'y opposer pourvu que toute visite ait lieu un jour
ouvrable, aux heures comprises entre 9 et 18 heures.</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		e) <U>Travaux dans l'immeuble</U></FONT></P>

<P><FONT SIZE="-1">La preneuse supportera sans indemnit&eacute; ni diminution de loyer les travaux que le bailleur ou le Syndic
de la copropri&eacute;t&eacute; estimeraient &agrave; propos de faire ex&eacute;cuter dans l'immeuble quelle qu'en soit la dur&eacute;e,
pourvu toutefois que leur ex&eacute;cution ait lieu avec une c&eacute;l&eacute;rit&eacute; suffisante et sans discontinuit&eacute;, sauf cas
de force majeure indiscutable.</FONT></P>

<P><FONT SIZE="-1">La preneuse devra d&eacute;poser &agrave; ses frais et sans d&eacute;lai tout coffrage, agencement, d&eacute;coration, plaques,
enseignes, installations quelconques dont l'enl&egrave;vement sera utile ou n&eacute;cessaire pour l'ex&eacute;cution de tous
travaux notamment la ravalement, la recherche ou la r&eacute;paration de fuites, fissures, infiltrations ou
incendie.</FONT></P>

<P><FONT SIZE="-1">	&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;	3) <U>Assurances, Impositions, Charges de Ville et de Police :</U></FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		a) <U>Assurances contre divers risques - interdiction</U></FONT></P>

<P><FONT SIZE="-1">La preneuse devra souscrire (et en justifier &agrave; la bailleresse) avec effet d&egrave;s le jour son entr&eacute;e en
jouissance une assurance dite de TOUS RISQUES couvrant notamment : les risques d'incendie et
d'explosion pour son mat&eacute;riel, son mobilier commercial, ses installations sp&eacute;cifiques, ses
marchandises et mati&egrave;res premi&egrave;res : elle s'assurera encore contre les risques locatifs, les recours des
voisins, le vol &agrave; une Compagnie fran&ccedil;aise ayant son si&egrave;ge sur le territoire m&eacute;tropolitain. Elle
maintiendra constamment cette assurance multiple pendant  la dur&eacute;e du bail, en supportera les primes
&agrave; &eacute;ch&eacute;ance exacte et en justifiera &agrave; la bailleresse &agrave; premi&egrave;re demande de cette derni&egrave;re. </FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		b) <U>Interdiction de d&eacute;p&ocirc;t et de d&eacute;tention</U></FONT></P>

<P><FONT SIZE="-1">Il ne pourra &ecirc;tre d&eacute;pose ou d&eacute;tenu dans les lieux lou&eacute;s d'objets ou de mati&egrave;res quelconques explosives
ou particuli&egrave;rement inflammables de par leur nature.</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		b) <U>Charges de Ville et Police</U></FONT></P>

<P><FONT SIZE="-1">La soci&eacute;t&eacute; preneuse devra supporter les charges de ville et de police de toute nature auxquelles quelles
son exploitation est tenu et ce &agrave; la d&eacute;charge de la bailleresse.  Il en sera de m&ecirc;me pour les charges de
voirie</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		c) <U>Impositions</U></FONT></P>

<P><FONT SIZE="-1">La Soci&eacute;t&eacute; preneuse acquittera exactement les contributions, impositions et taxes aff&eacute;rentes aux
locaux lou&eacute;s et &agrave; la nature de l'exploitation de OLD AMERICA ; elle paiera la contribution
anciennement d&eacute;nomm&eacute;e PATENTE sous sa nouvelle d&eacute;nomination et structure et celles qui seraient
prescrites dans l'avenirs.</FONT></P>

<P><FONT SIZE="-1">Elle devra faire face &agrave; toutes impositions dont la bailleresse pourrait devenir en tout ou en partie
responsable &agrave; quelque titre que ce soit. Elle en justifiera &agrave; toute r&eacute;quisition et obligatoirement sans
demande pr&eacute;alable lors de l'expiration du bail de quelque mani&egrave;re qu'elle intervienne, &agrave; son terme ou
par anticipation.</FONT></P>

<P><FONT SIZE="-1">Il est rappel&eacute; que la preneuse remboursera &agrave; la bailleresse imp&ocirc;ts, contributions et taxes r&eacute;cup&eacute;rables
de plein droit par la loi ou qui viendraient &agrave; &ecirc;tre cr&eacute;&eacute;s par la suite.</FONT></P>

<P><FONT SIZE="-1">L'imp&ocirc;t foncier est et demeurera &agrave; la charge de la bailleresse.</FONT></P>

<P><FONT SIZE="-1">	&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;	4) <U>Garnissement, Exploitation continue, Cession, Sous-location :</U></FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		a) <U>Garnissement.</U></FONT></P>

<P><FONT SIZE="-1">Pendant toute la dur&eacute;e du pr&eacute;sent bail, la Soci&eacute;t&eacute; preneuse devra garnir et tenir garnis les lieux lou&eacute;s
de mat&eacute;riel, mobilier commercial, appareils, installations, et stock de marchandises et de mati&egrave;res
premi&egrave;res, en quantit&eacute; et valeur suffisantes pour r&eacute;pondre en tout temps de paiement des loyers en
principal et accessoires et de l'ex&eacute;cution des conditions du pr&eacute;sent bail.</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		b) <U>Exploitation continue.</U></FONT></P>

<P><FONT SIZE="-1">De m&ecirc;me la preneuse devra assurer une exploitation commerciale continue et s'abstenir de fermer son
Etablissement quelles que soient les circonstances (sauf s'il s'agit d'une r&eacute;novation int&eacute;rieure des
locaux).  La fermeture, en dehors de la p&eacute;riode consacr&eacute;e aux vacances annuelles ou des jours de
fermeture hebdomadaire, ou les jours f&eacute;ri&eacute;s, constituerait un manquement de nature &agrave; provoquer la
r&eacute;siliation du bail, s'il pla&icirc;t &agrave; la bailleresse l'exiger, mais seulement un mois apr&egrave;s commandement de
mettre fin &agrave; l'inex&eacute;cution de la pr&eacute;sent clause.</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		c) <U>Sous -location</U></FONT></P>

<P><FONT SIZE="-1">La preneuse ne pourra consentir aucune sous-location de tout ou partie des lieux lou&eacute;s, fut-ce &agrave; titre
essentiellement pr&eacute;caire, provisoire, &agrave; l'essai, fut-ce &agrave; titre gratuit.</FONT></P>

<P><FONT SIZE="-1">La mise en g&eacute;rance libre dans le cadre de la loi du 10 Mars 1956 (et non pas autrement) n'est pas
consid&eacute;r&eacute; comme constituant une sous-location.</FONT></P>

<P><FONT SIZE="-1">		&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;		d) <U>Cession de bail</U></FONT></P>

<P><FONT SIZE="-1">Elle ne pourra c&eacute;der aucunement ses droits au pr&eacute;sent bail sinon &agrave; l'acqu&eacute;reur de son fonds de
commerce et seulement en restant garante et r&eacute;pondante vis-&agrave;-vis de la bailleresse, de son successeur
pour l'ex&eacute;cution des conditions du bail.  Le ou les cessionnaires devront compl&eacute;mentairement prendre
un "engagement direct" envers la soci&eacute;t&eacute; bailleresse.</FONT></P>

<P><FONT SIZE="-1">Toute cession de bail r&eacute;pondra aux exigences que pr&eacute;c&egrave;dent devra, &agrave; peine de nullit&eacute; &ecirc;tre r&eacute;gularis&eacute;e
soit par acte authentique devant notaire &agrave; Paris ou du ressort de la Chambre Interd&eacute;partementale, soit
par acte sous signatures priv&eacute;es et seulement en la pr&eacute;sence de la bailleresse ou elle d&ucirc;ment appel&eacute;e
dix jours &agrave; l'avance et par lettre recommand&eacute;e avec avis de r&eacute;ception.  Enfin, une copie ex&eacute;cutoire de
l'acte de cession, si elle a lieu par-devant notaire, ou un original enregistr&eacute; s'il s'agit de sous seings
priv&eacute;s, devra &ecirc;tre remis &agrave; la bailleresse (sans frais pour elle) dans le mois qui suivre la r&eacute;gularisation
de la cession.</FONT></P>

<P><FONT SIZE="-1">Il y aura toujours solidarit&eacute; entre la preneuse et tous cessionnaires successifs pour le paiement des
loyers et l'ex&eacute;cution du bail.</FONT></P>

<P><FONT SIZE="-1">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 5) Non recours en cas de circonstances exceptionnelles</FONT></P>

<P><FONT SIZE="-1">Dans le cas o&ugrave;, pour vices de construction, reculement, etc. ... en y comprenant toutes causes
pr&eacute;visibles ou non notamment les cons&eacute;quences provenant d'un &eacute;tat d'hostilit&eacute;s  ext&eacute;rieures (guerre)
ou d'&eacute;v&egrave;nements nationaux incontr&ocirc;l&eacute;s et tous autres cas fortuits ind&eacute;pendants de la volont&eacute;</FONT></P>

<P><FONT SIZE="-1">de la bailleresse, la preneuse ne pourra r&eacute;clamer aucune indemnit&eacute; &agrave; la soci&eacute;t&eacute; propri&eacute;taire des locaux
faisant l'objet du pr&eacute;sent bail pour troubles de jouissance et d'exercice d'activit&eacute;.</FONT></P>

<P><FONT SIZE="-1">En cas d'expropriation pour cause d'utilit&eacute; publique, la preneuse ou ses cessionnaires n'auront de
recours et d'action r&eacute;paratrice que l'autorit&eacute; expropriante et nulle autre.</FONT></P>

<P><FONT SIZE="-1">	&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;	6) <U>Obligations diverses</U></FONT></P>

<P><FONT SIZE="-1">La preneuse sera tenue :</FONT></P>

<blockquote>

<P><FONT SIZE="-1">-	d'informer imm&eacute;diatement la bailleresse de tout sinistre ou d&eacute;gradation s'&eacute;tant produit dans les
lieux, quand bien m&ecirc;me il n'en r&eacute;sulterait aucun d&eacute;g&acirc;t apparent sous peine d'&ecirc;tre personnellement
tenu de rembourser le montant de ce sinistre et d'&ecirc;tre responsable vis-&agrave;-vis d'elle ou de quiconque
de d&eacute;fait de d&eacute;claration en temps utile a la compagnie d'Assurances. </FONT></P>

<P><FONT SIZE="-1">-	de ne pas brancher d'appareils &agrave; gaz ou &agrave; mazout sur les conduits qui n'ont pas &eacute;t&eacute; faits &agrave; cet
usage.</FONT></P>

<P><FONT SIZE="-1">-	de faire r&eacute;viser et de prendre un abonnement d'entretien pour tout appareil &agrave; gaz ou &eacute;lectrique.</FONT></P>

<P><FONT SIZE="-1">-	de ne pouvoir placer aucun objet ou &eacute;talage fixe ou mobile &agrave; l'ext&eacute;rieur des lieux lou&eacute;s.</FONT></P>

<P><FONT SIZE="-1">-	de faire ramoner les conduits a fum&eacute;e en cas d'utilisation au moins une fois l'an.</FONT></P>

<P><FONT SIZE="-1">-	de ne pas encombrer les parties communes de l'immeuble. </FONT></P>

<P><FONT SIZE="-1">-	Accepter d&egrave;s maintenant, dans le cas o&ugrave; le BAILLEUR d&eacute;sirerait vendre son immeuble de laisser
visiter les lieux lou&eacute;s par toute personne nantie d'une autorisation du propri&eacute;taire ou de son
mandataire. </FONT></P>

<P><FONT SIZE="-1">-	 A ne pas faire supporter aux planchers une charge sup&eacute;rieure &agrave; leur r&eacute;sistance, telles que pr&eacute;vue
aux normes en vigueur, sous peine de r&eacute;parations &agrave; ses frais, et de dommages-int&eacute;r&ecirc;ts &eacute;ventuels,
en cas de doute, &agrave; s'assurer de cette limite de charges aupr&egrave;s du BAILLEUR de ou de l'Architecte
de ce dernier, mais en tout &eacute;tat de cause, aux frais du PRENEUR.</FONT></P>

<P><FONT SIZE="-1">-	A n'utiliser aucun haut-parleur ou autre moyen de diffusion susceptible d'&ecirc;tre entendu hors des
lieux lou&eacute;s.  A n'utiliser &eacute;galement, aucun appareil &eacute;lectrique ou autre perturbateur des auditions
radiot&eacute;l&eacute;phoniques ou de la t&eacute;l&eacute;vision, sans avoir muni lesdits appareils des dispositions
permettant d'&eacute;viter tous troubles dans la voisinage. </FONT></P>

<P><FONT SIZE="-1">-	A prendre toutes mesures utiles pour emp&ecirc;cher toute g&ecirc;ne, notamment par bruits excessifs ou
odeurs d&eacute;sagr&eacute;ables : &agrave; s'abstenir de jeter ou de laisser jeter des produits corrosifs dans les &eacute;gouts
ou fosses ou pouvant boucher les canalisations.</FONT></P>

<P><FONT SIZE="-1">-	A ne poser, &agrave; ses frais que des plaques ou enseignes <U>dont l'emplacement le type et les dimensions</U>
sont autoris&eacute;s par le r&egrave;glement de copropri&eacute;t&eacute;.</FONT></P>

<P><FONT SIZE="-1">-	A n'exiger du BAILLEUR aucune indemnit&eacute;, ni diminution de loyer pour toute interruption dans
les services de l'immeuble et, notamment, s'ils existent, ceux de la ventilation, de chauffage
central, de t&eacute;l&eacute;phone et de t&eacute;lex ou autres, ni pour tous accidents ou tous d&eacute;g&acirc;ts qui pourraient
survenir dans les lieux lou&eacute;s par suite de rupture de canalisations de gaz, d'eau, d'&eacute;lectricit&eacute;, ou de
chauffage central, renon&ccedil;ant des &agrave; pr&eacute;sent, &agrave; exercer toutes actions de ce chef contre le
BAILLEUR. </FONT></P>

<P><FONT SIZE="-1">-	A veiller &agrave; ce que la tranquillit&eacute; et la bonne tenue de l'ensemble immobilier ne soient troubl&eacute;es en
aucune mani&egrave;re, par son fait ou celui de son personnel, ou de ses visiteurs ; il devra abstenir de
tout ce qui pourrait nuire &agrave; l'activit&eacute; des autres locataires.</FONT></P>

<P><FONT SIZE="-1">-	L'immeuble dont d&eacute;pendent les locaux lou&eacute;s &eacute;tant soumis au statut de la copropri&eacute;t&eacute;, le
PRENEUR s'engage &agrave; respecter les clauses, charges et conditions du r&egrave;glement de copropri&eacute;t&eacute; de
l'ensemble immobilier qu'il d&eacute;clare bien conna&icirc;tre pour en avoir re&ccedil;u un exemplaire.</FONT></P>

<P><FONT SIZE="-1">-	Tout abus de jouissance pourra entra&icirc;ner la r&eacute;siliation des pr&eacute;sentes, m&ecirc;me si cet abus n'a &eacute;t&eacute; que
provisoire et de courte dur&eacute;e ;  en outre, le PRENEUR devra rembourser au BAILLEUR toute
somme que ce dernier aura eu &agrave; verser du fait du trouble de jouissance du PRENEUR.</FONT></P>

<P><FONT SIZE="-1">-	A exercer lui-m&ecirc;me les actions contre les auteurs de troubles.</FONT></P>

<P><FONT SIZE="-1">-	A se conformer scrupuleusement aux prescriptions, r&egrave;glements et ordonnances en vigueur,
notamment, en ce qui concerne la voirie, la salubrit&eacute;, la s&eacute;curit&eacute;, la police, l'inspection du travail,
de fa&ccedil;on que le BAILLEUR ne soit jamais inqui&eacute;t&eacute; ni recherch&eacute; &agrave; ce sujet.</FONT></P>

</blockquote>

<P><FONT SIZE="-1"><U>Obligation de la bailleresse :</U></FONT></P>

<P><FONT SIZE="-1">De son c&ocirc;t&eacute; la bailleresse s'oblige &agrave; tenir les lieux clos et couverts dans le cadre de la loi et de
l'usage.</FONT></P>

<P><FONT SIZE="-1">II - <U>CONDITIONS PARTICULIERES</U> :</FONT></P>

<P><FONT SIZE="-1">Si, en d&eacute;pit de toutes les pr&eacute;cautions prises et retenues tant par la bailleresse que la preneuse, en vertu
du pr&eacute;sent acte, des difficult&eacute;s survenaient avec les copropri&eacute;taires de l'immeuble du fait du preneur,
soit directement, soit par et sur l'initiative du syndic en fonction et que soient mises indistinctement en
cause tant la soci&eacute;t&eacute; bailleresse que la soci&eacute;t&eacute; preneuse cette derni&egrave;re s'engage d&egrave;s maintenant &agrave; en
supporter les cons&eacute;quences de toute nature ; c'est-&agrave;-dire honoraires, les frais, ceux de justice compris,
pourvu toutefois qu'aucune faute lourde ne puisse &ecirc;tre reproch&eacute;e &agrave; la bailleresse elle-m&ecirc;me.</FONT></P>

<P><FONT SIZE="-1">La bailleresse appuiera la position de la preneuse.</FONT></P>

<P><FONT SIZE="-1">Ce qui vient d'&ecirc;tre explicit&eacute; assez sommairement constitue une condition essentielle et d&eacute;terminante
des pr&eacute;sentes, sans laquelle rien n'eut &eacute;t&eacute; conclu et arr&ecirc;t&eacute; entre las parties.</FONT></P>

<P><FONT SIZE="-1">Les conditions g&eacute;n&eacute;rales et particuli&egrave;res ins&eacute;r&eacute;es dans le pr&eacute;sent bail ne pourront jamais &ecirc;tre
consid&eacute;r&eacute;es comme "de style". Elles formeront la loi des parties. Ces derni&egrave;res respecteront d'&eacute;vidence
les dispositions du d&eacute;cret  n<SUP>o</SUP> 53.960 du 30 Septembre 1953 consacr&eacute; au statut des baux commerciaux,
artisanaux et industriels, ainsi que les textes subs&eacute;quents qui l'ont compl&eacute;t&eacute; ou modifi&eacute;.</FONT></P>

<P><FONT SIZE="-1">Une tol&eacute;rance, quelle qu'elle soit, ne pourra jamais &ecirc;tre consid&eacute;r&eacute;e comme d&eacute;rogatoire aux pr&eacute;sentes.
Le bailleur pourra y mettre fin sans le moindre pr&eacute;avis ni respecter quelque formalisme que ce soit.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>LOYER</U></FONT></P>

<P><FONT SIZE="-1">Le pr&eacute;sent bail est consenti et accept&eacute; moyennant un loyer annuel en principal de DEUX CENT
QUARANTE MILLE FRANCS (240.000 Frs) - (&eacute;crit &agrave; la main) Etant pr&eacute;cis&eacute; la bailleresse accorde
un franchise de loyer jusqu'au 31 mai 92.</FONT></P>

<P><FONT SIZE="-1"><U>En sus</U>, la preneuse devra supporter et acquitter :</FONT></P>

<blockquote>

<P><FONT SIZE="-1">-	la portion de charges ordinaires de copropri&eacute;t&eacute; aff&eacute;rents aux lots faisant l'objet des pr&eacute;sentes, mais
&agrave; l'exclusion des d&eacute;penses de ravalement, de toiture, de gros-oeuvre, fix&eacute;e forfaitairement et d'un
commun accord &agrave; six pour cent (6%) du loyer de base.</FONT></P>

<P><FONT SIZE="-1">-	Lequel loyer, en principal et accessoire, M. BOBROWSKI oblige la soci&eacute;t&eacute; qu'il repr&eacute;sente &agrave;
payer &agrave; terme &eacute;chu, aux &eacute;poques ordinaires de l'ann&eacute;e, soit : le Premier Janvier, Premier Avril,
Premier Juillet et Premier Octobre de l'ann&eacute;e et pour la premi&egrave;re fois, prorata temporis le
PREMIER JUILLET MIL NEUF CENT QUATRE VINGT DOUZE.</FONT></P>

</blockquote>

<P><FONT SIZE="-1">Il est express&eacute;ment convenu : </FONT></P>

<blockquote>

<P><FONT SIZE="-1">1)	que tout paiement devra &ecirc;tre effectu&eacute; soit dans les lieux lou&eacute;s, soit au domicile de Mr (illisible), &egrave;s
nom et qualit&eacute;s, soit par versement direct a la banque d&eacute;sign&eacute;e par la bailleresse&nbsp;; qu'il sera
n&eacute;cessairement effectu&eacute; au moyen de cheques ou de virements et non pas autrement.</FONT></P>

<P><FONT SIZE="-1">2)	qu'en cas de retard &agrave; paiement exc&eacute;dant quinze jours sera exig&eacute; le versement d'une astreinte de dix
pour cent (10%) du loyer en principal, condition d&eacute;battue pr&eacute;alablement &agrave; la conclusion des
pr&eacute;sentes.  Cette astreinte ne fera d'ailleurs pas obstacle &agrave; la clause de r&eacute;siliation que suivre.</FONT></P>

<P><FONT SIZE="-1">3)	qu'&agrave; d&eacute;faut de paiement d'un seul terme de loyer &agrave; son &eacute;ch&eacute;ance au d'ex&eacute;cution d'une seule des
conditions du pr&eacute;sent bail, celui-ci sera r&eacute;sili&eacute; de plein droit si bon semble &agrave; la bailleresse un mois
apr&egrave;s commandement de payer ou sommation d'ex&eacute;cuter rest&eacute;s sans effet en rappelant les termes
de la pr&eacute;sente clause et l'intention d'en user et ce par la simple expiration du d&eacute;lai ci-dessus
indiqu&eacute;, sans qu'il soit besoin de remplir aucune formalit&eacute; judiciaire et sans que l'offre ult&eacute;rieure
de payer ou d'ex&eacute;cuter puisse arr&ecirc;ter l'effet de la pr&eacute;sent clause.</FONT></P>

<P><FONT SIZE="-1">4)	qu'en cas de difficult&eacute;s de la part de la preneuse ou de ses cessionnaires, l'expulsion sera
poursuivie par simple ordonnance de r&eacute;f&eacute;r&eacute;, la preneuse d&ucirc;ment appel&eacute;e. </FONT></P>

<P><FONT SIZE="-1">5)	que dans le cas de r&eacute;siliation pour l'une des causes ci-dessus pr&eacute;vues, la somme vers&eacute;e &agrave; la
bailleresse &agrave; titre de d&eacute;p&ocirc;t de garantie lui restera acquise en tant qu'indemnit&eacute; sp&eacute;ciale, sans
pr&eacute;judice de droits &agrave; tous dommages-int&eacute;r&ecirc;ts et au paiement de tous loyers d&ucirc;s et &eacute;chus, tant en
principal qu'en accessoires.</FONT></P>

</blockquote>

<P><FONT SIZE="-1"><U>REVISION DE LOYER : </U></FONT></P>

<P><FONT SIZE="-1">La loyer pourra &ecirc;tre r&eacute;vis&eacute; &agrave; l'expiration de chaque p&eacute;riode triennale et pour la premi&egrave;re fois le
TRENTE AVRIL MIL NEUF CENT QUATRE VINGT QUINZE (30/4/95) pour les trois ans alors &agrave;
courir.</FONT></P>

<P><FONT SIZE="-1">Les charges resteront &agrave; 6 % du prix du bail r&eacute;vis&eacute;.</FONT></P>

<P><FONT SIZE="-1">Cette r&eacute;vision aura lieu dans les conditions de forme, de d&eacute;lai et de la mani&egrave;re d&eacute;finies par la loi alors
en vigueur en mati&egrave;re de baux commerciaux.</FONT></P>

<P><FONT SIZE="-1"><U>DEPOT DE GARANTIE</U> :</FONT></P>

<P><FONT SIZE="-1">Monsieur (illisible) au nom de la soci&eacute;t&eacute; bailleresse reconna&icirc;t que cette derni&egrave;re est en possession
d'une somme totale de CENT VINGT MILLE FRANCS (120.000 Frs) &agrave; titre de d&eacute;p&ocirc;t de garantie de
la bonne et du paiement des loyers.</FONT></P>

<P><FONT SIZE="-1">Cette somme correspond &agrave; SIX MOIS de loyer en principal.  Elle restera aux mains de la bailleresse
jusqu'&agrave; expiration du bail ; de convention expresse la somme pr&eacute;cit&eacute;e ne produira pas d'int&eacute;r&ecirc;ts, et
devra toujours repr&eacute;senter six mois de loyer.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>FRAIS</U></FONT></P>

<P><FONT SIZE="-1">Les frais, droits et honoraires des pr&eacute;sentes et ceux qui en seront la suite et la cons&eacute;quence directes
seront support&eacute;s par la preneuse qui s'y engage.</FONT></P>

<P><FONT SIZE="-1"><U>Enregistrement</U> :</FONT></P>

<P><FONT SIZE="-1"><STRIKE>Enregistrement est requis par les parties contractantes.</STRIKE></FONT></P>

<P><FONT SIZE="-1">(illisible) </FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>ELECTION DE DOMICILE</U></FONT></P>

<P><FONT SIZE="-1">Pour l'ex&eacute;cution des pr&eacute;sentes et de leurs suites, domicile est &eacute;lu, savoir :</FONT></P>

<P><FONT SIZE="-1"><U>Par la bailleresse</U></FONT></P>

<P><FONT SIZE="-1">au domicile personnel du g&eacute;rant. </FONT></P>

<P><FONT SIZE="-1"><U>Par la preneuse</U></FONT></P>

<P><FONT SIZE="-1">dans les lieux lou&eacute;s.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>TAXES ET DROITS</U></FONT></P>

<P><FONT SIZE="-1">Le bailleur d&eacute;sirant opter pour l'assujettissement dudit loyer &agrave; la T.V.A. en application  de l'article 260
- 2<SUP>o</SUP> du Code G&eacute;n&eacute;ral des Imp&ocirc;ts, le loyer ci-dessus indiqu&eacute; sera major&eacute; de la T.V.A. au taux en
vigueur.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>REMISE DE PIECES</U></FONT></P>

<P><FONT SIZE="-1">La preneuse reconna&icirc;t avoir re&ccedil;u de la bailleresse :<br>
- un plan du rez-de-chauss&eacute;e de l'immeuble<br>
- un plan du sous-sol de l'immeuble<br>
- un extrait du r&egrave;glement de copropri&eacute;t&eacute; de l'immeuble concernant la destination de l'immeuble et
l'usage de ses parties.</FONT></P>

<P><FONT SIZE="-1">FAIT A PARIS, le 11 mai 1992 MIL NEUF CENT QUATRE VINGT DOUZE. </FONT></P>

<P><FONT SIZE="-1">Ont sign&eacute; : </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">(&eacute;crit &agrave; la main) (illisible) SCI Bercis<br>
Le G&eacute;rant <br>
(illisible)</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>AVENANT DE BAIL</U></FONT></P>

<P><FONT SIZE="-1">ENTRE LES SOUSSIGNES :</FONT></P>

<P><FONT SIZE="-1">La S.C.I. BERCIS Soci&eacute;t&eacute; Civile Immobili&egrave;re au capital de Vingt Mille francs dont le si&egrave;ge social est
(illisible)  All&eacute;e des Gen&ecirc;ts, repr&eacute;sent&eacute;e par son G&eacute;rant Monsieur Bernard (illisible). </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">LE BAILLEUR</FONT></P>

<P><FONT SIZE="-1">ET</FONT></P>

<P><FONT SIZE="-1">La Soci&eacute;t&eacute; OLD AMERICA SARL au capital de cinquante mille francs, en cours de formation dont le
si&egrave;ge social est &agrave; Paris 48 Rue des Francs Bourgeois, repr&eacute;sent&eacute;e par son g&eacute;rant Monsieur Claude
BOBROWSKI. </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">LE PRENEUR</FONT></P>

<P><FONT SIZE="-1">ONT CONVENU CE QUI SUIT :</FONT></P>

<P><FONT SIZE="-1">D'un commun accord, ils ont convenu de modifier le bail consenti par la SCI BERGIS &agrave; la Soci&eacute;t&eacute;
OLD AMERICA le onze Mai 1992 concernant les locaux situ&eacute;s 48 Rue des Francs Bourgeois :</FONT></P>

<P><FONT SIZE="-1">1- La Soci&eacute;t&eacute; OLD AMERICA pourra exercer dans les locaux l'activit&eacute; d&eacute;j&agrave; pr&eacute;vue au bail et tous
commerces sauf alimentaires et de nuisances.</FONT></P>

<P><FONT SIZE="-1">2- Le loyer sera port&eacute; &agrave; vingt et un mille francs &agrave; compter du 1er juin 1993.</FONT></P>

<P><FONT SIZE="-1">3- Le loyer sera soumis au droit au bail de 2,50 % et &agrave; la moiti&eacute; de la taxe additionnelle (1,25%).</FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">Fait &agrave; Paris, le 17 Mai 1995<br>
(illisible) </FONT></P>

<P><FONT SIZE="-1">Lu et approuve <br>
SCI Bercis<br>
Le g&eacute;rant<br>
(illisible) </FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><STRONG>RENOUVELLEMENT DE BAIL COMMERCIAL</STRONG></FONT></P>

<P><FONT SIZE="-1">Entre les soussign&eacute;s</FONT></P>

<P><FONT SIZE="-1">- <STRONG>S.C.I. BERCIS,</STRONG> Soci&eacute;t&eacute; Civile Immobili&egrave;re au Capital de 3.048 Euros, 98 centimes (20.000
Francs), ayant son si&egrave;ge social &agrave; SEIGNOSSE (40510), 25 Avenue des Gen&ecirc;ts, repr&eacute;sent&eacute;e
pour son G&eacute;rant :<br>
Monsieur Bernard LARROCHE </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">d'une part </FONT></P>

<P><FONT SIZE="-1">- <STRONG>Soci&eacute;t&eacute; NICKEL,</STRONG> Soci&eacute;t&eacute; Anonyme au Capital de 137,204 Euros, 11 centimes
(900.000Francs), immatricul&eacute;e au Registre de Commerce de NANTERRE, sous le N<sup>o</sup>: B
403.884.109, ayant son si&egrave;ge social &agrave; ASNIERES (92600), 107 Quai du Dr Dervaux,
repr&eacute;sent&eacute;e pour son P.D.G:<br>
Monsieur Philippe DUMONT</FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">d'autre part.</FONT></P>

<P><FONT SIZE="-1">Il a &eacute;t&eacute; convenu d'un commun accord de renouveler le bail commercial en date du 11 Mai 1992,
consenti par la S.C.I. BERCIS &agrave; la S.A.R.L. OLD AMERICA, aux droits de laquelle se trouve la St&eacute;
NICKEL en vertu d'une cession, en date du 16 F&eacute;vrier 1996 r&eacute;guli&egrave;rement consentie, accept&eacute;e,
enregistr&eacute;e et signifi&eacute;e.</FONT></P>

<P><FONT SIZE="-1">Le Bail en cause concerne les locaux commerciaux d&eacute;pendant du l'immeuble sis:<br>
48, Rue des Francs-Bourgeois, &agrave; PARIS 3<SUP>&egrave;me</SUP></FONT></P>

<P><FONT SIZE="-1">Ceci expos&eacute;, la S.C.I. BERCIS renouvelle au profit de la St&eacute; NICKEL le bail des locaux<br>
48, Rue des Francs-Bourgeois, &agrave; PARIS 3<SUP>&egrave;me</SUP>, </FONT></P>

<P><FONT SIZE="-1">pour une dur&eacute;e de 9 ann&eacute;es enti&egrave;res et cons&eacute;cutives, &agrave; compter jusqu'au 1<SUP>er</SUP> Juillet 2002, et ce jusqu'au
30 Juin 2011, avec facult&eacute; pour la St&eacute; NICKEL de le d&eacute;noncer &agrave; l'issue de chaque p&eacute;riode triennale.</FONT></P>

<P><FONT SIZE="-1">Ce renouvellement a lieu aux m&ecirc;mes charges et conditions que le bail pr&eacute;c&eacute;dent que la St&eacute; NICKEL,
de par son repr&eacute;sentant, d&eacute;clare fort bien conna&icirc;tre, les accepter et dispenser de les reproduire ici.</FONT></P>

<P><FONT SIZE="-1">Les dites charges et conditions du bail pr&eacute;c&eacute;dent, avec les stipulations des pr&eacute;sentes, forment un tout
indivisible et constituent une condition essentielle et d&eacute;terminante du renouvellement sans laquelle
rien n'e&ucirc;t &eacute;t&eacute; conclu et arr&ecirc;t&eacute; entre les soussign&eacute;s.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><STRONG>LOYER</STRONG></FONT></P>

<P><FONT SIZE="-1">Le pr&eacute;sent renouvellement est consenti et accept&eacute; moyennant une loyer annuel en principal de:
<br>
Quarante trois mille sept cent huit Euros (43.708 Euros)<br>
payable par quart les premiers Janvier - Avril - Juillet et Octobre de l'ann&eacute;e, et pour la premi&egrave;re fois le
1er Octobre 2002.<br>
Avec rappel des conventions du bail pr&eacute;c&eacute;dent:</FONT></P>

<P><FONT SIZE="-1">- qu'en cas de retard de paiement exc&eacute;dant quinze jours, sera exig&eacute; le paiement d'une astreinte de dix
pour cent du loyer.</FONT></P>

<P><FONT SIZE="-1">- qu'&agrave; d&eacute;faut du paiement d'un seul terme de loyer &agrave; son &eacute;ch&eacute;ance ou d'ex&eacute;cution d'une seule des
conditions du bail, celui-ci sera r&eacute;sili&eacute; de plein droit trente jours apr&egrave;s commandement de payer ou
sommation d'ex&eacute;cuter, rest&eacute; sans effet.</FONT></P>

<P><FONT SIZE="-1">- que les charges restent forfaitairement &agrave; 6% du loyer de base, comme lors du bail pr&eacute;c&eacute;dent.</FONT></P>

<P><FONT SIZE="-1">- qu'en cas de r&eacute;siliation du bail par faute de la St&eacute; NICKEL ou non-paiement du loyer, le montant du
d&eacute;p&ocirc;t de garantie - &agrave; titre de clause p&eacute;nale - restera acquis &agrave; la St&eacute; BERCIS &agrave; titre d'indemnit&eacute;
sp&eacute;ciale, outre tous dommages et int&eacute;r&ecirc;ts. </FONT></P>

<P><FONT SIZE="-1">- que le loyer sera r&eacute;visable &agrave; l'expiration de chaque p&eacute;riode triennale et pour la premi&egrave;re fois: le 1er
Juillet 2005.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><STRONG>DEPOT DE GARANTIE</STRONG></FONT></P>

<P><FONT SIZE="-1">A titre de d&eacute;p&ocirc;t de garantie, la St&eacute; NICKEL versera&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 	3.560 Euros<br>
qui, avec la somme de&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 18.294 Euros<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;	-------------------<br>
formera celle totale de&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;	21.854 Euros</FONT></P>

<P><FONT SIZE="-1">Montant du d&eacute;p&ocirc;t de garantie en la possession de S.C.I. BERCIS</FONT></P>

<P><FONT SIZE="-1">Comme stipul&eacute; au bail pr&eacute;c&eacute;dent, cette somme restera entre les mains de la bailleresse jusqu'&agrave; la fin du
bail, pour r&eacute;pondre de la bonne ex&eacute;cution de ce dernier et du paiements des loyers. Cette somme ne
produira pas d'int&eacute;r&ecirc;ts et devra toujours repr&eacute;senter six mois de loyer.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><STRONG>ELECTION DE DOMICILE</STRONG></FONT></P>

<P><FONT SIZE="-1">Chacune des parties fait &eacute;lection de domicile en son si&egrave;ge social pr&eacute;cis&eacute; en t&ecirc;te des pr&eacute;sentes. </FONT></P>

<P><FONT SIZE="-1">Fait en double exemplaire</FONT></P>

<P><FONT SIZE="-1">&agrave; ASNIERES</FONT></P>

<P><FONT SIZE="-1">L'an deux mille deux</FONT></P>

<P><FONT SIZE="-1">Le (&eacute;crit &agrave; la main) 30/05/2002</FONT></P>

<P><FONT SIZE="-1">S.C.I. BERCIS&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 	SA NICKEL<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
107 Quai du docteur Dervaux<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
92600 ASNIERES 92600<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
T&eacute;l: (illisible) Fax: 01 47 91 74 01<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;	(illisible) </FONT></P>

</HTML><b>Exhibit 10.110.1</b></P>

<P ALIGN="CENTER"><FONT SIZE="-1">COMMERCIAL LEASE</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1">BETWEEN</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">- BERCIS REAL ESTATE COMPANY</FONT></P>

  </blockquote>
</blockquote>

<P ALIGN="CENTER"><FONT SIZE="-1">AND</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">- OLD AMERICA COMPANY - 48 Rue des Francs-Bourgeois, PARIS (75003).</FONT></P>

  </blockquote>
</blockquote>

<P ALIGN="CENTER"><FONT SIZE="-1">COMMERCIAL LEASE</FONT></P>

<P><FONT SIZE="-1">BY AND BETWEEN THE UNDERSIGNED:</FONT></P>

<P><FONT SIZE="-1">S.C.I. BERCIS, Real Estate Company with corporate capital of TWENTY THOUSAND FRANCS
(20,000 FRF), with corporate headquarters at (Illegible) represented by its manager, Mr. Bernard
(Illegible) </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">Hereinafter "THE LESSOR", party of the first part,</FONT></P>

<P><FONT SIZE="-1">AND </FONT></P>

<P><FONT SIZE="-1">OLD AMERICA, COMPANY, S.A.R.L. with corporate capital of FIFTY THOUSAND FRANCS
(50,000 FRF), in the process of incorporation, with its corporate headquarters located at 48 Rue des
Francs Bourgeois in PARIS (75003), represented by its manager, Mr. Claude BOBROWSKI</FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">Hereinafter "THE LESSEE", party of the second part,</FONT></P>

<P><FONT SIZE="-1"><U>WHICH ORDER AND AGREE UPON THE FOLLOWING:</U></FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>LEASE</U></FONT></P>

<P><FONT SIZE="-1">For these presents, the BERCIS real estate company, located (Illegible) represented by Mr. Bernard
LARROCHE, ex officio, does hereby draw up this commercial lease and gives the lease, for its benefit,
to the company, OLD AMERICA, S.A.R.L., the party of the second part, said lease being expressly
accepted by Mr. Claude BOBROWSKI, acting in the capacity referred to above, for the following:</FONT></P>

<P><FONT SIZE="-1">A lighted shop on the street situated on the ground floor, to the left of the entry hall, (handwritten) a locale
situated in a basement accessible by an interior staircase.</FONT></P>

<P><FONT SIZE="-1">- A vault in the basement, bearing No. 23 on the blueprint,</FONT></P>

<P><FONT SIZE="-1">- A vault in the basement, bearing No. 27 on the blueprint,</FONT></P>

<P><FONT SIZE="-1">These locales make up parcels 3 - 66 and 70 of the building division attached to the agreement of the co-proprietorship.</FONT></P>

<P><FONT SIZE="-1">Therefore, and moreover, the aforementioned locales exist, continue, and comprise the space with no
necessity of establishing fuller designation of it herein, Mr. Claude BOBROWSKI, ex officio, states that
he is very familiar with the property due to having seen and visited it on different occasions for the sake
of these presents, and states to have understood the circumstances, advantages and disadvantages which
the property offers. </FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>DURATION OF THE LEASE</U></FONT></P>

<P><FONT SIZE="-1">This lease is hereby authorized for the term of nine full and consecutive years, which shall commence on
the first of May, nineteen hundred and ninety-two (05/01/1992) and shall end on the thirtieth of April, two
thousand and one (04/30/2001), but with the option solely of Lessee to break the lease at the expiration
of each three year period and for the first time on April thirtieth, nineteen hundred ninety-five
(04/30/1995) and only on condition of notifying the Lessor of its intentions in this regard, at least six
months in advance by registered letter with return receipt requested or by way of a bailiff from the
Ministry of Justice.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>CONDITIONS</U></FONT></P>

<P>This lease is authorized under the following responsibilities and conditions, <FONT SIZE="-1">both general and special,
that the Lessee commits to carry out and fulfill without the possibility of invoking reasons of exemption
and on penalty of taking responsibility for all costs and damage and interests in the event of breach,
without prejudice to rescission if so desired by the Lessor.</FONT></P>

<P><FONT SIZE="-1">I - <U>GENERAL CONDITIONS:</U></FONT></P>

<blockquote>

<P><FONT SIZE="-1">&nbsp;1) <U>Conditions for Occupation</U></FONT></P>

  <blockquote>

<P><FONT SIZE="-1">a) <U>Allocation of the locales:</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The rented locales shall serve for the operation of a store dedicated to the sale of ANTIQUES,
DECORATIONS, GIFTS, TOYS, AND MANUFACTURED GOODS FROM THE UNITED STATES.</FONT></P>

<P><FONT SIZE="-1">within the framework of the corporate purpose of the Lessee company while keeping in strict compliance
with the purpose of the building, for professional use, and to the restrictions imposed by Regulation on
the joint proprietors of the domicile.</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">		b) <U>Tranquility of the Building</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The Lessee must continually take care that: neither itself, through the careful management of its
administrative staff, nor its personnel, nor the customers, visitors, nor suppliers, disturb the order, peace
and tranquility of the building, by causing "disturbances of the right of usufruct" to any of the occupants
or neighbors of the building.</FONT></P>

<P><FONT SIZE="-1">The Lessee may use in moderation and with discernment, the machinery, equipment and any other items
necessary to its commercial activity, except for those which, by virtue of the noise, vibration, odor or other
nuisance produced, might be likely to cause any inconvenience or harm to others.</FONT></P>

<blockquote>

<P><FONT SIZE="-1">2) <U>Regarding the rented locales</U></FONT></P>

  <blockquote>

<P><FONT SIZE="-1">a) <U>State of the rented locales - Work - Repairs -
Maintenance, etc. ... </U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The Lessee will take possession of the rented locales in their current state and will restore, at the end of
its right of usufruct, in any way in which it is involved, all tenant repairs and maintenance to good
condition and to the specifications of their purpose and housing.</FONT></P>

<P><FONT SIZE="-1">The Lessee may not require at this time, nor at any time during the lease, any work or repairs,
notwithstanding articles 1,719 and 1,720 of the Civil Code.</FONT></P>

<P><FONT SIZE="-1">The Lessee must repair or alter the staircase connecting the ground floor to the basement, as well as the
gas or electrical installations.</FONT></P>

<P><FONT SIZE="-1">The Lessee must consistently maintain the locales rented in good condition with repairs or maintenance
provided by the tenant.</FONT></P>

<P><FONT SIZE="-1">The Lessor's Company shall not have any responsibility other than the major repairs cited in Article 606
of the Civil code, concerning the building and not those relating to the interior of the rented locales
(ceiling, floors).</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">		b) <U>Changes in Layout</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">Any change of layout involving the large walls, the beams and floors must be the object of prior written
authorization from the Lessor; work that is authorized must be carried out under supervision of the
Architect appointed by the Lessor, whose Architectural fees and consultations shall be incumbent upon
the Lessee.</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">c) <U>Changes - Embellishments - Installations - Ultimate Purpose.</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">At the time of departure, the Lessee shall leave in place all
changes, embellishments and installations that may have been added by the Lessee
(within the framework of these presents) and may not require compensation or any
reduction in rent during the last quarter, from this administration. The Lessee
shall likewise leave all existing or remaining installations without
deterioration, as they were: electricity, sanitary facilities, and: ... </FONT></P>

<P><FONT SIZE="-1">Moreover, the Lessor reserves the right to require that the locales be returned to their original state.</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">d) <U>Supervisory Building Visits</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The Lessor and its authorized representatives may freely enter and visit the rented locales, to make an
accounting of the state of maintenance of the locales and in order to check if installations are running
properly; no opposition to the Lessor's visits to the locales on a business day may be made, as long as they
occur within the hours of 9:00 AM and 6:00 PM.</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">b) <U>Work within the Building</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The Lessee must support, without seeking compensation or a reduction in the rent, any work that the
Lessor or managing agent of the co-proprietor deems must be carried out within the building, no matter
what the duration of said work might be, provided however that the execution of this work takes place
with sufficient swiftness and continuity, except in cases of indisputable force majeure.</FONT></P>

<P><FONT SIZE="-1">The Lessee must present, together with the cost, and without delay, all formwork, layout, decoration,
plaques, signs, and installations the removal of which would be useful or necessary for the execution of
all work in particular for remodeling, investigation, or repairs of leaks, cracks, smoke infiltrations or fire.</FONT></P>

<blockquote>

<P><FONT SIZE="-1">3) <U>Insurance, Taxation, City and Police Service Charges:</U></FONT></P>

  <blockquote>

<P><FONT SIZE="-1">a) <U>Risk Insurance - Prohibitions</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The Lessee must purchase an insurance policy, (and must provide verifiable evidence to the Lessor) to
take effect on the day possession is taken, to cover ALL RISKS, and covering in particular: risk of
explosion and fire hazard covering the Lessor's materials, business furniture, specific installations, goods
and raw materials: the Lessee shall be insured against tenant's risks as well as against legal recourse from
neighbors, theft committed by a French Company having its seat in the metropolitan territory. The Lessee
shall maintain coverage of this multiple insurance consistently during the term of the lease, paying the
premiums exactly upon their due date and must provide evidence of same to the Lessor at the first request
for the latter. </FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">b) <U>Storage and Holding Prohibitions</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">Objects or materials of an explosive or particularly flammable nature may not be stored or held in the
rented locales.</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">		c) <U>City and Police Service Charges</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The company of the Lessee must pay all city and police service charges of any operational nature held and
discharged from the Lessor.  The same will be expected for the charges for garbage collection.</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">d) <U>Taxation</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The Company of the Lessee must pay all contributions, taxes and levies related to the rented locales and
to the nature of the operation of OLD AMERICA; it must pay the contribution that in the past was called
TRADE TAX, under its new name and structure and those which may be handed down in the future.</FONT></P>

<P><FONT SIZE="-1">The Lessee must be responsible for payment of all taxes for which the Lessor might become fully or in
part responsible for whatever concept that might be.</FONT> <FONT SIZE="-1"> The Lessee shall provide proof of all requisitions
and without prior notice shall pay at the scheduled time of the expiration of the lease in any manner in
which it has been involved, at its term or in advance.</FONT></P>

<P><FONT SIZE="-1">It must be remembered that the Lessee must repay to the Lessor all levies, contributions and taxes
automatically recoverable by the law or any that may be created thereafter.</FONT></P>

<P><FONT SIZE="-1">Property tax is and shall remain the responsibility of the Lessor.</FONT></P>

<blockquote>

<P><FONT SIZE="-1">4) <U>Furnishings, Continual Operation, Transfers, Sublease:</U></FONT></P>

  <blockquote>

<P><FONT SIZE="-1">a) <U>Furnishings.</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">During the term of the present lease, the company of the Lessee must furnish and maintain furnished the
locales rented with materials, business furniture, equipment, installations, and an inventory of merchandise and
raw materials, in sufficient quantity and value to cover at all times the payment of the rent and incidental
expenses and the fulfillment of the conditions of the present lease. </FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">b) <U>Continual Operation.</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">In the same way, the Lessee must ensure continual business operation and must abstain from closing its
Establishment no matter what the circumstances may be (except for cases of interior renovation of the
locales).  Closing, apart from the period devoted to annual holidays or on days of weekly closing, or on
public holidays, would constitute a breach of contract that would likely cause the cancellation of the lease,
if it so pleases the Lessor to require this, but only after one month has passed following the issuance of
an order to end the non-fulfillment of this clause.</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">c) <U>Sublease</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The Lessee may not authorize any sublease in whole or in part of the rented locales, be it on a purely
tenuous, provisional basis, as an experiment, or on a non-paid basis.</FONT></P>

<P><FONT SIZE="-1">A franchise management setting within the framework of the law dated March 10, 1956 (and not
otherwise) is not regarded as constituting a sublease.</FONT></P>

<blockquote>
  <blockquote>

<P><FONT SIZE="-1">d) <U>Transfer of Lease</U></FONT></P>

  </blockquote>
</blockquote>

<P><FONT SIZE="-1">The Lessee may in no manner transfer its rights in the present lease unless it is to the purchaser of his
business and only while remaining guarantor and shall answer to the Lessor, for its successor in the
fulfillment of the conditions of the lease.  Those, to whom the business will be transferred, must also enter
into a "directly binding agreement" with the company of the Lessor.</FONT></P>

<P><FONT SIZE="-1">Any transfer of lease must fulfill the requirements of the preceding lease, under penalty of nullity and
should be legalized though an authentic act before a Notary Public, in Paris or under the jurisdiction of
the Interdepartmental Office, whether it be by a privately signed act and only in the presence of the Lessor
or by having the Lessor duly summoned ten days in advance and by registered letter with notice of receipt.
Lastly, an executorial copy of the instrument of transfer, if it has taken place before a Notary Public, or
a recorded original if dealing with a private signed instrument, must be delivered to the Lessor (at no cost)
within one month following the legalization of the transfer.</FONT></P>

<P><FONT SIZE="-1">Solidarity must continue to exist between the Lessee and all successive assignees regarding the payment
of rents and fulfillment of the lease.</FONT></P>

<blockquote>

<P><FONT SIZE="-1">5) No recourse may be sought in the event of exceptional circumstances</FONT></P>

</blockquote>

<P><FONT SIZE="-1">In the case where, due to defects of construction, setbacks, etc
.... to include all foreseeable causes or in
particular, no consequences coming from a state of external hostilities (war) or uncontrollable national
events and any other fortuitous occurrences beyond the control</FONT></P>

<P><FONT SIZE="-1">of the Lessor, the Lessee may not claim right to compensation from the locales' proprietor's company
using the present lease to cite disturbances of the right of usufruct and of activity.</FONT></P>

<P><FONT SIZE="-1">In the event of expropriation for use by the public sector, the Lessee or its assignees shall retain recourse
and reparations only from the expropriating authority and none other.</FONT></P>

<blockquote>

<P><FONT SIZE="-1">	6) <U>Miscellaneous Obligations</U></FONT></P>

</blockquote>

<P><FONT SIZE="-1">The Lessee shall be obligated to:</FONT></P>

<blockquote>

<P><FONT SIZE="-1">-	Immediately inform the Lessor of any damage or deterioration happening in the locales, even when
it is not the result of any apparent damage and under penalty of being personally held responsible to
repay the amount spent due to said damage and to be responsible due to his failure to notify the
Insurance Company in a timely fashion of the aforesaid damage. </FONT></P>

<P><FONT SIZE="-1">-	Refrain from connecting gas or fuel oil equipment to pipelines that were not made for this use.</FONT></P>

<P><FONT SIZE="-1">-	Check and pay for regular maintenance on all gas or electric appliances/equipment.</FONT></P>

<P><FONT SIZE="-1">-	Refrain from placing any object or fixed or mobile window display outside the rented places.</FONT></P>

<P><FONT SIZE="-1">-	Clean the chimney if it is used at least once a year.</FONT></P>

<P><FONT SIZE="-1">-	Refrain from obstructing the common areas of the building. </FONT></P>

<P><FONT SIZE="-1">-	Accept, at this moment, to allow visitation of the rented locales by any person holding an
authorization from the owner or his agent, in the event that the LESSOR wishes to sell his building. </FONT></P>

<P><FONT SIZE="-1">-	 Refrain from placing anything on the floors weighing more than they were designed to support (load
resistance), in accordance with current law in force, under penalty of making necessary repairs at the
LESSEE'S expenses, and of being held responsible for damages and interests. In case of any doubt,
make sure to ascertain the correct load limit by approaching the LESSOR or the LESSOR'S Architect,
but in any event, all at the expense of the LESSEE.</FONT></P>

<P><FONT SIZE="-1">-	Refrain from using loudspeakers or any other means of radio-diffusion likely to be heard emanating
from the rented locales.  Refrain likewise from using any electrical equipment or any other equipment
disruptive to radio or television broadcasts, without having equipped the aforementioned equipment
with provisions that allow the avoidance of all unsettling events in the vicinity. </FONT></P>

<P><FONT SIZE="-1">-	Take all measures that are useful in preventing any nuisance, in particular those caused by excessive
noises or unpleasant odors: Abstain from throwing away or allowing corrosive substances or anything
that might clog pipes to be thrown in drains or ditches.</FONT></P>

<P><FONT SIZE="-1">-	Hang, at the LESSEE'S expense, only plates or signs of which <U>the placement, the font and the
dimensions</U> have been authorized to the satisfaction of the joint ownership.</FONT></P>

<P><FONT SIZE="-1">-	Refrain from requiring any compensation, or reduction in rent from the LESSOR for any interruption
in the services of the building and, in particular, if they exist, those of ventilation, central heating,
telephone and telex or others, either for any accidents or damage which might occur in the rented
locales that may break the gas, water, electricity, or central heating lines, waiving at the present
moment the pursuit of all actions of this headquarters against the LESSOR. </FONT></P>

<P><FONT SIZE="-1">-	Make sure that the peace and order of the building complex are not disrupted in any manner, by the
LESSEE'S own acts or that of its personnel, or visitors; the LESSEE must abstain from all that might
disturb the activity of the other tenants.</FONT></P>

<P><FONT SIZE="-1">-	The building where the rented locales are located are subject to the statute on joint ownership, the
LESSEE shall commit to abide by the clauses, responsibilities and conditions of the joint ownership
regulation related to the building complex, with which the LESSEE states to be well acquainted due
to having received a copy.</FONT></P>

<P><FONT SIZE="-1">-	Any abuse of the right of usufruct may cause the cancellation of these presents, even if this abuse
were only provisional and of short duration; moreover, the LESSEE must reimburse the LESSOR any
amount that this latter may have paid due to the disruption of the right of usufruct by the LESSEE.</FONT></P>

<P><FONT SIZE="-1">-	Take action to pursue charges against the perpetrators of the disturbances.</FONT></P>

<P><FONT SIZE="-1">-	Conform scrupulously to the orders, regulations and ordinances in force, in particular, with regard
to the roadway system, health and safety, the police, and the labor inspector, so that the LESSOR may
never be bothered or sought after on this subject.</FONT></P>

</blockquote>

<P><FONT SIZE="-1">Obligations of the Lessor:</FONT></P>

<P><FONT SIZE="-1">The Lessor commits to maintain the closed and covered areas within the framework of the law and
usage.</FONT></P>

<P><FONT SIZE="-1">II - <U>SPECIAL CONDITIONS:</U></FONT></P>

<P><FONT SIZE="-1">If, in spite of all the precautions taken and complied with by the Lessor as well as by the Lessee,</FONT></P>

<P><FONT SIZE="-1">under the terms of the present act, any difficulties that occur with the joint owners of the building due
to acts of the Lessee, either directly, or by and through a functional initiative of the managing agent</FONT></P>

<P><FONT SIZE="-1">and that are blamed indistinctly on the Lessor's company as well as on the Lessee's company, the latter
does hereby agree to support all consequences of any nature of these;</FONT></P>

<P><FONT SIZE="-1">that is to say, all honoraria, fees, including legal fees, provided however that the burden of the offense
cannot be blamed upon the Lessor itself.</FONT></P>

<P><FONT SIZE="-1">The Lessor shall support the position of the Lessee.</FONT></P>

<P><FONT SIZE="-1">What has been just clarified, albeit summarily, constitutes an essential and determining condition of
these presents, without which nothing may be entered into and ordered between the parties.</FONT></P>

<P><FONT SIZE="-1">The general and special conditions inserted in this lease may never be regarded as "style". They shall
make up the law governing the parties. These shall respect the provisions of decree No. 53,960 dated
September 30, 1953, devoted to the statute governing commercial, artisan and industrial leases, as
well as the texts that follow it which have supplemented or modified it.</FONT></P>

<P><FONT SIZE="-1">Sufferance, of any sort, may never be regarded as derogatory to these presents. The Lessor may
terminate without notice and shall neither abide by any formality, whatever it may be.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>RENT</U></FONT></P>

<P><FONT SIZE="-1">This lease is authorized and accepted in return for an annual principal rental amount of TWO
HUNDRED FORTY THOUSAND FRANCS (240,000 FRF) - (handwritten) It should be pointed out
that the Lessor must draw up a franchise rent on May 31, '92. </FONT></P>

<P><FONT SIZE="-1"><U>In addition</U>, the Lessee must support and pay:</FONT></P>

<P><FONT SIZE="-1">-	the portion of ordinary joint ownership charges related to the parcels that are the subject of these
presents, but at the exclusion of expenditures for remodeling, roof work, and structural work, at a fixed
contracted rate and by mutual agreement at six percent (6%) of the base rent.</FONT></P>

<P><FONT SIZE="-1">-	Mr. BOBROWSKI hereby does commits the company he represents to pay this rent, both its principal
payment and incidental expenses, at the expiration of the term, at the ordinary annual time periods,
that is to say: January First, April First, July First and October First annually and for the first time,
prorata temporis, JULY FIRST, NINETEEN HUNDRED AND NINETY-TWO.</FONT></P>

<P><FONT SIZE="-1">It is expressly agreed: </FONT></P>

<P><FONT SIZE="-1">1)	that all payments must be made either in the rented locales, or at the residence of Mr. (Illegible) ex
officio, or by direct payment to the bank indicated by the Lessor and must be accomplished by means
of checks or wire transfers and in no other form.</FONT></P>

<P><FONT SIZE="-1">2)	that in the event of a delay in payment, exceeding fifteen days, the payment of a late fee will be
required consisting of ten percent (10%) of the principal rent amount, which is a condition discussed
prior to the conclusion of these presents.  This late fee shall not constitute an obstacle to the
termination clause that follows.</FONT></P>

<P><FONT SIZE="-1">3)	that in the event of a default in the payment, during a single rental period at its term, in fulfillment
of only any one of the conditions of this lease, this lease shall be cancelled automatically if it so
pleases the Lessor, one month after the demand for payment or summons to enforce has been
rendered without effect, recalling the terms of this clause and the intention to enforce and which must
take place by the time the simple expiration of the period indicated above occurs, without the
necessity of filing any legal procedure and without the ability of any eventual offer to pay or fulfill
the terms to stop the effect of the present clause.</FONT></P>

<P><FONT SIZE="-1">4)	that in the event of difficulties on the part of the Lessee or its assignees, expulsion will be continued
by a simple interim order, duly summoning the Lessee. </FONT></P>

<P><FONT SIZE="-1">5)	that in the case of cancellation for one of the causes above foreseen, the amount paid to the Lessor
as a security deposit shall be retained by the Lessor as a special compensation, without prejudice to
the right to claim damages and payment of all rents due and expired, in the principal amount plus
incidentals.</FONT></P>

<P><FONT SIZE="-1"><U>REVISIONS TO THE RENT: </U></FONT></P>

<P><FONT SIZE="-1">The rent may be revised at the expiration of each three year period and for the first time on APRIL
THIRTIETH, NINETEEN HUNDRED AND NINETY-FIVE (04/30/95) for the next three years to
come.</FONT></P>

<P><FONT SIZE="-1">Charges shall remain at 6 % of the price of the revised lease.</FONT></P>

<P><FONT SIZE="-1">This revision will take place within the limits of form, time and the manner defined by law in force
at that time governing commercial leases.</FONT></P>

<P><FONT SIZE="-1"><U>SECURITY DEPOSIT</U>:</FONT></P>

<P><FONT SIZE="-1">Mr. (Illegible), in the name of the Lessor's Company, recognizes that the latter is in possession of a
sum totaling ONE HUNDRED TWENTY THOUSAND FRANCS (120,000 FRF) as a security
deposit to insure proper payment of the rent on the due date.</FONT></P>

<P><FONT SIZE="-1">This amount is equivalent to SIX MONTHS' principal amount of the rent.  It will remain in the hands
of the Lessor until the expiration of the lease; by express agreement, the above mentioned amount will
not bear interest, and must always represent six months' rent.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>FEES</U></FONT></P>

<P><FONT SIZE="-1">All fees, duties and honoraria incurred by these presents and those that may follow as a direct
consequence of same, shall be the responsibility of the Lessee, who hereby does accept this
responsibility.</FONT></P>

<P><FONT SIZE="-1"><U>Registration</U>:</FONT></P>

<P><FONT SIZE="-1"><STRIKE>Registration is required by the contracting parties.</STRIKE></FONT></P>

<P><FONT SIZE="-1">(Illegible) </FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>SELECTION OF DOMICILE</U></FONT></P>

<P><FONT SIZE="-1">For the execution of these presents and those that may follow, domicile is hereby elected, to
wit:</FONT></P>

<P><FONT SIZE="-1"><U>For the Lessor </U></FONT></P>

<P><FONT SIZE="-1">the private residence of the manager. </FONT></P>

<P><FONT SIZE="-1"><U>For the Lessee </U></FONT></P>

<P><FONT SIZE="-1">the rented locales.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>TAXES AND DUTIES</U></FONT></P>

<P><FONT SIZE="-1">The Lessor wishes to opt for the application of the VAT, to which the aforesaid rent shall be subject,
in accordance with Article 260 - 2<SUP>nd</SUP> of the General Tax Code, the rent indicated above will be raised
by an amount equal to the VAT, at the rate currently in force.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>RELEASE OF EXHIBITS</U></FONT></P>

<P><FONT SIZE="-1">The Lessee recognizes having received from the Lessor:<br>
- a layout of the ground floor of the building<br>
- a layout of the basement of the building<br>
- an extract from the building's joint ownership ordinance concerning the purpose of the building and
the use of its parts.</FONT></P>

<P><FONT SIZE="-1">EXECUTED IN PARIS,<br>
May 11, 1992 NINETEEN HUNDRED NINETY-TWO.</FONT></P>

<P><FONT SIZE="-1">Signed: </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">(handwritten) (Illegible) SCI Bercis<br>
The Manager<br>
(Illegible) </FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><U>AMENDMENT TO THE LEASE</U></FONT></P>

<P><FONT SIZE="-1">BY AND BETWEEN THE UNDERSIGNED:</FONT></P>

<P><FONT SIZE="-1">S.C.I. BERCIS, Real Estate Company with corporate capital of Twenty Thousand Francs, with
corporate headquarters at All&eacute;e des Gen&ecirc;ts, represented by its manager, Mr. Bernard (Illegible) </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">THE LESSOR</FONT></P>

<P><FONT SIZE="-1">AND</FONT></P>

<P><FONT SIZE="-1">OLD AMERICA, COMPANY, S.A.R.L. with corporate capital of fifty thousand Francs, in the
process of incorporation, with its corporate headquarters located at 48 Rue des Francs Bourgeois in
Paris, represented by its manager, Mr. Claude BOBROWSKI.</FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">THE LESSEE</FONT></P>

<P><FONT SIZE="-1">AGREE TO THE FOLLOWING:</FONT></P>

<P><FONT SIZE="-1">By mutual agreement, it is agreed to modify the lease authorized by SCI BERGIS for the OLD
AMERICA Company on May eleventh, 1992, regarding the locales located at 48 Rue des Francs
Bourgeois:</FONT></P>

<P><FONT SIZE="-1">1- The OLD AMERICA Company may carry on the activity as outlined in the lease in the locales and
may do any type of business not involving food and without causing a nuisance.</FONT></P>

<P><FONT SIZE="-1">2- The rent shall be changed, rising to twenty-one thousand Francs beginning on June 1, 1993.</FONT></P>

<P><FONT SIZE="-1">3- The rent shall be subject to a lease fee of 2.50 % and to half of the additional tax (1,25%).</FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">Executed in Paris on May 17, 1995</FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">(Illegible) </FONT></P>

<P><FONT SIZE="-1">Read and Approved<br>
SCI Bercis<br>
The Manager</FONT></P>

<P><FONT SIZE="-1">(Illegible) </FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><STRONG>RENEWAL OF COMMERCIAL LEASE</STRONG></FONT></P>

<P><FONT SIZE="-1">By and between the undersigned:</FONT></P>

<P><FONT SIZE="-1"><STRONG>- S.C.I. BERCIS,</STRONG> Real Estate Company with corporate capital of 3,048 Euros, 98 centimes
(20,000 FRF), with corporate headquarters at SEIGNOSSE (40510), 25 Avenue des Gen&ecirc;ts,
represented by its manager:<br>
Mr. Bernard LARROCHE </FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">party of the first part</FONT></P>

<P><FONT SIZE="-1"><STRONG>- The NICKEL Company</STRONG>, a Corporation with Capital of 137,204 Euros, 11 centimes (900,000
Francs), and registered with the Business Register of NANTERRE, under No.: B 403,884,109,
corporate headquarters in ASNIERES (92600), at 107 Quai du Dr Dervaux, represented by its
Managing Director:<br>
Mr. Philippe DUMONT</FONT></P>

<P ALIGN="RIGHT"><FONT SIZE="-1">party of the second part.</FONT></P>

<P><FONT SIZE="-1">By mutual agreement, the commercial lease dated May 11, 1992, shall be renewed, authorized by the
S.C.I. BERCIS for the S.A.R.L. OLD AMERICA, the rights of which the NICKEL Co., under the terms
of a transfer, has, on February 16, 1996, consistently agreed to, accepted, recorded and implied.</FONT></P>

<P><FONT SIZE="-1">The Lease in question relates to the commercial locales in the building located at:<br>
&nbsp;&nbsp;&nbsp;	48 Rue des Francs-Bourgeois, in PARIS, 3<SUP>rd </SUP>District</FONT></P>

<P><FONT SIZE="-1">Having made this known, S.C.I. BERCIS hereby renews, for the benefit of the NICKEL Co., the lease
of the buildings at<br>
&nbsp;&nbsp;&nbsp;	48 Rue des Francs-Bourgeois, in PARIS, 3<SUP>rd </SUP>District,</FONT></P>

<P><FONT SIZE="-1">for the duration of 9 full and consecutive years, beginning on July 1<SUP>st</SUP>, 2002, and until June 30, 2011, with
the ability for the NICKEL Co. to renounce the lease agreement at the end of each three year period.</FONT></P>

<P><FONT SIZE="-1">The same responsibilities and conditions of the preceding lease are in place with this renewal and the
NICKEL Co. states, through its representative, that it is extremely well acquainted with the features to
accept and dispense with reproducing them here.</FONT></P>

<P><FONT SIZE="-1">The aforementioned responsibilities and conditions of the preceding lease, together with the stipulations
of these presents, form an indivisible whole and constitute an essential and determining condition to the
renewal, without which nothing may be entered into and ordered between the parties here undersigned.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><STRONG>RENT</STRONG></FONT></P>

<P><FONT SIZE="-1">This renewal is authorized and accepted in return for an annual rent in the principal amount of:
<br>
<STRONG>Forty three thousand seven hundred and eight Euros (43,708 Euros)<br>
</STRONG>payable quarterly on the first day of January - April - July and October annually, and for the first time on
October 1<SUP>st</SUP>, 2002.</FONT></P>

<P><FONT SIZE="-1">With reiteration of the agreed upon conventions of the preceding lease:</FONT></P>

<P><FONT SIZE="-1">- that in the event of a delay in payment exceeding fifteen days, a late fee in an amount equal to ten
percent of the rent.</FONT></P>

<P><FONT SIZE="-1">- that in the absence of the payment of only one term of rent at its term, or in the absence of the fulfillment
of any one of the conditions of the lease, it shall be automatically cancelled thirty days after the demand for
payment or summons to enforce, is rendered without effect.</FONT></P>

<P><FONT SIZE="-1">- that the charges shall remain at a flat rate of 6% of the base rent, as was at the time of the preceding
lease.</FONT></P>

<P><FONT SIZE="-1">- that in the event of the cancellation of the lease due to any wrongful act or non-payment of rent by the
NICKEL Co., the security deposit - as a result of the penalty clause, will remain and be acquired by
BERCIS Co. as a special compensation, in addition to all damages and interests. </FONT></P>

<P><FONT SIZE="-1">- that the rent may be revised at the expiration of each three year period and for the first time: on July 1<SUP>st</SUP>,
2005.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><STRONG>SECURITY DEPOSIT</STRONG></FONT></P>

<P><FONT SIZE="-1">As a security deposit, the NICKEL Co. shall pay&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 3,560 Euros<br>
that, together with the amount of&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 18,294 Euros<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; -------------------<br>
shall make up the total amount of&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 21,854 Euros</FONT></P>

<P><FONT SIZE="-1">Making up the security deposit in possession of S.C.I. BERCIS</FONT></P>

<P><FONT SIZE="-1">As stipulated in the preceding lease, this amount shall remain in the hands of the Lessor until the end of
the lease, to assure proper fulfillment by the latter of the lease and payment of the rent. This money shall not
bear interest and must always represent six months' rent.</FONT></P>

<P ALIGN="CENTER"><FONT SIZE="-1"><STRONG>SELECTION OF DOMICILE</STRONG></FONT></P>

<P><FONT SIZE="-1">Each party has chosen its domicile at its corporate headquarters as specified at the beginning of these
presents. </FONT></P>

<P><FONT SIZE="-1">Executed in two copies</FONT></P>

<P><FONT SIZE="-1">in ASNIERES</FONT></P>

<P><FONT SIZE="-1">In the year two thousand and two</FONT></P>

<P><FONT SIZE="-1">On (handwritten) 05/30/2002</FONT></P>

<P><FONT SIZE="-1">S.C.I. BERCIS&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; 	SA NICKEL<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
107 Quai du docteur Dervaux<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
92600 ASNIERES<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
Tel: (Illegible) Fax: 01 47 91 74 01<br>
&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp; (Illegible) </FONT><
/P>

</HTML>

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