Document:

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                                                                EXHIBIT 10.27.1

                               DATED 30 JUNE 2000

                      INDUSTRIAL PROPERTY INVESTMENT FUND

                              UNIFORM TUBES-EUROPE

                                     LEASE

                                       OF

                       UNIT E1, BROOKSIDE BUSINESS PARK,
                             GREENGATE, CHADDERTON

                                                              [MACFARLANES LOGO]
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                                    CONTENTS

<TABLE>
<CAPTION>

CLAUSE                                                           PAGE
<S>                                                              <C>
         1        Definitions and interpretation                   1
         2        Demise                                           6
         3        Rents                                            6
         4        Tenant's covenants                               8
         5        Landlord's covenants                            20
         6        Insurance                                       20
         7        General provisions                              24
         8        Surety                                          26

SCHEDULES

         1        The Premises
         2        Rights Granted
         3        Rights excepted and reserved
         4        Incumbrances
         5        Rent Review
         6        Service Charge
         7        Surety
</TABLE>
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                                    SUMMARY

Premises                   :        Unit E1, Brookside Business Park, Greengate,
                                    Chadderton

Landlord                   :        Industrial Property Investment Fund

Tenant                     :        Uniform Tubes-Europe

Date of lease              :        30 June 2000

Term                       :        A term of years commencing on the Term
                                    Commencement Date and expiring 23 July 2018

Term Commencement Date     :        30 June 2000

Initial rent               :        Fifteen Thousand Pounds (L.15,000)

Rent Commencement Date     :        30 July 2000

Review Dates:              :        24 July in the years 2003, 2008 and 2013

Permitted Use              :        uses within Classes B1(c), B2 or B8 of the
                                    Schedule to the Town and Country Planning
                                    (Use Classes) Order 1987 (as enacted at the
                                    date of this Lease).
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[STAMP]
                                     LEASE

DATE     30 June 2000

PARTIES

1        INDUSTRIAL PROPERTY INVESTMENT FUND ACTING BY ITS GENERAL PARTNER LEGAL
         & GENERAL PROPERTY PARTNERS (INDUSTRIAL FUND) LIMITED (Registered No.
         03431928) having its registered office at Temple Court, 11 Queen
         Victoria Street, London EC4N 4TP ("the Landlord").

2        UNIFORM TUBES-EUROPE (Registered No. FC017476) of Unit E3 Brookside
         Business Park, Greengate, Chedderton, Manchester M24 1GS ("the
         Tenant").

THIS DEED WITNESSES

1        DEFINITIONS AND INTERPRETATION

         1.1      In this Lease and in the Schedules the following words and
                  expressions shall have the following meanings unless the
                  context requires otherwise:-

                  THE 1954 ACT: the Landlord and Tenant Act 1954;

                  THE 1995 ACT: the Landlord and Tenant (Covenants) Act 1995;

                  THE CAR PARKING SPACES: the car parking spaces shown edged red
                  and coloured brown on the Plan;

                  THE COMMON PARTS: any part or parts of the Estate available
                  for use in common by the Landlord and all other
                  owners/occupiers of the units on the Estate including (without
                  prejudice to the generality of the foregoing) roads, hard
                  standing, parking and landscaped areas, footpaths, lighting
                  equipment, Conducting Media and signs;

                  THE CONDUCTING MEDIA: any existing or future media for the
                  passages of substances

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                  or energy and any ancillary apparatus attached to them and any
                  enclosure for them not exclusively serving any premises
                  demised or to be demised to other owners/occupiers of the
                  units on the Estate;

                  THE ESTATE: the land situate at Brookside Business Park,
                  Greengate, Chadderton shown edged blue on the Plan;

                  THE INDEPENDENT SURVEYOR: a surveyor appointed by agreement
                  between the parties or, in the absence of agreement, appointed
                  on the request of either party by the President for the time
                  being of the Royal Institution of Chartered Surveyors;

                  THE INSURED RISKS: fire, storm, tempest, flood, earthquake,
                  lightning, explosion, impact, aircraft (other than hostile
                  aircraft) and other aerial devices and articles dropped from
                  them, riot, civil commotion, malicious damage, subsidence,
                  terrorism and bursting or overflowing of watertanks, apparatus
                  and pipes (but excluding any risks in respect of which from
                  time to time insurance is not available in the normal market
                  at a reasonable premium);

                  THE LANDLORD: the party so described at the head of this Lease
                  and, where the context so admits, the person for the time
                  being entitled to the reversion immediately expectant on the
                  determination of the Term;

                  OUTGOINGS: all existing and future rates, taxes, duties,
                  charges, assessments, charges for gas, electricity, telephone
                  and other services and outgoings whatsoever (whether or not of
                  a capital or non-recurring nature);

                  THE PERMITTED USE: the permitted use specified in the summary;

                  THE PLANNING LEGISLATION: the Town and Country Planning Act
                  1990, the Planning (Listed Buildings and Conservation Areas)
                  Act 1990, the Planning (Hazardous Substances) Act 1990, the
                  Planning (Consequential Provisions) Act 1990 and the Planning
                  and Compensation Act 1991;

                  THE PREMISES: the property demised by this Lease and described
                  in Schedule 1;

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                  THE PRESCRIBED RATE: the rate of 3 per cent per annum above
                  the base rate of The Royal Bank of Scotland plc;

                  THE PRESIDENT: the President for the time being of the Royal
                  Institution of Chartered Surveyors;

                  RENTS: the rents reserved by Clause 3;

                  THE RENT COMMENCEMENT DATE: the date specified in the summary;

                  REVIEW DATE: the dates specified in the summary;

                  THE SERVICE CHARGE: the total cost to the Landlord in any
                  Service Charge Year of the items specified in Part 3 of
                  Schedule 6;

                  THE SERVICE CHARGE PERCENTAGE: such percentage as shall be
                  determined in accordance with paragraph 4 of Part 1 of
                  Schedule 6;

                  THE SERVICE CHARGE RENT: the Service Charge Percentage of the
                  Service Charge;

                  SERVICE CHARGE YEAR: a calendar year expiring an 31 December
                  or on such other date as shall from time to time be advised to
                  the Tenant in writing;

                  THE TENANT: the party so described at the head of this Lease
                  and, where the context so admits, its successors in title;

                  THE TERM: the term specified in the summary and shall include
                  any extension or continuation whether pursuant to statute or
                  otherwise;

                  VAT: value added tax;

                  THE YEARLY RENT: the rent reserved by Clause 3.1.

                                       3
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         1.2      Words importing:-

                  1.2.1    the singular include the plural and vice versa;

                  1.2.2    one gender include all other genders.

         1.3      Unless the context requires otherwise, references:-

                  1.3.1    to persons include firms, companies and corporations
                           and vice versa; and

                  1.3.2    to a Schedule or Clause are references respectively
                           to a Schedule to or a Clause of this Lease.

         1.4      The summary (save as otherwise expressly provided), list of
                  contents and headings in this Lease are included for
                  convenience only and shall not affect its interpretation.

         1.5      Where any party to this Lease comprises two or more persons
                  any obligations on the part of that party contained or implied
                  in this Lease shall be deemed to be joint and several
                  obligations on the part of those persons and references to
                  that party shall include references to each or any of those
                  persons.

         1.6      A reference to:-

                  1.6.1    any statute or statutory section shall be taken to
                           include a reference to any statutory amendment,
                           modification or re-enactment of it for the time being
                           in force;

                  1.6.2    any statute or statutory section, or generally to
                           statutes or legislation, shall be taken to include
                           every instrument, order, direction, regulation,
                           bye-law, permission, licence, consent, condition,
                           scheme or other such matter made under or pursuant to
                           it or them.

         1.7      Any covenant by the Tenant not to do or omit to do any act or
                  thing shall include an obligation not to permit or suffer that
                  act or thing to be done or omitted to be done.

                                       4
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         1.8      References to any right of the Landlord to have access to or
                  entry upon the Premises shall be construed as extending to all
                  persons authorized by the Landlord, and as entitling the
                  Landlord and those persons to enter with or without plant or
                  equipment.

         1.9      While this Lease is an underlease or subservient to a superior
                  leasehold interest:-

                  1.9.1    where it is provided that the consent or approval of
                           the Landlord is required, there shall be implied a
                           requirement for the consent or approval of all
                           superior landlords, whose discretion in deciding
                           whether or not to give it shall be unfettered; and

                  1.9.2    any indemnity or reservation of a right in favour of
                           the Landlord shall also be deemed to be in favour of
                           all superior landlords.

         1.10     References to insurance moneys being irrecoverable shall be
                  construed as meaning moneys irrecoverable for any reason
                  whatever, including, without limitation, because any relevant
                  insurance policy has been vitiated or because it was not
                  practicable to effect such a policy.

         1.11     Unless the context requires otherwise, references to:-

                  1.11.1   "loss" shall be construed as including all
                           liabilities properly incurred, all damage and loss
                           suffered, all claims, demands, actions and
                           proceedings made or brought, and all proper costs,
                           disbursements and expenses incurred;

                  1.11.2   "breach" of any provision shall be construed as
                           including any failure to observe or perform the
                           provision in question;

                  1.11.3   "the termination of the Term" mean the termination of
                           the Term by surrender, forfeiture, effluxion of time
                           or by any other means whatever;

                  1.11.4   "a due proportion" mean a due and fair proportion
                           determined from time to time by the Landlord, whose
                           decision shall be final and binding on the Tenant in
                           the absence of manifest error;

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                  1.11.5   "any default of the Tenant" shall be construed as
                           including any act, default or omission of the Tenant
                           or of any undertenant or of any person on the
                           Premises with the express or implied consent of the
                           Tenant or any undertenant.

2        DEMISE

         2.1      TERM

                  The Landlord demises to the Tenant the Premises for the Term.

         2.2      RIGHTS GRANTED

                  The Landlord grants to the Tenant the rights set out in
                  Schedule 2, which are exercisable in common with the Landlord
                  and all others entitled to them.

         2.3      RIGHTS EXCEPTED AND RESERVED

                  The rights set out in Schedule 3 are excepted and reserved in
                  favour of the Landlord and all others authorized by the
                  Landlord.

         2.4      INCUMBRANCES

                  The tenancy created by this Lease is subject to the matters
                  referred to in Schedule 4 and the Tenant covenants to comply
                  with all obligations arising from those matters (save as to
                  payment of rents and so far only as the same relate to the
                  Premises).

3        RENTS

         The following rents are reserved and payable by the Tenant to the
         Landlord:-

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         3.1      YEARLY RENT

                  A yearly rent of:-

                  3.1.1    from and including the Rent Commencement Date until
                           the first Review Date Fifteen Thousand Pounds
                           (L.15,000); and then

                  3.1.2    from and including the first Review Date for the
                           remainder of the Term the revised yearly rent
                           ascertained in accordance with the provisions of
                           Schedule 5,

                           such yearly rent throughout the Term being payable
                           (if required, by bank standing order or credit
                           transfer to a bank account nominated by the Landlord)
                           by four equal instalments in advance on the usual
                           quarter days in every year, the first payment in
                           respect of the period commencing on and including the
                           Rent Commencement Date and ending on the day before
                           the following quarter day to be made on the Rent
                           Commencement Date.

         3.2      INSURANCE RENT

                  On demand, by way of further rent, an amount equal to the
                  costs and expenses (including insurance valuation fees) which
                  the Landlord from time to time properly incurs in effecting
                  and maintaining insurance pursuant to Clause 6.1.

         3.3      SERVICE CHARGE RENT

                  By way of further rent, the Service Charge Rent calculated and
                  payable in accordance with the provisions of Schedule 6, the
                  first payment of the Service Charge Rent in respect of the
                  period from the date of this Lease to the next ensuing quarter
                  day to be made on today's date.

         3.4      ADDITIONAL RENT

                  By way of further rent, interest and all other sums whatever
                  payable by the Tenant to the Landlord under the provisions of
                  this Lease.

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         3.5      VAT RENT

                  The VAT which from time to time is or may be chargeable on the
                  other rents reserved by this Lease.

4        TENANT'S COVENANTS

         The Tenant covenants with the Landlord to comply with the following
         obligations throughout the Term:-

         4.1      PAYMENT OF RENTS

                  The Tenant shall pay the Rents without any deduction, set-off
                  or counterclaim.

         4.2      INTEREST IN DEFAULT

                  Without prejudice to any other remedies of the Landlord, if
                  any payment of the Yearly Rent is made more than 7 days after
                  the due date for payment or any other sums payable by the
                  Tenant to the Landlord under the provisions of this Lease is
                  made more than 14 days after the due date for payment, the
                  Tenant shall pay to the Landlord on demand interest calculated
                  on a daily basis on the unpaid rents or other sums at the
                  Prescribed Rate in respect of the period from the due date
                  until the date when they are paid.

         4.3      OUTGOINGS

                  4.3.1    The Tenant shall pay and discharge all Outgoings
                           payable at any time in respect of the Premises or any
                           part of them.

                  4.3.2    The Tenant shall pay and discharge, or repay to the
                           Landlord on demand, a due proportion of any Outgoings
                           payable in respect of any property of which the
                           Premises form part.

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                  4.3.3    The Tenant shall indemnify the Landlord against any
                           loss of void rate relief applicable to the Premises
                           after the termination of the Term as a result of
                           relief being allowed to the Tenant or any undertenant
                           or other permitted occupier in respect of any period
                           before the termination of the Term.

         4.4      VAT

                  The Tenant shall, in addition to any rents or other payments
                  payable to the Landlord pursuant to the provisions of this
                  Lease, upon receipt of a valid VAT invoice where applicable,
                  pay to the Landlord any VAT chargeable on those rents and
                  payments and on any payment by the Landlord which the Tenant
                  is required to reimburse to the Landlord, the Tenant
                  acknowledging that all such rents and other payments have
                  been computed on a VAT exclusive basis.

         4.5      REPAIRS, CLEANING AND DECORATION

                  4.5.1    The Tenant shall keep the Premises in good and
                           substantial repair and in a clean and tidy condition,
                           except where the damage is due to any of the Insured
                           Risks, (save to the extent that any insurance money
                           in respect of the damage is irrecoverable as a result
                           of any default of the Tenant).

                  4.5.2    The Tenant shall:-

                           4.5.2.1  in the year 2002 and thereafter in every
                                    third year of the Term, wash down and
                                    decorate the outside of the Premises;

                           4.5.2.2  in the year 2003 and thereafter in every
                                    fifth year of the Term, decorate the inside
                                    of the Premises; and

                           4.5.2.3  during the last year of the Term decorate
                                    both outside and inside;

                           in a good and workmanlike manner with good quality
                           materials and (in relation to the decorating carried
                           out pursuant to Clauses 4.5.2.1 and Clause 4.5.2.3)
                           in such colours as the Landlord may approve (such
                           approval not to be unreasonably withheld or delayed).

                                       9
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         4.6      LANDLORD'S RIGHTS OF ENTRY

                  The Tenant shall permit the Landlord at all reasonable times
                  and on reasonable notice of not less than 48 hours (except in
                  emergency) to enter (and if necessary, to break and enter) the
                  Premises:-

                  4.6.1    to examine and record the condition of the Premises;

                  4.6.2    to inspect and carry out works of construction,
                           replacement, addition, alteration, maintenance or
                           repair to adjacent or nearby property or to
                           Conducting Media serving the Premises or any adjacent
                           or nearby property;

                  4.6.3    for the purpose of valuing or disposing of any
                           interest of the Landlord or any superior landlord,
                           including without limitation in order to place a
                           notice for reletting or selling the Premises in such
                           position as the Landlord reasonably determines;

                  4.6.4    to exercise any of the rights excepted and reserved
                           by this Lease;

                  4.6.5    to remedy any breach of the Tenant's obligation in
                           this Lease;

                  4.6.6    to comply with its obligations under this Lease or
                           any superior leases, or for any other purpose
                           connected with the interest of the Landlord in the
                           Premises.

                           Provided that the Landlord shall cause as little
                           damage and disturbance as reasonably practicable, and
                           shall make good all damage caused to the Premises by
                           such entry as soon as practicable.

         4.7      LANDLORD'S RIGHT TO REMEDY BREACHES OF COVENANT

                  4.7.1    The Landlord may serve on the Tenant a notice
                           specifying any breaches of covenant or repairs for
                           which the Tenant is responsible under the terms of
                           this Lease and requiring the Tenant to remedy the
                           breaches and execute repairs.

                                       10
<PAGE>   14

                  4.7.2    Clause 4.7.3 applies:-

                           4.7.2.1  if, after service of a notice by the
                                    Landlord under Clause 4.7.1:-

                                    (i)      the Tenant does not forthwith
                                             commence and then diligently
                                             proceed to remedy the breaches and
                                             execute repairs; or

                                    (ii)     having begun to remedy the breaches
                                             and carry out repairs, the Tenant
                                             does not complete the remedying of
                                             breaches and carrying out of
                                             repairs within such period as may
                                             reasonably be specified in the
                                             notice;

                           4.7.2.2  in any event, in case of emergency.

                  4.7.3    The Landlord may enter the Premises in exercise of
                           its rights in Clause 4.6.5 in order to stop or remedy
                           the breaches and execute repairs and the Tenant shall
                           on demand pay to the Landlord as a debt the costs
                           incurred in stopping and remedying the breaches of
                           covenant and executing repairs following such entry,
                           together with interest at the Prescribed Rate in
                           respect of the period from the date on which the
                           costs are incurred to the date of payment by the
                           Tenant.

         4.8      DEFECTS IN THE PREMISES

                  As soon as the Tenant becomes aware, or ought reasonably to
                  become aware, of any defect in the Premises the Tenant shall
                  give the Landlord written notice of it.

         4.9      DISPOSALS

                  4.9.1    The Tenant shall not assign, hold on trust for
                           another, underlet or charge, nor part with or share
                           the possession or occupation of, nor grant licences
                           or franchises to use or occupy, the whole or any part
                           of the Premises for all or any part of the Term.

                                       11
<PAGE>   15

                  4.9.2    Notwithstanding Clause 4.9.1 and subject to
                           compliance with the succeeding provisions of this
                           Clause 4.9:-

                           4.9.2.1  the Tenant may with the written consent of
                                    the Landlord (which shall not be
                                    unreasonably withheld or delayed) assign,
                                    underlet or charge the whole (but not part)
                                    of the Premises;

                           4.9.2.2  the Tenant may share occupation of the
                                    Premises with a company which is a member of
                                    the same group as the Tenant (within the
                                    meaning of Section 42 of the 1954 Act):-

                                    (i)      only for so long as both companies
                                             remain members of that group; and

                                    (ii)     only in a way that does not create
                                             or transfer a legal estate; and

                                    (iii)    provided that the Tenant gives
                                             prior written notice to the
                                             Landlord of such sharing and
                                             written notice to the Landlord when
                                             such sharing ceases.

                  4.9.3    For the purposes of Section 19(lA) of the Landlord
                           and Tenant Act 1927, the Landlord may withhold its
                           licence to an assignment if any of the circumstances
                           set out in Clause 4.9.4 applies and may grant such
                           licence subject to any or all of the conditions set
                           out in Clause 4.9.5 (but without prejudice to the
                           Landlord's right to withhold licence in other
                           circumstances or to grant it subject to other
                           conditions if it would be reasonable to do so).

                  4.9.4    The circumstances referred to in Clause 4.9.3 in
                           which the Landlord is entitled to withhold its
                           licence to an assignment are as follows:-

                           4.9.4.1  there is at the time of the application for
                                    licence any material subsisting breach of
                                    the Tenant's obligations under this Lease;

                                       12
<PAGE>   16

                           4.9.4.2  the proposed assignee is not a person who in
                                    the Landlord's reasonable opinion is likely
                                    to be able to comply with the obligations of
                                    the Tenant under this Lease;

                           4.9.4.3  the proposed assignee is a member of the
                                    same group as the Tenant (within the meaning
                                    of Section 42 of the 1954 Act).

                  4.9.5    The conditions referred to in Clause 4.9.3 subject to
                           which the Landlord is entitled to grant its licence
                           to an assignment are as follows:-

                           4.9.5.1  the Tenant wishing to assign this Lease
                                    ("the outgoing tenant") enters into an
                                    authorised guarantee agreement within the
                                    meaning of the 1995 Act in respect of the
                                    performance by the assignee of the Tenant's
                                    obligations contained in this Lease,
                                    including the provisions set out in Schedule
                                    7 but omitting paragraph 1.1.3;

                           4.9.5.2  such other persons as the Landlord
                                    reasonably requires guarantee the
                                    performance by the assignee of the Tenant's
                                    obligations contained in this Lease,
                                    including the provisions of Schedule 7 (but
                                    referring in paragraph 1.l.3 to the
                                    assignee);

                           4.9.5.3  the licence to assign shall contain a
                                    covenant by the assignee directly with the
                                    Landlord to pay the Rents and otherwise
                                    comply with the provisions of this Lease
                                    until the assignee is released from its
                                    obligations under this Lease by virtue of
                                    the 1995 Act.

                  4.9.6    Every licence for any underlease and for the
                           assignment of any underlease shall contain a covenant
                           by the underlessee or assignee (as the ease may be)
                           directly with the Landlord to comply with the
                           provisions of this Lease (save as regards the payment
                           of the Rents but including a covenant in terms
                           similar to this covenant) until the underlessee or
                           assignee (as the case may be) is released from its
                           obligations under the underlease by virtue of the
                           1995 Act.

                  4.9.7    Any underlease permitted by this Clause 4.9 shall:-

                                       13
<PAGE>   17

                           4.9.7.1  be at a rent not less than the full market
                                    rental at the time of the grant of the
                                    underlease (without the payment of any fine
                                    or premium or other consideration) with
                                    provision for upwards only rent reviews on
                                    the same dates and the same terms as
                                    provided for in this Lease;

                           4.9.7.2  contain a covenant in the same terms as this
                                    Clause 4.9, with such modifications as the
                                    circumstances may require (including a
                                    requirement that the prior written consent
                                    of the Landlord under this Lease be obtained
                                    to any assignment of the underlease or any
                                    sub-underletting);

                           4.9.7.3  otherwise impose covenants on the part of
                                    the parties to the underlease and other
                                    provisions in the form of the covenants and
                                    provisions contained in this Lease with such
                                    variations only as are necessary to reflect
                                    the fact that the letting is an underlease;

                           4.9.7.4  be subject to a court order excluding the
                                    provisions of Sections 24 to 28 of the 1954
                                    Act from the tenancy created by the
                                    underlease.

                  4.9.8    The Tenant shall take all necessary steps and
                           proceedings to remedy any breach of the covenants of
                           the undertenant under any underlease, and shall not
                           waive it and the Tenant shall not vary or waive the
                           provisions of any underlease.

                  4.9.9    Within one month after any disposition the Tenant
                           shall produce to the Landlord's solicitors a
                           certified copy of the document giving effect to such
                           disposition, and pay to them a registration fee of
                           L.25.

         4.10     ALTERATIONS

                  4.10.1   The Tenant shall not:-

                           4.10.1.1 commit waste of any kind on the Premises;

                                       14
<PAGE>   18

                           4.10.1.2 make any alterations or additions to the
                                    structure or exterior of the Premises or any
                                    part of them;

                           4.10.1.3 remove any parts of the Premises.

                  4.10.2   Without prejudice to the absolute prohibitions
                           contained in Clause 4.10.1, the Tenant shall not make
                           any other alterations or additions to the Premises
                           unless the prior written consent of the Landlord is
                           obtained (which consent shall not be unreasonably
                           withheld).

                  4.10.3   The Tenant shall not install or erect or use any
                           floodlighting at or affixed to the Premises save for
                           such security lighting as the Landlord may approve
                           (such approval not to be unreasonably withheld or
                           delayed).

                  4.10.4   The Landlord may as a condition of giving any consent
                           for alterations, additions or other works (the
                           "Works") require the Tenant to enter into such
                           covenants with the Landlord as the Landlord may
                           reasonably require relating to the carrying out of
                           the Works and as the Landlord may reasonably require
                           relating to their reinstatement.

         4.11     TOWN PLANNING

                  4.11.1   The Tenant shall not commit any breach of planning
                           control (that term being construed as it is used in
                           the Planning Legislation) and shall comply with the
                           provisions of the Planning Legislation in relation to
                           the Premises.

                  4.11.2   The Tenant shall not apply for any planning
                           permission under the Planning Legislation without the
                           prior consent in writing of the Landlord.

                  4.11.3   Immediately after the grant of any planning
                           permission in respect of the Premises the Tenant
                           shall deliver a copy of it to the Landlord.

                  4.11.4   The Tenant shall not carry out any operations or
                           change of use on the Premises until the Landlord has
                           acknowledged that every necessary planning permission
                           is acceptable to it.

                                       15
<PAGE>   19

                  4.11.5   Unless the Landlord directs otherwise in writing, the
                           Tenant shall carry out before the termination of the
                           Term any works required to be carried out to the
                           Premises as a condition of any planning permission
                           which may have been granted during the Term and
                           implemented by the Tenant or any other person,
                           whether or not the date by which the planning
                           permission requires such works to be carried out
                           falls within the Term.

         4.12     USE

                  4.12.1   The Tenant shall not use the Premises otherwise than
                           for the Permitted Use.

                  4.12.2   The Tenant shall not do anything which may be or
                           become or cause a nuisance or cause damage to the
                           Landlord or any owner or occupier of any adjacent
                           or nearby property or to the Estate or any Conducting
                           Media.

                  4.12.3   The Tenant shall not use or occupy the Premises or
                           any part of them:-

                           4.12.3.1 for any immoral or illegal act or purpose;

                           4.12.3.2 for any harmful, offensive, noisy,
                                    objectionable or dangerous trade, business
                                    or occupation.

                  4.12.4   The Tenant shall comply with any reasonable
                           regulations which the Landlord may from time to time
                           set out in relation to the Premises or the Estate as
                           are consistent with the principles of good estate
                           management.

         4.13     LEGISLATION

                  The Tenant shall comply in all respects with all requirements
                  from time to time relating to the Premises and the use of them
                  imposed by:-

                  4.13.1   any legislation, whether public or local (including
                           without limitation directly applicable European Union
                           law);

                                       16
<PAGE>   20

                  4.13.2   any government department, local authority or other
                           public or competent authority; and

                  4.13.3   any court of competent jurisdiction;

                           whether the requirements are imposed on the Landlord
                           or the Tenant or the occupier.

         4.14     DANGEROUS AND CONTAMINATIVE MATERIALS

                  4.14.1   The Tenant shall not keep or use in or near the
                           Premises any dangerous, contaminative or other
                           materials which might cause harm to any person or
                           land without the consent of the Landlord

                  4.14.2   The Tenant shall comply with any condition which the
                           Landlord, acting reasonably, may impose in connection
                           with the grant of its consent pursuant to Clause
                           4.14.1

                  4.14.3   If there is any breach of the obligations in Clause
                           4.14.1 or Clause 4.14.2, the Tenant shall remove all
                           trace of the material from the affected land.

         4.15     COPIES OF NOTICES

                  If the Tenant receives any notice or any order or proposal of
                  any kind in relation to the Premises it shall:-

                  4.15.1   immediately supply a copy of the notice, order or
                           proposal to the Landlord at the Tenant's cost;

                  4.15.2   at the Tenant's cost comply with it (unless required
                           by the Landlord not to do so); and

                  4.15.3   if required by the Landlord (but at the cost of the
                           Landlord except where such objections or
                           representations are required as a result of the
                           Tenant's default, in which case such costs shall be
                           borne by the Tenant), make, or join with the

                                       17
<PAGE>   21

                           Landlord in making, such objections or
                           representations in respect of it as the Landlord may
                           require.

         4.16     ADVERTISEMENTS

                  Save for such other notices as the Landlord may in its
                  reasonable discretion approve the Tenant shall not display on
                  the outside of the Premises or any part of them (or on the
                  inside of the Premises so as to be visible from the outside of
                  the Premises) any sign or advertisement, except a notice (the
                  location, size and design of which has first been approved by
                  the Landlord in writing) showing the name of the Tenant and of
                  any permitted undertenant or other permitted occupier.

         4.17     ENCROACHMENTS

                  4.17.1   The Tenant shall not stop up, darken or obstruct any
                           windows or lights belonging to the Premises.

                  4.17.2   The Tenant shall take all necessary steps to prevent
                           any encroachment being made against or new easement
                           acquired over the Premises and shall notify the
                           Landlord immediately upon becoming aware of the
                           making or acquisition (or attempted making or
                           acquisition) of any such encroachment or easement.

         4.18     YIELDING UP

                  At the termination of the Term the Tenant shall yield up the
                  Premises:

                  4.18.1   with vacant possession in the state and condition
                           required by the Tenant' covenants contained in this
                           Lease; and

                  4.18.2   (except to the extent requested not to do so by the
                           Landlord) fully reinstated to the condition they were
                           in prior to the execution of any works carried out by
                           the Tenant during or before the Term and shall make
                           good all consequential damage to the satisfaction of
                           the Landlord.

                                       18
<PAGE>   22

         4.19     FEES

                  The Tenant shall pay to the Landlord and indemnify it against
                  all reasonable and proper costs, charges and expenses
                  (including, without limitation, professional advisers' and
                  bailiffs' costs and fees) incurred by the Landlord or any
                  superior landlord:-

                  4.19.1   in or in contemplation of any proceedings under
                           Sections 146 or 147 of the Law of Property Act 1925,
                           including the preparation and service of notice under
                           those sections (notwithstanding forfeiture is avoided
                           otherwise than by relief granted by the Court);

                  4.19.2   in the preparation and service of a schedule of
                           dilapidations at any time during or within 3 months
                           after the Term;

                  4.19.3   in connection with any breach of covenant by, or the
                           recovery of arrears of rent due from, the Tenant
                           under this Lease;

                  4.19.4   in respect of any application for consent required by
                           this Lease, whether the consent is granted or refused
                           or given subject to any lawful qualification or
                           condition or whether the application is withdrawn.

         4.20     INDEMNITIES

                  The Tenant shall indemnify the Landlord in respect of all loss
                  arising as a consequence of:-

                  4.20.1   any default of the Tenant; or

                  4.20.2   any breach of the Tenant's covenants contained in
                           this Lease.

                                       19
<PAGE>   23

5        LANDLORD'S COVENANTS

         5.1      Subject to the Tenant paying the rents reserved by this Lease
                  and complying with its provisions, the Landlord shall permit
                  the Tenant to hold the Premises peaceably and without any
                  interruption by the Landlord or any person lawfully claiming
                  under or in trust for the Landlord.

         5.2      Subject to the payment by the Tenant of the Service Charge
                  Rent, the Landlord shall use all reasonable endeavours to
                  perform the services set out in Part 2 of Schedule 6.

         5.3      The Landlord shall pay the rent reserved by and observe and
                  perform the covenants on the part of the Tenant and the
                  conditions contained in a superior lease dated 20 March 1998
                  under which the Landlord holds its interest in the Estate
                  except insofar as the covenants fall to be observed and
                  performed by the Tenant by reason of the obligations on the
                  part of the Tenant contained in this Lease.

         5.4      Upon reasonable written request and receipt of a suitable
                  indemnity from the Tenant (or the deposit of adequate
                  security) to use all reasonable endeavours to enforce against
                  the tenants of other Units a covenant entered into by such
                  Tenant a breach of which would cause a nuisance to the Tenant
                  or otherwise materially interfere with the Tenant's business.

6        INSURANCE

         6.1      LANDLORD TO INSURE

                  6.1.1    Subject to any excesses, exclusions or limitations
                           required by the insurers, and to the provisions of
                           Clause 6.1.2, the Landlord shall insure and maintain
                           insurance against:-

                           6.1.1.1  loss or damage to the Premises by the
                                    Insured Risks and such other risks as the
                                    Landlord may from time to time reasonably
                                    determine, for the following sums:-

                                       20

<PAGE>   24
                           (i)      the full reinstatement cost of the Premises
                                    including, without limitation, architects',
                                    surveyors' and other professional fees and
                                    incidental expenses, the cost of shoring up,
                                    demolition and site clearance and similar
                                    expenses, and VAT on all the above;

                           (ii)     loss of the Yearly Rent from time to time
                                    for 3 years;

                  6.1.1.2  property owner's, employer's and public liability of
                           the Landlord arising out of or in connection with any
                           matter relating to the Premises.

         6.1.2    The Landlord shall not be obliged to insure pursuant to Clause
                  6.1.1:-

                  6.1.2.1  any tenant's trade fixtures and fittings; and

                  6.1.2.2  to the extent that insurance is vitiated or is
                           unobtainable by reason of any default of the Tenant.

         6.2      EVIDENCE OF INSURANCE

                  At the reasonable request of the Tenant the Landlord shall
                  produce evidence of the insurances effected pursuant to Clause
                  6.1 and of the payment of the last premium.

         6.3      RENT SUSPENSION

                  If:-

         6.3.1    the Premises or any part of them (other than tenant's trade
                  fixtures and fittings) are destroyed or damaged by any of the
                  Insured Risks and so become unfit for occupation and use or if
                  the Premises are rendered inaccessible due to damage or
                  destruction arising from subsidence to the bridge on the
                  Estate shown shaded in green on the Plan ("the Bridge"); and

                                       21
<PAGE>   25

         6.3.2    the insurance moneys are not rendered irrecoverable in whole
                  or in part as a result of any default of the Tenant,

                  then (subject to any excesses, exclusions or limitations on
                  the insurance against the loss of Yearly Rent effected by the
                  Landlord) the Yearly Rent, or a fair proportion of it
                  according to the nature and the extent of the damage
                  sustained, shall be suspended until the Premises are fit for
                  occupation and use or until the damage to the Bridge has been
                  remedied so as to restore access to the Premises, if earlier,
                  until the monies received by the Landlord in respect of loss
                  of rent insurance are exhausted. Any dispute regarding the
                  suspension of rent shall be determined by the Independent
                  Surveyor acting as an expert and not an arbitrator.

6.4      REINSTATEMENT

         6.4.1    If the Premises or any part of them are destroyed or damaged
                  by any of the Insured Risks then, subject to Clauses 6.4.2 and
                  6.4.3, the Landlord shall as soon as reasonably practicable
                  use all monies paid by the insurers in respect of the Premises
                  (excluding sums in respect of loss of rent) in rebuilding,
                  repairing or otherwise reinstating the Premises.

         6.4.2    If the insurance moneys are rendered irrecoverable in whole or
                  in part as a result of any default of the Tenant or if in
                  respect of any damage by Insured Risk excess is applicable
                  which the insurers are not liable to pay out on the insurance
                  claim:-

                  6.4.2.1  the Tenant shall pay to the Landlord on demand the
                           amount irrecoverable as a result of the default of
                           the Tenant and/or (as the case may be) the amount of
                           the excess not payable by the insurers; and

                  6.4.2.2  the Landlord shall not be obliged to comply with its
                           obligations under Clause 6.4.1 unless and until the
                           Tenant complies with Clause 6.4.2.1,

                                       22
<PAGE>   26

         6.4.3    The Landlord shall not be obliged to comply with its
                  obligations under Clause 6.4.1 unless and until it is able to
                  obtain any consents necessary to enable it to do so, or if it
                  is otherwise prevented from doing so by any other circumstance
                  beyond its reasonable control.

         6.4.4    If the damage or destruction caused by an Insured Risk has not
                  been made good by the expiry of 3 years from its occurrence so
                  that the Premises or any part of them are still unfit for
                  occupation and use, then the Landlord or the Tenant may at any
                  time thereafter by not less than 2 months' notice served on
                  the other terminate this Lease, so that on the expiry of that
                  notice:-

                  6.4.4.1  the Term will come to an end, but without prejudice
                           to any rights that either party may have against the
                           other in respect of any previous breach of the
                           provisions of this Lease, and

                  6.4.4.2  all insurance monies payable under any such insurance
                           policy or policies (other than sums received in
                           respect of loss of rent) shall belong to the Landlord
                           absolutely.

6.5      INSURERS' REQUIREMENTS

                  The Tenant shall not do anything which may prejudice any
                  insurance policy in respect of the Premises or any adjacent or
                  nearby property, or cause the rate of premium under such
                  insurance to be increased, and the Tenant will at all times
                  comply with all requirements of the insurers.

6.6      FIRE PRECAUTIONS

         6.6.1    The Tenant shall:-

                  keep the Premises supplied with such fire-fighting equipment
                  as the insurers and the competent fire authority and the
                  Landlord may require and maintain that equipment to the
                  satisfaction of all those persons; and

                                       23
<PAGE>   27

                  6.6.2    not store inflammable, explosive or otherwise
                           dangerous substances or goods at the Premises or
                           obstruct the access to any fire equipment or the
                           means of escape from or over the Premises.

         6.7      NOTICE BY TENANT

                  As soon as any damage caused by any of the Insured Risks
                  occurs, and as soon as there comes to the attention, or there
                  ought reasonably to come to the attention, of the Tenant any
                  occurrence which might affect any insurance policy relating to
                  the Premises or any adjacent or nearby property, the Tenant
                  shall forthwith give notice of the occurrence to the Landlord.

         6.8      NO OTHER INSURANCE TO BE EFFECTED BY TENANT

                  The Tenant shall not effect any insurance over the Premises in
                  respect of any of the Insured Risks.

7        GENERAL PROVISIONS

                  It is agreed and declared as follows:-

         7.1      FORFEITURE

                  7.1.1    Without prejudice to any other remedies of the
                           Landlord and any rights it may have against the
                           Tenant in respect of any breach of the provisions of
                           this Lease, if any one or more of the events listed
                           in Clause 7.1.2 occurs the Landlord may re-enter the
                           Premises or any part of them in the name of the whole
                           (even if any previous right of re-entry has been
                           waived), and the Term will then cease.

                  7.1.2    The events referred to in Clause 7.1.1 are as
                           follows:-

                           7.1.2.1  the rents reserved by this Lease or any part
                                    of them being in arrears for 21 days after
                                    becoming due (whether legally demanded or
                                    not); or

                                       24
<PAGE>   28
                  7.1.2.2  the Tenant at any time being in breach of any of the
                           provisions of this Lease; or

                  7.1.2.3  the Tenant:-

                           (i)      becoming bankrupt; or

                           (ii)     becoming subject to an interim order under
                                    Section 252 of the Insolvency Act 1986; or

                           (iii)    becoming subject to a voluntary arrangement
                                    as defined in Section 253 of the Insolvency
                                    Act 1986; or

                           (iv)     having an interim receiver appointed under
                                    Section 226 of the Insolvency Act 1986; or

                           (v)      becoming subject to a winding up, either by
                                    the Court or voluntarily (except for the
                                    purpose of reconstruction or amalgamation
                                    not involving any reduction of capital); or

                           (vi)     having a receiver or administrative receiver
                                    appointed in respect of the whole or any
                                    part of its assets or undertaking; or

                           (vii)    becoming subject to a proposal for a
                                    voluntary arrangement; or

                           (viii)   having made against it a petition for the
                                    appointment of an administrator, or

                           (ix)     being struck off the register of companies
                                    under Section 652 of the Companies Act 1985;
                                    or

                                       25
<PAGE>   29

                           (x)      having any distress or process of execution
                                    levied on its goods; or

                           (xi)     being the subject of any proceedings or
                                    events analogous to those referred to in
                                    paragraphs (i) to (x) above in any other
                                    jurisdiction.

         7.2      NO WARRANTY AS TO PLANNING

                  Nothing in this Lease shall be deemed to constitute any
                  warranty by the Landlord that the Premises or any part of them
                  are authorized under the Planning Legislation or otherwise for
                  use for any specific purpose.

         7.3      NOTICES

                  Section 196 of the Law of Property Act 1925 shall apply to any
                  notice to be served on any of the parties under the terms of
                  or in connection with this Lease as if the notice were a
                  notice authorised by those Acts.

         7.4      BREAK CLAUSE

                  7.4.1    The Tenant may determine this lease on 23 July 2003
                           or 23 July 2008 by serving on the Landlord not less
                           than 6 months' prior written notice to that effect.

                  7.4.2    This Lease shall only determine as a result of notice
                           served by the Tenant under Clause 7.4.1 if:-

                           7.4.2.1  that notice has been served strictly in
                                    accordance with that clause;

                           7.4.2.2  on the intended date of determination the
                                    Tenant gives vacant possession of the
                                    Premises to the Landlord;

                           7.4.2.3  on the intended date of determine of the
                                    Tenant has paid the Yearly Rents;

                                       26
<PAGE>   30

                           7.4.2.4  on or before the intended date of
                                    determination the Tenant pays to the
                                    Landlord in addition to the other sums
                                    payable under this Lease a sum equal to
                                    three months' of the Yearly Rent payable on
                                    the date of determination.

                  7.4.3    The Landlord may in its absolute discretion waive
                           compliance with all or any of the conditions set out
                           in Clause 7.4.

                  7.4.4    If the provisions of this Clause 7.4 are complied
                           with then upon the date specified in Clause 7.4.1
                           this Lease shall determine but without prejudice to
                           any right of action of the Landlord in respect of any
                           previous breach by the Tenant of this Lease.

                  7.4.5    Time is of the essence in respect of this Clause 7.4.

                  7.4.6    Any notice of determination served under this Clause
                           7.4 shall be irrevocable.

                  7.4.7    On the intended date of determination the Tenant
                           shall send to the Landlord the original of this Lease
                           and any other title documents to the Premises but it
                           is expressly acknowledged that any failure to comply
                           with this obligation does not affect determination of
                           this Lease.

         7.5      SEVERABILITY

                  Each covenant and provision in this Lease shall be construed
                  as separate and independent so that in the event of any
                  invalidity, illegality or unenforceability of any covenant or
                  provision the remainder of the covenants and provisions in
                  this Lease shall not be affected.

         7.6      CERTIFICATE FOR STAMP DUTY

                  The parties certify that there is no agreement for lease to
                  which this Lease gives effect.

                                       27
<PAGE>   31

         7.7      CONTRACTS (RIGHTS OF THIRD PARTIES) ACT 1999

                  No term of this Lease may be enforced solely by virtue of
                  section 1 Contracts (Rights of Third Parties) Act 1999.

         Executed as a deed and delivered on the date set out at the head of
         this Lease.

                                   SCHEDULE 1

                                  THE PREMISES

         The land with the building erected on it known as Unit E1, Brookside
         Business Park, Greengate, Chadderton, shown edged red for
         identification purposes only on the plan annexed to this Lease,
         including, without limitation, the Landlord's fixtures, fittings,
         plant, machinery, apparatus and equipment now or at any time after the
         date of this Lease in or on that land, and all additions, alterations
         and improvements to that land carried out pursuant to the terms of this
         Lease.

                                   SCHEDULE 2

                                 RIGHTS GRANTED

         1        The right in common with the Landlord and all others similarly
                  entitled to pass and repass at all times and for all purposes
                  connected with the use and enjoyment of the Premises over the
                  estate roads and accessways' within the Common Parts provided
                  always that the accessways shall be used only for the purpose
                  of obtaining access to and egress from the Car Parking Spaces.

         2        The right in common with the Landlord and all other similarly
                  entitled to pass and repass at all times and for all purposes
                  connected with the use and enjoyment of the Premises on foot
                  only along the pavements forming part of the Common Part

         3        The right of free passage of water steam soil air gas
                  electricity and telephone communications from and to any part
                  of the Premises through the Conducting Media commonly used for
                  those purposes which are now or may in the future during the
                  period of 80 years after the date of this Lease be in upon or
                  under the Estate.

                                       28
<PAGE>   32

         4        With the consent of the Landlord (except in emergency) (such
                  consent not to be unreasonably withheld or delayed) the right
                  to enter the Estate and adjacent units with or without agents
                  workmen and others and with or without necessary appliances
                  and materials at all times and to erect scaffolding for the
                  purposes of maintaining repairing and cleansing the Premises
                  causing as little damage and disturbance as possible the
                  Tenant making good all damage that is caused to the retained
                  land and/or adjacent units.

                                   SCHEDULE 3

                          RIGHTS EXCEPTED AND RESERVED

         1        The right of free passage of water steam soil air gas
                  electricity and telephone communications from and to the
                  Estate through the Conducting Media commonly used for those
                  purposes which are now or may in the future during the period
                  of 80 years after the date of this Lease be in upon or under
                  the Premises.

         2        With the consent of the Tenant (not to be unreasonably
                  withheld) the right to enter the Premises with or without
                  agents workmen and others and with or without necessary
                  appliances and materials at reasonable times for the purposes
                  of connecting into the Conducting Media and the services
                  referred to in paragraph 1 of this schedule and also for the
                  purposes of repairing maintaining testing cleansing and if
                  necessary renewing such services causing as little damage and
                  disturbance as possible to the Tenant and making compensation
                  for all damage that is done.

                                   SCHEDULE 4

                                  INCUMBRANCES

         The matters contained or referred to in the Property and Charges
         Registers of the Landlord's leasehold title registered at H.M. Land
         Registry under title number GM 783329.

                                   SCHEDULE 5

                            REVIEW OF THE YEARLY RENT

                                       29
<PAGE>   33

1        RENT REVIEW

                  It is agreed that at each Review Date the Yearly Rent shall be
                  reviewed so that on and after each Review date the Yearly Rent
                  shall be the greater of:-

         1.1      the Yearly Rent payable immediately before the Review Date in
                  question; and

         1.2      the Open Market Rent as at that Review Date, as defined in
                  this Schedule, and as agreed between the parties (or
                  determined by the Independent Surveyor in the absence of
                  agreement between the parties, as provided below).

2        OPEN MARKET RENT

         2.1      The Open Market Rent shall be the best yearly rent at which
                  the Premises might be expected to be let in the open market:-

                  2.1.1    for a term commencing on the relevant Review Date and
                           of a length equal to the unexpired residue of the
                           contractual term of this Lease as the relevant Review
                           Date or 10 years (whichever is longer);

                  2.1.2    as between a willing landlord and a willing tenant;

                  2.1.3    without the landlord taking a fine or premium;

                  2.1.4    as a whole;

                  2.1.5    with vacant possession;

                  2.1.6    upon the assumptions set out in paragraph 2.2;

                  2.1.7    disregarding the matters set out in paragraph 2.3;

                  2.1.8    by a lease in the same terms in all other respects as
                           this Lease (save as to the amount of the Yearly Rent
                           and any rent free period allowed to the Tenant, but

                                       30
<PAGE>   34

                           including provisions for review of rent at the same
                           intervals and on the same terms as those of this
                           Lease).

         2.2      It shall be assumed that at the relevant Review Date:-

                  2.2.1    the Premises are ready fit and available for
                           immediate occupation and use for the purpose or
                           purposes required by the willing tenant referred to
                           in paragraph 2.1.2, and that all the services
                           required for such occupation and use are connected to
                           the Premises;

                  2.2.2    no work has been carried out to the Premises by the
                           Tenant or by any undertenant or any of their
                           predecessors during the Term which has diminished the
                           rental value of the Premises;

                  2.2.3    if the Premises have been destroyed or damaged, they
                           have been fully restored;

                  2.2.4    the Premises are in good and substantial repair;

                  2.2.5    the covenants contained in this Lease on the part of
                           the Landlord and the Tenant have been fully observed
                           and performed;

                  2.2.6    no rent free or concessionary rental period would be
                           allowed to the willing tenant by the Landlord to
                           compensate for lack of use of the Premises during any
                           period in which fitting out works would be carried
                           out and that the rent would not be discounted to
                           reflect the absence of such a period.

         2.3      There shall be disregarded:-

                  2.3.1    any effect on rent of the fact that the Tenant or any
                           undertenant or their respective predecessors in title
                           have been in occupation of the Premises;

                  2.3.2    any goodwill attached to the Premises by reason of
                           the carrying on there of the business of the Tenant
                           or any undertenant or their predecessors in title in
                           their respective businesses;

                                       31

<PAGE>   35

                  2.3.3    any effect on rent of any improvements to the
                           Premises made with the Landlord's consent (where
                           required) by the Tenant or any undertenant, except
                           improvements carried out in pursuance of an
                           obligation to the Landlord or at the Landlord's
                           expense;

3        DETERMINATION BY THIRD PARTY

         3.1      In the absence of agreement between the parties on the revised
                  Yearly Rent the question shall at the request of either of
                  them as soon as practicable be referred to the decision of the
                  Independent Surveyor, acting as an arbitrator.

         3.2      The decision of the Independent Surveyor (including any
                  decision as to the costs of his determination) shall be final
                  and binding on both parties.

         3.3      If before issuing his decision the Independent Surveyor dies
                  or is unable or unwilling to act then either party may apply
                  to the President for a substitute to be appointed in his
                  place.

         3.4      The Tenant shall supply to the Landlord such information as
                  the Landlord may reasonably require and shall allow the
                  Landlord and its valuers and the Independent Surveyor access
                  to the Premises on giving not less than 24 hours' prior
                  written notice for the purpose of assessing the Open Market
                  Rent or otherwise giving effect to this Schedule 5.

4        WHERE THE REVIEW DATE IS NOT A QUARTER DAY

         If the Yearly Rent payable after any Review Date is ascertained by that
         date and that date is not a quarter day the Tenant shall on that
         Review Date pay to the Landlord the amount by which one quarter's
         Yearly Rent at the rate payable on the immediately preceding quarter
         day is less than one quarter's Yearly Rent at the rate of the revised
         Yearly Rent apportioned on a daily basis for that part of the quarter
         during which the revised Yearly Rent is payable.

                                       32
<PAGE>   36

5        DELAY IN ASCERTAINMENT OF REVISED YEARLY RENT

         5.1      If the Yearly Rent payable after any Review Date has not been
                  ascertained by that date:-

         5.1.1    the Yearly Rent payable immediately before the Review Date
                  shall continue to be paid until the revised Yearly Rent has
                  been ascertained the payments being on account of the Yearly
                  Rent due after the Review Date; and

         5.1.2    within 14 days after the date when the revised Yearly Rent is
                  ascertained the Tenant shall pay to the Landlord:-

                  5.1.2.1  any shortfall between the Yearly Rent which would
                           have been paid on the Review Date and any subsequent
                           quarter days if the revised Yearly Rent had been
                           ascertained on or before the relevant Review Date and
                           the payments made by the Tenant on account; and

                  5.1.2.2  interest at 3 per cent below the Prescribed Rate in
                           respect of each instalment of the Yearly Rent due on
                           or after the relevant Review Date, on the amount by
                           which each such instalment which would have been
                           payable on the relevant Review Date or such quarter
                           day if the revised Yearly Rent had been ascertained
                           on or before the relevant Review Date exceeds the
                           amount paid on account, and such interest shall be
                           payable for the period from the date upon which the
                           instalment was due up to the date of payment of the
                           shortfall.

6        RENT RESTRICTIONS

         If on any Review Date there is in force any statutory restriction on
         the amount of the Yearly Rent or on a review of it, the Landlord may
         upon any modification or removal of that restriction serve on the
         Tenant a notice to the effect that on the day following the
         modification or removal there shall be a Review Date (and the

                                       33
<PAGE>   37

         provisions of this Schedule shall then apply to that Review Date), but
         without prejudice to the review due on the immediately following Review
         Date.

7        RENT REVIEW MEMORANDUM

         The Landlord and Tenant shall within 28 days of its ascertainment at
         their joint expense sign and exchange a memorandum recording the
         revised Yearly Rent.

                                   SCHEDULE 6

                            SERVICE CHARGE PROVISIONS

                                     PART 1

                              OPERATIVE PROVISIONS

1        The Tenant shall pay to the Landlord the Service Charge Rent as
         provided by this Part l.

2        The Service Charge Rent shall be payable by four equal preliminary
         payments in advance on the usual quarter days in every year, each of
         such preliminary payments being such sum as the Landlord shall in its
         reasonable discretion demand, being one quarter of the anticipated
         annual Service Charge Rent for the current year (and so in proportion
         for any part of the year) as adjusted under paragraph 3.

3        The Landlord shall as soon as practicable after the end of each Service
         Charge Year submit to the Tenant a statement duly certified by the
         Landlord's surveyor giving full details of the Service Charge for that
         Service Charge Year and if the Service Charge Rent shall be more or
         less than the total of the four preliminary payments (or the grossed-up
         yearly equivalent of such payments if made for any period of less than
         a year) then any sum due to or payable by the Landlord by way of
         adjustment in respect of the Service Charge Rent shall forthwith be
         paid by the Tenant or credited against the Tenant's future Service
         Charge Rent liabilities as the case may be.

4        The expression the Service Charge Percentage shall mean in relation to
         the Service

                                       34
<PAGE>   38

         Charge the proportion which is attributable to the Premises as
         determined by the Landlord in its reasonable discretion calculated
         primarily on a comparison of the area of the buildings on the Premises
         with the areas of the buildings on the Estate let or capable of being
         let by the Landlord, provided that in the event of such calculation
         being inappropriate having regard to the nature of the expenditure
         incurred or the parts of the Estate benefited by it or otherwise the
         Landlord shall be at liberty in its reasonable discretion to adopt such
         other method of calculation of the Service Charge Percentage as shall
         be fair and reasonable in the circumstances (including if appropriate
         the attribution of the whole of such expenditure to the Premises).

5        In no event shall the Service Charge Percentage be increased or altered
         by reason that at any relevant time any part of the Estate may be
         vacant or be occupied by the Landlord or that any tenant or other
         occupier of another part of the Estate may default in payment of its
         percentage of the Service Charge.

6        The Tenant shall not be entitled to object to the Service Charge Rent
         (or any item comprised in it) on any of the following grounds:-

         6.1      the inclusion in the following year of any item of expenditure
                  or liability omitted in good faith from the Service Charge for
                  the preceding year;

         6.2      an item of Service Charge included at a proper cost might have
                  been provided or performed at lower cost;

         6.3      the manner in which the Landlord exercises its discretion in
                  providing services so long as the Landlord acts in good faith
                  and in accordance with the principles of good estate
                  management.

7        In the event that the Landlord shall be required during any year of the
         Term to incur heavy or exceptional expenditure which forms part of the
         Service Charge the Landlord shall be entitled to recover from the
         Tenant the Service Charge Percentage of that expenditure on the quarter
         day next following.

                                       35
<PAGE>   39

                                     PART 2

                     SERVICES TO BE PROVIDED BY THE LANDLORD

1        The maintenance, amendment, repair, renewal, cleansing, decorating,
         painting and otherwise keeping in good and substantial condition of the
         Common Parts, provided that the Landlord shall not be liable to the
         Tenant for any defects or want of repair unless the Landlord has had
         notice of them.

2        The repair, renewal, replacement, cleansing and maintenance in good
         working order and repair of the equipment, apparatus and appliances (if
         any) in the Common Parts including (without prejudice to the generality
         of the foregoing) the Conducting Media, meters, the water systems,
         tanks and reservoirs, barriers, the electrical installation and light
         fittings and the hose reels and other fire fighting appliances of the
         Common Parts which the Landlord may reasonably deem desirable or is
         required to provide by statute or local authority regulations or by its
         insurers.

3        Keeping the Common Parts adequately lighted.

4        Grassing and tending and keeping tidy and planting with such flora,
         trees and shrubs as the Landlord shall reasonably deem to be
         appropriate the landscaped areas on the Estate where not included in
         any demise to individual tenants or occupiers.

         PROVIDED ALWAYS that the Landlord may from time to time withhold, add
         to, extend, vary or make any alterations in the rendering of the said
         services or any of them as the Landlord deems desirable so to do in the
         interests of good estate management.

                                     PART 3

                               COSTS AND EXPENSES

The charges and expenses comprised in the Service Charge are as follows:-

1        The cost of providing and performing the services specified in Part 2
         of this Schedule 6.

                                       36
<PAGE>   40

2        All Outgoings payable by the Landlord in respect of the Common Parts
         except insofar as the Tenant or any other occupier of the Estate may be
         liable for the same under the terms of this Lease or its lease or
         occupation.

3        Insurance premiums in respect of the insurance of the Common Parts and
         for third party and public liability and any other risks relating to
         the management of the Estate and the provision of services to it in so
         far as such premiums are not included in the insurance rent reserved by
         Clause 3.2.

4        The cost of taking all steps deemed desirable or expedient by the
         Landlord for complying with, making representations against or
         otherwise contesting the incidence of the provisions of any legislation
         concerning town planning, public health, highways, streets, drainage or
         other matters relating or alleged to relate to the Estate for which the
         Tenant is not directly liable under this Lease.

5        The cost of enforcing or attempting to enforce against any owner or
         occupier of adjoining or neighbouring premises the payment of any
         contribution towards anything used in common with the Estate.

6        The cost of operating, maintaining, testing, repairing, modifying or
         renewing a fire alarm system for the Common Parts (including where
         appropriate a direct link with the fire brigade), and in addition fire
         fighting equipment in and for the Common Parts.

7        The cost of complying with the obligations pursuant to the matters set
         out or referred to in Schedule 4 where those obligations fall on the
         Landlord.

8        A fair and reasonable contribution towards the expense of repairing,
         renewing and maintaining all sewers, drains, pipes, watercourses,
         Estate nameboard or other conveniences which may belong to or be used
         by the occupiers of the Estate in common with other premises near or
         adjoining it and not forming part of the Premises.

                                       37
<PAGE>   41

9        Such costs (if any) of the provision of staff for the efficient
         management of the Estate including, but not limited to wages,
         insurance, health, pension and other payments and all other expenditure
         relating to such employment and the supplying of uniforms, equipment
         and any necessary accommodation for such staff.

10       The cost of providing, maintaining and renewing name boards and signs
         at the entrances and other parts of the Estate.

11       The cost of providing and maintaining any receptacles for refuse for
         the Estate and the cost of collecting, storing and disposing of refuse.

12       The cost of executing any works as are or at any time during the Term
         shall, under or by virtue of any enactment for the time being in force
         or by any local or other competent authority, be directed or required
         to be done or executed in respect of the Estate and for which none of
         the occupiers of the Estate is liable.

13       The proper and reasonable fees of the Landlord and/or the Landlord's
         agents in respect of the general supervision and management of the
         Estate.

14       Bank charges and interest on proper overdrawings in respect of any
         separate bank account maintained by the Landlord or its agents for
         discharging expenditure comprised within the Service Charge after
         giving credit for any interest earned (net of any tax).

15       (If the Landlord so desires) the establishment and maintenance of a
         reserve fund based on the principles of good estate management to cover
         prospective and contingent costs of carrying out works, repairs and
         other items referred to in this Part 3 to the intent (so far as may
         reasonably be practicable) that the charge for such items made to the
         Tenant and other tenants and occupiers of the Estate shall be
         progressive and cumulative rather than irregular.

16       The costs of providing any other service or amenity or matter which the
         Landlord in its reasonable discretion shall think proper for the better
         and more efficient management and/or use of the Estate and the Common
         Parts or for the comfort and convenience of the generality of the
         tenants and their agents, servants and invitees visiting the Estate.

                                       38
<PAGE>   42

17       VAT payable in respect of any of the charges and expenses referred to
         in the other paragraphs of this Part 3.

         PROVIDED THAT the costs of any remedial works necessary on the Estate
         in relation to defective surface water drainage and damage caused by
         sub-terranean streams and in connection with any methane gas escape or
         build-up will not be recoverable from the Tenant under the provisions
         of this Lease or otherwise.

                                   SCHEDULE 7

                                     SURETY

1        SURETY'S GUARANTEE

         1.1      The Surety, as primary obligor (and not merely as guarantor),
                  covenants with and guarantees to the Landlord (until such time
                  as the Tenant is released from its covenants pursuant to the
                  1995 Act):-

                  1.1.1    that the Tenant will pay the rents reserved by this
                           Lease and comply with all its provisions; and

                  1.1.2    to indemnify the Landlord against, and pay on demand
                           and make good to the Landlord, all loss sustained by
                           the Landlord as a result of any breach by the Tenant
                           of the provisions of this Lease; and

                  1.1.3    that the Tenant will comply with the provisions of
                           any authorised guarantee agreement which it gives
                           with respect to the performance by an assignee of
                           this Lease of the obligations of the tenant contained
                           in this Lease.

         1.2      The Surety's obligations contained in paragraph 1.1 shall
                  apply notwithstanding and shall not be released or affected
                  by:-

                                       39
<PAGE>   43

                  1.2.1    any neglect or forbearance of the Landlord in
                           endeavouring to obtain payment of the rents reserved
                           by this Lease as and when they become due; or

                  1.2.2    any failure or delay of the Landlord in taking
                           proceedings or any other steps to enforce compliance
                           with the provisions of this Lease by the Tenant or
                           the Surety; or

                  1.2.3    any time which may be given by the Landlord to the
                           Tenant or the Surety; or

                  1.2.4    any other act or omission, matter or thing which, but
                           for this paragraph 1.2, would cause the Surety's
                           obligations under paragraph 1.1 to be released wholly
                           or in part other than a release given under seal by
                           the Landlord.

         1.3      DISCLAIMER

                  1.3.1    The Surety covenants with the Landlord that if:-

                           1.3.1.1  the Tenant becomes bankrupt or (if it is a
                                    limited company) goes into liquidation; and

                           1.3.1.2  its trustee in bankruptcy or its liquidator
                                    disclaims this Lease; and

                           1.3.1.3  within 3 months of the date of the
                                    disclaimer the Landlord by written notice
                                    requires the Surety to accept a lease of the
                                    Premises for a term equal to the residue of
                                    the Term unexpired at the date of the
                                    disclaimer, at the same rent and subject to
                                    the same covenants and conditions as are
                                    contained in this Lease,

                  then the Surety shall accept such a lease, to take effect from
                  the date of the disclaimer, and shall execute and deliver to
                  the Landlord a counterpart of it, and shall pay all the
                  Landlord's reasonable costs with VAT on them incurred in
                  preparing and completing such lease.

                  1.3.2    The Surety covenants with the Landlord that if the
                           Tenant fails to comply with any obligation contained
                           in an authorised guarantee agreement to enter into a
                           new

                                       40

<PAGE>   44
                           tenancy of the Premises following disclaimer of this
                           Lease, the Surety shall comply with that obligation
                           as if it were the Tenant upon being required to do so
                           by written notice from the Landlord.

INDUSTRIAL PROPERTY                 )
INVESTMENT FUND acting by its       )
General Partner LEGAL & GENERAL     )
PROPERTY PARTNERS                   )
(INDUSTRIAL FUND) LIMITED           )
whose COMMON SEAL was hereunto      )
affixed in the presence of:         )

     /s/ Authorised signatory                         /s/ Authorised Signatory

                                       41<PAGE>   1

                                                                   EXHIBIT 10.28

THIS LEASE is made the 11th day of December 2000 BETWEEN PETER LYONS of
Oranswell, Bushypark, Galway in the County of Galway (hereinafter called "the
Landlord") of the First Part G & D, Inc. (trading as Star Guide Corporation)
having its registered office at 470 South Kavajo, Denver, Colorado 80223 U.S.A.
(hereinafter called "the Guarantor") of the Second Part and SEAZUN LIMITED
having its registered office at 5 Westlink Commercial Park, Oranmore in the
County of Galway (hereinafter called "the Tenant") of the Third Part.

WITNESSETH as follows:-

DEFINITIONS:

1.1 The terms defined in this clause shall for all purposes of this Lease have
the meanings specified in this clause.

1.2 "the Premises" shall mean ALL THAT part of the lands of Carrowmoneash in the
Barony of Dunkellin and County of Galway comprising Unit 5 Westlink Commercial
Park, Oranmore in the County of Galway and being more particularly delineated
and edged red on the attached Plan TOGETHER WITH the industrial building erected
thereon or on some part thereof TOGETHER ALSO WITH the Landlord's fixtures and
fittings therein.

1.3 "the Rights" shall mean the rights set out in Schedule I hereof.

1.4 "the Exceptions" shall mean the exceptions and reservations set out in
Schedule II hereof.

1.5 "Pipes" shall mean and include pipes, sewers, drains, conduits, ditches,
water courses, culverts, wires, cables, channels and all other conducting media.

1.6 "the Term" shall mean the term of 21 years from and including the 1st day of
October 2000 and in relation to Clauses 4 - 6 hereof shall include the period of
any holding-over or any extension or continuance thereof whether by statute or
by common law where the context so admits.

                                       1
<PAGE>   2

1.7 "the Rent" shall mean;

(a) until the lst day of October 2005 the yearly rent of IRE58,000 exclusive;

(b) during the remainder of the Term such other rent as may become payable under
the provisions of Schedule III hereof.

1.8 "the Tenant's Covenants" shall mean the covenants set out in Schedule IV
hereof.

1.9 "the Landlord's Covenants" shall mean the covenants set out in Schedule V
hereof.

1.10 "the Insured Risks" shall mean fire, lightning, explosion, storm, tempest,
flood, bursting and overflowing of water tanks, apparatus or pipes, impact from
aircraft and other aerial devices and any articles dropped therefrom,
earthquake, riot, civil commotion, strikes, locked out workers and malicious
persons and such other risks as the Landlord acting reasonably shall from time
to time consider necessary subject to the availability of insurance cover
against such risks and to the extent that and subject to such conditions as
insurance cover against any such buildings is generally available.

1.11 "interest" shall mean interest at the rate of interest charged in respect
of Income Tax under the Income Tax Act 1967.

1.12 "the Planning Acts" shall mean the Planning and Development Act 2000 and
all statutes regulations and orders included by virtue of Clause 2.5 hereof.

1.13 "development" shall have the meaning given to it by the Planning Acts.

1.14 "the Surveyor" shall mean any person or firm appointed by or acting for the
Landlord to perform the function of the Surveyor for any purposes of this Lease.

                                        2
<PAGE>   3

INTERPRETATION:

2.1 The expression "the Landlord" means the above named its successors and
assigns and where the context so admits includes such other person or parties in
whom for the time being the reversion immediately expectant upon the term
granted by this Lease shall be vested and "the Tenant" means the above named its
successors in title and permitted assigns and where the context so admits
includes such other parties or party in whom for the time being the Term shall
be vested.

2.2 Where the Landlord or the Tenant for the time being are two or more
individuals the terms the Landlord and the Tenant shall include the plural
number and the obligations expressed or implied to be made by or with such party
shall be deemed to be made by or with such individuals jointly and severally.

2.3 Words importing the neuter gender include the masculine or feminine gender
(as the case may be) and words importing the masculine gender include the
feminine gender and vice versa and words importing the singular number include
the plural number and vice versa.

2.4 References to any right exercised by the Landlord or any right exercisable
by the Tenant in common with the Landlord shall be construed as including (where
appropriate) the exercise of such right by and in common with all persons
authorised by the Landlord and all other persons having a like right.

2.5 Any reference to a statute shall include any statutory extension or
modification or re-enactment of such statute and any regulations or orders made
thereunder.

2.6 Any covenant by the Tenant not to do an act or thing shall be deemed to
include an obligation not to permit such act or thing to be done.

                                        3
<PAGE>   4

2.7 The paragraph headings do not form part of this Lease and shall not be taken
into account in the construction or interpretation thereof.

THE DEMISE

3. The Landlord HEREBY DEMISES unto the Tenant the Premises TOGETHER WITH the
Rights EXCEPTING and RESERVING unto the Landlord the Exceptions TO HOLD the same
unto the Tenant for the Term PAYING therefor unto the Landlord the Rent without
any deduction by equal monthly payments in advance to the credit of the
Landlords account number 80194529 in Bank of Ireland, 43 Eyre Square, Galway on
the day of each month in every year and so in proportion for any period less
than a year the first such payment to be paid on the execution hereof.

COVENANTS:

4.1 The Tenant hereby covenants with the Landlord to observe and perform the
Tenant's Covenants at all times during the term.

4.2 The Landlord hereby covenants with the Tenant to observe and perform the
Landlord's Covenants at all times during the Term.

PROVISOES:

5.1 If and whenever during the Term

(a)      the rents (that is the rent as defined and the proportion of the
         insurance premium) shall be in arrear and unpaid for twenty one days
         next after becoming payable (whether formally demanded or not); or

(b)      there shall be any material breach or non performance or non-observance
         of any of the covenants on the part of the Tenant herein contained; or

                                        4
<PAGE>   5

(c)      the Tenant (being an individual) shall become bankrupt or (being a
         company) shall enter into liquidation whether compulsory or voluntary
         (save for the purpose of amalgamation or reconstruction of a solvent
         company) or have a receiver appointed of its undertaking or (in either
         case) shall enter into an arrangement or composition for the benefit of
         its creditors or suffer any distress or execution to be levied on its
         goods; then, and in any of the said cases, it shall be lawful for the
         Landlord at any time thereafter and notwithstanding the waiver of any
         previous right of re-entry to re-enter into and upon the Premises or
         any part thereof in the name of the whole and thereupon the Term shall
         absolutely cease and determine but without prejudice to any rights or
         remedies which may then have accrued to either party against the other
         in respect of any antecedent breach of any of the covenants herein
         contained.

5.2 Each of the Tenant's Covenants shall remain in full force both at law and in
equity notwithstanding that the Landlord shall have waived or released
temporarily any such covenant or waived or released temporarily or permanently
revocably or irrevocably a similar covenant or similar covenants affecting other
adjoining or neighbouring premises belonging to the Landlord,

5.3 Such of the internal division walls as divide the Premises from other
premises of the Landlord shall be deemed to be party walls.

5.4 Nothing in this Lease or in any consent granted by the Landlord under this
Lease shall imply or warrant that the Premises may be used for the purpose
herein authorised under the Planning Acts.

5.5 Any notice or document under or in connection with this Lease shall be
effectively given or served if sent by post or delivered to the intended
recipient or his Solicitor or at his or their last known address. Where sent by
post, the notice or document shall be deemed to be given or served on the second
day after posting.

                                        5
<PAGE>   6

5.6 If the Premises or any part thereof or access thereto shall at any time
during the Term be destroyed or so damaged by fire or any other risk insured
against by the Landlord so that the Premises or any part thereof shall be unfit
for occupation or use then (i) the Tenant shall not be entitled to surrender
this Lease under the provisions of Section 40 of the Landlord and Tenant Law
Amendment Act, Ireland, 1860, and (ii) unless the insurance of the Premises or
the building of which the same forms part shall have been vitiated by the act,
neglect, default or omission of the Tenant the Rents hereby reserved or a fair
proportion thereof according to the nature and extent of the damage sustained,
the amount of such proportion to be determined by the Surveyor, shall be
suspended and cease to be payable until the Premises or the damaged portion
thereof shall have been reinstated or made fit for occupation or until the
expiration of three years from the catastrophe whichever is the shorter.

GUARANTEE

6. The Guarantor hereby covenants with the Landlord that if at any time

(1)      During the Term or any statutory extension thereof the Tenant shall
         make any default in payment of rent or in observing or performing any
         of the covenants or restrictions herein contained the Guarantor will
         pay the rent and observe or perform the covenants and conditions in
         respect of which the Tenant shall be in default notwithstanding

         (a)      Any time or indulgence granted by the Landlord to the Tenant;

         (b)      That the Tenant may have ceased to exist;

         (c)      Any other act or thing whereby but for this provision the
                  Guarantor would have been released.

                                        6
<PAGE>   7

(2)      During the Term the Tenant shall enter into liquidation and the
         Liquidator shall disclaim this Lease the Guarantor will if the Landlord
         shall by notice in writing within two months after such disclaimer so
         require take from the Landlord a lease of the Premises for the residue
         of the Term which would have remained had there been no disclaimer at
         the same rent and subject to the same covenants and conditions as in
         this Lease with the exception of this clause such new Lease to take
         effect from the date of the said disclaimer and in such case the
         Guarantor shall deliver to the Landlord a counterpart of the new Lease.

OPTION TO SURRENDER

7. If the tenant is desirous of determining this lease at the end of the first
five years of the Term and of such desire gives to the landlord not less than
six months notice in writing and pays all rent then and in such case immediately
after the expiration of the said period of five years this lease shall cease and
be void but without prejudice to any claim by either party against the other in
respect of any antecedent breach of any covenant or condition herein contained
PROVIDED that where this Lease has been registered in the Land Registry as a
burden on the Landlord's title this option to surrender shall be invalidated if
the tenant fails within fourteen days after the expiration of the said period of
five years to furnish to the Landlord (a) the original Lease and a formal
acknowledgment of the termination of the Lease together with (where issued) the
Land Certificate of such leasehold Folio as may have been opened in the Land
Registry in respect of the Term or (b) satisfactory documentary evidence dealing
with the absence of such documents so as to enable the Landlord to procure the
cancellation or closing of the Tenant's leasehold Folio.

                                       7
<PAGE>   8

                              SCHEDULE I THE RIGHTS

Right of Way

1. Full right and liberty for the Tenant its servants and licensees (in common
with the Landlord) with or without vehicles at all times for all purposes
connected with the Premises but not for any other purpose to pass and repass to
and from the Premises over and along the roadway leading thereto.

Services

2. The free right of passage and running of water, soil, gas, electricity and
other services to and from the Premises through all the Pipes now made or
passing under or along the adjoining land of the Landlord.

                           SCHEDULE II THE EXCEPTIONS

Services

1. The free passage and running of water, soil, gas, electricity and other
services from and to adjoining and neighbouring land and the buildings now or
hereafter erected therein and through the pipes laid, made (or to be laid and
made within 2l years) in, upon, through, or under the Premises and the free and
uninterrupted use of all gas, electric, telephone and other Pipes serving such
adjoining and neighbouring land and buildings now or at any time (within twenty
one years) during the term upon through, or under the Premises.

Construct Easements

2. The right to construct and maintain in, over or under the Premises (apart
from the area already built upon) any easements or services for the benefit of
any adjoining property of the Landlord.

                                        8
<PAGE>   9

Access

3. The right at any time during the Term (but except in cases of emergency only
at reasonab1e times during normal office hours after giving reasonable prior
notice to the Tenant and by prior appointment except where the Tenant
unreasonably refuses to make an appointment within a reasonable time of a
request from the Landlord) to enter (or in case of emergency to break and enter)
upon the Premises in order;

(a)      to inspect, cleanse, repair, amend, remove or replace with others the
         Pipes referred to in Paragraph 1 of this Schedule;

(b)      to inspect and execute works in connection with any of the easements or
         the services referred to in this Schedule;

(c)      to view the state and condition of and to repair and maintain any
         adjoining property where such work would not otherwise be reasonably
         practicable;

(d)      to carry out work or to do anything whatsoever comprised within the
         Landlord's obligations herein contained whether or not the Tenant is
         liable hereunder to make a contribution;

(e)      to exercise any of the rights possessed by the Landlord under the terms
         of this Lease;

PROVIDED that the Landlord shall cause as little inconvenience to the tenant as
possible and make good without delay any damage thereby caused to the Premises.

Light

4. Full right and liberty at any time hereafter and from time to time to execute
works and erections upon or to alter or rebuild any of the buildings erected on
the Landlord's adjoining and neighbouring lands and to use such adjoining and
neighbouring lands and buildings now or hereafter erected thereon in such manner
as it shall think fit notwithstanding that the access of light and air to the
premises may thereby be interfered with.

                                       9
<PAGE>   10

                            SCHEDULE III RENT REVIEW

Definitions and interpretation

1. For the purpose of this Lease;

(1)      "Review Date" shall mean the 1st day of October 2005 and every fifth
         anniversary of that date.

(2)      "the Open Market Rent" shall mean the rent at which the Premises (or at
         the option of the Landlord pursuant to Clause IV of this Schedule
         similar premises in the County Borough of Galway (mutatis mutandi)
         might reasonably be expected to be let as a whole at the relevant
         Review Date in the open market by a willing Landlord to a willing
         Tenant without a premium with vacant possession of the whole and
         subject to the provisions of this Lease other than the amount of the
         Rent but including the provisions for rent review for a term equal to
         that granted by this Lease.

         (a)      on the assumptions that;

         (i)      at the relevant Review Date the Premises are fit for immediate
                  occupation and use and that no alterations nor additions had
                  been carried out thereto by the Tenant or its predecessors in
                  title during the Term which have diminished the rental value
                  of the Premises and that if the Premises have been destroyed
                  or damaged they have been fully restored;

         (ii)     the Tenant's covenants herein contained have been fully
                  performed and observed until the relevant Review Date;

         (b)      but there shall be disregarded

                                       10
<PAGE>   11

                  (i) all trade fixtures and fittings affixed to the Premises
                  either by the Tenant its sub-tenants or their respective
                  predecessors in title during the Term or during any period of
                  occupation prior thereto arising out of an agreement to grant
                  the Term or by any tenant or sub-tenant of the Premises before
                  the commencement of the Term;

                  (ii) any effect on rent of the fact that the Tenant its
                  sub-tenants or their respective predecessors in title have
                  been in occupation of the Premises;

                  (iii) any goodwill attached to the Premises by reason of the
                  carrying on thereat of the business of the Tenant its
                  sub-tenants or their respective predecessors in title in their
                  respective businesses; and

                  (iv) any increase in the rental value of the Premises
                  attributable to the existence at the relevant Review Date of
                  any improvement to the Premises or any part thereof carried
                  out with consent (where required) of and otherwise than in
                  pursuance of an obligation to the Landlord or its predecessors
                  in title either by the Tenant its sub-tenants or their
                  respective predecessors in title during the Term or during any
                  period of occupation prior thereto arising out of an agreement
                  to grant the Term or by any tenant or sub-tenant of the
                  Premises before the commencement of the Term so long as the
                  Landlord or its predecessors in title have not since the
                  improvement was carried out had vacant possession of the
                  relevant part of the Premises.

(3) Any reference to the President of the Irish Auctioneers and Valuers
Institute shall include the duly appointed deputy of the said President or any
person authorised by the said President to make appointments on his behalf.

                                       11
<PAGE>   12

The Rent Review

2. At each Review Date the Rent shall be reviewed in accordance with the
provisions of this Schedule and from and after each Review Date the Rent payable
in respect of the Premises shall be the greater of the Rent being paid
immediately before the Review Date or the Open Market Rent on the Review Date.

Fixing the Reviewed Rent

3. The Open Market Rent at any Review Date may be agreed at any time between the
Landlord and the Tenant or (in the absence of agreement) will be determined by
an arbitrator to be appointed either by agreement between the parties or on the
application of either party made not more than three months before or at any
time after the relevant Review Date by the President for the time being of the
Irish Auctioneers and Valuers Institute.

Option of Landlord

4. At the option of the Landlord the Open Market Rent at each Relevant Review
Date shall be fixed and determined as if the Premises were located in the County
Borough of Galway rather than at Carrowmoneash, Oranmore, Co. Galway.

Arbitration

5. The arbitration shall be conducted in accordance with the Arbitration Acts,
1954 to 1998 and the decision of the arbitrator shall be final and binding.

Memoranda of Revised Rent

6. When the amount of any Rent to be ascertained as hereinbefore provided shall
have been so ascertained, memoranda thereof shall thereupon be signed by or on
behalf of the Landlord and the Tenant and annexed to this Lease and counterpart
thereof and the parties shall bear their own costs in respect thereof.

                                       12
<PAGE>   13

Payment on Account pending Determination

7. If and so often as the Rent in respect of any period has not been ascertained
pursuant to the foregoing provisions before the first day hereby appointed for
payment the Tenant shall continue to pay at the rate equal to the Rent payable
immediately before the commencement of the relevant period (such payments being
on account of the Rent for that period) until the first day for payment of the
Rent after Rent for that period has been ascertained (hereinafter called "the
Payment Date").

Payment on Determination

8. On the payment date there shall be payable by the Tenant to the Landlord by
way of rent (in addition to the amount of the Rent otherwise due on that day)
the aggregate of the amounts by which the instalments of the Rent payable on
account in respect of that period in accordance with paragraph 7 hereof fall
short of the amounts which would have been payable if the Rent for that period
had been ascertained before the first day for payment (hereinafter called "the
Ascertained Rent") and the arbitrator may direct that Interest be paid on each
instalment due prior to the Payment Date on the difference between the Rent
paid on account in accordance with paragraph 7 hereof and the Ascertained Rent
for the period from the date the said instalment was due up to the date upon
which payment is actually made and the arbitrator shall so direct if in his view
it is reasonable in all the circumstances including the parties' conduct on the
review and the result of his substantive determination.

Statutory Rent Restriction

9. If at any of the Review Dates there shall be in force a statute which shall
prevent, restrict or modify the Landlord's right

                                       13
<PAGE>   14

to review and increase the Rent in accordance with this Lease, the Landlord
shall when such restriction or modification is removed, relaxed or modified be
entitled on giving not less than one month's notice in writing to the Tenant to
proceed with any review of the Rent which may have been prevented (or further
to review the Rent in respect of any review where the Landlord's right was
restricted or modified) and the date specified in the said notice shall be
deemed for the purposes hereof to be a Review Date (providing that nothing
herein shall be construed as varying any subsequent Review Dates) and the
Landlord shall be entitled to recover any resulting increase in Rent with
effect from such date as shall then be permitted by law.

                       SCHEDULE IV THE TENANT'S COVENANTS

Rent

1. To pay the rent on the days and in the manner aforesaid provided that if and
so long as the amount of rent which the Tenant is liable to pay shall be
restricted by law the Tenant will in lieu of the Rent pay the maximum amount of
rent which such restriction may from time to time allow and in such
circumstances the term "the Rent" shall be construed as meaning such maximum
amount PROVIDED ALWAYS that the said maximum rent does not exceed the rent
payable under the Lease at that time in which case the lesser amount shall
apply.

Outqoings

2. To pay and indemnify the Landlord against all rates, taxes, assessments,
duties, charges, impositions and outgoings which now are or during the Term
shall be charged, assessed or imposed upon the Premises or any part thereof or
upon the owner or occupier thereof and to pay the Value Added Tax and Stamp Duty
due or payable or arising under or in connection with this Lease and the
Counterpart thereof.

                                       14
<PAGE>   15

Shared Items

3.  To pay the Landlord on demand a fair proportion (to be finally and
conclusively determined by the Surveyor (such determination to be conclusive as
to matters of fact but not as to questions of law)) of the expense of
maintaining, keeping in good and substantial repair and condition, re-instating
and (where appropriate) cleaning all party walls, fences, pipes, roads, sewers
and sewerage treatment plant, lighting, open space and other things, works and
services as the Landlord shall consider ought properly or reasonably to be
provided or undertaken for or in connection with or in relation to the
efficient operation of Westlink Commercial Park or any part thereof, the use of
which is common to the Premises and to other premises and the fair proportion of
the expense shall be that fraction thereof which has as its numerator the ground
floor built upon area of the Premises as its denominator the ground floor built
upon area of all of the units or buildings at Westlink Commercial Park at the
corresponding time.

Insurance

4.1 To repay to the Landlord on demand the sums which the Landlord shall from
time to time pay by way of Premiums (and all of any increased premiums payable
by reason of any act use or omission by or on the part of the Tenant) for
keeping the Premises insured under the covenant on the part of the Landlord
contained in Paragraph 2 of Schedule V hereof.

4.2 Not to do or omit anything whereby any policy of insurance on the building
of which the Premises forms part may become void or voidable wholly or in part
nor (unless the Tenant shall have previously notified the Landlord and has
agreed to pay the increased premiums) anything whereby additional insurance
premiums may become payable.

                                       15
<PAGE>   16

4.3 In the event of the Premises or any part thereof being destroyed by any of
the Insured Risks at any time during the Term and the insurance money under any
policy of insurance effected thereon being by reason of any act or default of
the Tenant wholly or partially irrecoverable forthwith in every such case to
rebuild and reinstate at its own expense the building of which the Premises
forms part or the part destroyed or damaged to the reasonable satisfaction and
under the supervision of the Surveyor the Tenant being allowed towards the
expenses of so doing upon such rebuilding and reinstatement being completed the
amount (if any) actually received in respect of such destruction or damage under
any such insurance as aforesaid.

4.4 If at any time the Tenant shall be entitled to the benefit of any insurance
on the Premises (which is not effected or maintained in pursuance of an
obligation herein contained) then to apply all moneys received by virtue of
such insurance in making good the loss or damage in respect of which the same
shall have been received.

Repair

5. To keep the Premises and the Pipes therein or used exclusively by the Tenant
together with the fences or walls and any other means of demarcation on the
boundaries in good and substantial repair and condition and well cleansed and
maintained.

Decoration

6. In the year 2004 and every fifth year thereafter and also in the last year of
the Term (whether determined by affluxion of time or otherwise) to prepare and
paint, grain and varnish in a good and workmanlike manner all external parts of
the Premises previously or

                                       16
<PAGE>   17
usually painted, grained and varnished respectively in colours approved by the
Landlord (such approval not to be unreasonably withheld) and in the year 2004
and every fifth year thereafter and also in the last year of the Term whether
determined by affluxion of time or otherwise) in like manner to paint, grain,
varnish, whitewash, colour and paper with paper of a suitable quality all
internal parts of the Premises previously or usually so treated such painting
(both external and internal) to be with two coats of good quality paint
previously approved by the Landlord (such approval not to be unreasonably
withheld).

Keep Tidy

7. Not at any time during the Term to allow or permit any weeds or undergrowth
to accumulate upon the Premises or any part thereof for the time being remaining
unbuilt upon nor to cause or allow any roads or pavements abutting on the
Premises to be untidy or in a dirty condition but at all times to keep the
Premises and the said land, roads and footpaths in a clean neat and tidy state
and condition and free from weeds, deposits of materials and refuse and not to
bring or keep or suffer to be brought or kept upon any land as aforesaid any
materials, equipment or plant or anything which is or might become untidy,
uncleanly or unsightly and within one month of the service thereof to comply
with the requirements of any written notice to restore the amenity as aforesaid
and in the event of the Tenant failing to comply with such notice the Landlord
shall be entitled to enter upon the Premises and carry out any necessary works
arid to recover the cost thereof from the Tenant.

Amenity Land

8. No Clause.

Residence

                                       17
<PAGE>   18

9. Not to permit or suffer the Premises or any part thereof to be used as a
residence or sleeping place of any person.

Smoke Abatement

10. To ensure that every furnace employed in the working of engines by steam or
other motive power and every other furnace employed in any building or erection
on the Premises is constructed so as substantially to consume or burn the smoke
arising therefrom and not to use or suffer to be used negligently any such
furnace so that the smoke arising therefrom is not substantially consumed or
burned and not to cause or permit any grit or noxious or offensive effluvia to
be emitted from any engine, furnace, chimney or other apparatus on the Premises
without using the best practicable means for preventing or counteracting such
emission.

Pollution

11. Not to permit any oil or grease or any deleterious objectionable, dangerous,
poisonous or explosive matter or substance to be discharged into any Pipes and
to take all reasonable measures for ensuring that any effluent so discharged
will not be corrosive or otherwise harmful to the Pipes or cause obstruction or
deposit therein nor to discharge or allow to be discharged therein any fluid of
a poisonous or noxious nature or of a kind calculated to or that does in fact
destroy sicken or injure the fish or contaminate or pollute the water of any
stream or river and not to do or omit or allow or suffer to be done or omitted
any act or thing whereby the waters of any stream or river may be polluted or
the composition thereof so changed as to render the Landlord liable to any
action or proceedings by any person whomsoever.

                                       18
<PAGE>   19

Drains

12. To bear and pay and indemnify the Landlord against all the costs and
expenses which the Landlord as the Owner of the Premises or any part thereof
during the continuance of the Term ought or would be liable to bear or
contribute to in or about any works, drainage or sewerage by any Act or Acts of
the Oireachtas already made or hereafter to be made or by any direction or
requirement of any local or public Authority in pursuance of any such Act or
Acts PROVIDED ALWAYS that the Tenant shall only be liable to bear and to pay and
indemnify the Landlord against costs and expenses incurred for works drainage
and sewerage within the Premises and to contribute in due proportion meaning the
proportion which the net internal of the Premises bears to the overall area of
Westlink Commercial Park buildings of the costs and expenses incurred for works
drainage and sewerage within Westlink Commercial Park.

Roof and Floor Weighting

13.1. Not without the consent in writing of the Landlord to

(a) suspend any weight from the roof or roof trusses or use the roof or roof
trusses of any building forming part of the Premises for the storage of goods or
to place or permit or suffer to be placed any weight thereon;

(b) bring or permit to remain upon the said Buildings any safes, machinery,
goods or other articles which shall or may strain or damage the said Buildings
or any part thereof.

13.2 On any application by the Tenant for the Landlord's consent under Paragraph
13.1 hereof the Landlord shall be entitled to consult and obtain the advice of
an Engineer in relation to the roof or floor loading proposed by the Tenant and
the Tenant shall repay to the Landlord on demand the fees of such Engineer.

                                       19
<PAGE>   20

Refuse

14. Not to deposit or permit to be deposited any rubbish or refuse or to store,
stack or lay out any material used for the purpose of manufacture or otherwise
on any part of the land surrounding the buildings on the Premises except where
such materials are stored or stacked for immediate collection.

Machinery

15. To keep all Landlord's plant apparatus and machinery (including any boilers
or lifts) upon the Premises properly maintained and in good working order and to
ensure by directions to the Tenant's staff and otherwise that such plant
apparatus and machinery is properly operated and to avoid damage to the Premises
by vibration or otherwise.

Unloading

16. Not to unload any goods or materials from carts, wagons or lorries and
convey the same from an estate road or the public highway into the Premises
except through the entrance(s) provided for the purpose and not to cause thereby
congestion of the adjoining estate roads and public highways nor inconvenience
any other use thereof and not to permit any vehicles or animals belonging to the
Tenant or its licensees, servants, agents or other persons calling on the Tenant
or the Premises to stand on the estate road or any footpath or public highway in
the neighbourhood of the Premises and to use its best endeavours to ensure that
such licensees, servants, agents, and other persons calling on the Tenant or the
Premises shall not permit any vehicle or animals to stand on any such estate,
road, footpath or public highway.

User

17.1 Not to do (or permit or suffer to remain upon the Premises or any part
thereof) anything which constitutes an nuisance or causes an injury or damage to
the Landlord or its Tenants or the occupiers of adjacent or neighbouring
Premises.

                                       20
<PAGE>   21

17.2 Not to store or bring upon the Premises any article, substance or liquid of
especially combustible, inflammable or dangerous nature and to comply with all
recommendations of the insurers and fire authority as to fire precautions
relating to the Premises.

17.3 Not to use the Premises or any part thereof nor permit the same to be used
for any dangerous, noxious, noisy or offensive trade or business or as a betting
office or for residential purposes nor for any illegal or immoral act or purpose
and no sale by auction shall take place therein.

17.4 To use and occupy the Premises for manufacture and ancillary (including
office) purposes.

Alterations

18.1 Not to excavate or dig remove sell or dispose of any minerals, earth, clay,
gravel, chalk or sand from the Premises nor to sink any well thereon except so
far as shall be approved by the Landlord in writing.

18.2 Not to commit or permit waste and not to cut, remove, divide, alter, maim
or injure the Premises or any part thereof or any of the ceilings, walls,
floors, principal girders or structure of any buildings now or at any time
hereafter forming part of the Premises nor the Pipes in on or under or serving
the Premises nor to

(a)      build, erect, construct, or place any new or additional building
         erections or work on the Premises or any part thereof;

(b)      make any alterations or additions or improvement to the Premises or any
         buildings now or at any time hereafter forming part of the Premises.

                                       21
<PAGE>   22

18.3 Not to change the design or appearance or decorative scheme of the exterior
of the Premises except with the Landlord's consent (such consent not to be
unreasonably withheld.)

18.4 To remove any additional buildings, additions or alterations made to the
Premises at the expiration or sooner determination of the Term if so requested
by the Landlord.

Planning Acts

19.1 To comply in all respects with the provisions and requirements of the
Planning Acts whether as to the permitted user hereunder or otherwise and to
indemnify (both after the expiration of the Term by affluxion of time or
otherwise and during its continuance) and to keep the Landlord indemnified
against all liability whatsoever including costs and expenses in respect of any
contravention thereof.

19.2 Forthwith to produce to the Landlord any notice, order or proposal,
permission or consent relating to the Premises given or issued to the Tenant by
a Planning Authority under or by virtue of the Planning Acts and at the cost of
the Landlord join with the Landlord in making any objection or representation
against the same that the Landlord shall deem appropriate.

19.3 To obtain at the expense in all respects of the Tenant all planning
permissions and serve all such notices as may be required for the carrying out
of any operations on the Premises or any use thereof at the commencement which
may constitute development provided that no application for planning permission
shall be made without the previous consent in writing of the Landlord.

19.4 Subject only to any statutory direction to the contrary to pay and satisfy
any charge or levy that may hereafter be imposed under the Planning Acts in
respect of the carrying out or maintenance of any such operations or the
commencement or continuance of any such use as aforesaid.

                                       22
<PAGE>   23
19.5 Notwithstanding any consent which may be granted by the Landlord under
this Lease not to carry out or make any alteration or addition to the Premises
or any change of use thereof before all necessary notices under the Planning
Acts in respect thereof have been served or before all such notices and all such
necessary planning permissions have been produced to the Landlord and in the
case of a planning permission acknowledged by it in writing as is satisfactory
to the Landlord it being understood that the Landlord may refuse so to express
its satisfaction with any such planning permission on the grounds that any
condition contained therein or anything omitted therefrom or the period thereof
would in the reasonable opinion of the Surveyor be or be likely to be
prejudicial to its interest in the Premises or the building of which the
Premises forms part whether during the Term or following the determination or
expiration thereof.

19.6 Unless the Landlord shall otherwise direct to carry out and complete before
the expiration or sooner determination of the Term;

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

         and

(b)      any development begun upon the Premises in respect of which the
         Landlord shall or may be or become liable for any charge or levy under
         the Planning Acts.

Statutory Obligations

20.1 At its own expense to do and execute all such works as shall be required at
any time during the Term to be done or executed

                                       23
<PAGE>   24

in or upon the Premises by the occupier under or by virtue of any Act being in
force or by the direction of any Local or Public Authority.

20.2 Without prejudice to the generality of the foregoing provisions to comply
in all respects with the provisions of any statutes and any other obligations
imposed by law or by any bye laws applicable to the Premises or in regard to
carrying on the trade or business for the time being carried on by the Tenant on
the Premises.

Access of Landlord and Notice to Repair

21.1 To permit the Landlord at reasonable times to enter upon the Premises for
the purpose of

(a)      taking schedules or inventories of fixtures and fittings to be yielded
         up at the expiration of the Term; and

(b)      ascertaining that the covenants and conditions herein contained have
         been duly observed and performed and in particular to view the state of
         repair and condition of the Premises and of defects and wants of
         repair, cleansing, maintenance amendments and painting then and there
         found and to give to the Tenant or leave upon the Premises a notice in
         writing specifying any repairs, cleaning, maintenance, amendments and
         painting necessary to be done and to require the Tenant forthwith to
         execute the same.

21.2 To forthwith repair, cleanse, maintain, amend and paint the Premises as
required by such notice and in accordance with the covenants in that behalf
hereinbefore contained.

21.3 If the Tenant shall not within one month after service of such notice
proceed diligently with the execution of the same or shall have failed to
complete the same within two months to permit the Landlord and its contractors,
agents and workmen to enter upon the

                                       24
<PAGE>   25

Premises to execute such works as may be necessary to comply with the same and
to pay to the Landlord the cost of executing such works and all expenses
incurred by the Landlord in connection with the same (including legal costs and
surveyor's fees) within fourteen days of a written demand in that behalf.

Dealing

22.1 Not to assign, charge, underlet nor part with the possession of part only
of the Premises nor to share the occupation of the Premises or any part thereof
with any other person, firm or company, save for such term or in such
circumstance that the other person firm or company does not acquire the right to
claim relief under the Landlord and Tenant Acts.

22.2 In the case of an underlease not to underlet the Premises (or any part
thereof) at a rent below the Rent payable by the Tenant hereunder at the date of
the said underletting.

22.3 Not to assign, charge, underlet nor part with possession of the whole of
the Premises except with the previous written consent of the Landlord which
shall not be unreasonably withheld and upon any assignment or underletting to;

(a)      obtain a direct covenant by the assignee or under-tenant with the
         Landlord to observe and perform the covenants and restrictions of this
         Lease for the remainder of the Term and in the case of an assignment to
         pay the rent reserved by this Lease; and

(b)      if the Landlord shall require, provide two acceptable Guarantors for
         any private limited company.

22.4 To include in or to ensure that there is included in every underlease and
sub-lease similar restrictions on assignment, underletting and parting with
possession and the same provisions for direct covenants with and registration
with the Landlord as those contained in this Lease.

                                       25
<PAGE>   26

Signs and Advertisements

23. Not to erect any hoardings or advertising station on the Premises and not to
permit any signs, placards or bills to affixed to any buildings forming part of
the Premises other than such reasonable notices relating to the Tenant's
business which are normally and reasonably displayed subject to the approval of
the Landlord and compliance with the Planning Acts.

24. Not to erect or to bring upon the Premises or any part thereof any hut,
shed, garage, cycle shelter, store, caravan, house on wheels or any building or
erection of a temporary or moveable character, design or nature without the
approval of the Landlord such approval not to be unreasonably refused.

Notices Specifying Breach

25.1 To pay all costs, charges and expenses including Solicitors' costs and
Surveyors' fees incurred by the Landlord for the purposes of and incidental to
the preparation and service of a notice under Section 14 of the Conveyancing
Act, 1881 and Section 2 and 4 of the Conveyancing Act, 1892 or incurred in or
in contemplation of proceedings under the said Sections notwithstanding in any
such case forfeiture is avoided otherwise than by relief granted by the Court.

25.2 To pay all costs, charges and expenses including Solicitors' costs and
Surveyors' fees incurred by the Landlord for the purposes of and incidental to
the service of all notices and schedules relating to wants of repair to the
Premises and whether served during or after the expiration or sooner
determination of the Term (but relating in all cases to such wants of repair
that accrued not later than such expiration or sooner determination).

                                       26
<PAGE>   27

Indemnities

26. To be responsible for and to indemnify the Landlord against all damage
occasioned to the Premises or any adjacent or neighbouring Premises or to any
person and to indemnify the Landlord against all actions, claims, proceedings,
costs, expenses and demands made against the Landlord as a result of

(a)      any act, omission or negligence of the Tenant or the servants, agents,
         licensees or invitees of the Tenant and

(b)      any breach or non-observance by the Tenant of the Tenant's Covenants
         and other terms hereof.

Re-Letting Boards

27. To permit the Landlord at any time during the last six months of the Term
(or sooner if the Rent or any part thereof shall be in arrear and unpaid for
upwards of one calendar month) to enter upon the Premises and affix and retain
without interference upon any part of the Premises a notice for re-letting the
same and during such period to permit persons with written authority of the
Landlord or its agent at reasonable times of the day to view the Premises
without interruption but so that the Landlord shall not interfere with the
tenants business.

Landlord's Rights

28. To permit the Landlord at all times during the Term to exercise without
interruption or interference any of the rights excepted and reserved to it by
virtue of the provisions of this Lease.

Plans

29. If and when called upon so to do to produce to the Landlord or the Surveyor
all such Plans documents and other evidence as the Landlord may reasonably
require in order to satisfy itself that the provisions of this Lease have been
complied with in all respects.

                                       27
<PAGE>   28

Encroachment

30.1 Not to stock up darken or obstruct any windows or lights belonging to the
Premises or any other premises belonging to the Landlord.

30.2 Not to permit any new window, light, opening, doorway, path, passage, drain
or other encroachment or easement to be made or acquired in against out of or
upon the Premises and that in case any such window, light, opening, path,
passage, drain or other encroachment or easement shall be made or acquired or
attempted to be made or acquired the Tenant will give immediate notice thereof
to the Landlord and will at the request and cost of the Landlord adopt such
means as may be reasonably required or deemed proper for preventing any such
encroachment or the acquisition of any such easement.

Yield Up

31. To yield up the Premises at the expiration or sooner determination of the
Term in good and substantial repair and condition in accordance with the
Tenant's covenants and to dismantle and remove from the Premises all the
Tenant's fixtures if so required by the Landlord and to make good any part or
parts of the Premises which may be damaged in such dismantling and/or removal.

Licence Fees

32. To pay all legal costs and surveyors' fees incurred by the Landlord
attendant upon or incidental to every application made by the Tenant for a
consent or licence hereinbefore required or made necessary whether the same be
granted, refused, withdrawn or offered subject to qualifications or conditions.

Interest on Arrears

33. If and whenever the Tenant shall fail to pay the Rent or any other sum due
under this Lease within fourteen days of the due

                                       28
<PAGE>   29

date the Tenant shall pay to the Landlord Interest on such Rent or other money
as the case may be from the date when it was due to the date on which it is
actually paid.

Management Company

34. In the event of the Landlord transferring or making over to a Management
Company the common areas of Westlink Commercial Park.

(1)      To apply for and accept membership of the Management Company.

(2)      Not to assign or transfer the Premises except to a person who has
         committed himself to apply to become registered as a member of the
         Management Company.

(3)      To ensure that any transfer or disposition of this Lease shall contain
         a covenant by the Transferee or Disponee in the terms of the preceding
         sub-paragraph.

(4)      That so long as the Tenant retains any estate or interest in the
         Premises it will not resign from or dispose of the rights attaching to
         its membership of the Management Company to any person other than a
         Mortgagee of the Premises.

(5)      That if the Tenant is not a member of the Management Company

         (a)      The Lessee will carry out the obligations attaching to members
                  of the Management Company, and

         (b)      Upon being requested by the Landlord or the Management
                  Company, the Tenant will apply to become registered as a
                  member of the Management Company.

Sale of reversion

35. To permit upon reasonable notice (not less than twenty four hours at any
time during the Term prospective purchasers of or dealers

                                       29
<PAGE>   30

in or agents instructed in connection with the sale of the Landlord's reversion
or of any interest superior to the Term upon reasonable notice to view the
Premises without interruption providing the same are authorised in writing by
the Landlord or its agents and so as to take account of the Tenant's reasonable
security requirements.

Notices

36. To give full particulars to the Landlord of any notice direction or order or
proposal for the same made, given or issued to the Tenant by any Local or Public
Authority within seven days of the receipt of the same and if so required by the
Landlord to produce the same to the Landlord and without delay to take all
necessary steps to comply with any such notice, direction or order and at the
request of the Landlord to make or join with the Landlord in making, such
objection or representation against or in respect of any proposal for such a
notice, direction or order as the Landlord shall deem expedient.

                       SCHEDULE V  THE LANDLORD'S COVENANTS

Quiet Enjoyment

1. That the Tenant may peaceably and quietly hold and enjoy the Premises without
any lawful interruption or disturbance from or by the Landlord or any person
claiming under or in trust for the Landlord.

Insurance

2.1 To insure and keep insured (unless such insurance shall be vitiated by any
act of the Tenant or the Tenants servants or visitors) in such sum as the
Landlord shall from time to time be advised by the Surveyor as being the full
cost of reinstatement thereof the Premises (together with an appropriate
addition for professional fees and three

                                       30
<PAGE>   31

years loss of rent under this Lease) against loss or damage by any or all of the
Insured Risks and to produce to the Tenant on demand either a policy of such
insurance and the receipt for the last premium or reasonable evidence from the
insurers of the terms of the policy and the fact that the same is subsisting and
in effect and (subject as hereinafter provided) in case of destruction of or
damage to the Premises by the Insured Risks or any of them the Landlord will
with all convenient speed take such steps as may be requisite and proper to
obtain any necessary permits and consents under any regulations or enactment for
the time being in force to enable the Landlord to rebuild and reinstate the same
and will as soon as such permits and consents have been obtained, spend and lay
out all monies received in respect of such Insurance (except sums in respect of
loss of rent) in rebuilding or reinstating the part of the Premises so destroyed
or damaged provided always that if the rebuilding or reinstatement of the
Premises shall be prevented or frustrated, all such insurance monies relating
to the Premises shall be the absolute property of the Landlord.

2.2 To use all reasonable endeavours to procure a waiver by the Insurers of
their subrogation rights against the tenant.

Maintenance

3. To undertake the works of maintenance, keeping in good and substantial repair
and condition, reinstatment and (where appropriate) cleansing as are referred to
in Clause 3 Schedule IV hereof and to indemnify the Tenant in respect of the
failure to undertake such works.

IT IS HEREBY AGREED that the Landlord shall be entitled to transfer or otherwise
make over the freehold or other superior interest in the communal parts of
Westlink Commercial Park to a Management Company

                                       31
<PAGE>   32

incorporated for this purpose and that in this event the Management Company
shall observe and perform the obligations and covenants on the part of the
Landlord in this Lease in so far as concerns the said communal areas and on such
transfer or making over the obligations of the Landlord to observe and perform
any obligations and covenants in relation thereto shall cease.

IT IS HEREBY CERTIFIED that the consideration (other than rent) for the lease is
wholly attributable to property which is not residential property and that the
transaction hereby effected does not form part of a larger transaction or of a
series of transactions in respect of which the amount or value or the aggregate
amount or value of the consideration (other than rent) which is attributable to
property which is not residential property exceeds five thousand pounds.

IT IS HEREBY FURTHER CERTIFIED that Section 53 (Lease combined with Building
Agreement for dwellinghouse/apartment) of the Stamp Duties Consolidation Act
1999 does not apply to this instrument.

IT IS HEREBY FURTHER CERTIFIED that the Tenant is a qualified person within the
meaning of Section 45 Land Act 1965.

IN WITNESS WHEREOF the seals of the parties were affixed hereto and the Landlord
has hereunto signed his name the day and year first herein written.

SIGNED SEALED AND DELIVERED

by PETER LYONS                                                  /s/ PETER LYONS
in the presence of;

                                       32
<PAGE>   33

PRESENT when the Common Seal
of  G & D, Inc.
was affixed hereto.                    /s/ ERIC POLLOCK
                                       ----------------------
                                       President and Director

PRESENT when the Common Seal
of SEAZUN LIMITED
was affixed hereto;                    P. O'DONOHUE
                                       ----------------------
                                       Director

                                       [ILLEGIBLE]
                                       ----------------------
                                       Director

                                       33
<PAGE>   34

         1.       Definitions

                  1.2      The Premises

                  1.3      The Rights

                  1.4      The Exceptions

                  1.5      The Pipes

                  1.6      The Term

                  1.7      The Rent

                  1.8      The Tenant's Covenants

                  1.9      The Landlord's Covenants

                  l.10     The Insured Risks

                  1.11     Interest

                  1.12     The Planning Acts

                  1.13     Development

                  1.14     The Surveyor

         2.       Interpretation

         3.       The Demise

         4.       The Covenants

         5.       Provisoes

                  5.1      Re-entry

                  5.2      Effect of Waiver

                  5.3      Party Walls

                  5.4      Exclusion of Use Warranty

                  5.5      Service of Notices

                  5.6      Suspension of Rent

         6.       Guarantee

         7.       Option to Surrender

                                       34
<PAGE>   35

         Schedules

         I        The Rights

                  1        Right of Way

                  2        Services

         II       The Exceptions

                  1        Services

                  2        Construct Easements

                  3        Access

                  4        Light

         III      Rent Review

                  1        Definitions and Interpretation

                  2        The Rent Review

                  3        Fixing the Reviewed Rent

                  4        Option of Landlord.

                  5        Arbitration

                  6        Memoranda of Revised Rent

                  7        Payment on Account pending Determination

                  8        Payment on Determination

                  9        Statutory Rent Restriction

         IV       The Tenant's Covenants

                  1        Rent

                  2        Outgoings

                  3        Shared Items

                  4        Insurance

                  5        Repair

                                       35
<PAGE>   36

                  6        Decoration

                  7        Keep Tidy

                  8        No Clause

                  9        Residence

                  10       Smoke Abatement

                  11       Pollution

                  12       Drains

                  13       Roof and Floor Weighting

                  14       Refuse

                  15       Machinery

                  16       Unloading

                  17       User

                  18       Alterations

                  19       Planning Acts

                  20       Statutory Obligations

                  21       Access of Landlord and Notice to Repair

                  22       Dealing

                  23       Signs and Advertisements

                  24       Temporary Buildings

                  25       Notices Specifying Breach

                  26       Indemnities

                  27       Reletting Boards

                  28       Landlord's Rights

                  29       Plans

                  30       Encroachment

                  31       Yield Up

                  32       Licence Fees

                  33       Interest On Arrears

                  34       Management Company

                  35       Sale of Reversion

                  36       Notices

         V        The Landlord's Covenants

                  1        Quiet Enjoyment

                  2        Insurance

                  3        Maintenance

                                       36
<PAGE>   37

                                   Dated the 11th day of December 2000
                                     BETWEEN
                                     PETER LYONS

                                                     Landlord

                                     G & D, Inc. (t/a as Star Guide Corporation)
                                                     Guarantor

                                     SEAZUN LIMITED

                                                     Tenant

                                             LEASE

                                             Kieran Murphy & Co.,
                                             Solicitors,
                                             9 The Crescent,
                                             Galway.

                                             Ref: b423_00/KM/CD

                                       37

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