Document:

EX-10.8

 Exhibit 10.8 

DATED 16 December 2020 

KF07/672494.07246 
 (1)
RLUKREF NOMINEES (UK) ONE LIMITED AND RLUKREF NOMINEES (UK) TWO LIMITED in their capacity as bare trustees for and on behalf of HSBC BANK PLC acting in its capacity as depositary for THE ROYAL LONDON UK REAL ESTATE FUND 

(2) ACHILLES THERAPEUTICS LIMITED 
  

 
 LEASE

 of Unit B, Hayes 180,1-3 Uxbridge Road, London UB4 

OJN 
  

 
  

 

 CONTENTS 
  

							
	Clause	 	 	  	Page	 
			
		 	 PRESCRIBED CLAUSES
	  	 	1	 
			
		 	 PARTICULARS
	  	 	3	 
			
	 1
	 	 DEFINITIONS AND INTERPRETATION
	  	 	4	 
			
	 2
	 	 DEMISE, RENTS AND OTHER PAYMENTS
	  	 	9	 
			
	 3
	 	 TENANT’S COVENANTS
	  	 	10	 
			
	 4
	 	 LANDLORD’S COVENANTS
	  	 	20	 
			
	 5
	 	 INSURANCE
	  	 	20	 
			
	 6
	 	 OCCURRENCE OF UNINSURED DAMAGE
	  	 	23	 
			
	 7
	 	 HISTORIC CONTAMINATION
	  	 	24	 
			
	 8
	 	 TENANT’S OPTION TO DETERMINE
	  	 	24	 
			
	 9
	 	 PROVISOS
	  	 	24	 
			
	 10
	 	 WAYLEAVES
	  	 	28	 
		
	 SCHEDULE 1—PREMISES, RIGHTS AND RESERVATIONS
	  	 	28	 
			
		 	 PART 1 – PREMISES
	  	 	28	 
			
		 	 PART 2 – RIGHTS GRANTED
	  	 	28	 
			
		 	 PART 3 – RIGHTS RESERVED
	  	 	29	 
			
		 	 PART 4 – AGREEMENTS AND COVENANTS RELATING TO THE PREMISES
	  	 	30	 
		
	 SCHEDULE 2 – GUARANTOR’S COVENANTS
	  	 	31	 
		
	 SCHEDULE 3 – RENT REVIEW
	  	 	33	 
		
	 SCHEDULE 4 – THE SERVICES
	  	 	37	 

  

 LR1. Date of lease 

16 December 2020 
 LR2. Title number(s) 

LR2.1 Landlord’s title number(s) 
 NGL322304. 

LR2.2 Other title numbers 
 AGL25241. 

LR3. Parties to this lease Landlord 
 RLUKREF NOMINEES
(UK) ONE LIMITED (Company Number 10840928) and RLUKREF NOMINEES (UK) TWO LIMITED (Company Number 10840992) both of 8 Canada Square, London E14 5HQ in their capacity as bare trustees for and on behalf of HSBC BANK PLC acting in its
capacity as depositary for THE ROYAL LONDON UK REAL ESTATE FUND. 
 Tenant 

ACHILLES THERAPEUTICS LIMITED (No 10167668) whose registered o Catalyst, Gunnels Wood Road, Stevenage, SG1 2FX. 

Other parties 
 None. 

LR4. Property 
 In the case of a conflict between this
clause and the remainder of this lease then, for the purposes of registration, this clause shall prevail. 
 The premises as defined in this Lease in
Schedule 1 Part 1. This Lease contains a provision relating to the creation or passing of easements—see Clause 9.5. 
 LR5. Prescribed statements
etc. 
 None. 
 LR6. Term for which the Property is
leased 
 The term as specified in this Lease in the Particulars. 

LR7. Premium 
 None. 

LR8. Prohibitions or restrictions on disposing of this lease 

This Lease contains a provision that prohibits or restricts dispositions. 

  
 1 

 LR9. Rights of acquisition etc. 

LR9.1 Tenant’s contractual rights to renew this lease, to acquire the reversion or another lease of the Property, or to acquire an interest in other
land 
 None. 
 LR9.2 Tenant’s covenant to (or
offer to) surrender this lease 
 None. 
 LR9.3
Landlord’s contractual rights to acquire this lease 
 None. 

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

None. 
 LR11. Easements 

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

The rights set out in Schedule 1 Part 2. 
 LR11.2 Easements
granted or reserved by this lease over the Property for the benefit of other property 
 The rights set out in Schedule 1 Part 3. 

LR12. Estate rentcharge burdening the Property 
 None.

 LR13. Application for standard form of restriction 

None. 

  
 2 

					
	PARTICULARS
			
	Date	  		  	16 December 2020
		
	Landlord	  	RLUKREF NOMINEES (UK) ONE LIMITED (Company Number 10840928) and RLUKREF NOMINEES (UK) TWO LIMITED (Company Number 10840992) both of 8 Canada Square, London E14 5HQ in their capacity as bare trustees for and
on behalf of HSBC BANK PLC acting in its capacity as depositary for THE ROYAL LONDON UK REAL ESTATE FUND
		
	Tenant	  	ACHILLES THERAPEUTICS LIMITED (No 10167668) whose registered office is at Stevenage Bioscience Catalyst, Gunnels Wood Road, Stevenage, SG1 2FX
		
	Premises	  	The premises known as Unit B, Hayes 180, 1-3 Uxbridge Road, London UB4 0JN more particularly described in Part 1 of Schedule 1
		
	Contractual Term	  	10 years from and including 16 December 2020
		
	Principal Rent	  	£850,398 (eight hundred and fifty thousand and three hundred and ninety eight pounds) per annum, subject to review in accordance with Schedule 3
			
	Rent Commencement Date	  	16 August 2021	  	
		
	Rent Review Date	  	The fifth anniversary of the commencement of the Contractual Term
			
	Break Date	  	15 December 2025	  	, being the expiry of the fifth year of the Contractual Term
		
	Permitted Use	  	Use as a laboratory and research facility within Classes B1, B2 and/or B8 of the Schedule to the 1987 Order
		
	External Decoration Year	  	The third year of the Term and every successive third year of the Term
		
	Internal Decoration of the Year	  	The fifth year of the Term and every successive fifth year of the Term

  
 3 

 THIS LEASE is made on the date specified in the Particulars 

BETWEEN:- 
  

	(1)	 the Landlord; and 

  

	(2)	 the Tenant. 

IT IS AGREED as follows:- 
  

	1.	 DEFINITIONS AND INTERPRETATION 

 

	1.1	 In this Lease:- 

 

			
	 “1954 Act”
	  	means the Landlord and Tenant Act 1954
		
	 “1987 Order”
	  	means the Town and Country Planning (Use Classes) Order 1987 (as at 31 August 2020)
		
	 “1995 Act”
	  	means the Landlord and Tenant (Covenants) Act 1995
		
	 “Conducting Media”
	  	means the unadopted roads and paths upon the Est. and including the entirety of the road leading to the Estate from Uxbridge Road being:
		
		  	 (a)   that part of the that part of the road within the ownership;

		
		  	 (b)   that part of the road within the ownership of the adjoining landowner but
over which the Estate enjoys rights; and

		
		  	 (c)   that part of the road which is in unknown ownership but over which the
Estate purports to enjoy rights.

		
	 “Accounting Period”
	  	means the year or part of a year ending on 31 March or on such other date as may from time to time be notified by the Landlord to the Tenant
		
	 “Amenities”
	  	means drainage, water, gas, electricity, telephone and all other services or amenities
		
	 “Arbitration”
	  	means arbitration in accordance with Clause 9.9
		
	 “Authorised Guarantee 
	  	means a deed of guarantee containing the provisions set
		
	 Agreement”
	  	out in Schedule 2 but omitting paragraphs 1.2 and 2.2
		
	 “Base Rate”
	  	means the base rate from time to time of Barclays Bank PLC or if such base rate ceases to be published then such other comparable interest rate as the Landlord reasonably requires
		
	 “Common Parts”
	  	means the areas and amenities made available from time to time by the Landlord for use in common by the tenants and occupiers of the Estate including the Access Road, any footpaths, service roads and landscaped areas and areas
designated for the keeping and collecting of refuse

  
 4 

			
	 “Conducting Materials”
	  	means gutters, gullies, pipes, sewers, drains, watercourses, channels, ducts, flues, wires, aerials, cables, mains, cisterns, tanks, pumps and all other conducting media together with all meters and other apparatus used in
connection with them
		
	 “Costs”
	  	means costs, charges, expenses, losses, liabilities, damages, claims, demands, proceedings and actions (as the context requires)
		
	 “Depositary”
	  	means HSBC Bank PLC (Company Number 00014259) whose registered office is at 8 Canada Square, London, E14 5HQ
		
	 “Environment”
	  	means all and any of the following media, being land, water and air (wherever situate) including without limitation those media within buildings or other natural or man made structures above or below ground and man, his property,
flora, fauna and the ecosystems on which they depend
		
	 “Environmental Performance”
	  	means all or any of the following:-
		
		  	 (a)   the consumption of energy and associated generation of greenhouse gas
emissions

		
		  	 (b)   the consumption of water

		
		  	 (c)   waster generation and management and

		
		  	 (d)   any other environmental impact arising from the use or operation of the
Premises or the Estate

		
	 “EPC” 
	  	means an energy performance certificate and recommendation report as defined in the Energy Performance of Buildings (England and Wales) Regulations 2012
		
	 “Estate”
	  	means the Landlord’s estate at Hayes 180, 1-3 Uxbridge Road, London UB4 OJN shown edged blue on Plan 1 and any extensions or additions to it
		
	 “Fixtures and Fittings”
	  	means all fixtures and fittings (other than tenant’s fixtures and fittings) in or upon the Premises including plant and machinery, lifts, boilers, central heating, air conditioning, lighting, plumbing, sanitary and sprinkler
systems and any other apparatus from time to time in or upon the Premises which exclusively serves the Premises
		
	 “Fund”
	  	means The Royal London UK Real Estate Fund
		
	 “Group Company”
	  	means a company that is a member of the same group within the meaning of section 42 of the 1954 Act
		
	 “Hazardous Substances”
	  	means any natural or artificial substance or substances (whether in solid, liquid, gaseous form or vapour) which are capable of causing harm to human health or to the
Environment

  
 5 

			
	 “Historic Contamination”
	  	means the presence at any time of any Hazardous Substances in, on, at or under the Premises or any part(s) thereof (including any building or structure on or under the Premises) or the migration of the same at any time from the
Premises other than any Hazardous Substances which are first present in, on, at or under the Premises as a direct result of the activities of the Tenant during the term of the Lease
		
	 “Historic Giant Hogweed”
	  	means the presence at any time of any Giant Hogweed in, on, at or under the Estate (including the Premises) or any part(s) therefore within the areas shown shaded green on Plan 2
		
	 “Insured Risks”
	  	means fire, lightning, explosion, earthquake, storm, tempest, flood, impact, bursting or overflowing of water tanks and pipes, damage by aircraft and other aerial devices or articles dropped from them, riot and civil commotion,
labour disturbance, terrorism and malicious damage and such other risks as the Landlord reasonably decides to insure against
		
	 “Interest Rate”
	  	means interest at the rate of 3 per cent per annum above Base Rate (both before and after any judgment)
		
	 “Landlord’s Costs”
	  	means all costs and expenses paid or properly incurred or deemed to be paid or incurred by the Landlord in respect of or incidental to all or any of the Services and the expenses (if incurred or deemed incurred) referred to or
listed in paragraph 3 of Schedule 4
		
	 “Landlord’s Permission”
	  	means the previous approval in writing of the Landlord (such approval not to be unreasonably withheld or delayed)
		
	 “this Lease”
	  	means this deed and any deed, document or agreement amending or supplemental to it
		
	 “Legislation”
	  	means any statute or any order, instrument or regulation made under it, or any notice or order issued by a government department, the legislative making institutions of the European Union, minister or local public regulatory or
other authority
		
	 “Lettable Parts”
	  	means any accommodation on the Estate from time to time let or occupied or intended for letting or occupation to or by a single tenant or occupier but excluding any accommodation occupied in connection with the management of the
Estate
		
	 “Licence”
	  	means a licence granting the Landlord’s Permission executed as a deed by the Landlord, the Tenant and any guarantor and being duly dated and containing such covenants as the Landlord reasonably requires
		
	 “Nominees”
	  	means RLUKREF Nominees (UK) One Limited (Company Number 10840928) and RLUKREF Nominees (UK) Two Limited (Company Number 10840992) whose registered office is at 8 Canada Square, E14
5HQ

  
 6 

			
	 “Open Land”
	  	means any part of the Premises not built upon
		
	 “Outgoings”
	  	means all existing and future rates, taxes, duties, charges, assessments and outgoings
		
	 “Particulars”
	  	means the page headed Particulars at the front of this Lease
		
	 “Permitted Part”
	  	means such part or parts of the Premises which are capable of separate occupation and use and which have the Landlord’s Permission
		
	 “Policy Exclusion”
	  	means any condition exclusion or limitation which may be imposed by the Landlord’s insurers but does not include any excess provision
		
	 “Premises”
	  	means the premises described in the Particulars, any part of them, any additions or alterations to them, the Conducting Media within and exclusively serving them and the Fixtures and Fittings within and exclusively serving
them
		
	 “Plan”
	  	means the plan(s) annexed to this Lease and “Plan 2” means the plans attached to this Lease and so numbered
		
	 “Planning Acts”
	  	means the Town and Country Planning Act 1990, the (Listed Buildings and Conservation Areas) Act 1990, the Planning (Hazardous Substances) Act 1990, the Planning (Consequential Provisions) Act 1990, the Planning and Compensation Act
1991, the Planning and Compulsory Purchase Act 2004, the Planning Act 2008, the Localism Act 2011 and any other Legislation of a similar nature in force at any time during the Term
		
	 “Quarter Days”
	  	means 25 March, 24 June, 29 September and 25 December in every year and “Quarter Day” means anv one of them
		
	 “Reinstatement Value”
	  	means the full cost of reinstating the Premises including:
		
		  	 (a)   temporarily making the Premises safe and protecting any adjoining
structures

		
		  	 (b)   debris removal, demolition and site clearance

		
		  	 (c)   obtaining planning and any other requisite consents or
approvals

		
		  	 (d)   complying with the requirements of any statute, order, instrument or
regulation made under statute or by a government department or minister or by any local public regulatory or other authority

		
		  	 (e)   architects’, surveyors’ and other fees incurred by the Landlord
in relation to the reinstatement

		
		  	 (f)   all construction costs

		
		  	 (g)   any VAT chargeable on any of the reinstatement costs (save where the
Landlord is able to recover such VAT as an input in relation to supplies made by the Landlord)

  
 7 

			
	 “Roof Guarantees”
	  	means:
		
		  	 (a)   Confidex Guarantee number 40011 with commencement date 16 January
2017 in respect of roof and walls at the Premises; and

		
		  	 (b)   Confidex Guarantee number 40140 with commencement date 17 January
2017 respect of the roof at the Premises

		
	 “Service Charge”
	  	means the Tenant’s Proportion of the Landlord’s Costs
		
	 “Services”
	  	means the services, facilities and amenities specified in paragraph 2 of Schedule 4
		
	 “Superior Landlord”
	  	means any person at any time during the Term having a title to the Premises in reversion or immediately expectant upon the termination of the Landlord’s title
		
	 “Tenant’s Proportion”
	  	means a reasonable and proper proportion determined by the Landlord as reasonable to charge to the Tenant in respect of each Accounting Period to which the statement referred to in paragraph 4.2 of Schedule 4 relates having regard,
amongst other things, to the floor area of the Premises in relation to the total floor area of all the Lettable Parts
		
	 “Term”
	  	means the Contractual Term and the period of any holding over or extension of such term whether by statute, common law or agreement
		
	 “Termination Date”
	  	means the date of expiration or sooner determination of the Term
		
	 “Uninsured Damage”
	  	means damage to or destruction of the whole or any part the Premises by any of the Uninsured Risks which renders the Premises unfit for occupation and use or inaccessible
		
	 “Uninsured Risks”
	  	means at any time such (if any) of the Insured Risks which the Landlord shall not insure or fully insure:-
		
		  	 (a)   because cover is not obtainable on reasonable terms from a reputable
insurance company in the United Kingdom insurance market or

		
		  	 (b)   by reason of a Policy Exclusion

		
	 “VAT”
	  	means Value Added Tax or any equivalent tax which may be imposed in substitution for it or in addition to it

  
 8 

	1.2	 In interpreting this Lease:- 

 

	 	1.2.1	 the Particulars form part of this Lease and words and expressions set out in the Particulars are to be treated
as defined terms; 

  

	 	1.2.2	 references to Clauses and Schedules are to Clauses of and Schedules to this Lease and references to a paragraph
are to a paragraph of the relevant Schedule unless stated otherwise; 

  

	 	1.2.3	 the expression “Landlord” includes the person for the time being entitled to the immediate
possession of the Premises on the expiry of the Term; 

  

	 	1.2.4	 the expression “Tenant” includes the person in whom for the time being the Tenant’s
interest under this Lease is vested; 

  

	 	1.2.5	 the expression “Guarantor” includes the personal representatives of the Guarantor an
any other person who may from time to time guarantee the performance of the Tenant’s obligations under this Lease other than pursuant to an Authorised Guarantee Agreement; 

 

	 	1.2.6	 reference to a piece of legislation, unless stated otherwise, includes all prior and subsequent enactments,
amendments and modifications relating to that piece of legislation and any subordinate legislation made under it; 

  

	 	1.2.7	 references to a “person” include any individual, firm, unincorporated association or b
corporate, words importing the singular number include the plural number and via and words importing one gender include all genders; 

  

	 	1.2.8	 if the Tenant or the Guarantor is more than one person, any reference to the Tenant or the Guarantor refers to
each such person and any obligations of the Tenant or the Guarantor are joint and several; 

  

	 	1.2.9	 references to an “act or default of the Tenant” include an act or default of any predecessor
or any person deriving title under or through the Tenant, or their employees, agents, licensees or visitors; 

  

	 	1.2.10	 a covenant by the Tenant not to do any act or thing includes a covenant not to permit or suffer such act or
thing to be done; 

  

	 	1.2.11	 the words “include(s)” and “including” are to be construed without
limitation; 

  

	 	1.2.12	 all references to Principal Rent or other sums payable by the Tenant are exclusive of VAT;

  

	2.	 DEMISE, RENTS AND OTHER PAYMENTS 

 

	2.1	 The Landlord with full title guarantee lets the Premises to the Tenant for the Contractual Term together with
the rights specified in Part 2 of Schedule 1 but except and reserving to the Landlord the rights specified in Part 3 of Schedule 1. 

  

	2.2	 The Premises are let subject to the matters contained or referred to in the documents listed in Part 4 of
Schedule 1. 

  

	2.3	 The Tenant will pay by way of rent throughout the Term without any deduction, counterclaim or set off:-

  

	 	2.3.1	 the Principal Rent to be paid yearly and proportionately for any part of a year by equal quarterly payments in
advance on the Quarter Days, the first such payment or a due proportion of it to the next Quarter Day becoming due on the Rent Commencement Date provided that if this Lease does not terminate on the Break Date in accordance with Clause 8, the
Principal Rent payable for the period from and including 16 December 2025 to and including 15 May 2026 shall be a peppercorn; 

  
 9 

	 	2.3.2	 the sums payable in connection with insurance set out in Clause 5.2; 

 

	 	2.3.3	 the Service Charge payable in accordance with Schedule 4; 

 

	 	2.3.4	 all other sums (including VAT) due under this Lease from the Tenant to the Landlord. 

 

	3.	 TENANT’S COVENANTS 

The Tenant covenants with the Landlord:- 
  

	3.1	 Rent and Payments 

 

	 	3.1.1	 to pay the rents reserved by this Lease at the times and in the manner specified; 

 

	 	3.1.2	 to pay the rents from an account at a bank registered with and regulated by the Financial Conduct Authority or
the Prudential Regulation Authority (or any successor bodies responsible for the regulation of banks in the United Kingdom) and if required by the Landlord (giving not less than 14 days written notice) by electronic transfer or otherwise as the
Landlord reasonably requires; 

  

	3.2	 Outgoings  

  

	 	3.2.1	 to pay the Outgoings payable in respect of the Premises, its owner or occupier (except any payable by the
Landlord (other than VAT) as a result of receipt of the rents or arising on a dealing of the Landlord’s interest in the Premises) and a fair and reasonable proportion of any such Outgoings payable in relation to the Premises and other property;

  

	 	3.2.2	 to pay for the Amenities exclusively used by the Premises (including all standing charges) and a fair and
reasonable proportion of any such outgoings payable in relation to the Premises and other property 

  

	3.3	 Costs 

  

	 	3.3.1	 to pay to the Landlord on demand and on an indemnity basis all Costs which may be properly incurred by the
Landlord in connection with or in contemplation of:- 

  

	 	(a)	 any proceedings under section 146 or section 147 of the Law of Property Act 1925 notwithstanding that
forfeiture is avoided otherwise than by relief granted by the Court; 

  

	 	(b)	 the preparation and service of a notice (including a schedule of dilapidations) served under this Lease
relating to the repair or condition of the Premises whether during the Term or within three months after the Termination Date; 

  

	 	(c)	 claiming or recovering any arrears of Principal Rent or other sums due under this Lease or in connection with
the enforcement or remedying of any breach of the Tenant’s covenants in this Lease; 

  

	 	3.3.2	 to pay to the Landlord within 10 days of written demand all reasonable costs which may be properly incurred by
the Landlord in connection with or contemplation of: 

  

	 	(a)	 an application by the Tenant for any approval or consent required by this Lease including where the application
is withdrawn or the approval or consent is lawfully refused but for the avoidance of doubt, excluding any application for consent to which the Landlord unreasonably withholds or delays consent; 

 

	 	(b)	 the supply to the Tenant, at the Tenant’s request, of a copy of the EPC for the Premises or any
information, data, plans and specifications that the Tenant may reasonably require to prepare an EPC. 

  
 10 

	3.4	 VAT 

  

	 	3.4.1	 to pay any VAT chargeable upon the Principal Rent or other sums payable by the Tenant under this Lease provided
that as soon as practicable following receipt of payment and in any event within the statutory period for providing such valid VAT invoice the Landlord shall provide a valid VAT invoice in respect of the same; 

 

	 	3.4.2	 where the Tenant has agreed to reimburse or indemnify the Landlord in respect of a payment made by the Landlord
under the terms of or in connection with this Lease, also to reimburse any irrecoverable VAT paid by the Landlord on such payment; 

  

	3.5	 Interest on Arrears 

if any sums payable to the Landlord under this Lease are not paid in the case of Principal Rent by the due date (whether demanded or not) and
in the case of all other sums within 14 days of the due date, or are tendered but the Landlord reasonably refuses to accept them so as to preserve its rights, to pay the Landlord (without prejudice to any right or remedy of the Landlord) interest at
the Rate on such sums from the due date until the date of actual payment inclusive of both dates; 
  

	3.6	 Repairs 

  

	 	3.6.1	 to keep the Premises in good and substantial repair and condition (Uninsured Damage and damage by Insured Risks
excepted save to the extent that such insurance is vitiated or the policy monies are irrecoverable as a result of any act or default of the Tenant); 

  

	 	3.6.2	 to replace and renew any Fixtures and Fittings which become incapable of economic repair with items of
equivalent specification and quality; 

  

	 	3.6.3	 to remedy any breach relating to the state and condition of the Premises within a reasonable period of time
(having regard to the nature of the works required) after the Landlord serves a schedule of dilapidations on the Tenant; 

  

	 	3.6.4	 if the Tenant fails satisfactorily to comply with such schedule the Landlord and all persons authorised by the
Landlord may (without prejudice to the Landlord’s right of reentry) enter the Premises to execute the relevant works and the properly incurred cost (together with legal and surveyors’ fees) will be repaid by the Tenant to the Landlord upon
demand as a contractual debt; 

  

	3.7	 Decoration 

  

	 	3.7.1	 to decorate as often as reasonably necessary and in any event:- 

 

	 	(a)	 the exterior of the Premises (but only such parts as are usually decorated) in every External Decoration Year
and the last 6 months of the Term (however determined); and 

  

	 	(b)	 the interior of the Premises (but only such parts as are usually decorated) in every Internal Decoration Year
and the last 6 months of the Term (however determined); 

 provided that the Tenant is not obliged to decorate more than
once in any 12 month period; 

  
 11 

	 	3.7.2	 all decoration is to be carried out in a good and workmanlike manner with good quality materials and in a
colour which if different to the existing colour has the Landlord’s Permission; 

  

	3.8	 Cleaning 

  

	 	3.8.1	 to keep the Premises in a clean and tidy condition and clear of all rubbish; 

 

	 	3.8.2	 to clean at least once a month the inside and outside of the windows, window frames and all the glass (if any)
in the doors of the Premises; 

  

	3.9	 Overloading  

  

	 	3.9.1	 not to overload the floors, ceilings or structure of the Premises or the Fixtures and Fittings;

  

	 	3.9.2	 not to overload or permit any deleterious, dangerous or harmful matter or substance or which may cause an
obstruction or damage to be discharged into the Conducting Media within the Estate or serving the Premises and, in the event of such obstruction or damage, immediately to remove and make good the damage caused to the reasonable satisfaction of the
Landlord; 

  

	 	3.9.3	 not to do anything upon the Premises which might reduce the capacities or in any way interfere with or damage
any Conducting Media serving the Estate and/or other Lettable Parts or render access to the same materially more difficult and in particular will not without Landlord’s Permission carry out any excavations along or adjoining the route of any
underground Conducting Media. 

  

	3.10	 Electronic communications apparatus  

Not to operate and, on receipt of notice from the Landlord, to cease to operate any electronic communication apparatus (as defined in paragraph
1 of schedule 2 to the Telecommunication Act 1984) in a manner that interferes with the operation of electronic communications apparatus and wireless systems of the Landlord or other occupiers of the Estate. 

 

	3.11	 Access of Landlord  

to permit the Landlord and all persons authorised by the Landlord (with or without equipment) at reasonable times and on reasonable written
notice of at least 48 hours (save in emergency where as much notice as is reasonably possible shall be given) to enter the Premises:- 
  

	 	3.11.1	 to inspect the state of repair and condition of the Premises; 

 

	 	3.11.2	 to inspect and execute repairs, additions, alterations and other works to or on any land or buildings not
compromised in this Lease; 

  

	 	3.11.3	 to inspect, clean, connect to. lay, repair, remove, replace, alter or execute any works to or in connection
with the Conducting Media that do not exclusively serve the Premises; 

  

	 	3.11.4	 to take inventories of the Fixtures and Fittings; 

 

	 	3.11.5	 to determine whether the Tenant has complied with its obligations in this Lease and to remedy any breach of the
Tenant’s obligations; 

  

	 	3.11.6	 to inspect the Premises for all purposes connected with any proposed action under the 1954 Act or the
implementation of the provisions for rent review; 

  
 12 

	 	3.11.7	 to fix and retain without interference upon a suitable part of the Premises one or more notice boards for
reletting (but only within six months before the end of the Contractual Term) or selling the Landlord’s reversionary interest in the Premises provided always that such sign shall not materially obscure any part of the Tenant’s signage;

  

	 	3.11.8	 to view the Premises in connection with any dealing (by way of sale, mortgage or otherwise) with the
Landlord’s reversionary interest in the Premises or the reletting of the Premises (but in the case of reletting only within six months before the end of the Contractual Term); 

 

	 	3.11.9	 to carry out any tests, inspections and surveys as the Landlord or a purchaser of the Landlord’s
reversionary interest in the Premises requires; 

  

	 	3.11.10	 to exercise the rights reserved by this Lease and to comply with the obligations of the Landlord under this
Lease; 

 provided that the Landlord causes as little inconvenience as reasonably practicable and makes good any damage to
the Premises and the Tenant’s fixtures and fittings caused by the exercise of these rights and provided further that the use of the Premises for the Permitted Use shall not be materially adversely affected by the exercise of the rights. 

 

	3.12	 Alterations 

  

	 	3.12.1	 not to merge the Premises with any adjacent property; 

 

	 	3.12.2	 not to make any addition or alteration to the Premises which would have a materially adverse impact on the
Environmental Performance of the Premises (meaning it would result in the Premises having a lower EPC rating than a “C” rating (as such ratings are categorised at the date of this Lease)); 

 

	 	3.12.3	 not to make any other alteration, addition or variation to the Premises without obtaining the Landlord’s
Permission given by way of Licence. 

  

	3.13	 Signs and Aerials  

not without the Landlord’s Permission to affix to or display so as to be visible from outside the Premises any sign, signboard,
advertisement, hoarding, fascia, poster, placard, bill, notice or other notification (except such notification as is required by law), pole, aerial or satellite dish: 
  

	3.14	 Use 

  

	 	3.14.1	 not to use the Premises otherwise than for the Permitted Use or for any other use within B1, B2 and B8 of the
Schedule to the 1987 Order; 

  

	 	3.14.2	 not to use the Premises:- 

 

	 	(a)	 for a purpose which is noisy, noxious, offensive, dangerous, illegal or immoral: 

 

	 	(b)	 for a purpose which is a legal nuisance or causes damage or disturbance to the Landlord or the owners or
occupiers of the remainder of the Estate or other nearby premises; 

  

	 	(c)	 to hold an auction, exhibition, public show or meeting, or gambling activity; (d) as sleeping
accommodation or for residential purposes; (e) as a waste management facility. 

  
 13 

	3.15	 Security 

  

	 	3.15.1	 not to leave the Premises continuously unoccupied for more than 21 days without first notifying the Landlord
and providing such caretaking and security arrangements as the Landlord reasonably requires; 

  

	 	3.15.2	 to ensure that at all times the Landlord has written notice of the name, home address and home telephone number
of at least two keyholders of the Premises; 

  

	3.16	 Regulations  

to comply with all reasonable regulations made by the Landlord from time to time for the management of the Estate and notified to the Tenant in
writing; 
  

	3.17	 Statutory Obligations  

to comply with all Legislation affecting the Premises and their use save where compliance is the responsibility of the Landlord; 

 

	3.18	 Planning and Environmental Matters 

 

	 	3.18.1	 not to apply for or implement any planning permission without the Landlord’s prior written consent
provided that the Landlord’s consent shall not be unreasonably withheld or delayed in relation to a planning permission for works or alterations where the Landlord’s Permission to those works has already been granted;

  

	 	3.18.2	 to supply to the Landlord a copy of any planning permission within five days after its receipt by the Tenant;

  

	 	3.18.3	 to pay and satisfy any charge that may be imposed under the Planning Acts in relation to the Tenant’s
occupation and use of the Premises; 

  

	 	3.18.4	 unless the Landlord otherwise directs, to carry out and complete before the Termination Date any development
begun on the Premises and any works stipulated to be carried out to the Premises as a condition of any planning permission implemented by the Tenant during the Term irrespective of the date before which such works were required to be carried out;

  

	 	3.18.5	 not without the written consent of the Landlord to enter into an agreement or undertaking or to serve a notice
under the Planning Acts: 

  

	 	3.18.6	 not to apply for any consent, licence or other authority under any environmental legislation without the
Landlord’s prior written consent; 

  

	3.19	 Energy Performance Certificates  

 

	 	3.19.1	 not to commission an EPC for the Premises unless required to do so by Legislation and after notifying the
Landlord in writing; 

  

	 	3.19.2	 when an EPC is required at the Landlord’s option to obtain an EPC from an assessor approved by the
Landlord or pay the Landlord’s reasonable and properly incurred costs of obtaining an EPC for the Premises; 

  

	 	3.19.3	 to cooperate with the Landlord so far as is reasonably necessary to allow the Landlord to obtain any EPC for
the Premises or the Estate and:- 

  

	 	(a)	 provide to the Landlord (at the Landlord’s cost) copies of any plans or other information held by the
Tenant that would assist in obtaining that EPC; and 

  
 14 

	 	(b)	 allow such access to the Premises at reasonable times on prior written notice to any energy assessor appointed
by the Landlord as is reasonably necessary to inspect the Premises for the purposes of preparing any EPC; 

  

	 	3.19.4	 to provide to the Landlord a copy of any EPC for the Premises commissioned by the Tenant and all supporting
information, data, plans and specifications; 

  

	 	3.19.5	 to pay to the Landlord on demand all Costs arising from:- 

 

	 	(a)	 the then current EPC relating to the Premises or the Estate and commissioned by the Landlord becoming invalid
as a result of any act or default of the Tenant; 

  

	 	(b)	 the then current EPC rating of the Premises falling below the rating set out in clause 3.12.2 as a result of
any act or default of the Tenant. 

  

	3.20	 Landlord’s Works in Respect of Environmental Performance  

 

	 	3.20.1	 to permit the Landlord and all persons authorised by the Landlord (with or without equipment) at reasonable
times and on reasonable notice of at least 10 days (save in emergency) to enter the Premises to:- 

  

	 	(a)	 assess the Environmental Performance of the Premises from time to time; 

 

	 	(b)	 carry out any work where the provisions of paragraph 4 of Part 3 of Schedule 1 apply provided that the Landlord
causes as little inconvenience as reasonably possible and makes good any damage caused; 

  

	 	3.20.2	 where the Landlord has carried out such work pursuant to paragraph 4 of Part 3 of Schedule 1 the
Landlord’s costs (including legal and surveyor’s charges) and disbursements in connection with carrying out works to the Premises to improve their Environmental Performance shall be borne solely by the Landlord except where such works are
required as a consequence of alterations, additions or improvements undertaken to the Premises by the Tenant and in this case the Landlord’s proper costs reasonably incurred (including legal and surveyor’s charges) shall be borne solely by
the Tenant; 

  

	3.21	 Notices 

  

	 	3.21.1	 promptly following receipt to give to the Landlord a copy of any notice, direction, proposal relating to the
Premises or the Estate; 

  

	 	3.21.2	 at the request and cost of the Landlord, to make or join with the Landlord in making such objections to or
representations against or in respect of such communication as the Landlord reasonably deems fit; 

  

	 	3.21.3	 to take all reasonable steps required comply with any such communication; 

 

	3.22	 Dealings  

  

	 	3.22.1	 Assignments  

  

	 	(a)	 not to assign part only of the Premises; 

 

	 	(b)	 not to assign the whole of the Premises without the Landlord’s Permission (given by way of Licence) in
respect of which the provisions of (c) and (d) shall 

  

	 	(c)	 for the purposes of section 19(1 A) of the Landlord and Tenant Act 1927 the Landlord’s Permission may be
subject to all or any of the following conditions:- 

  
 15 

	 	(i)	 the Tenant enters into an Authorised Guarantee Agreement if the Tenant cannot provide the following in respect
of the proposed assignee:- 

  

	 	(1)	 accounts certified by the proposed assignee’s auditors which show that the proposed assignee has made a
net profit after taxation for each of the immediately preceding three financial years of the proposed assignee which exceeds three times the Principal Rent reserved under this Lease in such years; or 

 

	 	(2)	 accounts certified by the proposed assignee’s auditors which show that the proposed assignee has net
assets after taxation for each of the immediately preceding five financial years of the proposed assignee which exceeds five times the Principal Rent reserved under this Lease in such years; 

 

	 	(ii)	 if the Landlord reasonably requires the proposed assignee procures one or more guarantors reasonably acceptable
to the Landlord who covenant with the Landlord by deed including the provisions set out in Schedule 2; 

  

	 	(iii)	 if the Landlord reasonably requires the proposed assignee enters into a rent deposit deed in such amount and
such form as the Landlord reasonably requires; 

  

	 	(iv)	 all Principal Rent Service Charge and costs due under clause 5.2.1 due and (save in the case of Principal Rent)
properly demanded at least 10 working days prior to the date of the assignment from the Tenant under this Lease up to the date of assignment are paid before completion of the assignment; 

provided that the Landlord may impose such other conditions as the Landlord reasonably requires; 

 

	 	(d)	 for the purposes of section 19(1 A) of the Landlord and Tenant Act 1927, the Landlord’s Permission may be
withheld where:- 

  

	 	(i)	 any sum due from the Tenant under this Lease remains unpaid; 

 

	 	(ii)	 in the Landlord’s reasonable opinion the proposed assignee is not a person who is likely to be able to
comply with the tenant covenants of this Lease and to continue to be able to comply with them following the assignment; 

  

	 	(iii)	 the proposed assignee or any guarantor proposed for the assignee (other than the Tenant entering Authorised
Guarantee Agreement), is a corporation registered or otherwise resident in a jurisdiction in which the order of a court obtained in England and Wales will not necessarily be enforced against the proposed assignee or guarantor without any
consideration of the merits of the case; 

  

	 	3.22.2	 Underlettings  

 

	 	(a)	 not to underlet part only of the Premises unless such part is a Permitted Part; 

 

	 	(b)	 not to underlet the whole of the Premises or a Permitted Part without the Landlord’s Permission (given by
way of Licence); 

  

	 	(c)	 not to underlet the whole of the Premises or a Permitted Part unless:- 

  
 16 

	 	(i)	 the underlease:- 

  

	 	(1)	 reserves a rent of not less than the open market rent for the Premises or the Permitted Part (as the case may
be) at the time of grant without a fine or premium; 

  

	 	(2)	 contains provisions for upwards only rent reviews to coincide with the rent reviews under this Lease;

  

	 	(3)	 contains a covenant by the undertenant not to underlet, part with or share possession or share occupation of
the whole or any part or parts of the underlet premises, nor to assign or charge part only of the underlet premises; 

  

	 	(4)	 contains a covenant by the undertenant not to assign or charge the whole of the underlet premises without the
Landlord’s Permission (given by way of Licence); 

  

	 	(5)	 contains a covenant by the undertenant not to do or omit to do any act or thing which would or might cause the
Tenant to be in breach of its covenants in this Lease; 

  

	 	(6)	 is otherwise on the same terms (mutatis mutandis) as the terms of this Lease; 

 

	 	(7)	 is excluded from the operation of sections 24 to 28 of the 1954 Act; 

 

	 	(ii)	 before the grant of any underlease the Tenant procures a covenant from the undertenant and any guarantor of the
undertenant with Landlord to observe and perform the covenants on the part of the undertenant contained in the proposed underlease; 

  

	 	(d)	 not to vary the terms of any underlease without the Landlord’s Permission (given by way of Licence);

  

	 	(e)	 not to accept a surrender of part of the underlet premises and to notify the Landlord in writing if the Tenant
accepts a surrender of the whole of the underlet premises; 

  

	 	(f)	 to enforce the covenants of the undertenant under any underlease: 

 

	 	(g)	 to review the rent in accordance with the rent review provisions in any underlease, but not to agree or have
determined the reviewed rent without the Landlord’s approval; and 

  

	 	(h)	 to notify the Landlord of the reviewed rent under the underlease as soon as it has been agreed or determined;

  

	 	3.22.3	 Sharing Occupation  

not to share occupation of the whole or part of the Premises except with a Group Company of the Tenant provided that:- 

 

	 	(a)	 no relationship of landlord and tenant is created; 

 

	 	(b)	 notice of such sharing shall be given to the Landlord promptly following commencement of the sharing
arrangement; and 

  
 17 

	 	(c)	 any such sharing shall cease immediately upon such company leaving the said group; 

 

	 	3.22.4	 Other Dealings 

except as expressly permitted by this Clause 3.22:- 
  

	 	(a)	 not to part with or share possession or share occupation of the whole or any part or parts of the Premises;

  

	 	(b)	 not to hold the Premises or any part or parts of the Premises or this Lease on trust for another;

  

	 	3.22.5	 Notification of Dealings 

within one month after any assignment, underlease, assignment of an underlease, charge or other devolution of an interest under this Lease, to
produce to the Landlord’s solicitors a certified copy of the relevant document and pay his reasonable registration fee of net greater than £75 plus VAT ; 
  

	3.23	 Registration Requirements 

where the grant of this Lease or any dealing authorised by this Lease is required to be registered at the Land Registry, promptly following
completion of this Lease or any assignment or underlease (as appropriate):- 
  

	 	3.23.1	 to lodge or procure that there is lodged at the Land Registry an application to register the relevant document;

  

	 	3.23.2	 to ensure or procure that any requisitions raised by the Land Registry in connection that application are dealt
with promptly and properly; 

  

	 	3.23.3	 to procure that within one month after completion of such registration a certified copy of the title
information document is sent to the Landlord; 

  

	3.24	 Yield Up 

  

	 	3.24.1	 on the Termination Date:- 

 

	 	(a)	 to yield up the Premises with vacant possession and repaired, decorated otherwise in accordance with the
Tenant’s covenants contained in this Lease 

  

	 	(b)	 to remove all refuse, tenant’s fixtures and fittings and signs from the Premises, making good any damage
caused by their removal; 

  

	 	(c)	 to deliver to the Landlord any records relating to the Premises as are required by any Legislation;

  

	 	3.24.2	 unless the Landlord notifies the Tenant in writing to the contrary at least three months prior to the
Termination Date, to remove all alterations and additions made to the Premises during the Term and to make good any damage caused by their removal prior to the Termination Date; 

 

	 	3.24.3	 within one month of the Termination Date (and notwithstanding that the Term has ended), where this Lease is
registered at the Land Registry, to make an application to close the registered title of this Lease and to ensure that any requisitions raised by the Land Registry in connection with that application are dealt with promptly and properly and to keep
the Landlord informed of the progress and completion of its application;  

  
 18 

	3.25	 Rights of Light and Encroachments  

 

	 	3.25.1	 not to obstruct any windows or openings belonging to the Premises; 

 

	 	3.25.2	 not to make any acknowledgement that the flow of light or air to the Premises is enjoyed with the consent of a
third party; 

  

	 	3.25.3	 if any easement enjoyed by the Premises is obstructed to immediately notify the Landlord and take all steps the
Landlord reasonably requires to prevent or secure the removal of the obstruction; 

  

	 	3.25.4	 not to permit any encroachment upon the Premises; 

 

	 	3.25.5	 if any encroachment upon the Premises is made or attempted to be made to immediately notify the Landlord and
take all steps the Landlord reasonably requires to prevent such right being acquired; 

  

	3.26	 Making of Claims  

not to commence proceedings or make any claim on account of any injury or damage to the Premises arising directly or indirectly from the
erection of any structure or the alteration of any structure on any land neighbouring the Premises by the Landlord or for which the Landlord has given its permission or in respect of any easement, wayleave or privilege granted or to be granted by
the Landlord for the benefit of any land or structure erected or to be erected on any land neighbouring the Premises and at its own expense (if required) to consent to such permission given by the Landlord it being acknowledged by the Tenant that
the Landlord has the power at all times without obtaining any consent from or paying any compensation to the Tenant to deal as the Landlord may think fit with any property not comprised in the Lease;  

 

	3.27	 Production of Information 

to supply to the Landlord on request:- 
  

	 	3.27.1	 full details of the occupiers of the Premises and the terms upon which they occupy it; 

  

	 	3.27.2	 such evidence as the Landlord reasonably requires to satisfy itself that the tenant’s covenants in this
Lease have been complied with; 

  

	 	3.27.3	 any information reasonably requested in relation to any proposed action under the 1954 Act or the
implementation of the provisions for rent review; 

  

	 	3.27.4	 all information that the Landlord reasonably requires from time to time to comply with the Landlord’s
obligations under any Legislation; 

  

	3.28	 Indemnity  

  

	 	3.28.1	 to indemnify the Landlord against all proper Costs arising directly or indirectly out of any breach of the
Tenant’s obligations in this Lease provided that the Landlord shall notify the Tenant of any breach and use reasonable endeavour mitigate its losses 

  

	3.29	 Non-Obstruction of Common Parts  

 

	 	3.29.1	 not to place on or within the Common Parts any goods or other items or cause any obstruction of the Common
Parts; and 

  

	 	3.29.2	 not to place on or within the Access Road any goods or other items or cause any obstruction of the Access Road.

  
 19 

	3.30	 Open Land 

  

	 	3.30.1	 Care of the Open Lan 

to keep the Open Land adequately surfaced, in good condition and free from weeds and to keep all landscaped areas properly cultivated;

  

	 	3.30.2	 Condition of the Open Land  

not to bring anything onto it that is or might become untidy, unclean, unsightly or in any way detrimental to the Premises or the area
generally; 
  

	 	3.30.3	 Rubbish on the Open Land 

not to deposit any waste, rubbish or refuse on the Open Land or place any receptacle for them on it; 

 

	 	3.30.4	 Vehicles on the Open Land 

not to keep or store any vehicle caravan or movable dwelling on the Open Land; 

 

	3.31	 Superior Title  

to observe and perform the matters (if any) contained or referred to in the documents listed in Part 4 of Schedule 1 so far as they are still
subsisting and capable of taking effect and relate to the Premises. 
  

	4.	 LANDLORD’S COVENANTS 

The Landlord covenants with the Tenant:- 
  

	4.1	 Quiet Enjoyment 

that the Tenant may peaceably and quietly hold and enjoy the Premises during the Term without any interruption or disturbance by the Landlord
or any person rightfully claiming throughout or under the Landlord; 
  

	4.2	 Services 

to observe and perform its obligations in Schedule 4 
  

	4.3	 Roof Guarantees 

if reasonably required by the Tenant, to use reasonable endeavours to enforce either or both of the Roof Guarantees 

 

	5.	 INSURANCE 

  

	5.1	 Landlord’s Insurance Covenants 

 

	 	5.1.1	 Subject to Clause 5.1.2, the Landlord covenants with the Tenant:- 

 

	 	(a)	 to insure:- 

  

	 	(i)	 the Estate against the loss or damage by the Insured Risks in such sum as from time to time the Landlord is
advised represents the Reinstatement Value; 

  
 20 

	 	(ii)	 against loss of the Principal Rent and Service Charge arising from any of the Insured Risks for three years or
such longer periods as the Landlord reasonably considers appropriate having regard to the likely period for reinstating the Premises and calculated having regard to future rent reviews; 

 

	 	(iii)	 against public liability and property owner’s liability; 

 

	 	(b)	 to effect such insurance with insurers or underwriters of repute with the interest of the Tenant noted or
endorsed on the policy whenever this is permitted under the policy; and 

  

	 	(c)	 if requested in writing by the Tenant (but not more often than once in any year of the Term) to produce to the
Tenant reasonable evidence of the terms of the relevant policy and of payment of the last premium paid. 

  

	 	5.1.2	 The Landlord:- 

  

	 	(a)	 is not obliged to maintain such insurance if and to the extent that:- 

 

	 	(i)	 cover is not obtainable on reasonable terms from a reputable insurance company on the insurance market in the
United Kingdom; 

  

	 	(ii)	 any exclusion, condition or limitation is imposed by the insurers; 

 

	 	(iii)	 such insurance becomes void, in whole or in part, or renewal is refused due to an act or default of the Tenant;
or 

  

	 	(iv)	 the Tenant has not informed the Landlord of the reinstatement cost of any alterations, additions or
improvements to the Premises in accordance with Clause 5.2.3(b) provided that this shall apply to such alterations only; 

  

	 	(b)	 may effect such insurance through any agency that it decides; 

 

	 	(c)	 may retain any commissions or other benefits for effecting or maintaining such insurance;

  

	 	(d)	 may, where the Landlord is an insurance company or a member of a group of companies which includes an insurance
company, self insure or insure with that insurance company at the usual rates and on the usual terms of such insurance company; 

  

	 	(e)	 may, if it so chooses, comply with its insurance obligations by insuring the Estate, or any part of it that
includes the Premises. 

  

	5.2	 Tenant’s Insurance Covenants  

The Tenant covenants with the Landlord:- 
  

	 	5.2.1	 to pay within ten working days of demand, or where the Landlord insures the Estate, or any part of it that
includes the Premises, the Tenant’s Proportion of:- 

  

	 	(a)	 the gross amount payable by the Landlord for the insurance specified in Clause 5.1; 

 

	 	(b)	 the proper fees and expenses for professional valuations of the Premises for the purpose of determining the
Reinstatement Value and/or the level of loss of rent insurance provided that such valuation does not take place more than once in every three years; 

  
 21 

	 	(c)	 any excess deducted by the insurers or underwriters in respect of a claim; 

 

	 	(d)	 the fees and expenses payable to professional advisers and consultants properly incurred in connection with any
insurance claim; 

  

	 	(e)	 the cost of any increased or additional premium and all consequential expenses incurred by the Landlord as a
result of a breach of Clause 5.2.2; 

  

	 	(f)	 a sum equal to any irrecoverable insurance monies attributable to an act or default of the Tenant under any
policies effected by the Landlord where such monies are wholly or partly irrecoverable due to an act or default of the Tenant; 

  

	 	5.2.2	 not to do or omit to do anything which would or might invalidate or prejudice the insurance of the Premises or
the Estate or any other nearby property of the Landlord or which may cause an increased or additional premium for their insurance to be payable; 

  

	 	5.2.3	 to notify the Landlord:- 

 

	 	(a)	 immediately upon becoming aware of any damage to or destruction of the Premises or any part of them or any
event that might affect any insurance policy relating to the Premises; 

  

	 	(b)	 in writing of the reinstatement cost of any authorised alterations, additions or improvements to the Premises
prior to them being carried out or installed; 

  

	 	5.2.4	 to comply with all the requirements and recommendations of the insurers of the Premises notified to the Tenant
by the Landlord in writing; 

  

	 	5.2.5	 not to effect any insurance of the Premises against the Insured Risks, but if nevertheless the Tenant becomes
entitled to the benefit of any insurance relating to the Premises to pay all insurance monies received to the Landlord as soon as reasonably practicable. 

  

	5.3	 Suspension of Rent 

If:- 
  

	 	5.3.1	 the Premises or the Common Parts or any part of them are destroyed or damaged by any of the Insured Risks so
that the Premises or any part of them are unfit for occupation and use or inaccessible; and 

  

	 	5.3.2	 provided that the insurance effected by the Landlord is not invalidated or payment of the policy monies refused
in whole or in part due to an act or default of the Tenant (save where the Tenant has repaid any monies refused) 

 then
the Principal Rent and Service Charge, or a fair proportion according to the nature and extent of the damage, will be suspended from the date of the damage or destruction until the Premises are again fit for occupation and use and accessible or
until the expiry of the period covered for loss of rent and Service Charge under the insurance policy effected by the Landlord (whichever period is the shorter) and provided that if any rent suspension occurs prior to the Rent Commencement Date, the
Rent Commencement Date shall be extended by the number of days of the rent free period which fell within the rent suspension period. 

  
 22 

	5.4	 Reinstatement  

If the Premises or the Common Parts are damaged or destroyed by a risk against which the Landlord is obliged to insure then the Landlord shall
use reasonable endeavours to obtain the necessary consents to rebuild or reinstate the Premises or Common Parts subject to:- 
  

	 	5.4.1	 the Landlord obtaining all necessary consents; 

 

	 	5.4.2	 the payment by the Tenant of a fair proportion reasonably attributable to the Premises of any excess deducted
by the Landlord’s insurers or underwriters; and 

  

	 	5.4.3	 the insurance not being invalidated or payment refused in whole or in part due to an act or default of the
Tenant 

 the Landlord will use all insurance proceeds received (other than in respect of loss of rent, costs and fees) and
will make up any shortfall in the sums received as soon as reasonably practicable in rebuilding or reinstating the Premises or the Common Parts, as the case may be, so far as reasonably practicable to the same or a reasonably equivalent state as
before such damage or destruction. 
  

	5.5	 Determination of the Term  

If, following damage or destruction by any of the Insured Risks, the Premises or the Common Parts are not reinstated so far as reasonably
practicable so as to render the Premises fit for occupation and use, or inaccessible by the date six months prior to the end of the period which is covered by loss of rent insurance then either the Landlord or the Tenant may by giving not less than
six months’ written notice to the other at any time after such date determine the Term, and upon expiry of such notice unless the Premises or the Common Parts have been reinstated to the extent necessary to render the Premises fit for
occupation and use and inaccesible the Term will immediately end, but without prejudice to the rights of either party against the other in respect of any prior breach of any obligation contained in this Lease and in the event of such determination
(or if the rebuilding or reinstatement of the Premises is prevented or frustrated by any other reason) the Landlord is entitled to receive the whole of any insurance monies paid in respect of the Premises for the Landlord’s own benefit. 

 

	5.6	 Disputes  

Any dispute under this Clause 5 will be referred to Arbitration. 
  

	6.	 OCCURRENCE OF UNINSURED DAMAGE  

 

	6.1	 This Clause 6 shall apply if there is Uninsured Damage. 

 

	6.2	 Clause 5.3 shall apply as if such Uninsured Damage were damage caused by an Insured Risk.

  

	6.3	 Following the date on which such Uninsured Damage occurs the Landlord may serve written notice on the Tenant
which shall either be:- 

  

	 	6.3.1	 an “Election Notice” in which the Landlord elects to rebuild or reinstate the Premises but the
Landlord may not serve an Election Notice after it has served a Discontinuance Notice; or 

  

	 	6.3.2	 a “Discontinuance Notice” in which the Landlord states that it does not elect to rebuild or
reinstate the Premises (but the Landlord may not serve a Discontinuance Notice after it has served an Election Notice) and upon service of a Discontinuance Notice this Lease shall be terminated with immediate effect (but such termination shall be
without prejudice to any claim by either party in respect of any antecedent breach of covenant). 

  

	6.4	 If the Landlord has served neither an Election Notice nor a Discontinuance Notice in accordance with paragraph
6.3 within 12 months following the date on which such Uninsured Damage occurs the Tenant may at any time thereafter (unless in the meantime the Landlord serves an Election Notice) terminate this Lease with immediate effect by service of written
notice upon the Landlord (but such termination shall be without prejudice to any claim by either party in respect of any antecedent breach of covenant). 

  
 23 

	6.5	 If the Landlord serves an Election Notice prior to this Lease being terminated pursuant to Clauses 6.3.2 or
6.4:- 

  

	 	6.5.1	 the Landlord will with all the convenient speed:- 

 

	 	(a)	 take all necessary steps to obtain such planning permissions and other consents for the reinstatement of the
Premises as are required, and (but only if such permissions and/or consents are obtained and all such permissions or consents are in terms satisfactory to the Landlord (the Landlord acting reasonably) or there are no such requisite permissions or
consents); 

  

	 	(b)	 reinstate the Premises so far as is reasonably practicable to the same or a reasonably equivalent state as
before such Uninsured Damage; and 

  

	 	6.5.2	 Clause 5.5 shall apply as if the Uninsured Damage were damage caused by an Insured Risk. 

 

	7.	 HISTORIC CONTAMINATION  

 

	7.1	 The Tenant shall have no liability to the Landlord or any other party or regulatory authority under this Lease
in respect of any Historic Contamination or Historic Giant Hogweed at the Premises and the Landlord covenants to use reasonable endeavours to mitigate (including remediation) any Historic Contamination or Historic Giant Hogweed present at the
Premises of which it receives notice. 

  

	7.2	 The agreement in this clause is an agreement on liabilities in accordance with the Contaminated Land Statutory
Guidance dated April 2012 issued under Part 2A of the Environmental Protection Act 1990 and any subsequent or replacement statutory guidance to exclude the Tenant (and all persons deriving title through or under the Tenant) from liability in respect
of Historic Contamination. 

  

	8.	 TENANT’S OPTION TO DETERMINE  

 

	 	8.1.1	 the Tenant may terminate this Lease on the Break Date by serving written notice on the Landlord not less than
six months before the Break Date and then this Lease will end on the Break Date, but without prejudice to any rights or remedies that may have accrued, if:- 

  

	 	(a)	 the Tenant has paid ail Principal Rent due to the Landlord under this Lease on or before the Break Date; and

  

	 	(b)	 the Tenant delivers the Premises to the Landlord free from occupation and from any continuing underlease on or
before the Break Date. 

  

	 	8.1.2	 If this Lease terminates in accordance with this Clause 8, the Landlord will refund any Principal Rent and sums
paid in accordance with clause 5.2.1 paid in advance by the Tenant in relation to the period falling after the Break Date within 14 days after the Break Date. 

 

	9.	 PROVISOS  

  

	9.1	 Re-Entry  

If:- 

  
 24 

	 	9.1.1	 any sum payable as rent under the Clause 2.3 by the Tenant to the Landlord under this Lease or any part of them
are unpaid for 21 days after becoming payable (in the case of Principal Rent only whether formally demanded or not); or 

  

	 	9.1.2	 the Tenant breaches any covenant or other term of this Lease; or 

 

	 	9.1.3	 the Tenant has any distress or other execution levied on its goods at the Premises; or 

 

	 	9.1.4	 the Tenant enters into a voluntary arrangement or any other arrangement or composition for the benefit of its
creditors; or 

  

	 	9.1.5	 a corporate Tenant:- 

 

	 	(a)	 passes a resolution or the Court makes an order for its winding up (other than a members’ voluntary
winding up of a solvent company for the purposes of amalgamation or reconstruction having the Landlord’s Permission); or 

  

	 	(b)	 has a receiver, administrator, administrative receiver or provisional liquidator appointed of it or any of its
assets; or 

  

	 	(c)	 is dissolved or struck off the exist; or Register of Companies or otherwise ceases to debts within the meaning
of section 123 of the Insolvency Act 1986; or 

  

	 	9.1.6	 an individual Tenant:- 

 

	 	(a)	 has an Administration Order is deemed unable to pay its made or a bankruptcy petition presented or an
application for a bankruptcy order is made or a bankruptcy order made against it; or 

  

	 	(b)	 appears to be unable (or has no reasonable prospect of being able) to pay its debts within the meaning of
section 268 of the Insolvency Act 1986; or 

  

	 	9.1.7	 any of the above events occur in relation to the Guarantor but only where the Tenant does not provide a
substitute guarantor reasonably acceptable to the Landlord within 14 working days of such event 

 then the Landlord may re-enter the Premises or any part of them in the name of the whole at which time this Lease will immediately end, but without prejudice to any right or remedy of the Landlord in respect of any breach of the
Tenant’s obligations contained in this Lease. 
  

	9.2	 Service of Notices  

 

	 	9.2.1	 Section 196 of the Law of Property Act 1925 applies to all notices which may be served under this Lease
save that section 196 is deemed to be amended by deleting the final words of section 196(4) “at the time at ............ be delivered” and substituting on the third working day after posting”. 

 

	 	9.2.2	 If the receiving party consists of more than one person, a notice s< constitutes service upon all of them.

  

	9.3	 Exclusion of Representations and Warranties  

 

	 	9.3.1	 The Tenant acknowledges that this Lease has not been entered into in reliance wholly or partly on any statement
or representation made by or on behalf of the Landlord ex. any such statement or representation that is expressly set out in this Lease or made by the Landlord’s solicitors in written response to enquiries raised by the Tenant’s solicitors
in connection with the grant of this Lease (in this context written shall include email). 

  

	 	9.3.2	 The Landlord does not warrant that the Permitted Use is lawfully permitted under the Planning Acts.

  
 25 

	9.4	 No Compensation  

Any statutory right of the Tenant to claim compensation from the Landlord on vacating the Premises is excluded to the extent allowed by law.

  

	9.5	 Rights and Easements  

The operation of section 62 of the Law of Property Act 1925 is excluded from this Lease, the only rights granted to the Tenant are those set
out in this Lease and the Tenant is not entitled to any other rights affecting any adjoining property. 
  

	9.6	 Freedom of Landlord to Deal With Other Property  

Nothing contained in this Lease or implied shall impose or be deemed to impose any restriction on the use of any land or buildings not
comprised in this Lease or give the Tenant the benefit of or the right to enforce or to have enforced or to prevent the release or modification of any covenant, agreement or condition entered into by any purchaser from or by any lessee or occupier
of the Landlord in respect of property not demised by this Lease or restrict in any way the development of any land not comprised in this Lease provided that the Tenant’s use of the Premises for the Permitted Use shall not be materially
adversely affected and access to the Premises must be maintained at all times. 
  

	9.7	 Adjoining Property  

The Tenant is not entitled to the benefit of or the right to enforce or to prevent the release or modification of any covenant, agreement or
condition entered into by any tenant of the Landlord in respect of any adjoining or nearby property of the Landlord. 
  

	9.8	 Disputes with Adjoining Occupiers  

If any dispute arises between the Tenant and the tenants or occupiers of any adjoining or nearby property of the Landlord in connection with
the Premises and any of that adjoining or nearby property, it is to be decided by the Landlord (acting reasonably) or in such manner as the Landlord directs. 
  

	9.9	 Arbitration  

Where this Lease provides for reference to Arbitration then the arbitration will be conducted as follows:- 

 

	 	9.9.1	 reference will be made to an independent surveyor to be agreed upon by the Landlord and the Tenant and in the
absence of agreement as nominated by the President for the time being of the Royal Institution of Chartered Surveyors (or his duly appointed deputy or a person authorised by him to make appointments on his behalf) upon the application of the
Landlord or the Tenant made at any time: 

  

	 	9.9.2	 if the appointed surveyor dies, delays unduly or becomes unwilling or incapable of acting then the President of
the Royal Institution of Chartered Surveyors may discharge him and appoint another surveyor in his place; 

  

	 	9.9.3	 the arbitration will be conducted in accordance with the Arbitration Act 1996; 

 

	 	9.9.4	 the fees of the arbitrator will be borne equally unless the arbitrator determines otherwise;

  
 26 

	 	9.9.5	 if the release of the arbitrator’s award is delayed because the Tenant has not paid its share of the
arbitrator’s costs, the Landlord may pay the unpaid costs and the amount paid will be a debt due on demand from the Tenant to the Landlord. 

  

	9.10	 Contracts (Rights of Third Parties) Act  

A person who is not a party to this Lease has no right under the Contracts (Rights of Third Parties) Act 1999 to enforce any term of this Lease
but this does not affect any right or remedy of a third party which exists or is available apart from that Act. 
  

	9.11	 Governing Law and Jurisdiction  

 

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

 

	 	9.11.2	 The parties hereby submit to the exclusive jurisdiction of the High Court of England and Wales in relation to
any dispute or claim arising out of or in connection with this Lease or in relation to its existence or validity (including non-contractual disputes or claims). 

 

	9.12	 Party Walls  

Any walls which divide the Premises from any adjacent premises are deemed to be party walls within the meaning of section 38 of the Law of
Property Act 1925. 
  

	9.13	 Head Lease and Mortgagees  

 

	 	9.13.1	 Any rights or reservations reserved to the Landlord are reserved also in favour of any Superior Landlord and
any mortgagee of the Landlord or any Superior Landlord as appropriate. 

  

	 	9.13.2	 Where the Landlord’s Permission or consent for any matter is required under the terms of this Lease and
consent is also required from any Superior Landlord under the terms of any head lease, or from any mortgagees under the terms of any mortgages affecting any reversionary interests expectant upon the Term (whether mediate or immediate):-

  

	 	(a)	 the Landlord is entitled to withhold the giving of consent until the consent of any Superior Landlord or
mortgagee, as appropriate has been given; 

  

	 	(b)	 nothing in this Lease implies that such further consents may not be unreasonably withheld or delayed; and

  

	 	(c)	 the Landlord will at the request and cost of the Tenant use reasonable endeavours to obtain such consents (save
where the Landlord is entitled to withhold its own consent or approval and elects to do so). 

  

	9.14	 Liabilities 

  

	 	9.14.1	 It is hereby agreed and declared that notwithstanding anything to the contrary contained or implied in this
Lease that the Nominees are entering into this Lease in their capacity as nominees for and on behalf of the Depositary acting as depositary of the Fund and as such any liability on their part pursuant to this Lease is limited to assets held by them
in the Fund or the time being as nominees for and on behalf of the Depositary acting as depositary of the Fund, 

  

	 	9.14.2	 The liabilities of the Depositary in respect of the obligations incurred by it under or in consequence
of this Lease shall be limited to such liabilities as can and may lawfully and properly be met out of the net assets of the Fund for the time being in the hands of the Depositary as depositary of the Fund. 

  
 27 

	 	9.14.3	 The Depositary shall be released from liability under this Lease if it ceases to be the depositary of the Fund
and on such date as its successor as such depositary of Fund has entered into a direct covenant with the Landlord to comply with the Depositary’s obligations under this Lease. 

 

	10.	 WAYLEAVES  

  

	10.1	 The Landlord shall enter into such wayleave agreements as may be required for the Tenant’s business
operation at the Premises provided that such agreements are in a form which a reasonable and prudent landlord would reasonably consider to be acceptable and provided further that: 

 

	 	10.1.1	 the Landlord may approve the route of such service media (acting reasonably, such approval not to be
unreasonably withheld or delayed) taking into account the requirements of the Tenant; 

  

	 	10.1.2	 the Landlord shall join into such agreements in its capacity as immediate reversioner to the Lease only and the
Tenant shall indemnify the Landlord in respect of any liabilities incurred by the Landlord resulting from the Tenant’s breach of such agreements provided that the Landlord shall notify the Tenant of any claims and use reasonable endeavours to
mitigate its losses; 

  

	 	10.1.3	 the Landlord’s obligation is subject to obtaining the consent of any person whose consent is required in
order for the Landlord to enter into such agreements (including any mortgagee of the Landlord’s interest in the Premises); and 

  

	 	10.1.4	 the Tenant will, within 20 working days of written demand, reimburse the Landlord for its reasonable and proper
costs incurred in so doing (including its reasonable and proper professional fees). 

 EXECUTED AS A DEED by the parties on the
date which first appears in this Lease. 

  
 28 

			
	EXECUTED as a deed by	  	)
	/s/ [ILLEGIBLE]	  	)
	                                      
                              	  	)
		  	)
		  	)
	as attorney for	  	)
	RLUKREF NOMINEES (UK) ONE LIMITED	  	
	in the presence of	  	Attorney [ILLEGIBLE]
		
		  	Signature of Witness:
		
		  	/s/ M. Lawrence
		
		  	Name (in block capitals): 
		
		  	M. LAWRENCE
		
		  	Address: 55 Gracechurch Street, London EC3V
		
		  	0RL
		
	EXECUTED as a deed by	  	)
	/s/ [ILLEGIBLE]	  	)
	                                      
                              	  	)
		  	)
	as attorney for	  	)
	RLUKREF NOMINEES (UK) TWO LIMITED	  	
		
	in the presence of:	  	Attorney [ILLEGIBLE]
		
		  	Signature of Witness:
		
		  	/s/ M. Lawrence
		
		  	Name (in block capitals):
		
		  	M. LAWRENCE
		
		  	Address: 55 Gracechurch Street, London EC3V
		
		  	0RL
		
	EXECUTED as a deed	  	)
	ACHILLES THERAPEUTICS LIMITED	  	)
	acting by a director in the presence of a	  	)
	witness:-	  	)
		  	)
		
		  	Director
		
		  	Iraj Ali
		
		  	Signature of Witness:
		
		  	/s/ Daniel Hood
		
		  	Name (in block capitals):
		
		  	DANIEL HOOD
		
		  	Address: 245 Hammersmith Road, London W6 8PW

  
 29EX-10.9

 Exhibit 10.9 

STRICTLY PRIVATE AND CONFIDENTIAL 
  

	
	Dated ___________________________ 2021
	  
 ACHILLES THERAPEUTICS PLC

 
 and

 
 IRAJ ALI

 
  

	SERVICE AGREEMENT

  
  

 

			
	 GQ|Litter
 21 Ironmonger Lane

London EC2V 8EY
  

Tel: 0203 375 0330
 gqemploymentlaw.com
	  	

  
  

 THIS AGREEMENT is entered into between the parties on __________________ 2021 

PARTIES 
  

	(1)	 ACHILLES THERAPEUTICS PLC a company incorporated and registered in England and Wales with company number
13027460 and whose registered office is at 245 Hammersmith Road, London, United Kingdom, W6 8PW (the “Company”); and 

  

	(2)	 IRAJ ALI of 40 Bolton Gardens, Teddington, TW11 9AY (the “Executive”).

 AGREED TERMS 
  

	1.	 Definitions 

  

	 	1.1	 The following terms shall have the following meanings unless the context requires otherwise:

 “Alternative Employment” means the provision of service or services to any third party by the
Executive whether as employee, consultant, the holder of an office or otherwise; 
 “Board” means the board of directors of
the Company or any person or committee of the board duly appointed by it; 
 “Capacity” means as agent, consultant,
director, employee, owner, partner, shareholder or otherwise; 
 “Commencement Date” means the date of Listing; 

“Confidential Information” means trade secrets, knowhow and information (whether or not recorded in documentary form, or
stored on any magnetic or optical disk or memory) relating to the business, products, affairs and finances of any Group Company or any of their suppliers, customers, agents, shareholders or management, including (but not limited to): 

 

	 	a)	 financial information relating to the Company and any Group Company including (but not limited to) management
accounts, sales forecasts, dividend forecasts, profit and loss accounts and balance sheets, draft accounts, results, order schedules, profit margins, pricing strategies and other information regarding the performance or future performance of the
Company or any Group Company; 

  

	 	b)	 client or customer or supplier or manufacturer or distributor or collaborator or end user lists and contact
lists, details of the terms of business with, the fees and commissions charged to or by and the requirements of customers or clients, prospective customers or clients, buyers, producers and suppliers of the Company or any Group Company;

  

	 	c)	 scientific and technical information, including details of research projects and plans, compounds under
development, results and data from trials, and the skills, experience and qualifications of individuals working for the Company; 

  

	 	d)	 commercial information, including the terms and conditions of commercial agreements (and the existence of such
agreements), the identity of customers, suppliers and collaborative partners, and the purchase and sale of policies and procedures; 

  
 1 

	 	e)	 strategic and financial information, including business plans, decisions of the Board of Directors, past and
current projects and proposals, and unpublished accounts, any information relating to expansion plans, business strategy, marketing plans, and presentations, tenders, projects, joint ventures or acquisitions and developments contemplated, offered or
undertaken by the Company or any Group Company; 

  

	 	f)	 details of the employees, officers and workers of and consultants to the Company or any Group Company their job
skills and capabilities and of the remuneration and other benefits paid to them; 

  

	 	g)	 litigation, potential litigation, legal advice and any information to which legal privilege could be asserted
may apply; 

  

	 	h)	 copies or details of and information relating to know-how, compounds,
ingredients, recipes, samples, research activities, inventions, creative briefs, ideas, computer programs (whether in source code or object code) secret processes, designs and formulae or other intellectual property undertaken, commissioned or
produced by or on behalf of the Company or any Group Company; 

  

	 	i)	 confidential reports or research commissioned by or provided to the Company or any Group Company and any trade
secrets and confidential transactions of the Company or any Group Company; 

  

	 	j)	 details of any marketing, development, pre-selling or other
exploitation of any intellectual property or other rights of the Company or any Group Company, any proposed options or agreements to purchase, licence or otherwise exploit any intellectual property of the Company or any Group Company, any
intellectual property which is under consideration for development by the Company or any Group Company, any advertising, marketing or promotional campaign which the Company or any Group Company is to conduct; and 

 

	 	k)	 information from third parties, including confidential information relating to any Group Company and
information received in confidence from a third party, including information provided by any collaborative partners, agents, buyers, clients, consultants, customers, suppliers, manufacturers, distributors, collaborators, end users or other persons;

  

	 	l)	 any information which the Executive ought reasonably to know is confidential 

except, in each case, the extent publicly disclosed by a Group Company or otherwise readily available in the public domain without significant
expenditure of time, effort or resources 
 “Copies” means copies or records of any Confidential Information in whatever
form (including, without limitation, in written, oral, visual or electronic form or on any magnetic or optical disk or memory and wherever located) including, without limitation, extracts, analysis, studies, plans, compilations or any other way of
representing or recording and recalling information which contains, reflects or is derived or generated from Confidential Information; 

  
 2 

 “Garden Leave” means any period during which the Company has exercised its
rights under clause 22; 
 “Group Company” means the Company and any group undertaking (as such term is
defined in section 1161(5) of the Companies Act 2006) of the Company in any jurisdiction from time to time; 
 “Intellectual
Property Rights” means patents, rights to Inventions, copyright and related rights, trade marks, trade names and domain names, rights in get-up, rights in goodwill or to sue for passing off, unfair
competition rights, rights in designs, rights in computer software, database rights, topography rights, rights in confidential information (including know-how and trade secrets) and any other intellectual
property rights, in each case whether registered or unregistered and including all applications (or rights to apply) for, and renewals or extensions of, such rights and all similar or equivalent rights or forms of protection which subsist or will
subsist now or in the future in any part of the world; 
 “Invention” means any invention, idea, discovery,
development, improvement or innovation, whether or not patentable or capable of registration, and whether or not recorded in any medium; 

“Listing” means the initial public offering of American Depositary Shares representing ordinary shares of the Company on the
Nasdaq Global Market becoming effective; 
 “Permitted Investment” has the meaning given to it in clause 16.2; 

“Quoted Companies” has the meaning given in s385(2) of the Companies Act 2006; 

“Quoted Company Requirements” means (a) all legal and regulatory obligations, codes of practice and recommendations
which apply to the Executive or any Group Company relating to transactions in securities, related party transactions and inside information (including the Company’s share dealing policy) and all legal requirements applicable to Quoted
Companies; and (b) the Financial Services and Markets Act 2000 and the Criminal Justice Act 1993, in each case as amended or superseded from time to time and (c) as applicable, the securities laws of the United States, including but not
limited to the Securities Act of 1933, as amended, the Securities Exchange Act of 1934, as amended, and the rules and regulations promulgated thereunder, and the Listing Rules of The Nasdaq Stock Market, each as amended from time to time; and 

“Termination” means the termination of the Executive’s employment under this Agreement however caused, whether
lawful or not, and “Termination Date” means the date of Termination. 
  

	 	1.2	 In this Agreement, unless the context otherwise requires: 

 

	 	1.2.1	 words in the singular include the plural and in the plural include the singular; 

 

	 	1.2.2	 any phrase introduced by the terms “including”, “include”, “in particular” or any
similar expression shall be construed as illustrative and shall not limit the sense of the words preceding those terms; 

  
 3 

	 	1.2.3	 the headings are inserted for convenience only and shall not affect its construction; 

 

	 	1.2.4	 reference to a particular law is a reference to it as it is in force for the time being taking account of any
amendment, extension or re-enactment and includes any subordinate legislation for the time being in force made under it; 

 

	 	1.2.5	 the Schedules shall form part of this Agreement, shall have effect as if set out in full in the body of this
Agreement and any reference to this Agreement includes the Schedules; and 

  

	 	1.2.6	 reference to any regulator or other body includes a reference to any successor. 

 

	2.	 Conditionality; Term of Employment 

 

	 	2.1	 This Agreement is being entered into in conjunction with the proposed Listing. The Executive acknowledges that
the Listing will benefit him as an employee and shareholder of the Company and accordingly agrees that the Listing, his continued employment within the Group and the payment to him of £[1] constitute adequate and valuable consideration for the
obligations under this Agreement, including in particular those at clauses 17 and 24 and Schedule 1. 

  

	 	2.2	 The Executive’s employment under the terms of this Agreement is conditional upon and shall commence on
Listing and shall continue, subject to the remaining terms of this Agreement, until terminated by either party giving the other not less than six months’ prior notice in writing. 

 

	 	2.3	 The Executive’s period of continuous employment for the purposes of the Employment Rights Act 1996
commenced on 22 December 2016. 

  

	3.	 Warranties 

  

	 	3.1	 The Executive warrants that: 

 

	 	3.1.1	 all information provided to the Company by or on behalf of the Executive during the recruitment process is
true, complete and not misleading; 

  

	 	3.1.2	 the Executive is entitled to work in the United Kingdom; and 

 

	 	3.1.3	 the Executive is not prevented by the terms of any agreement or court order from continuing employment with the
Company on the Commencement Date and that there are no express or implied terms of any contract with (or other obligation to) any third party that could prevent or hinder the performance of the Executive’s duties to any Group Company.

  

	 	3.2	 It is a condition of this employment that the Executive has and maintains during the course of this employment,
valid United Kingdom immigration permission which permits the Executive to be employed by the Company in the role for which the Executive is employed. The Executive must notify the Company immediately if at any time the Executive does not meet this
condition. The Executive must produce to the Company for inspection the documents proving this right to the Company’s satisfaction upon the Commencement Date and otherwise upon request. 

  
 4 

	 	3.3	 If the Executive is in breach of any of the warranties or fails to satisfy any of the conditions set out in
this clause 3 then the Company shall be entitled to terminate the Executive’s employment summarily. 

  

	4.	 Duties 

  

	 	4.1	 The Executive shall serve the Company as the Chief Executive Officer of the Company. 

 

	 	4.2	 During the employment the Executive shall: 

 

	 	4.2.1	 devote the whole of his working time, attention and abilities to the business of the Company and any other
Group Company for which the Executive is required to work from time to time; 

  

	 	4.2.2	 faithfully and diligently exercise such powers and perform such duties for each Group Company as may from time
to time be assigned by the Board; 

  

	 	4.2.3	 comply with all reasonable and lawful directions given by the Board; 

 

	 	4.2.4	 promptly make such reports to the Board in connection with the affairs of each Group Company on such matters
and at such times as are reasonably required; 

  

	 	4.2.5	 report their own wrongdoing and any wrongdoing or proposed or potential wrongdoing of any other employee,
officer or consultant of any Group Company to the Board immediately on becoming aware of it; 

  

	 	4.2.6	 use their utmost endeavours to promote, protect, develop and extend the business of each Group Company;

  

	 	4.2.7	 comply with their common law, statutory, regulatory and fiduciary duties; 

 

	 	4.2.8	 exercise the Executive’s powers jointly with such other person that the Company may appoint; and

  

	 	4.2.9	 at all times conduct the business of each Group Company for which the Executive is responsible in a lawful and
ethical manner. 

  

	5.	 Policies and Procedures 

 

	 	5.1	 The Executive will read and comply strictly with: 

 

	 	5.1.1	 any code, rules, policies and procedures that apply to each Group Company at all times including without
limitation the Code of Ethics, Anti-Bribery Policy and Code of Conduct; 

  

	 	5.1.2	 the Quoted Company Requirements; and 

 

	 	5.1.3	 any other laws and regulations material to the conduct of the business of the Company or any Group Company.

  

	 	5.2	 Although the Company’s rules, policies and procedures do not form part of this Agreement, failure to
comply with them may result in disciplinary action up to and including dismissal. 

  
 5 

	 	5.3	 The Executive is aware of the Quoted Company Requirements and that a breach of the Quoted Company Requirements
carries sanctions including criminal liability, disciplinary action by the Company (up to and including summary dismissal) and disciplinary action by the relevant regulatory authority. Due to the Executive’s position the Executive shall be
named on the Company’s list of persons with access to inside information relating to the Company which may be made available to the relevant authorities. 

 

	 	5.4	 The Executive must at all times deal with the Company and each Group Company and the regulators of each Group
Company in an open and co-operative way and must pro-actively disclose appropriately any information of which the Company or its regulators would reasonably expect
notice. 

  

	 	5.5	 If in the reasonable opinion of the Board, it is reasonably necessary or expedient to do so in order to
discharge any of the Quoted Company Requirements, then the Board may transfer some or all of the Executive’s duties to another person for no longer than is reasonably necessary in order to discharge the relevant Quoted Company Requirements.

  

	6.	 Place of Work 

 

	 	6.1	 The normal place of work of the Executive is the Company’s offices at 245 Hammersmith Road, London, United
Kingdom, W6 8PW or such other location as the Company may require from time to time. 

  

	 	6.2	 The Executive agrees to travel on any business of any Group Company (both within the United Kingdom and abroad)
as may be required for the proper performance of the Executive’s duties. 

  

	 	6.3	 The Executive may be required to work outside of the United Kingdom for a continuous period of more than a
month and in these circumstances the terms that apply will be separately communicated to the Executive. 

  

	7.	 Hours of Work 

 

	 	7.1	 The Executive shall work such hours as are required for the proper and efficient performance of their duties
including the Company’s normal business hours which are 9am until 5:30pm from Monday to Friday. 

  

	 	7.2	 The Executive agrees that the limit on weekly working time contained in Regulation 4 of The Working Time
Regulations 1998 does not apply because Regulation 20 applies to the Executive. 

  

	8.	 Salary 

  

	 	8.1	 The Executive shall be paid a basic salary of £300,000 per annum, subject to deductions required by law.
The Executive’s salary shall accrue from day to day, shall be payable in equal monthly instalments in arrears on or about the last day of each month and shall include any director’s fees. 

 

	 	8.2	 The salary paid to the Executive may be reviewed annually. The Company is under no obligation to award an
increase following a salary review. 

  
 6 

	 	8.3	 The Company may deduct from the salary or any other sums payable to the Executive any money owed to any Group
Company by the Executive. The Executive will reimburse the Company upon demand for the personal use of any Company credit card, any other unauthorised transactions entered into by the Executive or any overpayments made to the Executive.

  

	9.	 Expenses 

The Company shall reimburse any reasonable travel, hotel, entertainment and other out of pocket expenses wholly, exclusively and necessarily
incurred by the Executive in the proper performance of the Executive’s duties under this Agreement subject always to the rules and policies of the Company from time to time and subject to the Executive providing receipts or other evidence of
payment as the Company may require. 
  

	10.	 Annual Bonus 

  

	 	10.1	 The Company may at its absolute discretion award the Executive bonus payments of such amounts as the
remuneration committee of the Board may determine from time to time. 

  

	 	10.2	 The Board may suspend, alter or discontinue any bonus payment(s) or any bonus plan and its eligibility
requirements at any time (whether generally or in relation to the Executive only) at its absolute discretion. If the Executive receives any bonus payment the Company is not obliged to make any further bonus payments and any bonus payment will not
become part of the Executive’s contractual remuneration or fixed salary. In order to be eligible to receive a bonus payment, the Executive must be in the Company’s employment and not under notice, given or received on the date that the
bonus is paid. Bonus entitlement does not accrue in the course of a year, and the Executive is not entitled to payment of a bonus, or any pro rata portion of it, if the Executive leaves employment prior to the date that the bonus is paid.

  

	 	10.3	 The Executive shall not be eligible to be considered for any bonus nor shall any bonus be paid if the Executive
is subject to any disciplinary action or investigation at the date any bonus is being considered and/or at the bonus payment date (as applicable) although the Company may reconsider the matter upon the conclusion of the disciplinary action or
investigation in question. 

  

	 	10.4	 If, at any time in the six year period after any bonus is paid to the Executive, the Company is required to
restate its accounts to a material extent or the Board becomes aware of any material malfeasance on the part of the Executive that, in the reasonable opinion of the Board, would have entitled to the Company to terminate the Executive’s
employment in accordance with clause 21, then the Board shall be entitled to recalculate the bonus that they would have awarded the Executive in each financial year had these facts been known at the time the bonus was awarded. The Executive shall,
if so required by the Board and without prejudice to the Company’s other remedies, repay (on a on a gross basis) the difference between such recalculated bonuses and the bonuses actually paid to the Executive. The repayment shall be made in
accordance with a schedule determined by the Board acting reasonably, having given an opportunity to the Executive to make representations in this regard (the “Repayment Schedule”). The Executive agrees that the Company and any Group
Company may, without prejudice to any other remedy available to it, deduct any such repayment from any sum otherwise payable to him by the Company or any Group Company in accordance with the Repayment Schedule. 

  
 7 

	11.	 Pensions 

  

	 	11.1	 The Company will comply with its legal obligations from time to time in respect of pension provision and will
notify the Executive of pension arrangements as appropriate. The Company reserves the right to vary or amend any pension arrangements (including any employer or employee contributions) in place from time to time, including, without limitation, where
necessary for the Company to comply with its legal obligations from time to time or for any other reason. 

  

	 	11.2	 The Executive’s participation in the Company’s pension arrangements is subject to the rules of the
relevant scheme and the statutory requirement as each are varied from time to time. In particular, the Company reserves the right to change the scheme provider, the funds available, the charging structure and the default fund from time to time. The
Executive should seek independent financial advice on their position before they are enrolled. 

  

	12.	 Benefit Plans 

 

	 	12.1	 Subject to the remainder of this clause 12 and to clause 14.4, the Executive shall, during employment, be
eligible to participate in the following benefit plans operated by the Company: 

  

	 	12.1.1	 the Company’s private medical insurance scheme for the Executive and their family’s benefit;

  

	 	12.1.2	 the Company’s life assurance scheme life assurance; 

 

	 	12.1.3	 permanent insurance cover; and 

 

	 	12.1.4	 such other benefit schemes as may be applicable within the Company to employees of comparable seniority or as
specifically recommended by the Remuneration Committee. 

  

	 	12.2	 The Executive’s participation in the benefit plans referred to in this clause are subject to:

  

	 	12.2.1	 the terms of that benefit plan, as amended from time to time; 

 

	 	12.2.2	 the rules or the insurance policy of the relevant benefit provider, as amended from time to time; and

  

	 	12.2.3	 the Executive satisfying the normal underwriting requirements of the relevant benefits provider (which may
involve a medical and/or a medical questionnaire) and the premium being at a rate which the Company considers reasonable. 

  

	 	12.3	 The Company’s obligation under this clause is limited to paying premiums to the relevant benefits
provider. If the benefit provider refuses to accept a claim under the relevant benefit plan the Company shall have no obligation or responsibility to challenge that decision or to compensate the Executive.    

  

	 	12.4	 The Company reserves the right to discontinue, vary or amend each benefit plan (including the level of cover)
at any time on reasonable notice to the Executive. 

  
 8 

	13.	 Holidays 

  

	 	13.1	 The Executive shall be entitled to 25 days’ paid holiday in each holiday year together with the usual
public holidays in England to be taken at times convenient to the Company and authorised in advance. 

  

	 	13.2	 The Company’s holiday year runs between 1 January and 31 December. If the Executive’s employment
commences or terminates part way through a holiday year, the Executive’s entitlement during that holiday year shall be calculated on a pro rata basis rounded up to the nearest whole day. 

 

	 	13.3	 The Executive shall have no entitlement to any payment in lieu of accrued but untaken holiday except on
Termination. The amount of such payment in lieu shall be 1/260th of the Executive’s salary for each untaken day of entitlement. 

 

	 	13.4	 If on Termination the Executive has taken in excess of their accrued holiday entitlement, the Company shall be
entitled to recover from the Executive by way of deduction from any payments due to the Executive or otherwise, one day’s pay for each excess day calculated at 1/260th of the Executive’s
salary. 

  

	 	13.5	 If either party has served notice to terminate the employment, the Company may require the Executive to take
any accrued but unused holiday entitlement during the notice period. Any accrued but unused holiday entitlement shall be deemed to be taken during any period of Garden Leave. 

 

	14.	 Sickness 

  

	 	14.1	 The Executive will be entitled to statutory sick pay in accordance with the prevailing rules of the statutory
sick pay scheme. Any further payments to the Executive during any period of absence on account of sickness or injury will be at the absolute discretion of the Company. Whilst it is the current policy of the Company to pay full salary (inclusive of
any entitlement to statutory sick pay) during periods of sickness or incapacity not exceeding twelve (12) weeks in any rolling twelve (12) month period, the Company reserves the right to cancel, suspend or reduce such payments at any time.

  

	 	14.2	 The Executive must comply with the Company’s sickness absence notification procedures. Any period of
absence of up to five days may be self-certified and any period of absence of more than five days must be supported by doctor’s certificate. 

  

	 	14.3	 The Executive consents to undergo a medical examination by a doctor nominated by the Company at the
Company’s request and expense. 

  

	 	14.4	 The rights of the Company to terminate the Executive’s employment under the terms of this Agreement apply
even when such termination would or might cause the Executive to forfeit any entitlement to sick pay, permanent health insurance or other benefits. 

  

	15.	 Directorships 

 

	 	15.1	 The Executive shall, if requested by the Company during the employment, serve as director of any Group Company
as required by the Company from time to time. If so appointed, the Executive will: 

  
 9 

	 	15.1.1	 comply with the articles of association (as amended from time to time) of any Group Company of which the
Executive is a director or otherwise responsible; and 

  

	 	15.1.2	 not do anything that would cause the Executive’s disqualification as a director. 

 

	 	15.2	 On Termination or at any time at the Company’s request, the Executive shall: 

 

	 	15.2.1	 immediately resign, without any claim for compensation, from any directorships in any Group Company; and

  

	 	15.2.2	 transfer to the Company or as it may direct, without payment, any shares or other securities held by the
Executive in any Group Company, which are held as a nominee or trustee for or for the benefit of, any Group Company and deliver to the Company the related certificates and do all acts or things necessary to give effect to the same.

  

	 	15.3	 Except with the prior approval of the Board or as required by this Agreement the Executive shall not resign as
a director of any Group Company. 

  

	 	15.4	 By way of security for the Executive’s obligations under this Agreement, the Executive hereby irrevocably
appoints the Company to be their attorney to execute and do any such instrument or thing and generally to use the Executive’s name for the purpose of giving the Company or its nominee the full benefit of clause 15. 

 

	 	15.5	 From as soon as reasonably practicable after the Commencement Date, the Company (or a Group Company) will
purchase a policy of directors’ and officers’ liability insurance and the Executive shall be covered during his employment, subject to the terms and conditions of the policy from time to time in force, to the same extent as other members
of the Board. 

  

	16.	 Outside Activities and Interests 

 

	 	16.1	 The Executive shall not during the employment except as a representative of the Company or with the
Board’s prior written consent (whether directly or indirectly, paid or unpaid) be employed, engaged, concerned or interested in any other actual or prospective business, organisation, occupation or profession. 

 

	 	16.2	 Nothing in this Agreement shall prevent the Executive from holding an investment by way of shares or other
securities to in any entity listed or dealt on a recognised stock exchange (a “Permitted Investment”) provided always that during the term of the employment: 

 

	 	16.2.1	 the Permitted Investment shall not constitute more than 3% of the issued share capital of the entity concerned;

  

	 	16.2.2	 the Executive complies with the Quoted Company Requirements; and 

 

	 	16.2.3	 the Executive makes to the Board (or as it may direct) full disclosure of all holdings and any actual or
apparent conflicts of interest resulting therefrom. 

  
 10 

	 	16.3	 The Executive shall disclose to the Board any matters relating to the Executive’s spouse or civil partner
(or anyone living as such), any children or stepchildren who live with the Executive or who are financially dependent upon the Executive, the Executive’s parents or any body corporate, trust or firm, or trustee or partner whose affairs or
actions the Executive controls or with whom the Executive is connected as defined in sections 252 to 256 of the Companies Act 2006 which, if they applied to the Executive, would contravene clauses 16.1 to the extent that the Executive has knowledge
of such matters. 

  

	17.	 Confidential Information 

 

	 	17.1	 Without prejudice to the Executive’s common law and fiduciary duties, the Executive shall not during
employment or at any time after Termination and whether for their own benefit or for the benefit of any third party: 

  

	 	17.1.1	 use any Confidential Information; or 

 

	 	17.1.2	 disclose any Confidential Information to any person, company or other organisation whatsoever,

 except in the proper course of their duties, as required by law or as authorised by the Board in writing. 

 

	 	17.2	 The Executive further undertakes to be careful and diligent so as not to cause any unauthorised disclosure or
use of Confidential Information. The Executive shall be responsible for protecting the confidentiality of the Confidential Information and shall use best endeavours to prevent the misuse of Confidential Information by others. 

 

	 	17.3	 All Confidential Information and Copies shall be the property of the Company and the Executive shall not make
any Copies save in the proper course of their employment. 

  

	 	17.4	 Save as authorised by the Board, the Executive shall not make or publish any comment regarding to the business
of any Group Company or any of its current or former employees or directors to the media (including on social media). 

  

	 	17.5	 Notwithstanding any provision to the contrary, nothing in this Agreement shall prevent the Executive from:

  

	 	17.5.1	 reporting misconduct, or a serious breach of regulatory requirements to any relevant regulator (including, in
the case of solicitors, the Solicitors Regulatory Authority) or making an equivalent report to any regulatory authority or body; 

  

	 	17.5.2	 making a protected disclosure under the Public Interest Disclosure Act 1998; 

 

	 	17.5.3	 reporting a suspected offence to a law enforcement agency; 

 

	 	17.5.4	 co-operating with a criminal investigation or prosecution;

  

	 	17.5.5	 making any other disclosure required by law or by a court of competent jurisdiction; 

 

	 	17.5.6	 making proper disclosures to a professional adviser (in their capacity as such), such as a legal or tax
advisor, medical professional and counsellor, who is bound by a duty of confidentiality that the Restricted Person does not to waive. 

  
 11 

	 	17.6	 Nothing in this Agreement is intended to prevent or inhibit any report, disclosure or co-operation referred to in clause 17.5 (“Disclosure”) or to influence the substance of such Disclosure. 

  

	 	17.7	 Notwithstanding the foregoing, to the extent that any provision of this Agreement (including any warranty,
indemnity or clawback provision) would have the effect of improperly preventing, inhibiting or influencing any proper Disclosure by the Executive, it shall be unenforceable against the party upon whom it would have such effect, to the extent
necessary to prevent such effect arising but shall otherwise remain enforceable. 

  

	18.	 Whistleblowing 

 

	 	18.1	 It is the duty of the Executive to report to the Board any material breach of legal obligation by any Group
Company of which the Executive is aware. Concerns should be reported, in writing, to the Board. 

  

	19.	 Intellectual Property 

 

	 	19.1	 The Executive shall disclose to the Company details of all Inventions and of all works embodying Intellectual
Property Rights made solely or jointly with others at any time during course of employment which relate to, or are capable of being used in, the business of any Group Company whether or not in the course of their ordinary duties and whether or not
made in working time (together, the “Company IP”). The Executive acknowledges that all Intellectual Property Rights subsisting (or which may in the future subsist) in such Company IP shall automatically, on creation, vest in the
Company absolutely. To the extent that the Company IP does not vest automatically in the Company the Executive hereby assigns all right, title and interest in the Company IP to the Company with full title guarantee by way of a present assignment of
all future rights and shall otherwise hold them on trust for the Company. The Executive agrees promptly to execute all documents and to do all acts as may, in the opinion of the Company, be necessary or desirable to give the Company full benefit of
this clause. 

  

	 	19.2	 Nothing in this Agreement obliges the Company to seek patent or other protection or to exploit any Invention
disclosed by the Executive in accordance with clause 19.1. 

  

	 	19.3	 The Executive acknowledges that, save as provided by s40 Patents Act 1977, no further remuneration or
compensation is or may become due to him as a result of the performance of his obligations under this clause 19. 

  

	 	19.4	 The Executive irrevocably waives all “moral rights” under the Copyright, Designs and Patents Act 1988
(and, to the fullest extent permitted by law, all similar rights in other jurisdictions) which the Executive has or will have in any Company IP. 

  

	 	19.5	 By way of security for the Executive’s obligations under this Agreement, the Executive irrevocably
appoints the Company to be the Executive’s attorney to execute any instrument or to do anything and generally to use the Executive’s name for the purpose of giving the Company or its nominee the benefit of this clause 19. The Executive
acknowledges in favour of a third party that a certificate in writing signed by the Company that any instrument or act falls within the authority conferred by this clause 19 shall be conclusive evidence that such is the case. 

 

	 	19.6	 The Executive agrees that the Executive’s work for the Company will be the Executive’s own original
work and the Executive will not violate the intellectual property rights of third parties. The Company does not want and does not need any confidential information relating to any former employer of the Executive and the Executive agrees to not to
copy, use or disclose such information. 

  
 12 

	20.	 Payment in Lieu of Notice 

 

	 	20.1	 The Company may, in its sole and absolute discretion, terminate the Executive’s employment under this
Agreement at any time and with immediate effect by notifying the Executive that the Company is exercising its right under this clause 20 and that it will make a payment in lieu of notice (“PILON”) to the Executive. The
Executive’s employment will terminate immediately and any PILON due to the Executive in accordance with the provisions of this clause 20 will be paid within 28 days. The PILON will be equal to the basic salary (as at the Termination Date) which
the Executive would have been entitled to receive under this Agreement during the notice period referred to at clause 2 (or, if notice has already been given, during the remainder of the notice period) less deductions required by law.

  

	 	20.2	 The Executive shall have no right to receive a PILON unless the Company has exercised its discretion in clause
20.1. 

  

	 	20.3	 Notwithstanding clause 20.1, the Executive shall not be entitled to any PILON if the Company would otherwise
have been entitled to terminate the Executive’s employment under this Agreement without notice in accordance with clause 21. In that case the Company shall also be entitled to recover from the Executive any PILON already made.

  

	 	20.4	 The Company may, in its sole discretion, make the payment due under clause 20.1 either as a lump sum within 28
days of the Termination Date or in monthly instalments in arrears paid on the normal payroll dates starting with the month following the Termination Date and ending on the normal payroll date in the month when notice of termination would have
expired. 

  

	 	20.5	 If the Executive commences Alternative Employment during the payment period, the Company shall be entitled to
reduce the amount of each remaining instalment by 1/12th of the annual remuneration or fees to be paid to the Executive in respect of the Alternative Employment. 

 

	 	20.6	 If the Company elects to pay by instalments in accordance with clause 20.4 the Executive shall use their best
endeavours to obtain and commence Alternative Employment as soon as possible after the Termination Date and shall notify the Company immediately of their acceptance and the terms of any offer of Alternative Employment. 

 

	 	20.7	 Notwithstanding anything to the contrary herein, the provisions of this paragraph shall apply to the extent the
Executive is or becomes subject to U.S. income tax and the PILON provided herein or any other payment hereunder constitutes nonqualified deferred compensation within the meaning of Section 409A, and to the extent that such payment is payable
upon the Executive’s termination, then such payments is subject to Section 409A of the U.S. Internal Revenue Code (the “Code”) and the regulations and other guidance thereunder and any state law of similar effect
(collectively “Section 409A”). To the extent that the PILON or any other payment hereunder constitutes nonqualified deferred compensation within the meaning of Section 409A, and to the extent that such
payment is payable upon the Executive’s termination of employment, then such payments shall not commence until the Executive has had a “separation from service” (as defined

  
 13 

	 	
under Treasury Regulation Section 1.409A-1(h), without regard to any alternative definition thereunder). Each instalment of the PILON (or any other
payment hereunder) is intended to constitute a separate “payment” for purposes of Treas. Reg. Section 1.409A-2(b)(2)(i), and the PILON is intended to satisfy the exemptions from application of
Section 409A provided under Treasury Regulations Sections 1.409A-1(b)(4), 1.409A-1(b)(5) and 1.409A-1(b)(9). However,
if such exemptions are not available and the Executive is, upon separation from service, a “specified employee” for purposes of Section 409A, then, solely to the extent necessary to avoid adverse personal tax consequences under
Section 409A, the timing of the PILON or any other payment hereunder that is subject to Section 409A and payable on account of the Executive’s separation from service shall be delayed until the earlier of (i) six (6) months and
one day after the Executive’s separation from service, (ii) the Executive’s death or (iii) such earlier date as permitted under Section 409A without the imposition of adverse taxation. Upon the first business day following
the expiration of such applicable Section 409A period, all payments deferred pursuant to this paragraph shall be paid in a lump sum to the Executive, and any remaining payments due shall be paid as otherwise provided herein or in the applicable
agreement. No interest shall be due on any amounts so deferred. The parties acknowledge that the exemptions from application of Section 409A to the PILON are fact specific, and any later amendment of this Agreement to alter the timing, amount
or conditions that will trigger payment of the PILON may preclude the ability of the PILON provided under this Agreement to qualify for an exemption. To the extent that the PILON or other benefits are deferred compensation under Section 409A,
and are not otherwise exempt from the application of Section 409A, then, if the period during which the Executive may consider and sign the Release spans two calendar years, the payment of such severance payments and benefits will not be made
or begin until the later calendar year. It is intended that this Agreement shall comply with the requirements of Section 409A, and any ambiguity contained herein shall be interpreted in such manner so as to avoid adverse personal tax
consequences under Section 409A. Notwithstanding the foregoing, the Company shall in no event be obligated to indemnify the Executive for any taxes or interest that may be assessed by the Internal Revenue Service pursuant to
Section 409A of the Code to payments made pursuant to this Agreement. 

  

	 	20.8	 For the purpose of this clause 20, “Release” means a settlement agreement or waiver in a form
specified by Company which the Executive must sign to receive the PILON or any other severance payments or benefits (if any). 

  

	21.	 Termination Without Notice 

 

	 	21.1	 The Company may terminate the Executive’s employment under this Agreement with immediate effect without
notice and with no liability to make any further payment to the Executive (other than in respect of amounts accrued at the Termination Date) if in the reasonable opinion of the Board the Executive: 

 

	 	21.1.1	 is guilty of gross misconduct; or 

 

	 	21.1.2	 commits any serious breach or non-observance of any of the provisions
of this Agreement; or 

  

	 	21.1.3	 repeats any breach or non-observance of this Agreement following
notification from the Board; 

  

	 	21.1.4	 refuses to comply with any reasonable and lawful directions of the Company; or 

  
 14 

	 	21.1.5	 is grossly negligent or grossly incompetent in the performance of their duties; or 

 

	 	21.1.6	 is declared bankrupt or makes any arrangement with or for the benefit of their creditors or has a county court
administration order made under the County Court Act 1984; or 

  

	 	21.1.7	 is convicted of any criminal offence (other than an offence under any road traffic legislation in the United
Kingdom or elsewhere for which a fine or non-custodial penalty is imposed); or 

  

	 	21.1.8	 has breached the Quoted Company Requirements; or 

 

	 	21.1.9	 is disqualified from acting as a director or resigns as a director from the Company or any Group Company
without the prior written approval of the Board; or 

  

	 	21.1.10 	 is no longer eligible to work in the United Kingdom; or 

 

	 	21.1.11 	 is guilty of any fraud or dishonesty or acts in any manner which brings or is likely to bring the Executive or
any Group Company into disrepute or is materially adverse to the interests of any Group Company; or 

  

	 	21.1.12 	 is absent from work due to ill health for more than 26 weeks in any 12 months. 

 

	 	21.2	 The rights of the Company under clause 21.1 are without prejudice to any other rights that it might have at law
to terminate the Executive’s employment or to accept any breach of this Agreement by the Executive as having brought the Agreement to an end. Any delay by the Company in exercising it rights to terminate shall not constitute a waiver thereof.

  

	 	21.3	 The Company may suspend the Executive from any or all of the Executive’s duties during any period in which
the Company is investigating any disciplinary matter involving the Executive or while any disciplinary procedure or regulatory investigation is outstanding. Any such suspension shall not constitute disciplinary action. During any period of
suspension, the Company may impose the same conditions that apply to Garden Leave. 

  

	22.	 Garden Leave 

  

	 	22.1	 Following service of notice to terminate the employment by either party, or if the Executive purports to
terminate the employment in breach of contract, the Company may by written notice place the Executive on Garden Leave for the whole or part of the remainder of the employment. 

 

	 	22.2	 During any period of Garden Leave: 

 

	 	22.2.1	 the Company shall be under no obligation to provide any work to the Executive and may revoke any powers the
Executive holds on behalf of any Group Company; 

  

	 	22.2.2	 the Company may require the Executive to carry out alternative duties or to only perform such specific duties
as are expressly assigned to the Executive, at such location (including the home of the Executive) as the Board may reasonably decide; 

  
 15 

	 	22.2.3	 the Company may appoint another person to carry out the Executive’s normal duties; 

 

	 	22.2.4	 the Executive shall continue to receive their basic salary but shall not be entitled to receive any bonus or
other incentive in respect of the period of Garden Leave; 

  

	 	22.2.5	 the Executive shall remain an employee of the Company and bound by the terms of this Agreement (including any
implied duties of good faith and fidelity); 

  

	 	22.2.6	 the Executive shall be contactable during each working day (except during any periods taken as holiday in the
usual way); 

  

	 	22.2.7	 the Company may exclude the Executive from any premises of any Group Company, require the Executive to return
any Group Company property and remove the Executive’s access from some or all of its information systems; and 

  

	 	22.2.8	 the Company may require the Executive not to contact or deal with (or attempt to contact or deal with) any
officer, employee, consultant, client or other business contact of any Group Company as it may reasonably determine. 

  

	23.	 Obligations Upon Termination 

 

	 	23.1	 On Termination or, if earlier, at the start of a period of Garden Leave following the service of notice or
purported Termination by the Executive, the Executive shall: 

  

	 	23.1.1	 immediately deliver to the Company all documents, books, materials, records, correspondence, papers, Copies,
Confidential Information and other business information (on whatever media and wherever located) relating to the business or affairs of any Group Company or its business contacts, any keys and any other property of any Group Company, which is in the
Executive’s possession or control; 

  

	 	23.1.2	 irretrievably delete any information relating to the business of any Group Company stored on any magnetic or
optical disk or memory (including on any personal computer, personal device, personal email account or web account), and all matter derived from such sources which is in their possession or under their control outside the premises of the Company;

  

	 	23.1.3	 provide such handover of their duties as the Company shall consider appropriate; and 

 

	 	23.1.4	 provide a signed statement confirming full compliance with the obligations under clauses 23.1.1 to 23.1.3 to
together with such reasonable evidence of compliance as the Company may request. 

  

	24.	 Post Termination Restrictions 

Schedule 1 shall take effect. 

  
 16 

	25.	 Statutory Particulars 

 

	 	25.1	 The Executive is subject to the Company’s disciplinary and grievance procedures, copies of which are
available from the Company although the Board reserves the right to deviate from these procedures in light of the Executive’s seniority. These procedures do not form part of the Executive’s contract of employment.    

  

	 	25.2	 If the Executive wishes to raise a grievance or appeal a disciplinary decision the matter should be raised in
writing with the Board.     

  

	 	25.3	 There is no collective agreement which affects the Executive’s employment or this Agreement.

  

	 	25.4	 The Company does not impose any mandatory training requirements in relation to the Executive and details of the
Company’s policies regarding the provision of training are available from the Company. 

  

	 	25.5	 The Company’s policies relating to paid time off work are available from the Company.

  

	26.	 Workplace Privacy 

 

	 	26.1	 The Executive’s attention is drawn to the Company’s Privacy Notice which [has been provided to the
Executive and is available from the Company Secretary. 

  

	 	26.2	 The Executive consents to the Company monitoring their communication and electronic equipment including,
without limitation, the Company’s telephone, chat and e-mail systems, information stored on the Company’s computer equipment (including all electronically stored information that is the property of
the Company), recordings from the Company’s closed circuit television cameras and any other computer equipment or other device used by the Executive in the performance of their duties. 

27. Payments for Loss of Office 
  

	 	27.1	 In this clause 28, the terms “directors’ remuneration policy”, “remuneration payment”
and “payment for loss of office” have the meanings given to them in section 226A(1) of the Companies Act 2006. Notwithstanding any other provision of this agreement or any entitlement or claim which the Executive may have under this
agreement or any other agreement or obligation entered into by the Company or any third party: 

  

	 	27.1.1	 if and to the extent that section 226B of the Companies Act 2006 applies to a remuneration payment at the time
at which it is payable, or is proposed to be paid, to the Executive, no such payment shall be made unless it complies with the requirements of section 226B(1); and 

 

	 	27.1.2	 if and to the extent that section 226C of the Companies Act 2006 applies to a payment for loss of office at the
time at which it is payable, or is proposed to be paid, to the Executive, no such payment shall be made unless it complies with the requirements of section 226C(1). 

 

	 	27.2	 In the event that any remuneration payment or payment for loss of office is made to the Executive in breach of
section 226B or section 226C, as the case may be such payment shall be of no effect and shall be held by the Executive, or other recipient, on trust as set out in section 226E of the Companies Act 2006. The Company may make such arrangements for the
recovery of any such payment as it, in its reasonable opinion, considers appropriate including by deduction from any payments of salary or other sums which are due to the Executive from the Company or any Group Company. 

  
 17 

	28.	 General 

  

	 	28.1	 The Executive will, at the request of the Company at any time after the Termination Date, co-operate and provide assistance to any Group Company in any internal investigation, administrative, regulatory, quasi-judicial proceedings or any threatened or actual litigation concerning any Group Company where
the Executive is aware of any facts or other matters which the Company reasonably considers is relevant to such process or legal proceedings (including, but not limited to, giving a candid and accurate account of events, giving
statements/affidavits, meeting with their legal and other professional advisers, attending any legal hearing and giving evidence). 

  

	 	28.2	 If the Executive’s employment is terminated at any time by reason of any reconstruction or amalgamation of
any Group Company, whether by winding up or otherwise, and the Executive is offered employment with any concern or undertaking involved in or resulting from the reconstruction or amalgamation on terms which (considered in their entirety) are no less
favourable to any material extent than the terms of this Agreement, the Executive acknowledges and agrees that there shall be no claim against the Company or any undertaking arising out of or connected with such termination. 

 

	 	28.3	 This clause 28.3 applies if the Executive subscribes for or is awarded shares in the Company or any Group
Company or participates in any share option, restricted share, restricted share unit, long term incentive, carried interest, co-invest or any other form of profit sharing, incentive, bonus or equity plan or
arrangement (each, an “Incentive”) or may do so. If on termination of this Agreement, whether lawfully or in breach of contract, the Executive loses any rights or benefits in relation to any Incentive that he held immediately prior
to such termination of this Agreement which the Executive would not have lost had the Agreement not been terminated (for example, the Executive is not employed as at a vesting date and therefore options which would have vested on that date lapse)
the Executive shall not be entitled to be compensated for any such loss and the Executive hereby irrevocably waives all claims or rights of action in respect of the loss of any rights or benefits under or in respect of any Incentive granted or not
yet granted to the Executive (including any loss relating to the lapse of, or their ineligibility to exercise, any share options, the value of any shares, the operation of any compulsory transfer provisions or the operation of any vesting criteria).

  

	 	28.4	 Upon Termination, the Executive’s rights (if any) in respect of each Incentive shall be solely determined
by the articles of association, rules or other documents governing each Incentive which are in force on the Termination Date. 

  

	 	28.5	 A notice given to a party under this Agreement shall be in writing in the English language and signed by or on
behalf of the party giving it. It shall be delivered by hand or sent to the party at the address given for that party in this Agreement, in the case of the Executive to their personal email address or as otherwise notified in writing to the other
party. A notice given by email shall be deemed to take effect one hour after it is sent, a notice sent by first class post shall be deemed to take effect on the next working day and notice sent by courier upon delivery at the address in question. A
notice required to be given to the Company under this Agreement shall not be validly given if sent by email. 

  
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	 	28.6	 This Agreement and any document referred to in it constitutes the entire agreement between the parties and
supersedes and extinguishes all previous discussions, correspondence, negotiations, drafts, agreements, promises, assurances, warranties, representations and understandings between them, whether written or oral, relating to its subject matter
(including without limitation your previous contract of employment dated 1 December 2018). 

  

	 	28.7	 The Executive agrees that in entering into this Agreement the Executive does not rely on and shall have no
remedies in respect of, any statement, representation, assurance or warranty (whether made innocently or negligently) that is not expressly set out in this Agreement. The Executive waives any claim for innocent or negligent misrepresentation or
negligent misstatement including in respect of any statement set out in this Agreement. 

  

	 	28.8	 No variation or agreed termination of this Agreement shall be effective unless it is in writing and signed by
the parties (or their authorised representatives). 

  

	 	28.9	 The Executive shall not be contractually entitled to receive any benefit from the Company which is not
expressly provided for by this Agreement. 

  

	 	28.10	 This Agreement may be executed in any number of counterparts, each of which, when executed and delivered, shall
be an original, and all the counterparts together shall constitute one and the same agreement. 

  

	 	28.11	 The Contracts (Rights of Third Parties) Act 1999 shall only apply to this Agreement in relation to any Group
Company. No person other than the parties to this Agreement and any Group Company shall have any rights under it and it will not be enforceable by any person other than those parties. 

 

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

 

	 	28.13	 Each party irrevocably agrees that the courts of England shall have exclusive jurisdiction to settle any
dispute or claim arising out of or in connection with this Agreement or its subject matter or formation (including non-contractual disputes or claims). 

Executed and delivered as a Deed by the Executive and executed as an Agreement under hand by the Company on the date stated at the beginning of this
Agreement. 
  

					
	Signed by
                                         
                               	 		  	  
 Signature

	 for and on behalf of

ACHILLES THERAPEUTICS PLC
	 		  	
			
	 Signed as a deed by IRAJ ALI
 in the
presence of:
	 		  	  
 Signature

			
	  
 Witness’s Signature
	 		  	

  
 19 

	
	

  

					
	Name of witness	 		 	  

	Address of witness	 		 	  

			
	Occupation of witness	 		 	  

  
 20 

 SCHEDULE 1 

POST TERMINATION RESTRICTIONS 
  

	(1)	 In this Schedule, the following terms not otherwise defined in the Agreement shall have the following meanings
unless the context requires otherwise: 

 “Look Back Period” the period of 12 months before the
Termination Date; 
 “Restricted Business” those parts of any business carried on by the Company or any Group Company,
including but not limited to development and commercialization of neoantigen-related cancer therapies and vaccines with which the Executive was either: 
  

	 	(a)	 involved to a material extent; or 

 

	 	(b)	 privy to Confidential Information, 

in each case during the Look Back Period. 

“Restricted Client” any firm, company or person who, during the Look Back Period was either a client or customer of or was
otherwise in the habit of dealing with the Company or any Group Company and with whom or which the Executive either: 
  

	 	(a)	 had material personal contact; or 

 

	 	(b)	 was privy to Confidential Information, 

in each case during the Look Back Period. 

“Restricted Prospective Client” any firm, company or person who was a prospective client or customer of the Company or
any Group Company with whom or which the Company or any Group Company has been in negotiations during the Look Back Period or had expended significant time or resources and with whom or which the Executive: 

 

	 	(a)	 had material personal contact; or 

 

	 	(b)	 was privy to Confidential Information, 

in each case during the Look Back Period. 

“Restricted Person” anyone employed or engaged by or otherwise working for the benefit of the Company or any Group
Company and either the Executive: 
  

	 	(a)	 personally dealt to any material extent; or 

 

	 	(b)	 was privy to Confidential Information, 

in each case during the Look Back Period. 

“Supplier” any person, firm, company or other entity who or which at any time during the Relevant Period: (i) supplied
products or services (other than utilities and products or services supplied for administrative purposes) to the Company or any Group Company including any manufacturer or distributor or collaborator or (ii) was negotiating with the Company or
any Group Company to supply products or services (other than utilities and products or services supplied for administrative purposes) to the Company or any Group Company, and in each case with whom or which the Executive or any person who reported
directly to them had material dealings at any time during the Look Back Period. 

  
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	(2)	 In order to protect the Confidential Information, trade secrets and business connections of the Company and
each Group Company to which the Executive has access as a result of the employment, the Executive covenants with the Company (for itself and as trustee and agent for each Group Company) that the Executive shall not: 

 

	 	(a)	 for 12 months after the Termination Date, in competition with any Restricted Business solicit or endeavour to
entice away from the Company or any other Group Company the business or custom of a Restricted Client; or 

  

	 	(b)	 for 12 months after the Termination Date, in the course of any business concern which is in competition with
any Restricted Business, be involved with the provision of products or services to (or otherwise have any business dealings with) any Restricted Client; or 

  

	 	(c)	 for 12 months after the Termination Date, in competition with any Restricted Business solicit or endeavour to
entice away from the Company or any other Group Company the business or custom of a Restricted Prospective Client; or 

  

	 	(d)	 for 12 months after the Termination Date, in the course of any business concern which is in competition with
any Restricted Business, be involved with the provision of products or services to (or otherwise have any business dealings with) any Restricted Prospective Client; or 

 

	 	(e)	 for 12 months after the Termination Date, in the course of any business concern, offer to employ or engage or
otherwise endeavour to entice away from the Company or any other Group Company any Restricted Person; or 

  

	 	(f)	 for 12 months after the Termination Date, in the course of any business concern which is in competition with
any Restricted Business, employ or engage or otherwise facilitate the employment or engagement of any Restricted Person, whether or not such person would be in breach of contract as a result of such employment or engagement; or

  

	 	(g)	 for 12 months after the Termination Date, be employed by, work for the benefit of, engaged by, interested in or
concerned with any trade or business concern which is (or intends to be) in competition with any Restricted Business for the purposes of providing services the same as or similar to those they provided to the Company or any Group Company. Examples
of businesses considered to be competitive with a Restricted Business include but are not limited to the following companies: Iovance Biotherapeutics Incorporated, BioNTech SE, PACT Pharma Incorporated and Gritstone Oncology Incorporated; or

  

	 	(h)	 for 12 months after the Termination Date, either on his own account, or on behalf of any business concern which
is (or intends to be) in competition with any Restricted Business, directly or indirectly induce, solicit or entice or endeavour to induce, solicit or entice any Supplier to cease conducting business with the Company or any Group Company or to
reduce the amount of business conducted with the Company or any Group Company or adversely to vary the terms upon which any business is conducted with the Company or any Group Company. 

  
 22 

	(3)	 The Executive covenants with the Company (for itself and as trustee and agent for each Group Company) that the
Executive shall not at any time after the Termination Date, represent any connection with any Group Company in any Capacity, other than as a former employee, or use any registered business names or trading names associated with any Group Company.

  

	(4)	 None of the restrictions in this Schedule shall prevent the Executive from holding a Permitted Investment.

  

	(5)	 The restrictions imposed on the Executive by this Schedule apply to the Executive acting:

  

	 	(a)	 directly or indirectly; and 

 

	 	(b)	 in any Capacity, on their own behalf or on behalf of, or in conjunction with, any firm, company or person.

  

	(6)	 The periods for which the restrictions in paragraph (2) above apply shall be reduced by any period that
the Executive spends on Garden Leave immediately before the Termination Date. 

  

	(7)	 The Executive agrees that the restrictions contained in this Schedule shall apply in relation to all Restricted
Clients notwithstanding that such Restricted Clients may have been introduced to the Company or any Group Company by the Executive. 

  

	(8)	 If the Executive receives an offer to be involved in a business concern in any Capacity during employment, or
before the expiry of the restrictions set out in paragraph (2) above, the Executive shall give the person making the offer a copy of this Schedule and shall tell the Company the identity of that person as soon as possible after accepting the
offer. 

  

	(9)	 Each sub-paragraph (2)(a) to (2)(h), each definition set out in this
Schedule, each limb of each such definition and each operative word within each sub-paragraph or definition is agreed to be a separate and severable restriction, notwithstanding that they are combined together
for the sake of brevity. The parties agree that if any such restrictions shall be held to be void but would be valid if part of: (a) the wording of such restriction were deleted, such restriction shall apply with such deletion (including but
not limited to a single word or words) as may be necessary to make it valid or effective; and (b) the wording of any definition were deleted, such restriction shall apply with such deletion as may be necessary to make it valid or effective but
the deletion in that definition shall not apply to any other restriction, so that each definition is deemed to be repeated each time it is used. The parties agree that if any such restrictions shall be held to be void on account of its duration, the
duration of each restriction shall take effect as if reduced by a month, until the resulting period shall be valid and enforceable. 

  

	(10)	 If the employment of the Executive is transferred to any firm, company, person or entity other than a Group
Company (the “New Employer”) pursuant to the Transfer of Undertakings (Protection of Employment) Regulations 2006, the Executive will, if required, enter into an agreement with the New Employer containing post termination
restrictions corresponding to those restrictions in this Schedule, protecting the confidential information, trade secrets and business connections of the New Employer. 

 

	(11)	 The Executive enters into each of the restrictions in this Schedule for the benefit of the Company on its own
behalf and as trustee for each Group Company. The Executive will, at the request and expense of the Company, enter into a separate agreement with any Group Company in which the Executive agrees to be bound by restrictions corresponding to those
restrictions in this Schedule in relation to that Group Company. 

  
 23 

	(12)	 The Executive has had the opportunity to obtain legal advice on the terms of this Agreement. The Executive
acknowledges that the restrictions are necessary to protect the legitimate interests of the Group and are reasonable in scope and duration. 

  

	(13)	 The Executive acknowledges that if the Executive breaches the restrictions set out in this Schedule the Company
will suffer irreparable loss, damages will not be an adequate remedy and the Company should be entitled to injunctive relief. 

  
 24

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