Document:

Exhibit 10.10

 

Client Services Agreement

 

Pacific Business Centers

 

		1.	Definitions:

 

Operator: Refers
to: PBC Carlsbad, LLC,

                     a
California Limited Liability Company.

 

	Client: Refers to:	AmpliPhi Bioscience Corporation
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Premises:
Refers to the entire suite of offices and related support facilities operated by Operator.

 

Office: Refers
to the particular office(s) or space leased by Client.

 

Building:    Refers
to the Building located at 2173 Salk Avenue, Carlsbad, California, 92008.

 

Client Services
Agreement: Refers to the terms of business to which Operator and Client agree. Here to fore simply “Agreement.”

 

		2.	Term of Agreement:

 

Initial
Term: This Agreement shall commence on September 1, 2013, and
shall continue for a term of six
months.                    
Unless terminated by Client or Operator as required by the terms in Section 7 below, the Agreement will be automatically
extended under the terms and conditions set forth below, for successive periods equal to the initial term. Note:
Agreement does not terminate automatically.

 

		3.	Office Use and Fees:

 

Office Use:
Client will have the use of office(s)              #32             
Client’s use of the office(s) shall be subject to the terms and conditions of this Agreement and shall be used
for the normal operation of client’s business and for no other purpose.

 

Office Fees:
Client agrees to pay     $1033.00    
per month for the use of the office. Included in this fee are: a) access to shared center amenities, b) mail delivery
and pick up, c) janitorial maintenance, d) utilities and heating and air conditioning (where available) during “normal”
business hours, and e) after hour access to the Premises.

 

	*	Client will receive a Rent discount of S258/mo during the 6-month initial term.
	*	Client shall be given early access to connectivity and temporary space during the month of August at no additional cost.

  

Office Occupancy:
The office shall be used by no more than two (2) persons. Reception,
phone answering and mail service will be provided only to the occupants assigned to the office unless otherwise agreed to in writing
and may require additional fees.

 

Keys: Client
will be given two (2) sets of keys (including, if required, fobs, cards or access
keys), to each Client office. Any key which is lost or stolen must be reported to Operator immediately and Client must pay the
cost of replacement and re-keying, if necessary. Client shall not copy any key or allow anyone else to use them without Operator’s
written consent.

 

		4.	Client Services and Fees:

 

Service
Packages: Should client require additional services or equipment over and above that which is included in the
Office Fees, the additional fixed monthly charge will be made up of the following:

 

	Basic Connectivity Packages	 	 	2	 	 	 	@	 	 	$	199.00	 	 	$	398.00	 
	TOTAL	 	 	 	 	 	 	 	 	 	 	 	 	 	$	398.00	 

 

A detailed list of service package amenities
is included on the attached Connectivity and Services matrix.

 

Telephone
Service (If applicable): Operator will provide personalized phone services per Client’s Service Package from
8:30 am to 5:00 pm, Monday  – Friday, holidays excluded. Voicemail is 24-hour accessible to Client. Unless agreed
otherwise, reception services will be provided to the number of users identified above for Service Packages. All components
of the telephone service, including phone numbers and phone equipment issued by Operator but used by Client will remain at
all times property of Operator. Client is not permitted to install any communication equipment, including telephone or
network lines for internal or external use without prior written approval of Operator.

 

Mail Service
(If applicable): Operator will act as an agent for Client in receiving mail and reasonably sized packages when such
are delivered to Client in conjunction with service to Client. Operator will accept mail in Client’s name, as detailed in
this contract, ONLY. Operator is not responsible for mail returned to sender for improper address. Client authorizes Operator to
sign for mail and packages deliverable only upon signature and agrees to pick up mail and packages in a timely manner. Operator
is not responsible for mail returned to sender for non-payment of service fees.

 

Network Connectivity
(If applicable): Operator will provide Client with access to the internet in the form of an open and shared broadband
gateway. The standard shared broadband gateway is available for individual internet access for all Operator’s clients. Client
acknowledges that the standard internet access service is provided “as is” in a non-secured environment. Operator cannot
be held responsible for any security intrusions, damages or faults that occur as a result of this service. The service does not
have a firewall, proxy server or other preventative measures against outside intrusions. The Operator recommends that Client place
the following protections on all computers connected to the service: automatic virus scanning software, installation of personal
computer firewalls, shutting down computers when not in use for long periods of time, unique ID and password for each computer.

 

Optional
Services: Operator will make available to Client optional services which include, among others: parking (where available),
photocopying, scanning, administrative services, IT services, facsimile services, mail handling, will call services, food and beverage
services, local and long distance phone services, messenger and delivery and specialized reception services. These services will
be charged to Client at Operator’s then marketed rates plus applicable taxes, if required.

 

PBC Carlsbad, LLC. –  Client
Services Agreement

 

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		5.	Payment of Fees:

 

Payment of
Fees: As a matter of convenience Operator will produce a monthly invoice, which will include all Client charges as of
the first day of each month. Fixed charges are not “invoice dependent” and are due and payable on the 1st
day of each calendar month. Client agrees that any errors or delays in billing for fees or additional charges may be corrected
by Operator at any time. Client will have sixty (60) days to dispute a charge from the date of the first invoice with disputed
item. All disputed charges must be in writing. Client agrees to pay any amount not in dispute by the due date.

 

Late Payment
of Fees: Payments for fixed charges not made by the 5th calendar day of each month will result in a late
fee of 10% of the total amount of fixed charges and thereafter a finance charge equal to 1.5% per month of any amount not paid
within thirty (30) days of the due date. If Client is more than fifteen (15) calendar days past due, Operator shall have the right
to declare Client in default. If after three (3) working days from notification of default, full payment for fixed services has
not been received by Operator, Operator may without further notice terminate all services provided under this Agreement. Payments
for variable, optional charges which are included in the monthly invoice, dated as of the first of the month, are due and payable
by the 15th calendar day of the month, unless Client reasonably disputes a variable charge, in writing, a late payment
will result in a late fee of 5% of the total amount of variable, options charges and thereafter a finance charge equal to one and
one-half (1.5%) per month of any amount not paid within thirty (30) calendar days of the due date.

 

Returned
Checks Fees: Returned checks will result in a $50 fee for each occurrence. Client remains subject to the timing and
late fee provisions established above.

 

		6.	Manner
                                                                                      of Use:

 

Manner
of Use:      Client may use the facilities and services for legitimate business purposes only. Client shall not
conduct any activity on the Premises which is forbidden by law, hazardous or may invalidate or increase the premium of any
insurance policy carried by the Operator or its partners. Client shall not conduct any activity which impairs the character,
quiet enjoyment, reputation, appearance or operation of the business. Client agrees to strictly adhere to the reasonable
rules and regulations mandated by Operator’s landlord and staff. Client is responsible to ensure that its personnel and
guests conduct themselves in a business-like and professional manner at all times. Operator may immediately terminate a Client’s
Agreement upon five (5) days written notice, regardless of term, and in Operator’s
sole discretion, if Clients employees or guests use vulgar, abrasive or insulting
language or demonstrates aggressive behavior directed toward or observed by any of the Operator’s staff or takes
action to disrupt the business environment of the Premises.

 

Sexual Harassment
and Discrimination: Client and its employees, agents, and guest will not engage in legally prohibited acts of sexual
harassment to any of Operator’s employees. Client will comply with all laws prohibiting discrimination based on a person’s
sex, age, race, color, national origin, disability and/or religion and similar statues.

 

Insurance:     Client
understands that Operator does not provide any insurance for Client’s benefit. Client agrees to insure, at its own expense,
its personal property from all perils and assumes all risk of loss with respect to its property and that of its employees, agents
and guests. Client agrees to endorse Operator as additional named insured on its policy.

 

		7.	Termination of Agreement:

 

Termination
of Agreement:  Either party can terminate this Agreement at the end of the initial or subsequent terms
within the time specified in the following schedule:

 

	# of Offices 	 	Required 	Notice
	1	 	No later than 30-days prior to termination date
	2-3	 	No later than 60-days prior to termination date
	4-6	 	No later than 90-days prior to termination date
	7 or more	 	 No later than 120-days prior to termination date

 

In any event, the termination of this agreement
shall be effective on the last calendar day of the month in which the last of required period falls. Failure to notify Operator
of Client’s intent to terminate shall result in an automatic renewal of this Agreement for subsequent periods equal in length
to this Agreement. In the event of any automatic renewal, Operator reserves the right to raise the rent to adjust for changes in
the market value of Client’s Office.

 

Disconnect
and Damage Fees: Upon termination of this Agreement, Client will return the office(s) and furniture in as good a condition
as when client commenced use, normal wear and tear excepted. Client agrees to vacate the premises promptly and to leave the office
space in at least “broom clean” condition. Client will be invoiced for cleaning/painting at a cost of one hundred fifty
dollars ($150.00) for the first workstation and eighty-five dollars ($85.00) per each additional workstation plus the cost of repairs,
if required. In addition, a charge of eighty-nine dollars ($89.00) will be assessed to disconnect each user with either or telephone/network
connections.

 

Telephone
Number and Mail Forward: Client acknowledges that the U.S. Postal Service will not accept a “Change of Address”
request for any of Operator’s clients. Therefore, for ninety (90) days after termination of this Agreement, Operator will
automatically invoice Client a fee of seventy-four dollars ($74.00) per month for transitional services. During this period, Operator
will hold or forward mail once per week and will re-direct callers to Client’s new telephone number and address via voicemail
instruction. In the event that Client does not pay invoice and adequate deposits are not available, the length of this transitional
service will be pro-rated based upon available funds. Client further understands that at the
expiration of the transition term, irrespective of length, all mail will be marked “Return to Sender” and the phone
number, which is the property of Operator, will be assigned to another user.

 

Holding Over:
If Client does not surrender possession of the Office(s) promptly upon termination of this Agreement and does not have
written permission of Operator, Client shall pay Operator for each day of such possession one-fifteenth (1/15th) of
the amount of the monthly office fee plus all costs, expenses and damages sustained by Operator as a result of such
possession and Client will continue to be bound be all the other terms and conditions of this Agreement.

 

PBC Carlsbad, LLC. – Client Services Agreement

 

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Client’s
Personal Property:Upon vacating the Premises, client is expected to remove all personal property. Any personal property
remaining on the Premises will be disposed of and costs of dispossession will be charged to Client. If dispossession includes the
sale of said property, Operator has no obligation to Client for any of the proceeds of the sale.

 

		8.	Service and Key Deposits:

 

Service
Deposits: Client agrees to deposit with Operator the sum of $1173.00 as
a service deposit to secure Operator for advances made on Client’s behalf for: a) services rendered Client by Operator,
b) as security for full performance by Client of the terms set forth in this Agreement, c) for the repair or correction of damage
to clients office, furnishings and/or equipment beyond normal wear and tear. Under no circumstances
may Client use the Service Deposit in lieu of the last monthly payment of fixed or variable charges.

 

Key Deposits: Client
agrees to deposit with Operator the sum of $100.00 as a service deposit to secure
Operator for advances made as a deposit toward the return of all building, premises or office keys, cards or fobs.

 

Return of
Deposit: Subject to Operator’s rights under the preceding paragraph, the entire deposit or any balance thereof
shall be returned to Client within sixty (60) days after Client has vacated the premises and surrendered all keys.

 

		9.	Remedies Upon Client’s Default

 

Remedies
Upon Client’s Default: On default, Operator may choose any or all of the following remedies: a) terminate this
Agreement, b) accelerate all rent payments payable under this Agreement, c) demand security deposit or additional deposits, d)
take any action authorized by law to recover office space and Operator’s property from Client. D) Operator may immediately
cease providing Client with any or all services, including telecommunications and network/IT services. Client agrees that the withholding
of services without the compliance with the provisions of any applicable unlawful detainer or eviction statute which only governs
the physical occupancy of the office(s) and in inapplicable to other services such as telecommunications, reception services, network
access, conference rooms, parking, etc. Client agrees that Operator is incapable of mitigating damages for breach of this Service
Agreement.

 

		10.	Claims Against Operator:

 

Occupancy:
If occupancy cannot be provided by Operator for any reason by the commencement date stated above, Operator shall not
be liable for any damages, but rent shall not accrue until occupancy can be provided.

 

Waiver:    Client
acknowledges that due to the imperfect nature of verbal, written and electronic communications and equipment, Operator shall not
be responsible for damages, direct or consequential, which may result from the failure of Operator to furnish any service,
including but not limited to the service of conveying messages, communications
and other utility or services described under this Agreement or agreed by Operator. This indemnification
of liability includes any perceived loss of business, profits, or anticipated earnings that rises out of or in connection
with the Client's use of Operator’s services including telephone, voicemail, phone answering, mail delivery or mail forwarding,
internet and computer services Client’s sole remedy and Operator’s sole obligation for any failure to render any service,
any error or omission or any delay or interruption with respect thereto, is limited to an adjustment to the Client’s billing
in an amount equal to the charge for such service for the period during which the failure, delay, interruption occurs or continues.
Nonetheless, Client may terminate this Agreement by providing Operator with five (5) days advance written notice if Operator’s
telephone services substantially cease to function for five (5) consecutive business days during the term of this Agreement unless
Client is in default of this Agreement. Further, except for loss or damage to Client’s property intentionally caused by Operator’s
agents or employees, Client, as a material consideration of this Agreement waives all claims again Operator for loss or damage
to the Client’s property caused by fire, water, theft or otherwise.

 

Indemnification:
This Agreement is made upon the express condition that the Operator is to be free from all liability for claims for
damages by reason of injury to any person or loss or damage to any property from any cause while in, upon or in any way connected
with the Premises during the term of this Agreement and Client hereby agrees to indemnify and hold harmless the Operator from all
liability, loss, cost and obligations on account of or rising out of any such injuries or losses however occurring; provided, however,
that nothing herein shall be construed as relieving Operator of its own or its employees gross negligence or willful misconduct.

 

Attorney’s
Fees:    If either party breaches any term, covenant or condition of this Agreement, the prevailing party shall pay the
other party’s reasonable expenses, including attorney’s fees, incurred in enforcing its rights under this Agreement.

 

		11.	Miscellaneous Provisions:

 

Operator’s
Employees:    Client agrees that during the term of this Agreement and for twelve (12) months after termination, neither
Client nor any affiliate of Client shall hire anyone who is or has been an employee of Operator during the term of term of Client’s
Agreement or accept compensation in connection with the employment of Operator’s employees. Upon breach of this provision,
Client agrees to pay the Operator ten thousand dollars ($10,000.00) as compensation and agrees that this provision for liquidated
damages is reasonable and that the actual damage which would be sustained by the Operator as a result would be difficult to fix.

 

Right of
Entry: Operator shall have the right to enter Client’s office(s) in the following circumstances: a) in the case
of emergency, b) upon reasonable advanced notice to Client for cleaning and to make repairs or
to exhibit the office(s) to potential Clients, and c) to supply services requested by Client.

 

Rules and
Regulations: Client agrees that compliance with the Rules and Regulations document
attached hereto is a material part of this Agreement. Client further agrees that from time to time Operator makes amendments to
the Rules and Regulations for which Client will be notified
in writing. Client agrees to comply with subsequent changes to these Rules and Regulations.

 

PBC Carlsbad, LLC. – Client Services Agreement

 

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Master Lease:
This Agreement shall be subject and subordinate to the Lease under which the Operator holds possession of the Premises.
Upon termination of such Lease, for any reason, this Agreement shall terminate and Client shall promptly surrender Client’s
office. (If applicable) Client agrees to accept the provision of the attached Waiver and Release
for Master Landlord as a material part of this Agreement.

 

Assignment
and Subletting: Client’s interest under this Agreement many not be encumbered or assigned, in whole or part, either
by act of Client or by operation of law without the express written consent of Operator. In the absence of written consent, any
purported encumbrance, assignment or sublease by Client shall not be binding on Operator.

 

Notices:
Any notice required or permitted under this Agreement must be in writing addressed to Operator and delivered to the
Operator at the Premises. Client agrees Operator’s written notice may be delivered via electronic communication or Client’s
designated mailbox.

 

Time is
of the Essence:    The timing provisions contained in this Agreement constitute a material part of the
Agreement.

 

Applicable
Law: The Agreement shall be governed and construed in accordance with the laws of the State of California. Any dispute
arising out of the terms and conditions of this Agreement shall be resolved in accordance with terms and conditions of the attached
Mediation and Arbitration Agreement. This instrument and all documents incorporated by reference contains the entire Agreement
of the parties. No representation or promise relating to and no amendment of this Agreement shall be binding unless it is in writing
and signed by both parties. If any provision of this Agreement is held to be unenforceable, this Agreement shall be construed without
such provision. The captions are not part of the Agreement.

 

Agreed:     Date: August
20, 2013                                

 

	Operator: 	PBC Carlsbad, LLC
	Address:	2173 Salk Avenue, Suite 250
	 	Carlsbad, CA 92008-7383

 

	By:	/s/ Jeff Warner	 
	 	Jeff Warner, Manager	 

 

	Client:	AmpliPhi Bioscience Corporation
	Address:	4870 Sadler Road, Suite 300
	 	Glen Allen, VA 23060

 

	BY:	/s/ Philip Young CEO
	 	(Print Name and Title)

 

***************************************** Rules and Regulations *************************************

 

Conference Room Usage: (If applicable)
Client will receive account information to access the Pacific Business Center Client Portal at http://www.pbcoffices.com/portal.html
with rooms booked and powered by Liquid Space for the purposes of scheduling, on a first- come, first-served basis
day office or conference room space. Contracted hours are to be used by the last billing day of the month and will not be carried
over. Hourly use over the contracted amounts will be billed at then PBC hourly rates. Client agrees to adhere to Operator’s
cancellation and other pertinent policies regarding use as posted on the Client Services Portal.

 

Alterations:
Client may not make any physical alterations to Client’s office(s) without the prior written consent of Operator.
Exceptions are: a) hanging light-weight pictures, b) adding furniture (moving regulations must be adhered to), and c) installing
business equipment that does not interfere with the interior surfaces or existing electrical, cabling or telephonic systems.

 

Corridor
and Exit Doors: Client will not prop open any corridor doors, exit doors or doors connected to corridors during or after
business hours.

 

Chair
Mats: Client agrees to use chair mats in the office for any rolling desk chair. Repair of carpet damage will be
the responsibility of Client.

 

Service Animals:
No animals, except those assisting the physically disabled, may be brought in or kept in or about the Premises or Building.

 

Smoking: Smoking
is prohibited in the Premises at all times. Individual building rules regarding smoking restrictions must be followed by
Client and its employees and guests.

 

Signage:
No sign, placard, picture, advertisement, name, or notice shall be inscribed, displayed, or printed, or affixed on or
to any part of the outside or inside of the Building without the written consent of Operator. Operator shall have the right to
remove same without notice to and at the expense of Client.

 

Common Areas:
The sidewalks, halls, passages, exits, entrances, elevators, and stairways shall not be obstructed by any of the Client
or used by them for any purpose other than for ingress and egress from their respective office(s) or Premise.

 

Quiet Enjoyment:
Client will not interfere with the quiet enjoyment on any other of Operator’s clients.

 

Door Locks:
Client shall not alter any lock or install any new or additional locks or any bolts on any doors or windows of the Premises.

 

Restrooms:
The building restrooms, urinals, wash bowls, and other apparatus shall not be used for any purpose other than that for
which they were constructed and no foreign substance of any kind shall be thrown therein and the expense of any breakage, stoppage,
or damage resulting from the violation of this rule shall be borne by the Client who, or whose agents, officers, employees, invitees
or guests, shall have caused it.

 

PBC Carlsbad, LLC. – Client Services Agreement

 

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Office Safe/Heavy
Equipment: Client must inform Operator of safes or other heavy equipment intended for placement in the office(s). Operator
shall have the right to prescribe the weight, size, and position of all safes and other heavy equipment and also the time and manner
of moving the same in and out of the Building. Safes and other heavy objects shall, if considered necessary by Operator, stand
on supports of such thickness as necessary to properly distribute the weight. Operator will not be responsible for loss of or damage
to said property from any cause. The repair of damage done to the Premises or building by moving or maintaining any such equipment
shall be at the expense of Client.

 

Moving: Any
moving company or contractor retained by Client to undertake moving activities, including but not limited to furniture, freight
and other large equipment, to or from the Premises must first be pre-approved by Operator, in Operator’s sole but reasonable
discretion; and obtain Operator's approval of the timing and manner of the moving activities and schedule

 

Use: Other
than use of the microwave and coffee machine, no other cooking shall be done or permitted by any Client on the Premises, nor shall
the Premises be used for the storage of merchandise, for washing clothes, for lodging, or for any improper, objectionable, or immoral
purpose.

 

No Flammable
or Toxic Materials: Client shall not use or keep in the Premises any flammable
or combustible fluid or material, or use any method of heating or air conditioning other than that supplied by Operator (small
office fans excluded). Client shall not use, keep, or permit to be used or kept, any foul or noxious gas or substance in the Premises.

 

Telephone/Cabling
Installation: Operator will direct electricians as to where and how telephone and data cabling of any kind are to be
installed. No boring or cutting for the wires and cable will be allowed without the consent of the Operator. The location of telephones,
call boxes, and other office equipment affixed to the Premises shall be subject to the approval of Operator. Operator may, at its
sole discretion, reallocate phone lines available on the floor in which the Premises are located at any time during the term of
this Agreement.

 

OPERATOR: PBC Carlsbad, LLC

 

	Address:	 	2173 Salk Avenue
	 	 	Suite 250
	 	 	Carlsbad, CA 92008-7383
	 	 	 
	By:	 	/s/ Jeff Warner
	 	 	Jeff Warner, Manager

 

Access to
Building and Premises: On Weekends and legal holidays, and on other days between the hours of 5:00 p.m. and 8:30 a.m.
the following day, access to the Premises, building, elevators and stairways may be refused unless the person seeking access is
known to the person or employee of the Building and has access “keys.” The Operator shall in no case be liable for
damages for any error with regard to the admission to or exclusion from the Premises or building of any person. In case of invasion,
mob, riot, public excitement, or other commotion, access to the Building and/or Premises may be denied by closing of the doors
or otherwise, for the safety and protection of the suite and building’s Clients and property. Operator reserves the right
to exclude or expel from the Premises and building any person who, in the judgment of the Operator, is intoxicated or under the
influence of liquor or drugs, or who shall in any manner appear likely to act in violation of any of the rules and regulations
of the Premises or Building.

 

Common Area
Operations: Operator shall have the right to control and operate the public portions of the Building, and the public
facilities, and heating and air conditioning, as well as facilities furnished for the common use of the Clients, in such manner
as it deems best for the benefit of the Clients generally.

 

Enforcement: Client
agrees that compliance with these Rules and Regulations is a material component of the Services Agreement between Client
and Operator, PBC Carlsbad, LLC entered into on Wednesday, August 21, 2013.

 

Client agrees to abide by all such Rules
and Regulations and any written amendments or modifications to same. Operator shall have no responsibility to Client for any violation
or non-performance of these Rules and Regulations by any of Operator’s other Clients or Clients of the building.

 

	CLIENT:  	AmpliPhi Bioscience Corporation
	 	 

 

	Address:  	4870 Sadler Road
	 	Suite 300
	 	Glen Allen, VA 23060

 

	By:  	/s/ Philip Young
	 	Philip Young CEO
	 	Print Name and Title

 

PBC Carlsbad, LLC. – Client Services Agreement

 

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Building Rules and Regulations

 

Tenant (the term Tenant refers to the Operator)/Client
shall faithfully observe and comply with the following Rules and Regulations. Landlord shall not be responsible to Tenant/Client
for the nonperformance of any of said Rules and Regulations by or otherwise with respect to the acts or omissions of any other
tenants or occupants of the Building or the Real Property.

 

		1.	Except in connection with Executive Suites Service, Tenant/Client shall not alter any lock or install
any new or additional locks or bolts on any doors or windows of the Premises without obtaining Landlord's prior written consent.
Tenant shall bear the cost of any lock changes or repairs required by Tenant. Ten keys will be furnished by Landlord for the Premises,
and any additional keys required by Tenant must be obtained from Landlord at a reasonable cost to be established by Landlord.

 

		2.	All doors to public corridors shall be kept closed, except for normal ingress and egress to the
Premises, unless electrical hold backs have been installed.

 

		3.	Landlord reserves the right to close and keep locked all entrance and exit doors of the Building
during such hours as are customary for Comparable Projects. Tenant/Client, its employees and agents must be sure that the doors
to the Building are securely closed and locked when leaving the Premises if it is after the normal hours of business for the Building.
Any Tenant/Client, its employees, agents or any other persons entering or leaving the Building at any time when it is so locked,
or any time when it is considered to be after normal business hours for the Building, may be required to sign a Building register
when so doing. Access to the Building may be refused unless the person seeking access has proper identification or has a previously
arranged pass for access to the Building. The Landlord and its agents shall in no case be liable for damages for any error with
regard to the admission to or exclusion from the Building of any person. In case of invasion, mob, riot, public excitement, or
other commotion, Landlord reserves the right to prevent access to the Building during the continuance of same by any means it deems
appropriate for the safety and protection of life and property.

 

		4.	Landlord shall have the right to prescribe the weight, size and position of all safes and other
heavy property brought into the Building. Safes and other heavy objects shall, if considered necessary by Landlord, stand on supports
of such thickness as is necessary to properly distribute the weight. Landlord will not be responsible for loss of or damage to
any such safe or property in any case. All damage done to any part of the Building, its contents, occupants or visitors by moving
or maintaining any such safe or other property shall be the sole responsibility of Tenant/Client and any expense of said damage
or injury shall be borne by Tenant/Client.

 

		5.	No bulky furniture, freight, packages, supplies, equipment or merchandise will be brought into
or removed from the Building or carried up or down in the elevators, except upon prior notice to Landlord, and in such manner,
in such specific elevator, and between such hours as shall be designated by Landlord. Tenant/Client shall provide Landlord with
not less than 24 hours prior written notice of the need to utilize an elevator for any such purpose, so as to provide Landlord
with a reasonable period to schedule such use and to install such padding or take such other actions or prescribe such procedures
as are appropriate to protect against damage to the elevators or other parts of the Building. Notwithstanding the foregoing, all
damage or injury to the Building or to the Premises, fixtures, appurtenances and/or equipment caused by the Tenant/Client moving
property in or out of the Building or the Premises or by Tenant/Client's installation or removal of FF&E, or other property,
or from any other cause of any kind or nature whatsoever due to carelessness, omission, neglect, improper conduct, or other cause
of the Tenant/Client, its agents, employees, invitees, contractors or subcontractors shall be repaired, restored, or replaced promptly
by the Tenant/Client at its sole cost and expense to the satisfaction of the Landlord.

 

		6.	Landlord shall have the right to control and operate the public portions of the Building, the public
facilities, the heating and air conditioning, and any other facilities furnished for the common use of tenants, in such manner
as is customary for Comparable Projects.

 

		7.	The requirements of Tenant will be attended to only upon application at the Office of the Building
or at such office location designated by Landlord. Employees of Landlord shall not perform any work or do anything outside their
regular duties unless under special instructions from Landlord.

 

		8.	Tenant/Client shall not disturb, solicit, or canvass any occupant of the Real Property and shall
cooperate with Landlord or it’s agents to prevent same.

 

		9.	The toilet rooms, showers, urinals, wash bowls and other apparatus shall not be used for any purpose
other than that for which they were constructed, and no foreign substance of any kind whatsoever shall be thrown therein. The expense
of any breakage, stoppage or damage resulting from the violation of this rule shall be borne by the Tenant/Client who, or whose
employees or agents, shall have caused it.

 

		10.	Tenant/Client shall not overload the floor of the Premises, nor mark, drive nails or screws, or
drill into the partitions, woodwork or plaster or in any way deface the Premises or any part thereof (other than hanging normal
artwork) without Landlord's prior written consent first had and obtained.

 

		11.	Except for vending machines intended for the sole use of Tenant's employees and invitees, no vending
machine or machines of any description other than normal office machines shall be installed, maintained or operated upon the Premises
without the prior written consent of Landlord.

 

		12.	Tenant/Client shall not use or keep in or on the Premises or the Building any kerosene, gasoline
or other inflammable or combustible fluid or material.

 

		13.	Tenant/Client shall not use any method of heating or air conditioning other than that which may
be supplied by Landlord.

 

		14.	Tenant/Client shall not use, keep or permit to be used or kept, any foul or noxious gas or substance
in or on the Premises, or permit or allow the Premises to be occupied or used in a manner offensive or objectionable to Landlord
or other occupants of the Building or Real Property by reason of noise, odors, or vibrations, or interfere in any way with other
Tenant/Clients or those having business therein.

 

		15.	Tenant/Client shall not bring into or keep within the Building or the Premises any animals, birds,
bicycles or other vehicles.

 

		16.	No cooking shall be done or permitted by any Tenant/Client on the Premises, nor shall the Premises
be used for the storage of merchandise, for lodging or for any improper, objectionable or immoral purposes. Notwithstanding the
foregoing, Underwriters' laboratory-approved equipment and microwave ovens may be used in the Premises for heating food and brewing
coffee, tea, hot chocolate and similar beverages, provided that such use is in accordance with all applicable federal, state and
city laws, codes, ordinances, rules and regulations, and does not cause odors which are objectionable to Landlord and other Tenant/Clients.

 

		17.	Landlord will approve where and how wires and cables are to be introduced to the Premises. No boring
or cutting for wires shall be allowed without the prior written consent of Landlord. The location of telephone, call boxes and
other office equipment affixed to the Premises shall be subject to the prior written approval of Landlord.

 

		18.	Landlord reserves the right to exclude or expel from the Building or Real Property any person who,
in the judgment of Landlord, is intoxicated or under the influence of liquor or drugs, or who shall in any manner do any act in
violation of any of these Rules and Regulations.

 

PBC Carlsbad, LLC. – Client Services Agreement

 

    	6

    	 

    

 

		19.	Tenant/Client, its employees and agents shall not loiter in the entrances or corridors, nor in
any way obstruct the sidewalks, lobby, halls, stairways or elevators, and shall use the same only as a means of ingress and egress
for the Premises.

 

		20.	Tenant/Client shall not waste electricity, water or air conditioning and agrees to cooperate fully
with Landlord to ensure the most effective operation of the Building's heating and air conditioning system. This includes the closing
of exterior blinds, preventing the sun rays to shine directly into areas adjacent to exterior windows.

 

		21.	Tenant/Client shall store all its trash and garbage within the interior of the Premises. No material
shall be placed in the trash boxes or receptacles if such material is of such nature that it may not be disposed of in the ordinary
and customary manner of removing and disposing of trash and garbage in the Carlsbad area without violation of any law or ordinance
governing such disposal. All trash, garbage and refuse disposal shall be made only through entry-ways and elevators provided for
such purposes at such times as Landlord shall designate.

 

		22.	Tenant/Client shall comply with all safety, fire protection & evacuation procedures & regulations
established by Landlord or any governmental agency.

 

		23.	Tenant/Client shall assume any and all responsibility for protecting the Premises from theft, robbery
and pilferage, which includes keeping doors locked and other means of entry to the Premises closed,
when the Premises are not occupied.

 

		24.	Landlord may waive any one or more of these Rules and Regulations for the benefit of any particular
tenant or tenants, but no such waiver by Landlord shall be construed as a waiver of such Rules and Regulations in favor of any
other tenant or tenants, nor prevent Landlord from thereafter enforcing any such Rules or Regulations against any or all tenants
of the Building or Real Property.

 

		25.	No awnings or other projection shall be attached to the outside walls of the Building without the
prior written consent of Landlord. No curtains, blinds, shades or screens shall be attached to or hung in, or used in connection
with, any window or door of the Premises without the prior written consent of Landlord. All electrical ceiling fixtures hung in
offices or spaces along the perimeter of the Building must be fluorescent and/or of a quality, type, design and bulb color approved
by Landlord in writing.

 

		26.	The sashes, sash doors, skylights, windows, and doors that reflect or admit light and air into
the halls, passageways or other public places in the Building shall not be covered or obstructed by Tenant/Client, nor shall any
bottles, parcels or other articles be placed on the windowsills.

 

		27.	The washing and/or detailing of or, the installation of windshields, radios, telephones in or general
work on, automobiles is not allowed on the Property.

 

		28.	Food vendors shall be allowed in the Building upon receipt of a written request from the Tenant.
The food vendor shall service only the tenants that have a written request on file in the Building Management Office. Under no
circumstance shall the food vendor display their products in a public or common area including corridors and elevator lobbies.

 

		29.	Tenant must comply with requests by the Landlord concerning the informing of their employees of
items of importance to the Landlord.

 

		30.	Tenant/Client shall comply with any non-smoking ordinance adopted by Landlord and/or any applicable
governmental authority.

 

		31.	Tenant/Client and Tenant/Client’s employees, agents, contractors and other invitees shall
not be permitted to bring firearms or weapons of any other type into the Building or surrounding areas at any time.

 

		32.	Landlord reserves the right at any time to change or rescind any one or more of these Rules and
Regulations, or to make such other and further reasonable Rules and Regulations as in Landlord's judgment may from time to time
be necessary for the management, safety, care and cleanliness of the Premises and Building, and for the preservation of good order
therein, as well as for the convenience of other occupants and tenants therein.

 

		33.	Parking.

	 	(a)	Automobiles must be parked entirely within the stall lines on the floor.
	 	(b)	All directional signs and arrows must be observed.
	 	(c)	The speed limit shall be 5 miles per hour.
	 	(d)	Parking is prohibited in areas not striped for parking.
	 	(e)	Parking cards and/or access cards or and/or any other device or form of identification supplied by Landlord (or its operator) shall remain the property of Landlord (or its operator). Such parking identification and/or access card devices must be displayed as requested and may not be mutilated in any manner. The serial number of the parking identification and/or access card devices may not be obliterated. Devices are not transferable or assignable and any device in the possession of an unauthorized holder will be void. There will be a replacement charge to the Tenant/Client or person designated by Tenant/Client of $50.00 for loss of any parking card and/or access card, as the case may be. There shall be a security deposit of $25.00 due at issuance for each parking card key and access card issued to Tenant/Client.
	 	(f)	Tenant may validate visitor parking by such method or methods as the Landlord may approve, at the validation rate from time to time generally applicable to visitor parking. No vehicle may be parked for more than one day.
	 	(g)	Landlord (and its operator) may refuse to permit any person who violates the within rules to park in the Building parking facility, and any violation of the rules shall subject the automobile to removal from the Building parking facility at the parker's expense. In either of said events, Landlord (or its operator) shall refund a prorata portion of the current monthly parking rate and the sticker or any other form of identification supplied by Landlord (or its operator) will be returned to Landlord (or its operator).
	 	(h)	Building parking facility managers or attendants are not authorized to make or allow any exceptions to these Rules and Regulations.
	 	(i)	All responsibility for any loss or damage to automobiles or any personal property therein is assumed by the parker.
	 	(j)	Loss or theft of parking identification devices from automobiles must be reported to the Building parking facility manager immediately, and a lost or stolen report must be filed by the parker at that time.
	 	(k)	The parking facilities are for the sole purpose of parking one automobile per space. Washing, waxing, cleaning or servicing of any vehicles by the parker or his agents is prohibited.
	 	(l)	Landlord (and its operator) reserves the right to refuse the issuance of monthly stickers or other parking identification devices to any Tenant/Client and/or its employees who refuse to comply with the above Rules and Regulations and all City, State or Federal ordinances, laws or agreements.
	 	(m)	Tenant/Client agrees to acquaint all employees with these Rules and Regulations.

 

PBC Carlsbad, LLC. – Client Services Agreement

 

    	7Exhibit 10.11

 

Dated 8 December 2011

 

LEASE

 

Between

 

(1) Nevis Limited and Charter Limited

 

and

 

(2) Biocontrol Limited

 

of

 

Rooms 11, 12,15, 16,18,18A, 18B, 130,
130A and 130B Colworth House

Annex,

Colworth Science Park, Sharnbrook, Bedfordshire

 

    	 

    	 

    

 

Particulars

 

	1	 	Date	 	8 December 2011
	 	 	 	 	 
	2	 	Landlord	 	NEVIS LIMITED (Company Number 87715) and CHARTER LIMITED (Company Number 87716) both of which are incorporated in Jersey and whose address is PO Box 75, 26 New Street, St Helier, Jersey, Channel Islands JE4 8PP and whose address for service is Arlington House, Arlington Business Park, Theale, Reading, Berkshire RG7 4SA
	 	 	 	 	 
	3	 	Tenant	 	BIOCONTROL LIMITED (Company Number 3452169) whose registered office is at Mill House, Overbridge Square, Hambridge Lane, Newbury, Berkshire, RG14 5UX
	 	 	 	 	 
	4	 	Premises	 	Rooms, 11, 12, 15, 16, 18, 18A, 18B, 130, 130A and 130B Colworth House Annex, Colworth Science Park, described in Schedule 1
	 	 	 	 	 
	5	 	Building	 	the building of which the Premises form part and known as Colworth House Annex
	 	 	 	 	 
	6	 	Estate	 	Colworth Park of which the Building and the Premises form part
	 	 	 	 	 
	7	 	Lease Commencement Date	 	8 December 2011
	 	 	 	 	 
	8	 	Term	 	5 years from and including the Lease Commencement Date
	 	 	 	 	 
	9	 	Minimum Period	 	A period of not less than 3 years from the Lease Commencement Date
	 	 	 	 	 
	10	 	Rent	 	£83,250 per annum exclusive of VAT
	 	 	 	 	 
	11	 	Rent Payment Dates	 	the 1st day of each calendar month
	 	 	 	 	 
	12	 	Rent Commencement Date	 	8 December 2011
	 	 	 	 	 
	13	 	Permitted Use	 	Research laboratory and ancillary facilities
	 	 	 	 	 
	14	 	Notice	 	Not less than 3 months' prior written notice
	 	 	 	 	 
	15	 	Declaration Date	 	24 October 2011

 

    	 

    	 

    

 

Conditions

 

In this lease all defined terms shall
adopt the definitions given to them on the page entitled "Particulars", and ‘we’, ‘us’, and
‘our’ shall mean the Landlord named in the Particulars ‘you’
and ‘your’ shall mean the Tenant named in the Particulars.

 

1.   This
lease

 

In return for us leasing you
the Premises you must pay the Rent until the Term ends (however it ends). You must pay the Rent
monthly in advance on each of the Rent Payment Dates. You must not make any deduction withholding or set-off from
payments of the Rent.

 

2.   Your
responsibilities

 

		2.1	You agree to do the following:

 

		2.1.1	pay the Rent by direct debit on the Rent Payment Dates set out in the Particulars. If you do not
pay any rent or other amount you owe us under this Lease (whether or not we send you a demand for it), you must pay us interest
on all unpaid amounts from the date they are due to be paid until the date you pay them. The interest will be 4% above National
Westminster Bank's base rate from time to time;

 

		2.1.2	pay all existing and future telecommunications charges for the Premises, (including without limitation
phone bills);

 

		2.1.3	to repair and maintain the Premises in good and substantial
repair and condition, clean and tidy(including cleaning the windows once a month) and when the Term ends (however it ends)
you must remove all your property and return the Premises to us in the same condition they were in at the start of the lease dated
3 May 2010 between (1) the Landlord and (2) the Tenant (the "Previous Lease") and for the avoidance of doubt
any obligation under the terms of clause 2.1.3 of the Previous Lease shall be deemed to be continuing at the commencement of the
Term and any unremedied breach of the terms of clause 2.1.3 of the Previous Lease shall be deemed to be a breach of this clause;

 

		2.1.4	in the last 4 weeks of the Term (however it ends) you must paint all painted surfaces with good
quality paint and otherwise treat appropriately all other surfaces;

 

		2.1.5	allow us (during reasonable hours in the day after giving you 24 hours notice by phone or letter,
or at any time in an emergency) to enter the Premises to inspect it; or carry out any repairs and alterations we consider necessary
to the Premises or to any neighbouring premises;

 

		2.1.6	immediately tell us about any event or situation which might affect our insurance of the Premises;

 

		2.1.7	pay any excess we or the insurance company asks for towards a claim for loss, damage or destruction
caused by one of the insured risks set out in clause 3.2 and any shortfall in the amounts recoverable by us due to your acts or
omissions or those of persons at the Premises with your express or implied authority;

 

    	 

    	 

    

 

		2.1.8	follow all our reasonable instructions, and the instructions and recommendations of the insurance
company, the relevant insurance brokers, the fire brigade or local authority to protect the Premises;

 

		2.1.9	comply (at your own expense) with all legal responsibilities and obligations relating to the Premises
or how you use them;

 

		2.1.10	pay us any VAT that can be charged on rent or any goods, work or services we provide to you under
or in connection with this Lease;

 

		2.1.11	comply with any other rules and regulations we may notify to you from time to time in relation
to the Premises and/or how you use them and/or the use of the common parts of the Building and the Estate;

 

		2.1.12	pay us on demand all fees, charges, costs and expenses incurred in enforcing your obligations under
this Lease;

 

		2.1.13	maintain your own public liability and employer's liability insurance in relation to the Premises;

 

		2.1.14	maintain your own insurance to cover your fixtures, fittings and possessions on the Premises.

 

		2.2	You agree not to do the following:

 

		2.2.1	store any goods, rubbish, skips, bins or other containers outside the Premises;

 

		2.2.2	put up any pole, aerial or wire or put up or display any sign, notice board or advertisement anywhere
other than within the sign panel we may provide within the Building;

 

		2.2.3	use the Premises other than for the Permitted Use;

 

		2.2.4	carry out any noisy, dangerous, illegal or offensive activity on the Premises or do anything which
may damage, annoy or inconvenience us, any of our tenants, or any people living or working nearby;

 

		2.2.5	anything which would damage or contaminate the Premises or pollute the environment or obstruct
or damage any service media;

 

		2.2.6	park anywhere on the Estate other than in the parking spaces designated by us from time to time
for such purpose referred to in clause 5.1;

 

		2.2.7	obstruct any of the common parts of the Estate or Building or impede the use of them or any other
common facilities;

 

		2.2.8	anything which breaks the conditions of any insurance policy covering the Premises or any neighbouring
premises;

 

		2.2.9	make any planning applications in respect of the Premises;

 

		2.2.10	alter or add to the Premises other than putting up dry construction partitioning (for example,
studding made from plasterboard), which you must remove and make good any damage caused at the end of the Term (however it ends)
and for the avoidance of doubt any obligation under the terms of clause 2.2.10 of the Previous Lease shall be deemed to be continuing
at the commencement of the Term and any unremedied breach of the terms of clause 2.2.10 of the Previous Lease shall be deemed to
be a breach of this clause;

 

		2.2.11	transfer, assign, charge, sublet, share or give up possession of the whole or any part of the Premises.

 

    	 

    	 

    

 

3.   Our
responsibilities

 

		3.1	As long as you pay the Rent under this Lease and meet the conditions set out in this Lease, we
will allow you to occupy the Premises peacefully.

 

		3.2	While this Lease is in force, we will keep the Building insured against fire, lightning, earthquake,
explosion, aircraft, riot, storm, flood, burst pipes, malicious and impact damage (for example, being hit by vehicles or materials)
and for any other risks we consider necessary together with loss of rent and any other liabilities subject to terms and exclusions
we consider reasonably necessary. We will not be liable if you do something which breaks the conditions of the insurance or if
the policy does not pay out all or part of any claim because of anything you or any of your employees, contractors, licensees or
guests do or fail to do.

 

		3.3	When it is reasonably necessary to do so, we will repair the outside and structure of the Building
and we will provide security, landscaping and park management services as we consider appropriate.

 

		3.4	Notwithstanding the foregoing and subject to the payment of the Rent, we will use reasonable endeavours
to supply the following services, or comply with the following as the case may be:

 

		·	The
provision of 24 hour on site security.

		·	The
daily cleaning of the Premises.

		·	The
payment of business rates in respect of the Premises.

		·	Postal
deliveries and collection.

		·	Park
services: permits, landscaping, main reception and gatehouse.

		·	The
supply & payment of water, heating and electricity to the Premises.

		·	The
payment of maintenance of the heating and cooling system in the Building.

		·	Statutory maintenance activities, including,
but not limited to, pressure systems maintenance, lifting gear certification, fire alarm servicing, emergency light testing, electrical
testing and water quality monitoring.

		·	Access to central catering services during
such hours as the Landlord shall from time to time determine.

		·	The provision of a name board in the Building
and at such locations in the Estate as the landlord shall reasonably determine.

		·	The provision of waste management for
foul sewage and such other normal business waste as the Landlord shall reasonably accept from time to time.

 

provided that we shall be entitled
to amend any of these services if we consider this to be reasonably necessary in the interests of good estate management.

 

		3.5	As and when such facilities are available and subject to you paying an additional charge for their
use you will be able to use the restaurant facility, conferencing facilities, sports facilities, library facilities and broadband
facilities within the Estate. Access will also be provided to scientific services subject to availability and on a fee for service
basis such as microbiological services, measurement science, engineering and prototyping, knowledge and information services, printing
and graphics and other bespoke services by arrangement.

 

4.   Conditions

 

		4.1	If at any time during this Lease you fall seven days or more behind with your Rent payments (whether
or not we ask for it) or you fail to meet any conditions or obligations set out in this Lease we (or any person acting for us)
can enter the Premises and end this Lease. However, this will not affect our rights to take any action for you previously breaching
the conditions or obligations of this Lease.

 

    	 

    	 

    

 

		4.2	Section 196 of the Law of Property Act 1925 (as amended) will apply to giving you all notices and
documents under or in connection with this Lease. Section 196 provides (amongst other things) that any notice served under or in
connection with this Lease shall be sufficiently served if left at the last known place or business in the UK of the Tenant and
Landlord or affixed or left at the property comprised in the Lease and sent by special delivery.

 

		4.3	If the Premises are damaged or destroyed by one of the insured risks set out in clause 3.2 above
and are no longer fit for you to use, you or we can end this Lease by giving the other at least one month’s notice in writing.
After the one month’s notice has ended, this Lease will end. This will not affect our rights to recover Rent or other amounts
you owe under this Lease and which you have not paid. If we end this Lease, you will not have to pay the Rent (or a fair amount
of it) for the period for which you could not use the Premises depending on the damage or destruction.

 

		4.4	If you or we end this Lease under 4.3 above and we do not agree on the amount of Rent you owe,
the matter will be settled by an arbitrator who we both agree to or one appointed by the President of the Royal Institution of
Chartered Surveyors.

 

5.   Rights

 

		5.1	We grant you (insofar as we are entitled to do so) in common with us and all authorised persons
or other occupiers of the Estate the rights set out in Schedule 2.

 

		5.2	We and any occupiers of the Building may pass utilities through the service media which are in
the Premises or may be in the Premises while this Lease is in force.

 

		5.3	At any time, we and anyone acting for us can enter the Premises to lay new service media or connect
to any service media provided notice is given the day before, except in the case of an emergency.

 

		5.4	We have the right to work on, build on, alter or rebuild any neighbouring property in any way we
may think fit, whether or not it affects the light and, air to your Premises.

 

		5.5	Whenever we use our rights set out in this clause 5, we will cause as little inconvenience as reasonably
possible to you. We will also repair any damage we cause.

 

6.   Ending
the lease

 

		6.1	Either party can end this Lease at any time after it has been in force for the Minimum Period by
giving Notice to the other party. Until the Term ends, you must pay the Rent. After the Notice period has ended, the Term will
end as long as you have complied with the provisions of clause 6.2. The Lease ending will not affect our rights to recover Rent
or other amounts you owe under this Lease.

 

		6.2	When this Lease ends you must have left the Premises in accordance with your obligations in this
Lease, provided vacant possession of the Property and taken all your belongings with you.

 

7.   Third
Parties

 

It is not intended that any covenant
of this Lease shall be enforceable pursuant to the Contracts (Rights of Third Parties) Act 1999, by a person who is not a party
to this Lease.

 

    	 

    	 

    

 

8.   Landlord
and Tenant Act 1954

 

		8.1	Before you became contractually bound to enter into the tenancy hereby created we served on you
a notice in the form required by Section 38A(3)(a) of the Landlord and Tenant Act 1954.

 

		8.2	On the Declaration Date, before you became contractually bound to enter into the tenancy hereby
created you made a statutory declaration in the form required by Schedule 2 to the Regulatory Reform (Business Tenancies) (England
and Wales) Order 2003.

 

		8.3	In accordance with Section 38A of the Landlord and Tenant Act 1954 the parties hereto agree that
the provisions of Sections 24 to 28 of the Landlord and Tenant Act 1954 shall not apply to the tenancy hereby created.

 

Schedule 1 - The Premises

 

Those internal parts of the
Building known as Rooms 11, 12, 15, 16, 18, 18A, 18B, 130, 130A and 130B and as shown for the purposes of identification only edged
in red on the plan annexed in Appendix 1 including:

 

		1.	the internal surfaces and finishes of any walls and columns in or which enclose the Premises;

 

		2.	any non-structural or non-load bearing walls and columns in the Premises which divide the Premises
from the common parts of the Building and the inner half (severed vertically) of any internal non-load bearing walls which divide
the Premises from any other part of the Building (except for the common parts of the Building);

 

		3.	light fittings, windows and rooflights of the Premises and their frames, fixings, glass and window
furniture;

 

		4.	all sanitary and hot cold water apparatus and equipment and any radiators in the Premises;

 

		5.	any fire fighting equipment provided by the Landlord;

 

		6.	all service media in the Premises which exclusively serve them, except those belonging to any utility
provider and except such as form part of any heating and/or air conditioning and sprinkler systems used in common by the Premises
and any other part of the Building;

 

		7.	all Landlord's fixtures, fittings, plant, machinery, apparatus and equipment at any time in the
Premises which exclusively serve them except such as form part of any heating and/or air conditioning and sprinkler systems used
in common by the Premises and any other part of the Building; and

 

		8.	all doors, door furniture and door frames of the Premises and all glass in them.

 

Schedule 2 - The Rights

 

We grant you the following rights:

 

		1.	a right to pass with or without vehicles over the roads and on foot only over any paths from time
to time within the Estate which service the Premises (until dedicated as public highways or public footpaths) and such other parts
of the amenity areas as are necessary for the purposes of access to and egress from the Premises;

 

    	 

    	 

    

 

		2.	a right to pass on foot only over such parts of the Building
as we may from time to time designate;

 

		3.	a right (subject to reasonable temporary interruption
for repair, alteration or replacement) of free passage and running of utilities to and from the Premises through the conducting
media in the Estate that serve but do not form part of the Premises;

 

		4.	a right to park seventeen (17) motor vehicles belonging
to you or your visitors in the space designated by us from time to time for your use within the Estate.

 

    	 

    	 

    

 

Appendix 1 - Plan of the Premises

 

    	 

    	 

    

 

	EXECUTED as a DEED by
	NEVIS LIMITED
	acting by: 
	 
	 
	Director
	Bedell Corporate
    Services (Jersey) Limited
	and 
	 
	 
	Director
	Circle Corporate Services (Jersey) Limited
	 
	EXECUTED as a DEED by
	CHARTER LIMITED
	acting by:
	 
	 
	Director
	Bedell Corporate Services (Jersey) Limited
	and
	 
	 
	Director
	Circle Corporate Services (Jersey) Limited

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