Document:

Exhibit 10.12

 

DATED 21 March 2019

 

 

 

Lease

 

relating to

 

Level One The Biosphere Newcastle Helix Newcastle
upon Tyne

 

between

 

THE COUNCIL OF THE CITY OF NEWCASTLE UPON
TYNE

 

and

 

MDNA LIFE SCIENCES (UK) LIMITED

 

AND

 

MDNA LIFE SCIENCES INC

 

Assistant Director Legal Services

Civic Centre

Newcastle upon Tyne

NE1 8QH

 

    	 	 	 

     

    

 

Contents

 

 

	Clause	 
	1.	Interpretation	4
	2.	Grant	12
	3.	Ancillary rights	13
	4.	Rights excepted and reserved	16
	5.	Third Party Rights	l 8
	6.	The Annual Rent	18
	7.	Services	l 9
	8.	Insurance	20
	9.	Rates and taxes	26
	10.	Utilities	26
	11.	Common items	26
	12.	VAT	27
	13.	Default interest and interest	27
	14.	Costs	27
	15.	Compensation on vacating	28
	16.	No deduction, counterclaim or set-off	28
	17.	Prohibition of dealings	28
	18.	Assignments	29
	19.	Underlettings	29
	20.	Sharing occupation	29
	21.	Charging	29
	22.	Registration and notification of dealings and occupation	29
	23.	Repairs	30
	24.	Decoration	31
	25.	Alterations and signs	31
	26.	Returning the Property to the Landlord	32
	27.	Use	32
	28.	Management of the Building	32
	29.	Compliance with laws	32
	30.	Energy performance certificates	35
	31.	Encroachments, obstructions and acquisition of rights	36
	32.	Breach of repair and maintenance obligations	36
	33.	Indemnity	37
	34.	Landlord's covenant for quiet enjoyment	37
	35.	Guarantee and indemnity	37
	36.	Re-entry and forfeiture	38
	37.	Liability	38
	38.	Entire agreement and exclusion of representations	38
	39.	Notices, consents and approvals	39
	40.	Governing law and jurisdiction	40
	41.	Exclusion of LTA 1954 protection	40
	42.	break clause	41
	43.	Contracts (Rights of Third Parties) Act 1999	42
	44.	New tenancy under LTCA 1995	42

 

    	 	 	 

     

    

  

	45.	Local authority landlord's capacity and powers	42
	46.	ERDF Funding	42
	47.	landlord's break clause	43
	 	 	 
	Schedule	 

 

	SCHEDULE 1	GUARANTEE AND INDEMNITY	44
	Guarantee and indemnity	44
	Guarantor's liability	44
	Variations and supplemental documents	45
	Guarantor to take a new lease or make payment	46
	Payments in gross and restrictions on the Guarantor	47
	Other securities	47
	 	 	 
	SCHEDULE 2	BREAK NOTICE	48
	 	 	 
	SCHEDULE 3	SERVICES	49

 

ANNEXURES

 

Certified copy Landlord's warning notice

Certified copy Tenant's statutory declaration

Building Floor Plans

Plans 1-3

Inventory

Payment Schedule

 

    	 	 	 

     

    

  

PRESCRIBED
CLAUSES

 

LR1. Date of lease March 21 2019

 

LR2. Title number(s)

 

LR2.1 Landlord's title number(s)

 

TY 547413

 

LR2.2 Other title numbers

 

TY337926 TY431904 TY432548 TY442828 TY494475
TY495453 TY508259 TY508376 TY508377 TY532812 TY538036 TY544238 TY554739 TY543298 TY552419 TY554739 TY60134 and TY80776

 

LR3. Parties to this lease

 

Landlord

 

THE COUNCIL OF THE CITY OF NEWCASTLE UPON TYNE

PO BOX 690

NEWCASTLE UPON TYNE

NE18QH

 

Tenant

 

MDNA LIFE SCIENCES (UK) LIMITED (company number
05386828) whose registered office is at 83 Kingfisher House, Kingsway, Team Valley, Gateshead, Tyne & Wear NE11 OJQ

 

Other parties

 

Guarantor

 

MDNA LIFE SCIENCES INC (Certificate of Incorporation
file number 5632728) whose registered office is in the State of Delaware, Corporation Trust Center, 1209 Orange Street, City of
Wilmington, County of New Castle.

 

    	 	1	 

     

    

  

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.

See the definition of "Property"
in clause 1.1 of this lease.

 

LR5. Prescribed statements etc.

 

LR5.1 Statements prescribed under rules 179
(dispositions in favour of a charity), 180 (dispositions by a charity) or 196 (leases under the Leasehold Reform, Housing and Urban
Development Act 1993) of the Land Registration Rules 2003.

 

None

 

LR5.2 This lease is made under, or by reference
to, provisions of:

 

None.

 

LR6. Term for which the Property is leased

 

The term as specified in this lease at clause
1.1 in the definition of “Contractual Term”.

 

LR7. Premium

 

None

 

LR8. Prohibitions or restrictions on disposing
of this lease

 

This lease contains a provision that prohibits
or restricts dispositions.

 

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.

 

LR9.2 Tenant’s covenant to (or offer
to) surrender this lease

 

None.

 

    	 	2	 

     

    

 

LR9.3 Landlord’s contractual rights to acquire this lease

 

See clause 47 (Landlord’s Break
Clause)

 

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 easements as specified in clause 3 of this
lease.

 

LR11.2 Easements granted or reserved by this
lease over the Property for the benefit of other property

 

The easements as specified in clause 4 of this
lease.

 

LR12. Estate rent charge burdening the Property

 

None.

 

LR13. Application for standard form of restriction

 

The Parties to this lease apply to enter the
following standard form of restriction [against the title of the Property] [against title number]

 

None.

 

LR14. Declaration of trust where there is
more than one person comprising the Tenant

 

    	 	3	 

     

    

  

THIS LEASE is dated 21 March 2019

 

Parties

 

		(1)	THE COUNCIL OF THE CITY OF NEWCASTLE UPON TYNE of Civic Centre Barras Bridge Newcastle upon Tyne
NE1 8QH (Landlord).

 

		(2)	MDNA LIFE SCIENCES (UK) LIMITED (Company number 05386828) whose registered office is at B3 Kingfisher
House, Kingsway, Team Valley, Gateshead, Tyne & Wear NE11 OJQ (Tenant).

 

		(3)	MDNA LIFE SCIENCES INC (Certificate of Incorporation file number 5632728) whose registered office
is in the State of Delaware, Corporation Trust Center, 1209 Orange Street, City of Wilmington, County of New Castle (Guarantor).

 

Background

 

		(A)	The Landlord owns the freehold of the Building and has agreed to grant the Tenant a Lease of the
Property on the terms contained in this Lease.

 

		(B)	The Lease contains an agreement between the Landlord and the Tenant that the provisions of sections
24-28 of the Landlord and Tenant Act 1954 are excluded in relation to the tenancy to be created by the Lease.

 

Agreed
terms

 

		1.	Interpretation

 

		1.1	The definitions and rules of interpretation set out in this clause apply to this lease.

 

Act of Insolvency:

 

		(a)	the taking of any step-in connection with any voluntary arrangement or any other compromise or
arrangement for the benefit of any creditors of the Tenant; or

 

		(b)	the making of an application for an administration order or the making of an administration order
in relation to the Tenant; or

 

		(c)	the giving of any notice of intention to appoint an administrator, or the filing at court of the
prescribed documents in connection with the appointment of an administrator, or the appointment of an administrator, in any case
in relation to the Tenant; or

 

    	 	4	 

     

    

  

		(d)	the appointment of a receiver or manager or an administrative receiver in relation to any property
or income of the Tenant; or

 

		(e)	the commencement of a voluntary winding-up in respect of the Tenant, except a winding-up for the
purpose of amalgamation or reconstruction of a solvent company in respect of which a statutory declaration of solvency has been
filed with the Registrar of Companies; or

 

		(f)	the making of a petition for a winding-up order or a winding-up order in respect of the Tenant;
or

 

		(g)	the striking-off of the Tenant from the Register of Companies or the making of an application for
the Tenant to be struck-off; or

 

		(h)	the Tenant otherwise ceasing to exist (but excluding where the Tenant dies); or

 

		(i)	the presentation of a petition for a bankruptcy order or the making of a bankruptcy order against
the Tenant.

 

The paragraphs above shall apply
in relation to a partnership or limited partnership (as defined in the Partnership Act 1890 and the Limited Partnerships Act 1907
respectively) subject to the modifications referred to in the Insolvent Partnerships Order 1994 (SI 1994/2421) (as amended), and
a limited liability partnership (as defined in the Limited Liability Partnerships Act 2000) subject to the modifications referred
to in the Limited Liability Partnerships Regulations 2001 (SI 2001/1090) (as amended).

 

Act of Insolvency includes any analogous
proceedings or events that may be taken pursuant to the legislation of another jurisdiction in relation to a tenant incorporated
or domiciled in such relevant jurisdiction.

 

Annual Rent: £34,000
(thirty four thousand pounds) per annum subject to a 3 month rent free period commuted over months 4-37 of the Contractual Term
so that the rent payable is as follows:-

 

		(1)	For the period from the Rent Commencement Date to end of month 36 of the Contractual Term the rent
of £2,576 per month; and

 

		(2)	For the period from commencement of month 37 of the Contractual Term to the end of the Contractual
Term the rent of £2,833 per month

 

Break Date: the date which
is the third (3rd) anniversary of the date the term of this lease commences being the 17 December 2021.

 

Break Notice: written notice
to terminate this lease in the form set out in Schedule 2

 

Building: The Biosphere Drayman’s
Way Newcastle Helix Newcastle upon Tyne NE4 SBX shown edged red on Plan 2 and as detailed in the Building Floor Plans

 

    	 	5	 

     

    

  

Building Floor Plans means
the plans annexed to this Lease and marked:

 

Tenant Lease Plan Level LG

Tenant Lease Plan Level 00

Tenant Lease Plan Level 01

Tenant Lease Plan Level 02

Tenant Lease Plan Level 03

Tenant Lease Plan Level 04

Tenant Lease Plan Level 05

 

CDM Regulations: the Construction
(Design and Management) Regulations 2007.

 

Common Parts: the parts of
the Building shown coloured blue on the Building Floor Plans and excluding the Property and the Lettable Units.

 

Contaminated Land Regime: the
contaminated land regime under Part 2A of the Environmental Protection Act 1990 (as amended from time to time) and any statutory
instrument, circular or guidance issued under it.

 

Contents: the furniture, furnishings
fixtures and fittings and any other items set out in the Inventory

 

Contractual Term: a term of
5 years from 17 December 2018.

 

Default Interest Rate: four
percentage points above the Interest Rate.

 

Deliberate Damage: damage
caused deliberately with the intention of causing damage by the Tenant or anyone at the Property or on the Common Parts with the
express or implied authority of the Tenant.

 

Energy Assessor: an individual
who is a member of an accreditation scheme approved by the Secretary of State in accordance with regulation 25 of the Energy Performance
of Buildings (Certificates and Inspections) (England and Wales) Regulations 2007 or regulation 30 of the Building Regulations 2010
(SI 2010/2214).

 

Energy Performance Certificate:
a certificate which complies with regulation 11(1) of the Energy Performance of Buildings (Certificates and Inspections) (England
and Wales) Regulations 2007 or regulation 29 of the Building Regulations 2010.

 

Enforcing Authority: the relevant
regulator for the Property under the Contaminated Land Regime.

 

Environment: the natural and
man-made environment including all or any of the following media, namely air, water and land (including air within buildings and
other natural or man-made structures above or below the ground) and any living organisms (including man) or systems supported by
those media.

 

    	 	6	 

     

    

 

Environmental Assessment: an
environmental assessment in respect of the Property by an Environmental Expert which is addressed to the Landlord and which demonstrates
that the Property is free from Hazardous Substances or other contamination and is otherwise in a form acceptable to the Landlord
acting reasonably.

 

Environmental Expert: a properly
qualified and accredited person approved in writing by the Landlord (such approval not to be unreasonably withheld or delayed)

 

Environmental Law: all applicable
laws, statutes, secondary legislation, bye laws, common law, directives, treaties and other measures, judgments and decisions of
any court or tribunal, and legally binding codes of practice and guidance notes (as amended from time to time) in so far as they
relate to the protection of the Environment.

 

Estate: the land shown edged
red on Plan 3.

 

Estate Common Parts: those
parts of the Estate being:-

 

		(a)	landscaped areas not forming part of any demise;

 

		(b)	roads car parks and footpaths not forming part of any demise

 

		(c)	used for the housing or storage of plant used in connection within the Estate

 

		(d)	Service Media serving more than one demise within the Estate.

 

Funding Agreements: (a) a
funding agreement dated 13 May 2015 in respect of funding by North East LEP as part of the North East Growth Deal (Local Growth
Fund - LGF) from Government, and (b) a funding agreement dated 23 November 2016 made between (1) The Secretary of State for Communities
and Local Government and (2) Newcastle City Council re grant funding from the European Regional Development Fund (ERDF) as part
of the European Structural and Investment Funds Growth Programme 2014-2020

 

GLP: regulatory standards
and requirements pursuant to The Good Laboratory Practice Regulations 1999 as amended by The Good Laboratory Practice (Codification,
amendments etc) Regulations 2004, collectively (“the Regulations”)

 

Hazardous Substances: any
material, substance, organism or contaminant which, alone or in combination with others, is capable of causing harm to the Environment
or which is likely to cause an actionable nuisance.

 

Insured Risks: fire, lightning,
explosion, impact by vehicle or animal, earthquake, storm or flood, burst pipes and apparatus, riot, civil commotion, strikes,
locked out workers, persons taking part in labour disturbances, theft involving forcible and violent entry or exit malicious persons,
aircraft, and such other risk against which the Landlord may reasonably insure from time to time, and Insured Risk means any one
of the Insured Risks.

 

    	 	7	 

     

    

 

Interest Rate: interest at
the base rate from time to time of Lloyds Bank pie, or if that base rate stops being used or published then at a comparable commercial
rate reasonably determined by the Landlord.

 

Inventory: evidence of the
Contents (including all fixtures, fittings and furniture, provided by the Landlord to the Tenant, upon grant of this Lease together
with a description of the condition of the Contents) as set out in the Schedule of Condition attached to this Lease

 

Landlord’s Neighbouring
Property: each and every part of the adjoining and neighbouring property in which the Landlord has an interest including the
land comprised in title number TY337926 TY431904 TY432548 TY442828 TY494475 TY495453 TY508259 TY508376 TY508377 TY532812 TY538036
TY544238 TY554739 TY543298 TY552419 TY554739 TY60134 and TY80776.

 

LTA 1927: Landlord and Tenant
Act 1927.

 

LTA 1954: Landlord and Tenant
Act 1954.

 

LTCA 1995: Landlord and Tenant
(Covenants) Act 1995.

 

Lettable Unit: a floor or
part of a floor of the Building other than the Property, that is capable of being let and occupied.

 

Management Service: any service
provided by, or any function of, the Manager in relation to the provision of the Services

 

Manager: any managing agent,
team, individual or in-house person or persons employed by the Landlord, or by managing agents themselves, or otherwise retained
by the Landlord to act on the Landlord’s behalf, to budget for, forecast, procure, manage, account for, provide and otherwise
administer any of the Building or Services.

 

Original Agreement: a transfer
dated 17 February 2017 and made between (1) Newcastle Science Central LLP and (2) the Council of the City of Newcastle upon Tyne
as varied from time to time

 

Payment Schedule; the worked
example of the Annual Rent payable throughout the term in the form annexed to this Lease

 

Permitted Hours: 8.00 am to
5.30 pm Monday to Friday

 

Permitted Use: Office and
laboratories for scientific research and development.

 

    	 	8	 

     

    

  

Plan 1: the plan attached
to this lease marked “Plan 1”.

 

Plan 2: the plan reference
69/27031 attached to this lease marked “Plan 2”.

 

Plan 3: the plan reference
69/28014 attached to this lease marked “Plan 3”.

 

Property: part of level 01
of the Building the floor plan of which is shown edged red on Plan 1 including:

 

		(a)	the floor and ceiling finishes (if any) including (where undecorated) the bare concrete/girder/constructional
finishes but not any other part of the floor slabs and ceiling slabs that bound the Property

 

		(b)	the interior plasterwork and finishes of structural and non-structural exterior walls and/or columns
and the interior plasterwork and finishes of interior structural walls and/or columns;

 

		(c)	the whole of any interior non-structural walls and/or columns;

 

		(d)	any suspended ceilings(and light fittings within them) and any internal non-structural partitioning
which are from time to time in any part of the Property;

 

		(e)	all additions and improvements to the Property made by or at the cost of the Tenant (or any authorised
undertenant during the term);

 

		(f)	all machinery and plant situate within and exclusively serving the Property (excluding fume cupboards
and externally vented safety cabinets);

 

		(g)	the Service Media within and exclusively serving the Property; and

 

		(h)	all Landlord’s fixtures, fittings and furniture including but not limited to the items set
out in the Inventory;

 

but excluding:

 

		(i)	the Structure; and

 

		(j)	all Service Media and machinery and plant within the Property but not exclusively serving the Property;
and

 

		(k)	fume cupboards and externally vented safety cabinets.

 

Recommendation Report: the
recommendation report required by regulation 10 of the Energy Performance of Buildings (Certificates and Inspections) (England
and Wales) Regulations 2007, including a report issued by an Energy Assessor for the purposes of regulation 29(5) of the Building
Regulations 2010 or regulation 20(1) of the Building (Approved Inspectors etc.) Regulations 2010 (SI 2010/2215).

 

Reinstatement Cost: the full
cost of reinstatement of the Building as reasonably determined by the Landlord from time to time, taking into account inflation
of building costs and including any costs of demolition, site clearance, site protection, shoring up and any other work to the
Building that may be required by law and any VAT on any such costs.

 

    	 	9	 

     

    

  

Rent Commencement Date: 17
March 2019 being the date which falls 3 months after the date when the term of this lease commences.

 

Rent Payment Dates: first
day of each month

 

Reservations: all of the rights
excepted, reserved and granted to the Landlord by this lease.

 

Rights: The rights granted
by the Landlord to the Tenant in clause 3.1.

 

Service Media: lifts and lift
machinery and equipment and all media for the supply or removal of heat, electricity, water, sewage, telecommunications, data air-handling
and all other services and utilities and all structures, machinery and equipment ancillary to those media.

 

Service Provider: any body,
individual, contractor or sub-contractor which is responsible for providing any of the Services, excluding utility providers.

 

Services: the services listed
in Schedule 3.

 

Structure: the structural
parts of the Building (other than the Property, the Lettable Units and the Common Parts), including without prejudice to the generality
of the foregoing the roofs of the Building the foundations and floor slabs the structural concrete frame and concrete encasings
the structural concrete floors and the structural elements of the decks and balconies (but not the wearing surface or any other
part of them comprised in a Lettable Unit) the external walls comprising pre-cast concrete cladding and curtain walls and external
retaining walls of and in relation to the Building and the doors, windows and their frames fittings and glass in the external walls
of the Building.

 

Third Party Rights: all rights,
covenants and restrictions affecting the Building including the matters referred to at the date of this lease in the property register
and the charges register of title number TY547413.

 

VAT: value added tax chargeable
under the Value Added Tax Act 1994 or any similar replacement or additional tax.

 

		1.2	A reference to this lease, except a reference to the date of this lease or to the grant of this
lease, is a reference to this deed and any deed, licence, consent, approval or other instrument supplemental to it.

 

		1.3	The Schedules form part of this agreement and shall have effect as if set out in full in the body
of this agreement. Any reference to this agreement includes the Schedules.

 

    	 	10	 

     

    

  

		1.4	Except where a contrary intention appears, a reference to a clause or Schedule is a reference to
a clause of, or Schedule to, this lease and a reference in a Schedule to a paragraph is to a paragraph of that Schedule.

 

		1.5	Clause, Schedule and paragraph headings shall not affect the interpretation of this lease.

 

		1.6	A reference to the Landlord includes a reference to the person entitled to the immediate reversion
to this lease. A reference to the Tenant includes a reference to its successors in title and assigns. A reference to a guarantor
is a reference to any guarantor of the tenant covenants of this lease including a guarantor who has entered into an authorised
guarantee agreement.

 

		1.7	A person includes a natural person, corporate or unincorporated body (whether or not having separate
legal personality).

 

		1.8	Unless the context otherwise requires, a reference to one gender shall include a reference to the
other genders.

 

		1.9	The expressions landlord covenant and tenant covenant each has the meaning given to it by the LTCA
1995.

 

		1.10	Any obligation in this lease on the Tenant not to do something
includes an obligation not to agree to or suffer that thing to be done and an obligation to use best endeavours to prevent that
thing being done by another person.

 

		1.11	References to the consent of the Landlord are to the consent of the Landlord given in accordance
with clause 39.5 and references to the approval of the Landlord are to the approval of the Landlord given in accordance with clause
39.6.

 

		1.12	Unless the context otherwise requires, references to the Building, the Common Parts, a Lettable
Unit and the Property are to the whole and any part of them or it.

 

		1.13	The expression neighbouring property does not include the Building.

 

		1.14	A reference to the term is to the Contractual Term.

 

    	 	11	 

     

    

  

		1.15	A reference to the end of the term is to the end of the term however it ends.

 

		1.16	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.

 

		1.17	A reference to writing or written excludes faxes and e-mail.

 

		1.18	Unless the context otherwise requires, words in the singular shall include the plural and in the
plural include the singular.

 

		1.19	A working day is a day other than a Saturday, Sunday or public holiday in England.

 

		1.20	A reference to a statute, statutory provision or subordinate legislation is a reference to it as
it is in force as at the date of this lease, taking account of any amendment or re-enactment and includes any statute, statutory
provision or subordinate legislation which it amends or re-enacts.

 

		1.21	A reference to a statute or statutory provision shall include any subordinate legislation made
as at the date of this lease under that statute or statutory provision.

 

		2.	Grant

 

		2.1	In consideration of payment of the Annual Rent by the Tenant to the Landlord and the covenants
on the part of the Tenant contained in this Lease the Landlord lets with full title guarantee the Property to the Tenant for the
Contractual Term.

 

		2.2	The implied covenants for title are modified so that:

 

		(a)	the covenant set out in section 2(1)(b) of the Law of Property (Miscellaneous Provisions) Act 1994
(LP(MP)A 1994) shall not extend to costs arising from the Tenant’s failure to:

 

		(i)	make proper searches; or

 

		(ii)	raise requisitions on title or on the results of the Tenant’s searches before the date of
this Lease; and

 

		(b)	the covenant set out in section 3(3) of the LP(MP)A 1994 shall extend only to charges or encumbrances
created by the Landlord.

 

    	 	12	 

     

    

  

		2.3	The Landlord grants the Lease to the Tenant free from encumbrances other than:

 

		(a)	any matters, other than financial charges, contained or referred to in the entries or records made
in registers maintained by HM Land Registry as at under title number TY547413

 

		(b)	any matters discoverable by inspection of the Property before the date of this agreement;

 

		(c)	any matters which the Landlord does not and could not reasonably know about;

 

		(d)	any matters, other than financial charges, disclosed or which would have been disclosed by the
searches and enquiries that a prudent tenant would have made before entering into this agreement;

 

		(e)	public requirements;

 

		(f)	any matters which are, or (where the Lease will not be registered) would be, unregistered interests
which override first registration under Schedule 1 to the Land Registration Act 2002;

 

		(g)	any matters disclosed in the documents listed in Schedule 1 of this Lease;

 

		(h)	any planning agreement;

 

		(i)	the Funding Agreement.

 

		2.4	The Tenant is deemed to have full knowledge of the matters referred to in clause 2.3 and shall
not raise any enquiry, objection, requisition or claim in respect of any of them.

 

		2.5	The grant is made together with the Rights, excepting and reserving to the Landlord the Reservations,
and subject to the Third Party Rights.

 

		2.6	The grant is made with the Tenant paying the following as rent to the Landlord:

 

		(a)	the Annual Rent and all VAT in respect of it;

 

		(b)	all interest payable under this lease; and

 

		(c)	all other sums due under this lease.

 

    	 	13	 

     

    

  

		3.	Ancillary rights

 

		3.1	The Landlord grants the Tenant the following rights:

 

		(a)	the right to support and protection from the Common Parts to the extent that the Common Parts provide
support and protection to the Property at the date of this lease;

 

		(b)	the right to use external areas of the Estate reasonably specified by the Landlord for the purposes
of pedestrian access to and egress from the interior of the Building;

 

		(c)	the right to use in accordance with the reasonable regulations of the Landlord from time to time
the bins within the refuse enclosure provided for that purpose by the Landlord at the Building;

 

		(d)	the right to use the hallways, corridors, stairways, lifts and landings of the Common Parts of
the Building (excluding the parts of the Common Parts shown coloured blue and hatched red) for the purposes of access to and egress
from the Property and the lavatories and washrooms referred to in clause 3.1(e);

 

		(e)	the right to use the lavatories and washrooms shown on the Building Floor Plans.

 

		(f)	the right to use any Service Media at the Building that belong to the Landlord and serve (but do
not form part of) the Property which are in existence at the date of this lease or are installed or constructed during the Contractual
Term.

 

		(g)	The right to use in accordance with reasonable regulations of the Landlord the areas coloured yellow
on the Building Floor Plans to access the Common Parts on Level 05 subject to the right of the Landlord to install plant and equipment
within the areas coloured yellow on Lease Floor Plan 05.

 

		3.2	The Rights are granted in common with the Landlord and any other person authorised by the Landlord.

 

		3.3	The Rights are granted subject to the Third Party Rights insofar as the Third Party Rights affect
the Common Parts and the Tenant shall not do anything that may interfere with any Third Party Right.

 

		3.4	The Tenant shall exercise the Rights (other than the Right mentioned in clause 3.1(a)) only in
connection with its use of the Property for the Permitted Use and in accordance with any regulations made by the Landlord as mentioned
in clause 28.1.

 

    	 	14	 

     

    

  

		3.5	The Tenant shall comply with all laws relating to its use of the Common Parts pursuant to the Rights.

 

		3.6	In relation to the Rights mentioned in clause 3.1(b) to clause 3.1(g), the Landlord may, at its
discretion, change the route of any means of access to or egress from the interior of the Building and may change the area over
which any of those Rights are exercised subject to the same being no less commodious.

 

		3.7	In relation to the Rights mentioned in clause 3.1(c) the Landlord may from time to time designate
the bins (as the case may be) in respect of which the Tenant may exercise that Right.

 

		3.8	In relation to the Rights mentioned in clause 3.1(f), the Landlord may, at its sole cost and discretion,
re-route or replace any such Service Media and that Right shall then apply in relation to the Service Media as re-routed or replaced.

 

		3.9	In exercising the Right mentioned in clause 3.1(f), the Tenant shall:

 

		(a)	except in case of emergency, give reasonable notice to the Landlord and any occupiers of the relevant
Lettable Unit(s) of its intention to exercise that Right;

 

		(b)	where reasonably required by the Landlord or the occupier of the relevant Lettable Unit(s), exercise
that Right only if accompanied by a representative of the Landlord and/or the tenant and/or the occupier of the relevant Lettable
Unit(s);

 

		(c)	cause as little damage as possible to the Common Parts and the other Lettable Units and to any
property belonging to or used by the Landlord or the tenants or occupiers of the other Lettable Units;

 

		(d)	cause as little inconvenience as possible to the Landlord and the tenants and occupiers of the
other Lettable Units as is reasonably practicable; and

 

		(e)	promptly make good (to the reasonable satisfaction of the Landlord) any damage caused to the Common
Parts (or to any property belonging to or used by the Landlord) by reason of the Tenant exercising that Right.

 

		3.10	Except as mentioned in this clause 3, neither the grant of this lease nor anything in it confers
any right over the Common Parts or any Lettable Unit or any neighbouring property nor is to be taken to show that the Tenant may
have any right over the Common Parts or any Lettable Unit or any neighbouring property, and section 62 of the Law of Property Act
1925 does not apply to this lease.

 

    	 	15	 

     

    

  

		4.	Rights excepted and reserved

 

		4.1	The following rights are excepted and reserved from this lease to the Landlord for the benefit
of the Building and the Landlord’s Neighbouring Property and to the extent possible for the benefit of any neighbouring or
adjoining property in which the Landlord acquires an interest during the term:

 

		(a)	rights of light, air, support and protection to the extent those rights are capable of being enjoyed
at any time during the term;

 

		(b)	the right to use and to connect into Service Media at, but not forming part of, the Property which
are in existence at the date of this lease or which are installed or constructed during the period of 15 years from the commencement
of the Contractual Term; the right to install and construct Service Media at the Property to serve any part of the Building (whether
or not such Service Media also serve the Property); and the right to re-route any Service Media mentioned in this clause;

 

		(c)	at any time during the term, the full and free right to develop the Landlord’s Neighbouring
Property and any neighbouring or adjoining property in which the Landlord acquires an interest during the term as the Landlord
may think fit;

 

		(d)	the right to erect scaffolding at the Property or the Building and attach it to any part of the
Property or the Building in connection with any of the Reservations;

 

		(e)	the right to attach any structure, fixture or fitting to the boundary of the Property in connection
with any of the Reservations;

 

		(f)	the right to re-route any means of access to or egress from the Property or the Building and to
change the areas over which the Rights mentioned in clause 3.1(b) are exercised; and

 

		(g)	the right to re-route and replace any Service Media over which the Rights mentioned in clause 3.1(f)
are exercised; and

 

		(h)	the right to install plant and equipment within the area coloured yellow on the Building Floor
Plan which is marked Tenant Lease Plan Level 05.

 

		(i)	the right to enter the Property in order to take meter readings in respect of the supply of electricity
to the Property; and

 

		(j)	the right to enter the Property to carry out any of the Services;

 

    	 	16	 

     

    

  

		(k)	the right to enter the Property to carry out any works to the Service Media, any mechanical and
electrical plant and equipment and any fume cupboards and externally vented safety cabinets.

 

notwithstanding that the exercise
of any of the Reservations or the works carried out pursuant to them result in a reduction in the flow of light or air to the Property
or the Common Parts or loss of amenity for the Property or the Common Parts.

 

		4.2	The Tenant:

 

		(a)	acknowledges and accepts that the Landlord is together with other parties intending to develop
the whole of the Building together with other property and that works at the Building and the Estate may continue after the date
of this lease; and

 

		(b)	waives any right against the Landlord under the Lease or otherwise to claim damages, compensation
or any other remedy arising from the disturbance, nuisance or inconvenience caused by such continuing works.

 

		4.3	The Landlord reserves the right to enter the Property:

 

		(a)	to repair, maintain, install, construct, re-route or replace any Service Media or structure (including
but not limited to any fume cupboards or externally vented safety cabinets and any mechanical and electrical plant and equipment)
relating to any of the Reservations;

 

		(b)	where reasonably required to carry out any works to any other Lettable Unit; and

 

		(c)	for any other reasonable purpose mentioned in or connected with:

 

		(i)	this lease;

 

		(ii)	the Reservations; and

 

		(iii)	the Landlord’s interest in the Property, the Building or the Landlord’s Neighbouring
Property.

 

		4.4	The Reservations may be exercised by the Landlord and by anyone else who is or becomes entitled
to exercise them, and by anyone authorised by the Landlord.

 

		4.5	The Tenant shall allow all those entitled to exercise any right to enter the Property, to do so
with their workers, contractors, agents and professional advisers, and to enter the Property at any reasonable time (whether or
not during usual business hours) and, except in the case of an emergency, after having given reasonable notice (which need not
be in writing) to the Tenant.

 

    	 	17	 

     

    

  

		4.6	No party exercising any of the Reservations, nor its workers, contractors, agents and professional
advisors, shall be liable to the Tenant or to any undertenant or other occupier of or person at the Property for any loss, damage,
injury, nuisance or inconvenience arising by reason of its exercising any of the Reservations except for:

 

		(a)	physical damage to the Property; or

 

		(b)	any loss, damage, injury, nuisance or inconvenience in relation to which the law prevents the Landlord
from excluding liability.

 

		5.	Third Party Rights

 

		5.1	The Tenant shall comply with all obligations on the Landlord relating to the Third Party Rights
insofar as those obligations relate to the Property and shall not do anything (even if otherwise permitted by this lease) that
may interfere with any Third Party Right.

 

		5.2	The Tenant shall allow the Landlord and any other person authorised by the terms of the Third Party
Right to enter the Property in accordance with its terms.

 

		6.	The Annual Rent

 

		6.1	The Tenant shall pay the Annual Rent and any VAT in respect of it by equal monthly instalments
in advance on or before the Rent Payment Dates. The payments shall be made by BACS or by any other reasonable method that the Landlord
requires at any time by giving notice to the Tenant.

 

		6.2	The first instalment of the Annual Rent and any VAT in respect of it shall be made on the Rent
Commencement Date and shall be the proportion, calculated on a daily basis, in respect of the period from the Rent Commencement
Date until the day before the next Rent Payment Date.

 

		6.3	The Payment Schedule is attached to this Lease showing the rent payable during the term of the
Lease

 

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		7.	Services

 

		7.1	Subject to clause 7.2 the Landlord shall use reasonable and commercial sensible endeavours to provide
the Services.

 

		7.2	The Landlord shall administer the Services in accordance with the principles of good estate management,
except where there are sound reasons for implementing alternative procedures that can be justified and explained.

 

		7.3	The Landlord shall:

 

		(a)	ensure that the Services are provided in a commercial and professional manner and that the quality
and cost of the Services are appropriate for the Building and are regularly reviewed;

 

		(b)	require that Service Providers comply with written performance standards and regularly review,
monitor and measure the performance of Service Providers against those written performance standards;

 

		(c)	establish and operate sound management procedures to ensure that the respective obligations of
the Landlord and the Tenant which are set out in this clause are complied with and the Landlord shall record these procedures in
any management policy;

 

		(d)	deal promptly and efficiently with any reasonable enquiry made by·the Tenant which relates
to any of the Services;

 

		(e)	invite (without being obliged to act upon) comment from the Tenant on the performance of the Service
Providers, the standard of the Management Service and delivery of the Services;

 

		(f)	ensure that (where appropriate) regular meetings are held between the Landlord, the Tenant, the
other occupiers in the Building and the Manager.

 

		7.4	The Landlord shall not be required to:

 

		(a)	carry out any works where the need for those works has arisen by reason of any damage or destruction
by a risk against which the Landlord is not obliged to insure;

 

		(b)	provide any of the Services outside the Permitted Hours; or

 

		(c)	replace or renew any part of the Building or the Estate or any item or system within the Building
or the Estate which has not become beyond economic repair.

 

    	 	19	 

     

    

  

		7.5	The Landlord shall not be liable for any interruption in, or disruption to, the provision of any
of the Services for any reason that is outside the reasonable control of the Landlord.

 

		7.6	The Tenant shall:

 

		(a)	co-operate fully with the Landlord and the Manager in order that the Landlord and the Manager may
administer the Services in accordance with the provisions of this clause;

 

		(b)	promptly advise the Landlord and the Manager of any changes within the Tenant’s organisation
that may affect the operation of the Services;

 

		(c)	promptly make a written record upon being advised by the Landlord or the Manager of any changes
to the operation of the Services;

 

		(d)	respond promptly and efficiently to any reasonable enquiry of the Landlord or the Manager; and

 

		(e)	be proactive in assisting the Landlord and the Manager with operating and using the Services on
a value for money and quality standard basis and follow all procedures reasonably required by the Landlord or the Manager in order
to maintain and promote the quality and economic effectiveness of the Services. Such procedures include, but are not be limited
to, separating waste to facilitate appropriate and cost effective recycling.

 

		7.7	Where the Landlord is required to comply with any obligation contained in this clause such obligation
shall, where relevant, include, in the alternative, an obligation on the Landlord to ensure that the Manager complies with that
obligation.

 

		8.	Insurance

 

		8.1	The Landlord shall effect and maintain insurance of the Building (including the Contents as provided
at the date of this Lease but excluding any Tenant’s fixtures, Tenant’s fittings or Tenant’s furniture and contents
in the Property) in accordance with this clause:

 

		(a)	unless and to the extent that the insurance is vitiated by any act or omission of :

 

		(i)	the Tenant, any person deriving title under the Tenant or any person at the Property with the express
or implied authority of any of them;

 

    	 	20	 

     

    

  

		(ii)	any tenant of the Landlord of any part of the Building other than the Property, any person deriving
title under them or any person in the Building with the express or implied authority of any of them; and

 

		(b)	subject to:

 

		(i)	any exclusions, limitations, conditions or excesses that may be imposed by the Landlord’s
insurer; and

 

		(ii)	insurance being available on reasonable terms in the London Insurance market.

 

		8.2	Insurance of the Building shall be with reputable insurers, on fair and reasonable terms that represent
value for money, for an amount not less than the Reinstatement Cost against loss or damage caused by any of the Insured Risks,
and shall include additional cover, if practicable, against damage arising from an act of terrorism.

 

		8.3	In relation to any insurance effected by the Landlord under this clause, the Landlord shall:

 

		(a)	at the request of the Tenant supply the Tenant with:

 

		(i)	full details of the insurance policy; and

 

		(ii)	evidence of payment of the current year’s premiums;

 

		(b)	procure that the Tenant is informed of any change in the scope, level or terms of cover as soon
as reasonably practicable after the Landlord or its agents have become aware of the change;

 

		(c)	use all reasonable endeavours to procure that the Landlord’s insurer waives its rights of
subrogation against the Tenant and any lawful sub tenants or occupiers of the Property and that the insurance policy contains a
non-invalidation provision in favour of the Landlord in respect of any act or default of the Tenant; and

 

		(d)	procure that the interest of the Tenant is noted on the policy of insurance either specifically
or by way of a general noting of tenants’ interests under the conditions of the insurance policy.

 

		8.4	The Tenant shall pay to the Landlord on demand a reasonable proportion of any amount that is deducted
or disallowed by the Landlord’s insurer pursuant to any excess provision in the insurance policy.

 

    	 	21	 

     

    

  

		8.5	The Tenant shall:

 

		(a)	comply at all times with any requirements or recommendations of the Landlord’s insurer that
relate to the Property the Contents or the use by the Tenant of the Common Parts, where written details of those requirements or
recommendations have first been given to the Tenant;

 

		(b)	give the Landlord notice as soon as reasonably practicable if any matter occurs in relation to
the Tenant or the Property or the Contents that any insurer or underwriter may treat as material in deciding whether or on what
terms, to insure or continue insuring the Building or the Contents ; and

 

		(c)	give the Landlord notice as soon as reasonably practicable of any damage or loss that relates to
the Property or the Contents.

 

		8.6	If the Tenant makes any material alteration or addition to the Property, the Tenant shall arrange
at its own cost, for a current, independent, VAT inclusive valuation of the Reinstatement Cost of the Property, taking into account
the alteration or addition, such valuation to be prepared in writing and given to the Landlord within four weeks of the alteration
or addition being completed.

 

		8.7	In relation to any insurance arranged by the Landlord under this clause, the Tenant shall not do
or omit to do anything and shall not permit or suffer anything to be done that may:

 

		(a)	vitiate the insurance contract; or

 

		(b)	cause any money claimed under the insurance to be withheld; or

 

		(c)	cause any premium paid for the insurance to be increased or cause any additional premium to be
payable.

 

8.8       

 

		(a)	Other than Tenant’s and trade fixtures, the Tenant shall not insure the Property or the Contents
against any of the Insured Risks in such a manner as would permit the Landlord’s insurer to cancel the Landlord’s insurance
or to reduce the amount of any money payable to the Landlord in respect of any insurance claim.

 

		8.9	Notwithstanding the obligation on the Tenant in clause 8.8, if the Tenant or any person deriving
title under or through the Tenant shall at any time be entitled to the benefit of any insurance of the Property or the Contents,
the Tenant shall immediately cause any money paid to the Tenant under that insurance to be applied in making good the loss or damage
in respect of which it was paid.

 

    	 	22	 

     

    

  

		8.10	If the Building or any part of it is damaged or destroyed by an Insured Risk, the Landlord shall:

 

		(a)	make a claim under the insurance policy effected in accordance with this clause;

 

		(b)	notify the Tenant immediately if the Landlord’s insurer indicates that the Reinstatement
Cost will not be recoverable in full under the insurance policy; and

 

		(c)	subject to clause 8.11, use any insurance money received (other than for loss of rent) and any
money received from the Tenant under clause 8.4 to repair the damage in respect of which the money was received or (as the case
may be) to rebuild the Building as soon as reasonably practicable.

 

		8.11	The Landlord shall not be obliged under clause 8.10 to repair or reinstate the Building or any
part of it:

 

		(a)	unless and until the Landlord has obtained any necessary planning and other consents for the repairs
and reinstatement work. which the Landlord will use its reasonable and commercially sensible endeavours to obtain as soon as reasonably
practicable); or

 

		(b)	so as to provide premises or facilities. identical in size, quality and layout to those previously
at the Building so long as the premises and facilities provided are reasonably equivalent; or

 

		(c)	after a notice has been served pursuant to clause 8.13 or clause 8.14.

 

		8.12	If the Building and/or the means of access thereto is damaged or destroyed (other than by Deliberate
Damage) so that the Property is wholly or partly unfit for occupation and use, or the Common Parts are damaged or destroyed so
as to make the Property inaccessible or unusable, then payment of the Annual Rent or a fair proportion of it according to the nature
and extent of the damage, shall be suspended until the earlier of the following:

 

		(a)	the date the Tenant can occupy and use the Property in the manner contemplated by this lease prior
to the date of the damage or destruction; and

 

		(b)	the end of three years from the date of damage or destruction.

 

    	 	23	 

     

    

  

		8.13	Subject to clause 8.15, the Landlord may give the Tenant notice terminating the lease with immediate
effect if:

 

		(a)	the Property is damaged or destroyed or the Common Parts are damaged or destroyed so as to make
the Property inaccessible or unusable; and

 

		(b)	the Landlord reasonably decides that it is either impracticable or impossible to reinstate the
Property and the Common Parts within three years from the date of the damage or destruction.

 

		8.14	The Tenant may give the Landlord notice terminating this
lease with immediate effect (subject to clause 8.15) in either of the following situations:

 

		(a)	where the Property is:

 

		(i)	damaged or destroyed in whole or in part other than by Deliberate Damage so that it is unfit for
occupation or use, or the Common Parts and/or the Estate are damaged or destroyed so as to make the Property inaccessible or unusable;
and

 

		(ii)	is not accessible and/or not fit for occupation and use by the end of three years from the date
of damage or destruction; or

 

		(b)	where:

 

		(i)	the Property is damaged or destroyed in whole or in part other than by Deliberate Damage and other
than by an Insured Risk or is not covered by the Landlord’s insurance by reason of a limitation in the insurance policy so
that it is unfit for occupation or use, or the Common Parts and/or the Estate are damaged or destroyed so as to make the Property
inaccessible or unusable; and

 

		(ii)	the loss or damage was caused other than by an Insured Risk or is not covered by the Landlord’s
insurance by reason of a limitation in the insurance policy and the Landlord has not given notice to the Tenant within three months
of the date of damage or destruction that the Landlord will reinstate the Property at the Landlord’s own cost.

 

		8.15	Any notice to terminate this lease by either the Landlord or the Tenant under this clause shall
be without prejudice to the rights of either party for breach of any of the covenants in the lease.

 

		8.16	If this lease is terminated by either the Landlord or the Tenant under this clause, then any proceeds
of the insurance effected by the Landlord shall belong to the Landlord.

 

    	 	24	 

     

    

  

		8.17	Without prejudice to clause 8.8 the Tenant shall maintain and shall procure that each and every
contractor which enters the Property maintains fully comprehensive public liability and employer’s liability insurance against
liability to the public and to third parties (including for the avoidance of doubt the Landlord and the owners of the Estate) in
a sum of not less than £10,000,000 (ten million pounds) in respect of each and every claim. Such insurance shall be maintained
from the date of this lease until the end of the term.

 

		8.18	The Landlord may at any time request documentary evidence that the insurance policies required
by this clause are being maintained including if required by the Landlord an original letter from the Tenant’s insurers confirming:-

 

		(a)	the insurance currently in force; and

 

		(b)	that premiums for that insurance have been paid in full at the date of that letter.

 

		8.19	If the Tenant fails to provide such evidence within 5 working days of the Landlord’s request
then the Landlord may effect such insurance itself and recover the costs of doing so from the Tenant.

 

		8.20	The Tenant agrees not to do or permit anything to be done that may render any insurance policy
void or voidable.

 

		8.21	The Tenant agrees to provide evidence to the Landlord that the insurances set out within clause
8.17 have been put in place and this Lease shall not be effective until such satisfactory written evidence has been provided to
the Landlord.

 

		8.22	The Tenant agrees to claim on the insurance policies referred to in clause 8.17 if so directed
by the Landlord following any claim or potential claim received against the Landlord from a third party.

 

		8.23	The Tenant shall pay the Landlord an amount equal to any insurance money that the insurers of the
Building refuse to pay (in relation to the Building) by reason of any act or omission of the Tenant its workers, contractors or
agents or any person at the Property or the Common Parts with the actual or implied authority of any of them

 

    	 	25	 

     

    

  

		9.	Rates and taxes

 

		9.1	The Tenant shall pay all present and future rates, taxes and other impositions payable in respect
of the Property, its use and any works carried out there, other than:

 

		(a)	any taxes payable by the Landlord in connection with any dealing with or disposition of the reversion
to this lease; or

 

		(b)	any taxes, other than VAT and insurance premium tax, payable by the Landlord by reason of the receipt
of any of the rents due under this lease.

 

		9.2	If any such rates, taxes or other impositions are payable in respect of the Property together with
other land (including any other part of the Building) the Tenant shall pay a fair proportion of the total.

 

		9.3	The Tenant shall not make any proposal to alter the rateable value of the Property or that value
as it appears on any draft rating list, without the approval of the Landlord.

 

		10.	Utilities

 

		10.1	The Tenant shall pay all costs in connection with the supply and removal of electricity, telecommunications
and data to or from the Property and the Tenant shall comply with all laws and with any recommendations of the relevant suppliers
relating to the use of those services and utilities and the supply and removal of electricity, telecommunications and data services
to or from the Property.

 

		10.2	The electricity supply to the Property is separately metered and the costs in connection with the
supply of electricity to the Property shall be paid by the Tenant to the Landlord or its Manager (as instructed), on the basis
of meter readings by the Landlord.

 

		10.3	All charges in respect of the electricity supply to the Property shall be paid by the Tenant to
the Landlord within 14 days of written demand.

 

		11.	Common items

 

		11.1	The Tenant shall comply with all reasonable regulations the Landlord may make from time to time
in connection with the use of any Service Media, structures or other items not on the Building but used or capable of being used
by the Building in common with other land.

 

    	 	26	 

     

    

  

		12.	VAT

 

		12.1	All sums payable by the Tenant are exclusive of any VAT that may be chargeable. The Tenant shall
pay VAT in respect of all taxable supplies made to it in connection with this lease on the due date for making any payment or,
if earlier, the date on which that supply is made for VAT purposes upon receipt of a valid VAT invoice.

 

		12.2	Every obligation on the Tenant, under or in connection with this lease, to pay the Landlord or
any other person any sum by way of a refund or indemnity, shall include an obligation to pay an amount equal to any VAT incurred
on that sum by the Landlord or other person upon receipt of a valid VAT invoice, except to the extent that the Landlord or other
person obtains credit for such VAT under the Value Added Tax Act 1994.

 

		13.	Default interest and interest

 

		13.1	If any Annual Rent or any other money payable under this lease has not been paid by the date it
is due, whether it has been formally demanded or not, the Tenant shall pay the Landlord interest at the Default Interest Rate (both
before and after any judgment) on that amount for the period from the due date to and including the date of payment.

 

		13.2	If the Landlord does not demand or accept any Annual Rent or other money due or tendered under
this lease because the Landlord reasonably believes that the Tenant is in breach of any of the tenant covenants of this lease,
then the Tenant shall, when that amount is accepted by the Landlord, also pay interest at the Interest Rate on that amount for
the period from the date the amount (or each part of it) became due until the date it is accepted by the Landlord.

 

		14.	Costs

 

		14.1	The Tenant shall pay the fair and reasonable costs and expenses of the Landlord including any solicitors’
or other professionals’ costs and expenses (incurred both during and after the end of the term) in connection with or in
contemplation of any of the following:

 

		(a)	the enforcement of the tenant covenants of this lease;

 

    	 	27	 

     

    

  

		(b)	serving any notice in connection with this lease under section 146 or 147 of the Law of Property
Act 1925 or taking any proceedings under either of those sections, notwithstanding that forfeiture is avoided otherwise than by
relief granted by the court;

 

		(c)	serving any notice in connection with this lease under section 17 of the LTCA 1995;

 

		(d)	the preparation and service of a schedule of dilapidations during and/or within three months of
the expiry of the Contractual Term in connection with this lease; or

 

		(e)	any consent or approval applied for under this lease, whether or not it is granted (unless the
consent or approval is unreasonably withheld by the Landlord in circumstances where the Landlord is not unreasonably to withhold
it).

 

		14.2	Where the Tenant is obliged to pay or indemnify the Landlord against any solicitors’ or other
professionals’ costs and expenses (whether under this or any other clause of this lease) that obligation extends to those
costs and expenses assessed on a full indemnity basis.

 

		15.	Compensation on vacating

 

Any right of the Tenant or anyone
deriving title under the Tenant to claim compensation from the Landlord on leaving the Property under the LTA 1954 is excluded,
except to the extent that the legislation prevents that right being excluded.

 

		16.	No deduction, counterclaim or set-off

 

The Annual Rent and all other money
due under this lease are to be paid by the Tenant or any guarantor (as the case may be) without deduction, counterclaim or set-off.

 

		17.	Prohibition of dealings

 

Except as expressly permitted by
this lease, the Tenant shall not assign, underlet, charge, part with or share possession or share occupation of this lease or the
Property or hold the lease on trust for any person (except pending registration of a dealing permitted by this lease at HM Land
Registry or by reason only of joint legal ownership).

 

    	 	28	 

     

    

 

		18.	Assignments

 

		18.1	The Tenant shall not assign the whole or any part only of this lease.

 

		19.	Underlettings

 

		19.1	The Tenant shall not underlet the. whole or any part of the Property.

 

		20.	Sharing occupation

 

The Tenant may with the prior written
consent of the Landlord which is not to be unreasonably withheld share occupation of the Property with any company that is a member
of the same group (within the meaning of section 42 of the LTA 1954) as the Tenant for as long as that company remains within that
group and provided that no relationship of landlord and tenant is established by that arrangement.

 

		21.	Charging

 

		21.1	The Tenant shall not charge the whole of this lease.

 

		21.2	The Tenant shall not charge part only of this lease.

 

		22.	Registration and notification of dealings and occupation

 

		22.1	In this clause a Transaction is:

 

		(a)	any dealing with this lease or the devolution or transmission of, or parting with possession of
any interest in it; or

 

		(b)	the creation of any underlease or other interest out of this lease, or out of any interest, underlease
derived from it, and any dealing, devolution or transmission of, or parting with possession of any such interest or underlease;
or

 

		(c)	the making of any other arrangement for the occupation of the Property.

 

		22.2	In respect of every Transaction that is registrable at HM Land Registry, the Tenant shall promptly
following completion of the Transaction apply to register it (or procure that the relevant person so applies). The Tenant shall
(or shall procure that) any requisitions raised by HM Land Registry in connection with an application to register a Transaction
are dealt with promptly and properly. Within one month of completion of the registration, the Tenant shall send the Landlord official
copies of its title (and where applicable of the undertenant’s title).

 

    	 	29	 

     

    

  

		22.3	No later than one month after a Transaction the Tenant shall:

 

		(a)	give the Landlord’s solicitors notice of the Transaction; and

 

		(b)	deliver a certified copy of any document effecting the Transaction to the Landlord’s solicitors;
and

 

		(c)	pay the Landlord’s solicitors a registration fee of not less than £100 (exclusive of
VAT).

 

		(d)	deliver to the Landlord’s solicitors a copy of any Energy Performance Certificate and Recommendation
Report issued as a result of the Transaction.

 

		22.4	If the Landlord so requests, the Tenant shall promptly supply the Landlord with full details of
the occupiers of the Property and the terms upon which they occupy it.

 

		23.	Repairs

 

		23.1	The Tenant shall keep the Property clean and tidy and in good repair and condition.

 

		23.2	The Tenant shall not be liable to repair the Property to the extent that any disrepair has been
caused by an Insured Risk and/or a risk against which the Landlord has not insured, unless and to the extent that:

 

		(a)	the Landlord’s insurance has been vitiated or any insurance proceeds withheld in consequence
of any act or omission of the Tenant, any person deriving title under the Tenant or any person at the Property or on the Common
Parts with the actual or implied authority of the Tenant or any person deriving title under the Tenant; or

 

		(b)	the insurance cover in relation to that disrepair is excluded, limited or unavailable.

 

		23.3	The Tenant shall keep the Contents in good repair and condition and the replacement of any Contents
shall be in accordance with the Inventory.

 

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		24.	Decoration

 

		24.1	The Tenant shall decorate the Property as often as is reasonably necessary and also in the last
three months before the end of the term.

 

		24.2	All decoration shall be carried out in a good and proper manner using good quality materials that
are appropriate to the Property and the Permitted Use and shall include all appropriate preparatory work.

 

		24.3	All decoration carried out in the last three months of the term shall also be carried out to the
reasonable satisfaction of the Landlord and using materials, designs and colours approved by the Landlord such approval not to
be unreasonably withheld or delayed.

 

		24.4	The Tenant shall replace the floor coverings at the Property within the three months before the
end of the term with new ones of good quality and appropriate to the Property and the Permitted Use, unless prior to the end of
the term the Landlord provides written notice to the Tenant that this is not required.

 

		25.	Alterations and signs

 

		25.1	The Tenant shall not make any structural or external alteration to the Property.

 

		25.2	The Tenant shall not make any internal non-structural alteration to the Property without the consent
of the Landlord, such consent not to be unreasonably withheld or delayed.

 

		25.3	The Tenant shall not install nor alter the route of any Service Media at the Property, nor do anything
that may affect the Service Media, without the consent of the Landlord, such consent not to be unreasonably withheld or delayed.

 

		25.4	The Tenant shall not install or alter any Service Media in the Property or the Building.

 

		25.5	The Tenant shall not attach any sign, fascia, placard, board, poster or advertisement to the Property
so as to be seen from the outside of the Building.

 

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		27.	Use

 

		27.1	The Tenant shall not use the Property for any purpose other than the Permitted Use.

 

		27.2	If the Tenant uses the Property outside of the Permitted Hours, the Tenant shall observe all reasonable
and proper regulations that the Landlord makes relating to that use and shall pay the Landlord all reasonable and proper costs
incurred by the Landlord in connection with that use, including the whole of the cost of any Services provided by the Landlord
attributable solely to the use by the Tenant of the Property outside the Permitted Hours.

 

		27.3	The Tenant shall not use the Property or exercise any of the rights granted by this lease for any
illegal purpose nor for any purpose or in a manner that would cause loss, damage, injury, nuisance or inconvenience to the Landlord,
the other tenants or occupiers of the Lettable Units or any owner or occupier of neighbouring property.

 

		27.4	The Tenant shall not overload any structural part of the Building nor any Service Media at or serving
the Property.

 

		28.	Management of the building

 

		28.1	The Tenant shall observe all reasonable and proper regulations made by the Landlord from time to
time in accordance with the principles of good estate management and notified to the Tenant relating to:

 

		(a)	the use of the Common Parts;

 

		(b)	the management of the Building; and

 

		(c)	the use of any Service Media, structures or other items outside the Building which are used or
capable of being used by the Building in common with other land.

 

		28.2	Nothing
in this lease shall impose or be deemed to impose any restriction on the use of any other Lettable Unit or any neighbouring property.

 

    	 	32	 

     

    

  

		29.	Compliance with laws

 

		29.1	Without prejudice to any other provisions of this Lease the Tenant shall comply with all laws relating
to:

 

		(a)	the Property and the occupation and use of the Property by the Tenant;

 

		(b)	the use of all Service Media and machinery and equipment at or serving the Property;

 

		(c)	any works carried out at the Property; and

 

		(d)	all materials kept at or disposed from the Property.

 

		(e)	environmental issues in relation to the use and occupation of the Property and the exercise of
the rights granted by this Lease including the standards practices directives and guidelines of all applicable environmental agencies

 

		29.2	Without prejudice to any obligation on the Tenant to obtain any consent or approval under this
lease, the Tenant shall carry out all works that are required under any law to be carried out at the Property whether by the owner
or the occupier.

 

		29.3	Within five working days after receipt of any notice or other communication affecting the Property
or the Building (and whether or not served pursuant to any law) the Tenant shall:

 

		(a)	send a copy of the relevant document to the Landlord; and

 

		(b)	in so far as it relates to the Property, take all steps necessary to comply with the notice or
other communication and take any other action in connection with it as the Landlord may require.

 

		29.4	The Tenant shall not apply for any planning permission for the Property.

 

		29.5	The Tenant shall comply with its obligations under the COM Regulations including all requirements
in relation to the provision and maintenance of a health and safety file.

 

		29.6	The Tenant shall supply all information to the Landlord that the Landlord reasonably requires from
time to time to comply with the Landlord’s obligations under the COM Regulations.

 

		29.7	As soon as the Tenant becomes aware of any defect in the Property, it shall give the Landlord notice
of it. The Tenant shall indemnify the Landlord against any liability under the Defective Premises Act 1972 in relation to the Property
by reason of any failure of the Tenant to comply with any of the tenant covenants in this lease.

 

    	 	33	 

     

    

  

		29.8	The
Tenant shall keep the Property equipped with all fire prevention, detection and fighting machinery and equipment and fire alarms
which are required under all relevant laws or required by the insurers of the Property or reasonably recommended by them or reasonably
required by the Landlord and shall keep that machinery, equipment and alarms properly maintained and available for inspection.

 

		29.9	Any liability under Environmental Law (including, without limitation, any liability under the Contaminated
Land Regime) arising in respect of Hazardous Substances in, on, under or emanating from the Property, after the date of this Lease,
shall be the sole responsibility of the Tenant

 

		29.10	This clause (together with clauses 29.9 and 29.11 and 29.12 constitutes an agreement on liabilities
under the Department for Environment, Food and Rural Affairs’ statutory guidance on the Contaminated Land Regime.

 

		29.11	If
the Enforcing Authority serves a notice under the Contaminated Land Regime on a party to this Lease, any party to this Lease may
produce a copy of this clause and clauses 29.9 and 29.11 and 29.12 to any Enforcing Authority or court for the purposes of determining
liability under the Contaminated Land Regime, regardless of any confidentiality agreement that may exist between the parties to
this Lease relating to this Lease or any of its provisions.

 

		29.12	No party to this Lease shall challenge the application of the agreement on liabilities set out
in this clause and clauses 29.9 to 29.11 (inclusive).

 

		29.13	The Tenant shall keep and use the Property in accordance with GLP and all applicable statutory
provisions, laws and regulations as amended from time to time.

 

		29.14	Immediately prior to the expiry or sooner determination of the Lease the Tenant will at its own
expense provide to the Landlord an Environmental Assessment of the Property by an Environmental Expert.

 

		29.15	In the event of any contamination of the Property or the Building by any Hazardous Substance or
in the event of any other breach of environmental or other laws relating to the use or occupation of the Property the Tenant shall
immediately:-

 

		(a)	notify the Landlord of the same;

 

    	 	34	 

     

    

  

		(b)	notify the Landlord of the steps the Tenant intends to take in order to make good the breach including
compliance with all relevant requirements;

 

		(c)	ensure that the making good of any breach complies with all relevant requirements;

 

		(d)	comply with any additional requirements of the Landlord in relation to the obligation to make good
the breach and comply with all relevant requirements; and

 

		(e)	notify the Landlord whether the event or breach may trigger an investigation or prosecution by
an environment or other agency or statutory body.

 

		29.16	The Tenant must obtain all necessary permits consents and approvals for the Tenant’s use
and occupation of the Property and shall as soon as reasonably practical provide copies of the same to the Landlord.

 

		30.	Energy performance certificates

 

		30.1	The Tenant shall:

 

		(a)	cooperate with the Landlord so far as is reasonably necessary to allow the Landlord to obtain an
Energy Performance Certificate and Recommendation Report for the Property or the Building including providing the Landlord with
copies of any plans or other information held by the Tenant that would assist in obtaining an Energy Performance Certificate; and

 

		(b)	allow such access to any Energy Assessor appointed by the Landlord as is reasonably necessary to
inspect the Property for the purposes of preparing an Energy Performance Certificate and/or Recommendation Report for the Property
or the Building.

 

		30.2	The Tenant shall not commission an Energy Performance Certificate for the Property without the
Landlord’s consent such consent not to be unreasonably withheld or delayed.

 

		30.3	At the written request of the Tenant, the Landlord shall provide the Tenant with a copy of any
Energy Performance Certificate relating to the Property held by the Landlord, provided that the Tenant shall pay the reasonable
cost of providing the copy to the Landlord.

 

    	 	35	 

     

    

  

		31.	Encroachments, obstructions and acquisition of rights

 

		31.1	The Tenant shall not grant any right or licence over the Property to any person nor permit any
person to make any encroachment over the Property.

 

		31.2	The Tenant shall not obstruct the flow of light or air to the Property.

 

		31.3	The Tenant shall not make any acknowledgement that the flow of light or air to the Property or
any other part of the Building or that the means of access to the Building is enjoyed with the consent of any third party.

 

		31.4	The Tenant shall immediately notify the Landlord if any person takes or threatens to take any action
to obstruct the flow of light or air to the Property.

 

		32.	Breach of repair and maintenance obligations

 

		32.1	The Landlord may enter the Property to inspect its condition and state of repair and may give the
Tenant notice of any breach of any of the tenant covenants in this lease relating to the condition or repair of the Property or
the Contents.

 

		32.2	If the Tenant has not begun any works needed to remedy that breach within three months following
that notice (or if works are required as a matter of emergency, then immediately) or if the Tenant is not carrying out the works
with all due speed, then the Landlord may enter the Property and carry out the works needed.

 

		32.3	The costs incurred by the Landlord in carrying out any works pursuant to this clause (and any professional
fees and any VAT in respect of those costs) shall be a debt due from the Tenant to the Landlord and payable on demand.

 

		32.4	Any
action taken by the Landlord pursuant to this clause shall be without prejudice to the Landlord’s other rights.

 

		32.5	Not less than six months before the end of the term, the Landlord shall serve a schedule of dilapidations
on the Tenant and shall notify the Tenant of any other dilapidations that occur after the schedule of dilapidations has been served
as soon as possible.

 

    	 	36	 

     

    

  

		33.	Indemnity

 

The Tenant shall keep the Landlord
indemnified against all expenses, costs, claims, damage and loss (including any diminution in the value of the Landlord’s
interest in the Building and loss of amenity of the Building) arising from any breach of any tenant covenants in this lease, or
any act or omission of the Tenant, any undertenant or their respective workers, contractors or agents or any other person on the
Property or the Common Parts or the Building with the actual or implied authority of any of them.

 

		34.	Landlord’s covenant for quiet enjoyment

 

The Landlord covenants with the Tenant,
that, so long as the Tenant pays the rents reserved by and complies with its obligations in this lease, the Tenant shall have quiet
enjoyment of the Property without any interruption by the Landlord or any person claiming under the Landlord except as otherwise
permitted by this lease.

 

		35.	Guarantee and indemnity

 

		35.1	The
provisions of Schedule 1 apply.

 

		35.2	If an Act of Insolvency occurs in relation to a guarantor, or if any guarantor (being an individual)
dies or becomes incapable of managing his affairs the Tenant shall, if the Landlord requests, procure that a person of standing
acceptable to the Landlord, within 28 days of that request, enters into a replacement or additional guarantee and indemnity of
the tenant covenants of this lease in the same form as that entered into by the former guarantor.

 

		35.3	Clause 35.2 shall not apply in the case of a person who is guarantor by reason of having entered
into an authorised guarantee agreement.

 

		35.4	For
so long as any guarantor remains liable to the Landlord, the Tenant shall, if the Landlord requests, procure that the guarantor
joins in any consent or approval required under this lease and consents to any variation of the tenant covenants of this lease.

 

    	 	37	 

     

    

  

		36.	Re-entry and forfeiture

 

		36.1	The Landlord may re-enter the Property (or any part of the Property in the name of the whole) at
any time after any of the following occurs:

 

		(a)	any
rent is unpaid 21 days after becoming payable whether it has been formally demanded or not; or

 

		(b)	any breach of any condition of, or tenant covenant, in this lease; or

 

		(c)	an Act of Insolvency.

 

		36.2	If
the Landlord re-enters the Property (or any part of the Property in the name of the whole) pursuant to this clause, this lease
shall immediately end, but without prejudice to any right or remedy of the Landlord in respect of any breach of covenant by the
Tenant.

 

		37.	Liability

 

		37.1	At any time when the Landlord, the Tenant or a guarantor is more than one person, then in each
case those persons shall be jointly and severally liable for their respective obligations arising under this lease. The Landlord
may take action against, or release or compromise the liability of, any one of those persons or grant time or other indulgence
to any one of them without affecting the liability of any other of them.

 

		37.2	The obligations of the Tenant and any guarantor arising by virtue of this lease are owed to the
landlord and the obligations of the Landlord are owed to -the Tenant.

 

		37.3	The Landlord shall not be liable to the Tenant for any failure of the Landlord to perform any landlord
covenant in this lease, unless and until the Tenant has given the Landlord notice of the failure and the Landlord has not remedied
the failure within a reasonable time of service of that notice.

 

		38.	Entire agreement and exclusion of representations

 

		38.1	This lease constitutes the whole agreement between the parties relating to the transaction contemplated
by the grant of this lease and supersedes all previous agreements between the parties relating to the transaction.

 

		38.2	The Tenant acknowledges that in entering into this lease it has not relied on and shall have no
right or remedy in respect of, any statement or representation made by or on behalf of the Landlord.

 

    	 	38	 

     

    

  

		38.3	Nothing
in this lease constitutes or shall constitute a representation or warranty that the Property or the Common Parts may lawfully
be used for any purpose allowed by this lease.

 

		38.4	Nothing in this clause shall limit or exclude any liability for fraud.

 

		39.	Notices, consents and approvals

 

		39.1	Except where this lease specifically states that a notice need not be in writing, or where notice
is given in an emergency, any notice given pursuant to this lease shall:

 

		(a)	be in writing in the English language; and

 

		(b)	be:

 

		(i)	delivered personally; or

 

		(ii)	delivered by commercial courier; or

 

		(iii)	sent by pre-paid first-class post or recorded delivery; or

 

		(iv)	(if the notice is to be served by post outside the country from which it is sent) sent by airmail
requiring signature on delivery.

 

		39.2	A notice is deemed to have been received:

 

		(a)	if delivered personally, at the time of delivery; or

 

		(b)	if delivered by commercial courier, at the time of signature of the courier’s receipt; or

 

		(c)	if sent by pre-paid first-class post or recorded delivery, 48 hours from the date of posting; or

 

		(d)	if sent by airmail, five days from the date of posting;

 

		(e)	if deemed receipt under the previous paragraphs of this clause is not within business hours (meaning
9.00 am to 5.30 pm on a working day in the place of receipt), when business next starts in the place of receipt.

 

		39.3	To prove service, it is sufficient to prove that the notice if sent by post, that the envelope
containing the notice was properly addressed and posted.

 

		39.4	Section 196 of the Law of Property Act 1925 shall otherwise apply to notices given under this lease.

 

    	 	39	 

     

    

  

		39.5	Where
the consent of the Landlord is required under this lease, a consent shall only be valid if it is given by deed, unless:

 

		(a)	it is given in writing and signed by a person duly authorised on behalf of the Landlord; and

 

		(b)	it expressly states that the Landlord waives the requirement for a deed in that particular case.

 

If a waiver is given, it shall not
affect the requirement for a deed for any other consent.

 

		39.6	Where the approval of the Landlord is required under this lease, an approval shall only be valid
if it is in writing and signed by or on behalf of the Landlord, unless:

 

		(a)	the approval is being given in a case of emergency; or

 

		(b)	this lease expressly states that the approval need not be in writing.

 

		39.7	If
the Landlord gives a consent or approval under this lease, the giving of that consent or approval shall not imply that any consent
or approval required from a third party has been obtained, nor shall it obviate the need to obtain any consent or approval from
a third party. 

 

		40.	Governing law and jurisdiction

 

		40.1	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 law of England
and Wales.

 

		40.2	The parties irrevocably agree that the courts of England and Wales shall have exclusive jurisdiction
to settle any dispute or claim that arises out of or in connection with this lease or its subject matter or formation (including
noncontractual disputes or claims).

 

		41.	Exclusion of LTA 1954 protection

 

		41.1	The parties confirm that:

 

		(a)	the Landlord served a notice on the Tenant, as required by section 38A(3)(a) of the LTA 1954, applying
to the tenancy created by this lease, before this lease was entered into a certified copy of which is annexed to this lease; and

 

    	 	40	 

     

    

  

		(b)	Harry Smart who was duly authorised by the Tenant to do so made a statutory declaration dated 18/03/19
in accordance with the requirements of section 38A(3)(b) of the LTA 1954 a certified copy of which statutory declaration is annexed
to this lease; and

 

		(c)	the Landlord served a notice on the Guarantor, as required by section 38A(3)(a) of the LTA 1954,
applying to the tenancy created by this lease, before this lease was entered into a certified copy of which is annexed to this
lease; and

 

		(d)	Harry Smart who was duly authorised by the Guarantor to do so made a statutory declaration dated
18/03/19 in accordance with the requirements of section 38A(3)(b) of the LTA 1954 a certified copy of which statutory declaration
is annexed to this lease; and

 

		(e)	the provisions of sections 24 to 28 of the LTA 1954 are excluded in relation to the tenancy created
by this lease.

 

		42.	Break clause

 

		42.1	The Tenant may terminate this lease by serving at least 6 months before the Break Date a Break
Notice on the Landlord.

 

		42.2	A Break Notice served by the Tenant shall be of no effect if, at the Break Date:

 

		(a)	the Tenant has not paid in cleared funds any part of the Annual Rent, or any VAT in respect of
it, which was due to have been paid and which has been demanded of the Tenant in writing no later than 20 Working Days prior to
the Break Date; or

 

		(b)	the Tenant remains in occupation of any part of the Property; or

 

		(c)	there are any continuing subleases of the Property

 

		(d)	the Landlord has not received from the Tenant the sum of £8,500 plus VAT representing a refund
of the 3 month rent free period received by the Tenant at the commencement of its occupation of the Property.

 

		(e)	The Landlord has not received from the Tenant an Environmental Assessment.

 

		42.3	Subject to clause 42.2, following service of a Break Notice this lease shall terminate on the Break
Date.

 

    	 	41	 

     

    

  

		42.4	Termination
of this lease on the Break Date shall not affect any other right or remedy that either party may have in relation to any earlier
breach of this lease.

 

		42.5	If this lease terminates in accordance with clause 42.2(e) then, within 14 days after the Break
Date, the Landlord shall refund to the Tenant the proportion of the Annual Rent, and any VAT paid for the period beyond but excluding
the Break Date calculated on a daily basis.

 

		43.	Contracts (Rights of Third Parties) Act 1999

 

A
person who is not a party to this lease shall not have any rights under or in connection with it by virtue of the Contracts (Rights
of Third Parties) Act 1999 but this does not affect any right or remedy of a third party which exists, or is available, apart
from that Act.

 

		44.	New tenancy under
LTCA 1995

 

This lease creates a new tenancy
for the purposes of the LTCA 1995.

 

		45.	Local authority landlord’s capacity and powers

 

The Landlord enters into this lease solely in its capacity as a
landowner in respect of the Property and not in any other capacity. Nothing in this lease shall restrict the Landlord’s powers
or rights as a local authority, local planning authority or statutory body to perform any of its statutory functions.

 

		46.	ERDF Funding

 

		46.1	The
Property has been funded by North East LEP as part of the North East Growth Deal (Local Growth Fund - LGF) from Government, and
grant funding from the European Regional Development Fund (ERDF) as part of the European Structural and Investment Funds Growth
Programme 2014-2020.

 

		46.2	The Tenant shall provide monitoring information as required by the funders (ERDF and LGF) in whatever
form the funders require no later than the last working day of each calendar quarter. The monitoring information may be related
to and include (but not limited to):-

 

		-	General information on the Tenant e.g. type of business (e.g.
SME or large company), main trading activity, number of employees, date of formation, turnover, previous address etc.;

		-	Employment increase within the Tenant organisation;

 

    	 	42	 

     

    

 

		-	Jobs created and improved by the Tenant and located in the Property (including type of jobs, skill
and wage levels);

		-	General information on the Tenant’s new-to-market products (no commercially sensitive information
will be required);

		-	General information on the Tenant’s new-to-firm products (no commercially sensitive information
will be required);

		-	Gender and ethnicity of the Tenant’s employees located in the Property;

		-	Any other information reasonably requested by the Landlord in order to comply with the Funding
Agreements.

 

If required by the Landlord and/or the funders
and/or their auditors the Tenant shall make their original records available for checks to evidence the monitoring information
provided by the Tenant

 

		47.	Landlord’s break clause

 

		47.1	The Landlord may terminate this lease by written notice to the Tenant if at any time any Annual
Rent or other sum due under this lease is unpaid 21 days after becoming payable whether it has been formally demanded or not.

 

		47.2	Following service of a notice under clause 47.1 this-lease shall terminate on the date specified
in the notice.

 

		47.3	Termination of this lease shall not affect any other right or remedy that either party may have
in relation to any earlier breach of this lease.

 

		47.4	If this lease terminates in accordance with clause 47.2, within 14 days after the date of termination,
the Landlord shall refund to the Tenant the proportion of the Annual Rent, and any VAT paid for the period beyond but excluding
the date of termination calculated on a daily basis

 

This document has been executed as a deed and
is delivered and takes effect on the date stated at the beginning of it.

 

    	 	43	 

     

    

  

Schedule 1 Guarantee and Indemnity

 

Guarantee
and indemnity

 

		1.1	The Guarantor guarantees to the Landlord that the Tenant shall pay the rents reserved by this lease
and observe and perform the tenant covenants of this lease and that if the Tenant fails to pay any of those rents or to observe
or perform any of those tenant covenants, the Guarantor shall pay or observe and perform them.

 

		1.2	The Guarantor covenants with the Landlord as a separate and independent primary obligation to indemnify
the Landlord against any failure by the Tenant to pay any of the rents reserved by this lease or any failure to observe or perform
any of the tenant covenants of this lease; and

 

Guarantor’s
liability

 

		1.3	The liability of the Guarantor under paragraph 1.1 and paragraph 1.2 shall continue until the end
of the term, or until the Tenant is released from the tenant covenants of this lease by virtue of the LTCA 1995, if earlier.

 

		1.4	The liability of the Guarantor shall not be affected by:

 

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

 

		(b)	any delay or forbearance by the Landlord in enforcing the payment of any of the rents or the observance
or performance of any of the tenant covenants of this lease or in making any demand in respect of any of them; or

 

		(c)	any refusal by the Landlord to accept any rent or other payment due under this lease where the
Landlord believes that the acceptance of such rent or payment may prejudice its ability to re-enter the Property; or

 

		(d)	the Landlord exercising any right or remedy against the Tenant for any failure to pay the rents
reserved by this lease or to observe or perform the tenant covenants of this lease; or

 

		(e)	the Landlord taking any
action or refraining from taking any action in connection with any other security held by the Landlord in respect of the Tenant’s
liability to pay the rents reserved by this lease or observe and perform the tenant covenants of the
lease including the release of any such security; or

 

    	 	44	 

     

    

  

		(f)	a release or compromise of the liability of any one of the persons who is the Guarantor, or the
grant of any time or concession to any one of them; or

 

		(g)	any legal limitation or disability on the Tenant or any invalidity or irregularity of any of the
tenant covenants of the lease or any unenforceability of any of them against the Tenant; or

 

		(h)	the Tenant being dissolved, or being struck off the register of companies or otherwise ceasing
to exist, or, if the Tenant is an individual, by the Tenant dying or becoming incapable of managing its affairs; or

 

		(i)	without prejudice to paragraph 0, the disclaimer of the Tenant’s liability under this lease
or the forfeiture of this lease; or

 

		(j)	the surrender of part of the Property, except that the Guarantor shall not be under any liability
in relation to the surrendered part in respect of any period after the surrender; or

 

		(k)	by any other act or omission except an express written release by deed of the Guarantor by the
Landlord

 

		1.5	The liability of each of the persons making up the Guarantor is joint and several.

 

		1.6	Any sum payable by the Guarantor shall be paid without any deduction, set-off or counter-claim
against the Landlord or the Tenant.

 

Variations
and supplemental documents

 

		1.7	The Guarantor shall, at the request of the Landlord, join in and give its consent to the terms
of any consent, approval, variation or other document that may be entered into by the Tenant in connection with this lease.

 

		1.8	The Guarantor shall not be released by any variation of the rents reserved by, or the tenant covenants
in, this Lease whether or not:

 

		(a)	the variation is material or prejudicial to the Guarantor; or

 

		(b)	the variation is made in any document; or

 

		(c)	the Guarantor has consented, in writing or otherwise, to the variation.

 

    	 	45	 

     

    

  

		1.9	The
liability of the Guarantor shall apply to the rents reserved by and the tenant covenants in this lease as varied except to the
extent that the liability of the Guarantor is affected by section 18 of the LTCA 1995.

 

Guarantor
to take a new lease or make payment

 

		1.10	If this lease is forfeited or the liability of the Tenant under this lease is disclaimed and the
Landlord gives the Guarantor notice not later than three months after the forfeiture or the Landlord having received notice of
the disclaimer, the Guarantor shall enter into a new lease of the Property on the terms set out in paragraph 1.11.

 

		1.11	The rights and obligations under the new lease shall take effect from the date of the forfeiture
or disclaimer and the new lease shall:

 

		(a)	be granted subject to the right of any person to have this lease vested in them by the court and
to the terms on which any such order may be made and subject to the rights of any third party existing at the date of the grant;

 

		(b)	be for a term that expires at the same date as the end of the Contractual Term of this lease had
there been no forfeiture or disclaimer;

 

		(c)	reserve as an initial annual rent an amount equal to the Annual Rent payable under this lease-at
the date of the-forfeiture or-disclaimer or which would be payable but for any abatement or suspension of the Annual Rent or restriction
on the right to collect it

 

		(d)	be excluded from sections 24 to 28 of the LTA 1954; and

 

		(e)	otherwise be on the same terms as this lease (as varied if there has been any variation).

 

		1.12	The Guarantor shall pay the Landlord’s solicitors’ costs and disbursements (on a full
indemnity basis) and any VAT in respect of them in relation to the new lease and shall execute and deliver to the Landlord a counterpart
of the new lease within one month after service of the Landlord’s notice.

 

		1.13	The grant of a new lease and its acceptance by the Guarantor shall be without prejudice to any
other rights which the Landlord may have against the Guarantor or against any other person or in respect of any other security
that the Landlord may have in connection with this lease.

 

		1.14	The Landlord may, instead of giving the Guarantor notice pursuant to paragraph 1.1O but in the
same circumstances and within the same time limit, require the Guarantor to pay an amount equal to six months Annual Rent and the
Guarantor shall pay that amount on demand.

 

    	 	46	 

     

    

  

Payments
in gross and restrictions on the guarantor

 

		1.15	Any payment or dividend that the Landlord receives from the Tenant (or its estate) or any other
person in connection with any insolvency proceedings or arrangement involving the Tenant shall be taken and applied as a payment
in gross and shall not prejudice the right of the Landlord to recover from the Guarantor to the full extent of the obligations
that are the subject of this guarantee and indemnity.

 

		1.16	The Guarantor shall not claim in competition with the Landlord in any insolvency proceedings or
arrangement of the Tenant in respect of any payment made by the Guarantor pursuant to this guarantee and indemnity. If it otherwise
receives any money in such proceedings or arrangement, it shall hold that money on trust for the Landlord to the extent of its
liability to the Landlord.

 

		1.17	The Guarantor shall not, without the consent of the Landlord, exercise any right or remedy that
it may have (whether against the Tenant or any other person) in respect of any amount paid or-othe-r obligation performed by the
Guarantor under this guarantee and indemnity unless and until all the obligations of the Guarantor under this guarantee and indemnity
have been fully performed.

 

Other
securities

 

		1.18	The Guarantor warrants that it has not taken and covenants that it shall not take any security
from or over the assets of the Tenant in respect of any liability of the Tenant to the Guarantor. If it does take or hold any such
security it shall hold it for the benefit of the Landlord.

 

		1.19	This guarantee and indemnity is in addition to any other security that the Landlord may at any
time hold from the Guarantor or the Tenant or any other person in respect of the liability of the Tenant to pay the rents reserved
by this lease and to observe and perform the tenant covenants of this lease. It shall not merge in or be affected by any other
security.

 

		1.20	The Guarantor shall not be entitled to claim or participate in any other security held by the Landlord
in respect of the liability of the Tenant to pay the rents reserved by this lease or to observe and perform the tenant covenants
of this lease.

 

    	 	47	 

     

    

  

Schedule 2 Break Notice

 

To: [INSERT NAME OF TENANT/Landlord] of [INSERT
ADDRESS OR REGISTERED OFFICE DETAILS AS APPROPRIATE] (Tenant)/(Landlord) From: [INSERT NAME OF LANDLORD/Tenant] of [INSERT ADDRESS
OR REGISTERED OFFICE DETAILS AS APPROPRIATE] (Landlord)/Tenant Premises: [INSERT DETAILS OF PREMISES] as demised by the lease dated
[INSERT DATE OF LEASE] made between [INSERT PARTIES TO THE LEASE]

(Lease)

 

I/WE, [[INSERT NAME OF LANDLORD/Tenant] OR
[INSERT NAME AND ADDRESS OF SOLICITORS SERVING NOTICE ON BEHALF OF THE LANDLORD/tenant] for and on behalf of the Landlord/Tenant]
GIVE YOU NOTICE that I/we/the Landlord/the Tenant intend[s] to terminate the term of the Lease on [INSERT THE BREAK DATE] in accordance
with clause [INSERT NUMBER OF THE BREAK CLAUSE IN THE LEASE] so that the Lease will determine on that date

 

	SIGNED:	 	 

 

[[NAME OF LANDLORD/Tenant] OR [ AME OF SOLICITORS],
solicitors for and on behalf of [LANDLORD/Tenant]]

 

	DATED:	 	 

 

    	 	48	 

     

    

  

Schedule 3 Services

 

The Services are:

 

		(a)	cleaning, maintaining, decorating and repairing the Common Parts, including the structural parts,
the outsides of the windows and all Service Media forming part of the Common Parts and remedying any inherent defect in the Building;

 

		(b)	providing heating to the internal areas of the Common Parts and the Lettable Units during such
periods of the year as the Landlord reasonably considers appropriate, and cleaning, maintaining, repairing and replacing the heating
machinery and equipment;

 

		(c)	lighting the Common Parts and cleaning, maintaining, repairing and replacing lighting machinery
and equipment on the Common Parts;

 

		(d)	supplying hot and cold water, soap, paper, towels and other supplies for any lavatories, washrooms,
kitchens and utility areas on the Common Parts, and cleaning, maintaining, repairing and replacing the furniture, fittings and
equipment in those areas;

 

		(e)	keeping the lifts on the Common Parts in good working order and cleaning, maintaining, repairing
and replacing the lifts and lift machinery and equipment;

 

		(f)	cleaning, maintaining, repairing and replacing refuse bins on the Common Parts;

 

		(g)	cleaning, maintaining, repairing and replacing signage for the Common Parts;

 

		(h)	cleaning, maintaining, repairing, operating and replacing security machinery and equipment (including
closed circuit television) on the Common Parts;

 

		(i)	cleaning, maintaining, repairing, operating and replacing fire prevention, detection and fighting
machinery and equipment and fire alarms on the Common Parts;

 

		(j)	cleaning, maintaining, repairing and replacing a signboard showing the names and logos of the tenants
and other occupiers in the entrance hall of the Building;

 

		(k)	cleaning, maintaining, repairing and replacing the floor coverings on the internal areas of the
Common Parts;

 

		(I)	cleaning, maintaining, repairing and replacing the furniture and fittings on the Common Parts;

 

		(m)	providing air handling for the internal areas of the Building and cleaning, maintaining, repairing
and replacing air handling equipment serving the Building;

 

		(n)	cleaning, maintaining, repairing and replacing fume cupboards and externally vented safety cabinets
in the Building;

 

    	 	49	 

     

    

  

		(o)	providing security reception cleaning and maintenance staff for the Building; and

 

		(p)	any other service or amenity that the Landlord may in its reasonable discretion (acting in accordance
with the principles of good estate management) provide for the benefit of the tenants and occupiers of the Building.

 

    	 	50	 

     

    

  

	
        THE
COMMON SEAL of

        THE COUNCIL OF THE CITY OF

        NEWCASTLE UPON TYNE

        was hereunto affixed in the presence of
	

 

 

    	 	51	 

     

    

  

	Executed as a deed by	 
	
        MDNA LIFE SCIENCES

        (UK) LIMITED

        acting by Harry Smart a

        director, in the presence of:
	
        SIGNATURE OF DIRECTOR

        Director

 

	 	 
	
        SIGNATURE OF

        WITNESS

        NAME

        ADDRESS

        OCCUPATION OF

        WITNESS
	 

 

Executed as a deed by

MDNA LIFE SCIENCES INC

acting by Harry Smart a director, in the presence
of:

 

	 	 
	
        SIGNATURE OF

        WITNESS

        NAME

        ADDRESS

        OCCUPATION OF

        WITNESS
	 

 

    	 	52	 

     

    

  

ANNEXURES

 

Certified Copy Landlord’s warning notices

 

    	 	53	 

     

    

  

	 	
        CERTIFIED TRUE COPY OF THE ORIGINAL

        

         

        ASSISTANT DIRECTOR

        LEGAL SERVICES

        NEWCASTLE CITY COUNCIL

 

FORM OF NOTICE THAT SECTIONS 24 TO 28 OF
THE LANDLORD AND

TENANT ACT 1954 ARE NOT TO APPLY TO A BUSINESS TENANCY

 

TO: MDNA LIFE SCIENCES (UK) LIMITED,
a company incorporated and registered in England and Wales with (Company Registration Number 05386828 ), whose registered
office is at 83 Kingfisher House, Kingsway,

Team Valley, Gateshead, Tyne & Wear NE11
OJQ

 

	 
	 

 

[Name and address of tenant]

 

	From: The Council of the City of Newcastle upon Tyne
	 
	PO Box 690
	 
	Newcastle upon Tyne NE99 2BN
	 
	[Name and address of landlord]

 

RE: Lease of Level One The Biosphere Newcastle
Helix Newcastle upon Tyne

 

	
         

        IMPORTANT NOTICE

         

        You are being offered a lease without
        security of tenure. Do not commit yourself to the lease unless you have read this message carefully and have discussed it with
        a professional adviser.

         

        Business tenants normally have security of
        tenure – the right to stay in their business premises when the lease ends.

         

        If you commit yourself to the lease you
        will be giving up these important legal rights.

         

        ·
        You will have no right to stay in the premises when the lease ends.

        ·
        Unless the landlord chooses to offer you another lease, you will need
        to leave the premises.

        ·
        You will be unable to claim compensation for the loss of your business
        premises, unless the lease specifically gives you this right.

        ·
        If the landlord offer you another lease, you will have no right to ask
        the court to fix the rent.

 

    	 	54	 

     

    

  

	 	
        CERTIFIED TRUE COPY OF THE ORIGINAL

        

         

        ASSISTANT DIRECTOR

        LEGAL SERVICES

        NEWCASTLE CITY COUNCIL

 

FORM OF NOTICE THAT SECTIONS 24 TO 28 OF
THE LANDLORD AND TENANT ACT 1954 ARE NOT TO APPLY TO A BUSINESS TENANCY

 

To: MDNA LIFE SCIENCES INC, a
company incorporated and registered with (Company Registration Number 5632728 ), whose registered office is in the State
of Delaware, Corporation Trust Center, 1209 Orange Street, City of Wilmington, County of New Castle

 

	 
	 

 

[Name and address of tenant]

 

	From: The Council of the City of Newcastle upon Tyne
	 
	PO Box 690
	 
	Newcastle upon Tyne NE99 2BN
	 
	[Name and address of landlord]

 

RE: Lease of Level One The Biosphere Newcastle
Helix Newcastle upon Tyne

 

	
         

        IMPORTANT NOTICE

         

        You are being offered a lease without
        security of tenure. Do not commit yourself to the lease unless you have read this message carefully and have discussed it with
        a professional adviser.

         

        Business tenants normally have security of
        tenure – the right to stay in their business premises when the lease ends.

         

        If you commit yourself to the lease you
        will be giving up these important legal rights.

         

        ·
        You will have no right to stay in the premises when the lease ends.

        ·
        Unless the landlord chooses to offer you another lease, you will need
        to leave the premises.

        ·
        You will be unable to claim compensation for the loss of your business
        premises, unless the lease specifically gives you this right.

        ·
        If the landlord offer you another lease, you will have no right to ask
        the court to fix the rent.

 

    	 	55	 

     

    

  

Certified copy of Tenant’s and Guarantor’s
statutory declaration

 

    	 	56	 

     

    

  

		
        CERTIFIED TRUE COPY OF THE ORIGINAL

        

         

        ASSISTANT DIRECTOR

        LEGAL SERVICES

        NEWCASTLE CITY COUNCIL

 

	I Harry Smart
	(name of declarant) of 
	B3, Kingfisher House, Kingsway, Team Valley, Gateshead, Tyne & Wear NE11 OJQ
	(address) do solemnly and sincerely declare that -

 

1. MDNA LIFE SCIENCES
INC, a company incorporated and registered in the State of Delaware with (Company Registration Number 5632728 ),

	 
	(name of tenant) propose(s) to enter into a tenancy of
	premises at Level One The Biosphere Newcastle Helix Newcastle upon Tyne
	 
	(address of premises) for a term commencing on A DATE TO BE AGREED
	 

 

2. I/The
tenant propose(s) to enter into an agreement with THE COUNCIL OF THE CITY OF NEWCASTLE UPON TYNE that the provisions of sections
24 to 28 of the Landlord and Tenant Act 1954 (security of tenure) shall be excluded in relation to the tenancy.

 

3. The landlord
has served on me/the tenant a notice in the form, or substantially in the form, set out in Schedule 1 to the Regulatory Reform
(Business Tenancies) (England and Wales) Order 2003. The form of notice set out in that Schedule is reproduced below.

 

4. I have/The tenant
has read the notice referred to in paragraph 3 above and accept(s) the consequences of entering into the agreement referred to
in paragraph 2 above.

 

5. (as appropriate)
I am duly authorised by the tenant to make this declaration.

 

	To:
	MDNA LIFE SCIENCES (UK) LIMITED
	 
	(Company number 05386828) B3, Kingfisher 
	 
	House, Kingsway, Team Valley, Gateshead, Tyne & Wear NE11 OJQ 
	[Name and address of tenant]
	 
	From:
	THE COUNCIL OF THE CITY OF NEWCASTLE UPON TYNE 

 

	Civic Centre, Barras Bridge, Newcastle 
	 
	upon Tyne, NE1 8QH
	[name and address of landlord]

 

    	 	57	 

     

    

  

	
         

        IMPORTANT NOTICE

         

        You are being offered a lease without
        security of tenure. Do not commit yourself to the lease unless you have read this message carefully and have discussed it with
        a professional adviser.

         

        Business tenants normally have security of
        tenure-the right to stay in their business premises when the lease ends.

         

        If you commit yourself to the lease you
        will be giving up these important legal rights.

         

        • You will have no right to stay in the
        premises when the lease ends.

         

        • Unless the landlord chooses to offer
        you another lease, you will need to leave the premises.

         

        • You will be unable to claim compensation
        for the loss of your business premises, unless the lease specifically gives you this right.

         

        • If the landlord offers you another lease,
        you will have no right to ask the court to fix the rent.

         

        It is therefore important to get professional
        advice - from a qualified surveyor, lawyer or accountant - before agreeing to give up these rights.

         

        If you want to ensure that you can stay in
        the same business premises when the lease ends, you should consult your adviser about another form of lease that does not exclude
        the protection of the Landlord and Tenant Act 1954.

         

        If you receive this notice at least 14 days
        before committing yourself to the lease, you will need to sign a simple declaration that you have received this notice and have
        accepted its consequences, before signing the lease.

         

        But if you do not receive at least 14
        days notice, you will need to sign a “statutory” declaration. To do so, you will need to visit an independent solicitor
        (or someone else empowered to administer oaths).

         

        Unless there is a special reason for committing
        yourself to the lease sooner, you may want to ask the landlord to let you have at least 14 days to consider whether you wish to
        give up your statutory rights. If you then decided to go ahead with the agreement to exclude the protection of the Landlord and
        Tenant Act 1954, you would only need to make a simple declaration, and so you would not need to make a separate visit to an independent
        solicitor.

 

    	 	58	 

     

    

   

AND I make this solemn declaration conscientiously
believing the same to be true and by virtue of the Statutory Declaration Act 1835.

 

	

 

	DECLARED at
	Mark Swift Mouse LLP
	this
	18th
	day of
	March 2019

 

	Before me	 

 

(signature of person before whom declaration
is made)

 

A solicitor empowered to administer oaths or
(as appropriate)

 

    	 	59	 

     

    

  

		
        CERTIFIED TRUE COPY OF THE ORIGINAL

        

         

        ASSISTANT DIRECTOR

        LEGAL SERVICES

        NEWCASTLE CITY COUNCIL

 

	I Harry Smart
	(name of declarant) of 
	B3, Kingfisher House, Kingsway, Team Valley, Gateshead, Tyne & Wear NE11 OJQ
	(address) do solemnly and sincerely declare that -

 

1. MDNA LIFE SCIENCES
INC, a company incorporated and registered in the State of Delaware with (Company Registration Number 5632728 ),

	 
	(name of tenant) propose(s) to enter into a tenancy of
	premises at Level One The Biosphere Newcastle Helix Newcastle upon Tyne
	 
	(address of premises) for a term commencing on A DATE TO BE AGREED
	 

 

2. I/The
tenant propose(s) to enter into an agreement with THE COUNCIL OF THE CITY OF NEWCASTLE UPON TYNE that the provisions of sections
24 to 28 of the Landlord and Tenant Act 1954 (security of tenure) shall be excluded in relation to the tenancy.

 

3. The landlord
has served on me/the tenant a notice in the form, or substantially in the form, set out in Schedule I to the Regulatory Reform
(Business Tenancies) (England and Wales) Order 2003. The form of notice set out in that Schedule is reproduced below.

 

4. I have/The tenant
has read the notice referred to in paragraph 3 above and accept(s) the consequences of entering into the agreement referred to
in paragraph 2 above.

 

5. (as appropriate)
I am duly authorised by the tenant to make this declaration.

 

	To:
	MDNA LIFE SCIENCES (UK) LIMITED
	 
	(Company number 05386828) B3, Kingfisher 
	 
	House, Kingsway, Team Valley, Gateshead, Tyne & Wear NE11 OJQ 
	[Name and address of tenant]
	 
	From:
	THE COUNCIL OF THE CITY OF NEWCASTLE UPON TYNE 

 

	Civic Centre, Barras Bridge, Newcastle 
	 
	upon Tyne, NE1 8QH
	[name and address of landlord]

 

    	 	60	 

     

    

  

	
         

        IMPORTANT NOTICE

         

        You are being offered a lease without
        security of tenure. Do not commit yourself to the lease unless you have read this message carefully and have discussed it with
        a professional adviser.

         

        Business tenants normally have security of
        tenure - the right to stay in their business premises when the lease ends.

         

        If you commit yourself to the lease you
        will be giving up these important legal rights.

         

        • You will have no right to stay
        in the premises when the lease ends.

         

        • Unless the landlord chooses to offer
        you another lease, you will need to leave the premises.

         

        • You will be unable to claim compensation
        for the loss of your business premises, unless the lease specifically gives you this right.

         

        • If the landlord offers you another lease,
        you will have no right to ask the court to fix the rent.

         

        It is therefore important to get professional
        advice - from a qualified surveyor, lawyer or accountant - before agreeing to give up these rights.

         

        If you want to ensure that you can stay in
        the same business premises when the lease ends, you should consult your adviser about another form of lease that does not exclude
        the protection of the Landlord and Tenant Act 1954.

         

        If you receive this notice at least 14 days
        before committing yourself to the lease, you will need to sign a simple declaration that you have received this notice and have
        accepted its consequences, before signing the lease.

         

        But if you do not receive at least 14
        days notice. you will need to sign a “statutory” declaration. To do so, you will need to visit an independent solicitor
        (or someone else empowered to administer oaths).

         

        Unless there is a special reason for committing
        yourself to the lease sooner, you may want to ask the landlord to let you have at least 14 days to consider whether you wish to
        give up your statutory rights. If you then decided to go ahead with the agreement to exclude the protection of the Landlord and
        Tenant Act 1954, you would only need to make a simple declaration, and so you would not need to make a separate visit to an independent
        solicitor.

 

AND I make this solemn declaration conscientiously
believing the same to be true and by virtue of the Statutory Declaration Act 1835.

 

    	 	61	 

     

    

  

	

 

	DECLARED at
	Mark Swift Mouse LLP
	this
	18th
	day of
	March 2019

 

	Before me	 

 

(signature of person before whom declaration
is made)

 

A solicitor empowered to administer oaths or
(as appropriate)

 

    	 	62	 

     

    

  

Plans 1-3

 

    	 	63	 

     

    

  

 

    	 	64	 

     

    

 

 

    	 	65	 

     

    

 

 

    	 	66	 

     

    

 

Building Floor Plans

 

    	 	67	 

     

    

 

 

    	 	68	 

     

    

 

 

 

 

    	 	69	 

     

    

 

 

 

    	 	70	 

     

    

 

 

 

    	 	71	 

     

    

 

 

 

    	 	72	 

     

    

 

 

    	 	73	 

     

    

 

Inventory 

 

[Schedule of Condition]

 

    	 	74	 

     

    

  

 

	COMBINED SCHEDULE OF CONDITION AND INVENTORY

 

	Date:	08 January 2019
	 	 
	Premises:	First floor, Biosphere, Newcastle Helix
	 	 
	Landlord:	Newcastle City Council
	 	 
	Tenant:	MDNA Life Sciences (UK) Ltd
	 	 
	Units:	R.01.17, R.01.18, R.01.19, R.01.41, R.01.42 and R.01.274

 

	INTRODUCTION

 

This Schedule of Condition and Inventory has
been prepared in respect of the lease granted by Newcastle City Council to DNA Life Sciences (UK) Ltd.

 

The purpose of the document is to record, formally,
the condition of the premises and to list moveable items of laboratory furniture at the commencement of the lease.

 

It is an obligation of the lease that the demised
areas are returned to the landlord in accordance with the lease and in full decorative and functional repair. All moveable items
are also to be returned in full decorative and functional repair. This schedule defines the requirement.

 

	GLOSSARY

 

 

    	 	75	 

     

    

  

	SCHEDULE
    BY ROOM

 

	Room number:	01.41	Type of room:	Gas Bottle Store

 

	AREA	DESCRIPTION	CONDITION	
        UNDER BENCH STORAGE UNITS

        (Number and type)
	LAB STOOLS (Number)
	Ceiling	Exposed soffit	Excellent	N/A Choose type	N/A
	Ceiling	Wall mounted LED lighting and presence detector	Excellent	N/ A Choose type	N/A
	Ceiling	Ductwork	Excellent	N/ A Choose type	N/A
	Walls	Painted plastered walls	Excellent	N/ A Choose type	N/A
	Door	Wooden Painted frame and door	Excellent	N/ A Choose type	N/A
	Equipment	Vinyl	Excellent	N/ A Choose type	N/A

 

Note: Corresponding images are on the
following page.

 

    	 	76	 

     

    

  

	Images for room number:	01.41	Type of room:	Gas Bottle Store

 

 

    	 	77	 

     

    

  

	SCHEDULE
    BY ROOM

 

	Room number:	01.17	Type of room:	Laboratory

  

	AREA	DESCRIPTION	CONDITION	
        UNDER BENCH STORAGE UNITS

        (Number and type)
	LAB STOOLS (Number)
	Ceiling	Suspended celling and supply/extract grilles	Excellent	N/ A Choose type	N/A
	Ceiling	Ceiling grid LED lighting	Excellent	N/ A Choose type	N/A
	Walls	Painted plastered walls	Excellent	N/ A Choose type	N/A
	Walls	Thermostat	Excellent	N/ A Choose type	N/A
	Walls	Switches	Excellent	N/ A Choose type	N/A
	Walls	Timber skirting boards	Excellent	N/ A Choose type	N/A
	Walls	Coat Hooks	Excellent	N/A Choose type	N/A
	Door	Wooden One & Half door set Painted with frosted vision panel	Excellent	N/ A Choose type	N/A
	Floor	Vinyl floor	Excellent	N/ A Choose type	N/A
	Equipment	Fume Cupboard	Excellent	N/A Choose type	N/A
	Equipment	Lab Stool	Excellent	N/ A Choose type	2
	Equipment	Electrical circuit board	Excellent	N/ A Choose type	N/A
	Equipment	Blinds	Excellent	N/ A Choose type	N/A
	Equipment	Shelving	Excellent	N/ A Choose type	N/A
	Equipment	Under bench storage	Excellent	N/ A Cupboard unit	4
	Equipment	Under bench storage	Excellent	N/A Drawer unit	2
	Equipment	Trespa benching, including inset sink	Excellent	N/ A Choose type	N/A
	Equipment	Hand Wash basin, fittings and IPS panels	Excellent	N/ A Choose type	N/A

 

Note: Corresponding images are on the
following page.

 

    	 	78	 

     

    

  

	Images for room number:	01.17	Type of room:	Laboratory

 

 

    	 	79	 

     

    

  

 

    	 	80	 

     

    

  

 

    	 	81	 

     

    

  

 

    	 	82	 

     

    

  

 

    	 	83	 

     

    

  

 

    	 	84	 

     

    

 

	SCHEDULE
    BY ROOM

 

	Room
    number:	01.18 and 274	Type of room:	Write up room

 

	AREA	DESCRIPTION	CONDITION	UNDER BENCH STORAGE UNITS

 (Number and type)	LAB STOOLS (Number)
	Ceiling	Suspended ceiling grid	Excellent	N/A Choose type	N/A
	Ceiling	Inlaid LED lighting	Excellent	N/A Choose type	N/A
	Ceiling	Inlaid vents	Excellent	N/A Choose type	N/A
	Walls	Painted plastered walls	Excellent	N/A Choose type	N/A
	Walls	Glazed partition glass door with manifestation	Excellent	N/A Choose type	N/A
	Walls	Switches	Excellent	N/A Choose type	N/A
	Walls	Timber skirting boards	Excellent	N/A Choose type	N/A
	Door	Wood single door into lab with vision panel. Painted	Excellent	N/A Choose type	N/A
	Door	Wood single door into write up space with vision panel frosted. Painted.	Excellent	N/A Choose type	N/A
	Floor	Carpet	Excellent	N/A Choose type	N/A
	Floor	Vinyl	Excellent	N/A Choose type	N/A
	Equipment	Electrical circuit board	Excellent	N/A Choose type	N/A
	Equipment	Thermostat	Excellent	N/A Choose type	N/A
	Equipment	Transfer hatch	Excellent	N/A Choose type	N/A
	Equipment	Trespa benching	Excellent	N/A Choose type	N/A
	Equipment	Lab stools	Excellent	N/A Choose type	3
	Equipment	Under bench storage	Excellent	N/A Cupboard unit	8
	Equipment	Under bench storage	Excellent	N/A Drawer unit	5
	Equipment	Blinds	Excellent	N/A Choose type	N/A

 

Note: Corresponding images are on the
following page.

 

    	 	85	 

     

    

  

	Images for room number:	01.18 and 274	Type of room:	Laboratory

 

 

    	 	86	 

     

    

  

 

    	 	87	 

     

    

  

 

    	 	88	 

     

    

  

	SCHEDULE
    BY ROOM

 

	Room
number:	01.42	Type of room:	Gas Bottle Store

 

	AREA	DESCRIPTION	CONDITION	
        UNDER BENCH STORAGE UNITS

        (Number and type)
	LAB STOOLS (Number)
	Ceiling	Exposed soffit	Excellent	N/A Choose type	N/A
	Walls	Wall mounted LED lighting and presence detector	Excellent	N/A Choose type	N/A
	Walls	Ductwork	Excellent	N/A Choose type	N/A
	Walls	Painted plastered walls	Excellent	N/A Choose type	N/A
	Door	Wooden Painted frame and door	Excellent	N/A Choose type	N/A
	Floor	Vinyl floor	Excellent	N/A Choose type	N/A

 

Note: Corresponding images are on the
following page.

 

    	 	89	 

     

    

  

	Images for room number:	01.42	Type of room:	Gas Bottle Store

 

 

    	 	90	 

     

    

  

	SCHEDULE
    BY ROOM

 

	Room number:	01.19	Type of room:	Laboratory

 

	AREA	DESCRIPTION	CONDITION	
        UNDER BENCH STORAGE UNITS

        (Number and type)
	LAB STOOLS (Number)
	Ceiling	Suspended ceiling and supply/extract grilles	Excellent	N/ A Choose type	N/A
	Ceiling	Ceiling grid LED lighting	Excellent	N/A Choose type	N/A
	Walls	Painted plastered walls	Excellent	N/ A Choose type	N/A
	Walls	Thermostat	Excellent	N/ A Choose type	N/A
	Walls	Switches	Excellent	N/ A Choose type	N/A
	Walls	Timber skirting boards	Excellent	N/A Choose type	N/A
	Walls	Coat Hooks	Excellent	N/ A Choose type	N/A
	Door	Wooden One & Half door set painted with frosted vision panel	Excellent	N/ A Choose type	N/A
	Floor	Vinyl	Excellent	N/A Choose type	N/A
	Equipment	Fume Cupboard	Excellent	N/ A Choose type	N/A
	Equipment	Blinds	Excellent	N/ A Choose type	N/A
	Equipment	Shelving	Excellent	N/ A Choose type	N/A
	Equipment	Lab stools	Excellent	N/ A Choose type	N/A
	Equipment	Under bench storage	Excellent	N/A Cupboard unit	1
	Equipment	Under bench storage	Excellent	N/A Drawer unit	2
	Equipment	Trespa Benching, including inset sink	Excellent	N/ A Choose type	N/A
	Equipment	Hand wash basin, fittings and IPS panels	Excellent	N/ A Choose type	N/A

 

Note: Corresponding images are on the
following page.

 

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	Images for room number:	01.19	Type of room:	Laboratory

 

 

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	ATTESTATION

 

We hereby confirm acceptance of the condition
of offices 01.17, 01.18, 01.19, 01.41, 01.42 and 01.274 which are contained within the First floor of The Biosphere, Newcastle
as described above in this report following the said site inspections.

 

	 	TENANTS REPRESENTATIVE	 	LANDLORDS REPRESENTATIVE
	 	 	 	 
	On behalf of	 	 	Newcastle City
	 	 	 	Council
	 	 	 	 
	Signed	 	 	/s/ Farah Hussain
	 	 	 	 
	Name	 	 	Farah Hussain
	 	 	 	 
	Address	 	 	Civic Centre
	 	 	 	Newcastle
	 	 	 	upon Tyne 
	 	 	 	

 

	 	Postcode	 	 	Postcode	NE1 8QH

 

	Date	Click or tap to enter a date.	 	Click or tap to enter a date.

 

    	 	97	 

     

    

  

Payment Schedule

 

	RENT 
 PAYMENTS	 
	 	 	£	 
	Month 1-3	 	 	0	 
	Months 4 to 36	 	 	2,576	 
	Months 37 to 60	 	 	2,833	 

 

    	 	98Exhibit 10.13

 

 

LICENSE AGREEMENT

 

This License
Agreement ("Agreement") is entered into by and between MDNA Life Sciences Inc., a Delaware corporation ("MDNA"),
and _____, a Delaware corporation ("__"), as
of the 22nd day of December, 2017 (the "Effective Date").

 

WHEREAS, MDNA
owns the rights to ce1iain intellectual property that is useful in connection with laboratory testing relating to prostate cancer;
and

 

WHEREAS, _____
is engaged in the business of providing laboratory testing services;

and

 

WHEREAS, the purpose of this Agreement
is to set forth the terms by which MDNA will license such intellectual property to _____
and its Affiliates.

 

NOW, THEREFORE, in consideration
of the mutual covenants exchanged herein, MDNA and _____ hereby agree to be legally
bound as follows:

 

1.            Definitions.
For purposes of this Agreement, the terms below shall have the meanings set fo1ih below. Additional terms are defined in the preamble
above and throughout the Agreement.

 

"Affiliate"
or "Affiliates" means, with respect to a party to this Agreement, any current or future Entity which controls,
is controlled by, or is under common control with such party. For purposes of this definition and Section 4.2.d. only, "control"
means direct or indirect ownership of at least fifty percent (50%) of the shares or other equity interests of the subject Entity
entitled to vote in the election of directors (or, in the case of an Entity that is not a corporation, for the election of the
corresponding managing authority).

 

"Applicable Test" means
an assay performed by _____ or its Affiliate that constitutes a Licensed Service.

 

"Commencement Date" means
the earlier of: (a) one hundred and fifty (150) days after the Effective Date of this Agreement, or (b) the Commercial Launch Date.

 

"Commercial
Launch Date" means the first date on which _____ makes Licensed Services
generally available to its customers (excluding research and development, validation work, or testing performed in connection with
clinical studies or clinical trials).

 

"Confidentiality Agreement"
means the Confidentiality Agreement between the parties dated July 28, 2017.

 

"Confidential
Information" has the meaning defined in the Confidentiality Agreement. Without limiting the foregoing, all Net Sales and
other information furnished or disclosed to MDNA by _____ in connection with this
Agreement shall be considered Confidential Information.

 

    	 		 

    

    

 

"Contract
Quarter" means a three (3) month period commencing on (i) the Commencement Date or the three (3), six (6), or nine (9)
month anniversary of the Commencement Date, or (ii) any annual anniversary of the foregoing thereafter.

 

"Contract
Year" means a period of twelve (12) months beginning on the Commencement Date and each annual anniversary thereof. For
example, the first Contract Year means the period of time commencing on the Commencement Date and continuing for twelve (12) months
from the Commencement Date.

 

"Entity" means a person,
corporation, partnership, association, limited liability company, unincorporated organization, firm, or other entity.

 

"Exclusive Period" means
the period beginning on the Effective Date and continuing for the remainder of the Term, unless terminated earlier pursuant to
Section 2.2.b.

 

"Field" means the field
of prostate cancer identification, screening, and diagnosis m humans using blood.

 

"IVD Kit" means an in
vitro diagnostic product that requires regulatory approval and is sold in a kit form for the purpose of allowing third parties
to perform a test.

 

"LDT" means a laboratory developed test.

 

"Licensed
Patents" means (a) the patents and patent applications listed on Exhibit A attached hereto and all other applications
claiming priority thereto, specifically relating to the detection of the 3.4kb mitochondrial DNA deletion in human blood; (b)
all divisionals, continuations and continuations-in-part of, and other applications claiming priority to any of the foregoing
or from which any of the foregoing claim priority; (c) all patents issuing from any of the foregoing, including substitutions,
reissues, re-examinations, extensions, registrations, patent term extensions, supplemental protection certificates and renewals
of any of the foregoing; and (d) any other patent applications, patents, or other patent rights owned, licensed, or otherwise
controlled by MDNA in the Territory during the Term that would be useful to _____
in performing or selling Licensed Services in the Field, including without limitation patent rights covering any improvements
or modifications made by MDNA to its Prostate Mitomic Test.

 

"Licensed
Service" means any process, method, test or service which, without the license granted in this Agreement, would infringe
a Valid Claim contained in the Licensed Patents in the Territory.

 

"Licensed Trademark"
shall mean the trademark "Mitomic TechnologyTM", which is, and hereafter shall remain, the property of MDNA.

 

"Milestones" means the milestone events specified
on Exhibit B attached hereto.

 

    	 	2	 

    

    

 

"Milestone Fees"
means the milestone fees specified on Exhibit B attached hereto, corresponding to the occurrence of applicable Milestones,
payable in accordance with Section 3.5.

 

"Minimum Annual Royalties"
means the minimum annual royalties set forth on Exhibit C attached hereto (based on the applicable Contract Year), payable
in accordance with Section 3.3.

 

"Minimum Sales Thresholds"
means the amount of Applicable Tests set forth on Exhibit D attached hereto, which _____
must sell in an applicable Contract Year in order to maintain its exclusivity as described in Section 2.2.b.

 

"Net Sales"
means the itemized fee-for-service amounts actually earned by _____ or its Affiliates
from third parties for performance of Licensed Services (taking into account discounts, rebates and contractual allowances), less
taxes and bad debt as recorded by _____ (up to maximum of 6%) as to its revenues during
the applicable period. For purposes of the prior sentence, "earned" means amounts that are booked (or recognized as income)
according to generally accepted accounting principles (GAAP) for accrual basis taxpayers. The bad debt deduction referenced in
this definition is the charge, on a percentage of revenue basis, which _____ recognizes
in the given period to maintain the allowance for doubtful accounts at an appropriate level, to estimate the extent to which collection
of accounts receivable will not be possible from customers. MDNA understands and acknowledges that _____
does not monitor or charge bad debt expense on an individual test basis. The Net Sales with respect to Licensed Services when sold
in combination with other products, services, or tests which are not Applicable Tests (collectively, "Non-Royalty-Bearing
Items"), shall be that amount determined by multiplying the Net Sales covering both the Applicable Test and Non-Royalty
Bearing Items by an appropriate combination fraction. The combination fraction shall be a fraction, the numerator of which is the
list price of the Applicable Test and the denominator of which is the aggregate of the list price for both the Applicable Test
and Non-Royalty Bearing Items.

 

"Preliminary Study" means
a clinical study that _____ intends to conduct following the Effective Date as generally
described on Exhibit E attached hereto.

 

"Term"
means the period beginning on the Effective Date and ending upon expiration or termination of this Agreement (including the Initial
Term, as defined in Section 4.1, and any and all Renewal Terms, as defined in Section 4.1).

 

"Territory" means the United States of America, and
its possessions and territories.

 

"Valid Claim"
means a claim in a patent that has been issued and that has not expired, lapsed, or been declared invalid by a final order (for
which all appeal periods have passed and with respect to which there is no pending appeal) of a court of competent jurisdiction
in the Territory or by the U.S. Patent and Trademark Office.

 

    	 	3	 

    

    

 

		2.	License to Licensed Patents.

 

2.1           Grant
and Scope of License. MDNA hereby grants to _____ and each of its Affiliates a
license to use the Licensed Patents in the Territory to (i) conduct research and development for commercial purposes in the Field
that is limited to testing performed by _____ and its Affiliates in connection with
clinical studies or clinical trials for commercial purposes; (b) develop and validate _____'s
and its Affiliates' own LDTs for the purposes and indications in the Field that are described in the Licensed Patents; and (c)
perform, market, offer for sale, sell and otherwise commercialize LDTs in the Field. This license does not include the right to
make or sell IVD Kits.

 

		2.2	Exclusivity.

 

a.       During
the Exclusive Period, _____'s license to the Licensed Patents shall be exclusive in
the Territory for the Field. Accordingly, during the Exclusive Period, MDNA shall not (i)
perform, market, offer for sale, sell, or otherwise commercialize an LDT in the Territory for the Field (whether directly
for customers, as a reference laboratory or send-out service for another clinical laboratory, or otherwise), or (ii) license or
otherwise grant any Entity other than _____ (and its Affiliates) the right to use
the Licensed Patents to perform, market, offer for sale, sell or otherwise commercialize an LDT in the Territory for the Field.
To the extent MDNA has, prior to the Effective Date, licensed or otherwise granted any Entity (a "Pre- Existing Licensee")
other than _____ (and its Affiliates) the right to use the Licensed Patents, it shall
have provided any such Pre-Existing Licensee notice of rescission or termination in advance of the Effective Date, and such prior
grant shall not constitute a breach of this Agreement provided that such notice effectively terminates the rights of such Pre-Existing
Licensee within thirty (30) days after the Effective Date.

 

b.       In
the event _____ and its Affiliates fail to sell an amount of Applicable Tests equal
to or exceeding the Minimum Sales Thresholds in any Contract Year of the Term, then MDNA will have the right to terminate the Exclusive
Period by providing written notice to _____ within ninety (90) days following the
end of such Contract Year. Following termination of the Exclusive Period, _____'s
license to the Licensed Patents shall be non- exclusive for the remainder of the Term. For purposes of clarification, _____'s
failure to meet the Minimum Sales Thresholds shall not be considered a breach of this Agreement, and MDNA's sole and exclusive
remedy for _____'s failure shall be to convert _____'s
exclusive license to a non-exclusive license, as described herein.

 

2.3          Preliminary
Study. MDNA acknowledges that _____intends to conduct a Preliminary Study at
_____'s own cost. _____will use commercially
reasonable eff01is to complete its initial validation work within thirty (30) days after the Effective Date of this Agreement,
and the Preliminary Study within one hundred and twenty (120) days after completion of such validation work. In the event _____
elects to publish or publicly present the data generated by _____ in the Preliminary
Study, _____ agrees to give MDNA prior written notice. If MDNA objects to such publication
or presentation within fifteen (15) days of receipt of such written notice, _____
will cooperate by either not publishing or presenting such data, or by making any changes reasonably requested by MDNA. MDNA shall
not publish, publicly present or otherwise disclose any data arising from the Preliminary Study without the prior written consent
of _____, and in the event _____ provides
such consent, (a) MDNA shall allow _____ or its representatives to participate as
co-authors at their own election, and

(b) _____
shall be given appropriate credit in an acknowledgment in such form and substance as is approved by _____.

 

    	 	4	 

    

    

 

2.4          Additional
Licensed Patents. MDNA will promptly notify _____ in writing of any patent rights
other than those listed on Exhibit A that are owned, licensed, or otherwise controlled by MDNA in the Territory at any time
during the Term that may be useful to _____ in performing or selling Licensed Services
in the Field, including without limitation any patent rights covering any improvements or modifications made by MDNA to its Prostate
Mitomic Test. All such patent rights will automatically be included within the definition of "Licensed Patents" and the
license granted in Section 2.1 for purposes of this Agreement without additional charge to _____
and its Affiliates.

 

	3.	Payments.

 

3.1          Upfront
License Fee. _____ will pay MDNA an upfront license fee of Two Hundred and Fifty
Thousand Dollars ($250,000.00) within ten (10) days after the Effective Date.

 

3.2          Commencement
Date License Fee. _____ will pay MDNA an additional license fee of Two Hundred
and Fifty Thousand Dollars ($250,000.00) within thirty (30) days after the Commencement Date. For purposes of clarification, (a)
this fee will only be due one time even if there are multiple LDTs (or multiple versions of the same LDT) marketed or sold by _____
and its Affiliates, and (b) this fee will not be due if this Agreement is terminated at any time prior to thirty (30) days after
the Commencement Date.

 

3.3          Minimum
Annual Royalties. Within thirty (30) days after the beginning of each Contract Year of the Term, _____
agrees to pay MDNA the applicable Minimum Annual Royalties for that Contract Year. All Minimum Annual Royalties will be fully creditable
towards Running Royalties (defined below) that are payable under this Agreement. For purposes of clarification, even if the Exclusive
Period is terminated by MDNA, the Minimum Annual Royalties will continue to be payable by _____.

 

3.4          Running
Royalties. _____ agrees to pay MDNA a running royalty equal to ten percent (10%)
of its Net Sales during the Term ("Running Royalties"), subject to deducting any creditable Minimum Annual Royalties
paid by _____ as provided above. For purposes of clarification, no royalty shall
be due under this Agreement on any tests performed by _____ or its Affiliate using
an IVD Kit purchased from MDNA or a vendor holding a license from MDNA under the Licensed Patents. In addition, in no event shall
an Applicable Test require payment of more than one royalty. _____ shall have the
right to determine the amount to be billed for Applicable Tests. However, the parties will meet on a semi-annual basis to discuss
the then- current pricing of Applicable Tests, as appropriate based on market conditions. Within thirty (30) days following the
end of each Contract Quarter during the Term, _____ will notify MDNA in writing of
(i) the total number of Applicable Tests sold and reported by _____ and its Affiliates
during the prior Contract Quarter, and (ii) the total Net Sales of _____ and its
Affiliates during the prior Contract Quarter. _____ shall pay ,MDNA the Running Royalty
payable for such Contract Quarter (after deducting any credits taken for Minimum Annual Royalties previously paid and being applied
to the amount due). All payments due under this Agreement are specified in, and shall be made in, the legal currency of the United
States of America. Conversion of sales recorded in other currencies to U.S. dollars will be performed in a manner consistent with
_____'s normal practices used to prepare its financial statements consistent with
Generally Accepted Accounting Principles, provided that such practices use a widely accepted source of published exchange rates.

 

    	 	5	 

    

    

 

3.5          Milestone
Fees. Within thirty (30) days after the end of an applicable Contract Quarter in which a particular Milestone occurs for the
first time during the Term, _____ agrees to pay MDNA the corresponding applicable
Milestone Fee. For purposes of clarification, each of the Milestone Fees shall be payable only one time.

 

3.6          Wire
Payment. _____ shall make all payments due to MDNA under this Agreement by wire
transfer to:

 

MDNA Life Sciences, Inc

2054 Vista Parkway

Suite 400

West Palm Beach FL 33411

 

Bank of America NA

222 Broadway

New York, New York 10038

Account# 435035119573

Routing# 026009593

Swift Code: BOFAUS3N

 

3.7           No
Other Payments. Except as specified in this Section 3, no other payments shall be due from _____
or its Affiliates in exchange for the rights granted or obligations assumed by MDNA under this Agreement.

 

	4.	Term; Termination.

 

4.1          Initial
Term and Renewal Terms. The initial term of this Agreement will commence on the Effective Date and continue until the expiration
of five (5) Contract Years (the "Initial Term"), unless sooner terminated as provided below. Upon expiration of
the Initial Term, the parties may agree to extend the term of this Agreement for one or more additional periods (each a "Renewal
Term"), subject to agreement on Minimum Sales Thresholds (if the Exclusive Period has not been terminated), Running Royalties,
Minimum Annual Royalties, and Milestone Fees that would apply to such Renewal Term(s).

 

4.2          Termination.
Without limiting any other rights or remedies available to a party, the Term of this Agreement may be terminated:

 

    	 	6	 

    

    

 

a.       By
_____ immediately upon written notice to MDNA at any time prior to the Commercial
Launch Date in the event _____ reasonably believes that the results of the Preliminary
Study did not achieve the desired outcomes described on Exhibit E attached hereto;

 

b.       By
_____ at any time, for any reason, upon at least one hundred and eighty (180) days
prior written notice to MDNA;

 

c.       By
either party because of any material breach of the other party of this Agreement upon thirty (30) days prior written notice; provided,
however, that if such breaching party shall, within the foregoing thirty (30)-day period, cure such breach, then such notice
of termination shall be of no effect; or

 

d.       By
_____ immediately upon written notice in the event of a Change of Control whereby
an Applicable Competitor (defined below) acquires control of MDNA. A "Change of Control" means an event as a result
of which the holders of the outstanding voting securities of MDNA or the Entities with the power to direct or cause the direction
of the management and policies of MDNA as of the Effective Date, cease to own a majority of the outstanding voting securities of
MDNA or the power to direct or cause the direction of the management and policies of MDNA. An "Applicable Competitor"
means any commercial clinical laboratory which has gross revenues exceeding $100 million derived from providing diagnostic laboratory
services in either the then current year or immediately prior year.

 

	5.	Intellectual Pro .

 

5. I         Issuance
and Maintenance of Patents. MDNA agrees that it shall properly prosecute all patent applications within the Licensed Patents
and use reasonable efforts to obtain valid, issued patents based on such applications. During the Term of this Agreement, MDNA
shall submit all filings, make all payments, and take all other actions necessary to maintain all Licensed Patents as valid, in
force and in good standing for the longest possible duration with the

U.S. Patent and Trademark
Office (at its own expense) to avoid premature expiration or termination of such Licensed Patents. MDNA agrees to promptly provide
_____ with copies of all Final Actions and Notices of Allowance sent to or received
from the U.S. Patent and Trademark Office with respect to the Licensed Patents.

 

5.2          Enforcement
of Rights. During the Exclusive Period, MDNA agrees that it shall, at its own expense, use reasonable efforts to enforce its
rights with respect to any infringement in the Field in the Territory by a third party of any of the Licensed Patents. Without
limiting the foregoing, in the event MDNA is unsuccessful in persuading an alleged infringer to desist within a reasonable time
(not to exceed four (4) months) after MDNA first becomes aware of the basis for such suit during the Exclusive Period, then (i)
MDNA shall negotiate in good faith with _____ on reasonable adjustments to the financial
terms of this Agreement (including without limitation potential reductions to the Running Royalty rate, Minimum Annual Royalties,
and Milestone Fees), and (ii) if MDNA fails to have initiated and diligently pursue an infringement suit within such reasonable
period of time, then MDNA shall grant _____ and its Affiliates the right to file
suit on its behalf and MDNA agrees to cooperate and provide reasonable assistance to _____
and its Affiliates in connection with such suit. _____ and its Affiliates
shall have the right to any recovery or damages obtained as a result of a suit brought by _____
and its Affiliates (whether by settlement, judgment or otherwise). MDNA agrees that _____
may join MDNA as a party to any suit described in this Section 5.2 as necessary for purposes of establishing standing.

 

    	 	7	 

    

    

 

5.3          Notice
of Infringement. MDNA shall notify _____ immediately if it becomes aware of any
infringement in the Field in the Territory by a third party of any Licensed Patent during the Exclusive Period. _____
shall notify MDNA immediately if it becomes aware of any infringement in the Field in the Territory by a third party of any Licensed
patent during the Exclusive Period.

 

5.4          Use
of the Licensed Trademark. MDNA hereby grants to _____ and each of its Affiliates
a non-exclusive license to use the Licensed Trademark in connection with the marketing and sale of LDTs in the Field that are Licensed
Services. _____ agrees to use commercially reasonable eff011s · to include
in all materials, documents, and/or written information marketed, sold, or otherwise provided by _____
with respect to Licensed Services, a reference that the test was performed using the "Mitomic TechnologyTM." At
all times during the Initial Term and during any Renewal Term, _____ shall use all
commercially reasonable efforts to use the Licensed Trademark in a manner that does not derogate from MDNA' s rights to and/or
ownership of the Licensed Trademark. As of the Effective Date and for the duration of the Initial Term and any Renewal Term, MDNA
shall own the Licensed Trademark. Immediately upon termination of this Agreement, _____
shall cease and desist any and all use of the Licensed Trademark.

 

6.           Representations and Warranties.MDNA hereby
represents and warrants to _____

that:

a.            MDNA
has sufficient rights to license the Licensed Patents to _____ and its Affiliates
as specified in this Agreement;

 

b.            The
Licensed Patents are not subject to any lien, claim, security interest, or encumbrance, except for blanket liens, claims, security
interests, or encumbrances that may be against all or substantially all of the assets of MDNA, which would include the Licensed
Patents;

 

c.            This
Agreement (including the license granted hereunder) does not contravene or constitute a default of any agreement or commitment
to which MDNA is bound;

 

d.            To
the best of MDNA's knowledge and belief, there is no material unauthorized use or infringement of the Licensed Patents in the Field
in the Territory;

 

e.            To
the best of MDNA's knowledge and belief, there is no pending or threatened litigation relating to the Licensed Patents;

 

f.            To
the best of MDNA's knowledge and belief, there are no patent or other rights of a third party that would be infringed by _____'s
or its Affiliates' performing, selling or otherwise commercializing Licensed Services;

 

    	 	8	 

    

    

 

g.            As
of the Effective Date, MDNA has not granted any licenses (or, if granted, has provided notice of rescission or termination of such
licenses that will effectively terminate such license within thirty (30) days after the Effective Date), immunities from suit,
or covenants-not- to-sue to any third parties with respect to the Licensed Patents in the Territory; and

 

h.            As
of the Effective Date, to the best of MDNA's knowledge and belief, the issued Licensed Patents listed on Exhibit A are valid and
enforceable.

 

	7.	Confidentiality.

 

7.1          Confidentiality
Agreement. The Patties agree that the terms of the Confidentiality Agreement shall apply to any Confidential Information exchanged
by the patties pursuant to this Agreement: provided, however, that the Confidentiality Agreement is hereby deemed amended
as follows:

 

a.       the
"Purpose," as defined in the recitals to the Confidentiality Agreement, is hereby expanded to include the purposes of
fulfilling obligations or exercising rights under this Agreement; and

 

b.       the
two (2) year term of the Confidentiality Agreement described in Section 5 of the Confidentiality Agreement is hereby extended to
continue for the Term of this Agreement.

 

7.2          Press
Releases; Publicity. MDNA shall not in any way adve1tise or publish the fact that MDNA is licensing patents to _____
and its Affiliates without the prior written consent of _____. Notwithstanding the
foregoing, the parties acknowledge that they intend to issue a joint press-release either announcing the relationship between the
parties contemplated by this Agreement, or announcing the launch of the Licensed Services by _____,
in a form agreed upon by both patties. MDNA acknowledges that _____ has a proprietary
interest in its legal and business name and reputation. Therefore, MDNA agrees that it shall not make reference to or otherwise
use _____'s name nor shall MDNA mention or describe this Agreement or its relationship
with _____ and its Affiliates in any press release, advertising, marketing and/or
promotional materials or other publications or materials without first obtaining the prior written approval of _____.
Notwithstanding the foregoing, the patties agree that MDNA may identify _____ as a
provider of its own test, independently developed and validated by _____, that uses
the Mitomic Technology, (a) on the MDNA website in a form approved in advance by _____,
and (b) in other relevant promotional materials relating to the Mitomic Technology, if approved in advance by _____.

 

7.3       Remedies.
MDNA acknowledges and agrees that because the violation, breach, or threatened breach of this Section 7 would result in immediate
and irreparable injury to _____, _____
shall be entitled, without limitation of remedy, to (i) temporary and permanent injunctive and other equitable relief restraining
MDNA from activities constituting a violation, breach or threatened breach of this Section 7 to the fullest extent allowed by law,
and

(ii) all such other
remedies available at law or in equity, including without limitation the recovery of damages.

 

    	 	9	 

    

    

 

7.4         Survival.This
Section 7 shall survive expiration or termination of this Agreement.

 

8.            Assignment
and Benefit. Except as expressly set forth in this Agreement, this Agreement may not be assigned by either party to any third
party without the prior written consent of the other party. Subject to the prior sentence, the rights, duties, and obligations
of the parties under this Agreement shall inure to the benefit and shall be binding upon their respective successors and permitted
assigns.

 

9.            Status
of Parties. This Agreement creates no relationship of joint venturers, partners, or principal and agent between the parties.
Further, neither patty shall be authorized to act on behalf of, or otherwise bind the other patty.

 

10.          Notices.
Any notice contemplated or required or permitted to be given under this Agreement shall be sufficient if in writing and prepaid
and if (i) delivered personally, (ii) sent registered or certified mail, return receipt requested, (iii) sent by express delivery
service (such as Federal Express) where the recipient must execute its receipt, or (iv) sent by facsimile and immediately confirmed
by registered or certified mail or express delivery, to the parties' respective addresses below, or to such other addresses as
either party hereto may hereafter designate in writing.

 

	
        MDNA:

         

        MDNA Life Sciences Inc.

        Attn: Chief Executive Officer

        2054 Vista Parkway, Suite 400

        West Palm Beach, FL 33411

        Fax: (877) 486-6193
	
        _____:

         

        _____________

        Attn: Law Department

        _____________

        _____________

        Fax: _____________

         

        with a copy sent to:

         

        _____________

        Attn: Corporate Development

        _____________

        _____________

 

11.          Governing
Law. This Agreement shall be construed in accordance with and governed by the internal laws of the State of Delaware without
giving effect to any choice of law rule that would cause the application of the laws of any jurisdiction other than the internal
laws of the State of Delaware to the rights and obligations of the parties.

 

12.          _____
Rights in Event of Bankruptcy Rejection. Notwithstanding any other provision of this Agreement to the contrary, in the event
that MDNA becomes a debtor under the United States Bankruptcy Code (11 U.S.C. §101 et. seq. or any similar law in any other
country (the "Bankruptcy Code")) and rejects this Agreement pursuant to Section 365 of the Bankruptcy Code, (i) the license
to the Licensed Patents described under this Agreement shall be deemed fully retained by and vested in _____
as protected intellectual property rights under Section 365(n)(l)(B) of the Bankruptcy Code and further shall be deemed to exist
immediately before the commencement of the bankruptcy case in which MDNA is the debtor; and (ii) _____
shall have all of the rights afforded to non-debtor licensees under Section 365(n) of the Bankruptcy Code.

 

    	 	10	 

    

    

 

13.          Records;
Audits. _____ shall keep full, true and accurate records and books of account
containing all pa1iiculars that may be necessary for the purpose of confirming the accuracy of, and calculating, as applicable,
all payments to MDNA hereunder (including records of Net Sales), and any other records reasonably required to be maintained with
respect to _____'s obligations under this Agreement, for a minimum period of three
(3) years or such longer period as required by Applicable Laws. Upon reasonable prior written notice, MDNA shall have a right to
request an audit of _____ in order to confirm the accuracy of the foregoing (an "Audit"),
but no more than one (1) Audit per calendar year. If a third party conducts such Audit on MDNA's behalf, then such third party
must be approved by _____ and execute a confidentiality agreement reasonably acceptable
to _____. _____ shall make personnel
reasonably available during regular business hours to answer queries on all such books and records required for the purpose of
the Audit. Any underpayments by _____ shall be paid to MDNA within ten (10) business
days of notification of the results of such inspection, unless _____ disputes such
results. Any overpayments made by _____ shall be refunded by MDNA within ten (10)
business days of notification of the results of such inspection. MDNA shall bear the cost of any such Audit, unless the Audit reveals
that the actual amounts payable over the entire period Audited hereunder to be underreported by _____,
by more than ten percent (10%), than the amounts as previously reported by _____,
in which case _____ will be the reasonable costs of such Audit.

 

14.          Miscellaneous.
This Agreement may be executed in counterparts in order to provide each party with a fully-executed original hereof. This Agreement
may not be changed, modified or amended except by an agreement in writing signed by both parties. The provisions of this Agreement
are hereby deemed by the parties to be severable, and the invalidity or unenforceability of any one or more of the provisions of
this Agreement shall not affect the validity and enforceability of the remaining provisions thereof. The waiver by any party to
this Agreement of any breach or violation of any provisions of this Agreement by any other party hereto shall not operate as a
waiver of any other breach. Titles and headings of sections of this Agreement are for convenience and reference only and shall
not affect the construction of any provisions of this Agreement. All exhibits attached hereto are hereby incorporated herein by
reference. This Agreement reflects the complete understanding of the parties and constitutes their entire agreement regarding its
subject matter, superseding all prior verbal or written negotiations, representations, agreements, understandings, and statements
regarding the subject matter herein.

 

[SIGNATURES APPEAR ON FOLLOWING PAGE]

 

    	 	11	 

    

    

  

IN WITNESS WHEREOF, the parties have
executed this Agreement by signature of their respective duly authorized representatives as of the Effective Date. 

 

	_____________	 	MDNA Life Sciences Inc.
	 	 	 	 	 
	By:	                       	 	By:	            
	Printed Name: _____________	 	Printed Name: -Chris
Mitton
	 	 	 	 	 
	Title:	 	 	Title: President
& CEO

 

    	 	12	 

    

    

 

Exhibit A

 

Licensed Patents

 

	Country	 	Patent/ Publication No.	 	Serial No.	 	Filing Date	 	Title	 	Assignee	 	Status
	us	 	8,008,008	 	11/975,390	 	10/18/2007	 	
        Mitochondrial Mutations
        And Rearrangements As A Diagnostic Tool For The Detection Of Sun Exposure,

        Prostate Cancer And Other Cancers
	 	Mitomics Inc.	 	Patented
	us	 	Not yet published	 	15/470,175	 	 	 	
        Mitochondrial Mutations And Rearrangements
        As A Diagnostic Tool For The Detection Of Sun Exposure,

        Prostate Cancer And Other Cancers
	 	Mitomics Inc.	 	Pending
	us	 	Not yet published	 	15/690,147	 	8/29/2017	 	Mitochondrial Mutations And Rearrangements As A Diagnostic Tool For The Detection Of Sun Exposure, Prostate Cancer And Other Cancers	 	MDNALife Sciences Inc.	 	Pending

    	 		 

    

    

 

Exhibit B

 

Milestones and Milestone Fees

 

 

	Milestone#	 	Milestone	 	Milestone Fee
	1	 	50,000 Applicable Tests sold and repo1ied by _____	 	One Million Dollars ($1,000,000.00)
	2	 	300,000 Applicable Tests sold and repo1ied by _____	 	Two Million, Five Hundred Thousand Dollars ($2,500,000.00)
	3	 	600,000 Applicable Tests sold and repo1ied by _____	 	Two Million, Five Hundred Thousand Dollars ($2,500,000.00)
	4	 	900,000 Applicable Tests sold and repo1ied by _____	 	Two Million, Five Hundred Thousand Dollars ($2,500,000.00)

    	 		 

    

    

 

Exhibit C

 

Minimum Annual Royalties

 

	Contract Year 1	One Million Dollars ($1,000,000.00)
	Contract Year 2	Two Million Dollars ($2,000,000.00)
	Contract Year 3	Three Million Dollars ($3,000,000.00)
	Contract Year 4	Four Million Dollars ($4,000,000.00)
	Contract Year 5	Five Million Dollars ($5,000,000.00)

 

 

Note: The Minimum Annual Royalties in the
table above shall be prorated for the final Contract Year of the Term, to the extent it is not a full twelve (12) month period.

 

    	 	2	 

    

    

 

Exhibit D

 

Minimum Sales Thresholds

 

 

	Contract Year I	70,000 Applicable Tests
	Contract Year 2	I 00,000 Applicable Tests
	Contract Year 3	200,000 Applicable Tests
	Contract Year 4	250,000 Applicable Tests
	Contract Year 5	300,000 Applicable Tests

    	 	3	 

    

    

 

Exhibit E

 

Preliminary Study

 

Primary Objectives

		1.	Document analytical sensitivity, specificity, accuracy, precision and reportable range of the assay for LDT validation.

		2.	Validate the clinical sensitivity and specificity of the LDT

 

Outcomes

 

LDT Validation

	I.	Using the applicable assay protocol (such as sample volumes,
reagent concentrations and volumes, and cycling parameters), measures of precision, analytical sensitivity and analytical specificity
satisfy applicable regulatory requirements including CLIA and New York State's Clinical Laboratory Evaluation Program

	2.	Paired sample data between _____ and MDNA is sufficient
to provide a bias estimation between the two laboratories and establish _____'s diagnostic
cutoff.

	3.	PMT classification concordance (positive or negative) between _____
and MDNA is greater than or equal to 80% of samples. (Each laboratory's data set will be classified using its own diagnostic cutoff).

 

Clinical Validation

	1.	Applying _____'s
diagnostic cutoff to the data set, validate the clinical sensitivity for clinically significant cancers and specificity for cancer
negative of PMT to be at levels acceptable to _____.

 

    	 	4

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