Document:

Unassociated Document

    Dated the
                              day
of                               2010

     

    AITKEN,
VANSON & COMPANY LIMITED

     

    And

     

    SUN
LINE INDUSTRIAL LIMITED

     

      
        

      

       

    

    TENANCY
AGREEMENT

     

    OF

    

    UNIT
2103, 21/F

     

    AITKEN
VANSON CENTRE

     

    
      
        

      

    

    
      
         

      

      
        
        

        
          

        

      

      
         

      

    

    

    
      
        
          	
                  THIS
      AGREEMENT

                	
                  is
      made the 10 day of March Two
      Thousand And Ten

                
	 
      	 
      
	
                  Parties

                	
                  BETWEEN
      the parties more particularly described and set out in the First Schedule
      hereto.

                
	 
      	 
      
	 
      	
                  WHEREBY
      IT IS AGREED as follows:

                
	 
      	 
      
	
                  
                    Description
      of

                    premises, term
      and

                    rent

                  

                	
                  
                    1.    The
      Landlord shall let and the Tenant shall take on an “as is” basis ALL THAT
      the premises more particularly described and set out in the Second
      Schedule hereto (hereinafter referred to as “the said premises”) forming
      part of the messuage erections and building known as AITKEN VANSON CENTRE
      (hereinafter referred to as “the said Building”) erected on ALL THAT piece
      or parcel of ground situate lying and being at No. 61 Hoi Yuen Road, Kwun
      Tong, Kowloon, Hong Kong and registered in the Land Registry as KWUN TONG
      INLAND LOT No. 354 (hereinafter referred to as “the said Land”) TOGETHER
      with the right in common with the Landlord and all others having the like
      right to use and enjoy all entrances, lift hall, staircases, landings,
      passages and lavatories in the said Building in so far as the same are
      necessary for the proper use and enjoyment of the said premises AND ALSO
      TOGETHER with the right in common as aforesaid to use and enjoy all lifts
      and central air-conditioning and heating services (if any) intended for
      common use and provided and installed in the said Building whenever the
      same shall be operating for the term and at the rent more particularly
      described and set out in the Third Schedule
  hereto.

                  

                

        

      

    

     

    
      
         

      

      
        1

        
          

        

      

      
         

      

    

     

    
      
        
          	
                  Deposit

                	
                  2.    The
      Tenant shall on the signing of this Agreement deposit to the Landlord the
      sum more particularly described and set out in the Third Schedule hereto
      (hereinafter referred to as “the said deposit”) to secure the due
      performance and observance of the agreements stipulations and conditions
      herein contained and on the part of the Tenant to be observed and
      performed. At the expiration or sooner determination of this Agreement if
      the Tenant shall have paid all rent and air-conditioning and management
      charges and other sums payable hereunder and if there shall be no breach
      non-observance or non-performance of any of the agreements stipulations or
      conditions herein contained on the Tenant’s part to be observed and
      performed the Landlord shall refund to the Tenant the said deposit within
      twenty-one (21) days after delivery of vacant possession of the said
      premises to the Landlord but without any interest thereon but if there
      shall be any rent or air-conditioning and management charges or other sums
      payable hereunder in arrears the Landlord shall be entitled to apply the
      said deposit towards payment of such arrears and if there shall be breach
      non-observance or non-performance of any of the agreements stipulations or
      conditions herein contained on the Tenant’s part to be observed and
      performed the Landlord shall be entitled to apply the said deposit or such
      part or parts thereof towards remedying such breach (in so far as this may
      be possible) in which event the Tenant shall within seven (7) days of a
      written demand by the Landlord as a condition precedent to the
      continuation of the tenancy hereby created deposit with the Landlord the
      amount by which the said deposit may have been reduced (a certificate
      issued by the Landlord in this connection shall be conclusive and binding
      upon the Tenant save for manifest errors) and if the Tenant shall fail so
      to do the Landlord shall forthwith be entitled to forfeit the tenancy
      hereby created and to re-enter on the said premises or any part of parts
      thereof and to recover possession of the said premises and to determine
      this Agreement in which event the Landlord shall be entitled to deduct
      sums sufficient to compensate the Landlord for all losses costs and
      expenses suffered as a result thereof from the said deposit without
      prejudice to any other right or remedy of the Landlord hereunder. In no
      event however shall the Tenant be entitled to treat payment of the said
      deposit as payment of the rent or the air-conditioning and management
      charges or other charges or fees or sums payable
  hereunder.

                
	 
      	 
      
	
                  Tenant’s
      obligations

                	
                  3.   
      The Tenant to the intent that the obligations hereunder shall continue
      throughout the term hereby agrees with the Landlord as
      follows:-

                
	 
      	 
      	 
      	 
      
	
                  To
      pay rent

                	 
      	
                  (a)

                	
                  To
      pay the rent on the days and in the manner herein provided for payment
      thereof.

                
	 	 	 	 
	
                  To
      pay government

                  rent,
      rates, tax etc

                	 
      	
                  (b)

                	
                  To
      pay and discharge punctually all government rent, rates, taxes,
      assessments, duties, charges, impositions and outgoings of an annual or
      recurring nature now or hereafter to be assessed, imposed charged or
      levied by the Government of the Hong Kong Special Administrative Region
      (hereinafter referred to as “Government of HKSAR”) or other lawful
      authority upon the said premises or upon the owner or occupier thereof
      (Property Tax and expenses of a capital or non-recurring nature alone
      excepted). The Tenant shall unless the Landlord otherwise directs pay all
      rates imposed on the said premises in the first place to the Landlord or
      to the manager charged with the management of the said Building during the
      term of the tenancy (hereinafter referred to as “the Manager”) as the
      Landlord may so direct in writing and the Landlord or the Manager (as the
      case may be) shall settle the same with the Government of HKSAR and in the
      event of the said premises not yet having been assessed to rates the
      Tenant shall pay to the Landlord (or to the Manager as the Landlord may so
      direct in writing) a sum equal to 3% on the basis of a notional rateable
      value of the said premises calculated as the aggregate of twelve months’
      rent payable by the Tenant on account of the Tenant’s liability under this
      Clause which sum shall be payable on a monthly basis in advance and any
      overpayment or underpayment by the Tenant shall be adjusted when the said
      premises have been assessed to rates. Likewise, the Tenant shall unless
      the Landlord otherwise directs pay all government rent in the first place
      to the Landlord or the Manager as the Landlord may so direct in writing
      and the Landlord or the Manager (as the case may be) shall settle the same
      with Government of HKSAR and in the event of such Government rent not yet
      having been assessed the Tenant shall pay to the Landlord or the Manager
      as the Landlord may so direct in writing, a sum equivalent to 3% of the
      notional rateable value of the said premises calculated as the aggregate
      of twelve months’ rent payable by the Tenant which sum shall be payable on
      a monthly basis in advance and any overpayment or underpayment by the
      Tenant shall be adjusted when such Government rent has been
      assessed.

                

        

      

    

     

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

     

    
      
        	
                To
      pay service

                charges
      and

                deposits

              	
                (c)

              	
                To
      pay and discharge punctually during the term all deposits and charges for
      gas, water, electricity, telephone and other services whatsoever now or at
      any time hereafter consumed by the Tenant and chargeable in respect of the
      said premises and to pay and discharge all necessary deposits for the
      supply of gas, water, electricity, telephone and other services for the
      common area and the common service facilities of the said Building when
      required and to comply with all requirements of the gas, water,
      electricity, telephone and other services authorities or suppliers
      relating to the use of such services or the fitting out of the said
      premises by the Tenant Provided That if there shall be more than one
      tenant to share the use of one gas, water or electricity meter (as the
      case may be) then the charges for the supply of gas, water or electricity
      (as the case may be) to such tenants shall be shared and paid by the said
      tenants in proportion.

              

      

    

    
      
         

      

      
        3

        
          

        

      

      
         

      

    

     

    
      
        
          	
                  To
      pay air-

                  conditioning
      and

                  management

                  charges

                	
                  (d)

                	
                  (i)

                	
                  To
      pay to the Landlord punctually during the term such monthly contribution
      towards the costs, charges and expenses for the maintenance and supply of
      air- conditioning and management services or otherwise as shall be
      required by the Landlord.

                
	 	 	 	 
	
                  Adjustment
      of air-

                  conditioning
      the

                  and
      management

                  charges

                	 
      	
                  (ii)

                	
                  If
      at any time during the term the operating cost relative to the supply of
      the air-conditioning and services or otherwise shall have risen the
      Landlord shall have right from time to time to increase the
      air-conditioning and management charges in proportion to the said increase
      whose assessment shall be conclusive.

                
	 
      	 
      	 
      
	
                  Normal
      business

                  hours
      and operating

                  hours
      of air-

                  conditioning

                	 
      	
                  (iii)

                	
                  To
      follow the normal business hours of the said Building. The normal business
      hours of the said Building means the hours other than on Sundays and
      public holiday between 8:00 a.m. and 8:00 p.m. on each Monday to Friday
      which is not a public holiday and between 8:00a.m. and 3:00p.m. on each
      Saturday which is not a public holiday. The Landlord reserves the right to
      alter or amend the said business hours from time to time and to such
      extent as the Landlord shall in its discretion deem appropriate or
      necessary. The Landlord also reserves the right to change the operating
      hours of the central air-conditioning system of and in the said Building.
      Unless and until otherwise changed the operating hours of such
      air-conditioning shall be the same as the said business
    hours.

                
	 
      	 
      	 
      
	
                  Extra
      air-

                  conditioning

                  charges
      for

                  extended
      hours of

                  air-conditioning

                	 
      	
                  (iv)

                	
                  Should
      the Tenant require the operating hours of the air-conditioning be
      extended, the Tenant shall give written notice reasonably in advance to
      the Manager for the necessary arrangement and shall pay to the Landlord
      such extra and additional charges at such hourly rate or monthly
      contribution as shall be determined by the Landlord from time to time for
      the supply of extended hours of air-conditioning. For the avoidance of
      doubt, neither the Landlord nor the Manager gives any representation
      and/or warranty that any extended hours of air-conditioning can be
      arranged upon a request by the Tenant.

                
	 
      	 
      	 
      
	
                  To
      submit fit out

                  plans
      for approval

                	
                  (e)

                	
                  (i)

                	
                  The
      Tenant shall within fourteen (14) days upon receipt of the Fit Out Guide
      in respect of the said Building at its own cost and expense prepare and
      submit fit out plans and specifications to the Landlord and the Manager
      for their approval. Failure of the Tenant to submit the fit out plans and
      specifications within the prescribed time for approval shall not entitle
      the Tenant to any extension of the commencement date of the tenancy hereby
      created nor to any extension of the payment of the rent or
      air-conditioning and management charges payable by the Tenant
      hereunder.

                

        

      

    

     

    
      
         

      

      
        4

        
          

        

      

      
         

      

    

     

    
      
        	
                To
      fit out in

                accordance
      with

                approved
      fit out

                plans

              	 
      	
                (ii)

              	
                To
      fit out the said premises at the Tenant’s expense in accordance with such
      fit out plans and specifications as shall have been first submitted to and
      approved in writing by the Landlord and the Manager in a good and proper
      workmanlike fashion and in all respects in a style and manner appropriate
      to a first class industrial/office building and so to maintain the same
      throughout the term in good repair and condition to the satisfaction of
      the Landlord and the Manager. In the event of such approval being
      requested, it shall be a condition precedent to the granting thereof that
      the Tenant shall pay to the Landlord and the Manager all fees and costs
      incurred by the Landlord and the Manager in employing architects,
      engineers, professionals, specialist and/or consultants to vet examine and
      scrutinise such fit out plans and specifications. Such approval from the
      Landlord and the Manager shall in no event relieve the Tenant from the
      responsibility to obtain all necessary permits and licences pertaining to
      the fitting out works and the Tenant shall give all notices required and
      shall comply with all Ordinances, rules, regulations and all regulations
      and by-laws of any public utility company or authority. The Tenant shall
      not cause or permit to be made any variations to the approved fit out
      plans and specifications or to the interior design or layout of the said
      premises without the prior approval in writing of the Landlord and the
      Manager.

              
	 
      	 
      	 
      	 
      
	
                To
      comply with the

                terms
      and

                conditions
      of fitting

                out

              	 
      	
                (iii)

              	
                To
      comply with the terms and conditions as set out in the Fourth Schedule
      hereto which may be revoked or amended by the Landlord or Manager at any
      time and from time to time.

              
	 
      	 
      	 
      	 
      
	
                Floor-loading

              	
                (f)

              	
                (i)

              	
                Not
      to place on or in any part of the said premises any machinery, goods,
      materials, or merchandise which may cause the maximum floor
      loading-bearing capacity therefor to be exceeded or do anything on the
      said premises or any part or parts thereof whereby excessive noise,
      vibration or resonance or other form of excessive disturbance or annoyance
      is created so as to give reasonable cause for complaint to the Landlord or
      any other persons in or outside the said
  Building.

              

      

    

     

    
      
         

      

      
        5

        
          

        

      

      
         

      

    

     

    
      
        	
                Installation
      of

                machinery

              	 
      	
                (ii)

              	
                Not
      to install any machinery in the said premises or any part or parts thereof
      before submitting for the approval of the Landlord and the Manager full
      particulars and information regarding such machinery (particularly as to
      the type and weight thereof) intended to be installed in the said premises
      together with a general layout plan of the said premises showing the
      actual position at which such machinery is intended to be installed, and
      obtaining approval of the Landlord and the Manager therefor. In granting
      any such approval (which may be granted with such condition or conditions
      as the Landlord and/or the Manager may in its/their reasonable opinion
      deem fit), it shall be a condition precedent to the granting thereof that
      the Tenant shall pay to the Landlord and the Manager all fees and costs
      incurred by the Landlord and the Manager in employing professional(s) to
      examine and give such approval.

              
	 
      	 
      	 
      	 
      
	
                Absorbers

              	 
      	
                (iii)

              	
                Not
      to mount and equip any machinery (particularly machinery with horizontal
      reciprocating action) in the said premises or any part or parts thereof
      without anti-vibration absorbers and anti-dumping absorbers of such types
      and design as shall be approved in writing by the Landlord and the
      Manager. In granting any such approval (which may be granted with such
      condition or conditions as the Landlord and/or the Manager may in
      its/their reasonable opinion deem fit), it shall be a condition precedent
      to the granting thereof that the Tenant shall pay to the Landlord and
      Manager all fees and costs incurred by the Landlord and the Manager in
      employing professional(s) to examine and give such
    approval.

              
	 
      	 
      	 
      
	
                Covenants
      for repair

              	
                (g)

              	
                At
      the expense of the Tenant to keep the interior of the said premises
      including but not limited to the flooring or interior plaster or other
      finishes or rendering to walls, floors and ceilings and the Landlord’s
      fixtures and fittings therein and all additions thereto including all
      doors, windows, air-conditioning fancoils, electrical installations and
      wirings, toilet equipments, ventilators, fire-fighting equipments, flush
      system apparatus and water apparatus in good repair and condition to the
      satisfaction of the Landlord and sufficiently preserve repair and maintain
      the same and to deliver up the same to the Landlord at the expiration or
      sooner determination of the term in like condition. In particular, but
      without in any way limiting the
foregoing:

              

      

    

    
      
         

      

      
        6

        
          

        

      

      
         

      

    

     

    
      
        	
                To
      pay cost of

                replacing
      broken

                windows
      etc.

              	 
      	
                (i)

              	
                To
      pay or reimburse the Landlord the cost of replacing all broken or damaged
      windows or glass of the said premises (or elsewhere if used exclusively by
      the Tenant) whether the same be broken or damaged by the negligence of the
      Tenant or owing to circumstances beyond the control of the
      Tenant.

              
	 
      	 
      	 
      	 
      
	
                To
      install repair or

                replace
      electrical

                wirings

              	 
      	
                (ii)

              	
                To
      repair or replace if so required by the appropriate company or authority
      under the terms of the Electricity Ordinance or any statutory modification
      or re-enactment thereof or any Regulations made thereunder all the
      electricity wiring installations and fittings within the said premises and
      the wiring from the Tenant’s meter or meters to and within the
      same.

              
	 
      	 
      	 
      	 
      
	
                To
      keep sanitary

                apparatus
      in good

                repair
      and condition

              	 
      	
                (iii)

              	
                At
      the expense of the Tenant to keep the water tanks, drains, pipes, toilets,
      lavatories, sanitary or plumbing apparatus and other water apparatus
      (hereinafter collectively referred to as “the Sanitary Apparatus”) used
      exclusively by the Tenant and its servants, employees, agents, invitees,
      licensees and customers in good, clean and tenantable repair and condition
      to the satisfaction of the Landlord and in accordance with the regulations
      or by-laws of all Public Health and other Government authorities concerned
      and to pay to the Landlord on demand clearing repairing or replacing any
      of the Sanitary Apparatus choked impeded blocked or stopped owing to the
      careless or improper use or neglect by the Tenant or any of its servants,
      employees, agents, invitees, licensees or customers.

              
	 
      	 
      	 
      	 
      
	
                To
      pay cost of

                replacing
      light

                bulbs

              	 
      	
                (iv)

              	
                To
      reimburse to the Landlord the cost of replacing any damaged, broken,
      defective or burned out electric light bulbs, tubes and globes in the said
      premises which are provided by the Landlord.

              
	 
      	 
      	 
      	 
      
	
                To
      be responsible

                for
      any loss or

                damage
      caused to

                any
      property or any

                person

              	 
      	
                (v)

              	
                To
      be wholly responsible for any damage or injury caused to any person
      whomsoever directly or indirectly through the defective or damaged
      condition of any part of the interior of the said premises or any fixtures
      or fittings therein for the repair of which the Tenant is responsible
      hereunder or in any way owing to the spread of fire or smoke or the
      overflow of water from the said premises or any part thereof or through
      the act default or neglect of the Tenant its servants agents licensees or
      customers and to make good the same by payment or otherwise and to
      indemnify the Landlord against all costs claims demands actions and legal
      proceedings whatsoever made upon the Landlord by any person in respect of
      any such loss damage or injury and all costs and expenses incidental
      thereto, and to effect adequate insurance cover in respect of such
      risks.

              

      

    
 

    
      
         

      

      
        7

        
          

        

      

      
         

      

    

     

    
      
        	
                To
      protect interior

                form
      storm or

                typhoon

              	 
      	
                (vi)

              	
                To
      take all reasonable precautions to protect the interior of the said
      premises from storm or typhoon damage and in the event of such damage
      being incurred to repair the damage or restore the said premises to a
      proper state and condition in accordance with the covenants for repair
      contained in this Clause 3(g).

              
	 
      	 
      	 
      	 
      
	
                Employ
      cleaning

                contractor

              	
                (h)

              	
                (i)

              	
                The
      Tenant shall employ their own staff or a cleaning contractor nominated by
      the Landlord or the Manager at its own expense for the cleaning of the
      said premises.

              
	 
      	 
      	 
      	 
      
	
                To
      be responsible

                for
      removal of

                garbage
      and refuse

              	 
      	
                (ii)

              	
                The
      cleaning contractor shall be responsible for the removal and disposal of
      all garbage or refuse each day from the said premises to such location as
      shall be specified by the Landlord and/or the Manager in the manner and
      subject to such reasonable rules and regulations prescribed by the
      Landlord and/or the Manager from time to time and until such time as such
      garbage or refuse is removed from the said Building to keep within the
      said premises the same securely sealed in containers of a design as
      specified by the Landlord and/or the Manager from time to
      time.

              
	 
      	 
      	 
      	 
      
	
                To
      co-operate with

                cleaning
      contractor

                and
      other

              	 
      	
                (iii)

              	
                To
      render full co-operation to the cleaning contractor and tenants or
      occupiers of the other parts of the said Building with a view to keep the
      said premises and the said Building at all times in a neat and tidy
      condition.

              
	 
      	 
      	 
      	 
      
	
                To
      pay the cost of

                affixing
      or

                replacing
      tenant’s

                name
      on the

                directory
      board

              	 
      	
                (i)

              	
                To
      pay or reimburse to the Landlord or its agents immediately upon demand the
      cost of affixing, repairing, altering or replacing as may be necessary the
      Tenant’s name on the Directory Board (if any) provided by the Landlord
      and/or the Manager. The Tenant’s name so appearing on the Directory Board
      in English and Chinese in uniform lettering and characters designed by the
      Landlord and/or the Manager shall strictly be in accordance with that
      appearing in this Agreement or its trading name(s) with or without its
      registered trade mark or logo subject to the Tenant’s request unless prior
      written consent to name otherwise has first been obtained from the
      Landlord. The Tenant shall in the event of the Tenant changing its name,
      notify the Landlord at least seven (7) days prior to such change of
      name.

              

      

    

    
      
         

      

      
        8

        
          

        

      

      
         

      

    

     

    
      
        	
                To
      ensure security

                equipment
      in good

                order

              	 
      	
                (j)

              	
                To
      ensure at all times that all fire alarms, fire fighting equipments and
      other equipments for security purpose provided by the Landlord shall not
      be disrupted, interrupted, damaged or caused to be defective through the
      act, default or neglect of the Tenant or any of its servants, employees,
      agents, invitees, licensees or customers.

              
	 
      	 
      	 
      	 
      
	
                To
      permit Landlord

                to
      enter and view

              	
                (k)

              	
                (i)

              	
                To
      permit the Landlord its agents and all persons authorised by it with or
      without workmen or others and with or without appliances at all reasonable
      times to enter upon the said premises to view the condition thereof and
      upon prior notice to the Tenant to take inventories of the fixtures and
      fittings of the Landlord therein and to carry out any work or repair
      required to be done provided that in the event of an emergency the
      Landlord its servants or agents may enter without notice and forcibly if
      the Landlord deems necessary.

              
	 
      	 
      	 
      	 
      
	
                To
      permit Landlord

                to
      take prospective

                tenants
      or

                purchasers
      to view

              	 
      	
                (ii)

              	
                During
      the three months immediately preceding the expiration of the term hereby
      granted the Landlord or its authorized agents shall be at liberty to take
      prospective tenants new purchasers to view the interior of the said
      premises and to display an advertisement outside the said premises
      offering the said premises for letting or sale.

              
	 
      	 
      	 
      	 
      
	
                To
      execute repairs

                on
      receipt of notices

              	
                (1)

              	
                (i)

              	
                On
      receipt of any notice from the Landlord or its authorized agents
      specifying any works or repairs to be done and the time in which they are
      to be done and which are the responsibility of the Tenant hereunder,
      forthwith to comply with such
notice.

              

      

    

    
      
         

      

      
        9

        
          

        

      

      
         

      

    

     

    
      
        
          	
                  To
      permit Landlord

                  to
      repair and make

                  good
      the premises

                	 
      	
                  (ii)

                	
                  If
      the Tenant shall fail within fourteen (14) days of such notice, of such
      shorter period as shall be appropriate in case of emergency, to proceed to
      commence and then to continue diligently and expeditiously to comply with
      such notice in all respects or if the Tenant shall at any time make
      default in the performance of any of the agreements stipulations and
      conditions herein contained for or in relating to the repair decoration
      preservation protection or maintenance of the said premises or any part or
      parts thereof it shall be lawful for the Landlord and all persons
      authorized by the Landlord including but not limited to its agents,
      servants and workmen to enter upon the said premises and to carry’ out all
      or any of the works referred to in such notice and the cost of so doing
      and all expenses incurred thereby shall be paid by the Tenant to the
      Landlord on demand and shall forthwith be recoverable by the Landlord as
      debt by action Provided That if the Tenant shall fail to pay such debt
      within fifteen (15) days,
      the Landlord shall in addition be entitled to charge interest thereon but
      no such entry’ repair decoration preservation protection or maintenance
      shall prejudice the Landlord’s right of re-entry’ and forfeiture
      hereinafter contained.

                
	 
      	 
      	 
      	 
      
	
                  To
      inform Landlord

                  of
      damage or

                  accident

                	(m)	
                  To
      give notice in writing to the Landlord or its authorized agents as soon as
      practicable after the Tenant shall have become aware of any accident or of
      any damage caused or that may be caused to the said premises, the fixtures
      or fittings provided therein by the Landlord, the water pipes, the said
      Building or any persons thereon and of any defects or want of repair
      thereof.

                
	 
      	 
      	 
      	 
      
	
                  To
      comply with the

                  Fit
      Out Guide,

                  DMC
      and House

                  Rule

                	
                  (n)

                	
                  (i)

                	
                  To
      obey and comply strictly with the provisions of the Fit Out Guide, Deed of
      Mutual Covenant (if any) and House Rules and to pay the Fit Out Deposit as
      the Manager may from time to time determine and to conduct the business of
      the Tenant in such manner as to prejudice the goodwill and reputation of
      the said Building as a first class industrial/office
    building

                
	 
      	 
      	 
      	 
      
	
                  To
      obey and comply

                  with
      all notices and

                  announcement

                  made
      by Landlord

                  or
      Manager

                	 
      	
                  (ii)

                	
                  To
      obey and comply with such rules, regulations or requirements stated in
      notices or announcements as may from time to time be made imposed adopted
      introduced or amended by the Landlord and/or the Manager and/or its agents
      in respect of the said
Building.

                

        

      

    

    
      
         

      

      
        10

        
          

        

      

      
         

      

    

     

    
      
        	
                To
      comply with all

                ordinances
      etc.

              	
                (o)

              	
                To
      obey and comply with and to keep the Landlord indemnified against the
      breach of all Ordinances, regulations, by-laws, rules, requirements,
      directions and orders of any government or other competent authority
      relating to the use of and the conduct and carrying on of the Tenant’s
      business in the said premises as specified in the Fifth Schedule hereto or
      to any other act, deed, matter or thing done, permitted, suffered or
      omitted therein or thereon by the Tenant or any servant, employee, agent,
      invitee, licensee or customer of the Tenant and to notify the Landlord
      forthwith in writing of any notice received from the Manager or any
      statutory or public authority concerning or in respect of a possible
      breach of this Clause 3(o).

              
	 
      	 
      	 
      
	
                To
      be responsible

                for
      contractors

                servants,
      agents and

                licensees

              	
                (p)

              	
                (i)

              	
                To
      be responsible to the Landlord for the acts, neglects, defaults and
      omissions of all contractors, servants, employees, agents, invitees,
      licensees or customers of the Tenant as if they were the acts, neglects
      defaults and omissions of the Tenant and for the purposes of this
      Agreement “licensee” shall include any person present in, using or
      visiting the said premises with the consent of the Tenant expressed or
      implied.

              
	 
      	 
      	 
      	 
      
	
                To
      indemnify the

                Landlord
      against all

                actions
      etc.

              	 
      	
                (ii)

              	
                To
      indemnify and keep the Landlord indemnified from and against all actions,
      proceedings, claims and demands whatsoever brought or made by the tenants
      and occupiers of the other parts of the said Building and any third party
      and all costs and expenses (including legal costs on a full indemnity
      basis) incurred by the Landlord thereby arising in respect of any act or
      liability caused by or arising from the act, breach of duty, neglect or
      default (irrespective of whether wilful or not)of the Tenant or any of its
      contractors, servants, employees, agents, invitees, licensees or customers
      including but not limited to any breach or non-observance or
      nonperformance of any of the agreements stipulations and conditions herein
      contained and on the Tenant’s part to be observed and performed or by
      reason of any water or smoke or offensive smell or odour originating form
      the said premises.

              
	 
      	 
      	 
      	 
      
	
                To
      yield up at the

                end
      of term

              	
                (q)

              	
                To
      quietly yield up the said premises together with all the Landlord’s
      fixtures, fittings and additions therein and thereto without compensation
      for any alterations or improvements made to the said premises at the
      expiration or sooner determination of term and/or this Agreement in good
      clean and tenantable repair and condition notwithstanding any rule of law
      or equity to the contrary Provided That the Tenant shall at the Tenant’s
      expense remove all personal property, fixtures and fittings and additions
      therein and thereto of the Tenant and make good all damage caused by such
      removal and reinstate the said premises to the condition they were in at
      the commencement of the term and thereupon to surrender to the Landlord
      all keys giving access to all parts of the said premises, the said
      Building or any part or parts thereof and to make good any damage caused
      by such removal at the Tenant’s
expense.

              

      

    

    
      
         

      

      
        11

        
          

        

      

      
         

      

    

     

    
      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            	
                                                    To
      operate the

                                                    business
      under

                                                    specified
      business

                                                    name

                                                  	 	
                                                    (r)

                                                  	
                                                    The
      Tenant shall operate business at the said premises under the business name
      of SUN LINE INDUSTRIAL LIMITED and shall produce to the Landlord a copy of
      Business Registration Certificate of each of the above business names
      together with its application form in the said business names and in the
      sole proprietorship/partnership (as the case may be at the date of signing
      hereof) of the Tenant at the address of the said premises within 1
      month from the commencement of this tenancy.

                                                  
	 
      	 
      
	
                                                    Tenant’s
      restrictive

                                                    covenants

                                                  	
                                                    (4) 
      The Tenant hereby agrees with the Landlord that unless it has obtained the
      prior written consent of the Landlord on such terms and conditions as the
      Landlord may impose together with such consent:-

                                                  
	 	 
	
                                                    User
      of the

                                                    Premises

                                                  	 	
                                                    (a)

                                                  	
                                                    (i)    
      Not
      to use or permit or suffer the said premises or any part or parts thereof
      to be used for any purpose other than as specified in the Fifth Schedule
      hereto and at the expense of the Tenant to obtain all necessary and
      appropriate licences and/or permits and/or approvals necessary for the
      carrying on of the Tenant’s business and to comply with any local
      legislation, regulations and Government requirements and any subsequent
      amendments (if any) relating to such user on the said premises and at all
      times to keep current valid and subsisting all such licences and/or
      permits and/or approvals. For the avoidance of doubt the Landlord does not
      represent and/or warrant that the said premises are fit to be used for the
      aforesaid purposes or any part or parts thereof and/or for any particular
      purpose.

                                                  

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

    

     

    
      
         

      

      
        12

        
          

        

      

      
         

      

    
   

    
      
        	
                Not
      to use for

                illegal
      immoral

                purposes
      etc.

              	 
      	
                (ii)

              	
                Not
      to use or cause permit or suffer to be used any part of the said premises
      for gambling or for any illegal immoral or improper purposes or in any way
      so as to cause nuisance annoyance inconvenience or damage or danger to the
      Landlord or tenants or occupiers of any other neighbouring premises of the
      Building.

              
	 
      	 
      	 
      	 
      
	
                Not
      to use premises

                as
      sleeping quarters

                or
      domestic

                premises

              	 
      	
                (iii)

              	
                Not
      to use the said premises or any part thereof as sleeping quarters or as
      domestic premises within the meaning of any Ordinance for the time being
      in force or to allow any person to remain in the said premises overnight
      unless with the Landlord’s prior permission in writing. Such permission
      shall only be given to enable the Tenant to post watchmen to look after
      the contents of the said premises and the names of the watchmen shall
      first be registered with the Landlord prior to its giving such
      permission.

              
	 
      	 
      	 
      	 
      
	
                Not
      to prepare food

              	
                (b)

              	
                Not
      to allow any cooking of food on the said premises and not to cause or
      permit any offensive or unusual odours to be produced upon emanated from
      the said premises.

              
	 
      	 
      	 
      
	
                Not
      to produce

                music
      or noise

                audible
      outside

              	
                (c)

              	
                Not
      to produce or permit or suffer to be produced any music or noise
      (including sound produced by broadcasting or any apparatus or any
      equipment capable of producing, reproducing, receiving or recording sound)
      so as to constitute nuisance or give reasonable cause for complaint from
      the Landlord or tenants or occupiers of the other parts of the said
      Building or in any adjoining or neighbouring building.

              
	 
      	 
      	 
      
	
                Not
      to cause any

                nuisance
      or

                annoyance

              	
                (d)

              	
                Not
      to do or permit or suffer to be done any act or thing in or upon the said
      premises or any part or parts thereof which in the opinion of the Landlord
      may constitute a nuisance or annoyance or give cause for complaint from
      the Landlord or tenants or occupiers of the other parts of the said
      Building or in any adjoining or neighbouring
  building.

              

      

    

    
      
         

      

      
        13

        
          

        

      

      
         

      

    

     

    
      
        
          	
                  Not
      to breach

                  Government
      Lease

                  or
      cause insurance to

                  be
      voided or

                  premium
      increased

                	
                  (e)

                	
                  Not
      to do or permit or suffer to be done any act, deed, matter or thing
      whatsoever which will amount to a breach or non-observance of any of the
      terms and conditions under which the said Land is held from the Government
      or of the Deed of Mutual Covenant (if any) under which the Landlord holds
      the said premises or the building plans or the occupation permit of the
      said Building as approved or issued by the Government of HKSAR or whereby
      any insurance on the said premises or the said Building against loss or
      damage by fire, storm, typhoon, other insurable perils and/or claims by
      third parties for the time being in force may be rendered void or voidable
      or whereby the premium thereof may be increased Provided That if as the
      result of any act, deed, matter or thing done permitted or suffered by the
      Tenant, the premium on any such policy of insurance shall be increased,
      the Landlord shall be entitled without prejudice to any other remedy
      hereunder to recover from the Tenant the amount of any such increase and
      further the Tenant shall keep the Landlord fully indemnified against all
      losses damages claims and demands sustained by or made against the
      Landlord by any person as a result of any breach by the Tenant of this
      Clause 4 (e) Provided That notwithstanding anything herein contained the
      Landlord does not warrant that any or adequate insurance against fire or
      any other risks exists in respect of the said premises and/or the said
      Building and/or all or any of the goods or property stored therein by the
      Tenant And the Tenant shall be responsible in any event for insurance of
      its property in the said premises.

                
	 
      	 
      	 
      
	
                  Not
      to keep arms or

                  combustible
      goods

                  in
      the Premises

                	
                  (f)

                	
                  Not
      to keep or store or permit or suffer to be kept or stored in the said
      premises any arms, ammunitions, gun-powder, saltpetre, kerosene or other
      explosive inflammable combustible or hazardous
  substance.

                
	 
      	 
      	 
      
	
                  Not
      to make or

                  permit
      any

                  alterations
      or

                  additions

                	
                  (g)

                	
                  Not
      without the prior written consent of the Landlord to make or permit any
      alterations or additions or partitions to be made in or to the said
      premises or any part or parts thereof nor to pull down alter or remove any
      doors windows additions partitions or fixtures and fittings thereof nor to
      make any alterations to the fire prevention system or to the electrical
      wirings and installations therein nor to install any air-conditioning
      plant machinery or equipment therein nor to cut maim or injure nor to
      suffer to be cut maimed or injured any doors, windows, walls, beams,
      structural members or fabric thereof. The Tenant shall be responsible for
      obtaining the Building Authority or any other government authorities
      consent for such alterations additions or partitions in or to the said
      premises at its own expense and the Tenant further undertakes to comply
      with all government’s requirements and regulations relating thereto. At
      the expiration or sooner determination of the term the Tenant shall at its
      own expense remove all such alterations or additions or partitions so
      erected or installed by the Tenant and restore the said premises to its
      original tenantable state as at the commencement of the term to the
      satisfaction of the
Landlord.

                

        

      

    

    
      
         

      

      
        14

        
          

        

      

      
         

      

    

     

    
      
        
          
            	
                    Not
      to install

                    electrical
      wrings in

                    premises
      without

                    Landlord’s
      approval

                  	
                    (h)

                  	
                    Not
      to lay affix attach or install any electrical wirings or cables in the
      said premises without the prior written consent of the Landlord and the
      Tenant shall only carry out such electrical installation in accordance
      with the fit-out plan which has been duly approved by the
      Landlord.

                  
	 
      	 
      	 
      
	
                    Not
      to damage toilet

                    facilities

                  	
                    (i)

                  	
                    Not
      to use or permit or suffer the toilet facilities provided by the Landlord
      to be used for any purpose other than that for which they are intended and
      not to throw or permit or suffer or be thrown therein any foreign
      substance of any kind and the Tenant shall pay to the Landlord on demand
      all costs and expenses incurred by the Landlord in making good any
      breakage, blockage or damage resulting from a violation of this Clause
      4(i).

                  
	 
      	 
      	 
      
	
                    Not
      to damage main

                    structure,
      walls,

                    ceilings
      and other

                    common
      service

                    facilities

                  	
                    (j)

                  	
                    (i)

                  	
                    Not
      to damage mark or deface or permit or suffer to be damaged marked or
      defaced any main structure, fixtures and fittings, decorations,
      installations, lifts or other common service facilities including
      air-conditioning units, cloakrooms, service pantries, halls, passageways,
      staircases, drainage wells, walls and ceilings of the said Building
      outside the said premises, and to pay on demand to the Landlord all costs
      and expenses incurred by the Landlord in repairing, making good the damage
      or cleaning the same.

                  
	 
      	 
      	 
      	 
      
	
                    Not
      to drive nails

                    etc.
      into ceilings

                    walls
      or floors

                  	 
      	
                    (ii)

                  	
                     Not
      without the prior written consent of the Landlord to drive or insert or
      permit or suffer to be driven or inserted any nails, screws, hooks,
      brackets or similar articles into the ceilings, walls or floors of the
      said premises and any other parts of the said Building outside the said
      premises.

                  
	 
      	 
      	 
      	 
      
	
                    Display
      name plate

                    or
      signboard etc.

                  	
                    (k)

                  	
                    Not
      without the prior written consent of the Landlord or the Manager to
      exhibit or display within outside or at the exterior of the said premises
      any name-plate, poster, flag, notice, advertisement, signboard,
      decoration, sign or other device, whether illuminated or not, which may be
      visible from outside of the said premises except in such space and in such
      form style and manner with lettering and characters approved by the
      Landlord or the
Manager.

                  

          

        

      

    

     

    
      
         

      

      
        15

        
          

        

      

      
         

      

    

     

    
      
        
          
            
              
                
                  	
                          Not
      to encumber or

                          obstruct
      passage and

                          common
      areas

                        	
                          (l)

                        	
                          Not
      to encumber or obstruct or permit or suffer to be encumbered or obstructed
      with any boxes, cartons, packages, rubbish, refuse, dustbins, garbage
      cans, furniture, chattels, or store of any goods, or other obstruction of
      any kind or nature any of the entrances, exits, staircases, landings,
      passageways, lifts, corridors, lavatories, lobbies or other parts of the
      said Building in common use so that the same are at all times kept clear
      and free of any obstructions of any nature and the Landlord shall in
      addition to any other remedies which the Landlord may have hereunder been
      entitled without notice and at the Tenant’s expenses to remove and dispose
      of as it sees fit any such obstructions aforesaid without incurring any
      liability therefor whatsoever whether tortious or otherwise to the Tenant
      or any other person whomsoever and the Tenant shall on demand pay or
      reimburse to the Landlord all costs and expenses incurred in such
      removal.

                        
	 
      	 
      	 
      	 
      
	
                          Not
      to lay wirings or

                          cables
      etc in

                          common
      areas

                        	
                          (m)

                        	
                          Not
      to lay install affix or attach any wirings, cables, pipes or other
      articles or things in or upon any of the entrances, exits, staircases,
      landings, passageways, corridors, lavatories, lobbies or any other common
      areas of the said Building outside the said premises.

                        
	 
      	 
      	 
      	 
      
	
                          Prohibition
      of

                          subletting
      or transfer

                        	
                          (n)

                        	
                          Not
      to assign underlet or otherwise part with the possession of or transfer
      the said premises or any part or parts thereof or any interest therein or
      permit or suffer any arrangement or transaction whereby any person or
      persons who is/are not a party to this Agreement obtains or obtain the use
      possession enjoyment or occupation of the said premises or any part or
      parts thereof irrespective or whether any rental or other consideration is
      given therefor. The tenancy created pursuant to this Agreement shall be
      personal to the Tenant named in this Agreement and without in any way
      limiting the generality or the foregoing the following acts and events
      shall, unless previously approved in writing by the Landlord, be deemed to
      be breaches of this Clause 4(n):-

                        
	 
      	 
      	 
      	 
      
	 
      	 
      	
                          (i)

                        	
                          In
      the case of a tenant which is a partnership any change in the constitution
      of the partners including the taking in of one or more new partners
      whether on the death or retirement of an existing partner or
      otherwise;

                        
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	
                          (ii)

                        	
                          In
      the case of a tenant who is an individual (including a sole surviving
      partner of a partnership tenant) the death, insanity or other disability
      of that individual, to the intent that no right to use possess, occupy or
      enjoy the said premises or any part or parts thereof shall vest in the
      executor, administrator, personal representative, next of kin, trustee,
      receiver or committee of any such
individual;

                        

                

              

            

          

        

      

    

    
      
         

      

      
        16

        
          

        

      

      
         

      

    

     

    
      
        	 
      	 
      	
                (iii)

              	
                In
      the case of a tenant which is a limited company incorporated in accordance
      with the laws of Hong Kong or elsewhere any take-over, reconstruction,
      amalgamation merger, voluntary liquidation or change in the person or
      persons who owns or own a majority of its voting shares or who otherwise
      has or have effective control thereof;

              
	 
      	 
      	 
      	 
      
	 
      	 
      	
                (iv)

              	
                The
      giving by the Tenant of a Power of Attorney or similar authority whereby
      the donee of the Power obtains the right to use, possess, occupy or enjoy
      the said premises or any part or parts thereof or does in fact use,
      possess, occupy or enjoy the same;

              
	 
      	 
      	 
      	 
      
	 
      	 
      	
                (v)

              	
                The
      change of the Tenant’s business name without the prior written consent of
      the Landlord.

              
	 
      	 
      	 
      	 
      
	
                Not
      to keep animals

                or
      pets and to

                prevent
      infestation

              	
                (o)

              	
                Not
      to keep or permit or suffer to be kept any animals, birds or pets inside
      the said premises and to take all such steps and precautions at such
      intervals as shall be required
      by the Landlord and to the satisfaction of the Landlord to prevent the
      said premises or any part or parts thereof from becoming infested by
      termites, rats, mice, cockroaches or any other pests or vermins and in the
      event of any such infestation to permit the same to be remedied by
      contractor appointed by the Landlord at the Tenant’s own cost and
      expense.

              
	 
      	 
      	 
      
	
                Not
      to permit touting

                or
      soliciting of

                business

              	
                (p)

              	
                Not
      to permit any canvassing, pedding, touting or soliciting for business or
      distributing of any booklets, literatures, promotional items, pamphlets,
      notices or advertising matters to be conducted outside or near the said
      premises or in any part or parts of the said Building.

              
	 
      	 
      	 
      
	
                Not
      to hang blinds or

                aerial,
      etc

              	
                (q)

              	
                 Not
      to hang, fix or
      erect any Venetian blinds
      or sun blinds of any description, shelters or coverings wire or aerial
      wirings or other things whatsoever on any exterior part of the said
      Building including the roof and the exterior wall of the said premises nor
      to do or permit to be done any act or thing which may or will alter the
      external appearance of the said
Building.

              

      

    

    
      
         

      

      
        17

        
          

        

      

      
         

      

    

     

    
      
        	
                Not
      to hang laundry

              	
                (r)

              	
                Not
      to use or cause or permit the use of the entrances, exits, halls, lobbies,
      corridors, staircases, landings, passageways, lavatories and other common
      areas of the said Building for the purpose of drying laundry or hanging or
      storing any articles or things thereon or therein and not to permit the
      Tenant’s servants, employees, agent, invitees, licensees and customers to
      use the same for toitering or eating.

              
	 
      	 
      	 
      
	
                Not
      to use lifts for

                carriage
      of cargoes

              	
                (s)

              	
                Not
      to permit or suffer the lifts to be used for the carriage of cargoes,
      goods and other articles or things exceeding the maximum loading limit
      specified therefor by a notice affixed therein.

              
	 
      	 
      	 
      
	
                Exclusion
      of

                Landlord’s
      liability

              	
                (t)

              	
                Not
      to hold the Landlord liable or responsible in any way to the Tenant or to
      any other person whomsoever in respect of any injury damage or loss of
      business or other liability whatsoever which may be suffered by the Tenant
      or by any other person or any property howsoever caused and in particular
      but without limitation caused by or through or in any way owing
      to:-

              
	 
      	 
      	 
      
	 
      	 
      	
                (i)

              	
                any
      defect in or failure or need for repair or overhaul of the supply of
      electricity, gas, water, telephone, air-conditioning, lifts or other
      service whatsoever or any surge reduction variation interruption or
      termination in the supply of such services or any of the
    same;

              
	 
      	 
      	 
      	 
      
	 
      	 
      	
                (ii)

              	
                any
      typhoon, landslide, subsidence of the ground, escape of fire, smoke fumes
      or other substance or thing from anywhere within the said Building, any
      seepage, overflow or leakage of water from any pipes, drains or fire
      services system or , anywhere within the said Building or the influx of
      rain water or sea water into the said premises or the said Building or any
      escape of electric current from electric wiring cables or ducts situate
      upon or in any way connected with the said Building or any part or parts
      thereof or dropping or falling of any article object or material
      whatsoever including cigarette ends, glass or tiles from anywhere within
      the said Building, or vibrations from any floor office or premises in the
      said Building or in the adjoining or neighbouring
  building;

              
	 
      	 
      	 
      	 
      
	 
      	 
      	
                (iii)

              	
                any
      defective or damaged condition of the said premises or any part or parts
      thereof or the Landlord’s fixtures and fittings
  therein;

              

      

    

    
      
         

      

      
        18

        
          

        

      

      
         

      

    

     

    
      
        	 
      	 
      	 
      	
                (iv)

              	
                any
      misconduct negligence or breach of duties on the part of the
      Manager;

              
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	
                (v)

              	
                any
      act, neglect or default of the Tenant or other tenants and occupiers or
      any of their servants, employees, agents, invitees, licensees or customers
      of the other parts of the said Building or the adjoining or neighbouring
      building; and/or

              
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	
                (vi)

              	
                any
      failure or breakage of glass or plate glass of or in the said premises or
      the said Building.

              
	 
      	 
      	 
      	 
      	 
      
	
                Landlord’s

                covenants

              	
                5.

              	
                THE
      LANDLORD HEREBY AGREES WITH THE TENANT as follows:-

              
	 
      	 
      	 
      
	
                To
      pay Government

                Rent
      and Property

                Tax

              	 
      	
                (a)

              	
                To
      pay the Property Tax and all expenses of a capital or non-recurring nature
      attributable to or payable in respect of the said
  Building.

              
	 
      	 
      	 
      	 
      
	
                Tenant
      shall have

                quiet
      enjoyment

              	 
      	
                (b)

              	
                That
      the Tenant paying the rent, rates and government rent, air-conditioning
      and management charges and all other outgoings hereby agreed to be paid on
      the days and in the manner herein provided for payment of the same and
      observing and performing the agreements, stipulations and conditions
      herein contained and on the Tenant’s part to be observed and performed
      shall peacefully hold and enjoy the said premises during the term without
      any interruption by the Landlord or any person lawfully claiming under or
      in trust for the Landlord.

              
	 
      	 
      	 
      	 
      
	 
      	
                6.

              	
                IT
      IS HEREBY FURTHER EXPRESSLY AGREED AND DECLARED as
    follows:-

              
	 
      	 
      	 
      
	
                Interest
      on late

                payment

              	 
      	
                (a)

              	
                 If
      the Tenant shall have failed to pay the rent, rates, government rent,
      air-conditioning and management charges and all outgoings payable
      hereunder in respect of the said premises on the day due for payment
      thererof, the Landlord shall without prejudice to its other rights and
      remedies hereunder to other rights and remedies hereunder to otherwise, be
      entitled to charge and the Tenant shall be liable to pay to the Landlord
      interest on the arrears of rent or outstanding amount of rates, government
      rent, air-conditioning and management charges and all outgoings hereof at
      such rate (as well before as after any judgment) as shall be equivalent to
      three percent (3%) per month from the date the same is due until the
      actual date of payment together with all legal costs and expenses incurred
      by the Landlord on a full indemnity basis for the purpose of recovering
      the arrears or outstanding sums in Court or otherwise from the Tenant and
      shall be a debt due from the Tenant to the Landlord and be forthwith
      recoverable by action. The Landlord shall also be entitled to disconnect
      or discontinue the supply of services, including but not limited to
      air-conditioning, water, electricity, gas to the said premises and/or to
      the Tenant without prior notice to the
Tenant.

              

      

    

    
      
         

      

      
        19

        
          

        

      

      
         

      

    

     

    
      
        
          
            
              	
                      Landlord’s
      right of

                      re-entry
      etc.

                    	 	
                      (b)

                    	
                      If
      the rent, rates, government rent, air-conditioning and management charges
      or all outgoings payable hereunder or any part thereof shall be unpaid for
      fifteen (15) days after the same shall become payable (in the case of the
      rent whether legally or formally demanded or not) or if the Tenant shall
      fail or neglect to observe or perform any of the agreement stipulations or
      conditions herein contained and on the Tenant’s part to be observed and
      performed or if the Tenant shall become bankrupt, or being a corporation
      shall go into liquidation by whatsoever reasons or for whatsoever
      purposes, or if any petition shall be filed for the winding up of the
      Tenant, or if the Tenant shall otherwise become insolvent or make any
      composition or arrangement with creditors, or shall suffer any execution
      to be levied on the said premises or otherwise on the Tenant’s goods, or
      if the Tenant shall persistently fail in paying rent and/or
      air-conditioning and management charges and/or rates and government rent
      as when they fall due, then and in any such case it shall be lawful for
      the Landlord at any time thereafter to forfeit the tenancy hereby created
      and to re-enter on the said premises or any part of parts thereof and to
      recover possession of the said premises in the name of the whole whereupon
      this Agreement shall absolutely cease and determine and the said deposit
      paid pursuant to Clause 2 hereof shall be absolutely forfeited to the
      Landlord but without prejudice to any right of action by the Landlord in
      respect of any outstanding breach or non-observance or non-performance of
      any of the agreements, stipulations and conditions herein
      contained.

                    

            

          

        

      

    

    
      
         

      

      
        20

        
          

        

      

      
         

      

    

     

    
      
        	
                Written
      notice shall

                be
      sufficient exercise

                of
      right

              	 
      	
                (c)

              	
                A
      written notice served by the Landlord on the Tenant in manner hereinafter
      mentioned to the effect that the Landlord thereby exercises the power of
      forfeiture and/or re-entry herein contained shall be a full and sufficient
      exercise of such power without physical entry on the part of the
      Landlord.

              
	 
      	 
      	 
      	 
      
	
                Acceptance
      of rent

                not
      waiver of breach

                of
      convenant

              	 
      	
                (d)

              	
                The
      acceptance of any rent by the Landlord hereunder shall not operate or be
      regarded by the Tenant as a waiver by the Landlord of any right to proceed
      against the Tenant in respect of any breach non-observance or
      non-performance by the Tenant of any of the agreements stipulations terms
      and conditions herein contained and on the part of the Tenant to be
      observed and performed.

              
	 
      	 
      	 
      	 
      
	
                Force
      Majeure

              	 
      	
                (e)

              	
                If
      the said premises or any part of parts thereof shall be rendered
      inaccessible or destroyed or so damaged by fire, typhoon, Act of God,
      force majeure or at any time during the term the said premises or the said
      Building or any part of parts thereof shall be condemned as a dangerous
      structure or a demolition order or closure order of the relevant
      government authorities shall become operative in respect of the said
      premises or the said Building or any part of parts thereof or other cause
      beyond the control of the Landlord and not attributable to any act or
      default of the Tenant as to be rendered unfit for use and occupation or
      inaccessible and subject to the insurance policy or policies for such
      risks effected by the Landlord (if any) shall not have been rendered void
      or voidable or payment of policy moneys refused in whole or in part in
      consequence of any act or neglect or default of the Tenant, the rent,
      rates, government rent, air-conditioning and management charges or a part
      thereof proportionate to the damage sustained shall cease to be payable
      until the said premises shall have been restored or reinstated or rendered
      accessible Provided Always That the Landlord shall be under no obligation
      to repair or reinstate the said premises And Provided Further That without
      prejudice to the foregoing if the whole or substantially the whole of the
      said premises shall have been destroyed or rendered unfit for use and
      occupation or inaccessible and shall not have been repaired or reinstated
      within three (3) consecutive months of the occurrence of the destruction
      or damage then either party shall be entitled at any time before the same
      are so repaired and reinstated to terminate this Agreement by notice in
      writing to the other and thereupon this Agreement and the term shall
      determine as from the date on which they were rendered unfit for use and
      occupation or inaccessible but without prejudice to the rights and
      remedies of either party against the other in respect of any antecedent
      claim or liability hereunder. In the event of any disagreement between the
      parties hereto on the application of this Clause 6(e) then the subject of
      disagreement shall be referred to a single arbitrator for settlement in
      accordance with provisions of the Arbitration Ordinance for the time being
      in force.

              

      

    

    
      
         

      

      
        21

        
          

        

      

      
         

      

    

     

    
      
        	
                Landlord
      not liable

                for
      breakdown in air-

                conditioning
      system,

                etc

              	 
      	
                (f)

              	
                The
      Landlord shall not in any circumstances be liable to the Tenant for any
      defect in or mechanical breakdown or failure or need for repair or
      overhaul of the air-conditioning system, lifts, water supply system,
      telephone system, power supply system and/or other building facilities or
      services nor shall the rent or rates and government rent or
      air-conditioning and management charges abate or cease to be payable on
      account thereof or any part of parts thereof Provided Also That if the
      air-conditioning system shall wholly breakdown or cease to operate for any
      period of seven (7) or more consecutive days, the due proportion of the
      air-conditioning and management charges attributable to the maintenance of
      the air-conditioning system but not the rent shall cease to be payable
      from the first day after the end of such period of seven (7) consecutive
      days until the air-conditioning system again commences
      operating.

              
	 
      	 
      	 
      	 
      
	
                Tenant
      responsible

                for
      acts of servants

                visitors
      etc

              	 
      	
                (g)

              	
                For
      the purpose of these presents any act, default, neglect or omission of any
      servants, employees, agents, invitees, licensees or customers (as
      hereinbefore defined) of the Tenant shall be deemed to be the act,
      default, neglect or omission of the Tenant.

              
	 
      	 
      	 
      	 
      
	
                Distress
      for rent

              	 
      	
                (h)

              	
                For
      the purpose of Part III of the Landlord and Tenant (Consolidation)
      Ordinance, Chapter 7 of the Laws of Hong Kong, and for the purpose of this
      Agreement, the rent payable in respect of the said premises shall be and
      be deemed to be in arrear if not paid in advance at the time and in the
      manner stipulated in Clause 3 (a) hereof.

              
	 
      	 
      	 
      	 
      
	
                Waiver

              	 
      	
                (i)

              	
                To
      the extent that the Tenant can lawfully do so, the Tenant hereby expressly
      agrees to deprive itself of and to waive all rights (if any) to protection
      against eviction or ejection afforded by any existing or future
      legislation from time to time in force and applicable to the said premises
      or to the tenancy hereby created and the Tenant agrees to deliver up
      vacant possession of the said premises to the Landlord on the expiration
      or sooner termination of the tenancy hereby created notwithstanding any
      rule of law or equity to the
contrary.

              

      

    

    
      
         

      

      
        22

        
          

        

      

      
         

      

    

     

    
      
        	
                Non-waiver

              	 
      	
                (j)

              	
                No
      condoning, excusing or overlooking by the Landlord of any default breach
      or non-observance, or non-performance by the Tenant at any time or times
      of any of the Tenant’s obligations herein contained shall operate as a
      waiver of the Landlord’s rights hereunder in respect of any continuing or
      subsequent default, breach or non-observance or nonperformance or so as
      defeat or breach and no waiver by the Landlord shall be inferred from or
      implied by anything done or omitted by the Landlord unless expressed in
      writing, and singed by the Landlord. Any consent given by the Landlord
      shall operate as a consent only for the particular matter which it relates
      and in no way shall be considered as a waiver of release of any of the
      provisions hereof nor shall it be construed as dispensing with the
      necessity of obtaining the specific written consent of the Landlord in the
      future unless expressly so provided.

              
	 
      	 
      	 
      	 
      
	
                Landlord’s
      right to

                exhibit
      selling or

                letting
      notice

              	 
      	
                (k)

              	
                During
      the three months immediately preceding the expiration of the term hereby
      created, the Landlord shall be at liberty to affix and maintain without
      interference upon any external part of the said premises notice or
      advertisement stating that the premises are to be let or to be sold and
      such other information in connection therewith as the Landlord shall deem
      fit.

              
	 
      	 
      	 
      	 
      
	
                Service
      of notices

              	 
      	
                (1)

              	
                Any
      notice required to be served hereunder shall, if to be served on the
      Tenant, be sufficiently served if addressed to the Tenant and sent by
      prepaid ordinary post to or delivered at the said premises or the Tenant’s
      last known place of business or registered office or residence in Hong
      Kong and, if to be served on the Landlord, shall be sufficiently served if
      addressed to the Landlord or such other person as may be notified in
      writing to the Tenant and sent by prepaid ordinary post to or delivered at
      the registered office of the Landlord or any other address which the
      Landlord may notify the Tenant from time to time. In the case of a notice
      sent by prepaid ordinary post as aforesaid service shall be deemed to have
      been effected two (2) days after the date of
  posting.

              

      

    

     

    
      
         

      

      
        23

        
          

        

      

      
         

      

    

     

    
      
        	
                Legal
      costs and

                expenses

              	 
      	
                (m)

              	
                The
      legal costs and disbursements (including stamp duty and registration fees)
      of and incidental to the preparation, approval and completion of this
      Agreement shall be borne and paid by the parties hereto in equal
      shares.

              
	 
      	 
      	 
      	 
      
	
                Assignment

              	
                7.

              	
                In
      the event that the said premises or any part or parts under this Agreement
      is/are assigned to other person(s) (“the new Landlord”) by the Landlord,
      the following provisions shall apply:

              
	 
      	 
      	 
      
	 
      	 
      	
                (a)

              	
                the
      Tenant, subject to and at the direction of the Landlord, shall accept and
      acknowledge the new Landlord as the new Landlord in respect of the said
      premises or any part of parts thereof assigned as aforesaid to whom the
      Tenant thereafter shall become liable according to the terms and
      conditions of the Agreement and shall enter into a Deed of Novation and/or
      Transfer to other agreement(s) or documents(s) with the new Landlord and
      the Landlord at the cost of the new Landlord and/or the Landlord in such
      reasonable form the content as satisfactory to the Landlord and the new
      Landlord for the purposes of confirming the release discharge and
      cessation of all liabilities and obligations of the Landlord hereunder
      including but not limited to the Landlord’s obligation in respect of the
      refund of the said deposit hereunder (so far as they relate to the said
      premises or any part or parts hereof assigned as aforesaid) and the
      continuation of the liabilities and obligations of the Tenant hereunder to
      give effect to or (as the case may be) to confirm the assumption and
      taking up by the new Landlord in lieu of the Landlord of all the
      Landlord’s liabilities and obligations hereunder including but not limited
      to the Landlord’s obligation in respect of the refund of the said deposit
      hereunder (so far as they relate to the said premises or any part or parts
      hereof assigned as aforesaid);

              
	 
      	 
      	 
      	 
      
	 
      	 
      	
                (b)

              	
                upon
      the assignment of this Agreement or the said premises or any part of parts
      thereof and the new Landlord thereof agreeing to assume take up all the
      Landlord’s liabilities and obligations hereunder including without
      limitation its obligations to refund the said deposit to the Tenant
      hereunder (so far as they relate to the said premises or any part or parts
      thereof as aforesaid) whether contractual or otherwise shall absolutely
      cease and be taken up by the new Landlord and the Tenant shall only seek
      refund of the said deposit (subject always to the terms and conditions
      contained in this Agreement) from the new
  Landlord.

              

      

    

    
      
         

      

      
        24

        
          

        

      

      
         

      

    

     

    
      
        
          
            
              
                
                  	
                          Management
      regulations

                        	8.	
                          (a)

                        	
                          The
      Landlord reserves the right from time to time and by notice in writing to
      the Tenant to make impose adopt and introduce and subsequently supplement
      amend or abolish if necessary such reasonable regulations as it may
      consider necessary for the management operation and maintenance of the
      said Building including without limitation those regulations relating to
      the use of the common service facilities, the lifts and the use of the
      loading and unloading areas in the said Building.

                        
	 	 	 	 
	 
      	 
      	
                          (b)

                        	
                          Such
      regulations shall be supplementary to the terms and conditions of this
      Agreement and shall bind the Tenant and any breach of the regulations
      shall be deemed to be a breach of this Agreement for which the Landlord
      may exercise all or any of its rights or remedies
    hereunder.

                        
	 	 	 	 
	 
      	 
      	
                          (c)

                        	
                          Such
      regulations shall not in any way derogate from the terms and conditions of
      this Agreement. In the event of conflict between such regulations and the
      terms and conditions of this Agreement the terms and conditions of this
      Agreement shall prevail.

                        
	 	 
	
                          Joint
      and several

                          liability

                        	
                          9.   
      Where more than one person is named as the Tenant in the First Schedule
      hereto all such persons shall sign this Agreement and shall be jointly and
      severally liable for the performance and observance of the terms,
      conditions and agreements contained herein and on the part of the Tenant
      to be performed and observed.

                        
	 	 
	
                          No
      premium

                        	
                          10. 
      The Tenant acknowledges that no fine premium key money or other
      consideration has been paid by the Tenant to the Landlord for the grant of
      this tenancy.

                        
	 	 
	
                          No
      warranty

                        	
                          11. 
      The Landlord has provided the standard fit-out including air-conditioning
      ducting, suspended ceiling, lighting and wiring system and fire sprinkler
      heads (“Standard Fit-out”) in the said premises. However, the Landlord
      does not warrant that the said premises together with the Standard Fit-out
      and/or the fixture and fittings thereto are fit for the purposes for which
      they are let or for any other purposes whatsoever intended to be used by
      the Tenant and shall not be liable or responsible to the Tenant for any
      damages or loss in respect
thereof.

                        

                

              

            

          

        

      

    

     

    
      
         

      

      
        25

        
          

        

      

      
         

      

    
  

    
      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          	
                                                  Full
      Agreement

                                                	
                                                  12.  
      This Agreement supercedes the offer letter duly signed by the parties
      hereto on 10 February, 2010 and set out the full agreement reached between
      the parties hereto and no other representations have been made or
      warranties given relating to the Landlord or the Tenant or the said
      Building or the said premises and if any such representation or warranty
      has been made given or implied same is hereby waived.

                                                
	 	 
	
                                                  Law

                                                	
                                                  13.   This
      Agreement shall be governed and construed in all respects in accordance
      with the laws of Hong Kong.

                                                
	 	 
	
                                                  Marginal
      Notes

                                                	
                                                  14.   The
      Marginal notes are intended only for guidance and reference and do not
      form part of this Agreement nor shall any of the provision in this
      Agreement be construed or interpreted by reference thereto or in any way
      affected or limited thereby.

                                                
	 	 
	
                                                  Miscellaneous

                                                	
                                                  15.   Unless
      the context otherwise requires, words herein importing the masculine
      gender shall include the feminine and neuter and words herein in the
      singular shall include the plural and vice versa and the expression
      “person” or “persons” shall include firms and/or
    corporations.

                                                
	 	 
	
                                                  Tenant
      responsible

                                                  for
      all legal costs

                                                  and
      expenses

                                                  incurred
      by Landlord

                                                  in
      Tenant’s default

                                                	
                                                  16.   All
      legal costs and expenses incurred by the Landlord (on a solicitor and own
      client basis) in demanding payment of rent and/or any other legal
      proceedings (including but not limited to levying distraint for rent)
      taken by the Landlord against the Tenants as a result of default of
      payment of rent or any other amount payable by the Tenant or the breach by
      the Tenant of any terms, covenants and conditions herein contained shall
      be recoverable from the Tenants as a debt or be deductible by the Landlord
      from the deposit held by the Landlord hereunder but without prejudice to
      the Landlord’s right of action against the Tenant for damages in excess
      thereof.

                                                
	 	 
	
                                                  Name
      of Building

                                                	
                                                  17.   The
      Landlord reserves the right subject to any relevant provisions of the Deed
      or Mutual Covenant and/or the Sub-Deed of Mutual Covenant (if any) and the
      House Rules in respect of the said Building to name and rename the said
      Building with any such name or style as it in its sole descretion may
      determine and at any time and from time to time by giving 3 months’
      written notice to the Tenant to change, alter, substitute or abandon any
      such name without the same constituting an actual or constructive eviction
      or the Tenant and without incurring any liability to the Tenant therefore
      whatsoever and howsoever.

                                                
	 	 
	
                                                  Landlord’s
      right

                                                  regarding
      alterations,

                                                  etc

                                                	
                                                  18.   The
      Landlord shall have the right:

                                                
	 	 
	 	
                                                   

                                                	
                                                  
                                                    (a)          to
      change, amend, vary, add to alter the approved general building plans of
      the said
Building;

                                                  

                                                

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

    

     

    
      
         

      

      
        26

        
          

        

      

      
         

      

    

    

    
      
        
          
            
              	 
      	 
      	
                      (b)

                    	
                      to
      remove, cancel, relocate or otherwise change or carry out any alteration
      or addition or other works, whether of a structural nature or not, to the
      common areas (including but not limited to entrances, passages, corridors
      and staircases) and common facilities (including but not limited to lifts
      and public toilets) of the said Building and such other part or parts of
      the said Building (other than the said premises) from time to time and in
      such manner as the Landlord may in its absolute discretion deem fit
      without the same constituting an actual or constructive eviction of the
      Tenant and without incurring any liability whatsoever and howsoever to the
      Tenant therefor;

                    
	 
      	 
      	 
      	 
      
	 
      	 
      	
                      (c)

                    	
                      to
      execute or perform any works of alteration, amendment, modification,
      improvement, demolition or construction of the said Building and to enter
      into all parts of the said Building with all necessary equipment, plant
      and materials for the purpose of carrying out any such works;
      and

                    
	 
      	 
      	 
      	 
      
	 
      	 
      	
                      (d)

                    	
                      to
      erect scaffolding, hoarding or structures of like nature for the purpose
      of carrying out any works referred to in this Clause, including the right
      to enter upon the said premises for erecting such scaffolding or other
      structures, notwithstanding that the same any temporarily interfere with
      the access to any part of the said
Building.

                    

            

          

        

      

    

     

    
      
         

      

      
        27

        
          

        

      

      
         

      

    

    THE FIRST SCHEDULE ABOVE
REFERRED TO

    

    
      
        
          
            	
                    LANDLORD

                  	
                    :

                  	
                    AITKEN,
      VANSON & COMPANY LIMITED whose registered office is situate at 33/F,
      AITKEN VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG,
  KOWLOON.

                  
	 
      	 
      	 
      
	
                    TENANT

                  	
                    :

                  	
                    SUN
      LINE INDUSTRIAL LIMITED whose office is situate at UNIT 2101, 21/F, AITKEN
      VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG,
  KOWLOON

                  

          

        

      

    

     

    THE SECOND SCHEDULE ABOVE
REFERRED TO

     

    UNIT 03
ON THE 21ST FLOOR OF AITKEN VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG, KOWLOON
(as shown coloured Pink on the Floor Plan attached hereto)

     

    THE THIRD SCHEDULE ABOVE
REFERRED TO

    

    
      
        
          
            
              
                	
                        TERM
      OF TENANCY

                      	
                        :

                      	
                        TWO
      (2) year commencing on 1st
      March, 2010 and expiring on 29th
      February, 2012.

                      
	 
      	 
      	 
      
	
                        RENT

                      	
                        :

                      	
                        HK$
      17,340.00 per calendar month (exclusive of rates, government rent, air-
      conditioning and management charges and all outgoings of every
      description) payable in advance without any deduction whatsoever on the
      1st
      day of each and every calendar month and the first of such payment is to
      be paid on the signing of this
Agreement.

                      

              

            

          

        

      

    

     

    
      
         

      

      
        28

        
          

        

      

      
         

      

    

     

    
      
        
          
            	
                    MANAGEMENT
      FEE AND AIR-CONDITIONING CHARGES (Subject to Revision)

                  	
                    :

                  	
                    HK$4,855.20
      per calendar month payable in advance without any deductions whatsoever on
      the 1st
      day of each and every calendar month and the first of such payment is to
      be paid on the signing of this Agreement.

                  
	 
      	 
      	 
      
	
                    RENTAL
      MANAGEMENT FEE AIR-CONDITIONING CHARGES DEPOSIT

                  	
                    :

                  	
                    HK$66,585.60
      (which has been paid by the Tenant to the Landlord on signing the Tenancy
      Agreement dated 1 st March,
2007.)

                  

          

        

      

    

     

    
      
         

      

      
        29

        
          

        

      

      
         

      

    

     

    THE FOURTH SCHEDULE ABOVE
REFERRED TO

     

    Terms and
conditions referred to in Clause 3(e)(iii) of this Agreement: -

     

    
      	
              1.

            	
              Within
      fourteen (14) days upon receipt of the Fit Out Guide in respect of the
      said Building or such shorter period as the Manager may allow, the Tenant
      shall submit to the Manager full fit out plans (each in triplicate) and
      written supporting information of all proposals concerning the fitting-out
      of the said premises. The Tenant’s plans shall comply with all relevant
      Ordinances, Regulations and By-Laws, and without limitation to the
      generality of the foregoing, shall
include:-

            

    

     

    
      	
            	
              (i)

            	
              all
      fitting-out details, alterations and/or additions to all non-load bearing
      walls, doors, door openings, lift lobbies and the common areas or any part
      thereof as forming part of the said
premises;

            

    

     

    
      	
            	
              (ii)

            	
              detailed
      drawings, plans and specifications of all air-conditioning (if any) and
      electrical installations which shall be connected by the Tenant to utility
      systems provided by the Landlord or the
Manager;

            

    

     

    
      	
            	
              (iii)

            	
              details
      of all lighting circuits, fixtures and
fittings;

            

    

    
      
        	 	 	 
	
              	
                (iv)

              	
                any
      proposed fascia sign, including its decorative and electrical
      components;

              

      

    

    
      
        	 	 	 
	
              	
                (v)

              	
                details
      of installation of any security/alarm system;
  and

              

      

    

    
      
        	 	 	 
	
              	
                (vi)

              	
                details
      of installation of any
machinery.

              

      

    

     

    
      	
              2.

            	
              The
      Manager will consider the Tenant’s plans and details and may, in its
      absolute discretion, accept or reject the plans or details or any part of
      them. Upon receipt of fit out plans (both detailed plans and written
      supporting information) the same will be passed to the Landlord for
      approval. If such plans and/or details are rejected, amendments shall be
      re-submitted within fourteen (14) days, or as directed by the Manager, as
      the case may be.

            

    

     

    
      	
              3.

            	
              All
      works specified and approved in writing by the Manager shall be completed
      within three (3) months of the Tenant being notified of such approval or
      such longer period as the Manager may
agree.

            

    

     

    
      	
              4.

            	
              When
      the fit out plans are approved and before any work commences full
      information concerning the Tenant’s contractors shall immediately be made
      available together with a work programme/chart to the Manager by the
      Tenant.

            

    

     

    
      	
              5.

            	
              For
      all works specified in paragraphs (i) – (iv) below the Tenant is
      required to use the services of the Landlord’s nominated contractors or
      the Manager’s nominated contractors or its own contractor as may be
      approved in writing by the Manager subject to such terms and conditions as
      may be specified by the Manager:-

            

    

     

    
      	
            	
              (i)

            	
              Any
      work involving the construction or installation of any brickwork, concrete
      or other items of a structural
nature.

            

    

     

    
      	
            	
              (ii)

            	
              Any
      plumbing or drainage work.

            

    

     

    
      	
            	
              (iii)

            	
              Any
      alternation or addition to any mechanical or electrical
      services.

            

    

     

    
      	
            	
              (iv)

            	
              Any
      specialist work.

            

    

    

    
      
        
           

        

        
          30

          
            

          

        

        
           

        

      

    

     

    The
contractor appointed by the Tenant and approved in writing by the Manager shall
at all times work under the supervision and comply with the directions of the
Landlord’s nominated contractors or the Manager’s nominated
contractors.

     

    
      	
              6.

            	
              The
      contractor appointed by the Tenant shall not carry out any work in the
      common areas or any part thereof and all debris created by the carrying
      out of such work and incidental to moving into the said premises is to be
      cleared at the expense of the Tenant creating the
  same.

            

    

     

    
      	
              7.

            	
              The
      Tenant, his servants, agents and workmen shall co-operate fully with the
      Landlord or its authorized representative, the Manager and its nominated
      contractors and project consultants in carrying out any work on the said
      Building, and shall cause the work done on the said premises to be
      co-ordinated and carried out in such a manner as to avoid any delay or
      interference with the work (if any) of the Landlord on the said Building.
      The Tenant, his servants, agents and workmen shall obey and comply with
      all instructions and directions which may be given by the Manager or its
      authorized representatives in connection with the carrying out of such
      work.

            

    

     

    
      	
              8.

            	
              The
      Tenant is solely responsible for the safety of all the said works carried
      out on the said premises and for the payment of all costs charges and
      expenses involved therein together with of the cost of providing a
      temporary electricity supply, if any, the reasonable proportion of such
      cost of which shall be borne by the Tenant requiring such supply, and to
      be calculated on a daily basis at a rate as determined by the
      Manager.

            

    

     

    
      	
              9.

            	
              The
      Tenant shall indemnify the Landlord and/or the Manager against all claims
      arising out of the actions of his appointed contractors and others
      similarly employed in the said premises and other areas of the said
      Building in connection with the carrying out of the
  works.

            

    

     

    
      	
              10.

            	
              Without
      in any way limiting the generality of the foregoing, the Tenant shall
      not:-

            

    

     

    
      	
            	
              (i)

            	
              submit
      any plan to the Buildings Department or other competent authority for
      approval without first obtaining the Manager’s written consent which the
      Manager may in its unfettered discretion withhold if it considers that the
      submission of such plan or the work proposed to be carried out could or
      might interfere with work being carried out on any part of the said
      Building;

            

    

     

    
      	
            	
              (ii)

            	
              carry
      out or attempt to carry out any work which requires the consent of the
      Buildings Department or any other competent authority without previously
      obtaining such consent;

            

    

     

    
      	
            	
              (iii)

            	
              do
      or permit any act or thing to be done which is likely to cause any fire
      risk or other hazard in any part of the said
  Building.

            

    

     

    
      	
            	
              (iv)

            	
              carrying
      out any alteration and/or removal of the fire services equipments as
      provided therein including hose reels and sprinkler heads, except with the
      written permission and approval of the Manager and all other competent
      authorities (wherever necessary);
and

            

    

     

    
      	
            	
              (v)

            	
              permit
      or suffer to be erected, affixed, installed or attached in or on or at the
      partition walls between the said premises and other parts of the said
      Building any shelves, paintings and decorations except with the written
      permission and approval of the Manager and all other competent authorities
      (wherever necessary).

            

    

    

    
      
        
           

        

        
          31

          
            

          

        

        
           

        

      

    

     

    THE FIFTH SCHEDULE ABOVE
REFERRED TO

     

    The said
premises shall only be used or operated for the following purpose and for no
other purpose whatsoever:-

     

    
      	
              (a)

            	
              offices
      ancillary and directly related to an industrial operation BUT ALWAYS
      excluding any trade that is now or may hereafter be declared to be an
      offensive trade under the Public Health and Municipal Services Ordinance,
      or any enactment amending the same or substituted
    therefore.

            

    

    

    
      
        
           

        

        
          32

          
            

          

        

        
           

        

      

    

     

    AS
WITNESS the hands of the parties hereto the day and year first above
written.

    

    
      
        
          
            	
                    SIGNED
      by TSANG
      SHIH CHANG

                  	
                    )

                  	
                    AITKEN, VANSON
      & CO., LTD,

                  
	
                     

                  	
                    )

                  	
                    /s/
      Tsang
      Shih Chang

                  
	for and on behalf of the
      Landlord whose	
                    )

                  	For
      and on behalf of  
	 
      	
                    )

                  	 
      
	
                    signature(s)
      is/are verified by:

                  	
                    )

                  	 
      

          

        

      

    

     

    
      
        	
                YAU
      TO TUNG

              	 
      	
                /s/ Yau
      To Tung

              

      

    

     

    
      
        
          
            
              
                
                  
                    
                      
                        
                          	
                                  SIGNED
      by LING HO LEUNG

                                	
                                  )

                                	 
      
	 
      	
                                  )

                                	
                                  For
      and on behalf of

                                  

                                
	
                                  for
      and on behalf of the Tenant in the

                                	
                                  )

                                	
                                  SUN
      LINE INDUSTRIAL LIMITED

                                
	 	 	
                                  /s/ Ling
      Ho
      Leung

                                
	 
      	
                                  )

                                	
                                  Authorized
      Signature(s)

                                
	
                                  presence
      of: JENNY POON HAU
      CHUN

                                	
                                  )

                                	 
      

                        

                      

                    

                  

                

              

            

          

        

      

    

     

    
      
        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            	
                                                    RECEIVED
      on or before the day and year first above written

                                                  	
                                                    )

                                                  	 
      
	
                                                    of
      and from the Tenant the sum of HONG KONG DOLLARS

                                                  	
                                                    )

                                                  	
                                                    AITKEN,
      VANSON & CO., LTD.

                                                  
	
                                                    SIXTY
      SIX THOUSAND FIVE HUNDRED AND EIGHTY 

                                                  	) 	/s/ Tsang
      Shih Chang
	
                                                    FIVE
      AND CENTS SIXTY (which has been paid by the Tenant 

                                                  	
                                                    )

                                                  	
                                                    
                                                      For
      and on behalf of

                                                    

                                                  
	
                                                    to
      the Landlord on signing the Tenancy Agreement dated

                                                  	)	 
	
                                                    1st
      March 2007) being the total deposit money above expressed

                                                  	) 	 
	
                                                    to
      be paid by the Tenant to the Landlord.

                                                  	
                                                    )
      HK$66,585.60

                                                  

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

      

    

     

    WITNESS
as to signature only: -

     

    /s/ Yau To
Tung

    

    
      
        
           

        

        
          33

          
            

          

        

        
           

        

      

    

     

    
      
        
          
            
              
                
                  
                    	
                            RECEIVED
      on or before the day and year first above written

                          	
                            )

                          	
                            AITKEN,
      VANSON & CO., LTD.

                          
	
                            of
      and from the Tenant the sum of HONG KONG DOLLARS

                          	
                            )

                          	
                            /s/
      Tsang
      Shih Chang

                          
	
                            TWENTY
      TWO THOUSAND ONE HUNDRED AND NINETY

                          	
                            
                              )

                            

                          	
                            For
      and on behalf of

                          
	
                            FIVE
      AND CENTS TWENTY being the rent and management

                          	
                            )

                          	 
      
	
                            fee
      and air-conditioning charges for the first month.

                          	)
      HKS22,195.20

                  

                

              

            

          

        

      

    

     

    WITNESS
as to signature only: -

     

    /s/ Yau To
Tung

    

    
      
        
           

        

        
          34

          
            

          

        

        
           

        

      

    

     

    

    

    
      
        
           

        

        
           

          
            

          

        

        
           

        

      

    

     

    

    
 

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    
      

        THIS
AGREEMENT made the 4th day of March Two thousand and ten

        

        BETWEEN

        

        
          	
                  (1)

                	
                  ADCOCK
      INVESTMENT COMPANY LIMITED whose registered office is situate at 3rd
      Floor, Crystal Industrial Building, No.71 How Ming Street, Kwun Tong,
      Kowloon, Hong Kong (hereinafter called “the Landlord”) of the one part
      and

                

        

        

        
          
            	
                    (2)

                  	
                    SUN
      LINE INDUSTRIAL LIMITED  whose registered office is
      situate at Unit 2101, 21st Floor, Aitken Vanson Centre, No.61 Hoi Yuen
      Road, Kwun Tong, Kowloon, Hong Kong (hereinafter called “the Tenant”) of
      the other part

                  

          

        

        

        WHEREBY
IT IS MUTUALLY AGREED between the parties hereto as follows:

        

        1.        The
Landlord lets and the Tenant takes ALL THOSE the premises known as WORKSHOP UNIT
1A on the 4TH FLOOR of HOI LUEN INDUSTRIAL CENTRE, N0.55 HOI YUEN ROAD, KOWLOON,
HONG KONG (hereinafter called “the said premises”) situate on the piece or
parcel of ground registered in the Land Registry as KUN TONG INLAND LOT N0.69
TOGETHER with the rights easements and appurtenances thereto belonging or
usually held and enjoyed therewith and together with the use in common with the
Landlord and other tenants of the said Hoi Luen Industrial Centre (hereinafter
called “the said building”) and all other persons entitled thereto of the lifts
entrances staircases and passages of the said building for a term of TWO YEARS
commencing on the 1st day of March 2010 and expiring on the 28th day of February
2012 paying therefor during the said term the rent of HONG KONG DOLLARS EIGHTEEN
THOUSAND TWO HUNDRED AND TWENTY TWO ONLY (HK$
8,222.00) per calendar month exclusive of rates, government rent and
management fee payable in advance on the 1st day of each and every calendar
month without any deduction or set off.

        
          
             

          

          
            1

            
              

            

          

          
             

          

        

        2.        To
secure the due performance and observance of the terms and conditions herein
contained the Tenant shall on the signing of this Agreement pay to the Landlord
by way of deposit a sum of HONG KONG DOLLARS FORTY THOUSAND TWO HUNDRED AND TEN
ONLY (HK$40,210.00) (as to HK$36,444.00 being rental deposit and as to
HK$3,766.00 being management fee deposit) (“the said deposit money”). After the
determination of this Agreement or sooner determination thereof and provided
that all the terms and conditions herein contained shall have been duly
performed and observed by the Tenant then the Landlord shall within 30 days
thereafter return to the Tenant the said deposit money but without interest and
subject as herein mentioned.

         

        3.        The
Tenant to the intent that the obligations may continue throughout the term
hereby created DOTH hereby agree with the Landlord in the following manner that
is to say:

         

        
          	
                   
      

                	
                  (a)

                	
                  To
      pay unto the Landlord during the said term the said rent in advance on the
      1st
      day of each and every calendar month without any deduction
      or set off.

                

        

         

        
          	
                   
      

                	
                  (b)

                	
                  To
      pay the monthly management fee (currently at the rate of HK$l,883.00 per
      month but subject to review from time to time) and all periodic charges
      and expenses (other than those of a capital nature) for the maintenance
      upkeep lighting cleaning operating and servicing of the said premises and
      the installations therein payable under the Deed of Mutual Covenant (if
      any) in respect of the said building and attributable to the said
      premises.

                

        

         

        
          
             

          

          
            2

            
              

            

          

          
             

          

        

        
          	
                   
      

                	
                  (c)

                	
                  To
      keep the interior of the said premises including the drains, pipes,
      electrical installations and wirings, sanitary and water apparatus and the
      windows (but not the outer walls) together with all fixtures and additions
      thereto in complete tenantable repair and conditions throughout the term
      hereby created and without any alterations additions or partitions except
      such as shall be sanctioned in writing by the Landlord and to replace at
      the Tenant’s expense all broken or damaged windows doors and fixtures
      whether the same shall have been broken or damaged by the negligence of
      the Tenant or owing to circumstances beyond the control of the Tenant.
      Provided That the Landlord and not the Tenant shall be responsible for
      replacing all windows doors and fixtures broken or damaged through the
      negligence of the Landlord or the landlord’s servants or
      agents.

                

        

         

        
          	
                   
      

                	
                  (d)

                	
                  Not
      to do or to permit or suffer to be done on the said premises anything
      whereby the insurance of the said premises may be rendered void or
      voidable or the premium increased.

                

        

         

        
          	
                   
      

                	
                  (e)

                	
                  Not
      to assign or sublet or part with the possession of the said premises or
      any part thereof.

                

        

         

        
          	
                   
      

                	
                  (f)

                	
                  To
      use the said premises for INDUSTRIAL purpose
  only.

                

        

         

        
          	
                   
      

                	
                  (g)

                	
                  Not
      to do or permit to be done in upon the said premises or any part thereof;
      anything which may be or become a nuisance annoyance damage or disturbance
      to the Landlord or to other tenants or occupiers of the other floors of
      the said building of which the said premises form part or of the adjacent
      premises or of other property in the neighbourhood or in anywise against
      the law or regulations of Hong
Kong.

                

        

         

        
          	
                   
      

                	
                  (h)

                	
                  To
      carry out and comply with ail ordinances regulations by-laws and rules and
      all notices and requirements of the appropriate Government authorities in
      respect of or affecting or likely to affect the said premises so far as
      the same require anything to be done or not done by the Tenant or the
      occupier of the said premises.

                

        

         

        
          
             

          

          
            3

            
              

            

          

          
             

          

        

        
          	
                   
      

                	
                  (i)

                	
                  Not
      to allow or permit any person to use the said premises overnight as
      sleeping quarters or as domestic premises within the meaning of any
      ordinance for the time being in force relating to the protection of
      tenants nor to allow any person to remain in the said premises overnight
      Provided that with the previous written consent of the Landlord but not
      otherwise the Tenant shall be entitled to permit not more than one
      watchman to remain in the said premises during the night to guard the
      contents thereof.

                

        

         

        
          	
                   
      

                	
                  (j)

                	
                  Not
      to permit or suffer the cooking of food within the said premises or to
      cause or permit any offensive or unusual odour to be produced upon,
      permeate through or emanate from the said
  premises.

                

        

         

        
          	
                   
      

                	
                  (k)

                	
                  To
      restrict the number of workers working or staying in the said premises in
      accordance with Government
Regulations.

                

        

         

        
          	
                   
      

                	
                  (l)

                	
                  To
      obey observe and comply with and perform all the covenants terms and
      provisions in the Deed of Mutual Covenant relating to the said premises
      and to indemnify the Landlord against the breach non-observance or
      non-performance thereof.

                

        

         

        
          	
                   
      

                	
                  (m)

                	
                  Not
      to load into any cargo lift nor suffer or permit to be loaded into any
      cargo lift in the said building a greater weight than such lift is
      permitted to carry and not to use the passenger lifts for the carriage of
      goods and to be wholly responsible for any damage caused by any breach of
      this sub-clause.

                

        

         

        
          	
                   
      

                	
                  (n)

                	
                  Not
      to store or place any goods or install any machinery equipment apparatus
      or other things on or in any part of the said premises which imposes a
      loading or weight on any part of the flooring in excess of that for which
      it is designed or which requires any additional electricity not metered
      through the Tenant’s separate
meter.

                

        

         

        
          
             

          

          
            4

            
              

            

          

          
             

          

        

        
          	
                   
      

                	
                  (o)

                	
                  To
      observe and perform all regulations imposed by the Landlord or the person
      or corporation responsible for the management of the said building
      regarding traffic circulation loading and unloading car parking and
      general use of the common parts of the said building and the surrounding
      areas.

                

        

         

        
          	
                   
      

                	
                  (p)

                	
                  In
      installing any machinery equipment or fitting at the said premises not to
      dig any hole or holes more than 3 inches deep in the concrete floor slab
      thereof and not to do any damage to the said concrete floor
      slab.

                

        

         

        
          	
                   
      

                	
                  (q)

                	
                  To
      mount and equip its machinery with anti-vibration absorbers and
      anti-dumping absorbers and to comply with all directions of the Landlord
      for eliminating and reducing vibrations and dumping produced by the
      operating and running of the machinery installed at the said
      premises.

                

        

         

        
          	
                   
      

                	
                  (r)

                	
                  Not
      to install any furnace, boiler or other plants or equipment in the said
      premises or use any fuel that might in any circumstance produce smoke
      without first obtaining permission in writing from the relevant government
      authorities and the Landlord.

                

        

         

        
          	
                   
      

                	
                  (s)

                	
                  Not
      to put place or otherwise encumber with any dust bins, garbage cans,
      furniture chattels or refuse or store any goods or any other things on the
      loading and unloading spaces on the ground floor or in the common
      entrances, halls, staircases, landings, passages, corridors, lifts and
      other common parts of and in the said building or in the smoke landings
      and passage in or outside the said
premises.

                

        

         

        
          
             

          

          
            5

            
              

            

          

          
             

          

        

        
          
            	
                     
      

                  	
                    (t)

                  	
                    Not
      to use or cause or permit the use of the corridors, staircases or other
      common passages of the said building for the purpose of drying laundry or
      hanging or placing or storing any article or thing thereon or therein and
      not to permit the Tenant’s employees to use the same for loitering or
      eating,

                  
	 	 	 
	 	(u) 	Not
      to keep or store or cause or permit or
      suffer to be kept or stored any arms ammunitions gunpowder
      saltpetre kerosene or other explosive or combustible substance or
      hazardous goods in the said premises or do or cause to be done or suffer
      or permit any act deed matter or thing whatsoever which shall amount to a
      breach or non-observance of the term covenants and conditions under which
      the said premises are held from the Government or contained in any Deed of
      Mutual Covenant (if any).

          

        

         

        
          	
                   
      

                	
                  (v)

                	
                  Not
      to use the said premises or allow the same to be used for any illegal or
      immoral purpose.

                

        

         

        
          	
                   
      

                	
                  (w)

                	
                  Not
      to exhibit or put up any signboard other than the Tenant’s business name
      and the business name(s) of any of its subsidiaries only at such space as
      shall have been previously approved by the
  Landlord.

                

        

         

        
          	
                   
      

                	
                  (x)

                	
                  To
      take all reasonable precautions to protect the interior of the said
      premises against damage by storm or typhoon or heavy downpour of rain. To
      pay the Landlord on demand the cost to be incurred by the Landlord in
      cleaning and clearing any of the drains choked or stopped up owing to the
      careless use by the Tenant.

                

        

         

        
          	
                   
      

                	
                  (y)

                	
                  To
      pay and discharge punctually during the said term all water electricity
      charges rates, government rent and management fee and other outgoings
      (other than those of a capital nature) now or at any time hereafter
      chargeable in respect of the said premises save and except the property
      tax.

                

        

         

        
          
             

          

          
            6

            
              

            

          

          
             

          

        

        
          	
                   
      

                	
                  (z)

                	
                  To
      pay to the Landlord all reasonable expenses (including legal expenses on
      an indemnity basis) incurred by the Landlord in suing for or recovering
      any sum due from the Tenant to the Landlord hereunder or in connection
      with the protection or enforcement of this Tenancy
    Agreement.

                

        

         

        
          	
                   
      

                	
                  (aa)

                	
                  To
      permit the Landlord during 3 months immediately preceding the
      determination of the tenancy to affix and retain without interference upon
      any part of the said premises a notice of reletting the same and during
      the said 3 months to permit person with authority from the Landlord and
      the Landlord’s agent at reasonable times of the day upon appointment made
      to view the said premises.

                

        

         

        
          	
                   
      

                	
                  (ab)

                	
                  To
      permit the Landlord and his agent at all reasonable times to enter and
      view the state of repair of the said premises and forthwith to repair and
      amend any defects of which written notice shall have been given to the
      Tenant or left on the said
premises.

                

        

         

        
          	
                   
      

                	
                  (ac)

                	
                  Should
      the Landlord or his agent find that the repairs for which the Tenant is
      responsible have not been carried out the landlord or his agent shall
      compile a list of such disrepairs and serve written notice on the Tenant
      to carry out works on the said premises as specified in the notice and the
      legal and surveying costs together with all the expenses incidental
      thereto shall be paid by the Tenant PROVIDED THAT should the Tenant refuse
      to carry out the works in the notice so served on him the Landlord or his
      agent may enter the said premises to carry out the said works and the
      costs thereof shall be borne by the
Tenant.

                

        

         

        
          	
                   
      

                	
                  (ad)

                	
                  At
      the expiration or sooner determination of the term hereby created to yield
      up to the Landlord vacant possession of the said premises in good and
      tenantable repair and in their original state and condition, fair wear and
      tear excepted.

                

        

         

        
          
             

          

          
            7

            
              

            

          

          
             

          

        

        
          	
                  4.

                	
                  The
      Landlord hereby agrees with the Tenant as
  follows:

                

        

         

        
          	
                   
      

                	
                  (a)

                	
                  That
      the Tenant paying the rent hereby reserved and performing the terms,
      conditions and stipulations herein contained and on his part to be
      observed and performed shall peacefully hold and enjoy the said premises
      during the said term without any interruption by the landlord or any
      person lawfully claiming under or in trust for
  him.

                

        

         

        
          	
                   
      

                	
                  (b)

                	
                  To
      pay the property tax in respect of the said premises during the said
      term.

                

        

         

        
          	
                  5.

                	
                  Provided
      Always and it is hereby expressly agreed as
  follows:

                

        

         

        
          	
                   
      

                	
                  (a)

                	
                  If
      the rent hereby reserved or any part thereof shall remain unpaid for
      fifteen days after becoming payable (whether legally or formally demanded
      or not) or if the Tenant shall fail or neglect to perform or observe any
      of the terms conditions and stipulations on his part to be performed or
      observed herein contained or if the Tenant shall be wound up either
      voluntarily (save for the purpose of amalgamation or reconstruction) or
      compulsorily or in the case of the Tenant not being a corporation shall
      become bankrupt or make any assignment for the benefit of or enter into
      any arrangement with his creditors either by composition or otherwise or
      the Tenant shall suffer any distress or process of execution to be levied
      on his goods then and in any of the said cases it shall be lawful for the
      Landlord at any time thereafter to re-enter upon the said premises or any
      part thereof in the name of the whole and thereupon this Tenancy Agreement
      shall absolutely determine AND the said sum of HK$40,210.00 so deposited
      as aforesaid shall be forfeited to the Landlord (not as penalty) but
      without prejudice to the Landlord’s right to claim against the Tenant for
      any rental in arrears in respect of the unexpired term of the tenancy
      hereby created and any right of action of the Landlord in respect of any
      breach of the Tenant’s terms, conditions and stipulations herein contained
      and a written notice served by the Landlord on the Tenant or left at the
      said premises or left at his last known address to the effect that the
      Landlord thereby exercises the power of re-entry hereinbefore contained
      shall be a full and sufficient exercise of such power. Without prejudice
      to other rights or remedies available to the Landlord hereunder, if the
      Tenant shall default in paying any of the said rent or other moneys
      payable by the Tenant hereunder; the Landlord shall be entitled to charge,
      and the Tenant shall pay to the Landlord, in addition to the amount due
      from the Tenant, interest on the amount due from the Tenant at the rate of
      one per cent (1%) per month calculated from the due date for payment of
      the said amount to the date of payment thereof together with all legal
      costs and expenses incurred by the Landlord for recovering or attempting
      to recover the same from the Tenant on a full indemnity
    basis.

                

        

         

        
          
             

          

          
            8

            
              

            

          

          
             

          

        

        
          	
                	
                  (b)

                	
                  The
      Tenant hereby further agrees that if any damage is caused to the Landlord
      or to any person whomsoever directly or indirectly through any defective
      or damaged condition of any part of the interior of the said premises the
      Tenant shall be wholly responsible therefor and shall make good the same
      by payment or otherwise and shall fully indemnify the Landlord against all
      claims demands actions and legal proceedings whatsoever made upon the
      Landlord by any person in respect thereof and for the purpose of these
      presents any act default or omission of the agents or servants of the
      Tenant or the Tenant’s vistors shall be deemed to be the act default or
      omission of the Tenant.

                

        

         

        
          
             

          

          
            9

            
              

            

          

          
             

          

        

        
          	
                   
      

                	
                  (c)

                	
                  In
      case the said premises or any part thereof shall at any time during the
      said term be destroyed or damaged by fire, typhoon, earthquake or white
      ants, Acts of God, force majeure or any other cause whatsoever beyond the
      control of the Landlord or if the said premises should be declared as a
      dangerous building by the Building Authority and not attributable to any
      act or default of the Tenant so as to be rendered unfit for use or
      occupation the Landlord shall with all convenient speed repair and
      reinstate the same and in any of the events and so often as the same shall
      happen the rent hereby reserved or a fair proportion thereof according to
      the nature and extent of the damage sustained shall be suspended until the
      said premises shall be again rendered fit for use Provided Always that the
      Landlord shall not be required to reinstate the said premises if by reason
      of the condition of the said premises or any local regulations or other
      circumstances beyond the control of the Landlord it is not practicable or
      reasonable so to do.

                

        

         

        
          	
                   
      

                	
                  (d)

                	
                  Any
      notice required to be served hereunder shall be sufficiently served on the
      Landlord if delivered to him by registered post at his last known address
      in Hong Kong and on the Tenant if delivered to him by registered post or
      left addressed to the Tenant at the said premises. A notice sent by post
      shall be deemed to be given at the time when in due course of post it
      would be delivered at the address to which it is
  sent.

                

        

         

        
          	
                   
      

                	
                  (e)

                	
                  For
      the purpose of these presents any act default or omission of the agents
      and servants of the Tenant shall be deemed to be the act default or
      omission of the Tenant.

                

        

         

        
          	
                   
      

                	
                  (f)

                	
                  For
      the purpose of Part III of the Landlord and Tenant (Consolidation)
      Ordinance, Chapter 7 and for the purpose of these presents the rent in
      respect of the said premises shall be deemed to be in arrear if not paid
      in advance at the time stipulated by paragraph 1
  hereof.

                

        

         

        
          
             

          

          
            10

            
              

            

          

          
             

          

        

        
          	
                   
      

                	
                  (g)

                	
                  The
      Tenant shall under any circumstances deliver up vacant possession of the
      said premises to the Landlord at the expiration or sooner determination of
      the term hereby created.

                

        

         

        
          	
                   
      

                	
                  (h)

                	
                  The
      Tenant hereby expressly agrees that the said building is an entirely new
      building within the meaning of Section 3(l)(a) of the Landlord and Tenant
      (Consolidation) Ordinance.

                

        

         

        
          	
                   
      

                	
                  (i)

                	
                  The.
      Tenant hereby expressly declares that he has paid no premium, construction
      fee, key money or other sum of money of a similar nature to the Landlord
      or other person or persons authorised by the Landlord for the possession
      of the said premises or for the granting of this
  Agreement.

                

        

         

        
          	
                   
      

                	
                  (j)

                	
                  It
      is hereby expressly agreed that acceptance of rent by the Landlord shall
      not be deemed to operate as waiver by the Landlord of any right to proceed
      against the Tenant in respect of any breach non-observance or
      non-performance of the said covenants, agreement, stipulations terms and
      conditions herein contained and on the Tenant’s part to be observed and
      performed.

                

        

         

        
          	
                   
      

                	
                  (k)

                	
                  The
      said premises are let on an “as-is” basis and no warranty is made in
      respect of the physical state and condition of the said premises and the
      building of which the said premises form
part.

                

        

         

        
          	
                   
      

                	
                  (l)

                	
                  All
      costs of and incidental to the preparation completion and stamping of this
      Agreement shall be borne and paid by the parties hereto in equal
      share.

                

        

         

        
          	
                   
      

                	
                  (m)

                	
                  It
      is declared that Messrs. Lau, Wong & Chan are the solicitors for the
      Landlord in the preparation of the this Agreement and the Tenant shall
      seek independent legal advice on the terms of the this Agreement for its
      own protection.

                

        

         

        
          
             

          

          
            11

            
              

            

          

          
             

          

        

        6.          
Notwithstanding anything hereinbefore contained to the contrary, the Tenant is
aware of the fact that the name of consumer for water and electricity supplied
to the said premises is that of the Landlord. Despite the aforesaid, the Tenant
hereby agrees with the Landlord that the Tenant will not at any time during the
continuance of this Tenancy Agreement apply to the Water Authority and
Electricity Company for the change of name of consumer for water and electricity
supplied to the said premises.  For the avoidance of doubt the Tenant
shall be solely liable to pay to the said Water Authority and Electricity
Company all fees and charges for such supply of water and electricity to the
said premises and utilized by the Tenant during the term created by this Tenant
Agreement.

        

        IT IS
HEREBY DECLARED that for the purpose of interpretation of this Agreement if the
context permits or requires words denoting persons shall include corporations
and firms; words denoting the masculine gender shall include the feminine gender
and the neuter gender; and words denoting the singular number shall include the
plural number and vice versa.

        

        AS
WITNESS the hands of the parties hereto the day and year first above
written.

        
          
             

          

          
            12

            
              

            

          

          
             

          

        

        

        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          	
                                                  SIGNED
      by Kenneth Lo Lok

                                                	
                                                  )

                                                	
                                                  For
      and on behalf of

                                                	 
	
                                                   

                                                	
                                                  )

                                                	ADCOCK
      INVESTMENT CO., LTD.	 
	
                                                  
                                                    Fung,
      one of its directors,

                                                  

                                                	
                                                  )

                                                	 
      	 
	
                                                   

                                                	
                                                  )

                                                	
                                                  /s/
      Kenneth Lo Lok Fung

                                                	  
      
	
                                                  for
      and on behalf of the Landlord

                                                	)	
                                                  Authorised
      Signature

                                                	 
	 	)	 	 
	
                                                  whose
      signature is verified by:

                                                	)	 	 

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

              

            

          

        

        

        
          
            
              
                
                  
                    
                      
                        
                          	
                                  Dr
      Chan Kam Ho

                                	 
      	 
      	 
	
                                  Solicitor,
      Hong Kong SAR

                                	 
      	 
      	 
	
                                  Lau,
      Wong & Chan

                                	 
      	 
      	 
	 
      	 
      	 
      	 
	
                                  SIGNED
      by Ning Ho Leung,

                                	
                                  )

                                	
                                  For
      and on behalf of

                                	 
	 
      	
                                  )

                                	
                                  
                                    

                                  

                                	 
	
                                  one
      of its directors, for and on behalf

                                	
                                  )

                                	
                                  SUN
      LINE INDUSTRIAL LIMITED

                                	 
	 
      	
                                  )

                                	 
      	 
	
                                  of
      the Tenant in the presence of:

                                	)	
                                  /s/ Ning
      Ho Leung

                                	 
	 	
                                   

                                	
                                  Authorized
      Signature(s)

                                	 
      

                        

                      

                    

                  

                

              

            

          

        

         

        

        
          
             

          

          
            13

            
              

            

          

          
             

          

        

        

        
          
            
              
                
                  
                    
                      
                        
                          
                            
                              	
                                      RECEIVED
      on the day and year first

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      above
      written of and from the Tenant the sum of

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      HONG
      KONG DOLLARS FORTY
      THOUSAND            

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      TWO
      HUNDRED AND TEN ONLY

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      (the
      same being transferred from the deposit of

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      HK$40,210.00
      paid under the previous Tenancy

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      Agreement
      dated 18th March 2008 in respect of

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      the
      said premises made between the same parties

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      hereto)
      being the deposit money above expressed

                                    	
                                      )

                                    
	 	
                                      ) 

                                    
	
                                      to
      be paid by the Tenant to the Landlord.

                                    	
                                      )HK$40,210.00

                                    

                            

                          

                        

                      

                    

                  

                

              

            

          

        

         

        
          
            
              
                	 
      	
                        For
      and on behalf of

                      
	 
      	
                        ADCOCK
      INVESTMENT CO., LTD.

                      
	 
      	 
      
	 
      	
                        
                          /s/
      Kenneth Lo Lok Fung

                        

                      
	 
      	
                        Authorized
      Signature

                      

              

            

          

        

         

        
          
             

          

          
            14

            
              

            

          

          
             

          

        

         

        
          
            
              
                	 	
                        Dated
      the 4th day of
      March 2010

                      
	 	 
      
	 	
                        ADCOCK
      INVESTMENT COMPANY LIMITED

                      
	 	 
      
	 	
                        and

                      
	 	 
      
	 	
                        SUN
      LINE INDUSTRIAL LIMITED

                      
	 	 
      
	 	
                        *****************************************

                      
	 	 
      
	 	
                        TENANCY
      AGREEMENT

                      
	 	 
      
	 	
                        of

                      
	 	 
      
	 	
                        Workshop
      Unit 1A on the 4th Floor of Hoi Luen

                      
	 	
                        Industrial
      Centre, No.55 Hoi Yuen Road, Kwun

                      
	 	
                        Tong,
      Kowloon.

                      
	 	 
      
	 	
                        Term

                      	
                        :

                      	
                        2
      years commencing on 1/3/2010

                      
	 	 
      	 
      	
                        and
      expiring on 28/2/2012

                      
	 	 
      	 
      	 
      
	 	
                        Rent

                      	
                        :

                      	
                        HK$18,222.00
      per month

                      
	 	 
      	 
      	
                        exclusive
      of rates, government rent

                      
	 	 
      	 
      	
                        and
      management fee

                      
	 	 	 	 
	 	
                        Deposit

                      	
                        :

                      	
                        HK$40,210.00

                      
	 	 
      	 
      	 
      
	 	
                        *****************************************

                      
	 	 
      	 
      	 
      
	 	
                        MESSRS.
      LAU, WONG & CHAN

                      
	 	
                        SOLICITORS
      & NOTARIES

                      
	 	
                        18TH
      FLOOR

                      
	 	
                        WORLD
      TRUST TOWER

                      
	 	
                        50
      STANLEY STREET, CENTRAL

                      
	 	
                        HONGKONG

                      
	 	 
      
	 	
                        Ref:
      GC/50763/2010/DER/ll

                      
	 	
                        Dis:
      f:\users\lybIok\ta\ta-ind.doc47425
50763HOI

                      

              

               

              
                
                   

                

                
                   

                  
                    

                  

                

                
                   

                

              

               

              
                Dated the
                              day
of                               2010

                 

                AITKEN,
VANSON & COMPANY LIMITED

                 

                And

                 

                SUN
LINE INDUSTRIAL LIMITED

                 

                  
                    

                  

                   

                

                TENANCY
AGREEMENT

                 

                OF

                

                UNIT
2101, 21/F

                 

                AITKEN
VANSON CENTRE

                 

                
                  
                    

                  

                

                
                  
                     

                  

                  
                    
                    

                    
                      

                    

                  

                  
                     

                  

                

                

                
                  
                    
                      	
                              THIS
      AGREEMENT

                            	
                              is
      made the 10 day of March Two
      Thousand And Ten

                            
	 
      	 
      
	
                              Parties

                            	
                              BETWEEN
      the parties more particularly described and set out in the First Schedule
      hereto.

                            
	 
      	 
      
	 
      	
                              WHEREBY
      IT IS AGREED as follows:

                            
	 
      	 
      
	
                              
                                Description
      of

                                premises, term
      and

                                rent

                              

                            	
                              
                                1.    The
      Landlord shall let and the Tenant shall take on an “as is” basis ALL THAT
      the premises more particularly described and set out in the Second
      Schedule hereto (hereinafter referred to as “the said premises”) forming
      part of the messuage erections and building known as AITKEN VANSON CENTRE
      (hereinafter referred to as “the said Building”) erected on ALL THAT piece
      or parcel of ground situate lying and being at No. 61 Hoi Yuen Road, Kwun
      Tong, Kowloon, Hong Kong and registered in the Land Registry as KWUN TONG
      INLAND LOT No. 354 (hereinafter referred to as “the said Land”) TOGETHER
      with the right in common with the Landlord and all others having the like
      right to use and enjoy all entrances, lift hall, staircases, landings,
      passages and lavatories in the said Building in so far as the same are
      necessary for the proper use and enjoyment of the said premises AND ALSO
      TOGETHER with the right in common as aforesaid to use and enjoy all lifts
      and central air-conditioning and heating services (if any) intended for
      common use and provided and installed in the said Building whenever the
      same shall be operating for the term and at the rent more particularly
      described and set out in the Third Schedule
  hereto.

                              

                            

                    

                  

                

                 

                
                  
                     

                  

                  
                    1

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      	
                              Deposit

                            	
                              2.    The
      Tenant shall on the signing of this Agreement deposit to the Landlord the
      sum more particularly described and set out in the Third Schedule hereto
      (hereinafter referred to as “the said deposit”) to secure the due
      performance and observance of the agreements stipulations and conditions
      herein contained and on the part of the Tenant to be observed and
      performed. At the expiration or sooner determination of this Agreement if
      the Tenant shall have paid all rent and air-conditioning and management
      charges and other sums payable hereunder and if there shall be no breach
      non-observance or non-performance of any of the agreements stipulations or
      conditions herein contained on the Tenant’s part to be observed and
      performed the Landlord shall refund to the Tenant the said deposit within
      twenty-one (21) days after delivery of vacant possession of the said
      premises to the Landlord but without any interest thereon but if there
      shall be any rent or air-conditioning and management charges or other sums
      payable hereunder in arrears the Landlord shall be entitled to apply the
      said deposit towards payment of such arrears and if there shall be breach
      non-observance or non-performance of any of the agreements stipulations or
      conditions herein contained on the Tenant’s part to be observed and
      performed the Landlord shall be entitled to apply the said deposit or such
      part or parts thereof towards remedying such breach (in so far as this may
      be possible) in which event the Tenant shall within seven (7) days of a
      written demand by the Landlord as a condition precedent to the
      continuation of the tenancy hereby created deposit with the Landlord the
      amount by which the said deposit may have been reduced (a certificate
      issued by the Landlord in this connection shall be conclusive and binding
      upon the Tenant save for manifest errors) and if the Tenant shall fail so
      to do the Landlord shall forthwith be entitled to forfeit the tenancy
      hereby created and to re-enter on the said premises or any part of parts
      thereof and to recover possession of the said premises and to determine
      this Agreement in which event the Landlord shall be entitled to deduct
      sums sufficient to compensate the Landlord for all losses costs and
      expenses suffered as a result thereof from the said deposit without
      prejudice to any other right or remedy of the Landlord hereunder. In no
      event however shall the Tenant be entitled to treat payment of the said
      deposit as payment of the rent or the air-conditioning and management
      charges or other charges or fees or sums payable
  hereunder.

                            
	 
      	 
      
	
                              Tenant’s
      obligations

                            	
                              3.   
      The Tenant to the intent that the obligations hereunder shall continue
      throughout the term hereby agrees with the Landlord as
      follows:-

                            
	 
      	 
      	 
      	 
      
	
                              To
      pay rent

                            	 
      	
                              (a)

                            	
                              To
      pay the rent on the days and in the manner herein provided for payment
      thereof.

                            
	 	 	 	 
	
                              To
      pay government

                              rent,
      rates, tax etc

                            	 
      	
                              (b)

                            	
                              To
      pay and discharge punctually all government rent, rates, taxes,
      assessments, duties, charges, impositions and outgoings of an annual or
      recurring nature now or hereafter to be assessed, imposed charged or
      levied by the Government of the Hong Kong Special Administrative Region
      (hereinafter referred to as “Government of HKSAR”) or other lawful
      authority upon the said premises or upon the owner or occupier thereof
      (Property Tax and expenses of a capital or non-recurring nature alone
      excepted). The Tenant shall unless the Landlord otherwise directs pay all
      rates imposed on the said premises in the first place to the Landlord or
      to the manager charged with the management of the said Building during the
      term of the tenancy (hereinafter referred to as “the Manager”) as the
      Landlord may so direct in writing and the Landlord or the Manager (as the
      case may be) shall settle the same with the Government of HKSAR and in the
      event of the said premises not yet having been assessed to rates the
      Tenant shall pay to the Landlord (or to the Manager as the Landlord may so
      direct in writing) a sum equal to 3% on the basis of a notional rateable
      value of the said premises calculated as the aggregate of twelve months’
      rent payable by the Tenant on account of the Tenant’s liability under this
      Clause which sum shall be payable on a monthly basis in advance and any
      overpayment or underpayment by the Tenant shall be adjusted when the said
      premises have been assessed to rates. Likewise, the Tenant shall unless
      the Landlord otherwise directs pay all government rent in the first place
      to the Landlord or the Manager as the Landlord may so direct in writing
      and the Landlord or the Manager (as the case may be) shall settle the same
      with Government of HKSAR and in the event of such Government rent not yet
      having been assessed the Tenant shall pay to the Landlord or the Manager
      as the Landlord may so direct in writing, a sum equivalent to 3% of the
      notional rateable value of the said premises calculated as the aggregate
      of twelve months’ rent payable by the Tenant which sum shall be payable on
      a monthly basis in advance and any overpayment or underpayment by the
      Tenant shall be adjusted when such Government rent has been
      assessed.

                            

                    

                  

                

                 

                
                  
                     

                  

                  
                    2

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            To
      pay service

                            charges
      and

                            deposits

                          	
                            (c)

                          	
                            To
      pay and discharge punctually during the term all deposits and charges for
      gas, water, electricity, telephone and other services whatsoever now or at
      any time hereafter consumed by the Tenant and chargeable in respect of the
      said premises and to pay and discharge all necessary deposits for the
      supply of gas, water, electricity, telephone and other services for the
      common area and the common service facilities of the said Building when
      required and to comply with all requirements of the gas, water,
      electricity, telephone and other services authorities or suppliers
      relating to the use of such services or the fitting out of the said
      premises by the Tenant Provided That if there shall be more than one
      tenant to share the use of one gas, water or electricity meter (as the
      case may be) then the charges for the supply of gas, water or electricity
      (as the case may be) to such tenants shall be shared and paid by the said
      tenants in proportion.

                          

                  

                

                
                  
                     

                  

                  
                    3

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      	
                              To
      pay air-

                              conditioning
      and

                              management

                              charges

                            	
                              (d)

                            	
                              (i)

                            	
                              To
      pay to the Landlord punctually during the term such monthly contribution
      towards the costs, charges and expenses for the maintenance and supply of
      air-conditioning and management services or otherwise as shall be required
      by the Landlord.

                            
	 	 	 	 
	
                              Adjustment
      of air-

                              conditioning
      the

                              and
      management

                              charges

                            	 
      	
                              (ii)

                            	
                              If
      at any time during the term the operating cost relative to the supply of
      the air-conditioning and services or otherwise shall have risen the
      Landlord shall have right from time to time to increase the
      air-conditioning and management charges in proportion to the said increase
      whose assessment shall be conclusive.

                            
	 
      	 
      	 
      
	
                              Normal
      business

                              hours
      and operating

                              hours
      of air-

                              conditioning

                            	 
      	
                              (iii)

                            	
                              To
      follow the normal business hours of the said Building. The normal business
      hours of the said Building means the hours other than on Sundays and
      public holiday between 8:00 a.m. and 8:00 p.m. on each Monday to Friday
      which is not a public holiday and between 8:00a.m. and 3:00p.m. on each
      Saturday which is not a public holiday. The Landlord reserves the right to
      alter or amend the said business hours from time to time and to such
      extent as the Landlord shall in its discretion deem appropriate or
      necessary. The Landlord also reserves the right to change the operating
      hours of the central air-conditioning system of and in the said Building.
      Unless and until otherwise changed the operating hours of such
      air-conditioning shall be the same as the said business
    hours.

                            
	 
      	 
      	 
      
	
                              Extra
      air-

                              conditioning

                              charges
      for

                              extended
      hours of

                              air-conditioning

                            	 
      	
                              (iv)

                            	
                              Should
      the Tenant require the operating hours of the air-conditioning be
      extended, the Tenant shall give written notice reasonably in advance to
      the Manager for the necessary arrangement and shall pay to the Landlord
      such extra and additional charges at such hourly rate or monthly
      contribution as shall be determined by the Landlord from time to time for
      the supply of extended hours of air-conditioning. For the avoidance of
      doubt, neither the Landlord nor the Manager gives any representation
      and/or warranty that any extended hours of air-conditioning can be
      arranged upon a request by the Tenant.

                            
	 
      	 
      	 
      
	
                              To
      submit fit out

                              plans
      for approval

                            	
                              (e)

                            	
                              (i)

                            	
                              The
      Tenant shall within fourteen (14) days upon receipt of the Fit Out Guide
      in respect of the said Building at its own cost and expense prepare and
      submit fit out plans and specifications to the Landlord and the Manager
      for their approval. Failure of the Tenant to submit the fit out plans and
      specifications within the prescribed time for approval shall not entitle
      the Tenant to any extension of the commencement date of the tenancy hereby
      created nor to any extension of the payment of the rent or
      air-conditioning and management charges payable by the Tenant
      hereunder.

                            

                    

                  

                

                 

                
                  
                     

                  

                  
                    4

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            To
      fit out in

                            accordance
      with

                            approved
      fit out

                            plans

                          	 
      	
                            (ii)

                          	
                            To
      fit out the said premises at the Tenant’s expense in accordance with such
      fit out plans and specifications as shall have been first submitted to and
      approved in writing by the Landlord and the Manager in a good and proper
      workmanlike fashion and in all respects in a style and manner appropriate
      to a first class industrial/office building and so to maintain the same
      throughout the term in good repair and condition to the satisfaction of
      the Landlord and the Manager. In the event of such approval being
      requested, it shall be a condition precedent to the granting thereof that
      the Tenant shall pay to the Landlord and the Manager all fees and costs
      incurred by the Landlord and the Manager in employing architects,
      engineers, professionals, specialist and/or consultants to vet examine and
      scrutinise such fit out plans and specifications. Such approval from the
      Landlord and the Manager shall in no event relieve the Tenant from the
      responsibility to obtain all necessary permits and licences pertaining to
      the fitting out works and the Tenant shall give all notices required and
      shall comply with all Ordinances, rules, regulations and all regulations
      and by-laws of any public utility company or authority. The Tenant shall
      not cause or permit to be made any variations to the approved fit out
      plans and specifications or to the interior design or layout of the said
      premises without the prior approval in writing of the Landlord and the
      Manager.

                          
	 
      	 
      	 
      	 
      
	
                            To
      comply with the

                            terms
      and

                            conditions
      of fitting

                            out

                          	 
      	
                            (iii)

                          	
                            To
      comply with the terms and conditions as set out in the Fourth Schedule
      hereto which may be revoked or amended by the Landlord or Manager at any
      time and from time to time.

                          
	 
      	 
      	 
      	 
      
	
                            Floor-loading

                          	
                            (f)

                          	
                            (i)

                          	
                            Not
      to place on or in any part of the said premises any machinery, goods,
      materials, or merchandise which may cause the maximum floor
      loading-bearing capacity therefor to be exceeded or do anything on the
      said premises or any part or parts thereof whereby excessive noise,
      vibration or resonance or other form of excessive disturbance or annoyance
      is created so as to give reasonable cause for complaint to the Landlord or
      any other persons in or outside the said
  Building.

                          

                  

                

                 

                
                  
                     

                  

                  
                    5

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            Installation
      of

                            machinery

                          	 
      	
                            (ii)

                          	
                            Not
      to install any machinery in the said premises or any part or parts thereof
      before submitting for the approval of the Landlord and the Manager full
      particulars and information regarding such machinery (particularly as to
      the type and weight thereof) intended to be installed in the said premises
      together with a general layout plan of the said premises showing the
      actual position at which such machinery is intended to be installed, and
      obtaining approval of the Landlord and the Manager therefor. In granting
      any such approval (which may be granted with such condition or conditions
      as the Landlord and/or the Manager may in its/their reasonable opinion
      deem fit), it shall be a condition precedent to the granting thereof that
      the Tenant shall pay to the Landlord and the Manager all fees and costs
      incurred by the Landlord and the Manager in employing professional(s) to
      examine and give such approval.

                          
	 
      	 
      	 
      	 
      
	
                            Absorbers

                          	 
      	
                            (iii)

                          	
                            Not
      to mount and equip any machinery (particularly machinery with horizontal
      reciprocating action) in the said premises or any part or parts thereof
      without anti-vibration absorbers and anti-dumping absorbers of such types
      and design as shall be approved in writing by the Landlord and the
      Manager. In granting any such approval (which may be granted with such
      condition or conditions as the Landlord and/or the Manager may in
      its/their reasonable opinion deem fit), it shall be a condition precedent
      to the granting thereof that the Tenant shall pay to the Landlord and
      Manager all fees and costs incurred by the Landlord and the Manager in
      employing professional(s) to examine and give such
    approval.

                          
	 
      	 
      	 
      
	
                            Covenants
      for repair

                          	
                            (g)

                          	
                            At
      the expense of the Tenant to keep the interior of the said premises
      including but not limited to the flooring or interior plaster or other
      finishes or rendering to walls, floors and ceilings and the Landlord’s
      fixtures and fittings therein and all additions thereto including all
      doors, windows, air-conditioning fancoils, electrical installations and
      wirings, toilet equipments, ventilators, fire-fighting equipments, flush
      system apparatus and water apparatus in good repair and condition to the
      satisfaction of the Landlord and sufficiently preserve repair and maintain
      the same and to deliver up the same to the Landlord at the expiration or
      sooner determination of the term in like condition. In particular, but
      without in any way limiting the
foregoing:

                          

                  

                

                
                  
                     

                  

                  
                    6

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            To
      pay cost of

                            replacing
      broken

                            windows
      etc.

                          	 
      	
                            (i)

                          	
                            To
      pay or reimburse the Landlord the cost of replacing all broken or damaged
      windows or glass of the said premises (or elsewhere if used exclusively by
      the Tenant) whether the same be broken or damaged by the negligence of the
      Tenant or owing to circumstances beyond the control of the
      Tenant.

                          
	 
      	 
      	 
      	 
      
	
                            To
      install repair or

                            replace
      electrical

                            wirings

                          	 
      	
                            (ii)

                          	
                            To
      repair or replace if so required by the appropriate company or authority
      under the terms of the Electricity Ordinance or any statutory modification
      or re-enactment thereof or any Regulations made thereunder all the
      electricity wiring installations and fittings within the said premises and
      the wiring from the Tenant’s meter or meters to and within the
      same.

                          
	 
      	 
      	 
      	 
      
	
                            To
      keep sanitary

                            apparatus
      in good

                            repair
      and condition

                          	 
      	
                            (iii)

                          	
                            At
      the expense of the Tenant to keep the water tanks, drains, pipes, toilets,
      lavatories, sanitary or plumbing apparatus and other water apparatus
      (hereinafter collectively referred to as “the Sanitary Apparatus”) used
      exclusively by the Tenant and its servants, employees, agents, invitees,
      licensees and customers in good, clean and tenantable repair and condition
      to the satisfaction of the Landlord and in accordance with the regulations
      or by-laws of all Public Health and other Government authorities concerned
      and to pay to the Landlord on demand clearing repairing or replacing any
      of the Sanitary Apparatus choked impeded blocked or stopped owing to the
      careless or improper use or neglect by the Tenant or any of its servants,
      employees, agents, invitees, licensees or customers.

                          
	 
      	 
      	 
      	 
      
	
                            To
      pay cost of

                            replacing
      light

                            bulbs

                          	 
      	
                            (iv)

                          	
                            To
      reimburse to the Landlord the cost of replacing any damaged, broken,
      defective or burned out electric light bulbs, tubes and globes in the said
      premises which are provided by the Landlord.

                          
	 
      	 
      	 
      	 
      
	
                            To
      be responsible

                            for
      any loss or

                            damage
      caused to

                            any
      property or any

                            person

                          	 
      	
                            (v)

                          	
                            To
      be wholly responsible for any damage or injury caused to any person
      whomsoever directly or indirectly through the defective or damaged
      condition of any part of the interior of the said premises or any fixtures
      or fittings therein for the repair of which the Tenant is responsible
      hereunder or in any way owing to the spread of fire or smoke or the
      overflow of water from the said premises or any part thereof or through
      the act default or neglect of the Tenant its servants agents licensees or
      customers and to make good the same by payment or otherwise and to
      indemnify the Landlord against all costs claims demands actions and legal
      proceedings whatsoever made upon the Landlord by any person in respect of
      any such loss damage or injury and all costs and expenses incidental
      thereto, and to effect adequate insurance cover in respect of such
      risks.

                          

                  

                
 

                
                  
                     

                  

                  
                    7

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            To
      protect interior

                            form
      storm or

                            typhoon

                          	 
      	
                            (vi)

                          	
                            To
      take all reasonable precautions to protect the interior of the said
      premises from storm or typhoon damage and in the event of such damage
      being incurred to repair the damage or restore the said premises to a
      proper state and condition in accordance with the covenants for repair
      contained in this Clause 3(g).

                          
	 
      	 
      	 
      	 
      
	
                            Employ
      cleaning

                            contractor

                          	
                            (h)

                          	
                            (i)

                          	
                            The
      Tenant shall employ their own staff or a cleaning contractor nominated by
      the Landlord or the Manager at its own expense for the cleaning of the
      said premises.

                          
	 
      	 
      	 
      	 
      
	
                            To
      be responsible

                            for
      removal of

                            garbage
      and refuse

                          	 
      	
                            (ii)

                          	
                            The
      cleaning contractor shall be responsible for the removal and disposal of
      all garbage or refuse each day from the said premises to such location as
      shall be specified by the Landlord and/or the Manager in the manner and
      subject to such reasonable rules and regulations prescribed by the
      Landlord and/or the Manager from time to time and until such time as such
      garbage or refuse is removed from the said Building to keep within the
      said premises the same securely sealed in containers of a design as
      specified by the Landlord and/or the Manager from time to
      time.

                          
	 
      	 
      	 
      	 
      
	
                            To
      co-operate with

                            cleaning
      contractor

                            and
      other

                          	 
      	
                            (iii)

                          	
                            To
      render full co-operation to the cleaning contractor and tenants or
      occupiers of the other parts of the said Building with a view to keep the
      said premises and the said Building at all times in a neat and tidy
      condition.

                          
	 
      	 
      	 
      	 
      
	
                            To
      pay the cost of

                            affixing
      or

                            replacing
      tenant’s

                            name
      on the

                            directory
      board

                          	 
      	
                            (i)

                          	
                            To
      pay or reimburse to the Landlord or its agents immediately upon demand the
      cost of affixing, repairing, altering or replacing as may be necessary the
      Tenant’s name on the Directory Board (if any) provided by the Landlord
      and/or the Manager. The Tenant’s name so appearing on the Directory Board
      in English and Chinese in uniform lettering and characters designed by the
      Landlord and/or the Manager shall strictly be in accordance with that
      appearing in this Agreement or its trading name(s) with or without its
      registered trade mark or logo subject to the Tenant’s request unless prior
      written consent to name otherwise has first been obtained from the
      Landlord. The Tenant shall in the event of the Tenant changing its name,
      notify the Landlord at least seven (7) days prior to such change of
      name.

                          

                  

                

                
                  
                     

                  

                  
                    8

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            To
      ensure security

                            equipment
      in good

                            order

                          	 
      	
                            (j)

                          	
                            To
      ensure at all times that all fire alarms, fire fighting equipments and
      other equipments for security purpose provided by the Landlord shall not
      be disrupted, interrupted, damaged or caused to be defective through the
      act, default or neglect of the Tenant or any of its servants, employees,
      agents, invitees, licensees or customers.

                          
	 
      	 
      	 
      	 
      
	
                            To
      permit Landlord

                            to
      enter and view

                          	
                            (k)

                          	
                            (i)

                          	
                            To
      permit the Landlord its agents and all persons authorised by it with or
      without workmen or others and with or without appliances at all reasonable
      times to enter upon the said premises to view the condition thereof and
      upon prior notice to the Tenant to take inventories of the fixtures and
      fittings of the Landlord therein and to carry out any work or repair
      required to be done provided that in the event of an emergency the
      Landlord its servants or agents may enter without notice and forcibly if
      the Landlord deems necessary.

                          
	 
      	 
      	 
      	 
      
	
                            To
      permit Landlord

                            to
      take prospective

                            tenants
      or

                            purchasers
      to view

                          	 
      	
                            (ii)

                          	
                            During
      the three months immediately preceding the expiration of the term hereby
      granted the Landlord or its authorized agents shall be at liberty to take
      prospective tenants new purchasers to view the interior of the said
      premises and to display an advertisement outside the said premises
      offering the said premises for letting or sale.

                          
	 
      	 
      	 
      	 
      
	
                            To
      execute repairs

                            on
      receipt of notices

                          	
                            (1)

                          	
                            (i)

                          	
                            On
      receipt of any notice from the Landlord or its authorized agents
      specifying any works or repairs to be done and the time in which they are
      to be done and which are the responsibility of the Tenant hereunder,
      forthwith to comply with such
notice.

                          

                  

                

                
                  
                     

                  

                  
                    9

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      	
                              To
      permit Landlord

                              to
      repair and make

                              good
      the premises

                            	 
      	
                              (ii)

                            	
                              If
      the Tenant shall fail within fourteen (14) days of such notice, of such
      shorter period as shall be appropriate in case of emergency, to proceed to
      commence and then to continue diligently and expeditiously to comply with
      such notice in all respects or if the Tenant shall at any time make
      default in the performance of any of the agreements stipulations and
      conditions herein contained for or in relating to the repair decoration
      preservation protection or maintenance of the said premises or any part or
      parts thereof it shall be lawful for the Landlord and all persons
      authorized by the Landlord including but not limited to its agents,
      servants and workmen to enter upon the said premises and to carry’ out all
      or any of the works referred to in such notice and the cost of so doing
      and all expenses incurred thereby shall be paid by the Tenant to the
      Landlord on demand and shall forthwith be recoverable by the Landlord as
      debt by action Provided That if the Tenant shall fail to pay such debt
      within fifteen (15) days,
      the Landlord shall in addition be entitled to charge interest thereon but
      no such entry’ repair decoration preservation protection or maintenance
      shall prejudice the Landlord’s right of re-entry’ and forfeiture
      hereinafter contained.

                            
	 
      	 
      	 
      	 
      
	
                              To
      inform Landlord

                              of
      damage or

                              accident

                            	(m)	
                              To
      give notice in writing to the Landlord or its authorized agents as soon as
      practicable after the Tenant shall have become aware of any accident or of
      any damage caused or that may be caused to the said premises, the fixtures
      or fittings provided therein by the Landlord, the water pipes, the said
      Building or any persons thereon and of any defects or want of repair
      thereof.

                            
	 
      	 
      	 
      	 
      
	
                              To
      comply with the

                              Fit
      Out Guide,

                              DMC
      and House

                              Rule

                            	
                              (n)

                            	
                              (i)

                            	
                              To
      obey and comply strictly with the provisions of the Fit Out Guide, Deed of
      Mutual Covenant (if any) and House Rules and to pay the Fit Out Deposit as
      the Manager may from time to time determine and to conduct the business of
      the Tenant in such manner as to prejudice the goodwill and reputation of
      the said Building as a first class industrial/office
    building

                            
	 
      	 
      	 
      	 
      
	
                              To
      obey and comply

                              with
      all notices and

                              announcement

                              made
      by Landlord

                              or
      Manager

                            	 
      	
                              (ii)

                            	
                              To
      obey and comply with such rules, regulations or requirements stated in
      notices or announcements as may from time to time be made imposed adopted
      introduced or amended by the Landlord and/or the Manager and/or its agents
      in respect of the said
Building.

                            

                    

                  

                

                
                  
                     

                  

                  
                    10

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      	
                              To
      comply with all

                              ordinances
      etc.

                            	
                              (o)

                            	
                              To
      obey and comply with and to keep the Landlord indemnified against the
      breach of all Ordinances, regulations, by-laws, rules, requirements,
      directions and orders of any government or other competent authority
      relating to the use of and the conduct and carrying on of the Tenant’s
      business in the said premises as specified in the Fifth Schedule hereto or
      to any other act, deed, matter or thing done, permitted, suffered or
      omitted therein or thereon by the Tenant or any servant, employee, agent,
      invitee, licensee or customer of the Tenant and to notify the Landlord
      forthwith in writing of any notice received from the Manager or any
      statutory or public authority concerning or in respect of a possible
      breach of this Clause 3(o).

                            
	 
      	 
      	 
      
	
                              To
      be responsible

                              for
      contractors

                              servants,
      agents and

                              licensees

                            	
                              (p)

                            	
                              (i)

                            	
                              To
      be responsible to the Landlord for the acts, neglects, defaults and
      omissions of all contractors, servants, employees, agents, invitees,
      licensees or customers of the Tenant as if they were the acts, neglects
      defaults and omissions of the Tenant and for the purposes of this
      Agreement “licensee” shall include any person present in, using or
      visiting the said premises with the consent of the Tenant expressed or
      implied.

                            
	 
      	 
      	 
      	 
      
	
                              To
      indemnify the

                              Landlord
      against all

                              actions
      etc.

                            	 
      	
                              (ii)

                            	
                              To
      indemnify and keep the Landlord indemnified from and against all actions,
      proceedings, claims and demands whatsoever brought or made by the tenants
      and occupiers of the other parts of the said Building and any third party
      and all costs and expenses (including legal costs on a full indemnity
      basis) incurred by the Landlord thereby arising in respect of any act or
      liability caused by or arising from the act, breach of duty, neglect or
      default (irrespective of whether wilful or not)of the Tenant or any of its
      contractors, servants, employees, agents, invitees, licensees or customers
      including but not limited to any breach or non-observance or
      non-performance of any of the agreements stipulations and conditions
      herein contained and on the Tenant’s part to be observed and performed or
      by reason of any water or smoke or offensive smell or odour originating
      form the said premises.

                            
	 
      	 
      	 
      	 
      

                    

                  

                

                
                  
                     

                  

                  
                    11

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            
                                              
                                                
                                                  
                                                    
                                                      
                                                        
                                                          
                                                            
                                                              	
                                                                      To
      yield up at the

                                                                      end
      of term

                                                                    	
                                                                      (q)

                                                                    	
                                                                      To
      quietly yield up the said premises together with all the Landlord’s
      fixtures, fittings and additions therein and thereto without compensation
      for any alterations or improvements made to the said premises at the
      expiration or sooner determination of term and/or this Agreement in good
      clean and tenantable repair and condition notwithstanding any rule of law
      or equity to the contrary Provided That the Tenant shall at the Tenant’s
      expense remove all personal property, fixtures and fittings and additions
      therein and thereto of the Tenant and make good all damage caused by such
      removal and reinstate the said premises to the condition they were in at
      the commencement of the term and thereupon to surrender to the Landlord
      all keys giving access to all parts of the said premises, the said
      Building or any part or parts thereof and to make good any damage caused
      by such removal at the Tenant’s expense.

                                                                    
	 	 	 	 
	
                                                                      To
      operate the

                                                                      business
      under

                                                                      specified
      business

                                                                      name

                                                                    	 	
                                                                      (r)

                                                                    	
                                                                      The
      Tenant shall operate business at the said premises under the business name
      of SUN LINE INDUSTRIAL LIMITED and shall produce to the Landlord a copy of
      Business Registration Certificate of each of the above business names
      together with its application form in the said business names and in the
      sole proprietorship/partnership (as the case may be at the date of signing
      hereof) of the Tenant at the address of the said premises within I month
      from the commencement of this tenancy.

                                                                    
	 
      	 
      
	
                                                                      Tenant’s
      restrictive

                                                                      covenants

                                                                    	
                                                                      (4) 
      The Tenant hereby agrees with the Landlord that unless it has obtained the
      prior written consent of the Landlord on such terms and conditions as the
      Landlord may impose together with such consent:-

                                                                    
	 	 
	
                                                                      User
      of the

                                                                      Premises

                                                                    	 	
                                                                      (a)

                                                                    	
                                                                      (i)    
      Not
      to use or permit or suffer the said premises or any part or parts thereof
      to be used for any purpose other than as specified in the Fifth Schedule
      hereto and at the expense of the Tenant to obtain all necessary and
      appropriate licences and/or permits and/or approvals necessary for the
      carrying on of the Tenant’s business and to comply with any local
      legislation, regulations and Government requirements and any subsequent
      amendments (if any) relating to such user on the said premises and at all
      times to keep current valid and subsisting all such licences and/or
      permits and/or approvals. For the avoidance of doubt the Landlord does not
      represent and/or warrant that the said premises are fit to be used for the
      aforesaid purposes or any part or parts thereof and/or for any particular
      purpose.

                                                                    

                                                            

                                                          

                                                        

                                                      

                                                    

                                                  

                                                

                                              

                                            

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

                 

                
                  
                     

                  

                  
                    12

                    
                      

                    

                  

                  
                     

                  

                
 

                
                  
                    	
                            Not
      to use for

                            illegal
      immoral

                            purposes
      etc.

                          	 
      	
                            (ii)

                          	
                            Not
      to use or cause permit or suffer to be used any part of the said premises
      for gambling or for any illegal immoral or improper purposes or in any way
      so as to cause nuisance annoyance inconvenience or damage or danger to the
      Landlord or tenants or occupiers of any other neighbouring premises of the
      Building.

                          
	 
      	 
      	 
      	 
      
	
                            Not
      to use premises

                            as
      sleeping quarters

                            or
      domestic

                            premises

                          	 
      	
                            (iii)

                          	
                            Not
      to use the said premises or any part thereof as sleeping quarters or as
      domestic premises within the meaning of any Ordinance for the time being
      in force or to allow any person to remain in the said premises overnight
      unless with the Landlord’s prior permission in writing. Such permission
      shall only be given to enable the Tenant to post watchmen to look after
      the contents of the said premises and the names of the watchmen shall
      first be registered with the Landlord prior to its giving such
      permission.

                          
	 
      	 
      	 
      	 
      
	
                            Not
      to prepare food

                          	
                            (b)

                          	
                            Not
      to allow any cooking of food on the said premises and not to cause or
      permit any offensive or unusual odours to be produced upon emanated from
      the said premises.

                          
	 
      	 
      	 
      
	
                            Not
      to produce

                            music
      or noise

                            audible
      outside

                          	
                            (c)

                          	
                            Not
      to produce or permit or suffer to be produced any music or noise
      (including sound produced by broadcasting or any apparatus or any
      equipment capable of producing, reproducing, receiving or recording sound)
      so as to constitute nuisance or give reasonable cause for complaint from
      the Landlord or tenants or occupiers of the other parts of the said
      Building or in any adjoining or neighbouring building.

                          
	 
      	 
      	 
      
	
                            Not
      to cause any

                            nuisance
      or

                            annoyance

                          	
                            (d)

                          	
                            Not
      to do or permit or suffer to be done any act or thing in or upon the said
      premises or any part or parts thereof which in the opinion of the Landlord
      may constitute a nuisance or annoyance or give cause for complaint from
      the Landlord or tenants or occupiers of the other parts of the said
      Building or in any adjoining or neighbouring
  building.

                          

                  

                

                
                  
                     

                  

                  
                    13

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            Not
      to breach

                            Government
      Lease

                            or
      cause insurance to

                            be
      voided or

                            premium
      increased

                          	
                            (e)

                          	
                            Not
      to do or permit or suffer to be done any act, deed, matter or thing
      whatsoever which will amount to a breach or non-observance of any of the
      terms and conditions under which the said Land is held from the Government
      or of the Deed of Mutual Covenant (if any) under which the Landlord holds
      the said premises or the building plans or the occupation permit of the
      said Building as approved or issued by the Government of HKSAR or whereby
      any insurance on the said premises or the said Building against loss or
      damage by fire, storm, typhoon, other insurable perils and/or claims by
      third parties for the time being in force may be rendered void or voidable
      or whereby the premium thereof may be increased Provided That if as the
      result of any act, deed, matter or thing done permitted or suffered by the
      Tenant, the premium on any such policy of insurance shall be increased,
      the Landlord shall be entitled without prejudice to any other remedy
      hereunder to recover from the Tenant the amount of any such increase and
      further the Tenant shall keep the Landlord fully indemnified against all
      losses damages claims and demands sustained by or made against the
      Landlord by any person as a result of any breach by the Tenant of this
      Clause 4 (e) Provided That notwithstanding anything herein contained the
      Landlord does not warrant that any or adequate insurance against fire or
      any other risks exists in respect of the said premises and/or the said
      Building and/or all or any of the goods or property stored therein by the
      Tenant And the Tenant shall be responsible in any event for insurance of
      its property in the said premises.

                          
	 
      	 
      	 
      
	
                            Not
      to keep arms or

                            combustible
      goods

                            in
      the Premises

                          	
                            (f)

                          	
                            Not
      to keep or store or permit or suffer to be kept or stored in the said
      premises any arms, ammunitions, gun-powder, saltpetre, kerosene or other
      explosive inflammable combustible or hazardous
  substance.

                          
	 
      	 
      	 
      
	
                            Not
      to make or

                            permit
      any

                            alterations
      or

                            additions

                          	
                            (g)

                          	
                            Not
      without the prior written consent of the Landlord to make or permit any
      alterations or additions or partitions to be made in or to the said
      premises or any part or parts thereof nor to pull down alter or remove any
      doors windows additions partitions or fixtures and fittings thereof nor to
      make any alterations to the fire prevention system or to the electrical
      wirings and installations therein nor to install any air-conditioning
      plant machinery or equipment therein nor to cut maim or injure nor to
      suffer to be cut maimed or injured any doors, windows, walls, beams,
      structural members or fabric thereof. The Tenant shall be responsible for
      obtaining the Building Authority or any other government authorities
      consent for such alterations additions or partitions in or to the said
      premises at its own expense and the Tenant further undertakes to comply
      with all government’s requirements and regulations relating thereto. At
      the expiration or sooner determination of the term the Tenant shall at its
      own expense remove all such alterations or additions or partitions so
      erected or installed by the Tenant and restore the said premises to its
      original tenantable state as at the commencement of the term to the
      satisfaction of the
Landlord.

                          

                  

                

                
                  
                     

                  

                  
                    14

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      
                        	
                                Not
      to install

                                electrical
      wrings in

                                premises
      without

                                Landlord’s
      approval

                              	
                                (h)

                              	
                                Not
      to lay affix attach or install any electrical wirings or cables in the
      said premises without the prior written consent of the Landlord and the
      Tenant shall only carry out such electrical installation in accordance
      with the fit-out plan which has been duly approved by the
      Landlord.

                              
	 
      	 
      	 
      
	
                                Not
      to damage toilet

                                facilities

                              	
                                (i)

                              	
                                Not
      to use or permit or suffer the toilet facilities provided by the Landlord
      to be used for any purpose other than that for which they are intended and
      not to throw or permit or suffer or be thrown therein any foreign
      substance of any kind and the Tenant shall pay to the Landlord on demand
      all costs and expenses incurred by the Landlord in making good any
      breakage, blockage or damage resulting from a violation of this Clause
      4(i).

                              
	 
      	 
      	 
      
	
                                Not
      to damage main

                                structure,
      walls,

                                ceilings
      and other

                                common
      service

                                facilities

                              	
                                (j)

                              	
                                 (i)

                              	
                                Not
      to damage mark or deface or permit or suffer to be damaged marked or
      defaced any main structure, fixtures and fittings, decorations,
      installations, lifts or other common service facilities including
      air-conditioning units, cloakrooms, service pantries, halls, passageways,
      staircases, drainage wells, walls and ceilings of the said Building
      outside the said premises, and to pay on demand to the Landlord all costs
      and expenses incurred by the Landlord in repairing, making good the damage
      or cleaning the same.

                              
	 
      	 
      	 
      	 
      
	
                                Not
      to drive nails

                                etc.
      into ceilings

                                walls
      or floors

                              	 
      	
                                (ii)

                              	
                                 Not
      without the prior written consent of the Landlord to drive or insert or
      permit or suffer to be driven or inserted any nails, screws, hooks,
      brackets or similar articles into the ceilings, walls or floors of the
      said premises and any other parts of the said Building outside the said
      premises.

                              
	 
      	 
      	 
      	 
      
	
                                Display
      name plate

                                or
      signboard etc.

                              	
                                (k)

                              	
                                 Not
      without the prior written consent of the Landlord or the Manager to
      exhibit or display within outside or at the exterior of the said premises
      any name-plate, poster, flag, notice, advertisement, signboard,
      decoration, sign or other device, whether illuminated or not, which may be
      visible from outside of the said premises except in such space and in such
      form style and manner with lettering and characters approved by the
      Landlord or the
Manager.

                              

                      

                    

                  

                

                 

                
                  
                     

                  

                  
                    15

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          	
                                                  Not
      to encumber or

                                                  obstruct
      passage and

                                                  common
      areas

                                                	
                                                  (l)

                                                	
                                                  Not
      to encumber or obstruct or permit or suffer to be encumbered or obstructed
      with any boxes, cartons, packages, rubbish, refuse, dustbins, garbage
      cans, furniture, chattels, or store of any goods, or other obstruction of
      any kind or nature any of the entrances, exits, staircases, landings,
      passageways, lifts, corridors, lavatories, lobbies or other parts of the
      said Building in common use so that the same are at all times kept clear
      and free of any obstructions of any nature and the Landlord shall in
      addition to any other remedies which the Landlord may have hereunder been
      entitled without notice and at the Tenant’s expenses to remove and dispose
      of as it sees fit any such obstructions aforesaid without incurring any
      liability therefor whatsoever whether tortious or otherwise to the Tenant
      or any other person whomsoever and the Tenant shall on demand pay or
      reimburse to the Landlord all costs and expenses incurred in such
      removal.

                                                
	 
      	 
      	 
      
	
                                                  Not
      to lay wirings or

                                                  cables
      etc in

                                                  common
      areas

                                                	
                                                  (m)

                                                	
                                                  Not
      to lay install affix or attach any wirings, cables, pipes or other
      articles or things in or upon any of the entrances, exits, staircases,
      landings, passageways, corridors, lavatories, lobbies or any other common
      areas of the said Building outside the said premises.

                                                
	 
      	 
      	 
      
	
                                                  Prohibition
      of

                                                  subletting
      or transfer

                                                	
                                                  (n)

                                                	
                                                  Not
      to assign underlet or otherwise part with the possession of or transfer
      the said premises or any part or parts thereof or any interest therein or
      permit or suffer any arrangement or transaction whereby any person or
      persons who is/are not a party to this Agreement obtains or obtain the use
      possession enjoyment or occupation of the said premises or any part or
      parts thereof irrespective or whether any rental or other consideration is
      given therefor. The tenancy created pursuant to this Agreement shall be
      personal to the Tenant named in this Agreement and without in any way
      limiting the generality or the foregoing the following acts and events
      shall, unless previously approved in writing by the Landlord, be deemed to
      be breaches of this Clause 4 (n):-

                                                
	 
      	 
      	 
      
	 
      	 
      	
                                                  (i)

                                                	
                                                  In
      the case of a tenant which is a partnership any change in the constitution
      of the partners including the taking in of one or more new partners
      whether on the death or retirement of an existing partner or
      otherwise;

                                                
	 
      	 
      	 
      	 
      
	 
      	 
      	
                                                  (ii)

                                                	
                                                  In
      the case of a tenant who is an individual (including a sole surviving
      partner of a partnership tenant) the death, insanity or other disability
      of that individual, to the intent that no right to use possess, occupy or
      enjoy the said premises or any part or parts thereof shall vest in the
      executor, administrator, personal representative, next of kin, trustee,
      receiver or committee of any such
individual;

                                                

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

                
                  
                     

                  

                  
                    16

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	 
      	 
      	
                            (iii)

                          	
                            In
      the case of a tenant which is a limited company incorporated in accordance
      with the laws of Hong Kong or elsewhere any take-over, reconstruction,
      amalgamation merger, voluntary liquidation or change in the person or
      persons who owns or own a majority of its voting shares or who otherwise
      has or have effective control thereof;

                          
	 
      	 
      	 
      	 
      
	 
      	 
      	
                            (iv)

                          	
                            The
      giving by the Tenant of a Power of Attorney or similar authority whereby
      the donee of the Power obtains the right to use, possess, occupy or enjoy
      the said premises or any part or parts thereof or does in fact use,
      possess, occupy or enjoy the same;

                          
	 
      	 
      	 
      	 
      
	 
      	 
      	
                            (v)

                          	
                            The
      change of the Tenant’s business name without the prior written consent of
      the Landlord.

                          
	 
      	 
      	 
      	 
      
	
                            Not
      to keep animals

                            or
      pets and to

                            prevent
      infestation

                          	
                            (o)

                          	
                            Not
      to keep or permit or suffer to be kept any animals, birds or pets inside
      the said premises and to take all such steps and precautions at such
      intervals as shall be required
      by the Landlord and to the satisfaction of the Landlord to prevent the
      said premises or any part or parts thereof from becoming infested by
      termites, rats, mice, cockroaches or any other pests or vermins and in the
      event of any such infestation to permit the same to be remedied by
      contractor appointed by the Landlord at the Tenant’s own cost and
      expense.

                          
	 
      	 
      	 
      
	
                            Not
      to permit touting

                            or
      soliciting of

                            business

                          	
                            (p)

                          	
                            Not
      to permit any canvassing, pedding, touting or soliciting for business or
      distributing of any booklets, literatures, promotional items, pamphlets,
      notices or advertising matters to be conducted outside or near the said
      premises or in any part or parts of the said Building.

                          
	 
      	 
      	 
      
	
                            Not
      to hang blinds or

                            aerial,
      etc

                          	
                            (q)

                          	
                             Not
      to hang, fix or
      erect any venetian blinds
      or sun blinds of any description, shelters or coverings wire or aerial
      wirings or other things whatsoever on any exterior part of the said
      Building including the roof and the exterior wall of the said premises nor
      to do or permit to be done any act or thing which may or will alter the
      external appearance of the said
Building.

                          

                  

                

                
                  
                     

                  

                  
                    17

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            Not
      to hang laundry

                          	
                            (r)

                          	
                            Not
      to use or cause or permit the use of the entrances, exits, halls, lobbies,
      corridors, staircases, landings, passageways, lavatories and other common
      areas of the said Building for the purpose of drying laundry or hanging or
      storing any articles or things thereon or therein and not to permit the
      Tenant’s servants, employees, agent, invitees, licensees and customers to
      use the same for toitering or eating.

                          
	 
      	 
      	 
      
	
                            Not
      to use lifts for

                            carriage
      of cargoes

                          	
                            (s)

                          	
                            Not
      to permit or suffer the lifts to be used for the carriage of cargoes,
      goods and other articles or things exceeding the maximum loading limit
      specified therefor by a notice affixed therein.

                          
	 
      	 
      	 
      
	
                            Exclusion
      of

                            Landlord’s
      liability

                          	
                            (t)

                          	
                            Not
      to hold the Landlord liable or responsible in any way to the Tenant or to
      any other person whomsoever in respect of any injury damage or loss of
      business or other liability whatsoever which may be suffered by the Tenant
      or by any other person or any property howsoever caused and in particular
      but without limitation caused by or through or in any way owing
      to:-

                          
	 
      	 
      	 
      
	 
      	 
      	
                            (i)

                          	
                            any
      defect in or failure or need for repair or overhaul of the supply of
      electricity, gas, water, telephone, air-conditioning, lifts or other
      service whatsoever or any surge reduction variation interruption or
      termination in the supply of such services or any of the
    same;

                          
	 
      	 
      	 
      	 
      
	 
      	 
      	
                            (ii)

                          	
                            any
      typhoon, landslide, subsidence of the ground, escape of fire, smoke fumes
      or other substance or thing from anywhere within the said Building, any
      seepage, overflow or leakage of water from any pipes, drains or fire
      services system or , anywhere within the said Building or the influx of
      rain water or sea water into the said premises or the said Building or any
      escape of electric current from electric wiring cables or ducts situate
      upon or in any way connected with the said Building or any part or parts
      thereof or dropping or falling of any article object or material
      whatsoever including cigarette ends, glass or tiles from anywhere within
      the said Building, or vibrations from any floor office or premises in the
      said Building or in the adjoining or neighbouring
  building;

                          
	 
      	 
      	 
      	 
      
	 
      	 
      	
                            (iii)

                          	
                            any
      defective or damaged condition of the said premises or any part or parts
      thereof or the Landlord’s fixtures and fittings
  therein;

                          

                  

                

                
                  
                     

                  

                  
                    18

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	 
      	 
      	 
      	
                            (iv)

                          	
                            any
      misconduct negligence or breach of duties on the part of the
      Manager;

                          
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	
                            (v)

                          	
                            any
      act, neglect or default of the Tenant or other tenants and occupiers or
      any of their servants, employees, agents, invitees, licensees or customers
      of the other parts of the said Building or the adjoining or neighbouring
      building; and/or

                          
	 
      	 
      	 
      	 
      	 
      
	 
      	 
      	 
      	
                            (vi)

                          	
                            any
      failure or breakage of glass or plate glass of or in the said premises or
      the said Building.

                          
	 
      	 
      	 
      	 
      	 
      
	
                            Landlord’s

                            covenants

                          	
                            5.

                          	
                            THE
      LANDLORD HEREBY AGREES WITH THE TENANT as follows:-

                          
	 
      	 
      	 
      
	
                            To
      pay Government

                            Rent
      and Property

                            Tax

                          	 
      	
                            (a)

                          	
                            To
      pay the Property Tax and all expenses of a capital or non-recurring nature
      attributable to or payable in respect of the said
  Building.

                          
	 
      	 
      	 
      	 
      
	
                            Tenant
      shall have

                            quiet
      enjoyment

                          	 
      	
                            (b)

                          	
                            That
      the Tenant paying the rent, rates and government rent, air-conditioning
      and management charges and all other outgoings hereby agreed to be paid on
      the days and in the manner herein provided for payment of the same and
      observing and performing the agreements, stipulations and conditions
      herein contained and on the Tenant’s part to be observed and performed
      shall peacefully hold and enjoy the said premises during the term without
      any interruption by the Landlord or any person lawfully claiming under or
      in trust for the Landlord.

                          
	 
      	 
      	 
      	 
      
	 
      	
                            6.

                          	
                            IT
      IS HEREBY FURTHER EXPRESSLY AGREED AND DECLARED as
    follows:-

                          
	 
      	 
      	 
      
	
                            Interest
      on late

                            payment

                          	 
      	
                            (a)

                          	
                             If
      the Tenant shall have failed to pay the rent, rates, government rent,
      air-conditioning and management charges and all outgoings payable
      hereunder in respect of the said premises on the day due for payment
      thererof, the Landlord shall without prejudice to its other rights and
      remedies hereunder to other rights and remedies hereunder to otherwise, be
      entitled to charge and the Tenant shall be liable to pay to the Landlord
      interest on the arrears of rent or outstanding amount of rates, government
      rent, air-conditioning and management charges and all outgoings hereof at
      such rate (as well before as after any judgment) as shall be equivalent to
      three percent (3%) per month from the date the same is due until the
      actual date of payment together with all legal costs and expenses incurred
      by the Landlord on a full indemnity basis for the purpose of recovering
      the arrears or outstanding sums in Court or otherwise from the Tenant and
      shall be a debt due from the Tenant to the Landlord and be forthwith
      recoverable by action. The Landlord shall also be entitled to disconnect
      or discontinue the supply of services, including but not limited to
      air-conditioning, water, electricity, gas to the said premises and/or to
      the Tenant without prior notice to the
Tenant.

                          

                  

                

                
                  
                     

                  

                  
                    19

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            Landlord’s
      right of

                            re-entry
      etc.

                          	 
      	
                            (b)

                          	
                            If
      the rent, rates, government rent, air-conditioning and management charges
      or all outgoings payable hereunder or any part thereof shall be unpaid for
      fifteen (15) days after the same shall become payable (in the case of the
      rent whether legally or formally demanded or not) or if the Tenant shall
      fail or neglect to observe or perform any of the agreement stipulations or
      conditions herein contained and on the Tenant’s part to be observed and
      performed or if the Tenant shall become bankrupt, or being a corporation
      shall go into liquidation by whatsoever reasons or for whatsoever
      purposes, or if any petition shall be filed for the winding up of the
      Tenant, or if the Tenant shall otherwise become insolvent or make any
      composition or arrangement with creditors, or shall suffer any execution
      to be levied on the said premises or otherwise on the Tenant’s goods, or
      if the Tenant shall persistently fail in paying rent and/or
      air-conditioning and management charges and/or rates and government rent
      as when they fall due, then and in any such case it shall be lawful for
      the Landlord at any time thereafter to forfeit the tenancy hereby created
      and to re-enter on the said premises or any part of parts thereof and to
      recover possession of the said premises in the name of the whole whereupon
      this Agreement shall absolutely cease and determine and the said deposit
      paid pursuant to Clause 2 hereof shall be absolutely forfeited to the
      Landlord but without prejudice to any right of action by the Landlord in
      respect of any outstanding breach or non-observance or non-performance of
      any of the agreements, stipulations and conditions herein
      contained.

                          

                  

                

                
                  
                     

                  

                  
                    20

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            Written
      notice shall

                            be
      sufficient exercise

                            of
      right

                          	 
      	
                            (c)

                          	
                             A
      written notice served by the Landlord on the Tenant in manner hereinafter
      mentioned to the effect that the Landlord thereby exercises the power of
      forfeiture and/or re-entry herein contained shall be a full and sufficient
      exercise of such power without physical entry on the part of the
      Landlord.

                          
	 
      	 
      	 
      	 
      
	
                            Acceptance
      of rent

                            not
      waiver of breach

                            of
      convenant

                          	 
      	
                            (d)

                          	
                            The
      acceptance of any rent by the Landlord hereunder shall not operate or be
      regarded by the Tenant as a waiver by the Landlord of any right to proceed
      against the Tenant in respect of any breach non-observance or
      non-performance by the Tenant of any of the agreements stipulations terms
      and conditions herein contained and on the part of the Tenant to be
      observed and performed.

                          
	 
      	 
      	 
      	 
      
	
                            Force
      Majeure

                          	 
      	
                            (e)

                          	
                            If
      the said premises or any part of parts thereof shall be rendered
      inaccessible or destroyed or so damaged by fire, typhoon, Act of God,
      force majeure or at any time during the term the said premises or the said
      Building or any part of parts thereof shall be condemned as a dangerous
      structure or a demolition order or closure order of the relevant
      government authorities shall become operative in respect of the said
      premises or the said Building or any part of parts thereof or other cause
      beyond the control of the Landlord and not attributable to any act or
      default of the Tenant as to be rendered unfit for use and occupation or
      inaccessible and subject to the insurance policy or policies for such
      risks effected by the Landlord (if any) shall not have been rendered void
      or voidable or payment of policy moneys refused in whole or in part in
      consequence of any act or neglect or default of the Tenant, the rent,
      rates, government rent, air-conditioning and management charges or a part
      thereof proportionate to the damage sustained shall cease to be payable
      until the said premises shall have been restored or reinstated or rendered
      accessible Provided Always That the Landlord shall be under no obligation
      to repair or reinstate the said premises And Provided Further That without
      prejudice to the foregoing if the whole or substantially the whole of the
      said premises shall have been destroyed or rendered unfit for use and
      occupation or inaccessible and shall not have been repaired or reinstated
      within three (3) consecutive months of the occurrence of the destruction
      or damage then either party shall be entitled at any time before the same
      are so repaired and reinstated to terminate this Agreement by notice in
      writing to the other and thereupon this Agreement and the term shall
      determine as from the date on which they were rendered unfit for use and
      occupation or inaccessible but without prejudice to the rights and
      remedies of either party against the other in respect of any antecedent
      claim or liability hereunder. In the event of any disagreement between the
      parties hereto on the application of this Clause 6(e) then the subject of
      disagreement shall be referred to a single arbitrator for settlement in
      accordance with provisions of the Arbitration Ordinance for the time being
      in force.

                          

                  

                

                
                  
                     

                  

                  
                    21

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            Landlord
      not liable

                            for
      breakdown in air-
conditioning system,

                            etc

                          	 
      	
                            (f)

                          	
                            The
      Landlord shall not in any circumstances be liable to the Tenant for any
      defect in or mechanical breakdown or failure or need for repair or
      overhaul of the air-conditioning system, lifts, water supply system,
      telephone system, power supply system and/or other building facilities or
      services nor shall the rent or rates and government rent or
      air-conditioning and management charges abate or cease to be payable on
      account thereof or any part of parts thereof Provided Also That if the
      air-conditioning system shall wholly breakdown or cease to operate for any
      period of seven (7) or more consecutive days, the due proportion of the
      air-conditioning and management charges attributable to the maintenance of
      the air-conditioning system but not the rent shall cease to be payable
      from the first day after the end of such period of seven (7) consecutive
      days until the air-conditioning system again commences
      operating.

                          
	 
      	 
      	 
      	 
      
	
                            Tenant
      responsible

                            for
      acts of servants

                            visitors
      etc

                          	 
      	
                            (g)

                          	
                            For
      the purpose of these presents any act, default, neglect or omission of any
      servants, employees, agents, invitees, licensees or customers (as
      hereinbefore defined) of the Tenant shall be deemed to be the act,
      default, neglect or omission of the Tenant.

                          
	 
      	 
      	 
      	 
      
	
                            Distress
      for rent

                          	 
      	
                            (h)

                          	
                            For
      the purpose of Part III of the Landlord and Tenant (Consolidation)
      Ordinance, Chapter 7 of the Laws of Hong Kong, and for the purpose of this
      Agreement, the rent payable in respect of the said premises shall be and
      be deemed to be in arrear if not paid in advance at the time and in the
      manner stipulated in Clause 3 (a) hereof.

                          
	 
      	 
      	 
      	 
      
	
                            Waiver

                          	 
      	
                            (i)

                          	
                            To
      the extent that the Tenant can lawfully do so, the Tenant hereby expressly
      agrees to deprive itself of and to waive all rights (if any) to protection
      against eviction or ejection afforded by any existing or future
      legislation from time to time in force and applicable to the said premises
      or to the tenancy hereby created and the Tenant agrees to deliver up
      vacant possession of the said premises to the Landlord on the expiration
      or sooner termination of the tenancy hereby created notwithstanding any
      rule of law or equity to the
contrary.

                          

                  

                

                
                  
                     

                  

                  
                    22

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            Non-waiver

                          	 
      	
                            (j)

                          	
                            No
      condoning, excusing or overlooking by the Landlord of any default breach
      or non-observance, or non-performance by the Tenant at any time or times
      of any of the Tenant’s obligations herein contained shall operate as a
      waiver of the Landlord’s rights hereunder in respect of any continuing or
      subsequent default, breach or non-observance or nonperformance or so as
      defeat or breach and no waiver by the Landlord shall be inferred from or
      implied by anything done or omitted by the Landlord unless expressed in
      writing, and singed by the Landlord. Any consent given by the Landlord
      shall operate as a consent only for the particular matter which it relates
      and in no way shall be considered as a waiver of release of any of the
      provisions hereof nor shall it be construed as dispensing with the
      necessity of obtaining the specific written consent of the Landlord in the
      future unless expressly so provided.

                          
	 
      	 
      	 
      	 
      
	
                            Landlord’s
      right to

                            exhibit
      selling or

                            letting
      notice

                          	 
      	
                            (k)

                          	
                            During
      the three months immediately preceding the expiration of the term hereby
      created, the Landlord shall be at liberty to affix and maintain without
      interference upon any external part of the said premises notice or
      advertisement stating that the premises are to be let or to be sold and
      such other information in connection therewith as the Landlord shall deem
      fit.

                          
	 
      	 
      	 
      	 
      
	
                            Service
      of notices

                          	 
      	
                            (1)

                          	
                            Any
      notice required to be served hereunder shall, if to be served on the
      Tenant, be sufficiently served if addressed to the Tenant and sent by
      prepaid ordinary post to or delivered at the said premises or the Tenant’s
      last known place of business or registered office or residence in Hong
      Kong and, if to be served on the Landlord, shall be sufficiently served if
      addressed to the Landlord or such other person as may be notified in
      writing to the Tenant and sent by prepaid ordinary post to or delivered at
      the registered office of the Landlord or any other address which the
      Landlord may notify the Tenant from time to time. In the case of a notice
      sent by prepaid ordinary post as aforesaid service shall be deemed to have
      been effected two (2) days after the date of
  posting.

                          

                  

                

                 

                
                  
                     

                  

                  
                    23

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    	
                            Legal
      costs and

                            expenses

                          	 
      	
                            (m)

                          	
                            The
      legal costs and disbursements (including stamp duty and registration fees)
      of and incidental to the preparation, approval and completion of this
      Agreement shall be borne and paid by the parties hereto in equal
      shares.

                          
	 
      	 
      	 
      	 
      
	
                            Assignment

                          	
                            7.

                          	
                            In
      the event that the said premises or any part or parts under this Agreement
      is/are assigned to other person(s) (“the new Landlord”) by the Landlord,
      the following provisions shall apply:

                          
	 
      	 
      	 
      
	 
      	 
      	
                            (a)

                          	
                            the
      Tenant, subject to and at the direction of the Landlord, shall accept and
      acknowledge the new Landlord as the new Landlord in respect of the said
      premises or any part of parts thereof assigned as aforesaid to whom the
      Tenant thereafter shall become liable according to the terms and
      conditions of the Agreement and shall enter into a Deed of Novation and/or
      Transfer to other agreement(s) or documents(s) with the new Landlord and
      the Landlord at the cost of the new Landlord and/or the Landlord in such
      reasonable form the content as satisfactory to the Landlord and the new
      Landlord for the purposes of confirming the release discharge and
      cessation of all liabilities and obligations of the Landlord hereunder
      including but not limited to the Landlord’s obligation in respect of the
      refund of the said deposit hereunder (so far as they relate to the said
      premises or any part or parts hereof assigned as aforesaid) and the
      continuation of the liabilities and obligations of the Tenant hereunder to
      give effect to or (as the case may be) to confirm the assumption and
      taking up by the new Landlord in lieu of the Landlord of all the
      Landlord’s liabilities and obligations hereunder including but not limited
      to the Landlord’s obligation in respect of the refund of the said deposit
      hereunder (so far as they relate to the said premises or any part or parts
      hereof assigned as aforesaid);

                          
	 
      	 
      	 
      	 
      
	 
      	 
      	
                            (b)

                          	
                            upon
      the assignment of this Agreement or the said premises or any part of parts
      thereof and the new Landlord thereof agreeing to assume take up all the
      Landlord’s liabilities and obligations hereunder including without
      limitation its obligations to refund the said deposit to the Tenant
      hereunder (so far as they relate to the said premises or any part or parts
      thereof as aforesaid) whether contractual or otherwise shall absolutely
      cease and be taken up by the new Landlord and the Tenant shall only seek
      refund of the said deposit (subject always to the terms and conditions
      contained in this Agreement) from the new
  Landlord,

                          

                  

                

                
                  
                     

                  

                  
                    24

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      
                        
                          
                            
                              	
                                      Management
      regulations 8.

                                    	 
      	
                                      (a)

                                    	
                                      The
      Landlord reserves the right from time to time and by notice in writing to
      the Tenant to make impose adopt and introduce and subsequently supplement
      amend or abolish if necessary such reasonable regulations as it may
      consider necessary for the management operation and maintenance of the
      said Building including without limitation those regulations relating to
      the use of the common service facilities, the lifts and the use of the
      loading and unloading areas in the said Building.

                                    
	 	 	 	 
	 
      	 
      	
                                      (b)

                                    	
                                      Such
      regulations shall be supplementary to the terms and conditions of this
      Agreement and shall bind the Tenant and any breach of the regulations
      shall be deemed to be a breach of this Agreement for which the Landlord
      may exercise all or any of its rights or remedies
    hereunder.

                                    
	 	 	 	 
	 
      	 
      	
                                      (c)

                                    	
                                      Such
      regulations shall not in any way derogate from the terms and conditions of
      this Agreement. In the event of conflict between such regulations and the
      terms and conditions of this Agreement the terms and conditions of this
      Agreement shall prevail.

                                    
	 	 
	
                                      Joint
      and several

                                      liability

                                    	
                                      9.   
      Where more than one person is named as the Tenant in the First Schedule
      hereto all such persons shall sign this Agreement and shall be jointly and
      severally liable for the performance and observance of the terms,
      conditions and agreements contained herein and on the part of the Tenant
      to be performed and observed.

                                    
	 	 
	
                                      No
      premium

                                    	
                                      10. 
      The Tenant acknowledges that no fine premium key money or other
      consideration has been paid by the Tenant to the Landlord for the grant of
      this tenancy.

                                    
	 	 
	
                                      No
      warranty

                                    	
                                      11. 
      The Landlord has provided the standard fit-out including air-conditioning
      ducting, suspended ceiling, lighting and wiring system and fire sprinkler
      heads (“Standard Fit-out”) in the said premises. However, the Landlord
      does not warrant that the said premises together with the Standard Fit-out
      and/or the fixture and fittings thereto are fit for the purposes for which
      they are let or for any other purposes whatsoever intended to be used by
      the Tenant and shall not be liable or responsible to the Tenant for any
      damages or loss in respect
thereof.

                                    

                            

                          

                        

                      

                    

                  

                

                 

                
                  
                     

                  

                  
                    25

                    
                      

                    

                  

                  
                     

                  

                
 

                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            
                                              
                                                
                                                  
                                                    	
                                                            Full
      Agreement

                                                          	 
      	
                                                            12.  
      This Agreement supercedes the offer letter duly signed by the parties
      hereto on 10 February, 2010 and set out the full agreement reached between
      the parties hereto and no other representations have been made or
      warranties given relating to the Landlord or the Tenant or the said
      Building or the said premises and if any such representation or warranty
      has been made given or implied same is hereby waived.

                                                          
	 	 	 
	
                                                            Law

                                                          	 
      	
                                                            13.   This
      Agreement shall be governed and construed in all respects in accordance
      with the laws of Hong Kong.

                                                          
	 	 	 
	
                                                            Marginal
      Notes

                                                          	 
      	
                                                            14.   The
      Marginal notes are intended only for guidance and reference and do not
      form part of this Agreement nor shall any of the provision in this
      Agreement be construed or interpreted by reference thereto or in any way
      affected or limited thereby.

                                                          
	 	 	 
	
                                                            Miscellaneous

                                                          	 
      	
                                                            15.   Unless
      the context otherwise requires, words herein importing the masculine
      gender shall include the feminine and neuter and words herein in the
      singular shall include the plural and vice versa and the expression
      “person” or “persons” shall include firms and/or
    corporations.

                                                          
	 	 	 
	
                                                            Tenant
      responsible

                                                            for
      all legal costs

                                                            and
      expenses

                                                            incurred
      by Landlord

                                                            in
      Tenant’s default

                                                          	 
      	
                                                            16.   All
      legal costs and expenses incurred by the Landlord (on a solicitor and own
      client basis) in demanding payment of rent and/or any other legal
      proceedings (including but not limited to levying distraint for rent)
      taken by the Landlord against the Tenants as a result of default of
      payment of rent or any other amount payable by the Tenant or the breach by
      the Tenant of any terms, covenants and conditions herein contained shall
      be recoverable from the Tenants as a debt or be deductible by the Landlord
      from the deposit held by the Landlord hereunder but without prejudice to
      the Landlord’s right of action against the Tenant for damages in excess
      thereof.

                                                          
	 	 	 
	
                                                            Name
      of Building

                                                          	 
      	
                                                            17.   The
      Landlord reserves the right subject to any relevant provisions of the Deed
      or Mutual Covenant and/or the Sub-Deed of Mutual Covenant (if any) and the
      House Rules in respect of the said Building to name and rename the said
      Building with any such name or style as it in its sole descretion may
      determine and at any time and from time to time by giving 3 months’
      written notice to the Tenant to change, alter, substitute or abandon any
      such name without the same constituting an actual or constructive eviction
      or the Tenant and without incurring any liability to the Tenant therefore
      whatsoever and howsoever,

                                                          
	 	 	 
	
                                                            Landlord’s
      right

                                                            regarding
      alterations,

                                                            etc

                                                          	 
      	
                                                            18.   The
      Landlord shall have the right:

                                                          
	 	 	 
	 	 	
                                                             

                                                          	
                                                            
                                                              (a)          to
      change, amend, vary, add to alter the approved general building plans of
      the said
Building;

                                                            

                                                          

                                                  

                                                

                                              

                                            

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

                 

                
                  
                     

                  

                  
                    26

                    
                      

                    

                  

                  
                     

                  

                

                

                
                  
                    
                      
                        
                          	 
      	 
      	
                                  (b)

                                	
                                  to
      remove, cancel, relocate or otherwise change or carry out any alteration
      or addition or other works, whether of a structural nature or not, to the
      common areas (including but not limited to entrances, passages, corridors
      and staircases) and common facilities (including but not limited to lifts
      and public toilets) of the said Building and such other part or parts of
      the said Building (other than the said premises) from time to time and in
      such manner as the Landlord may in its absolute discretion deem fit
      without the same constituting an actual or constructive eviction of the
      Tenant and without incurring any liability whatsoever and howsoever to the
      Tenant therefor;

                                
	 
      	 
      	 
      	 
      
	 
      	 
      	
                                  (c)

                                	
                                  to
      execute or perform any works of alteration, amendment, modification,
      improvement, demolition or construction of the said Building and to enter
      into all parts of the said Building with all necessary equipment, plant
      and materials for the purpose of carrying out any such works;
      and

                                
	 
      	 
      	 
      	 
      
	 
      	 
      	
                                  (d)

                                	
                                  to
      erect scaffolding, hoarding or structures of like nature for the purpose
      of carrying out any works referred to in this Clause, including the right
      to enter upon the said premises for erecting such scaffolding or other
      structures, notwithstanding that the same any temporarily interfere with
      the access to any part of the said
Building.

                                

                        

                      

                    

                  

                

                 

                
                  
                     

                  

                  
                    27

                    
                      

                    

                  

                  
                     

                  

                

                THE FIRST SCHEDULE ABOVE
REFERRED TO

                

                
                  
                    
                      
                        	
                                LANDLORD

                              	
                                :

                              	
                                AITKEN,
      VANSON & COMPANY LIMITED whose registered office is situate at 33/F,
      AITKEN VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG,
  KOWLOON.

                              
	 
      	 
      	 
      
	
                                TENANT

                              	
                                :

                              	
                                SUN
      LINE INDUSTRIAL LIMITED whose office is situate at UNIT 2101, 21/F, AITKEN
      VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG,
  KOWLOON

                              

                      

                    

                  

                

                 

                THE SECOND SCHEDULE ABOVE
REFERRED TO

                 

                UNIT 03
ON THE 21 ST FLOOR OF AITKEN VANSON CENTRE, 61 HOI YUEN ROAD, KWUN TONG, KOWLOON
(as shown coloured Pink on the Floor Plan attached hereto)

                 

                THE THIRD SCHEDULE ABOVE
REFERRED TO

                

                
                  
                    
                      
                        	
                                TERM
      OF TENANCY

                              	
                                :

                              	
                                TWO
      (2) year commencing on 1st
      March, 2010 and expiring on 29th
      February, 2012.

                              
	 
      	 
      	 
      
	
                                RENT

                              	
                                :

                              	
                                HK$20,220.00
      per calendar month (exclusive of rates, government rent, air- conditioning
      and management charges and all outgoings of every description) payable in
      advance without any deduction whatsoever on the 1st
      day of each and every calendar month and the first of such payment is to
      be paid on the signing of this
Agreement.

                              

                      

                    

                  

                

                 

                
                  
                     

                  

                  
                    28

                    
                      

                    

                  

                  
                     

                  

                

                 

                
                  
                    
                      
                        	
                                MANAGEMENT
      FEE AND AIR-CONDITIONING CHARGES (Subject to Revision)

                              	
                                :

                              	
                                HK$5,661.60
      per calendar month payable in advance without any deductions whatsoever on
      the 1st
      day of each and every calendar month and the first of such payment is to
      be paid on the signing of this Agreement.

                              
	 
      	 
      	 
      
	
                                RENTAL
      MANAGEMENT FEE AIR-CONDITIONING CHARGES DEPOSIT

                              	
                                :

                              	
                                HK$77,644.80
      (which has been paid by the Tenant to the Landlord on signing the Tenancy
      Agreement dated 1 st March,
2007.)

                              

                      

                    

                  

                

                 

                
                  
                     

                  

                  
                    29

                    
                      

                    

                  

                  
                     

                  

                

                 

                THE FOURTH SCHEDULE ABOVE
REFERRED TO

                 

                Terms and
conditions referred to in Clause 3(e)(iii) of this Agreement:-

                 

                
                  	
                          1.

                        	
                          Within
      fourteen (14) days upon receipt of the Fit Out Guide in respect of the
      said Building or such shorter period as the Manager may allow, the Tenant
      shall submit to the Manager full fit out plans (each in triplicate) and
      written supporting information of all proposals concerning the fitting-out
      of the said premises. The Tenant’s plans shall comply with all relevant
      Ordinances, Regulations and By-Laws, and without limitation to the
      generality of the foregoing, shall
include:-

                        

                

                 

                
                  	
                        	
                          (i)

                        	
                          all
      fitting-out details, alterations and/or additions to all non-load bearing
      walls, doors, door openings, lift lobbies and the common areas or any part
      thereof as forming part of the said
premises;

                        

                

                 

                
                  	
                        	
                          (ii)

                        	
                          detailed
      drawings, plans and specifications of all air-conditioning (if any) and
      electrical installations which shall be connected by the Tenant to utility
      systems provided by the Landlord or the
Manager;

                        

                

                 

                
                  	
                        	
                          (iii)

                        	
                          details
      of all lighting circuits, fixtures and
fittings;

                        

                

                
                  
                    	 	 	 
	
                          	
                            (iv)

                          	
                            any
      proposed fascia sign, including its decorative and electrical
      components;

                          

                  

                

                
                  
                    	 	 	 
	
                          	
                            (v)

                          	
                            details
      of installation of any security/alarm system;
  and

                          

                  

                

                
                  
                    	 	 	 
	
                          	
                            (vi)

                          	
                            details
      of installation of any
machinery.

                          

                  

                

                 

                
                  	
                          2.

                        	
                          The
      Manager will consider the Tenant’s plans and details and may, in its
      absolute discretion, accept or reject the plans or details or any part of
      them. Upon receipt of fit out plans (both detailed plans and written
      supporting information) the same will be passed to the Landlord for
      approval. If such plans and/or details are rejected, amendments shall be
      re-submitted within fourteen (14) days, or as directed by the Manager, as
      the case may be.

                        

                

                 

                
                  	
                          3.

                        	
                          All
      works specified and approved in writing by the Manager shall be completed
      within three (3) months of the Tenant being notified of such approval or
      such longer period as the Manager may
agree.

                        

                

                 

                
                  	
                          4.

                        	
                          When
      the fit out plans are approved and before any work commences full
      information concerning the Tenant’s contractors shall immediately be made
      available together with a work programme/chart to the Manager by the
      Tenant.

                        

                

                 

                
                  	
                          5.

                        	
                          For
      all works specified in paragraphs (i) – (iv) below the Tenant is
      required to use the services of the Landlord’s nominated contractors or
      the Manager’s nominated contractors or its own contractor as may be
      approved in writing by the Manager subject to such terms and conditions as
      may be specified by the Manager:-

                        

                

                 

                
                  	
                        	
                          (i)

                        	
                          Any
      work involving the construction or installation of any brickwork, concrete
      or other items of a structural
nature.

                        

                

                 

                
                  	
                        	
                          (ii)

                        	
                          Any
      plumbing or drainage work.

                        

                

                 

                
                  	
                        	
                          (iii)

                        	
                          Any
      alternation or addition to any mechanical or electrical
      services.

                        

                

                 

                
                  	
                        	
                          (iv)

                        	
                          Any
      specialist work.

                        

                

                

                
                  
                    
                       

                    

                    
                      30

                      
                        

                      

                    

                    
                       

                    

                  

                

                 

                The
contractor appointed by the Tenant and approved in writing by the Manager shall
at all times work under the supervision and comply with the directions of the
Landlord’s nominated contractors or the Manager’s nominated
contractors.

                 

                
                  	
                          6.

                        	
                          The
      contractor appointed by the Tenant shall not carry out any work in the
      common areas or any part thereof and all debris created by the carrying
      out of such work and incidental to moving into the said premises is to be
      cleared at the expense of the Tenant creating the
  same.

                        

                

                 

                
                  	
                          7.

                        	
                          The
      Tenant, his servants, agents and workmen shall co-operate fully with the
      Landlord or its authorized representative, the Manager and its nominated
      contractors and project consultants in carrying out any work on the said
      Building, and shall cause the work done on the said premises to be
      co-ordinated and carried out in such a manner as to avoid any delay or
      interference with the work (if any) of the Landlord on the said Building.
      The Tenant, his servants, agents and workmen shall obey and comply with
      all instructions and directions which may be given by the Manager or its
      authorized representatives in connection with the carrying out of such
      work.

                        

                

                 

                
                  	
                          8.

                        	
                          The
      Tenant is solely responsible for the safety of all the said works carried
      out on the said premises and for the payment of all costs charges and
      expenses involved therein together with of the cost of providing a
      temporary electricity supply, if any, the reasonable proportion of such
      cost of which shall be borne by the Tenant requiring such supply, and to
      be calculated on a daily basis at a rate as determined by the
      Manager.

                        

                

                 

                
                  	
                          9.

                        	
                          The
      Tenant shall indemnify the Landlord and/or the Manager against all claims
      arising out of the actions of his appointed contractors and others
      similarly employed in the said premises and other areas of the said
      Building in connection with the carrying out of the
  works.

                        

                

                 

                
                  	
                          10.

                        	
                          Without
      in any way limiting the generality of the foregoing, the Tenant shall
      not:-

                        

                

                 

                
                  	
                        	
                          (i)

                        	
                          submit
      any plan to the Buildings Department or other competent authority for
      approval without first obtaining the Manager’s written consent which the
      Manager may in its unfettered discretion withhold if it considers that the
      submission of such plan or the work proposed to be carried out could or
      might interfere with work being carried out on any part of the said
      Building;

                        

                

                 

                
                  	
                        	
                          (ii)

                        	
                          carry
      out or attempt to carry out any work which requires the consent of the
      Buildings Department or any other competent authority without previously
      obtaining such consent;

                        

                

                 

                
                  	
                        	
                          (iii)

                        	
                          do
      or permit any act or thing to be done which is likely to cause any fire
      risk or other hazard in any part of the said
  Building.

                        

                

                 

                
                  	
                        	
                          (iv)

                        	
                          carrying
      out any alteration and/or removal of the fire services equipments as
      provided therein including hose reels and sprinkler heads, except with the
      written permission and approval of the Manager and all other competent
      authorities (wherever necessary);
and

                        

                

                 

                
                  	
                        	
                          (v)

                        	
                          permit
      or suffer to be erected, affixed, installed or attached in or on or at the
      partition walls between the said premises and other parts of the said
      Building any shelves, paintings and decorations except with the written
      permission and approval of the Manager and all other competent authorities
      (wherever necessary).

                        

                

                

                
                  
                    
                       

                    

                    
                      31

                      
                        

                      

                    

                    
                       

                    

                  

                

                 

                THE FIFTH SCHEDULE ABOVE
REFERRED TO

                 

                The said
premises shall only be used or operated for the following purpose and for no
other purpose whatsoever:-

                 

                
                  	
                          (a)

                        	
                          offices
      ancillary and directly related to an industrial operation BUT ALWAYS
      excluding any trade that is now or may hereafter be declared to be an
      offensive trade under the Public Health and Municipal Services Ordinance,
      or any enactment amending the same or substituted
    therefore.

                        

                

                

                
                  
                    
                       

                    

                    
                      32

                      
                        

                      

                    

                    
                       

                    

                  

                

                 

                AS
WITNESS the hands of the parties hereto the day and year first above
written.

                

                
                  
                    
                      
                        
                          
                            
                              
                                
                                  	
                                          SIGNED
      by TSANG
      SHIH CHANG

                                        	
                                          )

                                        	
                                          AITKEN, VANSON
      & CO., LTD.

                                        
	 	
                                          )

                                        	
                                          /s/
      Tsang
      Shih Chang

                                        
	
                                          for
      and on behalf of the Landlord whose

                                        	
                                          )

                                        	
                                          For
      and on behalf of

                                        
	 	
                                          )

                                        	 
	
                                          signature(s)
      is/are verified by:

                                        	
                                          )

                                        	 
      

                                

                              

                            

                          

                        

                      

                    

                  

                

                 

                
                  
                    	
                            YAU
      TO TUNG

                          	 
      	
                            /s/ Yau
      To Tung

                          

                  

                

                 

                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      	
                                              SIGNED
      by LING HO LEUNG

                                            	
                                              )

                                            	 
      
	 
      	
                                              )

                                            	
                                              For
      and on behalf of

                                              

                                            
	
                                              for
      and on behalf of the Tenant in the

                                            	
                                              )

                                            	
                                              SUN
      LINE INDUSTRIAL LIMITED

                                            
	 	 	
                                              /s/ Ling
      Ho Leung

                                            
	 
      	
                                              )

                                            	
                                              Authorized
      Signature(s)

                                            
	
                                              presence
      of: JENNY POON HAU
      CHUN

                                            	
                                              )

                                            	 
      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

                 

                
                  
                    
                      
                        
                          
                            
                              
                                
                                  
                                    
                                      
                                        
                                          
                                            
                                              
                                                
                                                  
                                                    
                                                      
                                                        	
                                                                RECEIVED
      on or before the day and year first above written

                                                              	
                                                                )

                                                              	 
      
	
                                                                of
      and from the Tenant the sum of HONG KONG DOLLARS

                                                              	
                                                                )

                                                              	
                                                                AITKEN,
      VANSON & CO., LTD.

                                                              
	
                                                                SIXTY
      SIX THOUSAND FIVE HUNDRED AND EIGHTY 

                                                              	) 	/s/ Tsang
      Shih Chang
	
                                                                FIVE
      AND CENTS SIXTY (which has been paid by the Tenant 

                                                              	
                                                                )

                                                              	
                                                                
                                                                  For
      and on behalf of

                                                                

                                                              
	
                                                                to
      the Landlord on signing the Tenancy Agreement dated

                                                              	)	 
	
                                                                1st
      March 2007) being the total deposit money above expressed

                                                              	) 	 
	
                                                                to
      be paid by the Tenant to the Landlord.

                                                              	
                                                                )
      HK$77,644.80

                                                              

                                                      

                                                    

                                                  

                                                

                                              

                                            

                                          

                                        

                                      

                                    

                                  

                                

                              

                            

                          

                        

                      

                    

                  

                

                 

                WITNESS
as to signature only: -

                 

                /s/ Yau To
Tung

                

                
                  
                    
                       

                    

                    
                      33

                      
                        

                      

                    

                    
                       

                    

                  

                

                 

                
                  
                    
                      
                        
                          
                            
                              	
                                      RECEIVED
      on or before the day and year first above written

                                    	
                                      )

                                    	
                                      AITKEN,
      VANSON & CO., LTD.

                                    
	
                                      of
      and from the Tenant the sum of HONG KONG DOLLARS

                                    	
                                      )

                                    	
                                      /s/
      Tsang
      Shih Chang

                                    
	
                                      TWENTY
      TWO THOUSAND ONE HUNDRED AND NINETY

                                    	
                                      
                                        )

                                      

                                    	
                                      For
      and on behalf of

                                    
	
                                      FIVE
      AND CENTS TWENTY being the rent and management

                                    	
                                      )

                                    	 
      
	
                                      fee
      and air-conditioning charges for the first month.

                                    	
                                      )

                                    	
                                      HK$25,881.60

                                    

                            

                          

                        

                      

                    

                  

                

                 

                WITNESS
as to signature only: -

                 

                /s/ Yau To
Tung

                

                
                  
                    
                       

                    

                    
                      34REGISTRATION RIGHTS
AGREEMENT

     

    THIS
REGISTRATION RIGHTS AGREEMENT (this “Agreement”) is
entered into as of the 16th day of
December, 2010, by and among, GSME Acquisition Partners I, a company organized
under the laws of the Cayman Islands (the “Company”), and the
undersigned parties listed under Investors on the signature page hereto (each,
an “Investor”
and collectively, the “Investors”).

     

    WHEREAS,
the Investors have been and may be issued Ordinary Shares (as defined below) in
the Company pursuant to an Amended and Restated Agreement and Plan of
Reorganization, dated as of September 13, 2010, as amended on December 9, 2010,
among the Company, GSME Acquisition Partners I Sub Limited, the Investors and
Plastec International Holdings Limited (as amended, restated, supplemented, or
otherwise modified from time to time, the “Merger Agreement”);
and

     

    WHEREAS,
the Investors and the Company desire to enter into this Agreement to provide the
Investors with certain rights relating to the registration of Ordinary Shares
owned by them.

     

    NOW,
THEREFORE, in consideration of the mutual covenants and agreements set forth
herein, and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the parties hereto agree as
follows:

     

    1.           DEFINITIONS.  The
following capitalized terms used herein have the following
meanings:

     

    “Agreement” means this
Agreement, as amended, restated, supplemented, or otherwise modified from time
to time.

     

    “Cathay” means Cathay
Plastic Limited (BVI), a company incorporated under the laws of the British
Virgin Islands, and an Investor.

     

    “Commission” means the
Securities and Exchange Commission, or any other federal agency then
administering the Securities Act or the Exchange Act.

     

    “Company” is defined
in the preamble to this Agreement.

     

    “Demand Registration”
is defined in Section 2.1.1.

     

    “Demanding Holder” is
defined in Section 2.1.1.

     

    “Exchange Act” means
the Securities Exchange Act of 1934, as amended, and the rules and regulations
of the Commission promulgated thereunder, as in effect at the time.

     

    “Existing Registrable
Securities” means the securities covered by the Existing Registration
Rights Agreement.

     

    “Existing Registration Rights
Agreement” means that certain Registration Rights Agreement dated as of
November 19, 2009, as amended, by and among the Company and the investors
identified therein.

     

    “Form F-3” is defined
in Section 2.3.

     

    “Indemnified Party” is
defined in Section 4.3.

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    “Indemnifying Party”
is defined in Section 4.3.

     

    “Investor” is defined
in the preamble to this Agreement.

     

    “Investor Indemnified
Party” is defined in Section 4.1.

     

    “Maximum Number of
Shares” is defined in Section 2.1.4.

     

    “Merger Agreement” is
defined in the preamble to this Agreement.

     

    “Non-Cathay Demanding
Holders” is defined in Section 2.1.1.

     

    “Non-Cathay Investors”
is defined in Section 2.1.1.

     

    “Notices” is defined
in Section 6.3.

     

    “Option Securities” is
defined in Section 2.1.4.

     

    “Ordinary Shares”
shall mean shares of common stock of the Company, par value $0.001 per
share.

     

    “Piggy-Back
Registration” is defined in Section 2.2.1.

     

    “Pro Rata” is defined
in Section 2.1.4.

     

    “Register,” “registered” and
“registration”
mean a registration with respect to the Registrable Securities effected by
preparing and filing a registration statement or similar document in compliance
with the requirements of the Securities Act, and the applicable rules and
regulations promulgated thereunder, and such registration statement becoming
effective.

     

    “Registrable
Securities” means all of the Ordinary Shares issued, or issuable, to the
Investors pursuant to the Merger Agreement (including the Earnout Shares (as
defined therein)).  Registrable Securities includes any warrants,
Ordinary Shares or other securities of the Company issued as a dividend or other
distribution with respect to or in exchange for or in replacement of such
Ordinary Shares.  As to any particular Registrable Securities, such
securities shall cease to be Registrable Securities when: (a) a Registration
Statement with respect to the sale of such securities shall have become
effective under the Securities Act and such securities shall have been sold,
transferred, disposed of or exchanged in accordance with such Registration
Statement; (b) such securities shall have been otherwise transferred, new
certificates for them not bearing a legend restricting further transfer shall
have been delivered by the Company and subsequent public distribution of them
shall not require registration under the Securities Act; (c) such securities
shall have ceased to be outstanding, or (d) the Company shall have received an
opinion of its counsel that such Registrable Securities are salable under Rule
144 without volume restrictions.

     

    “Registration
Statement” means a registration statement filed by the Company with the
Commission in compliance with the Securities Act and the rules and regulations
promulgated thereunder for a public offering and sale of equity securities, or
securities or other obligations exercisable or exchangeable for, or convertible
into, equity securities of the Company (other than a registration statement on
Form S-4 or Form S-8, or their successors, or any registration statement
covering only securities proposed to be issued in exchange for securities or
assets of another entity).

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

     

    “Securities Act” means
the Securities Act of 1933, as amended, and the rules and regulations of the
Commission promulgated thereunder, all as the same shall be in effect at the
time.

     

    “Underwriter” means a
securities dealer who purchases any Registrable Securities as principal in an
underwritten offering and not as part of such dealer's market-making
activities.

     

    “Unit Purchase Option”
is defined in Section 2.1.4.

     

    2.           REGISTRATION
RIGHTS.

     

    2.1         Demand
Registration.

     

    2.1.1     Request for
Registration.  At any time and from time to time on or after
the date hereof, (i) one or more Investors other than Cathay (the “Non-Cathay
Investors”) holding at least 1,000,000 Registrable Securities in the
aggregate (subject to adjustment in the event of a stock split, consolidation or
recapitalization) and (ii) Cathay may each make a separate written demand for
registration under the Securities Act of all or part (but not less than 500,000,
subject to adjustment in the event of a stock split, consolidation or
recapitalization) of their respective Registrable Securities (a “Demand
Registration”).  Any such demand for a Demand Registration
shall specify the type and number of shares of Registrable Securities proposed
to be sold and the intended method(s) of distribution thereof.  In the
event of a demand by one or more Non-Cathay Investors, the Company will notify
all other Non-Cathay Investors of the demand within ten (10) days from the
receipt of the demand, and each Non-Cathay Investor that holds Registrable
Securities and wishes to include all or a portion of its Registrable Securities
in the Demand Registration of the Non-Cathay Investors (together with the
Non-Cathay Investors demanding the Demand Registration, the “Non-Cathay Demanding
Holders”) shall so notify the Company within fifteen (15) days after the
receipt by the holder of the notice from the Company.  In the case of
a demand by one or more Non-Cathay Investors, each Non-Cathay Demanding Holder
shall be referred to as a “Demanding Holder”,
and in the case of a demand by Cathay, Cathay shall be referred to as the “Demanding
Holder”.  Upon such a demand for a Demand Registration, the
Demanding Holder(s) shall be entitled to have their Registrable Securities
included in a Demand Registration, subject to Section 2.1.4 and the provisos set
forth in Section 3.1.1.  The Company shall not be obligated to effect
more than two (2) Demand Registrations pursuant to clause (i) of the first
sentence of this Section 2.1.1 and two (2) additional Demand Registrations
pursuant to clause (ii) of the first sentence of this Section 2.1.1 in respect
of Registrable Securities.  Registrable Securities registered under
this Section shall remain subject to the transfer restrictions set forth in
Section 5.3 of the Merger Agreement.

     

    2.1.2     Effective
Registration.  A registration will not count as a Demand
Registration until the Registration Statement filed with the Commission with
respect to such Demand Registration has been declared effective and the Company
has complied with all of its obligations under this Agreement with respect
thereto; provided, however, that if,
after such Registration Statement has been declared effective, the offering of
Registrable Securities pursuant to a Demand Registration is interfered with by
any stop order or injunction of the Commission or any other governmental agency
or court, the Registration Statement with respect to such Demand Registration
will be deemed not to have been declared effective, unless and until, (i) such
stop order or injunction is removed, rescinded or otherwise terminated, and (ii)
a majority in interest of the Demanding Holders (or, if there is only one, the
Demanding Holder) thereafter elect(s) to continue the offering; provided, further, that the
Company shall not be obligated to file a second Registration Statement until a
Registration Statement that has been filed is counted as a Demand Registration
or is terminated or withdrawn.

     

    
      
         

      

      
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    2.1.3     Underwritten
Offering.  If not less than a majority in interest of the
Demanding Holders (or, if there is only one, the Demanding Holder) so elects and
such holder(s) so advise the Company as part of a written demand for a Demand
Registration, the offering of such Registrable Securities pursuant to such
Demand Registration shall be in the form of an underwritten
offering.  In such event, the right of any holder to include its
Registrable Securities in such registration shall be conditioned upon such
holder's participation in such underwriting and the inclusion of such holder's
Registrable Securities in the underwriting to the extent provided
herein.  Any Demanding Holder proposing to distribute its Registrable
Securities through such underwriting shall enter into an underwriting agreement
in customary form with the Underwriter or Underwriters selected for such
underwriting by a majority-in-interest of the holders (or, if there is only one,
the holder) initiating the Demand Registration.

     

    2.1.4     Reduction of
Offering.  If (x) the managing Underwriter or Underwriters for
a Demand Registration that is to be an underwritten offering advises the Company
and the Demanding Holder(s) in writing that the dollar amount or number of
shares of Registrable Securities which the Demanding Holder(s) desire(s) to
sell, taken together with all other Ordinary Shares or other securities which
the Company desires to sell and the Ordinary Shares, if any, as to which
registration has been requested pursuant to written contractual piggy-back
registration rights held by other shareholders of the Company who desire to
sell, exceeds the maximum dollar amount or maximum number of shares that can be
sold in such offering without adversely affecting the proposed offering price,
the timing, the distribution method, or the probability of success of such
offering or (y) the Staff of the Commission does not permit all of the
Registrable Securities requested by the Demanding Holder(s), taken together with
all other Ordinary Shares or other securities which the Company desires to sell
and the Ordinary Shares, if any, as to which registration has been requested
pursuant to written contractual piggy-back registration rights held by other
shareholders of the Company who desire to sell, to be included in the
Registration Statement filed for a Demand Registration (the maximum dollar
amount or maximum number of shares, as applicable, that can be sold or
registered in the Demand Registration are referred to herein as the “Maximum Number of
Shares”), then the Company shall include in such
registration:

     

    
      
         

      

      
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    (i)           If
the Demand Registration was demanded by Cathay, (A) first, the Registrable
Securities as to which Demand Registration has been requested by Cathay and the
Ordinary Shares or other securities, if any, comprised of Existing Registrable
Securities, as to which registration has been requested pursuant to the
applicable piggy-back rights contained in the Existing Registration Rights
Agreement (pro rata in accordance with the number of shares which each such
person has requested be included in such registration, regardless of the number
of shares held by each such person (such proportion, “Pro Rata”)) that can
be sold without exceeding the Maximum Number of Shares; (B) second, to the
extent that the Maximum Number of Shares has not been reached under the
foregoing clause (A), the Ordinary Shares or other securities that the Company
desires to sell that can be sold without exceeding the Maximum Number of Shares;
(C) third, to the extent that the Maximum Number of Shares has not been reached
under the foregoing clauses (A) and (B), the Ordinary Shares or other securities
registrable pursuant to the terms of the Unit Purchase Option to be issued to
Cohen & Company Securities, LLC (“Cohen & Company”)
or its designees in connection with the Company’s initial public offering on
November 25, 2009 (the “Unit Purchase Option”
and such registrable securities, the “Option Securities”)
as to which “piggy-back” registration has been requested by the holders thereof,
Pro Rata, that can be sold without exceeding the Maximum Number of Shares; (D)
fourth, to the extent that the Maximum Number of Shares has not been reached
under the foregoing clauses (A), (B) and (C), the Ordinary Shares or other
securities for the account of other persons that the Company is obligated to
register pursuant to written contractual arrangements with such persons and that
can be sold without exceeding the Maximum Number of Shares; and (E) fifth, to
the extent that the Maximum Number of Shares has not been reached under the
foregoing clauses (A), (B), (C) and (D), the Ordinary Shares or other securities
that other security holders desire to sell that can be sold without exceeding
the Maximum Number of Shares; or

     

    (ii)           If
the Demand Registration was demanded by one or more Non-Cathay Investors, (A)
first, the Registrable Securities as to which Demand Registration has been
requested by the Non-Cathay Demanding Holders and the Ordinary Shares or other
securities, if any, comprised of Existing Registrable Securities, as to which
registration has been requested pursuant to the applicable piggy-back rights
contained in the Existing Registration Rights Agreement, Pro Rata, that can be
sold without exceeding the Maximum Number of Shares; (B) second, to the extent
that the Maximum Number of Shares has not been reached under the foregoing
clause (A), the Ordinary Shares or other securities that the Company desires to
sell that can be sold without exceeding the Maximum Number of Shares; (C) third,
to the extent that the Maximum Number of Shares has not been reached under the
foregoing clauses (A) and (B), the Option Securities as to which “piggy-back”
registration has been requested by the holders thereof, Pro Rata, that can be
sold without exceeding the Maximum Number of Shares; (D) fourth, to the extent
that the Maximum Number of Shares has not been reached under the foregoing
clauses (A),  (B) and (C), the Ordinary Shares or other securities for
the account of other persons that the Company is obligated to register pursuant
to written contractual arrangements with such persons and that can be sold
without exceeding the Maximum Number of Shares; and (E) fifth, to the extent
that the Maximum Number of Shares have not been reached under the foregoing
clauses (A), (B), (C) and (D), the Ordinary Shares or other securities that
other security holders desire to sell that can be sold without exceeding the
Maximum Number of Shares.

     

    2.1.5        Withdrawal.  If
a majority in interest of the Demanding Holders (or, if there is only one, the
Demanding Holder) disapproves of the terms of any underwriting or would not be
entitled to include all of its or their Registrable Securities in any offering,
such majority in interest of the Demanding Holders (or, if there is only one,
the Demanding Holder) may elect to withdraw from such offering by giving written
notice to the Company and the Underwriter or Underwriters of the request to
withdraw prior to the effectiveness of the Registration Statement filed with the
Commission with respect to such Demand Registration.  If the majority
in interest of the Demanding Holders (or, if there is only one, the Demanding
Holder) withdraws from a proposed offering relating to a Demand Registration,
then such registration shall not count as a Demand Registration provided for in
this Section 2.1.

     

    
      
         

      

      
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    2.2         Piggy-Back
Registration.

     

    2.2.1        Piggy-Back
Rights.  If at any time on or after the date of this Agreement
the Company proposes to file a Registration Statement under the Securities Act
with respect to an offering of equity securities, or securities or other
obligations exercisable or exchangeable for, or convertible into, equity
securities, by the Company for its own account or for shareholders of the
Company for their account (or by the Company and by shareholders of the Company
including, without limitation, pursuant to Section 2.1), other than a
Registration Statement (i) filed in connection with any employee stock option or
other benefit plan, (ii) for an exchange offer or offering of securities solely
to the Company's existing shareholders, (iii) for an offering of debt that is
convertible into equity securities of the Company or (iv) for a dividend
reinvestment plan, then the Company shall (x) give written notice of such
proposed filing to the holders of Registrable Securities as soon as practicable
but in no event less than ten (10) days before the anticipated filing date,
which notice shall describe the amount and type of securities to be included in
such offering, the intended method(s) of distribution, and the name of the
proposed managing Underwriter or Underwriters, if any, of the offering, and (y)
offer to the holders of Registrable Securities in such notice the opportunity to
register the sale of such number of shares of Registrable Securities as such
holders may request in writing within five (5) days following receipt of such
notice (a “Piggy-Back
Registration”).  The Company shall cause such Registrable
Securities to be included in such registration and shall use its best efforts to
cause the managing Underwriter or Underwriters of a proposed underwritten
offering to permit the Registrable Securities requested to be included in a
Piggy-Back Registration to be included on the same terms and conditions as any
similar securities of the Company and to permit the sale or other disposition of
such Registrable Securities in accordance with the intended method(s) of
distribution thereof.  All holders of Registrable Securities proposing
to distribute their securities through a Piggy-Back Registration that involves
an Underwriter or Underwriters shall enter into an underwriting agreement in
customary form with the Underwriter or Underwriters selected for such Piggy-Back
Registration.

     

    2.2.2        Reduction of
Offering.  If (x) the managing Underwriter or Underwriters for
a Piggy-Back Registration that is to be an underwritten offering advises the
Company and the holders of Registrable Securities in writing that the dollar
amount or number of Ordinary Shares which the Company desires to sell, taken
together with Ordinary Shares, if any, as to which registration has been
demanded pursuant to written contractual arrangements with persons other than
the holders of Registrable Securities hereunder, the Registrable Securities as
to which registration has been requested under this Section 2.2, and the
Ordinary Shares, if any, as to which registration has been requested pursuant to
the written contractual piggy-back registration rights of other shareholders of
the Company, exceeds the Maximum Number of Shares, or (y) the Staff of the
Commission does not permit all of the Registrable Securities requested by the
Holders, taken together with all other Ordinary Shares or other securities which
the Company desires to sell and the Ordinary Shares, if any, as to which
registration has been requested pursuant to written contractual piggy-back
registration rights held by other shareholders of the Company who desire to
sell, to be included in the Registration Statement filed for the Piggy-Back
Registration, then the Company shall include in any such
registration:

     

    
      
         

      

      
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    (i)           If
the registration is undertaken for the Company's account: (A) first, the
Ordinary Shares or other securities that the Company desires to sell that can be
sold without exceeding the Maximum Number of Shares; (B) second, to the extent
that the Maximum Number of Shares has not been reached under the foregoing
clause (A), the Ordinary Shares or other securities, if any, comprised of
Registrable Securities, Existing Registrable Securities or Option Securities, as
to which registration has been requested pursuant to written contractual
piggy-back registration rights of such security holders, Pro Rata, that can be
sold without exceeding the Maximum Number of Shares; and (C) third, to the
extent that the Maximum Number of Shares has not been reached under the
foregoing clauses (A) and (B), the Ordinary Shares or other securities for the
account of other persons that the Company is obligated to register pursuant to
written contractual piggy-back registration rights with such persons and that
can be sold without exceeding the Maximum Number of Shares;

     

    (ii)          If
the registration is a “demand” registration pursuant to the Existing
Registration Rights Agreement, securities as provided therein; and

     

    (iii)         If
the registration is a “demand” registration undertaken at the demand of persons
other than the holders of Registrable Securities or Existing Registrable
Securities or pursuant to written contractual arrangements with such persons,
(A) first, the Ordinary Shares or other securities for the account of the
demanding persons that can be sold without exceeding the Maximum Number of
Shares, Pro Rata; (B) second, to the extent that the Maximum Number of Shares
has not been reached under the foregoing clause (A), the Ordinary Shares or
other securities that the Company desires to sell that can be sold without
exceeding the Maximum Number of Shares; (C) third, to the extent that the
Maximum Number of Shares has not been reached under the foregoing clauses (A)
and (B), collectively the Ordinary Shares or other securities comprised of
Registrable Securities, Existing Registrable Securities or Option Securities, as
to which registration has been requested pursuant to the terms of this Section
2.2 or of the Existing Registration Rights Agreement, as applicable, Pro Rata,
that can be sold without exceeding the Maximum Number of Shares; and (D) fourth,
to the extent that the Maximum Number of Shares has not been reached under the
foregoing clauses (A), (B) and (C), the Ordinary Shares or other securities for
the account of other persons that the Company is obligated to register pursuant
to written contractual arrangements with such persons that can be sold without
exceeding the Maximum Number of Shares.

     

    2.2.3        Withdrawal.  Any
holder of Registrable Securities may elect to withdraw such holder's request for
inclusion of Registrable Securities in any Piggy-Back Registration by giving
written notice to the Company of such request to withdraw prior to the
effectiveness of the Registration Statement.  The Company (whether on
its own determination or as the result of a withdrawal by persons making a
demand pursuant to written contractual obligations) may also elect to withdraw a
Registration Statement at any time prior to the effectiveness of such
Registration Statement.  Notwithstanding any such withdrawal, the
Company shall pay all expenses incurred by the holders of Registrable Securities
in connection with such Piggy-Back Registration as provided in Section
3.3.

     

    
      
         

      

      
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    2.3         Registrations on Form
F-3.  The holders of Registrable Securities may at any time and
from time to time, request in writing that the Company register the resale of
any or all of such Registrable Securities on Form F-3 or any similar short-form
registration which may be available at such time (“Form F-3”); provided, however, that the
Company shall not be obligated to effect such request through an underwritten
offering.  Upon receipt of such written request, the Company will
promptly give written notice of the proposed registration to all other holders
of Registrable Securities, and, as soon as practicable thereafter, effect the
registration of all or such portion of such holder's or holders' Registrable
Securities as are specified in such request, together with all or such portion
of the Registrable Securities or other securities of the Company, if any, of any
other holder or holders joining in such request as are specified in a written
request given within fifteen (15) days after receipt of such written notice from
the Company; provided, however, that the
Company shall not be obligated to effect any such registration pursuant to this
Section 2.3: (i) if Form F-3 is not available for such offering; or (ii) if the
holders of the Registrable Securities, together with the holders of any other
securities of the Company entitled to inclusion in such registration, propose to
sell Registrable Securities and such other securities (if any) at any aggregate
price to the public of less than $500,000. Registrations effected pursuant to
this Section 2.3 shall not be counted as Demand Registrations effected pursuant
to Section 2.1.  Registrable Securities registered under this Section
shall remain subject to the transfer restrictions set forth in Section 5.3 of
the Merger Agreement.

     

    3.           REGISTRATION
PROCEDURES.

     

    3.1.         Filings;
Information.  Whenever the Company is required to effect the
registration of any Registrable Securities pursuant to Section 2, the Company
shall use its best efforts to effect the registration and sale of such
Registrable Securities in accordance with the intended method(s) of distribution
thereof as expeditiously as practicable, and in connection with any such
request:

     

    3.1.1        Filing Registration
Statement.  The Company shall, as expeditiously as possible and
in any event within sixty (60) days after receipt of a request for a Demand
Registration pursuant to Section 2.1, prepare and file with the Commission a
Registration Statement on any form for which the Company then qualifies or which
counsel for the Company shall deem appropriate and which form shall be available
for the sale of all Registrable Securities to be registered thereunder in
accordance with the intended method(s) of distribution thereof, and shall use
its best efforts to cause such Registration Statement to become and remain
effective for the period required by Section 3.1.3; provided, however, that the
Company shall have the right to defer any Demand Registration for up to thirty
(30) days, and any Piggy-Back Registration for such period as may be applicable
to deferment of any demand registration to which such Piggy-Back Registration
relates, in each case if the Company shall furnish to the holders a certificate
signed by the Chief Executive Officer of the Company stating that, in the good
faith judgment of the Board of Directors of the Company, it would be materially
detrimental to the Company and its shareholders for such Registration Statement
to be effected at such time; provided, further, that the
Company shall not have the right to exercise the right set forth in the
immediately preceding proviso more than once in any 365-day period in respect of
a Demand Registration hereunder.

     

    
      
         

      

      
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    3.1.2        Copies.  The
Company shall, prior to filing a Registration Statement or prospectus, or any
amendment or supplement thereto, furnish without charge to the holders of
Registrable Securities included in such registration, and such holders' legal
counsel, copies of such Registration Statement as proposed to be filed, each
amendment and supplement to such Registration Statement (in each case including
all exhibits thereto and documents incorporated by reference therein), the
prospectus included in such Registration Statement (including each preliminary
prospectus), and such other documents as the holders of Registrable Securities
included in such registration or legal counsel for any such holders may request
in order to facilitate the disposition of the Registrable Securities owned by
such holders.

     

    3.1.3        Amendments and
Supplements.  The Company shall prepare and file with the
Commission such amendments, including post-effective amendments, and supplements
to such Registration Statement and the prospectus used in connection therewith
as may be necessary to keep such Registration Statement effective and in
compliance with the provisions of the Securities Act until all Registrable
Securities and other securities covered by such Registration Statement have been
disposed of in accordance with the intended method(s) of distribution set forth
in such Registration Statement or such securities have been
withdrawn.

     

    3.1.4        Notification.  After
the filing of a Registration Statement, the Company shall promptly, and in no
event more than two (2) business days after such filing, notify the holders of
Registrable Securities included in such Registration Statement of such filing,
and shall further notify such holders promptly and confirm such advice in
writing in all events within two (2) business days of the occurrence of any of
the following: (i) when such Registration Statement becomes effective; (ii) when
any post-effective amendment to such Registration Statement becomes effective;
(iii) the issuance or threatened issuance by the Commission of any stop order
(and the Company shall take all actions required to prevent the entry of such
stop order or to remove it if entered); and (iv) any request by the Commission
for any amendment or supplement to such Registration Statement or any prospectus
relating thereto or for additional information or of the occurrence of an event
requiring the preparation of a supplement or amendment to such prospectus so
that, as thereafter delivered to the purchasers of the securities covered by
such Registration Statement, such prospectus will not contain an untrue
statement of a material fact or omit to state any material fact required to be
stated therein or necessary to make the statements therein not misleading, and
promptly make available to the holders of Registrable Securities included in
such Registration Statement any such supplement or amendment; except that before
filing with the Commission a Registration Statement or prospectus or any
amendment or supplement thereto, including documents incorporated by reference,
the Company shall furnish to each holder of Registrable Securities included in
such Registration Statement, and to the legal counsel for each such holder,
copies of all such documents proposed to be filed sufficiently in advance of
filing to provide such holders and legal counsel with a reasonable opportunity
to review such documents and comment thereon, and the Company shall not file any
Registration Statement or prospectus or amendment or supplement thereto,
including documents incorporated by reference, to which such holders or their
legal counsel shall object.

     

    3.1.5        State Securities Laws
Compliance.  The Company shall use its best efforts to (i)
register or qualify the Registrable Securities covered by the Registration
Statement under such securities or “blue sky” laws of such jurisdictions in the
United States as the holders of Registrable Securities included in such
Registration Statement (in light of their intended plan of distribution) may
request and (ii) take such action necessary to cause such Registrable Securities
covered by the Registration Statement to be registered with or approved by such
other governmental authorities as may be necessary by virtue of the business and
operations of the Company and do any and all other acts and things that may be
necessary or advisable to enable the holders of Registrable Securities included
in such Registration Statement to consummate the disposition of such Registrable
Securities in such jurisdictions; provided, however, that the
Company shall not be required to qualify generally to do business in any
jurisdiction where it would not otherwise be required to qualify but for this
Section 3.1.5 or subject itself to taxation in any such
jurisdiction.

     

    
      
         

      

      
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    3.1.6        Agreements for
Disposition.  The Company shall enter into customary agreements
(including, if applicable, an underwriting agreement in customary form) and take
such other actions as are reasonably required in order to expedite or facilitate
the disposition of such Registrable Securities.  The representations,
warranties and covenants of the Company in any underwriting agreement which are
made to or for the benefit of any Underwriters, to the extent applicable, shall
also be made to and for the benefit of the holders of Registrable Securities
included in such registration statement.  No holder of Registrable
Securities included in such registration statement shall be required to make any
representations or warranties in the underwriting agreement except, if
applicable, with respect to such holder's organization, good standing,
authority, title to Registrable Securities, lack of conflict of such sale with
such holder's material agreements and organizational documents, and with respect
to written information relating to such holder that such holder has furnished in
writing expressly for inclusion in such Registration Statement.

     

    3.1.7        Cooperation.  The
principal executive officer of the Company, the principal financial officer of
the Company, the principal accounting officer of the Company and all other
officers and members of the management of the Company shall cooperate fully in
any offering of Registrable Securities hereunder, which cooperation shall
include, without limitation, the preparation of the Registration Statement with
respect to such offering and all other offering materials and related documents,
and participation in meetings with Underwriters, attorneys, accountants and
potential investors.

     

    3.1.8        Records.  The
Company shall make available for inspection by the holders of Registrable
Securities included in such Registration Statement, any Underwriter
participating in any disposition pursuant to such Registration Statement and any
attorney, accountant or other professional retained by any holder of Registrable
Securities included in such Registration Statement or any Underwriter, all
financial and other records, pertinent corporate documents and properties of the
Company, as shall be necessary to enable them to exercise their due diligence
responsibility, and cause the Company's officers, directors and employees to
supply all information requested by any of them in connection with such
Registration Statement.

     

    3.1.9        Opinions and Comfort
Letters.  The Company shall furnish to each holder of
Registrable Securities included in any Registration Statement a signed
counterpart, addressed to such holder, of (i) any opinion of counsel to the
Company delivered to any Underwriter and (ii) any comfort letter from the
Company's independent public accountants delivered to any
Underwriter.  In the event no legal opinion is delivered to any
Underwriter, the Company shall furnish to each holder of Registrable Securities
included in such Registration Statement, at any time that such holder elects to
use a prospectus, an opinion of counsel to the Company to the effect that the
Registration Statement containing such prospectus has been declared effective
and that no stop order is in effect.

     

    
      
         

      

      
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    3.1.10      Earnings
Statement.  The Company shall comply with all applicable rules
and regulations of the Commission and the Securities Act, and make available to
its shareholders, as soon as practicable, an earnings statement covering a
period of twelve (12) months, beginning within three (3) months after the
effective date of the registration statement, which earnings statement shall
satisfy the provisions of Section 11(a) of the Securities Act and Rule 158
thereunder.

     

    3.1.11      Listing.  The
Company shall use its best efforts to cause all Registrable Securities included
in any registration to be listed on such exchanges or otherwise designated for
trading in the same manner as similar securities issued by the Company are then
listed or designated or, if no such similar securities are then listed or
designated, in a manner satisfactory to the holders of a majority of the
Registrable Securities included in such registration.

     

    3.2.         Obligation to Suspend
Distribution.  Upon receipt of any notice from the Company of
the happening of any event of the kind described in Section 3.1.4(iv), or, in
the case of a resale registration on Form F-3 pursuant to Section 2.3, upon any
suspension by the Company, pursuant to a written insider trading compliance
program adopted by the Company's Board of Directors, of the ability of all
“insiders” covered by such program to transact in the Company's securities
because of the existence of material non-public information, each holder of
Registrable Securities included in any registration shall immediately
discontinue disposition of such Registrable Securities pursuant to the
Registration Statement covering such Registrable Securities until such holder
receives the supplemented or amended prospectus contemplated by Section
3.1.4(iv) or the restriction on the ability of “insiders” to transact in the
Company's securities is removed, as applicable, and, if so directed by the
Company, each such holder will deliver to the Company all copies, other than
permanent file copies then in such holder's possession, of the most recent
prospectus covering such Registrable Securities at the time of receipt of such
notice.

     

    3.3.         Registration
Expenses.  The Company shall bear all costs and expenses
incurred in connection with any Demand Registration pursuant to Section 2.1, any
Piggy-Back Registration pursuant to Section 2.2, and any registration on Form
F-3 effected pursuant to Section 2.3, and all expenses incurred in performing or
complying with its other obligations under this Agreement, whether or not the
Registration Statement becomes effective, including, without limitation: (i) all
registration and filing fees; (ii) fees and expenses of compliance with
securities or “blue sky” laws (including fees and disbursements of counsel in
connection with blue sky qualifications of the Registrable Securities); (iii)
printing expenses; (iv) the Company's internal expenses (including, without
limitation, all salaries and expenses of its officers and employees); (v) the
fees and expenses incurred in connection with the listing of the Registrable
Securities as required by Section 3.1.11; (vi) Financial Industry Regulatory
Authority fees; (vii) fees and disbursements of counsel for the Company and fees
and expenses for independent certified public accountants retained by the
Company (including the expenses or costs associated with the delivery of any
opinions or comfort letters requested pursuant to Section 3.1.9); (viii) the
fees and expenses of any special experts retained by the Company in connection
with such registration and (ix) the fees and expenses of one legal counsel
selected by the holders of a majority-in-interest of the Registrable Securities
included in such registration.  The Company shall have no obligation
to pay any underwriting discounts or selling commissions attributable to the
Registrable Securities being sold by the holders thereof, which underwriting
discounts or selling commissions shall be borne by such
holders.  Additionally, in an underwritten offering, all selling
shareholders and the Company shall bear the expenses of the Underwriter pro rata
in proportion to the respective amount of shares each is selling in such
offering.

     

    
      
         

      

      
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    3.4.         Information.  The
holders of Registrable Securities shall provide such information as may
reasonably be requested by the Company, or the managing Underwriter, if any, in
connection with the preparation of any Registration Statement, including
amendments and supplements thereto, in order to effect the registration of any
Registrable Securities under the Securities Act pursuant to Section 2 and in
connection with the Company's obligation to comply with Federal and applicable
state securities laws.

     

    4.           INDEMNIFICATION
AND CONTRIBUTION.

     

    4.1          Indemnification by the
Company.  The Company agrees to indemnify and hold harmless
each Investor and each other holder of Registrable Securities, and each of their
respective officers, employees, affiliates, directors, partners, members,
attorneys and agents, and each person, if any, who controls an Investor and each
other holder of Registrable Securities (within the meaning of Section 15 of the
Securities Act or Section 20 of the Exchange Act) (each, an “Investor Indemnified
Party”), from and against any expenses, losses, judgments, claims,
damages or liabilities, whether joint or several, arising out of or based upon
any untrue statement (or allegedly untrue statement) of a material fact
contained in any Registration Statement under which the sale of such Registrable
Securities was registered under the Securities Act, any preliminary prospectus,
final prospectus or summary prospectus contained in the Registration Statement,
or any amendment or supplement to such Registration Statement, or arising out of
or based upon any omission (or alleged omission) to state a material fact
required to be stated therein or necessary to make the statements therein not
misleading, or any violation by the Company of the Securities Act or any rule or
regulation promulgated thereunder applicable to the Company and relating to
action or inaction required of the Company in connection with any such
registration; and the Company shall promptly reimburse the Investor Indemnified
Party for any legal and any other expenses reasonably incurred by such Investor
Indemnified Party in connection with investigating and defending any such
expense, loss, judgment, claim, damage, liability or action; provided, however, that the
Company will not be liable in any such case to the extent that any such expense,
loss, claim, damage or liability arises out of or is based upon any untrue
statement or allegedly untrue statement or omission or alleged omission made in
such Registration Statement, preliminary prospectus, final prospectus, or
summary prospectus, or any such amendment or supplement, in reliance upon and in
conformity with information furnished to the Company, in writing, by such
selling holder expressly for use therein.  The Company also shall
indemnify any Underwriter of the Registrable Securities, their officers,
affiliates, directors, partners, members and agents and each person who controls
such Underwriter on substantially the same basis as that of the indemnification
provided above in this Section 4.1.

     

    
      
         

      

      
        12

        
          

        

      

      
         

      

    

    4.2         Indemnification by Holders
of Registrable Securities.  Each selling holder of Registrable
Securities will, in the event that any registration is being effected under the
Securities Act pursuant to this Agreement of any Registrable Securities held by
such selling holder, indemnify and hold harmless the Company, each of its
directors and officers and each Underwriter (if any), and each other selling
holder and each other person, if any, who controls another selling holder or
such Underwriter within the meaning of the Securities Act, against any losses,
claims, judgments, damages or liabilities, whether joint or several, insofar as
such losses, claims, judgments, damages or liabilities (or actions in respect
thereof) arise out of or are based upon any untrue statement or allegedly untrue
statement of a material fact contained in any Registration Statement under which
the sale of such Registrable Securities was registered under the Securities Act,
any preliminary prospectus, final prospectus or summary prospectus contained in
the Registration Statement, or any amendment or supplement to the Registration
Statement, or arise out of or are based upon any omission or alleged omission to
state a material fact required to be stated therein or necessary to make the
statement therein not misleading, if the statement or omission was made in
reliance upon and in conformity with information furnished in writing to the
Company by such selling holder expressly for use therein, and shall reimburse
the Company, its directors and officers, and each other selling holder or
controlling person for any legal or other expenses reasonably incurred by any of
them in connection with investigation or defending any such loss, claim, damage,
liability or action.  Each selling holder's indemnification
obligations hereunder shall be several and not joint and shall be limited to the
amount of any net proceeds actually received by such selling holder in
connection with the sale of the Registrable Securities by such selling holder
pursuant to the Registration Statement containing such untrue
statement.

     

    4.3         Conduct of Indemnification
Proceedings.  Promptly after receipt by any person of any
notice of any loss, claim, damage or liability or any action in respect of which
indemnity may be sought pursuant to Section 4.1 or 4.2, such person (the “Indemnified Party”)
shall, if a claim in respect thereof is to be made against any other person for
indemnification hereunder, notify such other person (the “Indemnifying Party”)
in writing of the loss, claim, judgment, damage, liability or action; provided, however, that the
failure by the Indemnified Party to notify the Indemnifying Party shall not
relieve the Indemnifying Party from any liability which the Indemnifying Party
may have to such Indemnified Party hereunder, except and solely to the extent
the Indemnifying Party is actually prejudiced by such failure.  If the
Indemnified Party is seeking indemnification with respect to any claim or action
brought against the Indemnified Party, then the Indemnifying Party shall be
entitled to participate in such claim or action, and, to the extent that it
wishes, jointly with all other Indemnifying Parties, to assume control of the
defense thereof with counsel satisfactory to the Indemnified
Party.  After notice from the Indemnifying Party to the Indemnified
Party of its election to assume control of the defense of such claim or action,
the Indemnifying Party shall not be liable to the Indemnified Party for any
legal or other expenses subsequently incurred by the Indemnified Party in
connection with the defense thereof other than reasonable costs of
investigation; provided, however, that in any
action in which both the Indemnified Party and the Indemnifying Party are named
as defendants, the Indemnified Party shall have the right to employ separate
counsel (but no more than one such separate counsel) to represent the
Indemnified Party and its controlling persons who may be subject to liability
arising out of any claim in respect of which indemnity may be sought by the
Indemnified Party against the Indemnifying Party, with the fees and expenses of
such counsel to be paid by such Indemnifying Party if, based upon the written
opinion of counsel of such Indemnified Party, representation of both parties by
the same counsel would be inappropriate due to actual or potential differing
interests between them.  No Indemnifying Party shall, without the
prior written consent of the Indemnified Party, consent to entry of judgment or
effect any settlement of any claim or pending or threatened proceeding in
respect of which the Indemnified Party is or could have been a party and
indemnity could have been sought hereunder by such Indemnified Party, unless
such judgment or settlement includes an unconditional release of such
Indemnified Party from all liability arising out of such claim or
proceeding.

     

    
      
         

      

      
        13

        
          

        

      

      
         

      

    

    4.4         Contribution.

     

    4.4.1       
If the indemnification provided for in the foregoing Sections 4.1, 4.2 and 4.3
is unavailable to any Indemnified Party in respect of any loss, claim, damage,
liability or action referred to herein, then each such Indemnifying Party, in
lieu of indemnifying such Indemnified Party, shall contribute to the amount paid
or payable by such Indemnified Party as a result of such loss, claim, damage,
liability or action in such proportion as is appropriate to reflect the relative
fault of the Indemnified Parties and the Indemnifying Parties in connection with
the actions or omissions which resulted in such loss, claim, damage, liability
or action, as well as any other relevant equitable
considerations.  The relative fault of any Indemnified Party and any
Indemnifying Party shall be determined by reference to, among other things,
whether the untrue or alleged untrue statement of a material fact or the
omission or alleged omission to state a material fact relates to information
supplied by such Indemnified Party or such Indemnifying Party and the parties'
relative intent, knowledge, access to information and opportunity to correct or
prevent such statement or omission.

     

    4.4.2        The
parties hereto agree that it would not be just and equitable if contribution
pursuant to this Section 4.4 were determined by pro rata allocation or by any
other method of allocation which does not take account of the equitable
considerations referred to in the immediately preceding Section
4.4.1.

     

    The
amount paid or payable by an Indemnified Party as a result of any loss, claim,
damage, liability or action referred to in the immediately preceding paragraph
shall be deemed to include, subject to the limitations set forth above, any
legal or other expenses incurred by such Indemnified Party in connection with
investigating or defending any such action or claim. Notwithstanding the
provisions of this Section 4.4, no holder of Registrable Securities shall be
required to contribute any amount in excess of the dollar amount of the net
proceeds (after payment of any underwriting fees, discounts, commissions or
taxes) actually received by such holder from the sale of Registrable Securities
which gave rise to such contribution obligation.  No person guilty of
fraudulent misrepresentation (within the meaning of Section 11(f) of the
Securities Act) shall be entitled to contribution from any person who was not
guilty of any fraudulent misrepresentation.

     

    5.           UNDERWRITING
AND DISTRIBUTION.

     

    5.1         Demanding Holder
Underwritten Offering. In the case of any registration effected pursuant
to Section 2.1, the Demanding Holders shall have the right to designate a
managing underwriter reasonably acceptable to the Company in any such offering
which is to be an underwritten offering and, to the extent required by the
underwriters, the Company and any other person including securities in such
registration shall be parties to any underwriting agreement relating thereto and
shall make appropriate representations and warranties and other agreements for
the benefit of the underwriters and the Company.

     

    5.2         Company Underwritten
Offering. In the case of any registration effected pursuant to Section
2.2, the Company or another group of security holders shall have the right to
designate the managing underwriter in any underwritten offering and, to the
extent required by the underwriters, the holders of the Registrable Securities
shall be a party to any underwriting agreement relating thereto and shall make
appropriate representations and warranties and other agreements for the benefit
of the underwriters and the Company.

     

    
      
         

      

      
        14

        
          

        

      

      
         

      

    

    5.3     
    Rule
144.  The Company covenants that it shall file all reports
required to be filed by it under the Securities Act and the Exchange Act and
shall take such further action as the holders of Registrable Securities may
reasonably request, all to the extent required from time to time to enable such
holders to sell Registrable Securities without registration under the Securities
Act within the limitation of the exemptions provided by Rule 144 under the
Securities Act, as such rule may be amended from time to time, or any similar
rule or regulation hereafter adopted by the Commission.

     

    6.           MISCELLANEOUS.

     

    6.1.           Other Registration
Rights.  The Company represents and warrants that, except for
(i) Jing Dong Gao, Eli D. Scher and Lawrence S. Wizel under the registration
rights agreement  with the Company dated November 19, 2009, and (ii)
Cohen & Company with respect to the unit purchase offering issued in
connection with the Company’s initial public offering, no person, other than a
holder of the Registrable Securities, has any right to require the Company to
register any shares of the Company's capital stock for sale or to include shares
of the Company's capital stock in any registration filed by the Company for the
sale of shares of capital stock for its own account or for the account of any
other person.

     

    6.2.           Assignment; No Third Party
Beneficiaries.  This Agreement and the rights, duties and
obligations of the Company hereunder may not be assigned or delegated by the
Company in whole or in part.  This Agreement and the rights, duties
and obligations of the holders of Registrable Securities hereunder may be freely
assigned or delegated by such holder of Registrable Securities in conjunction
with and to the extent of any transfer of Registrable Securities by any such
holder.  This Agreement and the provisions hereof shall be binding
upon and shall inure to the benefit of each of the parties hereto and their
respective successors and permitted assigns.  This Agreement is not
intended to confer any rights or benefits on any persons that are not party
hereto other than as expressly set forth in Article 4 and this Section
6.2

     

    6.3.           Notices.  All
notices, demands, requests, consents, approvals or other communications
(collectively, “Notices”) required or
permitted to be given hereunder or which are given with respect to this
Agreement shall be in writing and shall be personally served, delivered by
reputable air courier service with charges prepaid, or transmitted by hand
delivery, telegram, telex or facsimile, addressed as set forth below, or to such
other address as such party shall have specified most recently by written
notice.  Notice shall be deemed given on the date of service or
transmission if personally served or transmitted by telegram, telex or
facsimile; provided, that if
such service or transmission is not on a business day or is after normal
business hours, then such notice shall be deemed given on the next business
day.  Notice otherwise sent as provided herein shall be deemed given
on the next business day following timely delivery of such notice to a reputable
air courier service with an order for next-day delivery.

     

    If to the
Company:

     

    GSME
Acquisition Partners I

    762 West
Beijing Road

    Shanghai,
PRC 200041

    Attn:
Chief Executive Officer

     

    with a
copy to:

     

    Graubard
Miller

    The
Chrysler Building

    405
Lexington Avenue

    
      
         

      

      
        15

        
          

        

      

      
         

      

    

    

    New York,
NY 10174

    Attn:
David Alan Miller, Esq.

    

    If to
Cathay Plastic Limited (BVI):

    

    Cathay
Plastic Limited (BVI)

    c/o New
Capital Management, Ltd.

    14/F, St.
John’s Bldg.

    33 Garden
Road

    Central,
Hong Kong

    Attn:  Hermann
Leung

    Telephone:
852-25302212

    Telecopier:
852-2147-5050

    

    with a
copy to:

    

    Boies,
Schiller & Flexner LLP

    575
Lexington Avenue – 7th
Floor

    New York,
New York 10022

    Attn:
George Y. Liu, Esq.

    Telephone:  212-446-2300

    Telecopier:  212-446-2350

     

    If to Sun
Yip Industrial Company Limited (BVI):

     

    Sun Yip
Industrial Company Limited (BVI)

    c/o Unit
01, 21/F, Aitken Vanson Centre

    61 Hoi
Yuen Road, Kwun Tong

    Kowloon,
Hong Kong.

    Attn: Kin
Sun Sze-To

    Telephone:
852-21917155

    Telecopier:
852-27796001

    

    If to
Tiger Power Industries Limited (BVI):

     

    Tiger
Power Industries Limited (BVI)

    c/o Unit
01, 21/F, Aitken Vanson Centre

    61 Hoi
Yuen Road, Kwun Tong

    Kowloon,
Hong Kong.

    Attn: Kin
Sun Sze-To

    Telephone:
852-21917155

    Telecopier:
852-27796001

    
      
         

      

      
        16

        
          

        

      

      
         

      

    

    

    If to
Expert Rank Limited (BVI):

     

    Expert
Rank Limited

    c/o Unit
01, 21/F, Aitken Vanson Centre

    61 Hoi
Yuen Road, Kwun Tong

    Kowloon,
Hong Kong.

    Attn: Ho
Leung NING

    Telephone:
852-21917155

    Telecopier:
852-27796001

    

    If to
Fine Colour Limited (BVI):

    

    Fine
Colour Limited

    c/o Unit
01, 21/F, Aitken Vanson Centre

    61 Hoi
Yuen Road, Kwun Tong

    Kowloon,
Hong Kong.

    Attn:
Chin Hien TAN

    Telephone:
852-21917155

    Telecopier:
852-27796001

    

    If to
Greatest Sino Holdings Limited (BVI):

    

    Greatest
Sino Holdings Limited

    c/o Unit
01, 21/F, Aitken Vanson Centre

    61 Hoi
Yuen Road, Kwun Tong

    Kowloon,
Hong Kong.

    Attn: Mei
Ling WONG

    Telephone:
852-21917155

    Telecopier:
852-27796001

    

    If to
Colourful Asia International Limited (BVI):

    

    Colourful
Asia International Limited

    c/o Unit
3408, China Merchant Tower

    Shun Tak
Centre, Sheung Wan

    Hong
Kong.

    Attn: Yuk
Sang TAM

    Telephone:
852-25878683

    Telecopier:
852-25877272

    

    If to Top
Universe Management Limited (BVI):

    

    Top
Universe Management Limited

    c/o Unit
3408, China Merchant Tower

    Shun Tak
Centre, Sheung Wan

    Hong
Kong.

    Attn:
Kwok Wa HUNG

    
      
         

      

      
        17

        
          

        

      

      
         

      

    

    

    Telephone:
852-25878683

    Telecopier:
852-25877272

    

    And also,
if to any of Sun Yip Industrial Company Limited (BVI), Tiger Power Industries
Limited (BVI), Expert Rank Limited (BVI), Fine Colour Limited (BVI), Greatest
Sino Holdings Limited(BVI), Colourful Asia International Limited (BVI) or Top
Universe Management Limited (BVI), with a copy to:

    

    Plastec
International Holdings Limited

    Unit 01,
21/F, Aitken Vanson Centre

    61 Hoi
Yuen Road, Kwun Tong

    Kowloon,
HK

    Attn:
Anthony Suen

    Telephone:
852-21917155

    Telecopier:
852-27796001

    

    Reed
Smith LLP

    355 South
Grand Ave., Suite 2900

    Los
Angeles, CA 90071

    Attn:
Allen Sussman, Esq.

    Telephone:
(213) 457-8000

    Telecopier:
(213) 457-8080

    

    6.4.           Severability.  This
Agreement shall be deemed severable, and the invalidity or unenforceability of
any term or provision hereof shall not affect the validity or enforceability of
this Agreement or of any other term or provision hereof.  Furthermore,
in lieu of any such invalid or unenforceable term or provision, the parties
hereto intend that there shall be added as a part of this Agreement a provision
as similar in terms to such invalid or unenforceable provision as may be
possible and be valid and enforceable.

     

    6.5.           Counterparts; Facsimile
Signatures.  This Agreement may be executed in multiple
counterparts, each of which shall be deemed an original, and all of which taken
together shall constitute one and the same instrument.  Facsimile
signatures shall be deemed to be original signatures for all purposes of this
Agreement.

     

    6.6.           Entire
Agreement.  This Agreement (including all agreements entered
into pursuant hereto and all certificates and instruments delivered pursuant
hereto and thereto) constitutes the entire agreement of the parties with respect
to the subject matter hereof and supersedes all prior and contemporaneous
agreements, representations, understandings, negotiations and discussions
between the parties, whether oral or written.

     

    6.7.           Modifications and
Amendments.  No amendment, modification or termination of this
Agreement shall be binding upon any party unless executed in writing by such
party.

     

    6.8.           Titles and
Headings.  Titles and headings of sections of this Agreement
are for convenience only and shall not affect the construction of any provision
of this Agreement.

    
      
         

      

      
        18

        
          

        

      

      
         

      

    

     

    6.9.           Waivers and
Extensions.  Any party to this Agreement may waive any right,
breach or default which such party has the right to waive; provided, however, that such
waiver will not be effective against the waiving party unless it is in writing,
is signed by such party, and specifically refers to this
Agreement.  Waivers may be made in advance or after the right waived
has arisen or the breach or default waived has occurred.  Any waiver
may be conditional.  No waiver of any breach of any agreement or
provision herein contained shall be deemed a waiver of any preceding or
succeeding breach thereof nor of any breach of any other agreement or provision
herein contained.  No waiver or extension of time for performance of
any obligations or acts shall be deemed a waiver or extension of the time for
performance of any other obligations or acts.

     

    6.10.        
Specific
Performance.  Each of the parties acknowledges and agrees that
the other parties would be damaged irreparably in the event any of the
provisions of this Agreement are not performed in accordance with their specific
terms or otherwise are breached.  Accordingly, each of the parties
agrees that the other parties shall be entitled to an injunction or injunctions
(without the necessity of posting a bond or other security) to prevent breaches
of the provisions of this Agreement and to enforce specifically this Agreement
and the terms and provisions hereof in any action instituted in any court of the
United States or any state or other foreign court or governmental body having
jurisdiction over the parties and the matter, in addition to any other remedy to
which they may be entitled, at law or in equity.

     

    6.11.         Remedies
Cumulative.  In the event that the Company fails to observe or
perform any covenant or agreement to be observed or performed under this
Agreement, any Investor or any other holder of Registrable Securities may
proceed to protect and enforce its rights by suit in equity or action at law,
whether for specific performance of any term contained in this Agreement or for
an injunction against the breach of any such term or in aid of the exercise of
any power granted in this Agreement or to enforce any other legal or equitable
right, or to take any one or more of such actions, without being required to
post a bond.  None of the rights, powers or remedies conferred under
this Agreement shall be mutually exclusive, and each such right, power or remedy
shall be cumulative and in addition to any other right, power or remedy, whether
conferred by this Agreement or now or hereafter available at law, in equity, by
statute or otherwise.

     

    6.12.         Governing
Law.  This Agreement shall be governed by, interpreted under,
and construed in accordance with the internal laws of the State of New York
applicable to agreements made and to be performed within the State of New York,
without giving effect to any choice-of-law provisions thereof that would compel
the application of the substantive laws of any other
jurisdiction.  Each of the parties hereby agrees that any action,
proceeding or claim against it arising out of or relating in any way to this
Agreement shall be brought and enforced in the courts of the State of New York
or the United States District Court for the Southern District of New York, and
irrevocably submits to such jurisdiction, which jurisdiction shall be exclusive.
Each of the parties hereby waives any objection to such exclusive jurisdiction
and that such courts represent an inconvenient forum.

     

    6.13.         Waiver of Trial by
Jury.  Each party hereby irrevocably and unconditionally waives
the right to a trial by jury in any action, suit, counterclaim or other
proceeding (whether based on contract, tort or otherwise) arising out of,
connected with or relating to this Agreement, the transactions contemplated
hereby, or the actions of the Investor in the negotiation, administration,
performance or enforcement hereof.

     

    
      
         

      

      
        19

        
          

        

      

      
         

      

    

     

    [REMAINDER
OF PAGE INTENTIONALLY LEFT BLANK]

    
      
         

      

      
        20

        
          

        

      

      
         

      

    

    IN
WITNESS WHEREOF, the parties have caused this Registration Rights Agreement to
be executed and delivered by their duly authorized representatives as of the
date first written above.

     

    
      
        
          
            
              
                
                  	 
      	
                          The
      Company:

                        
	 
      	 
      
	 
      	
                          GSME
      ACQUISITION PARTNERS I

                        
	 	 
	 
      	
                          By:

                        	 
      
	 
      	 
      	
                          Name:

                        
	 
      	 
      	
                          Title:

                        
	 
      	 
      	 
      
	 
      	
                          The
      Investors:

                        
	 
      	 
      
	 
      	
                          SUN
      YIP INDUSTRIAL COMPANY LIMITED (BVI)

                        
	 
      	 
      	 
      
	 
      	
                          By:

                        	 
      
	 
      	 
      	
                          Name:

                        
	 
      	 
      	
                          Title:

                        
	 
      	 
      	 
      
	 
      	
                          TIGER
      POWER INDUSTRIES LIMITED (BVI)

                        
	 
      	 
      	 
      
	 
      	
                          By:

                        	 
      
	 
      	 
      	
                          Name:

                        
	 
      	 
      	
                          Title:

                        
	 
      	 
      	 
      
	 
      	
                          EXPERT
      RANK LIMITED (BVI)

                        
	 
      	 
      	 
      
	 
      	
                          By:

                        	 
      
	 
      	 
      	
                          Name:

                        
	 
      	 
      	
                          Title:

                        
	 
      	 
      	 
      
	 
      	
                          FINE
      COLOUR LIMITED (BVI)

                        
	 
      	 
      	 
      
	 
      	
                          By:

                        	 
      
	 
      	 
      	
                          Name:

                        
	 
      	 
      	
                          Title:

                        

                

              

            

          

        

      

    

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    

    
      
        
          
            
              	 
      	
                      CATHAY
      PLASTIC LIMITED (BVI)

                    
	 
      	 
      	 
      
	 
      	
                      By:

                    	 
      
	 
      	 
      	
                      Name:

                    
	 
      	 
      	
                      Title:

                    
	 
      	 
      	 
      
	 
      	
                      GREATEST
      SINO HOLDINGS LIMITED (BVI)

                    
	 
      	 
      	 
      
	 
      	
                      By:

                    	 
      
	 
      	 
      	
                      Name:

                    
	 
      	 
      	
                      Title:

                    
	 
      	 
      	 
      
	 
      	
                      COLOURFUL
      ASIA INTERNATIONAL LIMITED (BVI)

                    
	 
      	 
      	 
      
	 
      	
                      By:

                    	 
      
	 
      	 
      	
                      Name:

                    
	 
      	 
      	
                      Title:

                    
	 
      	 
      	 
      
	 
      	
                      TOP
      UNIVERSE MANAGEMENT LIMITED (BVI)

                    
	 
      	 
      	 
      
	 
      	
                      By:

                    	 
      
	 
      	 
      	
                      Name:

                    
	 
      	 
      	
                      Title:

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