Document:

English Summary of Lease Agreement

 EXHIBIT 10.44 
 English Language Summary of the Lease Agreement 
 Parties 
 The Lease Agreement will be entered into by and between Shenzhen Yu Can Enterprise Co., Ltd. (“Party A”, lesser) and Pemstar Netherlands Holding B.V.
(“Party B”, lessee). 
 Premise 
  

			
	Location:	 	Tower B1, Hai Xiang Industry Park, Lan Zhu Road, Long Gang District Export Processing Zone.
		
	Area:	 	13,700 sq.m. with a total of 5 floors
		
	Owner:	 	Shenzhen Yu Can Enterprise Co., Ltd.
		
	Certificate:	 	House Ownership Certificate coded 0557055
		
	Usage:	 	Industry/Factory

 Warranty of Party A 
 Party A hereby warrants and covenants to Party B as follows: 
  

	1.	The Premise is available for leasing to Party B; 

  

	2.	Party A is the exclusive legal owner of the Premise and has the right to lease the Premise to Party B under the terms stipulated in this Lease Agreement; and

  

	3.	The lease of the Premise shall not be affected by any mortgage right or third party rights; 

 Rental 
  

			
	Unit Price (First Year) :	  	RMB16 per sq.m per month
		
	Monthly Rental (First Year) :	  	RMB219,200
		
	Unit Price (Second Year) :	  	RMB17 per sq.m per month

 When the term is expired and Party B desires to extend the leasing, the rental for extended period may increase
10% per year. 
 Term 
 From March 15, 2006 to March 14, 2008. The exact date is to be determined. 
 Party A shall deliver the
Premise to Party B for use on the commence date. 

 When the term is expired, if Party B desires to extend the leasing, it shall give Party A a notice 2 months prior to the
expiration date. Party B has a priority to lease the Premise under same conditions. Parties shall enter into a new agreement for extending the term. 
 Rental-free Period 
 Party A agrees to grant a 2 month rental-free period. 
 Payment 
 Party B shall settle the
first installment of RMB219,200 by May 15, 2006, i.e. the commence date. 
 Party B then shall settle the monthly rental by the 5th day of each month or the next working day if the 5th day is a public holiday. 
 Party
A shall issue an invoice to Party B when Party B paying the rental. 
 Party A shall pay RMB1.40 per sq m for estate
management fee. 
 Guarantee/Deposit 
 Party B shall pay a
guarantee/deposit of RMB 438,400 to Party A. Such guarantee/deposit will be returned to Party B with 5 days after expiration or termination of the Lease Agreement, if: 
  

	(1)	term of the Lease Agreement is expired, or the Lease Agreement is terminated and Party B does not breach the Lease Agreement or its breach is not substantial and is already
remedied; 

  

	(2)	Party B has settled and cleared all the rentals and other payables; and 

  

	(3)	Party B has moved out from the Premise and returned the Premise to Party A. 

 Under the following circumstances, such guarantee/deposit will not be returned: 
  

	(1)	Party B terminated the Lease Agreement without written consent of Party A, unless Article 18 or Article 20 allows it. 

  

	(2)	Party B fails to pay the rental or other payables and the outstanding amount is equal or more than one month’s rental; or 

  

	(3)	Party B fails to move out from the Premise or return the Premise when the Lease Agreement is expired or terminated. 

 Repairing 
 Should any damage or breakdown interrupting the safe and
normal use occur to the Premise or the facilities equipped therein during the course of use, Party B shall notify Party A and take effective measures without delay; Party A shall do the repair work within 2 days after receipt of such notice from
Party B; if Party B is unable to notify Party A or Party A refuses to undertake repair, Party B may do the repair work by itself when certified by the registration authority of this Lease Agreement. Any reasonable expenses for repair (including
those Party B pays for the repair on behalf of Party A) shall be borne by Party A. 

 If such damages or breakdown are occurred due to the reason contributable to default of Party B, Party B shall be
responsible for repairing. If Party B refuses to repair, Party A may do the repair work by itself when certified by the registration authority of this Lease Agreement. Any repair expenses (including those Party A pays for the repair on behalf of
Party B) shall be borne by Party B. 
 Sub-Lease 
 Party B may sublease the Premise with a written consent of Party A. 
 Priority of Purchasing 
 During the term of Lease Agreement, Party A shall notify Party B of any transfer of all or any part of the Premise one month prior to the transfer. Party B shall have the
priority to purchase under the same conditions. 
 In the event of transfer of the Premise to third party, Party A shall ensure that the transferee shall
perform the obligations of Party A under this Lease Agreement. 
 Termination & Compensation 
 The Lease Agreement may be terminated or revised under the following circumstances: 
  

	(1)	The Lease Agreement cannot be implemented due to any force majeure or fortuitous event; 

  

	(2)	The government decides to requisition the land where the Premise is located and, therefore, the Premise is required to be demolished; 

  

	(3)	Through negotiations the Parties mutually agree to terminate this Lease Agreement. 

 The Lease Agreement can be terminated by Party A unilaterally and Party A may claim for a compensation of Party B on any damages or losses it suffers under the following circumstances: 
  

	(1)	Party B has failed to pay the rent for a consecutive period of 20 days; 

  

	(2)	Party B has failed to pay expenses payable to Party A, which may bring a loss more than RMB150,000; 

  

	(3)	Party B uses the Premise to carry out illegal business, damaging the interests of the public or third party; 

  

	(4)	Without consent of Party A, Party B has used the Premise for purposes other than those set forth under the Lease Agreement, or change the structure of the Premise;

  

	(5)	Party B refuses to bear the repair and compensation liabilities, or refuses to pay the repair expenses or make compensation in violation of the Lease Agreement;

  

	(6)	Without consent of Party A, Party B has carried out repair and installation in the Premise; 

	(7)	Without approval by Party A, Party B has subleased the Premise to others. 

 The Lease Agreement can be terminated by Party B unilaterally and Party B may claim for a compensation of Party A on any damages or losses it suffers under the following circumstances: 
  

	(1)	Party A has failed to provide the Premise to Party B for use and such delay exceeds 7 days. 

  

	(2)	The Premise provided by Party A cannot be used for the purposes set forth in this Lease Agreement; 

  

	(3)	Party A fails to bear the repair and compensation liabilities or pay the expenses for repair; 

  

	(4)	Without consent of Party B and approval by the competent authority, Party A has carried out reconstruction or expansion on the Premise; 

 Post-lease Liability 
 Once the Lease
Agreement is terminated, Party B shall move out from the Premise and return the Premise within 10 days. 
 Resolution of Disputes 
 Arbitration in Shenzhen Arbitration Commission. 
 Registration 
 The Lease Agreement shall be filed with the competent administrative authorities within 10 days from execution of the Lease
Agreement. 
 Language 
 The Lease Agreement is prepared in Chinese.Agreement for credit facility

 EXHIBIT 10.45 
 Shenzhen Development Bank Co., Ltd. 
 Contract for Comprehensive Line of Credit 
 Shenzhen Development Bank Co., Ltd. 

 Contract for Comprehensive Line of Credit 
 Contract #: Shen Fa Jin Xin Zong Zi No. 
 Party A: Xinhua Subbranch, Tianjin
Branch, Shenzhen Development Bank Co., Ltd. 
 Add.:    No.166, Xinhua Road, Heping District, Tianjin

 Tel:    23535000        Fax: 
 Person in charge: Jia Chun        Position: President 
 Party B: Pemstar (Tianjin) Enterprise Co., Ltd. 
 Add.:    Yat-sen Scientific Industrial Park, Tianjin, China 
 Tel:    82172083        Fax: 82110486 
 Legal
Representative*: Roy A. Bauer Position*: 
 (*leave blank if Party B is an individual) 
 Whereas 
 Party B has applied to Party A for and Party A has agreed to grant Party B a Comprehensive Line of Credit 
 Now therefore the two parties now enter
into this Contract through negotiation in accordance with relevant laws and regulation and both parties are willing to observe all provisions herein. 
 Article I Content of the Comprehensive Credit 
  

	1.	Amount of Comprehensive Credit: (converted into) RMB             (in words) RMB FORTY MILLION ONLY.

  

	2.	Term of Comprehensive Line of Credit shall be 12 months from to during which the Comprehensive Line of Credit may be used cyclically for multiple times and the method of use, the
amount and time limit shall be agreed between Party A and Party B each time; however, the balance of the different use of the Line shall not exceed the amount of the Comprehensive Credit. 

 The starting time of each business under the Line shall be within the term of the Line and whether the closing time shall be within the term of the Line
shall be stipulated in the contract of the specific business. 

 Article II Manners of the Extension of Comprehensive Credit 
 The manners of the extension of comprehensive credit include without limitation: 
 Loan (including individual consumptive loan, individual operational loan), letter of credit, import documentary credit, packaged loan, export documentary
credit, discount, acceptance, letter of guarantee, guarantee, etc. 
 The specific manner of extension of credit shall be decided in the
specific business contracts signed between the parties. 
 Article III The Use of the Comprehensive Line of Credit 
 When Party B intends to use the Comprehensive Line of Credit, he shall apply to Party A and the parties shall signed corresponding business contract after Party A has
examined and approved. 
 Article IV Manner of Guarantee for the Comprehensive Line of Credit (put “ü” in the box chosen) 
  ̈ credit, not requiring Party B to provide guarantee 
 þ the guarantee for the Comprehensive Line of Credit shall adopt manner 4 of the following: 
 1. 
 2. 
 3. 
 4.
Provide factoring service for Party B’s receivables from Motorola (China) Co., Ltd. 
 Article V Commitment Fee for the Comprehensive Line of
Credit 
 Party B shall pay Party A a Comprehensive Line of Credit commitment fee of     ‰ monthly of
the part of the Comprehensive Line of Credit that Party B has not applied for use. 
 Article VI Party A Representations and Warranties

 Party A is legally qualified to sign and perform this Contract and the signing and performance of this Contract has obtained full
authorization from Party A’s board of directors and any other competent authorities (if authorization is required). 
 Party B warrants
that the application documents he submit to Party A are authentic, legal and valid, containing no major error and without omission of any major fact. 
 Party B warrants to give Party A notice of any change in company name, legal representative (principal), residence, scope of business, registered capital, etc. taking place during the term hereof within 10 days after
such changes take place; Party B shall immediately notify Party A of any such changes takes place at the time when Party B is applying for a specific business under the Line. 

 Party B has fully acquainted himself with and understood the content of all the articles hereof and the
signing hereof is the true indication of intention of Party B. 
 Article VII Special Provisions on the Credit Extension to Group Customers and
Associated Transactions 
  

	I.	An enterprise or undertaking as legal person having any of the following attributes: 

  

	1.	directly or indirectly control any other enterprise or undertaking as legal person or controlled by any other enterprise or undertaking as legal person in terms of stocks rights or
operation; 

  

	2.	jointly controlled by a third enterprise or undertaking as legal person 

  

	3.	directly or indirectly and jointly controlled by major individual investor, key managerial person or family members of close relation therewith (including lineal relatives within
three generations and collateral relatives within two generations); 

  

	4.	any other relation which may result in transfer of assets and profit not on the basis of publicly accepted prices shall be regarded as a group customer in the management of credit
management. 

  

	II.	Where any associated transaction more than 10% of the net assets takes place with a group customer of which Party B is a member, Party B shall provide Party A a written report
stating the associated relation between the parties of the transaction and item, nature, amount, proportion of pricing policy of the transaction (including transaction without amount or with only symbolic amount) within 10 days after it takes place.

 Article VIII 
 This Contract has been entered into under and shall be governed by the laws of the People’s Republic of China. Any disputes arising from or in connection with the performance hereof shall be settled through consultation or mediation;
if no settlement can be reached through consultation or mediation, the disputes shall be settled in manner 1 of the following: 
 1. Institute
legal proceedings in the people’s court of the place where Party A is located. 

 Article IX Effectiveness of the Contract (put “ü” in the
box chosen) 
 þ As this Line of Credit is guaranteed, this Contract shall come into effect only when the following
conditions are simultaneously met: 
  

	1.	This Contract has been signed and affixed seals by both parties; 

  

	2.	The related guarantee contract (containing “guarantee money” clause and “warranty of guarantee” clause) has been signed and the necessary registration
formalities have been completed. 

  

			
	Article X Other Matters Agreed between the Parties: __________________	 	
		
	______________________________________________________________	 	
		
	______________________________________________________________	 	
		
	______________________________________________________________	 	
		
	______________________________________________________________	 	
		
	______________________________________________________________	 	
		
	______________________________________________________________	 	

 Article XI 
 This Contract is made in triplicate having equal legal effect, of which Party A holds two and Party B holds one. 
 Seal of
Party A: Xinhua Subbranch, Tianjin Branch, Shenzhen Development Bank Co., Ltd. 
 Signature of person in charge or proxy:

 Seal of Party B: Pemstar (Tianjin) Enterprise Co., Ltd. 
 Signature of legal representative or proxy: 

 Sub-document 5(1) 
 FACTORING APPROVAL DOCUMENT 
 Agreement number: 20060222001-2 
 To: Pemstar Tianjin Enterprise Co,.Ltd 
 After audit,
we agree to accept the above mentioned entity’s Accounts Receivable pledge. The below table is the agreed detailed listing of the Accounts Receivable (AR). 
  

																							
	 No.
	 	 Customer
	 	 Contract
Number
	 	 Contract
Amount
	 	 Paid
	 	 Advance
	 	 Discount
	 	 AR
Amount
	 	 Method of
payment
	 	 Amount
paid for
AR pledge
	 	 Contract
expiry
	 	 Remark

		 	 MTC
	 	 RI112890
	 		 		 		 		 		 		 		 		 	
		 		 	 RI112891
	 		 		 		 		 		 		 		 		 	
		 		 	 RI114180
	 		 		 		 		 		 		 		 		 	
		 		 	 RI114183
	 		 		 		 		 		 		 		 		 	
		 		 	 RI110903
	 		 		 		 		 		 		 		 		 	
		 		 		 		 		 		 		 	 	 		 		 		 	
	 Total
	 		 		 		 		 		 		 	 US$6274360.40
	 		 		 		 	
		 		 		 		 		 		 		 	 	 		 		 		 	

  

	 	•	 	Our bank will provide your company RMB 40,000,000.00, the commencement date as 22 Feb 2006 and expiry date as 22 Apr 2006. 

  

	 	•	 	Our bank will reserve all rights on liability. 

  

	 	•	 	Bank charges will be charged at RMB100,389.76 

  

	 	•	 	For all remittance, your company has to go to Tianjin branch XinHua Sub-branch to submit the following factoring approval document. 

 Approving bank (stamp) 
 Legal Representative: 
 Date: 
 Selling party: Our company has received agreement number: 20060222001-02 (Agreement number) (Factoring Agreement) has agreed to the above statement and guarantee
             (China Banking Agreement) to fulfill the relevant responsibilities. 
 Selling party (stamp) 
 Legal Representative: 
 Date:

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