Document:

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                                                                   Exhibit 10.37

                               LEASE PARTICULARS

1.   Date                 :   14 March                                2000

2.   Parties
     2.1  Landlord            BRITEL FUND TRUSTEES LIMITED (Company number:
                              1687153) whose registered office is at Standon
                              House 21 Mansell Street London E1 8AA

     2.2  Tenant          :   CMGI (UK) LIMITED (Company number 3871833) whose
                              registered office is at Hasilwood House 60
                              Bishopsgate London EC2N 4AJ

     2.3  Guarantor       :   CMGI INC (incorporated in Delaware) whose
                              principal place of business is at 100 Brickstone
                              Square Andover MA01810 USA and whose address for
                              service in England is Sygnus Court Market Street
                              Maidenhead Berkshire SL6 8AD

3.   Building             :   The land and buildings known as Prospect House 80
                              to 110 New Oxford Street London WC1 as registered
                              at H M Land Registry under Title Number NGL441887

4.   Premises             :   The fourth floor of the Building shown for
                              identification only edged red on the fourth floor
                              plan annexed

5.   Car Parking Spaces   :   the 4 spaces shown for identification only edged
                              blue on the basement plan annexed or such other
                              spaces (being not less than 4 in number) in lieu
                              thereof at basement level as the Landlord may from
                              time to time allocate for use by the Tenant

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6.  Contractual Term      :   the term of years from and including    2000 up to
                              and including      2010

7.  Principal Rent        :   FIVE HUNDRED AND THIRTY-FOUR THOUSAND TWO HUNDRED
                              AND THIRTY POUNDS ((Pounds)534,230) per annum
                              subject to increase in accordance with the Second
                              Schedule

8.  Rent Commencement Date:   2000

9.  Rent Review Date      :   in 2005

10. Permitted Use         :   as to that part of the Premises on the fourth
                              floor of the Building as offices within Class B1
                              of the 1987 Order with ancillary parking in the
                              Car Parking Spaces

This Lease made on the date and between the parties specified in the Particulars
Witnesses as follows:

1.  Definitions
    In this Lease unless the context otherwise requires:

    1.1   Adjoining Property means any adjoining or neighbouring premises in
          which the Landlord or a Group Company of the Landlord holds or shall
          at any time during the Term hold a freehold or leasehold interest;

    1.2   Arbitration means arbitration in accordance with Clause 7.4;

    1.3   Base Rate means the base rate from time to time of Royal Bank of
          Scotland PLC, or (if not available) such comparable rate of interest
          as the Landlord shall reasonably require;

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    1.4   Building means the building described in the Particulars, and includes
          any part of it and any alteration or addition to it or replacement of
          it;

    1.5   Car Lifts means the car lifts shown for identification only edged
          brown on the basement plan annexed

    1.6   Common Parts means the toilets, accesses, lifts (including without
          limitation the Car Lifts), car parks and other areas of the Building
          from time to time designated by the Landlord for common use by the
          tenants and occupiers of the Building but excluding any such areas as
          may be within the Premises or any other Lettable Units;

    1.7   Conduit means any media for the passage of substances or energy
          and any ancillary apparatus attached to them and any enclosures for
          them;

    1.8   Contractual Term means the term specified in the Particulars;

    1.9   Encumbrances means the obligations and encumbrances contained or
          referred to in the documents specified in Part III of the First
          Schedule;

    1.10  Group Company means a company which is a member of the same group
          of companies within the meaning of Section 42 of the Landlord and
          Tenant Act 1954;

    1.11  Guarantor means the person so named in the Particulars and/or any
          party which gives a guarantee pursuant to the provisions of clause
          4.16 hereof

    1.12  Insured Risks means fire, lightning, earthquake, explosion,
          aircraft (other than hostile aircraft) and other aerial devices or
          articles dropped therefrom, riot, civil commotion, malicious damage,
          storm or tempest, bursting or overflowing of water tanks apparatus or
          pipes, flood, impact by road vehicles and in so far as the same is
          available at usual commercial rates in the UK insurance market acts of
          terrorism (to the extent that insurance against such risks may
          ordinarily be arranged with an insurer of good repute) and such other
          risks or insurance as may from time to time be reasonably required by
          the Landlord

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          (subject in all cases to such exclusions and limitations as may
          reasonably be imposed by the insurers), and Insured Risk means any one
          of them;

    1.13  Landlord means the person for the time being entitled to the
          immediate reversion to this Lease being initially the person so named
          in the Particulars;

    1.14  Landlord's Surveyor means the Landlord's surveyor or managing
          agent (who may be an employee of the Landlord) and who shall be
          appropriately qualified;

    1.15  this Lease means this lease and any document supplemental to it
          or entered into pursuant to it;

    1.16  Lettable Unit means a part of the Building which is let, or
          constructed or adapted for letting, from time to time;

    1.17  Outside Service Hours Charge means the proper cost to the
          Landlord of providing any of the Services at the Tenant's request
          outside the Service Hours (or a fair proportion of such cost if
          requested or used by another tenant also);

    1.18  Particulars means the descriptions and terms on the page headed
          Lease Particulars which form part of this Lease;

    1.19  Permitted Part means a part of the Premises

          1.19.1  where all of the following conditions are satisfied:

          (a)     the extent of the part intended to be sublet shall first have
                  been approved by the Landlord (such approval not to be
                  unreasonably withheld);

          (b)     the Landlord acting reasonably is satisfied that each part
                  intended to be sublet and the remainder of the Premises will
                  in each case be self-contained and capable of separate use and
                  occupation;

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          (c)     no more than two separate occupations (including the
                  occupation of the Tenant itself if relevant) shall subsist at
                  any time (provided that during only such time as this Lease is
                  vested in CMGI (UK) Limited no more than three separate
                  occupations (including the occupation of the Tenant itself if
                  relevant) shall subsist at any one time); and

           1.19.2     PROVIDED THAT before any Permitted Part is sublet the
           Tenant shall have obtained (and produced to the Landlord) a valid
           Order of the Court (together with the form of underlease to which
           such Order refers) excluding in respect of such proposed sub-demise
           the provisions of Sections 24 to 28 inclusive of the Landlord and
           Tenant Act 1954.

    1.20   Planning Acts means the Town and Country Planning Act 1990, the
           Planning (Listed Buildings and Conservation Areas) Act 1990, the
           Planning (Hazardous Substances) Act 1990 and the Planning
           (Consequential Provisions) Act 1990;

    1.21   Premises means the premises described in the Particulars and any
           part of them and includes:

           1.21.1    the floorboards, screed, plaster and other finishes on the
           floors, walls, columns and ceilings, and all carpets;

           1.21.2    the raised floors and false ceilings (including light
           fittings), and the voids between the ceilings and false ceilings and
           the floor slab and the raised floors;

           1.21.3    non-load-bearing walls and columns wholly within the
           Premises and one half of the thickness of such walls dividing the
           Premises from other parts of the Building;

           1.21.4    all doors and internal windows and their frames, glass and
           fitments;

           1.21.5    all Conduits, plant and machinery within and solely
           serving the Premises;

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           1.21.6    all Landlord's fixtures and fittings in the Premises;

           1.21.7    all alterations and additions made to the Premises;
                     but excludes:

           1.21.8    all structural and external parts of the Building;

           1.21.9    load bearing framework roof foundations and joists;

           1.21.10   all Conduits, plant and machinery serving other parts of
                     the Building;

           1.21.11   all external windows and their frames glass and fitments;

    1.22   Principal Rent means the rent stated in the Particulars;

    1.23   Quarter Days means 25 March, 24 June, 29 September and 25
           December in every year and Quarter Day means any of them;

    1.24   Service Charge means the service charge as specified in the
           Fourth Schedule;

    1.25   Service Hours means 8 a.m. to 8 p.m. on Monday to Friday and 8
           a.m. to 2 p.m. on Saturday, excluding all public holidays;

    1.26   Services means the services set out in Parts 11(A) and 11(B) of
           the Fourth Schedule;

    1.27   Tenant means the person so named in the Particulars, and includes
           its successors in title;

    1.28   Term means the Contractual Term together with any continuation of
           the term or the tenancy (whether by statute or common law but not by
           renewal);

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    1.29   VAT means Value Added Tax and any similar tax substituted for it
           or levied in addition to it;

    1.30   1987 Order means the Town and Country Planning (Use Classes)
           Order 1987 (as originally made);

    1.31   1995 Act means the Landlord and Tenant (Covenants) Act 1995.

2.  Interpretation

    In this Lease unless the context otherwise requires:

    2.1.   If the Tenant or the Guarantor is more than one person then their
           covenants are joint and several;

    2.2.   Any reference to a statute includes any modification, extension or
           re-enactment of it and any orders, regulations, directions, schemes
           and rules made under it;

    2.3    Any covenant by the Tenant not to do any act or thing includes an
           obligation not knowingly to permit or suffer such act or thing to be
           done;

    2.4    If the Landlord reserves rights of access or other rights over or
           in relation to the Premises then those rights extend to persons
           properly authorised by it;

    2.5    References to the act or default of the Tenant include acts or
           default or negligence of any undertenant, or of anyone at the
           Premises with the Tenant's or any undertenant's permission or
           sufferance;

    2.6    The Clause headings in this Lease are for ease of reference only;

    2.7    References to the last year of the Term shall mean the twelve
           months ending on the expiration or earlier termination of the Term;

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    2.8    The perpetuity period applicable to this Lease shall be the Term
           or 80 years from the commencement of the Term (whichever is the
           shorter);

    2.9    References to Costs include all lawful liabilities, claims,
           demands, damages, losses and proper costs and expenses.

3.  Demise and Rents

    The Landlord DEMISES the Premises to the Tenant for the Contractual Term,
    TOGETHER WITH the rights set out in Part I of the First Schedule, EXCEPT AND
    RESERVING as mentioned in Part II of the First Schedule, subject to all
    rights enjoyed by the owners or occupiers of any neighbouring property over
    the Premises and subject to the Encumbrances, the Tenant paying by way of
    rent during the Term without any deduction, counterclaim or set off:

    3.1    the Principal Rent and any VAT by equal quarterly payments in advance
           on the Quarter Days, to be paid by Banker's Standing Order to an
           account and bank within the United Kingdom if the Landlord so
           requires, the first payment for the period from and including the
           Rent Commencement Date to (but excluding) the next Quarter Day to be
           made on the Rent Commencement Date;

    3.2    the Service Charge and any VAT at the times and in the manner set out
           in the Fourth Schedule, and the Outside Service Hours Charge and any
           VAT within 14 days of demand;

    3.3    the following amounts and any VAT:

           3.3.1     the sums specified in Clauses 4.2 (interest) and 4.5
                     (utilities);

           3.3.2     the sums specified in Clause 6.2.1 (insurance);

           3.3.3     all Costs incurred by the Landlord as a result of any
                     breach of the Tenant's covenants in this Lease.

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4.  Tenant's covenants

    The Tenant covenants with the Landlord throughout the Term, or until
    released pursuant to the 1995 Act, as follows:

    4.1    Rents

           To pay the rents and other sums reserved by this Lease on the due
           dates;

    4.2    Interest

           If the Landlord does not receive any sum due to it by the due date,
           to pay on demand interest on such sum at 4 per cent above Base Rate
           (compounded on the Quarter Days) from the due date until payment
           (both before and after any judgment), provided this Clause shall not
           prejudice any other right or remedy for the recovery of such sum;

    4.3    Outgoings

           To pay all existing and future rates, taxes, charges, assessments and
           outgoings in respect of the Premises (whether assessed or imposed on
           the owner or the occupier), except any tax (other than VAT) arising
           as a result of the receipt by the Landlord of the Principal Rent and
           any tax arising on any dealing by the Landlord or any superior
           landlord with its reversion to this Lease;

    4.4    VAT

           4.4.1     Any payment or other consideration to be provided to the
           Landlord is exclusive of VAT, and subject to receipt within 14 days
           thereafter of a valid VAT invoice the Tenant shall in addition pay
           any VAT chargeable on the date the payment or other consideration is
           due;

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           4.4.2     Any obligation to reimburse or pay the Landlord's
           expenditure extends to irrecoverable VAT on that expenditure, and the
           Tenant shall also reimburse or pay such VAT;

    4.5    Utilities

           To pay for all gas, electricity, water, telephone and other utilities
           used on the Premises, and all charges for meters and all standing
           charges, and a fair proportion of any joint charges as reasonably
           determined by the Landlord's Surveyor;

    4.6    Repair

           4.6.1     To put, keep and maintain the Premises (excluding air
           conditioning, ventilation and fire systems) and any Conduits, plant
           and equipment serving only the Premises in good and substantial
           repair and condition (damage by the Insured Risks excepted save to
           the extent that insurance moneys are irrecoverable as a result of the
           act or default of the Tenant);

           4.6.2     To make good any disrepair for which the Tenant is liable
           within 2 months after the date of written notice from the Landlord
           (or sooner if the Landlord reasonably requires);

           4.6.3     If the Tenant fails to comply with any such notice the
           Landlord may enter and carry out the work, and the proper cost shall
           be reimbursed by the Tenant on demand as a debt;

    4.7    Decoration

           4.7.1     To clean, prepare and paint or treat and generally
           redecorate all internal parts of the Premises in the fifth year and
           in the last year of the Term;

           4.7.2     The work described in Clause 4.7.1 is to be carried out:

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                     (i)  in a good and workmanlike manner to the Landlord's
                          reasonable satisfaction; and

                     (ii) in colours which (if different from the existing
                          colour) are first approved in writing by the Landlord
                          (approval not to be unreasonably withheld or delayed);

    4.8    Cleaning

           4.8.1     To keep the Premises clean, tidy and free from rubbish;

           4.8.2     To clean the inside of windows and any washable surfaces at
           the Premises as often as reasonably necessary;

    4.9    Overloading

           Not to overload the floors or ceilings of the Premises, or the
           structure of the Building, or any plant, machinery or electrical
           installation serving the Premises or the Building nor to do anything
           which adversely interferes with the heating, air conditioning or
           ventilation of the Building;

    4.10   Conduits

           To keep the Conduits in or exclusively serving the Premises clear and
           free from any noxious, harmful or deleterious substance, and to
           remove any obstruction and repair any damage to such Conduits caused
           as a result of any breach of this covenant by the Tenant as soon as
           reasonably practicable to the Landlord's reasonable satisfaction;

    4.11   Prohibited Uses

           Not to use the Premises:

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           4.11.1    for any purpose which is noisy, offensive, dangerous,
           illegal, immoral or a nuisance or causes damage to the Landlord or
           its other tenants of the Building, or to owners or occupiers of any
           neighbouring property, or which involves any substance which may be
           harmful, polluting or contaminating;

           4.11.2    for residential purposes;

           4.11.3    for any auction, public or political meeting, public
           exhibition or show, or as a betting office or for gaming or playing
           amusement machines, or as a sex shop (as defined in the Local
           Government (Miscellaneous Provisions) Act 1982), or for the business
           of an undertaker, or for the business of a staff agency, employment
           agency or Government Department at which the general public call
           without appointment;

    4.12   Permitted Use

           Not to use the Premises otherwise than for the Permitted Use
           specified in the Particulars;

    4.13   Signs

           Not to erect any sign, notice or advertisement which is visible
           outside the Premises without the Landlord's prior written consent;

    4.14   Alterations

           4.14.1    Not to make any alterations or additions which:

                     (a) merge the Premises with any adjoining premises;

                     (b) affect the external appearance of the Premises;

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                     (c) would permanently diminish the lettable floor area of
                         the Premises

    4.14.2           Not to make any alterations or additions to the Premises
                     which affect the structure of the Building (including
                     without limitation the roofs and foundations and the
                     principal or load-bearing walls, floors, beams and columns)
                     without the Landlord's prior written consent (not to be
                     unreasonably withheld or delayed)

    4.14.3           Not to make any other alterations or additions to the
                     Premises provided that the Tenant may make internal non-
                     structural alterations to the Premises if the Tenant has
                     first provided the Landlord with all such details
                     specifications and drawings of such internal non-structural
                     alterations as the Landlord may reasonably require and
                     provided further that if such non-structural alterations
                     affect the heating, air conditioning or ventilation systems
                     or any other services at the Building or any Conduit or
                     other plant or machinery providing services within the
                     Premises or the Building then the Tenant must obtain the
                     Landlord's prior written consent (not to be unreasonably
                     withheld or delayed)

    4.15   Preservation of Easements

           4.15.1    Not to prejudice the acquisition of any right of light for
           the benefit of the Premises by obstructing any window or opening, or
           giving any acknowledgment that the right is enjoyed by consent or any
           other act or default of the Tenant;

           4.15.2    To preserve all rights of light and other easements enjoyed
           by the Premises, and not to grant to or permit or suffer anyone to
           acquire any right of light or other easement or right over the
           Premises and in the event of anyone otherwise claiming any such right
           if required by and at the cost of the Landlord to join in any action
           to be implemented by the Landlord in relation to such claim;

           4.15.3    To give the Landlord immediate notice if any easement
           enjoyed by the Premises is obstructed, or any new easement affecting
           the Premises is made or attempted;

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    4.16   Alienation

           4.16.1    Not to:

                         (a)  assign, charge, or (save as permitted in clause
                              4.16.4) underlet nor to part with possession of
                              part only of the Premises nor to agree to do so;

                         (b)  part with the possession of the whole of the
                              Premises except by an assignment or underletting
                              permitted by this Clause 4.16;

                         (c)  share the possession or occupation of the whole or
                              any part of the Premises except as permitted by
                              clause 4.16.7;

           4.16.2    Not to assign or agree to assign the whole of the Premises
           without the Landlord's written consent (not to be unreasonably
           withheld or delayed), provided that:

                         (a)  the Landlord may withhold consent in circumstances
                              where in the reasonable opinion of the Landlord
                              the proposed assignee is not of sufficient
                              financial standing to enable it to comply with the
                              Tenant's covenants in this Lease;

                         (b)  the Landlord's consent shall in every case be
                              subject to conditions (unless expressly excluded)
                              requiring that:

                              (i)    the assignee covenants with the Landlord to
                                     pay the rents and observe and perform the
                                     Tenant's covenants in this Lease during the
                                     residue of the Term, or until released
                                     pursuant to the 1995 Act;

                              (ii)   the Tenant enters into an authorised
                                     guarantee agreement guaranteeing the
                                     performance of the Tenant's covenants in

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                                     this Lease by the assignee in the form set
                                     out in the Third Schedule with such
                                     reasonable additional provisions and other
                                     amendments as the Landlord may from time to
                                     time reasonably require;

                              (iii)  such other persons as the Landlord
                                     reasonably requires act as guarantors for
                                     the assignee and enter into direct
                                     covenants with the Landlord in the form set
                                     out in the Third Schedule (but referring in
                                     paragraph 1.2 to the assignee) with such
                                     reasonable additional provisions and other
                                     amendments as the Landlord may from time to
                                     time reasonably require;

                              (iv)   all rent and other payments then due under
                                     this Lease are paid before completion of
                                     the assignment;

           4.16.3    The provisos to Clause 4.16.2 shall not prejudice the
           Landlord's right to withhold consent in other circumstances, or to
           impose other conditions, where it would be reasonable to do so;

           4.16.4    Not to underlet or agree to underlet the whole of the
           Premises or any Permitted Part unless:

                         (a)  the rent payable under the underlease is:

                              (i)    not less than the best rent reasonably
                                     obtainable in the open market for the
                                     Premises or Permitted Part without fine or
                                     premium;

                              (ii)   payable no more than one quarter in
                                     advance;

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                              (iii)  to be subject to upward-only reviews at
                                     five yearly intervals to coincide with the
                                     rent reviews under this Lease;

                         (b)  the undertenant covenants with the Landlord and in
                              the underlease:

                              (i)    to observe and perform the Tenant's
                                     covenants in this Lease (except for payment
                                     of the rents) during the term of the
                                     underlease or until released pursuant to
                                     the 1995 Act;

                              (ii)   not subject as herein provided to sub-
                                     underlet part only nor to share or part
                                     with possession or occupation of the whole
                                     or any part of the underlet premises, nor
                                     to assign or charge part only of the
                                     underlet premises;

                              (iii)  not to assign or sub-underlet the whole of
                                     the underlet premises or (in the case of an
                                     underlease of the whole of the Premises) to
                                     sub-underlet a Permitted Part without in
                                     the case of a sub-underletting (whether of
                                     the whole of the Premises or of a Permitted
                                     Part) obtaining and producing to the tenant
                                     and to the Landlord an Order as referred to
                                     in clause 1.19.2 in relation to the tenancy
                                     created by such sub-underlease nor without
                                     the Landlord's prior written consent (which
                                     shall not be unreasonably withheld or
                                     delayed if the other requirements of this
                                     clause 4.16 are fulfilled); and

                              (iv)   to include in any sub-underlease pursuant
                                     to paragraph (iii) an absolute prohibition
                                     against further underlettings of whole or
                                     part

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                         (c)  all rents and other ascertainable payments then
                              due under this Lease are paid before completion of
                              the underletting;

                         (d)  in the case of an underletting of a Permitted Part
                              the Order referred to in clause 1.19 has first
                              been obtained and produced to the Landlord;

           4.16.5    Without prejudice to Clause 4.16.4, not to underlet the
           whole of the Premises or any Permitted Part nor vary the terms of any
           underlease without the Landlord's written consent (not to be
           unreasonably withheld or delayed);

           4.16.6    To take all necessary steps and proceedings to remedy any
           breach of the covenants of the undertenant under the underlease, and
           not to permit any reduction of the rent payable by any undertenant;

           4.16.7    Notwithstanding Clause 4.16.1 the Tenant and any permitted
           undertenant may share occupation of the whole or any part of the
           Premises or the underlet premises with any company which is a Group
           Company of the Tenant or the undertenant (as the case may be)

                         PROVIDED THAT

                         (a)  the relationship of landlord and tenant is not
                              created; and

                         (b)  occupation by any Group Company shall cease upon
                              it ceasing to be a Group Company of the Tenant;
                              and

                         (c)  the Tenant informs the Landlord in writing before
                              each occupier commences occupation (with evidence
                              that the occupier is a Group Company of the Tenant
                              or the permitted undertenant as the case may be)
                              and after it ceases occupation;

           4.16.8    Not to permit any other person to use the Car Parking
           Spaces except

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                         (a)  by way of written licence;

                         (b)  for a period of not less than 3 months;

                         (c)  so that the relationship of landlord and tenant is
                              not created;

                         (d)  to a person who is a direct tenant of the Landlord
                              in or a permitted underlessee of office premises
                              in the Building; and

                         (e)  with the prior written approval of the Landlord
                              (not to be unreasonably withheld or delayed)

    4.17   Registration

           4.17.1    Within 21 days to give to the Landlord's solicitors (or as
           the Landlord may direct) written notice of any assignment, charge,
           underlease or other devolution of the Premises or sharing of
           occupation together with three certified copies of the relevant
           document (and in a case to which clause 4.16.7 applies due evidence
           that the occupier is a Group Company of the Tenant) and a reasonable
           registration fee of not less than (Pounds)30;

           4.17.2    Within 14 days of request to supply to the Landlord details
           of the persons using or permitted to use any of the Car Parking
           Spaces with details of the terms on which they use them and a
           certified copy of every licence issued and then current of which the
           Tenant has not previously supplied a copy

    4.18   Statutory Requirements

           To comply promptly with all notices served by any public, local or
           statutory authority, and with the requirements of any present or
           future statute European Union law regulation or directive (whether
           imposed on the owner or occupier), which affects the Premises or
           their use;

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    4.19   Planning

           4.19.1    To comply with the Planning Acts;

           4.19.2    Not to apply for or implement any planning permission
           affecting the Premises without first obtaining the Landlord's written
           consent;

           4.19.3    If a planning permission is implemented the Tenant shall
           complete all the works permitted and comply with all the conditions
           imposed by the permission before the determination of the Term
           (including any works stipulated to be carried out by a date after the
           determination of the Term unless the Landlord requires otherwise);

           4.19.4    If the Landlord reasonably so requires, to produce evidence
           to the Landlord that the provisions of this Clause 4.19 have been
           complied with;

    4.20   Notices

           4.20.1    To supply the Landlord with a copy of any notice, order or
           certificate or proposal for any notice, order or certificate
           affecting or capable of affecting the Premises as soon as it is
           received by or comes to the notice of the Tenant;

           4.20.2    At the request of the Landlord and at the joint cost of the
           Landlord and the Tenant (but at the cost of the Tenant if the notice,
           order certificate or proposal is as a result of any breach by the
           Tenant) to make or join the Landlord in making such objections or
           representations against or in respect of any such notice, order or
           certificate as the Landlord may reasonably require;

    4.21   Contaminants and Defects

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           4.21.1    To give the Landlord written notice of the existence of any
           contaminant, pollutant or harmful substance on or any defect in the
           Premises as soon as it comes to the notice of the Tenant;

           4.21.2    If so requested by the Landlord to remove from the Premises
           or remedy to the Landlord's satisfaction any such contaminant
           pollutant or harmful substance which the Tenant has brought on or
           caused or allowed to be brought on to the Premises;

    4.22   Entry by Landlord

           To permit the Landlord at all reasonable times and on reasonable
           notice (except in emergency) to enter the Premises in order to:

           4.22.1    inspect and record the condition of the Premises or any
           other parts of the Building or the Adjoining Property;

           4.22.2    remedy any breach of the Tenant's obligations under this
           Lease;

           4.22.3    repair, maintain, clean, alter, replace, install, add to or
           connect up to any Conduits which serve the Building or the Adjoining
           Property;

           4.22.4    repair, maintain, alter or rebuild any part of the Building
           or the Adjoining Property;

           4.22.5    comply with any of its obligations under this Lease;

           Provided that the Landlord shall cause as little inconvenience as
           reasonably practicable in the exercise of such rights, and shall make
           good all damage to the Premises and the Tenant's fixtures and
           fittings caused by such entry as soon as reasonably practicable;

    4.23   Landlord's Costs

                                       20
<PAGE>

           To pay to the Landlord on demand amounts equal to such reasonable and
           proper Costs as it may incur:

           4.23.1    in connection with any application for approval or consent
           made necessary by this Lease (including where consent is lawfully
           refused or the application is withdrawn);

           4.23.2    incidental to or in reasonable contemplation of the
           preparation and service of a schedule of dilapidations (whether
           before or within 3 months after expiry of the Term) or a notice or
           proceedings under Section 146 or Section 147 of the Law of Property
           Act 1925 (even if forfeiture is avoided other than by relief granted
           by the Court);

           4.23.3    in connection with the enforcement or remedying of any
           breach of the covenants in this Lease on the part of the Tenant and
           any Guarantor;

           4.23.4    incidental to or in reasonable contemplation of the
           preparation and service of any notice under Section 17 of the 1995
           Act;

    4.24   Indemnity

           To indemnify the Landlord against all Costs reasonably and properly
           incurred arising directly or indirectly from the use or occupation or
           condition of the Premises, or any breach of the Tenant's obligations
           under this Lease, or any act or default of the Tenant in relation to
           the Premises, or the exercise of the rights set out in Part I of the
           First Schedule;

    4.25   Reletting Notices

           To allow a letting or sale board to be displayed on the Premises (but
           not so that it restricts or interferes unreasonably with the light
           enjoyed by the Premises) and to allow prospective tenants or
           purchasers to view the Premises on reasonable notice;

    4.26   Yielding up

                                       21
<PAGE>

           4.26.1    Immediately before the end of the Term:

                     (i)     to give up the Premises repaired and decorated and
                             otherwise in accordance with the Tenant's covenants
                             in this Lease;

                     (ii)    if and to the extent the Landlord so requires, to
                             remove all alterations made during the Term or any
                             preceding period of occupation by the Tenant and
                             reinstate the Premises as the Landlord shall
                             reasonably direct and to its reasonable
                             satisfaction;

                     (iii)   if and to the extent the Landlord so requires to
                             remove all signs, tenant's fixtures and fittings
                             and other goods from the Premises, and make good
                             any damage caused thereby to the Landlord's
                             reasonable satisfaction;

                     (iv)    to replace (if beyond repair) any damaged or
                             missing Landlord's fixtures with ones of no less
                             quality and value;

                     (v)     to pay to the Landlord a sum equal to any rating
                             relief which the Landlord will be unable to claim
                             because the Premises shall be unoccupied for any
                             period immediately before the end of the Term;

           4.26.2    If the Tenant fails to comply with Clause 4.26.1 to pay to
                     the Landlord on demand as liquidated damages:

                     (i)     any Costs incurred by the Landlord in remedying the
                             breach; and

                     (ii)    a sum equivalent to the Principal Rent payable
                             immediately before the end of the Term
                             (disregarding any abatement) for the period
                             reasonably required to remedy the breach

    4.27   Encumbrances

           Not to do or omit to do anything which would or might be a breach of
           the Encumbrances;

                                       22
<PAGE>

    4.28   Regulations

           4.28.1    To observe all reasonable rules and regulations relating to
           the Building from time to time made by the Landlord and notified to
           the Tenant;

           4.28.2    Not to cause any obstruction to the Common Parts, nor to
           park, load or unload vehicles otherwise than in the areas designated
           for such purpose from time to time.

5.  Landlord's Covenants
    The Landlord covenants with the Tenant as follows:

    5.1    Quiet Enjoyment

           That, subject to the Tenant paying the rents reserved by and
           complying with the terms of this Lease, the Tenant may peaceably
           enjoy the Premises during the Term without any interruption by the
           Landlord or any person lawfully claiming under or in trust for it;

    5.2    Provision of Services

           The Landlord will provide the Services in a reasonably economic and
           efficient manner and in accordance with the principles of good estate
           management, Provided that:

           5.2.1     the Services need only be provided during the Service Hours
           unless the Tenant requests other hours for which it is liable to pay
           the Outside Service Hours Charge whereupon the Landlord will provide
           such Services during such other hours;

           5.2.2     the Landlord will not be in breach of this Clause as a
           result of any failure or interruption of any of the Services:

                                       23
<PAGE>

               (a)   resulting from circumstances beyond the Landlord's
                     reasonable control, so long as the Landlord uses its
                     reasonable endeavours to remedy the same as soon as
                     reasonably practicable after becoming aware of such
                     circumstances; or

               (b)   to the extent that the Services (or any of them) cannot
                     reasonably be provided as a result of works of inspection,
                     maintenance and repair or other works being carried out at
                     the Building provided that the Landlord uses its reasonable
                     endeavours (having regard to the interests of good estate
                     management) to keep the disruption caused by such works to
                     the minimum reasonably practicable.

           5.3.1     To provide at the cost of the Tenant adequate heating and
           hot water air conditioning and operating chillers to the Premises at
           all times during the Term provided that:

               5.3.1.1   such costs shall be paid by the Tenant in the manner
               and at the times set out in Part I of the Fourth Schedule (which
               shall apply mutatis mutandis) save where clause 5.3.1.3 applies

               5.3.1.2 the Tenant's Share for the purposes of this clause 5.3.1
               shall be 100%

               5.3.1.3 in the event that any such costs are payable direct to
               the supplier by the Tenant clause 4.5 shall apply

           5.3.2     To install and make operational as soon as reasonably
           practicable electricity check meters to each of the Lettable Units to
           enable the charge for power consumed in each of the Lettable Units to
           be assessed and charged at the service providers tariff rates

                                       24
<PAGE>

           5.3.3     To provide security staff to the Building at all times
           during the Term and the cost of so doing shall form part of the
           Service Costs referred to in paragraph 7 of Part II(B) of the Fourth
           Schedule

6.  Insurance
    6.1    Landlord's insurance covenants

           The Landlord covenants with the Tenant as follows:

           6.1.1     To insure the Building (other than tenant's and trade
           fixtures and fittings) on usual and reasonable commercial terms
           unless the insurance is invalidated in whole or in part by any act or
           default of the Tenant:

                     (a) with an insurance office or underwriters of repute;

                     (b) against loss or damage by the Insured Risks;

                     (c) subject to such excesses as may be imposed by the
                         insurers;

                     (d) in the full cost of reinstatement of the Building (in
                         modern form if appropriate) including shoring up,
                         demolition and site clearance, professional fees, VAT
                         and allowance for building cost increases;

           6.1.2     To insure against loss of the Principal Rent and the
           Service Charge and VAT thereon payable or reasonably estimated by the
           Landlord to be payable under this Lease arising from damage to the
           Premises by the Insured Risks for four years or such shorter period
           as the Landlord may reasonably require having regard to the likely
           period for reinstating the Premises;

           6.1.3     At the request of the Tenant to produce evidence of the
           terms of the insurance under this Clause 6.1 and of payment of the
           current premium;

                                       25
<PAGE>

           6.1.4     To notify the Tenant of any material change in the risks
           covered by the policy from time to time which would affect the
           Tenant;

           6.1.5     To use its reasonable endeavours (but not being obliged to
           change insurers) at the cost (if any) of the Tenant to procure (at
           the discretion of the Landlord) either that a note of the Tenant's
           interest and the interest of any lawful undertenant is endorsed on
           the policy or that such interest is otherwise protected by means of
           an "Any Other Interests" provision in such policy or that the
           Landlord's insurers will issue in respect of the Tenant a waiver of
           rights of subrogation in relation to the Premises;

           6.1.6     If any part of the Building is destroyed or damaged by an
           Insured Risk, then, unless payment of the insurance moneys is refused
           in whole or part because of the act or default of the Tenant, and
           subject to obtaining all necessary planning and other consents to use
           the insurance proceeds (except those relating to loss of rent and
           fees) and any insured excess paid by the Tenant under Clause 6.2.4(b)
           in reinstating the same (other than tenant's and trade fixtures and
           fittings) as quickly as reasonably practicable, in modern form if
           appropriate but not necessarily identical in layout and (in relation
           to the Premises) substantially as they were before the destruction or
           damage;

    6.2    Tenant's insurance covenants

           The Tenant covenants with the Landlord throughout the Term or until
           released pursuant to the 1995 Act as follows:

           6.2.1     To pay to the Landlord within 7 days of demand sums equal
           to:

                     (a) a fair proportion (reasonably determined by the
                         Landlord's Surveyors) of the amount which the Landlord
                         spends on insurance pursuant to Clause 6.1.1;

                     (b) the whole of the amount which the Landlord spends on
                         insurance pursuant to Clause 6.1.2;

                                       26
<PAGE>

           6.2.2     To give the Landlord immediate written notice on becoming
           aware of any event or circumstance which might affect or lead to an
           insurance claim;

           6.2.3     Not to do anything at the Premises which would or might
           prejudice or invalidate the insurance of the Building or the
           Adjoining Property or cause any premium for their insurance to be
           increased;

           6.2.4     To pay to the Landlord within 7 days of demand:

                     (a) any increased premium and any Costs incurred by the
                         Landlord as a result of a breach of Clause 6.2.3;

                     (b) the whole of the irrecoverable proportion of the
                         insurance moneys if the Building or any part is
                         destroyed or damaged by an Insured Risk but the
                         insurance moneys are irrecoverable in whole or part due
                         to the act or default of the Tenant;

           6.2.5     To comply with the requirements and reasonable
           recommendations of the insurers of which the Tenant has received
           written notice;

           6.2.6    To notify the Landlord of the full reinstatement cost of any
           fixtures and fittings installed at the Premises at the cost of the
           Tenant which become Landlord's fixtures and fittings;

           6.2.7    Not to effect any insurance of the Premises against an
           Insured Risk, but if the Tenant effects or has the benefit of any
           such insurance the Tenant shall hold any insurance moneys upon trust
           for the Landlord and pay the same to the Landlord as soon as
           practicable;

    6.3    Suspension of Rent

                                       27
<PAGE>

           6.3.1     If the Premises are unfit for occupation and use because of
           damage by an Insured Risk then (save to the extent that payment of
           the loss of rent insurance moneys is refused due to the act or
           default of the Tenant) the Principal Rent and the Service Charge (or
           a fair proportion according to the nature and extent of the damage)
           shall be suspended until the earlier of:

                     (i)  the date on which the Premises are again fit for
                          occupation and use; and

                     (ii) the expiry of the loss of rent insurance period;

           PROVIDED THAT if the Premises or the appropriate part thereof (or
           access thereto within the Building) have not been reinstated in
           accordance with the Landlord's obligation contained in Clause 6.1.4
           of this Lease so as to render the Premises fit for occupation and use
           within four years after the date of the damage or destruction or if
           earlier by the date on which the said cesser of rent shall determine
           ("the Relevant Date") then either party may determine this Lease by
           serving one month's written notice on the other (such notice to
           expire within two months of the Relevant Date) whereupon this Lease
           shall cease and determine but without prejudice to any antecedent
           claims and all insurance monies received by the Landlord shall belong
           to it absolutely.

           6.3.2    If the Premises or any part thereof (or access thereto
           within the Building) have been damaged or destroyed by an Insured
           Risk so as to render the Premises incapable of beneficial use, then
           the Landlord will procure that the Landlord's architect will produce
           to the Landlord and the Tenant a report (the "Report") as soon as
           reasonably practicable and in any event within 90 days of the date of
           the damage or destruction which shall confirm whether or not the
           Premises can in the Landlord's architect's reasonable opinion be
           reinstated within four years from the date of the damage or
           destruction, so as to render the Premises again capable of beneficial
           use. If the Report does not state that in the Landlord's architect's
           reasonable opinion the Premises can be reinstated as expressed above,
           then either the Landlord or the Tenant may within two weeks from
           receipt of the Report terminate this Lease by giving two weeks'
           written notice thereafter following receipt

                                       28
<PAGE>

           of the Report.

           6.3.3     Time shall be of the essence for the purpose of Clause
           6.3.2. Termination of this Lease pursuant to Clause 6.3.2 shall be
           without prejudice to the rights of either party against the other in
           respect of any antecedent breach of covenant.

           6.3.4     Any dispute relating to this Clause 6.3 shall be referred
           to Arbitration.

7.  Provisos
    7.1    Forfeiture

           If any of the following events occurs:

           7.1.1     the Tenant fails to pay any of the rents payable under this
           Lease within 21 days of the due date (whether or not formally
           demanded); or

           7.1.2     the Tenant or Guarantor breaches any of its obligations in
           this Lease; or

           7.1.3     execution or distress is levied on the Tenant's goods in
           the Premises; or

           7.1.4     the Tenant or Guarantor being a company incorporated within
           the United Kingdom:

                     (a)  has an Administration Order made in respect of it; or

                     (b)  passes a resolution, or the Court makes an Order, for
                          the winding up of the Tenant or the Guarantor,
                          otherwise than a member's voluntary winding up of a
                          solvent company for the purpose of amalgamation or
                          reconstruction previously consented to by the Landlord
                          (consent not to be unreasonably withheld); or

                                       29
<PAGE>

                     (c)  has a receiver or administrative receiver or receiver
                          and manager appointed over the whole or any part of
                          its assets or undertaking; or

                     (d)  is struck off the Register of Companies; or

                     (e)  is deemed unable to pay its debts within the meaning
                          of Section 123 of the Insolvency Act 1986; or

           7.1.5     proceedings or events analogous to those described in
           Clause 7.1.4 shall be instituted or shall occur where the Tenant or
           Guarantor is a company incorporated outside the United Kingdom; or

           7.1.6     the Tenant or Guarantor being an individual:

                     (i)  has a bankruptcy order made against him; or

                     (ii) appears to be unable to pay his debts within the
                          meaning of Section 268 of the Insolvency Act 1986;

                     then the Landlord may re-enter the Premises or any part of
                     the Premises in the name of the whole and forfeit this
                     Lease and the Term created by this Lease shall immediately
                     end, but without prejudice to the rights of the Landlord in
                     respect of any breach of the obligations contained in this
                     Lease;

    7.2    No Compensation

           Any right for the Tenant to claim compensation from the Landlord on
           vacating the Premises or otherwise is excluded to the extent
           permitted by law;

    7.3    Notices

                                       30
<PAGE>

           Section 196 of the Law of Property Act 1925 shall apply to any notice
           which may be served under this Lease and as if the final words of
           Section 196(4) "and that service... be delivered" were deleted and
           replaced by "and that service shall be deemed to be made on the third
           working day after posting";

    7.4    Arbitration

           7.4.1     Where this Lease provides for reference to Arbitration then
           reference shall be made in accordance with the Arbitration Act 1996
           to a single arbitrator of not less than ten years' qualification
           experienced in the valuation and letting of property similar to and
           in the locality of the Premises agreed between the Landlord and the
           Tenant, or in the absence of agreement nominated on the application
           of either party by the President for the time being of the Royal
           Institution of Chartered Surveyors;

           7.4.2     In the absence of a determination by the arbitrator as to
           his fees they shall be borne equally by the Landlord and the Tenant;

           7.4.3     If the arbitrator is ready to make his award, but is
           unwilling to do so due to either party's failure to pay its share of
           the costs in connection with the award, the Landlord may serve on the
           Tenant a notice requiring the Tenant to pay such costs within 14
           days, and if the Tenant fails to comply with such notice the Landlord
           may pay to the arbitrator the Tenant's costs and any amount so paid
           shall be a debt due forthwith from the Tenant to the Landlord;

    7.5    No Implied Easements

           The grant of this Lease does not confer any rights over the Building
           or the Adjoining Property or any other property except those
           mentioned in Part I of the First Schedule, and Section 62 of the Law
           of Property Act 1925 is excluded from this Lease, nor shall this
           Lease impose any restriction on the use of any property not comprised
           in this Lease;

                                       31
<PAGE>

    7.6    Planning Acts

           The Landlord does not warrant that the Permitted Use complies with
           the Planning Acts.

8.  Applicable Law and Jurisdiction

    8.1    This Lease shall be governed by and construed in accordance with
           English law

    8.2    The parties to this Lease

           8.2.1     irrevocably submit to the non-exclusive jurisdiction of the
           Courts of England and Wales to settle any disputes arising out of
           this Lease; and

           8.2.2     waive any objection to any legal action or proceedings in
           such court on the grounds of venue or that it is an inconvenient or
           inappropriate forum;

    8.3    The bringing of any legal action or proceedings in any jurisdiction
           shall not preclude the person bringing such action from bringing any
           such legal action or proceedings in any other jurisdiction.

9.  Guarantee
    The Guarantor covenants with the Landlord in the terms set out in the Third
    Schedule

10. It is hereby certified that there is no Agreement for Lease to which this
    Lease gives effect

    Executed by the parties as a Deed the day and year first before written.

                                       32
<PAGE>

THE COMMON SEAL of BRITEL FUND TRUSTEES  )
---------------    --------------------
LIMITED was affixed to this Deed         )
-------
in the presence of:                      )

                        /s/ illegible
                        Authorised Signing Officer

                        /s/ illegible
                        Authorised Signing Officer

                                       33
<PAGE>

THE COMMON SEAL of  CMGI (UK) LIMITED            )
---------------     -----------------
was affixed to this Deed in the presence of:     )

                                /s/ Andrew J. Hajducky, III
                                Director

                                /s/ William Williams II
                                Director

                                       34
<PAGE>

Executed as a Deed by of  CMGI INC      )
                          --------
acting by:                              )

                        By:  /s/ Andrew J. Hajducky III
                             --------------------------------------
                        Name: Andrew J. Hajducky III
                        Title: Executive Vice President, CFO and Treasurer

                        Authorised Signatory

                                       35
<PAGE>

DATED                              14 March                              2000
------------------------------------------------------------------------------

                         BRITEL FUND TRUSTEES LIMITED

                                    - and -

                               CMGI (UK) LIMITED

                                    - and -

                                   CMGI INC

-------------------------------------------------------------------------------

                                     LEASE

                                      of
                      the fourth floor of Prospect House
                 80 to 110 (Even) New Oxford Street London WC1
                        together with the right to use
                         4 basement car parking spaces<PAGE>

                                                                   EXHIBIT 10.38
                               LEASE PARTICULARS

1. Date                  :     14 March  2000

2. Parties

   2.1     Landlord            BRITEL FUND TRUSTEES LIMITED (Company number:
                               1687153) whose registered office is at Standon
                               House 21 Mansell Street London E1 8AA

   2.2     Tenant        :     CMGI (UK) LIMITED (Company number 3871833) whose
                               registered office is at Hasilwood House 60
                               Bishopsgate London EC2N 4AJ

   2.3     Guarantor     :     CMGI INC (incorporated in Delaware) whose
                               principal place of business is at 100 Brickstone
                               Square Andover MA01810 USA and whose address for
                               service in England is Sygnus Court Market Street
                               Maidenhead Berkshire SL6 8AD

3. Building              :     The land and buildings known as Prospect House 80
                               to 110 New Oxford Street London WC1 as registered
                               at H M Land Registry under Title Number NGL441887

4. Premises              :     The fifth floor of the Building shown for
                               identification only edged red on the fifth floor
                               plan annexed

5. Car Parking Spaces    :     the 4 spaces shown for identification only edged
                               blue on the basement plan annexed or such other
                               spaces (being not less than 4 in number) in lieu
                               thereof at basement level as the Landlord may
                               from time to time allocate for use by the Tenant

                                       1
<PAGE>

6.  Contractual Term        :  the term of years from and including 2000 up to
                               and including 2010

7.  Principal Rent          :  FIVE HUNDRED AND TWENTY-EIGHT THOUSAND SEVEN
                               HUNDRED AND TWENTY POUNDS ((Pounds)528,720) per
                               annum subject to increase in accordance with the
                               Second Schedule

8.  Rent Commencement Date :   2000

9.  Rent Review Date       :   in 2005

10. Permitted Use          :   as to that part of the Premises on the fifth
                               floor of the Building as offices within Class B1
                               of the 1987 Order with ancillary parking in the
                               Car Parking Spaces

This Lease made on the date and between the parties specified in the Particulars
Witnesses as follows:

1.  Definitions

    In this Lease unless the context otherwise requires:

    1.1  Adjoining Property means any adjoining or neighbouring premises in
         which the Landlord or a Group Company of the Landlord holds or shall at
         any time during the Term hold a freehold or leasehold interest;

    1.2  Arbitration means arbitration in accordance with Clause 7.4;

    1.3  Base Rate means the base rate from time to time of Royal Bank of
         Scotland PLC, or (if not available) such comparable rate of interest as
         the Landlord shall reasonably require;

    1.4  Building means the building described in the Particulars, and includes
         any part of it and any alteration or addition to it or replacement of
         it;

                                       2
<PAGE>

     1.5  Car Lifts means the car lifts shown for identification only edged
          brown on the basement plan annexed

     1.6  Common Parts means the toilets, accesses, lifts (including without
          limitation the Car Lifts), car parks and other areas of the Building
          from time to time designated by the Landlord for common use by the
          tenants and occupiers of the Building but excluding any such areas as
          may be within the Premises or any other Lettable Units; 1.7 Conduit
          means any media for the passage of substances or energy and any
          ancillary apparatus attached to them and any enclosures for them;

     1.8  Contractual Term means the term specified in the Particulars;

     1.9  Encumbrances means the obligations and encumbrances contained or
          referred to in the documents specified in Part III of the First
          Schedule;

     1.10 Group Company means a company which is a member of the same group of
          companies within the meaning of Section 42 of the Landlord and Tenant
          Act 1954;

     1.11 Guarantor means the person so named in the Particulars and/or any
          party which gives a guarantee pursuant to the provisions of clause
          4.16 hereof

     1.12 Insured Risks means fire, lightning, earthquake, explosion, aircraft
          (other than hostile aircraft) and other aerial devices or articles
          dropped therefrom, riot, civil commotion, malicious damage, storm or
          tempest, bursting or overflowing of water tanks apparatus or pipes,
          flood, impact by road vehicles and in so far as the same is available
          at usual commercial rates in the UK insurance market acts of terrorism
          (to the extent that insurance against such risks may ordinarily be
          arranged with an insurer of good repute) and such other risks or
          insurance as may from time to time be reasonably required by the
          Landlord (subject in all cases to such exclusions and limitations as
          may reasonably be imposed by the insurers), and Insured Risk means any
          one of them;

     1.13 Landlord means the person for the time being entitled to the immediate
          reversion to this Lease being initially the person so named in the
          Particulars;

                                       3
<PAGE>

     1.14 Landlord's Surveyor means the Landlord's surveyor or managing agent
          (who may be an employee of the Landlord) and who shall be
          appropriately qualified;

     1.15 this Lease means this lease and any document supplemental to it or
          entered into pursuant to it;

     1.16 Lettable Unit means a part of the Building which is let, or
          constructed or adapted for letting, from time to time;

     1.17 Outside Service Hours Charge means the proper cost to the of providing
          any of the Services at the Tenant's request outside the Service Hours
          (or a fair proportion of such cost if requested or used by another
          tenant also);

     1.18 Particulars means the descriptions and terms on the page headed Lease
          Particulars which form part of this Lease;

     1.19 Permitted Part means a part of the Premises

          1.19.1  where all of the following conditions are satisfied:

          (a)  the extent of the part intended to be sublet shall first have
               been approved by the Landlord (such approval not to be
               unreasonably withheld);

          (b)  the Landlord acting reasonably is satisfied that each part
               intended to be sublet and the remainder of the Premises will in
               each case be self-contained and capable of separate use and
               occupation;

          (c)  no more than two separate occupations (including the occupation
               of the Tenant itself if relevant) shall subsist at any time
               (provided that during only such time as this Lease is vested in
               CMGI (UK) Limited no more than three separate occupations
               (including the occupation of the Tenant itself if relevant) shall
               subsist at any one time); and

          1.19.2    PROVIDED THAT before any Permitted Part is sublet the Tenant
          shall have obtained (and produced to the Landlord) a valid Order of
          the Court (together

                                       4
<PAGE>

               with the form of underlease to which such Order refers) excluding
               in respect of such proposed sub-demise the provisions of Sections
               24 to 28 inclusive of the Landlord and Tenant Act 1954.

     1.20      Planning Acts means the Town and Country Planning Act 1990, the
               Planning (Listed Buildings and Conservation Areas) Act 1990, the
               Planning (Hazardous Substances) Act 1990 and the Planning
               (Consequential Provisions) Act 1990;

     1.21      Premises means the premises described in the Particulars and any
               part of them and includes:

               1.21.1   the floorboards, scReed, plaster and other finishes on
               the floors, walls, columns and ceilings, and all carpets;

               1.21.2   the raised floors and false ceilings (including light
               fittings), and the voids between the ceilings and false ceilings
               and the floor slab and the raised floors;

               1.21.3   non-load-bearing walls and columns wholly within the
               Premises and one half of the thickness of such walls dividing the
               Premises from other parts of the Building;

               1.21.4   all doors and internal windows and their frames, glass
               and fitments;

               1.21.5   all Conduits, plant and machinery within and solely
               serving the Premises;

               1.21.6   all Landlord's fixtures and fittings in the Premises;

               1.21.7   all alterations and additions made to the Premises;
                        but excludes:

               1.21.8   all structural and external parts of the Building;

               1.21.9   load bearing framework roof foundations and joists;

                                       5
<PAGE>

                        1.21.10  all Conduits, plant and machinery serving other
                        parts of the Building;

                        1.21.11  all external windows and their frames glass and
                        fitments;

               1.22     Principal Rent means the rent stated in the Particulars;

               1.23     Quarter Days means 25 March, 24 June, 29 September and
                        25 December in evyear and Quarter Day means any of them;

               1.24      Service Charge means the service charge as specified in
                         the Fourth Schedule;

               1.25      Service Hours means 8 a.m. to 8 p.m. on Monday to
                         Friday and 8 a.m. to 2 p.m. on Saturday, excluding all
                         public holidays;

               1.26      Services means the services set out in Parts 11(A) and
                         11(B) of the Fourth Schedule;

               1.27      Tenant means the person so named in the Particulars,
                         and includes its successors in title;

               1.28      Term means the Contractual Term together with any
                         continuation of the term or the tenancy (whether by
                         statute or common law but not by renewal);

               1.29      VAT means Value Added Tax and any similar tax
                         substituted for it or levied in addition to it;

               1.30      1987 Order means the Town and Country Planning (Use
                         Classes) Order 1987 (as originally made);

               1.31      1995 Act means the Landlord and Tenant (Covenants) Act
                         1995.

          2.   Interpretation
               In this Lease unless the context otherwise requires:

                                       6
<PAGE>

          2.1. If the Tenant or the Guarantor is more than one person then their
               covenants are joint and several;

          2.2. Any reference to a statute includes any modification, extension
               or re-enactment of it and any orders, regulations, directions,
               schemes and rules made under it;

          2.3  Any covenant by the Tenant not to do any act or thing includes an
               obligation not knowingly to permit or suffer such act or thing to
               be done;

          2.4  If the Landlord reserves rights of access or other rights over or
               in relation to the Premises then those rights extend to persons
               properly authorised by it;

          2.5  References to the act or default of the Tenant include acts or
               default or negligence of any undertenant, or of anyone at the
               Premises with the Tenant's or any undertenant's permission or
               sufferance;

          2.6  The Clause headings in this Lease are for ease of reference only;

          2.7  References to the last year of the Term shall mean the twelve
               months ending on the expiration or earlier termination of the
               Term;

          2.8  The perpetuity period applicable to this Lease shall be the Term
               or 80 years from the commencement of the Term (whichever is the
               shorter);

         2.9   References to Costs include all lawful liabilities, claims,
               demands, damages, losses and proper costs and expenses.

3.       Demise and Rents

        The Landlord DEMISES the Premises to the Tenant for the Contractual
        Term, TOGETHER WITH the rights set out in Part I of the First Schedule,
        EXCEPT AND RESERVING as mentioned in Part II of the First Schedule,
        subject to all rights enjoyed by the owners or occupiers of any
        neighbouring property over the Premises and subject to the Encumbrances,
        the Tenant paying by way of rent during the Term without any deduction,
        counterclaim or set off:

                                       7
<PAGE>

     3.1  the Principal Rent and any VAT by equal quarterly payments in advance
          on the Quarter Days, to be paid by Banker's Standing Order to an
          account and bank within the United Kingdom if the Landlord so
          requires, the first payment for the period from and including the Rent
          Commencement Date to (but excluding) the next Quarter Day to be made
          on the Rent Commencement Date;

     3.2  the Service Charge and any VAT at the times and in the manner set out
          in the Fourth Schedule, and the Outside Service Hours Charge and any
          VAT within 14 days of demand;

     3.3  the following amounts and any VAT:

          3.3.1     the sums specified in Clauses 4.2 (interest) and 4.5

          3.3.2     the sums specified in Clause 6.2.1 (insurance);

          3.3.3     all Costs incurred by the Landlord as a result of any breach
                    of the Tenant's covenants in this Lease.

4.        Tenant's covenants
          The Tenant covenants with the Landlord throughout the Term, or until
          released pursuant to the 1995 Act, as follows:

          4.1       Rents

                    To pay the rents and other sums reserved by this Lease on
                    the due dates;

          4.2       Interest

                    If the Landlord does not receive any sum due to it by the
                    due date, to pay on demand interest on such sum at 4 per
                    cent above Base Rate (compounded on the Quarter Days) from
                    the due date until payment (both before and after any
                    judgment), provided this Clause shall not prejudice any
                    other right or remedy for the recovery of such sum;

                                       8
<PAGE>

          4.3   Outgoings

                To pay all existing and future rates, taxes, charges,
                assessments and outgoings in respect of the Premises (whether
                assessed or imposed on the owner or the occupier), except any
                tax (other than VAT) arising as a result of the receipt by the
                Landlord of the Principal Rent and any tax arising on any
                dealing by the Landlord or any superior landlord with its
                reversion to this Lease;

     4.4        VAT

                4.4.1  Any payment or other consideration to be provided to the
                       Landlord is exclusive of VAT, and subject to receipt
                       within 14 days thereafter of a valid VAT invoice the
                       Tenant shall in addition pay any VAT chargeable on the
                       date the payment or other consideration is due;

                4.4.2. Any obligation to reimburse or pay the Landlord's
                       expenditure extends to irrecoverable VAT on that
                       expenditure, and the Tenant shall also reimburse or pay
                       such VAT;

               4.5     Utilities

                       To pay for all gas, electricity, water, telephone and
                       other utilities used on the Premises, and all charges for
                       meters and all standing charges, and a fair proportion of
                       any joint charges as reasonably determined by the
                       Landlord's Surveyor;

               4.6    Repair

                      4.6.1 To put, keep and maintain the Premises (excluding
                      air conditioning, ventilation and fire systems) and any
                      Conduits, plant and equipment serving only the Premises in
                      good and substantial repair and condition (damage by the
                      Insured Risks excepted save to the extent that insurance
                      moneys are irrecoverable as a result of the act or default
                      of the Tenant);

                                       9
<PAGE>

               4.6.2  To make good any disrepair for which the Tenant is liable
               within  2 months after the date of written notice from the
               Landlord (or sooner if the Landlord reasonably requires);

               4.6.3  If the Tenant fails to comply with any such notice the
               Landlord may enter and carry out the work, and the proper cost
               shall be reimbursed by the Tenant on demand as a debt;

          4.7  Decoration

               4.7.1  To clean, prepare and paint or treat and generally
               redecorate all internal parts of the Premises in the fifth year
               and in the last year of the Term;

               4.7.2  The work described in Clause 4.7.1 is to be carried out:

                      (i)  in a good and workmanlike manner to the Landlord's
                           reasonable satisfaction; and

                      (ii) in colours which (if different from the existing
                    colour) are first approved in writing by the Landlord
                    (approval not to be unreasonably withheld or delayed);

          4.8  Cleaning

               4.8.1 To keep the Premises clean, tidy and free from rubbish;

               4.8.2 To clean the inside of windows and any washable surfaces at
               the Premises as often as reasonably necessary;

          4.9  Overloading

          Not to overload the floors or ceilings of the Premises, or the
          structure of the Building, or any plant, machinery or electrical
          installation serving the Premises or the Building nor to do anything
          which adversely interferes with the heating, air conditioning or
          ventilation of the Building;

                                       10
<PAGE>

     4.10 Conduits

          To keep the Conduits in or exclusively serving the Premises clear and
          free from any noxious, harmful or deleterious substance, and to remove
          any obstruction and repair any damage to such Conduits caused as a
          result of any breach of this covenant by the Tenant as soon as
          reasonably practicable to the Landlord's reasonable satisfaction;

     4.11 Prohibited Uses

          Not to use the Premises:

          4.11.1    for any purpose which is noisy, offensive, dangerous,
          illegal, immoral or a nuisance or causes damage to the Landlord or its
          other tenants of the Building, or to owners or occupiers of any
          neighbouring property, or which involves any substance which may be
          harmful, polluting or contaminating;

          4.11.2    for residential purposes;

          4.11.3    for any auction, public or political meeting, public
          exhibition or show, or as a betting office or for gaming or playing
          amusement machines, or as a sex shop (as defined in the Local
          Government (Miscellaneous Provisions) Act 1982), or for the business
          of an undertaker, or for the business of a staff agency, employment
          agency or Government Department at which the general public call
          without appointment;

     4.12 Permitted Use

          Not to use the Premises otherwise than for the Permitted Use specified
          in the Particulars;

     4.13 Signs

                                       11
<PAGE>

             Not to erect any sign, notice or advertisement which is visible
             outside the Premises without the Landlord's prior written consent;

     4.14    Alterations

     4.14.1    Not to make any alterations or additions which:

               (a) merge the Premises with any adjoining premises;

               (b) affect the external appearance of the Premises;

               (c) would permanently diminish the lettable floor area of the
                   Premises

     4.14.2    Not to make any alterations or additions to the Premises which
               affect the structure of the Building (including without
               limitation the roofs and foundations and the principal or load-
               bearing walls, floors, beams and columns) without the Landlord's
               prior written consent (not to be unreasonably withheld or
               delayed)

     4.14.3    Not to make any other alterations or additions to the Premises
               provided that the Tenant may make internal non-structural
               alterations to the Premises if the Tenant has first provided the
               Landlord with all such details specifications and drawings of
               such internal non-structural alterations as the Landlord may
               reasonably require and provided further that if such non-
               structural alterations affect the heating, air conditioning or
               ventilation systems or any other services at the Building or any
               Conduit or other plant or machinery providing services within the
               Premises or the Building then the Tenant must obtain the
               Landlord's prior written consent (not to be unreasonably withheld
               or delayed)

     4.15    Preservation of Easements

             4.15.1 Not to prejudice the acquisition of any right of light for
             the benefit of the Premises by obstructing any window or opening,
             or giving any acknowledgment that the right is enjoyed by consent
             or any other act or default of the Tenant;

                                       12
<PAGE>

            4.15.2 To preserve all rights of light and other easements enjoyed
            by the Premises, and not to grant to or permit or suffer anyone to
            acquire any right of light or other easement or right over the
            Premises and in the event of anyone otherwise claiming any such
            right if required by and at the cost of the Landlord to join in any
            action to be implemented by the Landlord in relation to such claim;

            4.15.3 To give the Landlord immediate notice if any easement enjoyed
            by the Premises is obstructed, or any new easement affecting the
            Premises is made or attempted;

     4.16   Alienation

            4.16.1  Not to:

                              (a)  assign, charge, or (save as permitted in
                                   clause 4.16.4) underlet nor to part with
                                   possession of part only of the Premises nor
                                   to agree to do so;

                              (b)  part with the possession of the whole of the
                                   Premises except by an assignment or
                                   underletting permitted by this Clause 4.16;

                              (c)  share the possession or occupation of the
                                   whole or any part of the Premises except as
                                   permitted by clause 4.16.7;

            4.16.2 Not to assign or agree to assign the whole of the Premises
            without the Landlord's written consent (not to be unreasonably
            withheld or delayed), provided that:

                              (a)  the Landlord may withhold consent in
                                   circumstances where in the reasonable opinion
                                   of the Landlord the proposed assignee is not
                                   of sufficient financial standing to enable it
                                   to comply with the Tenant's covenants in this
                                   Lease;

                              (b)  the Landlord's consent shall in every case be
                                   subject to conditions (unless expressly
                                   excluded) requiring that:

                                       13
<PAGE>

                                   (i)   the assignee covenants with the
                                         Landlord to pay the rents and observe
                                         and perform the Tenant's covenants in
                                         this Lease during the residue of the
                                         Term, or until released pursuant to the
                                         1995 Act;

                                   (ii)  the Tenant enters into an authorised
                                         guarantee agreement guaranteeing the
                                         performance of the Tenant's covenants
                                         in this Lease by the assignee in the
                                         form set out in the Third Schedule with
                                         such reasonable additional provisions
                                         and other amendments as the Landlord
                                         may from time to time reasonably
                                         require;

                                   (iii) such other persons as the Landlord
                                         reasonably requires act as guarantors
                                         for the assignee and enter into direct
                                         covenants with the Landlord in the form
                                         set out in the Third Schedule (but
                                         referring in paragraph 1.2 to the
                                         assignee) with such reasonable
                                         additional provisions and other
                                         amendments as the Landlord may from
                                         time to time reasonably require;

                                   (iv)  all rent and other payments then due
                                         under this Lease are paid before
                                         completion of the assignment;

            4.16.3  The provisos to Clause 4.16.2 shall not prejudice the
            Landlord's right to withhold consent in other circumstances, or to
            impose other conditions, where it would be reasonable to do so;

            4.16.4  Not to underlet or agree to underlet the whole of the
            Premises or any Permitted Part unless:

                              (a)  the rent payable under the underlease is:

                                       14
<PAGE>

                                   (i)   not less than the best rent reasonably
                                         obtainable in the open market for the
                                         Premises or Permitted Part without fine
                                         or premium;

                                   (ii)  payable no more than one quarter in
                                         advance;

                                   (iii) to be subject to upward-only reviews at
                                         five yearly intervals to coincide with
                                         the rent reviews under this Lease;

                              (b)  the undertenant covenants with the Landlord
                                   and in the underlease:

                                   (i)   to observe and perform the Tenant's
                                         covenants in this Lease (except for
                                         payment of the rents) during the term
                                         of the underlease or until released
                                         pursuant to the 1995 Act;

                                   (ii)  not subject as herein provided to sub-
                                         underlet part only nor to share or part
                                         with possession or occupation of the
                                         whole or any part of the underlet
                                         premises, nor to assign or charge part
                                         only of the underlet premises;

                                   (iii) not to assign or sub-underlet the whole
                                         of the underlet premises or (in the
                                         case of an underlease of the whole of
                                         the Premises) to sub-underlet a
                                         Permitted Part without in the case of a
                                         sub-underletting (whether of the whole
                                         of the Premises or of a Permitted Part)
                                         obtaining and producing to the tenant
                                         and to the Landlord an Order as
                                         referred to in clause 1.19.2 in
                                         relation to the tenancy created by such
                                         sub-underlease nor without the
                                         Landlord's prior written consent (which
                                         shall not be unreasonably withheld or
                                         delayed

                                       15
<PAGE>

                                         if the other requirements of this
                                         clause 4.16 are fulfilled); and

                                   (iv)  to include in any sub-underlease
                                         pursuant to paragraph (iii) an absolute
                                         prohibition against further
                                         underlettings of whole or part

                              (c)  all rents and other ascertainable payments
                                   then due under this Lease are paid before
                                   completion of the underletting;

                              (d)  in the case of an underletting of a Permitted
                                   Part the Order referred to in clause 1.19 has
                                   first been obtained and produced to the
                                   Landlord;

            4.16.5 Without prejudice to Clause 4.16.4, not to underlet the whole
            of the Premises or any Permitted Part nor vary the terms of any
            underlease without the Landlord's written consent (not to be
            unreasonably withheld or delayed);

            4.16.6 To take all necessary steps and proceedings to remedy any
            breach of the covenants of the undertenant under the underlease, and
            not to permit any reduction of the rent payable by any undertenant;

            4.16.7 Notwithstanding Clause 4.16.1 the Tenant and any permitted
            undertenant may share occupation of the whole or any part of the
            Premises or the underlet premises with any company which is a Group
            Company of the Tenant or the undertenant (as the case may be)

                              PROVIDED THAT

                              (a)  the relationship of landlord and tenant is
                                   not created; and

                              (b)  occupation by any Group Company shall cease
                                   upon it ceasing to be a Group Company of the
                                   Tenant; and

                                       16
<PAGE>

                              (c)  the Tenant informs the Landlord in writing
                                   before each occupier commences occupation
                                   (with evidence that the occupier is a Group
                                   Company of the Tenant or the permitted
                                   undertenant as the case may be) and after it
                                   ceases occupation;

           4.16.8  Not to permit any other person to use the Car Parking Spaces
           except

                              (a)  by way of written licence;

                              (b)  for a period of not less than 3 months;

                              (c)  so that the relationship of landlord and
                                   tenant is not created;

                              (d)  to a person who is a direct tenant of the
                                   Landlord in or a permitted underlessee of
                                   office premises in the Building; and

                              (e)  with the prior written approval of the
                                   Landlord (not to be unreasonably withheld or
                                   delayed)

     4.17  Registration

           4.17.1  Within 21 days to give to the Landlord's solicitors (or as
           the Landlord may direct) written notice of any assignment, charge,
           underlease or other devolution of the Premises or sharing of
           occupation together with three certified copies of the relevant
           document (and in a case to which clause 4.16.7 applies due evidence
           that the occupier is a Group Company of the Tenant) and a reasonable
           registration fee of not less than (Pounds)30;

           4.17.2  Within 14 days of request to supply to the Landlord details
           of the persons using or permitted to use any of the Car Parking
           Spaces with details of the terms on which they use them and a
           certified copy of every licence issued and then current of which the
           Tenant has not previously supplied a copy

     4.18  Statutory Requirements

                                       17
<PAGE>

           To comply promptly with all notices served by any public, local or
           statutory authority, and with the requirements of any present or
           future statute European Union law regulation or directive (whether
           imposed on the owner or occupier), which affects the Premises or
           their use;

     4.19  Planning

           4.19.1  To comply with the Planning Acts;

           4.19.2  Not to apply for or implement any planning permission
           affecting the Premises without first obtaining the Landlord's written
           consent;

           4.19.3  If a planning permission is implemented the Tenant shall
           complete all the works permitted and comply with all the conditions
           imposed by the permission before the determination of the Term
           (including any works stipulated to be carried out by a date after the
           determination of the Term unless the Landlord requires otherwise);

           4.19.4  If the Landlord reasonably so requires, to produce evidence
           to the Landlord that the provisions of this Clause 4.19 have been
           complied with;

     4.20  Notices

           4.20.1  To supply the Landlord with a copy of any notice, order or
           certificate or proposal for any notice, order or certificate
           affecting or capable of affecting the Premises as soon as it is
           received by or comes to the notice of the Tenant;

           4.20.2  At the request of the Landlord and at the joint cost of the
           Landlord and the Tenant (but at the cost of the Tenant if the notice,
           order certificate or proposal is as a result of any breach by the
           Tenant) to make or join the Landlord in making such objections or
           representations against or in respect of any such notice, order or
           certificate as the Landlord may reasonably require;

     4.21  Contaminants and Defects

                                       18
<PAGE>

           4.21.1  To give the Landlord written notice of the existence of any
           contaminant, pollutant or harmful substance on or any defect in the
           Premises as soon as it comes to the notice of the Tenant;

           4.21.2  If so requested by the Landlord to remove from the Premises
           or remedy to the Landlord's satisfaction any such contaminant
           pollutant or harmful substance which the Tenant has brought on or
           caused or allowed to be brought on to the Premises;

     4.22  Entry by Landlord

           To permit the Landlord at all reasonable times and on reasonable
           notice (except in emergency) to enter the Premises in order to:

           4.22.1  inspect and record the condition of the Premises or any other
           parts of the Building or the Adjoining Property;

           4.22.2  remedy any breach of the Tenant's obligations under this
           Lease;

           4.22.3  repair, maintain, clean, alter, replace, install, add to or
           connect up to any Conduits which serve the Building or the Adjoining
           Property;

           4.22.4  repair, maintain, alter or rebuild any part of the Building
           or the Adjoining Property;

           4.22.5  comply with any of its obligations under this Lease;

           Provided that the Landlord shall cause as little inconvenience as
           reasonably practicable in the exercise of such rights, and shall make
           good all damage to the Premises and the Tenant's fixtures and
           fittings caused by such entry as soon as reasonably practicable;

     4.23  Landlord's Costs

           To pay to the Landlord on demand amounts equal to such reasonable and
           proper Costs as it may incur:

                                       19
<PAGE>

            4.23.1  in connection with any application for approval or consent
            made necessary by this Lease (including where consent is lawfully
            refused or the application is withdrawn);

            4.23.2  incidental to or in reasonable contemplation of the
            preparation and service of a schedule of dilapidations (whether
            before or within 3 months after expiry of the Term) or a notice or
            proceedings under Section 146 or Section 147 of the Law of Property
            Act 1925 (even if forfeiture is avoided other than by relief granted
            by the Court);

            4.23.3  in connection with the enforcement or remedying of any
            breach of the covenants in this Lease on the part of the Tenant and
            any Guarantor;

            4.23.4  incidental to or in reasonable contemplation of the
            preparation and service of any notice under Section 17 of the 1995
            Act;

     4.24   Indemnity

            To indemnify the Landlord against all Costs reasonably and properly
            incurred arising directly or indirectly from the use or occupation
            or condition of the Premises, or any breach of the Tenant's
            obligations under this Lease, or any act or default of the Tenant in
            relation to the Premises, or the exercise of the rights set out in
            Part I of the First Schedule;

     4.25   Reletting Notices

            To allow a letting or sale board to be displayed on the Premises
            (but not so that it restricts or interferes unreasonably with the
            light enjoyed by the Premises) and to allow prospective tenants or
            purchasers to view the Premises on reasonable notice;

     4.26   Yielding up

     4.26.1 Immediately before the end of the Term:

            (i)   to give up the Premises repaired and decorated and otherwise
                  in accordance with the Tenant's covenants in this Lease;

                                       20
<PAGE>

            (ii)  if and to the extent the Landlord so requires, to remove all
                  alterations made during the Term or any preceding period of
                  occupation by the Tenant and reinstate the Premises as the
                  Landlord shall reasonably direct and to its reasonable
                  satisfaction;

            (iii) if and to the extent the Landlord so requires to remove all
                  signs, tenant's fixtures and fittings and other goods from the
                  Premises, and make good any damage caused thereby to the
                  Landlord's reasonable satisfaction;

            (iv)  to replace (if beyond repair) any damaged or missing
                  Landlord's fixtures with ones of no less quality and value;

            (v)   to pay to the Landlord a sum equal to any rating relief which
                  the Landlord will be unable to claim because the Premises
                  shall be unoccupied for any period immediately before the end
                  of the Term;

     4.26.2 If the Tenant fails to comply with Clause 4.26.1 to pay to the
            Landlord on demand as liquidated damages:

            (i)   any Costs incurred by the Landlord in remedying the breach;
                  and

            (ii)  a sum equivalent to the Principal Rent payable immediately
                  before the end of the Term (disregarding any abatement) for
                  the period reasonably required to remedy the breach

     4.27   Encumbrances

            Not to do or omit to do anything which would or might be a breach of
            the Encumbrances;

     4.28   Regulations

                                       21
<PAGE>

           4.28.1  To observe all reasonable rules and regulations relating to
           the Building from time to time made by the Landlord and notified to
           the Tenant ;

           4.28.2  Not to cause any obstruction to the Common Parts, nor to
           park, load or unload vehicles otherwise than in the areas designated
           for such purpose from time to time.

5.  Landlord's Covenants
    The Landlord covenants with the Tenant as follows:

    5.1    Quiet Enjoyment

           That, subject to the Tenant paying the rents reserved by and
           complying with the terms of this Lease, the Tenant may peaceably
           enjoy the Premises during the Term without any interruption by the
           Landlord or any person lawfully claiming under or in trust for it;

    5.2    Provision of Services

           The Landlord will provide the Services in a reasonably economic and
           efficient manner and in accordance with the principles of good estate
           management, Provided that:

           5.2.1     the Services need only be provided during the Service Hours
           unless the Tenant requests other hours for which it is liable to pay
           the Outside Service Hours Charge whereupon the Landlord will provide
           such Services during such other hours;

           5.2.2     the Landlord will not be in breach of this Clause as a
           result of any failure or interruption of any of the Services:

                     (a) resulting from circumstances beyond the Landlord's
                     reasonable control, so long as the Landlord uses its
                     reasonable endeavours to remedy the same as soon as
                     reasonably practicable after becoming aware of such
                     circumstances; or

                     (b) to the extent that the Services (or any of them) cannot
                     reasonably be provided as a result of works of inspection,
                     maintenance and repair or

                                       22
<PAGE>

                     other works being carried out at the Building provided that
                     the Landlord uses its reasonable endeavours (having regard
                     to the interests of good estate management) to keep the
                     disruption caused by such works to the minimum reasonably
                     practicable.

           5.3.1     To provide at the cost of the Tenant adequate heating and
           hot water air conditioning and operating chillers to the Premises at
           all times during the Term provided that:

                5.3.1.1 such costs shall be paid by the Tenant in the manner and
                at the times set out in Part I of the Fourth Schedule (which
                shall apply mutatis mutandis) save where clause 5.3.1.3 applies

                5.3.1.2 the Tenant's Share for the purposes of this clause 5.3.1
                shall be 100%

                5.3.1.3 in the event that any such costs are payable direct to
                the supplier by the Tenant clause 4.5 shall apply

           5.3.2     To install and make operational as soon as reasonably
           practicable electricity check meters to each of the Lettable Units to
           enable the charge for power consumed in each of the Lettable Units to
           be assessed and charged at the service providers tariff rates

           5.3.3     To provide security staff to the Building at all times
           during the Term and the cost of so doing shall form part of the
           Service Costs referred to in paragraph 7 of Part II(B) of the Fourth
           Schedule

6.  Insurance
    6.1    Landlord's insurance covenants

           The Landlord covenants with the Tenant as follows:

           6.1.1     To insure the Building (other than tenant's and trade
           fixtures and fittings) on usual and reasonable commercial terms
           unless the insurance is invalidated in whole or in part by any act or
           default of the Tenant:

                                       23
<PAGE>

                     (a) with an insurance office or underwriters of repute;

                     (b) against loss or damage by the Insured Risks;

                     (c) subject to such excesses as may be imposed by the
                         insurers;

                     (d) in the full cost of reinstatement of the Building (in
                         modern form if appropriate) including shoring up,
                         demolition and site clearance, professional fees, VAT
                         and allowance for building cost increases;

           6.1.2   To insure against loss of the Principal Rent and the
           Service Charge and VAT thereon payable or reasonably estimated by the
           Landlord to be payable under this Lease arising from damage to the
           Premises by the Insured Risks for four years or such shorter period
           as the Landlord may reasonably require having regard to the likely
           period for reinstating the Premises;

           6.1.3   At the request of the Tenant to produce evidence of the
           terms of the insurance under this Clause 6.1 and of payment of the
           current premium;

           6.1.4   To notify the Tenant of any material change in the risks
           covered by the policy from time to time which would affect the
           Tenant;

           6.1.5   To use its reasonable endeavours (but not being obliged to
           change insurers) at the cost (if any) of the Tenant to procure (at
           the discretion of the Landlord) either that a note of the Tenant's
           interest and the interest of any lawful undertenant is endorsed on
           the policy or that such interest is otherwise protected by means of
           an "Any Other Interests" provision in such policy or that the
           Landlord's insurers will issue in respect of the Tenant a waiver of
           rights of subrogation in relation to the Premises;

           6.1.6   If any part of the Building is destroyed or damaged by an
           Insured Risk, then, unless payment of the insurance moneys is refused
           in whole or part because of the act or default of the Tenant, and
           subject to obtaining all necessary planning and other consents to use
           the insurance proceeds (except those relating to loss of rent and
           fees) and any insured excess paid by the Tenant under Clause 6.2.4(b)
           in reinstating the

                                       24
<PAGE>

           same (other than tenant's and trade fixtures and fittings) as quickly
           as reasonably practicable, in modern form if appropriate but not
           necessarily identical in layout and (in relation to the Premises)
           substantially as they were before the destruction or damage;

    6.2    Tenant's insurance covenants

           The Tenant covenants with the Landlord throughout the Term or until
           released pursuant to the 1995 Act as follows:

           6.2.1     To pay to the Landlord within 7 days of demand sums equal
           to:

                     (a) a fair proportion (reasonably determined by the
                         Landlord's Surveyors) of the amount which the Landlord
                         spends on insurance pursuant to Clause 6.1.1;

                     (b) the whole of the amount which the Landlord spends on
                         insurance pursuant to Clause 6.1.2;

           6.2.2     To give the Landlord immediate written notice on becoming
           aware of any event or circumstance which might affect or lead to an
           insurance claim;

           6.2.3     Not to do anything at the Premises which would or might
           prejudice or invalidate the insurance of the Building or the
           Adjoining Property or cause any premium for their insurance to be
           increased;

           6.2.4     pay to the Landlord within 7 days of demand:

                     (a) any increased premium and any Costs incurred by the
                         Landlord as a result of a breach of Clause 6.2.3;

                     (b) the whole of the irrecoverable proportion of the
                         insurance moneys if the Building or any part is
                         destroyed or damaged by an Insured Risk but the
                         insurance moneys are irrecoverable in whole or part due
                         to the act or default of the Tenant;

                                       25
<PAGE>

           6.2.5     To comply with the requirements and reasonable
           recommendations of the insurers of which the Tenant has received
           written notice;

           6.2.6     To notify the Landlord of the full reinstatement cost of
           any fixtures and fittings installed at the Premises at the cost of
           the Tenant which become Landlord's fixtures and fittings;

           6.2.7     Not to effect any insurance of the Premises against an
           Insured Risk, but if the Tenant effects or has the benefit of any
           such insurance the Tenant shall hold any insurance moneys upon trust
           for the Landlord and pay the same to the Landlord as soon as
           practicable;

    6.3    Suspension of Rent

           6.3.1     If the Premises are unfit for occupation and use because of
           damage by an Insured Risk then (save to the extent that payment of
           the loss of rent insurance moneys is refused due to the act or
           default of the Tenant) the Principal Rent and the Service Charge (or
           a fair proportion according to the nature and extent of the damage)
           shall be suspended until the earlier of:

                     (i)  the date on which the Premises are again fit for
                          occupation and use; and

                     (ii) the expiry of the loss of rent insurance period;

           PROVIDED THAT if the Premises or the appropriate part thereof (or
           access thereto within the Building) have not been reinstated in
           accordance with the Landlord's obligation contained in Clause 6.1.4
           of this Lease so as to render the Premises fit for occupation and use
           within four years after the date of the damage or destruction or if
           earlier by the date on which the said cesser of rent shall determine
           ("the Relevant Date") then either party may determine this Lease by
           serving one month's written notice on the other (such notice to
           expire within two months of the Relevant Date) whereupon this Lease
           shall cease and determine but without prejudice to any

                                       26
<PAGE>

           antecedent claims and all insurance monies received by the Landlord
           shall belong to it absolutely.

           6.3.2     If the Premises or any part thereof (or access thereto
           within the Building) have been damaged or destroyed by an Insured
           Risk so as to render the Premises incapable of beneficial use, then
           the Landlord will procure that the Landlord's architect will produce
           to the Landlord and the Tenant a report (the "Report") as soon as
           reasonably practicable and in any event within 90 days of the date of
           the damage or destruction which shall confirm whether or not the
           Premises can in the Landlord's architect's reasonable opinion be
           reinstated within four years from the date of the damage or
           destruction, so as to render the Premises again capable of beneficial
           use. If the Report does not state that in the Landlord's architect's
           reasonable opinion the Premises can be reinstated as expressed above,
           then either the Landlord or the Tenant may within two weeks from
           receipt of the Report terminate this Lease by giving two weeks'
           written notice thereafter following receipt of the Report.

           6.3.3     Time shall be of the essence for the purpose of Clause
           6.3.2. Termination of this Lease pursuant to Clause 6.3.2 shall be
           without prejudice to the rights of either party against the other in
           respect of any antecedent breach of covenant.

           6.3.4     Any dispute relating to this Clause 6.3 shall be referred
           to Arbitration.

7.  Provisos
    7.1    Forfeiture

           If any of the following events occurs:

           7.1.1     the Tenant fails to pay any of the rents payable under this
           Lease within 21 days of the due date (whether or not formally
           demanded); or

           7.1.2     the Tenant or Guarantor breaches any of its obligations in
           this Lease; or

           7.1.3     execution or distress is levied on the Tenant's goods in
           the Premises; or

                                       27
<PAGE>

           7.1.4     the Tenant or Guarantor being a company incorporated within
           the United Kingdom:

                     (a)  has an Administration Order made in respect of it; or

                     (b)  passes a resolution, or the Court makes an Order, for
                          the winding up of the Tenant or the Guarantor,
                          otherwise than a member's voluntary winding up of a
                          solvent company for the purpose of amalgamation or
                          reconstruction previously consented to by the Landlord
                          (consent not to be unreasonably withheld); or

                     (c)  has a receiver or administrative receiver or receiver
                          and manager appointed over the whole or any part of
                          its assets or undertaking; or

                     (d)  is struck off the Register of Companies; or

                     (e)  is deemed unable to pay its debts within the meaning
                          of Section 123 of the Insolvency Act 1986; or

           7.1.5     proceedings or events analogous to those described in
           Clause 7.1.4 shall be instituted or shall occur where the Tenant or
           Guarantor is a company incorporated outside the United Kingdom; or

           7.1.6     the Tenant or Guarantor being an individual:

                     (i)  has a bankruptcy order made against him; or

                     (ii) appears to be unable to pay his debts within the
                          meaning of Section 268 of the Insolvency Act 1986;

                     then the Landlord may re-enter the Premises or any part of
                     the Premises in the name of the whole and forfeit this
                     Lease and the Term created by this Lease shall immediately
                     end, but without prejudice to the rights of the Landlord in
                     respect of any breach of the obligations contained in this
                     Lease;

                                       28
<PAGE>

    7.2    No Compensation

           Any right for the Tenant to claim compensation from the Landlord on
           vacating the Premises or otherwise is excluded to the extent
           permitted by law;

    7.3    Notices

           Section 196 of the Law of Property Act 1925 shall apply to any notice
           which may be served under this Lease and as if the final words of
           Section 196(4) "and that service... be delivered" were deleted and
           replaced by "and that service shall be deemed to be made on the third
           working day after posting";

    7.4    Arbitration

           7.4.1     Where this Lease provides for reference to Arbitration then
           reference shall be made in accordance with the Arbitration Act 1996
           to a single arbitrator of not less than ten years' qualification
           experienced in the valuation and letting of property similar to and
           in the locality of the Premises agreed between the Landlord and the
           Tenant, or in the absence of agreement nominated on the application
           of either party by the President for the time being of the Royal
           Institution of Chartered Surveyors;

           7.4.2     In the absence of a determination by the arbitrator as to
           his fees they shall be borne equally by the Landlord and the Tenant;

           7.4.3     If the arbitrator is ready to make his award, but is
           unwilling to do so due to either party's failure to pay its share of
           the costs in connection with the award, the Landlord may serve on the
           Tenant a notice requiring the Tenant to pay such costs within 14
           days, and if the Tenant fails to comply with such notice the Landlord
           may pay to the arbitrator the Tenant's costs and any amount so paid
           shall be a debt due forthwith from the Tenant to the Landlord;

    7.5    No Implied Easements

                                       29
<PAGE>

           The grant of this Lease does not confer any rights over the Building
           or the Adjoining Property or any other property except those
           mentioned in Part I of the First Schedule, and Section 62 of the Law
           of Property Act 1925 is excluded from this Lease, nor shall this
           Lease impose any restriction on the use of any property not comprised
           in this Lease;

    7.6    Planning Acts

           The Landlord does not warrant that the Permitted Use complies with
           the Planning Acts.

8.         Applicable Law and Jurisdiction

    8.1    This Lease shall be governed by and construed in accordance with
           English law

    8.2    The parties to this Lease

           8.2.1     irrevocably submit to the non-exclusive jurisdiction of the
           Courts of England and Wales to settle any disputes arising out of
           this Lease; and

           8.2.2     waive any objection to any legal action or proceedings in
           such court on the grounds of venue or that it is an inconvenient or
           inappropriate forum;

    8.3    The bringing of any legal action or proceedings in any jurisdiction
           shall not preclude the person bringing such action from bringing any
           such legal action or proceedings in any other jurisdiction.

9.  Guarantee
    The Guarantor covenants with the Landlord in the terms set out in the Third
    Schedule

10. It is hereby certified that there is no Agreement for Lease to which this
    Lease gives effect

                                       30
<PAGE>

    Executed by the parties as a Deed the day and year first before written.

                                       31
<PAGE>

THE COMMON SEAL of BRITEL FUND TRUSTEES  )
---------------    --------------------
LIMITED was affixed to this Deed         )
-------
in the presence of:                      )

                              /s/ illegible
                              Authorised Signing Officer

                              /s/ illegible
                              Authorised Signing Officer

                                       32
<PAGE>

THE COMMON SEAL of  CMGI (UK) LIMITED             )
---------------     -----------------
was affixed to this Deed in the presence of:      )

                                          /s/ Andrew J. Hajducky, III
                                          Director

                                          /s/ William Williams II
                                          Director

                                       33
<PAGE>

Executed as a Deed by of  CMGI INC      )
                          --------
acting by:                              )

                          By:  :/s/ Andrew J. Hajducky III
                                --------------------------
                          Name: Andrew J. Hajducky III
                          Title: Executive Vice President, CFO and Treasurer

                          Authorised Signatory

                                       34
<PAGE>

DATED                         14 March                                    2000
------------------------------------------------------------------------------

                         BRITEL FUND TRUSTEES LIMITED

                                    - and -

                               CMGI (UK) LIMITED

                                    - and -

                                   CMGI INC

-------------------------------------------------------------------------------

                                     LEASE

                                      of
                       the fifth floor of Prospect House
                 80 to 110 (Even) New Oxford Street London WC1
                        together with the right to use
                         4 basement car parking spaces

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