Document:

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EXHIBIT 10.20

Shenzhen (South) 0039999

Contract Registration (Record) No.: FA001988 7th floor, HYT

Shenzhen Real Estate Lease

Contract

Made by Shenzhen Housing Lease Administration Office

 

 

Real Estate Lease Contract

Lessor (Party A): Shenzhen HYT Science &Technology Co., Ltd.

Address: HYT Tower, Shenzhen Hi-Tech Industrial Park North, Beihuan RD, Shenzhen

Post Code: 518057

Authorized Agent: Wu Mei

Address: As above

Post Code: 518057

Lessee (Party B): Fiberxon Technology (Shenzhen) Inc.

Address: 4th floor, Weiyong Building, Kefa Road No.10, Science & Technology Park Nanshan District, Shenzhen

Post Code: 518057

Business License or ID card No.: Enterprise of Exclusive Investment in Shenzhen No. 307727A.

Authorized Agent: Xu Yi

Address: as abovementioned

Post Code: 518057

     With the mutual negotiation, Party A and Party B conclude this contract in accordance with the
detailed regulations and rules stipulated in the Contract Law of People’s Republic of China, the
Law of People’s Republic of China on Urban Real Estate Administration as well as Shenzhen Economic
Zone’s Housing Lease Regulations.

     Article 1 Party A leases the real estate that is located at 7th Floor
(partially) HYT Tower, Shenzhen Hi-Tech Industrial Park North, Beihuan RD, Shenzhen
(hereinafter referred to as The Premises) to Party B. The gross size of The Premises is 1,180
square meters in total. There are 7 floors in total in the building.

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     The Premises’ rights holder: Shenzhen HYT Science &Technology Co., Ltd.; real estate
rights certificate or the name and number of other valid certificates for the owner’s rights
(rights to use):                                         ; (in transaction)

     Article 2 The Premises’ rent is, according to the space of The Premises, 35 RMB per
square meters per month. The rent amount is 41,300 RMB.

     Article 3 Party B shall pay off the first term of rent that is 41,300 RMB before
January 5, 2005.

     Article 4 Party B shall pay off the rent:

     þ before the 5th date per month;

     o before ___ day ___ month per quarter;

     o before ___ day ___ month per half a year;

     o before ___ day ___ month per year;

     While receiving the rent, Party A shall issue a tax invoice to Party B.

     (The Parties shall choose one from the abovementioned four choices and mark “ü” in “o”
before the chosen one.)

     Article 5 The lease term is from November 20, 2004 till November 19, 2007.

     The lease term defined in this article shall not go beyond the approved term of land use. The
exceeding part is invalid. As for the caused loss, if there is an agreement between the Parties,
the agreement is followed; if there is no agreement, Party A shall undertake.

     Article 6 The usage of The Premises: Working.

     If Party B wants to change the usage of the real estate, Party B shall, with Party A’s written
consent, apply for the usage change of real estate to the real estate’s administrative bureau
pursuant to the relevant laws and regulations. Only with the authorization, the usage can be
changed.

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     Article 7 Party A shall provide it to Party B for use before November 20, 2004 and go
through the relevant transfer procedures.

     In case Party A doesn’t make The Premises available before the abovementioned date, Party B
has the right to require that the lease term be postponed. The Parties shall confirm the
postponement with written signature and report to the registration bureau for recording.

     Article 8 While The Premises is handed over, the Parties shall identify current status and
subsidiary properties of The Premises and its subsidiary facilities, which shall be listed in
attached pages.

     Article 9 While handing over The Premises, Party A has the right to ask for the lease deposit
of less than three months’ rent that is 82,600 RMB.

     With the receipt of the lease deposit, Party A shall issue an invoice to Party B.

     The conditions on which Party A shall return the deposit to Party B:

     1. Party B shall completely fulfill this contract.

     2.                                                              
 

     3.                                                              
 

     þ Only one of these conditions shall be satisfied.

     o All these conditions shall be satisfied.

(If one of the following conditions happen, Party A has the right not to return the deposit:

     1. Party B hasn’t completely fulfilled this contract.

     2.                                                              
 

     3.                                                              
 

     Article 10 During the lease term, Party A shall be responsible for the land use fees of The
Premises, its caused taxes, housing lease administrative fees as well as   fees; Party
B shall pay for electricity and water supply fees, sanitary fees, house (building) administrative
fees, air conditioning fees and other fees that are caused by the usage of The Premises.

     Article 11 Party A shall guarantee that The Premises and its subsidiary facilities are able to
realize the leasing purpose and their securities comply with the stipulations of relevant laws,
regulations and rules.

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     In case Party A’s intentional or unintentional actions lead to physical or property damages or
losses of Party B in The Premises, Party B has the right to ask for the corresponding compensation.

     Article 12 Party B shall make reasonable use of The Premises and its subsidiary facilities and
shall not use The Premises for illegal purposes; Party A shall not interfere or impede Party B’s
appropriate and reasonable use of The Premises.

     Article 13 On the condition that Party B, in its using process, finds that The Premises or its
subsidiary facilities have damages, losses or troubles that impede secure and normal use of The
Premises and are not caused by Party B, Party B shall inform Party A of the situation in time and
take possibly efficient measures to prevent the defects from developing further; Party A shall
repair them or directly authorize Party B to repair in two days of receipt of notification
from Party B; In case Party B cannot reach Party A or Party A doesn’t fulfill its repairing
obligations, Party B can repair only after it is recorded by the contract registration bureau.

     In case the situation is especially urgent and require an urgent repair, Party B shall repair
for Party A first and notify Party A of the situation in time.

     Party A shall undertake the repairing expenses in the situations mentioned in the above two
paragraphs (including the reasonable expenses of Party B’s repair and actions for the sake of
preventing defects from developing further). In case Party B doesn’t fulfill the obligations
mentioned in the above two paragraphs and cannot notify Party A of the situation and take possibly
efficient measures, which leads to the extending losses, the repairing expenses for the losses
extended by Party B shall be undertaken by Party B.

     Article 14 In case Party B’s inappropriate or unreasonable use impedes security of The
Premises, or causes damages or troubles to The Premises, Party B shall make a timely notification
to Party A and is responsible for the repairs or compensation. If Party B refuses for the repairs
or compensation, it will be put on record by the contract registration bureau and Party A will
repair for Party B who shall pay for the relevant repairing expenses.

     Article 15 Within the validity period of this contract, if Party A or Party B wants to
reconstruct, extend or renovate The Premises, the Parties shall make another separate written
agreement.

     The situations stipulated in the above paragraph can be carried out only with the approval of
the relevant bureaus in accordance with regulations.

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     Article 16

     o Within the lease term, Party B has the rights to transfer fully or partially
 The Premises
to third parties and go through registration procedures in the housing lease administrative bureau.
However, the term for transfer lease shall not exceed the lease term stipulated in this contract.

     o Party B shall not transfer fully or partially The Premises to third parties.
 However,
within the lease term, Party B can, with the written consent of Party A, go through transfer
registration procedures at the housing lease administrative bureau with the written proof of Party
A’s consent. The term for transfer lease shall not exceed the lease term stipulated in this
contract.

     þ Party B shall not transfer fully or partially The Premises to third parties.

     (The Parties shall choose one from the abovementioned three choices at their disposal and mark
"ü” in “o” before the chosen one.)

     Article 17 Within the validity period of this contract, Party A shall transfer fully or
partially its owner’s rights towards The Premises and notify the transfer to Party B within written
notice one month in advance. Party B has the right of preemption in equal conditions.

     In case The Premises is assigned to third parties, Party A shall tell the assignee to continue
to fulfill this contract while signing the assignment contract.

     Article 18 Within the validity period of this contract, this contract can be terminated or
amended under the following conditions:

(1) Non-fulfillment of this contract because of force majeure;

(2) Government’s requisition, purchase, withdrawal or dismantlement of The Premises.

(3) Mutual agreements of Party A and Party B

     Article 19 Under the following conditions, for the caused losses, Party A has the right:

     o to ask for compensation;

     o to refuse to return lease deposit;

     o to ask Party B to pay a penalty for the breach that is                      RMB.

     (The Parties shall choose one from the abovementioned three choices with mutual negotiations
and mark “ü” in “o” before the chosen one.):

     (1) Party B is behind in payment for                      days (over one month);

     (2) The various losses caused by Party B’s delayed payment reach over                      RMB;

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     (3) Party B uses The Premises for illegal purposed and is harmful to the public interest or
others’ interest;

     (4) Party B changes The Premises’ structure or use presumptuously;

     (5) Party B breaches Article 14 in this contract and doesn’t undertake repairing
responsibilities or pay for repairing expenses, which lead to serious damages of The Premises or
equipment.

     (6) Without Party A’s consent as well as the relevant bureaus’ approval, Party B renovates The
Premises presumptuously;

     (7) Party B leases The Premises to third parties without authorizations.

     Party A has the right not only to seek Party B’s liabilities for compensation or breach of
this contract, but also to terminate this contract or propose the amendments of this contract to
Party B.

     Article 20 Under the following conditions, for the caused losses, Party B has the right:

     o to ask for compensation from Party A;

     o to ask Party A to return the doubled lease deposit;

     o to ask Party A to pay a penalty for the breach that is                      RMB.

     (The Parties shall choose one from the abovementioned three choices with mutual negotiations
and mark “ü” in “o” before the chosen one.):

     (1) Party A is behind in handing over The Premises for                      days (over month);

     (2) Party A breaches the first paragraph of Article 11 in this contract, which leads to Party
B’s failure of achievement of its leasing purpose;

     (3) Party A breaches Article 13 in this contract and doesn’t undertake repairing
responsibilities or pay for repairing expenses;

     (4) Without Party B’s consent or the relevant bureaus’ approval, Party A reconstructs, extends
or renovates The Premises.

     Party B has the right not only to seek Party A’s liabilities for compensation or breach of
this contract, but also to terminate this contract (after the receipt of compensation, Party B
shall notify Party A with written notice and give The Premises back to Party A) or propose the
amendments of this contract to Party A.

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     During the period from Party A’s receipt of notification till Party’s B receipt of
compensation, Party B is not required to pay Party A for rent.

     Article 21 Upon the termination of this contract, Party B shall move from The Premises and
give it back within five days. Additionally, Party B shall guarantee that The Premises and
its subsidiary facilities are in a perfect state (normal wear and tear not included). At the same
time, all the expenses that Party B is liable for shall be paid off and procedures for transfer
shall be handled.

     In case Party B exceeds the time limit for moving out of The Premises or giving it back, Party
A has the right to get back The Premises and to ask for doubled rent for the exceeding period.

     Article 22 At the expiration of lease term stipulated in this contract, if Party B wants to
continue to lease The Premises, Party B shall ask for lease renewal two months before the
expiration of the lease term; In equal conditions, Party B has preemptive right to lease The
Premises.

     In case the Parties reach an agreement on renewal of lease, the Parties shall make a new
contract and re-register it at the contract registration bureau.

     Article 23 The Parties shall voluntarily fulfill the articles in this contract. If either
party breaches the contract, the party shall take corresponding liabilities stipulated in this
contract.

     Article 24 In the appendix to this contract, the Parties can reach other agreements on the
issues that are not covered in this contract. The content of the appendix is an integrated part of
this contract and, with the Parties’ signatures, has the equal effect as this contract has.

     In case the Parties reach agreements on the amendments of this contract within the lease term,
they shall register at the original contract registration bureau. The registered agreements have
the equal effect as this contract has.

     Article 25 Disputes of this contract between the Parties shall be solved though mutual
negotiations. Disputes that cannot be solved though negotiations can be submitted to this
contract’s registration bureau for reconciliation; in case the reconciliation doesn’t work, they
can

	 	þ	 	submit the issues to the Shenzhen Arbitration Commission for arbitration;
	 
	 	o	 	submit the issues to the China International Economic and Trade Arbitration
Commission Shenzhen Branch for arbitration;
	 
	 	o	 	bring a lawsuit to the people’s courts.

     (The Parties shall choose one from the abovementioned methods for resolutions of disputes with
mutual negotiations and mark “ü” in “o” before the chosen one.)

     Article 26 The contract shall become effective when it is signed by the Parties.

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     The Parties shall go to the administrative bureau for registration or record in ten days from
the signatures of this contract.

     Article 27 The Chinese text of this contract is regarded as the original copy.

     Article 28 This contract has four copies in which each party has one, the contract
registration bureau has one and the relevant bureau has one.

Party A (Seal and Signature)

[seals]

Legal Representative: [signature]

Telephone:

Bank Account No.:

			
	Authorized Agent (Seal and Signature): Wu Mei

	 	November 17, 2004

Party B (Seal and Signature)

[seals]

Legal Representative:

Telephone:

Bank Account No.:

			
	Authorized Agent (Seal and Signature): Xuyi

	 	November 17, 2004

Registering or Record-keeping Person (Seal and Signature):

[seal and signature]

Contract Registration (Record-keeping) Bureau (Seal and Signature)

[seal and signature]

November 25, 2004

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Special Attention

     1. This contract template is drafted in accordance with detailed regulations and rules
stipulated in the Contract Law of People’s Republic of China, the Law of People’s Republic of China
on Urban Real Estate Administration, Shenzhen Economic Zone’s Housing Lease Regulations as well as
other relevant laws and regulations. The concerned parties can adopt them on the basis of their
agreements.

     2. Before concluding and signing the contract, the concerned parties shall read the contract
carefully and can add or delete articles of the contract with mutual negotiations.

     3. Before concluding and signing the contract, the landlord shall show the real estate title
certificate or any valid certificates for proving the owners’ rights toward the real estate as well
as the certificate that can prove the landlord’s identity or legal qualification to the tenant. In
case the management of real estate is authorized to other persons, power of attorney shall be
provided; the tenant shall show the tenant’s identity certificate or certificate of legal
qualification to the landlord.

     4. The parties shall conclude the contract in the principles of voluntariness, equality,
faithfulness and credibility. Neither party shall force his own will on the other party; any third
parties shall not interfere illegally.

     5. The parties shall conclude and fulfill the contract legally and shall not inviolate
relevant legal regulations on procedures or conduct illegal actions.

     6. With the signatures on the contract, the parties are legally bound to the contract. The
parties shall perform their obligations in accordance with the agreements of both parties. This
contract shall not be amended or terminated presumptively without legal authorization or mutual
agreements.

     7. The content for the parties’ filling in the contract shall be written with pens, writing
brushes or signing pens and be confirmed by signatures or seals.

     8. In the text of this contract, some articles include blank spaces (marked with
“underscores”) that is at the parties’ disposal; additionally, some articles are for the choices of
the parties (marked with “o”).

     9. This contract is a template. The parties may edit, add, supplement and amend the content of
the articles. Upon the signatures of the parties, the unedited content and the parties’ filled-in
items (with the verifications of the parties’ signatures and seals) are regarded as the agreed
content of this contract.

     10. As for the content for editing, adding, supplementing and amending in this contract, the
handwritten items prevail in terms of effect.

     11. After concluding and signing this contract, the parties shall go to the housing lease
administration bureau for registration and record together.

     12. The leasing parties may decide the number of original copies in

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accordance with the actual
needs and check them carefully at the same time in order to guarantee that the content of
different copies is consistent; in any circumstances,
the parties shall hold at least one original copy respectively.

     13. In case substantial amendments are made to this contract, or the contract is terminated or
lost, the parties shall go through the relevant procedures at the original registration bureau in
time.

10exv10w21

 

EXHIBIT 10.21

Chengdu Hi-Tech Incubation Park

Lease Contract

No.:                    

Lessor (hereinafter referred to as “Party A”): Chengdu Hi-tech Investment
Group Ltd.

Address: Area D, Software Incubation Base, Hi-tech Incubation Park, Tianfu
Avenue, Chengdu High-tech Zone

Business License No.: 5101091000255

Legal Representative: Ping Xing

Lessee (hereinafter referred to as “Party B”): Fiberxon (Chengdu)
Technology Inc.

Address: Area D, Software Incubation Base, Hi-tech Incubation Park, Tianfu
Avenue, Chengdu High-tech Zone

Business License:

Legal Representative:

Property Management Company (hereinafter referred to as “Party C”):
The Technology Innovation Service Center of Chengdu Hi-Tech Industrial
Development Zone

Address: Area D, Software Incubation Base, Hi-tech Incubation Park, Tianfu
Avenue, Chengdu High-tech Zone

Institution Certificate No.: Shi Zi #151010900012

Legal Representative:

WHEREAS:

Party A is the property owner of the No. 2 building, No. 4 building, No. 6 building, the Management
& Service Building and the Expert Apartment (hereinafter referred to as the “Hi-tech Incubation
Park”). In accordance with the relevant rules and regulations of the Chengdu High-tech District
Administration Commission, Party A shall sign a lease contract with the lessees at the Hi-tech
Incubation Park.

Pursuant to the stipulations in the Contract Law of the People’s Republic of China and relevant
regulations and rules, through friendly consultation and negotiation, Party A, Party B and Party C
enter into this contract, whereby

Page 1 of 11

 

Party A authorizes Party C to manage the Hi-tech Incubation Park and whereby Party A agrees to
lease to Party B and Party B agrees to lease from Party A the premises situated at the Hi-tech
Incubation Park.

Article 1 Party A is the legal property owner of the No. 2 building, No. 4 building, No. 6
building, the Management & Service Building and the Expert Apartment (hereinafter referred to as
the “Hi-tech Incubation Park”). The Hi-tech Incubation Park may be used for business offices and
scientific research. Party A authorizes Party C to manage the Hi-tech Incubation Park and to
provide services for enterprises residing at the Hi-tech Incubation Park.

Article 2 After examination and approval, Party A and Party C both agree that Party C resides at
the Hi-tech Incubation Park with Party B’s Optical Transceiver Module project.

Article 3 Party A agrees to lease to Party B both Room No. 101 — 105 of the 1st floor and
the entire 2nd floor, South Building of No. 4 Building, the Hi-tech
Incubation Park (hereinafter referred to as “The Premises”), which has a total area of 3050
square meters.

Article 4 Term of Lease & Intended Use

1. The term of lease will be 12 months (1 year), starting from October
28, 2007 to October 27, 2008.

2. Party B promises to Party A and Party C that the intended use of The Premise is only for
office and scientific research purposes and that Party C shall conform to the related safety
and environmental protection rules and regulations stipulated by the State.

3. When the lease term expires, Party A has the right to take back the premises and Party B
will return the premises to Party A at the expiration of the contract. Within one month before
the contract expires, Party B shall notify Party A and Party C with written notice if it
intends to extend the leasehold. With the approval of party A and Party C, a new contract will
be signed.

Article 5 Payment of Rental & Deposit/Bond

(A) Rental:

1. As agreed by the parties, the rent for The Premise is 25 RMB /square meters per
month, and the total amount of monthly rent for The Premises is 76,250 RMB. The
total amount of quarterly rent is 228,750 

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RMB, and in capital letters is TWO HUNDRED TWENTY-EIGHT THOUSAND SEVEN HUNDRED FIFTY
RMB ONLY.

2. Rental shall be paid quarterly. The rental for the successive quarter shall be paid in
full by Party B at least 15 days before the expiration of the current quarter. Party B
shall pay the rent for the first quarter within 5 days from the date of this
contract signed.

3. Party B shall make timely rental payments into Party A’s account. And Party A shall
issue a formal and valid invoice/receipt upon the receipt of the payment made by Party B.

4. The payments made by Party B are only as rent for The Premises, which does not include
the property management fee, the cost of utilities such as water, electricity, gas, air
conditioning and other expenses.

(B) Deposit/Bond:

1. Party B shall pay to party A a rental deposit/bond (hereinafter referred to as “the
Deposit/Bond”) which is equivalent to one month’s rent. The total amount of the
Deposit/Bond is 76,250 RMB (in capital letters: SEVENTY-SIX THOUSAND TWO
HUNDRED FIFTY RMB ONLY). The Deposit/Bond does not bear any interest.

2. Party B will pay to party A the Deposit/Bond in full within 5 days from the date of
this contract signed.

3. Party B shall make timely payment for the Deposit/Bond into Party A’s account. And
Party A shall issue a formal and valid invoice/receipt upon the receipt of the payment
made by Party B.

4. During the lease term, in case Party B fails to pay any expenses which shall be paid by
Party B as agreed in the contract and that it causes damages or losses to Party A and
Party C, Party A may deduct the amount of unpaid expenses from the Deposit/Bond and Party
A and Party C shall have the right to charge the cost from Party B if the Deposit/Bond is
not sufficient. The expenses that Party B fails to pay include, but are not limited to:
rent, property management fee, the cost of utilities such as water, electricity, gas, air
conditioning, penalty for delay in payment and penalty for breach of contract.

5. During the lease term, in case any damage or malfunction of The Premises or the
attached facilities/equipments arising or resulting from

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the cause of Party B (except normal wear and tear), Party B shall repair and restore The
Premises or its attached facilities/equipment to their original state immediately.
Otherwise, Party A shall have the right to repair and deduct the cost from the
Deposit/Bond, and Party A and Party C shall have the right to charge the cost from Party B
if the Deposit/Bond is not sufficient.

6. When the lease term expires, Party B shall return The Premises and its attached
facilities to Party A in good condition (except normal wear and tear). On the condition
that Party B does not commit any act of breach of contract within the lease term, Party A
will return the Deposit/Bond without interest to Party B within 5 working days from the
date on which Party A and Party C has checked and accepted The Premises.

(C) Rent and Deposit/Bond Details and Beneficiary’s Account:

1. Rent and Deposit/Bond Details

	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Unit Price	 	Quarterly	 	 
	 	 	Rental Area	 	(RMB/m2 	 	Rent	 	Deposit/Bond
	Floor & Room No.	 	(m2)	 	per month)	 	(RMB)	 	(RMB)
	Room No. 101 — 105
of the 1st floor
and the entire
2nd
floor, South
Building of No. 4
Building
	 	 	3050	 	 	 	25	 	 	 	228750	 	 	 	76250	 

Note: The first payment is: 305000 RMB including the quarterly rent and the Deposit/Bond

2. Beneficiary’s Account:

	 	 	 	 	 
	 

	 	A/C Name:
	 	Chengdu Hi-tech Investment Group Ltd.
	 

	 	Opening Bank:
	 	Chengdu High-tech Zone Sub-branch,
	 

	 	 	 	China Construction Bank
	 

	 	A/C No:
	 	51001406137050751478 

Article 6 Property Management & Property Management Fee

1. When signing the contract, Party B is already clear about the property management status of
The Premises and agrees to accept the property management services and to sign the
corresponding contract with Party C or the property management service provider appointed by
Party C.

2. During the lease term, Party B shall unconditionally comply with the

Page 4 of 11

 

related property management rules and regulations set by Party A and Party C, and make timely
payments for the property management fee, the cost of utilities such as water, electricity,
gas, air conditioning as well as other expenses to Party C or the property management service
provider appointed by Party C.

Article 7 Transferring & Subletting The Premises

1. During the lease term, Party B consents to voluntarily give up the Option to Purchase of
The Premise. If there is any change in the ownership or the right to operate, Party A does not
need to request consent from Party B and Party C, but shall advise Party B and Party C. The
transfer of the ownership or the right to operate does not affect the implementation of the
contract.

2. Party B shall not partially or totally sublet or lend the said premises without permission
from Party A. With Party A’s consent, Party B may sublet or lend the said premises to a third
party, and Party C and the third party shall be held jointly liability to Party A.

Article 8 Insurance Liability

During the lease term, Party A is liable for the insurance of The Premises, and Party B is liable
for the insurance of its properties inside The Premises as well as other necessary insurances
(including liability insurance). If Party A and Party C fail to purchase the above insurances, any
compensation and responsibilities arising or resulted from the cause of Party A and/or Party C
shall be undertaken by Party A and Party C respectively.

Article 9 Each Party’s Responsibilities

(A) Party A’s Responsibilities

1. The Premises and attached facilities/equipment shall be handed over timely and in good
condition to Party C for management and to Party B for use.

2. In case of termination of the contract as a result of Party A’s failure to provide
the premises agreed in the contract, Party A shall pay to Party B 10% of the total amount
of rent set in the contract as a penalty for breach of contract.

3. In case the premises are taken back in advance due to Party A’s breach of contract,
Party A shall pay to Party B 10% of the total amount

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of rent set in the contract as a penalty for breach of contract, and Party A shall be
liable for compensation if the amount of the penalty is not sufficient to cover Party B’s
losses.

(B) Party B’s Responsibilities:

1. During the lease term, in case Party B commits any act set in Article 10 (C) of the
contract and Party A decides to terminate the contract and take back The Premises, Party B
shall pay to Party A 10% of the total amount of rent set in the contract as a penalty for
breach of contract, and Party B shall be liable for compensating Party A if the amount of
the penalty is not sufficient to cover Party A’s losses.

2. During the lease term, for any delay in paying the fees or expenses which shall be paid
by Party B as agreed in the contract beyond the prescribed period, Party B shall be
charged an extra 0.5% of the total amount of delayed payments for each day delayed by
Party A and party C as a late payment penalty.

3. Party B shall take reasonable care and use of the premises and attached
facilities/equipment, and shall keep them in good condition without any damages or losses
(except normal wear and tear). Due to Party B’s inappropriate or unreasonable use, the
damage or malfunction of the premises or the attached facilities/equipment shall be borne
by Party B.

4. Party B shall return the premises and attached facilities/equipment to Party B in good
condition without any damages or losses (except normal wear and tear) at the expiration of
the contract. In case of Party B’s delay in returning The Premises, Party B shall pay to
Party A double daily rent for each day delayed as a penalty and shall be liable for
compensating all the losses of Party A caused by the delay.

5. Party B shall strictly comply with the rules and regulations set by Party A and Party C
in The Premises.

6. Party B, unless having acquired a written permission on its implementation plan from
Party A, must not alter the internal structure of The Premises, renovate or install
equipment that influence The Premise’s structure. Party B shall be held liable and at
Party B’s own expense. After the expiration of this contract or the termination of the
contract caused by Party B, unless specified otherwise, Party A and Party B both agree to
handle in the way ____ as specified below:

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(1) The decoration attached to the premises is owned by Party A.

(2) Party B is required to restore the premises to its previous condition.

(3) Party B shall be charged for the actual expenses for the restoration.

7. Only when Party B acquires written permission from Party C and notifies Party A and
departments concerned, Party B can install any equipment, apparatus or machine which
exceeds the load of the electric meter inside the premises.

8. Party B shall not occupy public spaces of the building, and shall not erect any item or
paint or make any alteration to the outside surface and public spaces of the building.

9. An application must be made to Party C for any signs to be set up at any public spaces
of the building, and Party C is responsible for the overall planning. The construction
shall not be carried out until approved by Party C, and it shall be under Party C’s
supervision during the construction process. The signs may be removed upon Party C’s
consent and at Party B’s own costs.

(C) Party C’s Responsibilities:

1. Party C is responsible for letting and for examining and approving the projects of
residing enterprises.

2. Entrusted by Party A, Party C is responsible for urging and collecting payments for
rent and rental deposit/bond and for issuing a formal and valid invoice/receipt upon the
receipt of payments.

3. Responsible for the daily repair and maintenance of the premises and attached
facilities/equipment at the Hi-tech Incubation Park.

4. Assisting Party B to go through the related procedures for setting up a business
and procedures for residing in the Park.

5. Assisting Party B to enjoy the preferential policies offered by the Hi-tech Incubation
Park and the Chengdu Hi-tech Zone.

6. Creating a favorable atmosphere at the Park, and establishing the

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corresponding system for supporting the development of high-tech industries.

7. Providing other services and technical support existing at the Technology
Innovation Service Center.

Article 10 Change, Dissolution & Termination of Contract

1. Party A, Party B and Party C may change or terminate the contract through consultation and
negotiation. Any party who wants to change or terminate the contract shall advise the other
parties in written form, and all parties shall reach an agreement within one month to change
or terminate the contract through consultation and negotiation.

2. During the lease term, in case Party A commits any act of the following, Party B is
entitled to terminate the contract:

(1) Party A fails to provide the premises, or the premises provided do not accord with the
conditions as agreed in the contract and severely affect the use;

(2) Party A does not fulfill its liability for repairing and maintaining the premises,
which severely affects the use.

3. During the lease term, in case Party B commits any act of the following, Party A is
entitled to terminate the contract and take back the premises:

(1) Party B unilaterally terminates the contract or returns the premises without
permission;

(2) Partially or totally sublets or lends the premises without written permission from
Party A;

(3) Party B, without written permission from Party A, makes removals or alterations with
the structure of the premises or causes damages to the premises.

(4) Damage or malfunction made to the premises or the attached facilities/equipment has not
been repaired by Party B after a reasonable period of time proposed by Party A;

(5) Changes the intended use of the premises as agreed in the contract without written
permission from Party A;

(6) Stores dangerous articles or performs any unlawful or illegal activities on the
premises;

(7) Fails to pay the expenses which shall be paid by Party B as agreed in the contract
within the prescribed time, which causes severe damages or losses to Party A and Party C;

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(8) Payment for the rent has been delayed in two successive months or owed more than three
months in total;

(9) Payments for property management fee, the cost of utilities such as water, electricity,
gas, air conditioning and other expenses have been delayed in two successive months or owed
more than three months in total, and Party C has notified Party A.

4. Before the expiration of this contract, Party B shall notify Party A in writing at least one
month in advance if Party B intends to rent the premises after the expiration of this contract.
Under equal conditions, the priority is given to Party B to renew this lease if Party A intends
to lease the premises after its expiration, while Party A is entitled to make reasonable rental
adjustments according to the changing Consumer Price Index.

5. The contract is terminated automatically upon the expiration of the period.

6. In case that the contract can no longer be carried out as a result of natural disasters
(“Force Majeure”) and national policies, the contract is terminated.

7. Any party shall notify the other parties with written notice to terminate the contract, and
the contract is terminated automatically upon the notice delivered to the other parties.

Article 11 Handing Over, Inspecting & Accepting When Returning

1. When returning the premises, Party A, Party B and Party C shall all be present, and
objections to decoration, articles or equipment, if any, should be raised immediately on the
site. The issues that are difficult to inspect and determined on-site shall be raised to the
other parties within 5 working days.

2. Party B shall return the premises and attached facilities/equipment to Party A at the
expiration of the contract. Party B shall keep the premises and attached facilities/equipment
in good condition when returning it to Party A, without any items left and having any impact
on the normal use of the premises. Party A is entitled to dispose those remaining items
without permission.

Article 12 Exemption Clause

1. In case the contract can no longer be carried out because of the damage and losses as a
result of natural disasters (“Force Majeure”),

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Party A, Party B and Party C are free of duty. If there is compensation according to national
regulations, the corresponding compensation obtained shall belong to each party respectively.

2. In case the premises let need to be taken back, altered or demolished according to national
policies, Party A, Party B and Party C are free of duty for any damage or losses made to the
three parties.

3. In case the contract terminates due to the above reasons, the rent shall be counted
according to the actual used time. If the used time doesn’t reach a full month, the rent shall
be calculated on the basis of used days. The Deposit/Bond shall be refunded after deducting
the expenses actually used.

Article 13 Notification

All the notices necessary for the contract, the correspondence documents among Party A, Party B and
Party C, and the notices and requirements concerned with the contract, shall be proceeded in the
written form; once a letter or fax has been sent by Party A and Party C to Party B or vice versa,
or a registered mail to the recipients according to their addresses listed in the first page of the
contract has been sent out for 10 days or delivered to such addresses by assigned persons, all is
deemed as being delivered.

Article 14 Dispute Resolution

Any dispute arising from the exercise of the contract shall be solved through friendly
negotiations; in case no resolution is reached, any party may bring a lawsuit before the people’s
courts where the premises reside.

Articles 15 Other Agreed Terms

1. The contract shall prevail, in the case of discrepancy between the content of the contract
and The Agreement, the relevant Letter of Confirmation and The Supplementary Agreement signed
by Party B and Party C on April 19, 2004 regarding the lease issues of the Hi-tech Incubation
Park, Chengdu High-tech Zone.

2. The payments for rent, property management fee, deposit/bond etc. paid by Party B according
to the aforesaid The Agreement shall remain valid during the lease term. After the contract
entering into effect, Party A and Party C shall issue a receipt to party B respectively so as
to replace the receipt for Deposit/Bond issued by Party C to party B at a previous time.

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Article 16 As for any issues not covered here, supplementary clauses will be formed if agreed by
all the parties. Both the supplementary clauses and the appendix are an integrated part of this
contract, and they all have the equal legal effect.

Article 17 This contract and its enclosure come into effect upon all three parties’ signature
(seal), with 6 copies in total and each party keeps two copies, which have the equal legal effect.

	 	 	 
	Party A (Seal):

	 	Chengdu Hi-tech Investment Group Ltd.
	Representative:

	 	Ping Xing
	Opening Bank:

	 	Chengdu High-tech Zone Sub-branch,
	 

	 	China Construction Bank
	A/C No:

	 	51001406137050751478 
	 
	 	 
	Party B (Seal):

	 	Fiberxon (Chengdu) Technology Inc.
	Representative:

	 	Tian Xiaojiang
	Opening Bank:
	 	 
	A/C No:
	 	 
	 
	 	 
	Party C (Seal):

	 	The Technology Innovation Service Center of
	 

	 	Chengdu Hi-Tech Industrial Development Zone
	 
	 	 
	Representative:
	 	 
	Opening Bank:

	 	Chengdu High-tech Zone Sub-branch,
	 

	 	China Construction Bank
	A/C No:

	 	51001406137050101974 

Date of Signing: September 21, 2007

Page 11 of 11

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