Document:

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                                                               Exhibit 10.10

                            FIRST AMENDMENT TO LEASE

         REFERENCE is made to Lease dated December 15, 1996 by and between Seven
October Hill LLC ("Lessor"), and Harvard Apparatus, Inc. ("Lessee") for premises
at 7 October Hill Road, Holliston, Massachusetts (the "Lease") consisting of
approximately Fifteen Thousand (15,000) square feet, previously increased to
Seventeen Thousand (17,000) square feet (the "Premises").

         The Lessor and Lessee hereby agree that the Lease is amended in the
following respects:

         1. Lessor has previously delivered and leased to Lessee the
approximately Two Thousand (2,000) square foot area in the Building (as defined
in the Lease), shown as Area A-1 or Exhibit A, attached hereto and made a part
hereof (the "First Expansion Premises") which area has become a part of the
Premises. Effective April 1, 1998, Lessee's Proportionate Share, as set forth in
Section 5.1(iii) of the Lease was increased to account for the First Expansion
Premises.

         2. Effective November 1, 1998, Lessee shall lease from the Lessor and
Lessor shall lease to the Lessee, pursuant to Article XLII of the Lease, an
additional Three Thousand (3,000) square feet in the Building shown as the area
marked Area B on Exhibit A the "Second Expansion Premises"). The Second
Expansion Premises shall he delivered to LESSEE on November 1, 1998 in the same
condition as they are now. The First Expansion Premises and the Second Expansion
Premises are hereinafter referred to as the "Expansion Premises". The Expansion
Premises shall be subject to all of the terms, covenants and conditions of the
Lease and shall be deemed part of the Leased Premises from the dates of their
delivery through the balance of the initial term and for the extension term if
the right to extend the Lease is exercised by the Lessee.

         3. Minimum Rent on account of the Expansion Premises during the initial
term shall be payable at a rate of Twelve Thousand Dollars ($12,000.00) per
annum for the period commencing November 1, 1998 and ending March 30, 1999,
payable in equal monthly installments of One Thousand Dollars ($1,000.00) each
on the first day of each month. Commencing April 1, 1999, Minimum Rent on
account of the Expansion Premises shall be increased to an annual rate of Twenty
Thousand Dollars ($20,000.00), payable in equal monthly installments of One
Thousand Six Hundred Sixty Six Dollars Sixty Six Cents ($1,666.66), on the first
day of each month through the end of the initial term. During the extension
term, Minimum Rent for the Expansion Premises shall be determined in accordance
with Section 4.2. and Exhibit D of the Lease.

         4. Effective November 1, 1998, Lessee's Proportionate Share, as set
forth in Section 5.1.(iii) of the Lease, shall be increased to Seventeen and
Nine Tenths Percent (17.9%), which is determined by dividing the rentable square
footage of the Leased Premises (including the Expansion Premises) by the square
footage of all rentable area within the building.

                                        1
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         5. Effective November 15, 1998, the security deposit set forth in
Article XXXI of the Lease shall be increased to Eight Thousand Eight Hundred
Fifty Three Dollars Fifty Cents ($8,853,50), and contemporaneously with the
execution hereof, Lessee shall deliver to Lessor One Thousand Six Hundred Sixty
Six Dollars ($1,666.00) as the additional amount to be held as a security
deposit.

         6. In all other respects the Lease shall remain unchanged.

         IN WITNESS WHEREOF, the parties hereto have set their hands and seals
this 13th day of November, 1998.

SEVEN OCTOBER HILL LLC.                  HARVARD APPARATUS, INC.

By:    /S/ John R. Parsons Jr.           By:/S/ Mark Norige
       ------------------------------       ------------------------------------
Its:   Managing Member                      Its: V.P. Operations and Engineering

                                        2<PAGE>

                                                                Exhibit 10.11

                              DATED 3rd March 1999

                       THE MASTER FELLOWS AND SCHOLARS OF
                          TRINITY COLLEGE CAMBRIDGE (1)

                              BIOCHROM LIMITED (2)

                           HARVARD APPARATUS INC. (3)

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

                                      LEASE

                                     - of -

                                 Unit 22 Phase I
                             Cambridge Science Park
                             Milton Road, Cambridge

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

      Term:                              10 years from 29th September 1998
      Initial Rent:                      L240,000 per annum
      Expiry Date:                       28th September 2008

                                  MILLS & REEVE
                                    Cambridge

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                                    CONTENTS

<TABLE>
<CAPTION>

                                                                                                               Page
                                                                                                               ----
<S>                                                                                                            <C>
         Definitions and Interpretation...........................................................................1

         The demise habendum and reddendum........................................................................4

         Tenant's covenants.......................................................................................5

         Landlord's covenants.....................................................................................5

         Proviso agreement and declaration........................................................................5

         Exclusion of security of tenure..........................................................................9

         No Agreement for Lease...................................................................................9

         Surety's Covenant........................................................................................9

         Proper Law...............................................................................................9

Schedule l - The property and rights included in this demise.....................................................10

Part 1 - The property............................................................................................10

Part 2 - The rights..............................................................................................10

         Right to services.......................................................................................10

         Right of way............................................................................................10

         Right to park...........................................................................................10

         Right to Support........................................................................................11

Schedule 2 - Part 1 - Exceptions and reservations in favour of the Landlord......................................11

         Right to services.......................................................................................11

         Right to light and air..................................................................................11

         Right to support........................................................................................11

         Right to enter..........................................................................................11

                                      (i)

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         Right to enter to cultivate.............................................................................12

Part 2 - Existing Encumbrances...................................................................................12

Schedule 3 - Rents payable upon demand...........................................................................12

         Insurance Rent..........................................................................................12

         Rent for common parts...................................................................................12

         Service rent............................................................................................13

         Interest on arrears.....................................................................................13

         Insurance excess........................................................................................14

Schedule 4 - Tenant's covenants..................................................................................14

         To pay rent.............................................................................................14

         To pay outgoings........................................................................................14

         To repair and decorate..................................................................................14

         Not to make alterations.................................................................................15

         To permit entry.........................................................................................16

         To repair on notice.....................................................................................17

         To pay Landlord's costs.................................................................................17

         As to use and safety....................................................................................18

         Not to use for unlawful or illegal purposes or cause nuisance...........................................18

         Not to reside...........................................................................................19

         As to user..............................................................................................19

         To keep open and security...............................................................................20

         Displays and advertisements.............................................................................20

                                     (ii)

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         To keep clean...........................................................................................20

         To comply with Enactments and give notice...............................................................21

         To comply with the Planning Acts........................................................................21

         Insurance...............................................................................................22

         To indemnify............................................................................................23

         Dealings with the Premises..............................................................................24

         To give notice of assignments, devolutions etc..........................................................27

         As to loss or acquisition of easements..................................................................27

         To produce plans/documents..............................................................................28

         Not to interfere with reserved rights...................................................................28

         To permit entry for reletting etc.......................................................................28

         To yield up.............................................................................................28

         New surety..............................................................................................29

         As to value added tax...................................................................................29

         As to maintenance contracts.............................................................................30

         Statutory acquisitions..................................................................................30

         Fire fighting appliances................................................................................30

         Existing Encumbrances...................................................................................30

         Not to obstruct.........................................................................................30

         To comply with regulations..............................................................................31

         As to water supply......................................................................................31

         To comply with Planning Agreements......................................................................31

         To pay cost of damage...................................................................................31

                                    (iii)

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         To carry out the Tenant's New Works.....................................................................31

Schedule 5 - Landlord's covenants................................................................................32

         As to quiet enjoyment...................................................................................32

         To insure...............................................................................................32

         To reinstate............................................................................................33

Schedule 6 - Surety's covenants and agreements...................................................................33

         Covenants by Surety.....................................................................................33

         Agreements by Surety....................................................................................34

Schedule 7 - Guarantee Agreement.................................................................................36

         Definitions and interpretation..........................................................................36

         Guarantee...............................................................................................37

         New lease...............................................................................................38

         Security taken by Guarantor.............................................................................38

         Limitation on Guarantor's liability.....................................................................39

         [Joint and several Guarantors...........................................................................39

Schedule 8 - The Tenant's New Works..............................................................................40

</TABLE>

                                     (iv)
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         THIS LEASE is made on ___________________ 199 BETWEEN

(1)      ("THE LANDLORD") THE MASTER FELLOWS AND SCHOLARS OF THE COLLEGE OF THE
         HOLY AND UNDIVIDED TRINITY WITHIN THE TOWN AND UNIVERSITY OF CAMBRIDGE
         OF KING HENRY THE EIGHTH'S FOUNDATION

(2)      ("THE TENANT") BIOCHROM LIMITED (company number 3526954) whose
         registered office is at 22 Cambridge Science Park Milton Road Cambridge
         CB4 4FJ

(3)      ("the Surety") HARVARD APPARATUS INC. a company incorporated in the
         Commonwealth of Massachusetts of 84 October Hill Road Holliston MA
         01746

         WHEREAS THE PREMISES ARE HELD BY THE LANDLORD WHICH IS AN EXEMPT
         CHARITY

         NOW THIS LEASE WITNESSETH as follows:

1.       DEFINITIONS AND INTERPRETATION

         1.1      In this Lease unless the context otherwise requires:

                  "BASIC RENT" means L240,000 per annum until and including 28th
                  September 2003 and thereafter L270,000 per annum.

                  "CONNECTED PERSON" means any person, firm or company which is
                  connected with the Tenant for the purposes of section 839
                  Income and Corporation Taxes Act 1988

                  "CONSENT" means an approval permission authority licence or
                  other relevant form of approval given by the Landlord in
                  writing

                  "ENACTMENTS" shall include all present and future Acts of
                  Parliament (including but not limited to the Public Health
                  Acts 1875 to 1961 the Factories Act 1961 the Offices Shops and
                  Railway Premises Act 1963 the Fire Precautions Act 1971 the
                  Defective Premises Act 1972 the Health and Safety at Work etc.
                  Act 1974 and the Planning Acts) and all notices directions
                  orders regulations bye-laws rules and conditions under or in
                  pursuance of or deriving effect therefrom and any reference
                  herein to a specific enactment or enactments (whether by
                  reference to its or their short title or otherwise) shall
                  include a reference to any enactment amending or replacing the
                  same and any future legislation of a like nature

                  "THE ESTATE" shall mean Cambridge Science Park shown edged
                  blue on the Plan situate adjoining Milton Road partly in the
                  City of Cambridge and partly in the County of Cambridgeshire
                  together with any such further neighbouring area in respect of
                  which the Landlord or its lessees may from time to time or at
                  any time during the Period of Limitation receive planning
                  permission to develop for uses

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                  similar or ancillary to the use of the said area edged blue
                  and which the Landlord during the Period of Limitation elects
                  to include in Cambridge Science Park

                  "EXISTING ENCUMBRANCES" means the matters set out in part 2 of
                  schedule 2

                  "GROUP COMPANY" means any company of which the Tenant is a
                  Subsidiary or which has the same Holding Company as the Tenant
                  where Subsidiary and Holding Company have the meanings given
                  to them by section 736 Companies Act 1985

                  "INSURED RISKS" means at any particular time the risk of loss
                  or damage by fire storm flood explosion riot civil commotion
                  bursting or overflow of water tanks boilers or apparatus
                  impact by road vehicles or aircraft and other aerial devices
                  or articles dropped therefrom and the risk of any other kind
                  of loss or damage which the Landlord may from time to time in
                  their absolute discretion deem it desirable to insure against
                  and against which they shall at that particular time have a
                  policy of insurance in effect subject to such exclusions and
                  limitations as the insurers may impose and subject in every
                  case to the availability of insurance cover against the risk
                  and subject to the conditions on which and to the extent that
                  insurance cover against each risk is generally available in
                  relation to property such as the Premises

                  "INTEREST" shall mean interest at the yearly rate of four per
                  cent above the base rate published from time to time by
                  Barclays Bank PLC or (in the event of base rate or Barclays
                  Bank PLC ceasing to exist) such other equivalent rate of
                  interest as the Landlord may from time to time in writing
                  specify

                  "LANDLORD" includes the immediate reversioner to this Lease
                  from time to time

                  "LANDLORD'S NEIGHBOURING PREMISES" means any land or buildings
                  now or hereafter during the Period of Limitation erected
                  adjoining or neighbouring the Premises (whether beside under
                  or over) which belong to the Landlord now or hereafter during
                  the Period of Limitation

                  "LETTABLE UNIT" shall mean a part of the building on the
                  Premises designed or intended for letting or exclusive
                  occupation or capable of being used for separate
                  self-contained occupation which does not prejudice the use of
                  the remainder of the building on the Premises for separate
                  self-contained occupation

                  "PERIOD OF LIMITATION" means the period of eighty years
                  commencing on the date hereof or such longer period as the law
                  may permit (which period is hereby specified as the perpetuity
                  period applicable to this Lease under the rule against
                  perpetuities)

                  "THE PLAN" means the plan annexed hereto

                                       2

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                  "THE PLANNING ACTS" means the Town and Country Planning Acts
                  1948 to 1990 the Planning (Hazardous Substances) Act 1990 the
                  Planning (Listed Buildings and Conservation Areas) Act 1990
                  the Local Government Planning and Land Act 1980 and all
                  notices directions orders regulations byelaws rules and
                  conditions under or in pursuance of or deriving effect
                  therefrom from time to time and any reference herein to these
                  or any other Act or Acts shall include a reference to any
                  statutory modification or re-enactment thereof for the time
                  being in force and any future legislation of a like nature

                  "THE PLANNING AGREEMENTS" shall mean

                  (a)      an agreement dated 8th November 1971 made pursuant to
                           section 37 of the Town and Country Planning Act 1962
                           between the County Council of the Administrative
                           County of Cambridgeshire and Isle of Ely (1) and the
                           Landlord (2) and

                  (b)      an agreement dated 19th August 1975 made pursuant to
                           section 52 of the Town and Country Planning Act 1971
                           between the same parties and in the same order as the
                           section 37 agreement and

                  (c)      an agreement dated 2nd February 1982 made pursuant to
                           section 52 of the Town and Country Planning Act 1971
                           between South Cambridgeshire District Council (1) and
                           the Landlord (2) and

                  (d)      an agreement dated 26th June 1984 made pursuant to
                           section 52 of the Town and Country Planning Act 1971
                           between South Cambridgeshire District Council (1) and
                           the Landlord (2) and

                  (e)      an agreement dated 2nd June 1988 made pursuant to
                           section 52 of the Town and Country Planning Act 1971
                           between South Cambridgeshire District Council (1) and
                           the Landlord (2)

                  "THE PREMISES" means the property hereby demised as described
                  in part 1 of schedule 1 including all Service Channels in on
                  or under such property and fixtures and fittings (other than
                  trade or tenants fixtures and fittings) therein together with
                  all additions alterations and improvements to such property

                  "SERVICE CHANNELS" means all such flues sewers drains ditches
                  pipes wires watercourses cables channels gutters ducts and
                  other conductors of services and plumbing and ventilating
                  equipment and motors appurtenant thereto as are now existing
                  or which may be constructed or laid during the Term and within
                  the Period of Limitation as herein defined

                  "THE SURETY" shall include the Surety's successors whether by
                  substitution or otherwise including personal representatives

                                       3

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                  "SURVEYOR" means the surveyors consulting engineers and agents
                  for the time being of the Landlord

                  "THE TENANT" shall include the person in whom the Term is
                  presently vested

                  "THE TENANT'S NEW WORKS" shall mean the works described in
                  schedule 8

                  "THE TERM" means the total period of demise hereby granted and
                  (other than in the case of the references to the term in the
                  habendum of this Lease) includes any period of holding over or
                  any extension or continuance of the contractual term by
                  Enactment or otherwise

         1.2      Words importing the masculine gender only include the feminine
                  gender and vice versa and include any body of persons
                  corporate or unincorporate words importing the singular number
                  only include the plural number and vice versa and the word
                  "person" shall include any body of persons corporate or
                  unincorporate and all covenants by any party hereto shall be
                  deemed to be joint and several covenants where that party is
                  more than one person and any covenant by the Tenant not to do
                  or not to do or omit to do an act or thing shall be deemed to
                  include an obligation not to permit or suffer such act or
                  thing to be done or omitted

         1.3      (a)      References to numbered clauses and
                           schedules are references to the relevant clause or
                           schedule to this Lease and references to numbered
                           paragraphs are references to the numbered paragraphs
                           of that schedule or the part of the schedule in which
                           they appear

                  (b)      The clause paragraph and schedule headings do not
                           form part of this lease and are not to be taken into
                           account when construing it

         1.4      This instrument

                  (a)      is executed as a deed and by its execution the
                           parties authorise their solicitors to deliver it for
                           them when it is dated

                  (b)      was delivered when it was dated

         1.5      This Lease is a new tenancy for the purposes of the Landlord
                  and Tenant (Covenants) Act 1995

2.       THE DEMISE HABENDUM AND REDDENDUM

         2.1      In consideration of the several rents and covenants on the
                  part of the Tenant and the Surety herein respectively reserved
                  and contained the Landlord HEREBY DEMISES unto the Tenant the
                  Premises TOGETHER WITH (in common with the Landlord their
                  lessees and assigns and all other persons from time to time

                                       4

<PAGE>

                  having the like rights) the rights set out in part 2 of
                  schedule 1 EXCEPT AND RESERVING UNTO THE LANDLORD and its
                  successors in title assigns and lessees and all persons from
                  time to time authorised by it the interests rights
                  reservations and exceptions more particularly set out in part
                  1 of schedule 2 TO HOLD the Premises unto the Tenant SUBJECT
                  to any or all easements and other rights (if any) now
                  subsisting over or which may affect the same (including any
                  such as are more particularly set out in part 2 of schedule 2)
                  AND SUBJECT TO AND WITH THE BENEFIT OF FIRSTLY a lease dated
                  30th September 1974 and made between the Landlord (1) LKB
                  Instruments Limited (2) and LKB Biochrom Limited (3) as varied
                  by a Deed of Variation dated 6th June 1986 made between the
                  same parties and SECONDLY to two subleases made between
                  Pharmacia Biotech (Biochrom) Limited (1) and Innovir Limited
                  (2) both dated 5th February 1998 and any deeds and documents
                  supplemental to those subleases from 29th September 1998 to
                  28th September 2008 but determinable nevertheless as
                  hereinafter provided YIELDING AND PAYING THEREFOR unto the
                  Landlord during the Term by way of rent

                  (a)      yearly and proportionately for any fraction of a year
                           the Basic Rent the first such payment or a
                           proportionate part thereof in respect of the period
                           from to the next quarter day following the date of
                           this Lease (in so far as it has not already been
                           made) to be made on the date hereof and thereafter
                           such rents to be paid by equal quarterly instalments
                           in advance on the four usual quarter days in every
                           year

                  (b)      on demand the rents specified in schedule 3

                  (c)      any other sums which may become due from the Tenant
                           to the Landlord under the provisions of this Lease

                  all such payments to be made without any deduction

3.       TENANT'S COVENANTS

         3.1      The Tenant HEREBY COVENANTS with the Landlord to observe and
                  perform all the covenants and provisions on the Tenant's part
                  set out in schedule 4

4.       LANDLORD'S COVENANTS

         4.1      The Landlord HEREBY COVENANTS with the Tenant whilst the
                  reversion to this Lease is vested in the Landlord to observe
                  and perform all the covenants and provisions on the Landlord's
                  part set out in schedule 5 but not so as to impose any
                  personal liability upon the Landlord except for the Landlord's
                  own acts and defaults

                                       5

<PAGE>

5.       PROVISO AGREEMENT AND DECLARATION

         5.1      FORFEITURE

                  Without prejudice to any other rights of the Landlord if:

                  (a)      the whole or part of the rent remains unpaid twenty
                           one days after becoming due (whether demanded or not)
                           or

                  (b)      any of the Tenant's covenants in this Lease are not
                           performed or observed or

                  (c)      the Tenant or any guarantor or surety of the Tenants
                           obligations under this Lease (including the Surety)

                           (i)      proposes or enters into any composition or
                                    arrangement with its creditors generally or
                                    any class of its creditors or

                           (ii)     is the subject of any judgment or order made
                                    against it which is not complied with within
                                    seven days or is the subject of any
                                    execution distress sequestration or other
                                    process levied upon or enforced against any
                                    part of its undertaking property assets or
                                    revenue or

                           (iii)    being a company:

                                    (a)     is the subject of a petition
                                            presented or an order made or a
                                            resolution passed or analogous
                                            proceedings taken for appointing an
                                            administrator of or winding up such
                                            company (save for the purpose of and
                                            followed within four months by an
                                            amalgamation or reconstruction which
                                            does not involve or arise out of
                                            insolvency or give rise to a
                                            reduction in capital and which is on
                                            terms previously approved by the
                                            Landlord) or

                                    (b)     an encumbrancer takes possession or
                                            exercises or attempts to exercise
                                            any power of sale or a receiver or
                                            administrative receiver is appointed
                                            of the whole or any part of the
                                            undertaking property assets or
                                            revenues of such company or

                                    (c)     stops payment or agrees to declare a
                                            moratorium or becomes or is deemed
                                            to be insolvent or unable to pay its
                                            debts within the meaning of section
                                            123 Insolvency Act 1986 or

                                       6

<PAGE>

                                    (d)     without prior Consent ceases or
                                            threatens to cease to carry on its
                                            business in the normal course or

                           (iv)     being an individual:

                                    (a)     is the subject of a bankruptcy
                                            petition or bankruptcy order or

                                    (b)     is the subject of an application or
                                            order or appointment under section
                                            253 or section 273 or section 286
                                            Insolvency Act 1986 or

                                    (c)     is unable to pay or has no
                                            reasonable prospect of being able to
                                            pay his debts within the meaning of
                                            sections 267 and 268 Insolvency Act
                                            1986

                  (d)      any event occurs or proceedings are taken with
                           respect to the Tenant or any guarantor of the
                           Tenant's obligations under this Lease (including the
                           Surety) in any jurisdiction to which it is subject
                           which has an effect equivalent or similar to any of
                           the events mentioned in clause 5.1(c)

                  then and in any of such cases the Landlord may at any time
                  (and notwithstanding the waiver of any previous right of
                  re-entry) re-enter the Premises whereupon this Lease shall
                  absolutely determine but without prejudice to any right of
                  action of the Landlord in respect of any previous breach by
                  the Tenant of this Lease

         5.2      NOTICES

                  Any notice under this Lease shall be in writing and any notice

                  (a)      to the Tenant or the Surety shall be deemed to be
                           sufficiently served if

                           (i)      left addressed to the Tenant or the Surety
                                    on the Premises or

                           (ii)     sent to the Tenant or the Surety by post at
                                    the last known address or (if a Company)
                                    registered office of the Tenant or the
                                    Surety and

                  (b)      to the Landlord shall be deemed to be sufficiently
                           served if

                           (i)      sent to the Landlord by post at the last
                                    known address or (if a Company) registered
                                    office of the Landlord

                           (ii)     whilst the reversion immediately expectant
                                    on the determination of the Term is vested
                                    in the original Landlord (as named herein)

                                       7

<PAGE>

                                    addressed to the Landlord's Senior Bursar
                                    and delivered to him personally or sent to
                                    him by post

         5.3      RENT ABATEMENT

                  (a)      If the Premises are destroyed or rendered wholly or
                           partly unfit for use by any of the Insured Risks then
                           (provided the destruction or damage is not caused by
                           the act or default of the Tenant or any person on the
                           Premises with the Tenant's express or implied
                           authority or any predecessor in title of any of them
                           so that the insurance policy effected by the Landlord
                           is vitiated or payment of any part of the policy
                           money is withheld) the whole or a fair proportion of
                           the Basic Rent and (in the case of the Premises being
                           wholly unfit for use) the rents specified in
                           paragraphs 2 and 3 of schedule 3 according to the
                           extent of the damage sustained shall cease to be
                           payable for the shorter of a period of three years or
                           the period during which the Premises remain unfit for
                           use and any dispute with reference to this proviso
                           shall be referred to arbitration in accordance with
                           the Arbitration Act 1996

                  (b)      If the Premises are destroyed aforesaid and are not
                           rendered fit for use by the expiration of three years
                           from the date of the damage or destruction the Tenant
                           shall be entitled to terminate this Lease by notice
                           served at any time within three months of the end of
                           that period and upon service of such notice the Lease
                           shall immediately determine and absolutely cease but
                           without prejudice to any rights or remedies that may
                           have accrued to either party against the other in
                           respect of any breach of any of its covenants and
                           conditions contained in this Lease

         5.4      PART II LANDLORD AND TENANT ACT 1954

                  If this Lease is within Part II of the Landlord and Tenant Act
                  1954 then subject to the provisions of subsection (2) of
                  section 38 of that Act neither the Tenant nor any assignee or
                  undertenant of the Term or of the Premises shall be entitled
                  on quitting the Premises to any compensation under section 37
                  of that Act

         5.5      WARRANTIES

                  The Tenant hereby acknowledges and admits that the Landlord
                  has not given or made any representation or warranty that the
                  use of the Premises herein authorised is or will remain a
                  permitted use under the Planning Acts

         5.6      LANDLORD'S POWERS TO DEAL WITH THE LANDLORD'S NEIGHBOURING
                  PREMISES

                  Notwithstanding anything herein contained the Landlord and all
                  persons authorised by the Landlord shall have power without
                  obtaining any consent from

                                       8

<PAGE>

                  or making any compensation to the Tenant to deal as the
                  Landlord may think fit with the Estate and the Landlord's
                  Neighbouring Premises and to erect thereon or on any part
                  thereof any building whatsoever and to make any repairs
                  alterations or additions and carry out any demolition or
                  rebuilding whatsoever (whether or not affecting the light
                  or air to the Premises) which the Landlord may think fit or
                  desire to do PROVIDED THAT in the exercise of such power
                  the Landlord will not so far as the Landlord is able
                  substantially restrict access to and from the Premises to
                  employees and potential customers of the Tenant during
                  normal business hours

         5.7      ARBITRATION

                  (Unless the Lease otherwise provides) if any dispute or
                  difference shall arise between the parties hereto touching
                  these presents or the rights or obligations of the parties
                  hereunder such dispute and difference shall in the event of
                  this Lease expressly so providing and otherwise may by
                  agreement between the parties be referred to a single
                  arbitrator to be agreed upon by the parties hereto or in
                  default of agreement to be nominated by the President or Vice
                  President for the time being of the Royal Institution of
                  Chartered Surveyors on the application of any party in
                  accordance with and subject to the provisions of the
                  Arbitration Act 1996

         5.8      LANDLORD'S OBLIGATION

                  Nothing herein contained shall render the Landlord liable
                  (whether by implication of law or otherwise howsoever) to do
                  any act or thing which the Landlord has not expressly
                  covenanted to carry out provide or do in schedule 5

         5.9      VALUE ADDED TAX PROVISO

                  Any consideration on supplies made by the Landlord under this
                  Lease is exclusive of value added tax (or any substituted tax)

6.       EXCLUSION OF SECURITY OF TENURE

         Having been so authorised by an Order of the Mayor's and City of London
         Court dated 1999 under the provisions of section 38(4) of the Landlord
         and Tenant Act 1954 the parties agree that sections 24 to 28
         (inclusive) of that Act shall be excluded in relation to this Lease

7.       NO AGREEMENT FOR LEASE

         We hereby certify that there is no agreement for lease to which this
         Lease give effect

                                       9
<PAGE>

8.       SURETY'S COVENANT

         The Surety (in consideration of this demise having been made at the
         Surety's request) hereby covenants with the Landlord (as principal and
         not merely as guarantor) that the Surety will observe and perform the
         covenants agreements and declarations set out in schedule 6

9.       PROPER LAW

         9.1      This Lease shall be governed by English Law and the Tenant and
                  the Surety irrevocably submit to the non-exclusive
                  jurisdiction of the English Courts

         9.2      The Surety irrevocably authorises and appoints Cameron McKenna
                  of Mitre House 160 Aldersgate Street London ECIA 4DD (ref:
                  IGH) (or such other firm of solicitors resident in England and
                  Wales as it may from time to time by written notice to the
                  Landlord substitute) to accept service of all legal process
                  arising out of or connected with this Lease and service on
                  Cameron McKenna (or such substitute) shall be deemed to be
                  service on the Surety

                                   SCHEDULE L
                 THE PROPERTY AND RIGHTS INCLUDED IN THIS DEMISE
                              PART 1 - THE PROPERTY

         ALL THAT piece or parcel of land forming part of Cambridge Science Park
known as Unit 22 as the same is more particularly delineated on the Plan and
thereon edged red together with the buildings standing thereon or on some part
thereof

                               PART 2 - THE RIGHTS

1.       RIGHT TO SERVICES

         1.1      At all times hereafter the right of passage and running of
                  appropriate services (including but not limited to gas water
                  electricity telecommunication surface water and foul water)
                  through the Service Channels now under or across the Estate or
                  the Landlord's Neighbouring Premises and to make connection
                  with such Service Channels or any of them for the purpose of
                  exercising the said rights and all such rights of access for
                  the Tenant and the Tenant's lessees and employees as may from
                  time to time be reasonably required for the purpose of laying
                  inspecting cleansing repairing maintaining renewing or adding
                  to such Service Channels or any of them but the enjoyment of
                  the aforesaid rights shall be subject to the Tenant or other
                  the person or persons exercising the same or having the
                  benefit thereof being liable to make good all damage to the
                  Estate or the Landlord's Neighbouring Premises thereby
                  occasioned with reasonable dispatch

                                     10

<PAGE>

2.       RIGHT OF WAY

         2.1      The right of way for all purposes reasonably necessary for the
                  use and enjoyment of the Premises for the purposes herein
                  authorised but not further or otherwise with or without
                  vehicles over the roadways coloured brown on the Plan

3.       RIGHT TO PARK

         3.1      The right to park 82 cars within such areas of the adjoining
                  car park or such other part or parts of the Estate (at the
                  Landlord's absolute discretion) as are from time to time
                  specified by the Landlord

4.       RIGHT TO SUPPORT

         4.1      The right of support and shelter from the Estate and the
                  Landlord's Neighbouring Premises

                                   SCHEDULE 2
         PART 1 - EXCEPTIONS AND RESERVATIONS IN FAVOUR OF THE LANDLORD

1.       RIGHT TO SERVICES

         1.1      At all times hereafter the right of passage and running of
                  appropriate services through the Service Channels forming part
                  of the Premises and to make connection with such Service
                  Channels or any of them for the purpose of exercising the said
                  rights and all such rights of access following reasonable
                  prior notice (save in emergency) for the Landlord the Surveyor
                  and the Landlord's lessees and employees and all persons from
                  time to time authorised by the Landlord as may from time to
                  time be reasonably required for the purpose of laying
                  inspecting cleansing repairing maintaining renewing or adding
                  to such Service Channels or any of them but the enjoyment of
                  the aforesaid rights shall be subject to the Landlord or other
                  the person or persons exercising the same or having the
                  benefit thereof being liable to make good all damage to the
                  Premises thereby occasioned with reasonable dispatch

2.       RIGHT TO LIGHT AND AIR

         2.1      The Tenant shall not be entitled to any right of access of
                  light or air to the Premises which would restrict or interfere
                  with the user of the Estate or any of the Estate or the
                  Landlord's Neighbouring Premises for building or otherwise
                  howsoever

                                      11

<PAGE>

3.       RIGHT TO SUPPORT

         3.1      The right to support and shelter and all other rights and
                  privileges in the nature of easements and quasi-easements now
                  or hereafter belonging to or enjoyed by the Estate or the
                  Landlord's Neighbouring Premises

4.       RIGHT TO ENTER

         4.1      At all times during the Term the right with or without the
                  Surveyor the Landlord's employees and workmen and any persons
                  authorised by them to enter the Premises for the purpose of
                  doing any act matter or thing in respect of which the Landlord
                  is permitted entry to the Premises under schedule 4 upon the
                  terms therein stated and for all such other requirements of
                  the Landlord as in the opinion of the Landlord shall be
                  reasonably necessary such reservation to be in addition to and
                  not in substitution for or limitation of any other rights
                  exceptions or reservations to which the Landlord is entitled
                  hereunder

5.       RIGHT TO ENTER TO CULTIVATE

         5.1      A right of access at all times together with the Surveyor the
                  Landlord's employees servants workmen and all persons
                  authorised by the Landlord to all such parts of the Premises
                  as shall from time to time be unbuilt upon for the purpose of
                  cultivating planting maintaining and landscaping the same in
                  such manner as shall in the absolute discretion of the
                  Landlord from time to time seem appropriate

                         PART 2 - EXISTING ENCUMBRANCES

1.       The easements rights covenants and other matters contained or referred
         to in the Planning Agreements and the following documents:

<TABLE>
<CAPTION>

         DATE                        DOCUMENT           PARTIES
<S>                                  <C>                <C>
         28th October 1957           Deed               The Landlord (1)
                                                        Eastern Gas Board (2)
</TABLE>

2.       All easements rights covenants and other matters relating to the foul
         sewer and manhole across the north east comer of the Premises

3.      All other easements rights covenants and other matters affecting the
        Premises

                                      12

<PAGE>

                                   SCHEDULE 3
                            RENTS PAYABLE UPON DEMAND

1.       INSURANCE RENT

         1.1      A sum or sums of money equal to the amount or amounts which
                  the Landlord shall from time to time incur in or in respect of
                  effecting or maintaining the insurance of the Premises in
                  accordance with the Landlord's covenant contained in paragraph
                  2 of schedule 5 and all professional fees which the Landlord
                  may from time to time incur in connection with the valuation
                  of the Premises for insurance purposes

2.       RENT FOR COMMON PARTS

         2.1      A proper proportion attributable to the Premises of the
                  reasonable cost and expense properly incurred of making
                  repairing maintaining renewing rebuilding cleansing and
                  operating all ways roads pavements Service Channels yards
                  bicycle stores vehicle parks and gardens fences party walls
                  and structures and any installations equipment fittings
                  fixtures easements appurtenances or conveniences which shall
                  belong to or be used by the Premises in common with the Estate
                  and the Landlord's Neighbouring Premises and with any other
                  premises adjoining or neighbouring or over or under the
                  Premises (or any of them) (but excluding anything comprised in
                  the service rent) including architect's and surveyor's fees
                  properly incurred in connection with such works (such proper
                  proportion to be certified by the Surveyor whose certificate
                  shall be final and binding on the Tenant)

3.       SERVICE RENT

         3.1      A service rent in respect of

                  (a)      The maintenance repair cultivation and management of
                           the Estate including all roads ways and paths service
                           channels amenity grounds and cultivated areas
                           (whether situate thereon or otherwise serving the
                           same) and

                  (b)      All such other matters whatsoever which in the
                           opinion of the Surveyor (acting reasonably) shall be
                           necessary to maintain high standards for a
                           development of such a character including (without
                           prejudice to the generality hereof) a notional figure
                           as certified by the Surveyor equivalent to the
                           reasonable market rental for the time being of any
                           premises provided by the Landlord on the Estate being
                           used or occupied (whether with or without rental) to
                           enable the Landlord the Surveyor and their respective
                           servants or employees to implement and carry out such
                           maintenance repairs cultivation and management of the
                           Estate and all

                                      13

<PAGE>

                           other matters as aforesaid but less any rental
                           thereof received by the Landlord

                  such service rent to be in the reasonable opinion of the
                  Surveyor such as shall be just and equitable in all the
                  circumstances PROVIDED ALWAYS THAT such service rent shall not
                  include any sum in respect of the cost of the initial laying
                  out or construction of the matters referred to in paragraphs
                  3.1(a) and 3.1(b) above or any work or costs arising out of or
                  in connection with such initial construction

4.       INTEREST ON ARREARS

         4.1      Interest on any monies payable by the Tenant to the Landlord
                  under any covenant or provision of this Lease which remain
                  unpaid for seven days shall be payable by the Tenant such
                  Interest to be calculated from the date when such monies were
                  due until the date when such monies are received by the
                  Landlord PROVIDED THAT the provisions of this paragraph 4.1
                  shall not prejudice any rights or remedies of the Landlord in
                  respect of any breach of any of the covenants on the part of
                  the Tenant herein contained

5.       INSURANCE EXCESS

         5.1      If a claim arising under any policy of insurance effected by
                  the Landlord upon the Premises shall be subject to any
                  insurance excess the Tenant shall reimburse or otherwise
                  indemnify the Landlord against the amount of such excess

                                   SCHEDULE 4
                               TENANT'S COVENANTS

1.       TO PAY RENT

         1.1      To pay to the Landlord the rents hereby reserved at the times
                  and in the manner herein appointed for payment thereof without
                  any deduction set off or (except as provided by clause 5.3 of
                  this Lease) abatement whatsoever and to pay the Basic Rent by
                  standing order to the U.K. bankers of the Landlord or as it
                  shall direct

2.       TO PAY OUTGOINGS

         2.1      To pay and discharge all rates taxes duties assessments
                  charges impositions outgoings whatsoever (whether
                  parliamentary local public utility or of any other description
                  and whether or not of a recurrent nature) now or at any time
                  during the Term taxed assessed charged imposed upon or payable
                  in respect of the Premises or any part thereof or by the
                  Landlord or Tenant or owner or occupier in respect thereof
                  other than in relation to a dealing with the Landlord's
                  reversion

                                      14

<PAGE>

3.       TO REPAIR AND DECORATE

         3.1      Well and substantially to cleanse maintain and repair the
                  Premises and every part thereof (including all additions
                  thereto and all fixtures fittings plant and machinery therein
                  and improvements thereto and the Service Channels forming part
                  of the Premises and exclusively serving the Premises and the
                  boundary structures (if any) of the Premises) and the drains
                  connecting the Premises to and as far as the common drain

         3.2      As and when reasonably required by the Landlord to clean (and
                  repoint where appropriate) all external surfaces of the
                  buildings from time to time comprised in the Premises

         3.3      Without prejudice to the generality of paragraphs 3.1 and 3.2
                  to paint (or otherwise decorate) with two coats at least of
                  best paint (or other suitable materials) all such parts of the
                  Premises as have been usually painted (or otherwise decorated)
                  such painting (or other decoration) to be

                  (a)      as to the outside in the years 2001 and 2004 of the
                           Term and with such colours as have been approved by
                           the Surveyor and

                  (b)      as to the inside in the fifth year of the Term

                  and otherwise as the Landlord may reasonably so require

         3.4      Not to remove or damage any of the Landlord's fixtures and
                  fittings in the Premises and to replace with similar articles
                  of at least equal quality such fixtures and fittings as may be
                  lost or worn out or become unfit for use

                  PROVIDED THAT all work referred to in this paragraph 3 shall
                  be done in a good and workmanlike manner and to the reasonable
                  satisfaction of the Surveyor AND PROVIDED FURTHER THAT the
                  liability of the Tenant under this paragraph shall not extend
                  to damage caused by any of the Insured Risks unless the
                  insurance shall have been vitiated or insurance monies
                  rendered irrecoverable in whole or in part by any act omission
                  neglect or default of the Tenant any undertenant or their
                  respective employees servants agents independent contractors
                  customers visitors licensees invitees or any other person
                  under the Tenant's or the undertenant's control AND PROVIDED
                  FURTHER THAT the liability of the Tenant under this paragraph
                  shall not extend to any work which would result in the
                  Premises being put into a better state of repair and condition
                  then shall exist immediately following completion of the
                  Tenant's New Works

         3.5      The Tenant shall give written notice to the Landlord
                  immediately on becoming aware of:

                                      15

<PAGE>

                  (a)      any damage to or destruction of the Premises or

                  (b)      any defect or want of repair in the Premises
                           (including without limitation any relevant defect
                           within the meaning of section 4 Defective Premises
                           Act 1972) which the Landlord is liable to repair
                           under this Lease or which the Landlord is or may be
                           liable to repair under common law or by virtue of any
                           Enactment

4.       NOT TO MAKE ALTERATIONS

         4.1      Not to make any alteration or addition to the Premises which
                  would reduce or otherwise adversely affect the value of the
                  Landlord's reversionary interest in the Premises or the
                  prospects of re-letting or the letting or re-letting value
                  thereof (as to which the decision of the Surveyor shall be
                  conclusive)

         4.2      Without prejudice to the prohibition in paragraph 4.1 not to
                  demolish the existing buildings comprising the Premises or
                  construct new buildings or make any alteration addition or
                  improvement to the Premises whether structural or otherwise
                  except as expressly permitted under paragraph 4.3

         4.3      The Tenant may carry out alterations additions or improvements
                  to the Premises which do not affect any part of the exterior
                  or structure of the Premises where:

                  (a)      the Tenant has submitted to the Landlord detailed
                           plans and specifications showing the works and

                  (b)      the Tenant has given to the Landlord such covenants
                           relating to the carrying out of the works as the
                           Landlord may reasonably require (including (but not
                           limited to) reinstatement of the Premises at the
                           expiration or sooner determination of the Term)

                  (c)      the Tenant has if so reasonably required by the
                           Landlord provided the Landlord with suitable security
                           which will allow the Landlord to carry out and
                           complete the works if the Tenant fails to do so and

                  (d)      the Tenant has obtained Consent to the works (which
                           shall not be unreasonably withheld)

         PROVIDED THAT the Tenant shall indemnify the Landlord against any
         liability for any tax assessed upon the Landlord by reason of any such
         alteration erection or addition to the Premises carried out by or on
         behalf of the Tenant

         4.4      Without prejudice to any other rights of the Landlord
                  immediately upon the Landlord by notice in writing to that
                  effect requiring them so to do to remove all additional
                  buildings erections works alterations or additions whatsoever
                  to the

                                      16

<PAGE>

                  Premises for which Consent has not first been obtained
                  pursuant to the provisions of paragraph 4.3 (herein called
                  "THE UNAUTHORISED WORKS") and make good and restore the
                  Premises to the state and condition thereof before the
                  Unauthorised Works were carried out and if the Tenant shall
                  neglect to do so for seven days after such notice then it
                  shall be lawful for the Surveyor the Landlord and the
                  Landlord's servants contractors agents and workmen to enter
                  upon the Premises and to remove the Unauthorised Works and to
                  make good and restore the same to the state and condition
                  existing before the carrying out of the Unauthorised Works and
                  all expenses of so doing shall be repaid to the Landlord by
                  the Tenant within seven days of a written demand in that
                  behalf

         4.5      The Tenant may erect alter or remove demountable partitioning
                  which does not affect the structure of the Premises or
                  adversely impact on the operation of the plant within the
                  Premises without Consent PROVIDED THAT the Tenant provides the
                  Landlord with full details of such works within a period of
                  one month after carrying them out

5.       TO PERMIT ENTRY

         5.1      To permit the Landlord the Surveyor and their respective
                  workmen and persons duly authorised by them respectively on
                  reasonable notice (except in emergency) at reasonable hours to
                  enter the Premises for the purposes of

                  (a)      viewing the same

                  (b)      taking Inventories of the fixtures fittings
                           appliances and equipment to be yielded up at the
                           expiration or sooner determination of the Term

                  (c)      inspecting for defects in and recording the condition
                           of the Premises or any other breaches of covenant on
                           the part of the Tenant

                  (d)      inspecting cleansing maintaining repairing altering
                           renewing or adding to the Estate or the Landlord's
                           Neighbouring Premises or any other premises adjoining
                           the Premises (whether beside under or over) or any
                           Service Channels not comprised within the Premises

                  (e)      performing any covenant complying with any condition
                           or pursuant to any reservation contained in this
                           Lease

                  or any other reasonable purpose connected with the management
                  of the Premises or the Estate or the Landlord's Neighbouring
                  Premises or the Landlord's interest therein PROVIDED THAT the
                  Landlord shall make good all damage to the Premises caused by
                  such entry as soon as practicable without the payment of
                  compensation to the Tenant

                                       17

<PAGE>

6.       TO REPAIR ON NOTICE

         6.1      To make good to the reasonable satisfaction of the Surveyor
                  within two months or sooner if requisite (or immediately in
                  case of emergency) any defect in the repair or decoration of
                  the Premises for which the Tenant is liable hereunder or any
                  other want of compliance with any of the obligations on the
                  part of the Tenant under this Lease of which the Landlord or
                  the Surveyor has given notice in writing to the Tenant or left
                  notice in writing at the Premises

         6.2      If the Tenant shall not comply with paragraph 6.1 the Tenant
                  shall permit the Landlord the Surveyor and their respective
                  workmen (without prejudice to any other remedy of the
                  Landlord) to enter the Premises and make good such defect
                  breach or want of compliance as aforesaid without the payment
                  of any compensation to the Tenant and all expenses of so doing
                  (including legal costs and Surveyor's fees properly incurred)
                  shall be paid by the Tenant to the Landlord on demand and
                  shall be recoverable as rent in arrear

7.       TO PAY LANDLORD'S COSTS

         7.1      To pay the Landlord's costs and expenses (including legal
                  costs and Surveyor's and other professional fees) which in
                  respect of sub-clauses (d) and (e) shall be reasonable

                  (a)      In or in contemplation of any proceedings relating to
                           the Premises under sections 146 and/or 147 of the Law
                           of Property Act 1925 or the preparation and service
                           of notices thereunder (whether or not any right of
                           re-entry or forfeiture has been waived by the
                           Landlord or a notice serviced under the said section
                           146 is complied with by the Tenant or the Tenant has
                           been relieved under the provisions of the said Act
                           and notwithstanding that forfeiture is avoided
                           otherwise than by relief granted by the Court)

                  (b)      In the preparation and service of any Schedule of
                           Dilapidations at any time during the term PROVIDED
                           THAT no Schedule of Dilapidations shall require the
                           Tenant to carry out any works which would result in
                           the Premises being put into a better state of repair
                           and condition then shall exist immediately following
                           completion of the Tenant's New Works

                  (c)      In connection with the recovery of arrears of rent
                           due from the Tenant hereunder (including but not
                           limited to bailiff's commission incurred by the
                           Landlord of and incidental to every distress levied
                           by the Landlord on the Tenant's goods for the
                           recovery of overdue rent or other sums due under this
                           Lease)

                                       18

<PAGE>

                  (d)      In connection with approving plans and specifications
                           required hereunder and the supervision and inspection
                           of alterations erections additions and any other
                           works carried out by the Tenant and any undertenant

                  (e)      Reasonably incurred in respect of any application for
                           Consent required by this Lease whether or not such
                           Consent is granted

8.       AS TO USE AND SAFETY

         8.1      Not to keep or use or permit or suffer to be kept or used on
                  the Premises any materials which are inflammable explosive or
                  otherwise dangerous nor any machinery apparatus or equipment
                  or any other thing which may attack or in any way injure by
                  percolation corrosion vibration excessive weight strain or
                  otherwise the surfaces floors ceilings roofs contents or
                  structure of any building comprised therein and in the Estate
                  or in the Landlord's Neighbouring Premises (or either of them)
                  the keeping or using whereof may contravene any Enactments
                  PROVIDED THAT small quantities of chemicals and other
                  substances used by the Tenant in connection with the permitted
                  use of the Premises may be kept and used in accordance with
                  the relevant Enactments and codes of practice and with any
                  recommendations of the Landlord's insurers which have been
                  notified to the Tenant

9.       NOT TO USE FOR UNLAWFUL OR ILLEGAL PURPOSES OR CAUSE NUISANCE

         9.1      Not to

                  (a)      use or permit or suffer the Premises or any part
                           thereof to be used for any unlawful illegal or
                           immoral purpose or for the manufacture sale or
                           consumption of intoxicating liquors or for the
                           manufacture sale or consumption of Controlled Drugs
                           as defined by the Misuse of Drugs Act 1971 (otherwise
                           than by a practitioner or pharmacist as defined by
                           that Act) or for the manufacture publication or sale
                           of any article or thing which may in the opinion of
                           the Landlord be pornographic offensive or obscene or
                           for betting gaming or lotteries or as a hotel club
                           billiards saloon dance hall funfair or amusement
                           premises or for an auction or for any noisy noxious
                           or offensive trade or business and

                  (b)      do or permit or suffer to be done on the Premises or
                           any part thereof anything which may be or become or
                           cause an annoyance inconvenience nuisance damage
                           disturbance injury or danger of or to the Landlord or
                           the owners lessees or occupiers of any premises in
                           the neighbourhood or which in the opinion of the
                           Landlord acting reasonably might be detrimental to
                           the use or development of the Premises the Estate and
                           of any Landlord's Neighbouring Premises (of any of
                           them) and to pay to the Landlord all reasonable costs
                           charges and expenses which may be properly

                                      19

<PAGE>

                           incurred by the Landlord in abating any nuisance on
                           or arising from the Premises and executing all works
                           as may be necessary for such purpose

                  (c)      use any radio television video or sound system
                           audible outside the Premises or play or suffer to be
                           played any musical instrument audible outside the
                           Premises

10.      NOT TO RESIDE

         10.1     Not to reside on the Premises and not to create or permit or
                  suffer to be created any residential tenancy or residential
                  occupation of the Premises or any part thereof

11.      AS TO USER

         11.1     Not to use the Premises or any part thereof other than for a
                  purpose appropriate to a Science Park that is to say any one
                  or more of the following uses:

                  (a)      scientific research associated with industrial
                           production

                  (b)      light industrial production of a kind which is
                           dependent on regular consultation with either or
                           both of the following:

                           (i)      the Tenant's own research development and
                                    design staff established in the Cambridge
                                    Study Area

                           (ii)     the scientific staff or facilities of the
                                    University or of local scientific
                                    institutions

                  (c)      ancillary buildings and works appropriate in the sole
                           opinion of the Landlord to the use of the Premises as
                           an integral part of a Science Park

12.      TO KEEP OPEN AND SECURITY

         12.1     Not to permit the Premises to remain vacant or unattended
                  unless it is first made fully secure

         12.2     To indemnify the Landlord against any empty property rate or
                  penal rate levied or assessed upon the Landlord by reason of
                  the Premises having been left empty

         12.3     To ensure that the Landlord at all times has written notice of
                  the name and address and telephone number of at least one
                  keyholder of the Premises

                                      20

<PAGE>

13.      DISPLAYS AND ADVERTISEMENTS

         13.1     Not to display or permit to be displayed on any part of the
                  Premises so as to be visible outside the Premises any name
                  writing notice sign placard sticker or advertisement of
                  whatsoever nature other than a notice or sign (not being a
                  "Neon" notice or sign or any notice or sign of a similar
                  nature) displaying the name of the Tenant and the name of the
                  building comprised within the demise (if any) first approved
                  in writing by the Landlord such approval not to be
                  unreasonably withheld or delayed and not to place leave or
                  install any merchandise or display outside the Premises and on
                  any breach by the Tenant the Landlord the Surveyor and their
                  respective workmen may without notice and without prejudice to
                  any other remedy of the Landlord remove the cause of the
                  breach of this covenant and shall not be liable to make good
                  any loss or pay compensation for so doing

14.      TO KEEP CLEAN

         14.1     Not to allow any rubbish or refuse of any description to
                  accumulate upon the Premises save in suitably located dustbins
                  provided by the Tenant for that purpose and so often as it
                  shall be necessary or desirable and in any event at least once
                  a week to cause such dustbins to be emptied

         14.2     Generally to keep the Premises (including but not limited to
                  forecourts roads and paths) clean and tidy and properly
                  lighted internally and externally

         14.3     To clean the inside and outside of all windows in the Premises
                  at least once each month

         14.4     Not to bring or keep or suffer to be brought or kept upon the
                  Premises anything which in the opinion of the Landlord acting
                  reasonably are or may become unclean unsightly or detrimental
                  to the Premises the Estate or the Landlord's Neighbouring
                  Premises and nearby premises (or any of them)

         14.5     Not to discharge into any Service Channels oil grease solids
                  or other deleterious matter or any substance which might be or
                  become a source of danger or injury to the drainage system of
                  the Premises the Estate or the Landlord's Neighbouring
                  Premises (or any of them) or which may pollute the water of
                  any watercourse so as to render the Landlord liable to action
                  or proceedings by any person or body and generally to keep the
                  Service Channels comprised within the demise unobstructed

15.      TO COMPLY WITH ENACTMENTS AND GIVE NOTICE

         15.1     At the Tenant's own expense to comply with the provisions and
                  requirements of all Enactments or as prescribed or required by
                  any competent authority court or

                                      21

<PAGE>

                  body so far as they relate to or affect the Premises or the
                  owner or occupier thereof

         15.2     At the Tenant's own expense to do all works and all other
                  things so as to comply with paragraph 15.1 above including
                  (without prejudice to the generality of the foregoing) the
                  obtaining of any fire certificate required for the Premises

         15.3     Within seven days of receipt of notice thereof to give to the
                  Landlord particulars of any provision or requirement of all
                  Enactments or as prescribed or required by any competent
                  authority court or body or proposal therefor relating to the
                  Premises the Estate or the Landlord's Neighbouring Premises
                  (or any of them) or the condition or use thereof respectively
                  and at the request of the Landlord (but at the cost of the
                  Tenant) to make or join with the Landlord in making such
                  objection or representation against any such proposal as the
                  Landlord shall deem expedient

         15.4     To pay to the Landlord upon demand a due proportion of all
                  reasonable costs charges and expenses (including the
                  Surveyor's and other professional advisers' fees) properly
                  incurred by the Landlord of or incidental to

                  (a)      complying with all provisions and requirements of all
                           Enactments or as prescribed or required by any
                           competent authority court or body and

                  (b)      doing all works and other things so as to comply
                           therewith

                  so far as the same relate to any premises capable of being
                  used or enjoyed by the Tenant in common or jointly with any
                  other person or the use thereof

16.      TO COMPLY WITH THE PLANNING ACTS

         16.1     At all times during the Term to comply in all respects with
                  the provisions and requirements of the Planning Acts and any
                  regulations or orders made thereunder and all licences
                  consents permissions and conditions (if any) granted or
                  imposed thereunder so far as the same respectively relate to
                  or affect the Premises or any part thereof and to keep the
                  Landlord fully and effectually indemnified against all actions
                  proceedings damages costs expenses claims and demands
                  whatsoever in respect of or arising out of any contravention
                  of the Planning Acts and against the cost of any permissions
                  and consents thereunder and the implementation thereof

         16.2     In the event of the Landlord giving Consent to any of the
                  matters in respect of which the Landlord's Consent shall be
                  required pursuant to the provisions of any covenant or
                  condition contained in this Lease to apply at the cost of the
                  Tenant to the local and planning authorities for all necessary
                  consents and permissions in connection therewith and to give
                  notice to the Landlord of the granting or refusal

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<PAGE>

                  (as the case may be) of all such consents and permissions
                  forthwith on the receipt thereof

         16.3     In the event of the said Planning Authority agreeing to grant
                  such necessary consent or permission only with modifications
                  or subject to conditions to give to the Landlord forthwith
                  full particulars of such modifications or conditions AND if
                  such modifications or such conditions shall in the reasonable
                  opinion of the Landlord be undesirable then the Tenant shall
                  not implement or proceed with the matters works or change of
                  use to which the application relates

         16.4     If the Tenant shall receive any compensation in respect of the
                  Premises under or by virtue of the Planning Acts forthwith to
                  make such provision as is just and equitable for the Landlord
                  to receive their due benefit from such compensation

         16.5     Not to apply for or implement any planning permission in
                  respect of the whole or any part of the Premises if such
                  application or the implementation thereof would or might give
                  rise to any tax charge or other levy payable by the Landlord

         16.6     Unless the Landlord shall otherwise direct to carry out before
                  the expiration or sooner determination of the Term any works
                  stipulated to be carried out to the Premises by a date
                  subsequent to such expiration or sooner determination as a
                  condition of the grant of any planning permission obtained by
                  the Tenant during the Term

17.      INSURANCE

         17.1     Not to do or omit to do (or permit or suffer to be done or
                  omitted to be done) anything whereby the policy or policies of
                  insurance on the Premises against the Insured Risks may become
                  void or voidable or whereby the rate of premium thereon or
                  upon the Estate or the Landlord's Neighbouring Premises (or
                  any of them) may be increased or cause the insurers to impose
                  more onerous terms in such policy or policies and to repay to
                  the Landlord all sums paid by way of increased premiums and
                  any expenses incurred by the Landlord in or about any renewal
                  of such policy or policies consequent upon a breach of this
                  covenant and all such sums shall be added to the rent herein
                  reserved and be recoverable upon demand as rent and in the
                  event of the Premises or any part thereof being damaged by the
                  Insured Risks and the insurance money under any insurance
                  effected against the same being wholly or partly irrecoverable
                  by reason solely or in part of any act omission neglect or
                  default of the Tenant or any undertenant or their respective
                  employees servants agents independent contractors customers
                  visitors licensees invitees or any other person under the
                  Tenant's or the undertenant's control then and in every such
                  case the Tenant will forthwith pay to the Landlord the whole
                  or (as the case may require) an appropriate proportion of the
                  costs of completely rebuilding and reinstating the Premises

                                       23

<PAGE>

         17.2     To comply with any requirements or recommendations of the
                  insurers of the Premises

         17.3     To insure and keep insured in the joint names of the Landlord
                  and the Tenant the plate and other glass windows doors and
                  partitions in the Premises against breakage or damage
                  howsoever caused in its full reinstatement value for the time
                  being with some Insurance Office approved in writing by the
                  Landlord and whenever so required to produce to the Landlord
                  the policy of such insurance and the receipt for the current
                  year's premium

         17.4     On each occasion that the plate or other glass if broken or
                  damaged to reinstate the same forthwith with glass of at least
                  the same nature thickness and quality

18.      TO INDEMNIFY

         18.1     To keep the Landlord fully and effectually indemnified from
                  and against all liability in respect of losses damages
                  proceedings claims costs expenses and any other liability
                  whatsoever arising from or in connection with

                  (a)      the injury or death of any person

                  (b)      damage to or destruction of any property whatsoever

                  (c)      the infringement disturbance or destruction of any
                           rights easements or privileges

                  (d)      the breach by the Tenant of any of the terms
                           covenants and conditions on the part of the Tenant
                           herein contained

                  arising directly or indirectly out of:

                           (i)      the repair condition or use of the Premises
                                    or of any alteration to the Premises or
                                    works carried out or in the course of being
                                    carried out to the Premises by the Tenant
                                    its undertenants their respective employees
                                    customers and invitees and anyone else under
                                    their potential control

                           (ii)     anything now or hereafter attached to or
                                    projecting from the Premises

                           (iii)    any act default or negligence of any
                                    person or body other than the Landlord

                  and to insure against such liability in a reputable Insurance
                  Office

                                       24

<PAGE>

19.      DEALINGS WITH THE PREMISES

         19.1     Unless expressly permitted under paragraph 19.9 or by a
                  Consent granted under paragraphs 19.2 19.3 or 19.4 or the
                  Tenant shall not assign underlet charge part with or share
                  possession or occupation of all or any part of the Premises
                  nor hold the Premises on trust for any other person

         19.2     The Landlord shall not unreasonably withhold Consent to a
                  legal charge of the whole of the Premises

         19.3     The Landlord shall not unreasonably withhold Consent to an
                  assignment of the whole of the Premises but the Landlord and
                  the Tenant agree for the purposes of section 19(1A) Landlord
                  and Tenant Act 1927 that the Landlord may withhold that
                  Consent unless the following conditions are satisfied:

                  (a)      in relation to either a prospective assignee or any
                           prospective guarantor or guarantors

                           (i)      that party shall in the reasonable opinion
                                    of the Landlord be a substantial and
                                    respectable body or person whose registered
                                    office principal place of business or
                                    address is within the United Kingdom and

                           (ii)     that party has submitted references
                                    reasonably satisfactory to the Landlord

                  (b)      the prospective assignee is not a Group Company or a
                           Connected Person unless the proposed assignment is to
                           a Group Company in connection with a bona fide
                           reconstruction or amalgamation of the Tenant's group
                           of companies

                  (c)      in the reasonable opinion of the Landlord the
                           prospective assignee is of sufficient financial
                           standing to enable it to comply with the Tenant's
                           covenants in this Lease

                  (d)      the Tenant and the Surety (and any former Tenant or
                           Surety who by virtue of there having been an
                           "excluded assignment" as defined in section 11 of the
                           Landlord and Tenant (Covenants) Act 1995 has not been
                           released from the Tenant's covenants in this Lease)
                           enters into an authorised guarantee agreement within
                           the meaning of the Landlord and Tenant (Covenants)
                           Act 1995 with the Landlord in the form set out in
                           schedule 7 or on such other terms as the Landlord may
                           reasonably require

                  (e)      if the Landlord reasonably requires a guarantor or
                           guarantors acceptable to the Landlord acting
                           reasonably has guaranteed to the Landlord the due

                                       25

<PAGE>

                           performance of the prospective assignee's obligations
                           in the form set out in schedule 6 or on such other
                           such terms as the Landlord may reasonably require and

                  (f)      any security for the Tenant's obligations under this
                           Lease which the Landlord holds immediately before the
                           assignment is continued or renewed if the Landlord
                           reasonably so requires and in each case on such terms
                           as the Landlord may reasonably require in respect of
                           the Tenant's liability under the authorised guarantee
                           agreement referred to in paragraph 19.3(d) (but this
                           paragraph shall not apply to any authorised guarantee
                           agreement entered into by a former Tenant or by any
                           guarantor of a former Tenant) and

                  (g)      any sum due from the Tenant to the Landlord under
                           this Lease (or any deed of variation licence Consent
                           or other document supplemental to or associated with
                           this Lease) is paid and any other material breach of
                           the Tenant's covenants in this Lease (or any deed of
                           variation licence Consent or other document
                           supplemental to or associated with this lease) is
                           remedied; and

                  (h)      the Landlord has received an undertaking from the
                           Tenant's solicitors for an amount not exceeding a
                           fixed sum reasonably estimated by the Landlord's
                           solicitors in respect of costs to be incurred in such
                           form as the Landlord may reasonably require to pay
                           the Landlord on demand the reasonable legal and
                           surveyor's costs and disbursements (including Value
                           Added Tax) incurred by the Landlord in considering
                           the Tenant's application and preparing negotiating
                           and entering into any relevant documentation whether
                           or not the application is withdrawn or the Consent is
                           granted

         19.4     The Landlord shall not unreasonably withhold Consent to an
                  underletting of the whole or any Lettable Unit where all of
                  the following conditions are satisfied:

                  (a)      the prospective undertenant has produced references
                           in a form reasonably acceptable to the Landlord

                  (b)      the prospective undertenant has covenanted with the
                           Landlord to observe and perform until it assigns the
                           underlease with Consent as required by the underlease
                           the Tenant's covenants and obligations in this Lease
                           (except the covenant to pay rent and insofar only as
                           such covenants affect the underlet premises)

                  (c)      if the Landlord reasonably requires a guarantor or
                           guarantors acceptable to the Landlord has guaranteed
                           the due performance by the undertenant of its above
                           covenant in such terms as the Landlord may reasonably
                           require and

                                       26

<PAGE>

                  (d)      no fine or premium is taken for the grant of the
                           underlease and

                  (e)      the basic rent payable under the underlease is not
                           less than the greater of the best rent reasonably
                           obtainable in the open market for the underlease and
                           a due proportion of the Basic Rent and

                  (f)      any rent free period or other financial inducements
                           given to the undertenant are no greater than is usual
                           at the time in all the circumstances and

                  (g)      the form of the underlease has been approved in
                           writing by the Landlord (approval not to be
                           unreasonably withheld or delayed where the provisions
                           of it are consistent with the provisions of this
                           Lease)

                  (h)      any such underlease shall be excluded from the
                           operation of sections 24-28 Landlord and Tenant Act
                           1954

                  (i)      the total number of such underleases which may
                           subsist at any time during the Term shall not exceed
                           three and

                  (j)      any such underlease shall contain provisions enabling
                           the Tenant (as lessor) to recover from the
                           undertenant by way of rent a due proportion of the
                           sums due under this Lease in respect of insurance of
                           the Premises and of the cost to the Tenant or
                           repairing decorating and operating the Premises

                  (k)      any such underlease shall preclude further
                           underletting of all or part of the underlet premises
                           and

                  (l)      any such underlease shall contain any upwards only
                           rent review at 29th September 2003

         19.5     The Tenant shall:

                  (a)      enforce against any undertenant the provisions of any
                           underlease and shall not waive them and

                  (b)      operate the rent review provisions contained in any
                           underlease so as to ensure that the rent is reviewed
                           at the correct times and in accordance with those
                           provisions

                  (c)      not accept a surrender of part only of the underlet
                           premises

         19.6     The Tenant shall not without Consent (which shall not be
                  unreasonably withheld):

                                       27

<PAGE>

                  (a)      vary the terms of any underlease or

                  (b)      agree any review of the rent under any underlease

         19.7     The Tenant shall not require or permit any rent reserved by
                  any underlease to be commuted or to be paid more than one
                  quarter in advance or to be reduced

         19.8     Any Consent granted under this paragraph 19 shall (unless it
                  expressly states otherwise) only be valid if the dealing to
                  which it relates is completed within two months after the date
                  of the Consent

         19.9     The Tenant may (after giving written notice to the Landlord
                  containing all relevant information) share occupation of the
                  Premises with any Group Company on condition that the sharing
                  shall not create any relationship of landlord and tenant and
                  that on any occupier ceasing to be a Group Company the
                  occupation shall immediately cease or shall be otherwise
                  documented in accordance with this paragraph 19

20.      TO GIVE NOTICE OF ASSIGNMENTS, DEVOLUTIONS ETC.

         20.1     To produce a certified copy of every assignment underlease
                  transfer charge Probate Letters of Administration order
                  instrument or other writing effecting or evidencing any
                  transmission or devolution of any estate or interest in the
                  Premises or any part thereof to the solicitors of the Landlord
                  for registration within one month from the date thereof and to
                  pay to the Landlord's solicitors their reasonable fees for
                  each such registration

         20.2     Within seven days of an assignment of this Lease to give to
                  the Landlord written notice of the person to whom future rent
                  demands should be sent

         20.3     Upon being requested so to do by the Landlord from time to
                  time to supply the Landlord with such details of the occupiers
                  of the Premises and the terms upon which they occupy

21.      AS TO LOSS OR ACQUISITION OF EASEMENTS

         21.1     Not to permit any easement or right comprised in belonging to
                  or used with the Premises or any part thereof from being
                  obstructed or lost

         21.2     Not to give to any third party any acknowledgement that the
                  Tenant enjoys the access of light to any of the windows or
                  openings in the Premises by the consent of such third party
                  nor to pay to such third party any sum of money nor to enter
                  into any agreement with such third party for the purpose of
                  inducing or binding such third party to abstain from
                  obstructing the access of light to any such windows or
                  openings

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<PAGE>

         21.3     To take all such steps as may be necessary to prevent the
                  acquisition of any easement or right against over upon or
                  under the Premises or any part thereof and any encroachment
                  thereon and to give to the Landlord immediate notice of any
                  encroachment or threatened encroachment upon the Premises or
                  any attempt to acquire any easement or right under or over the
                  Premises which shall be within the Tenant's knowledge and to
                  do all such things as may be necessary to prevent any
                  encroachment being made or any new easement being acquired

22.      TO PRODUCE PLANS/DOCUMENTS

         22.1     If and whenever reasonably called upon so to do to produce to
                  the Landlord or the Surveyor all such plans documents or other
                  evidence as the Landlord may from time to time require to
                  satisfy themselves that the Tenant has complied in all
                  respects with the provisions of the Tenant's covenants herein

23.      NOT TO INTERFERE WITH RESERVED RIGHTS

         23.1     Not to interrupt or interfere with the reasonable exercise of
                  the rights contained or referred to in schedule 2

24.      TO PERMIT ENTRY FOR RELETTING ETC.

         24.1     During the last six months before the expiration or sooner
                  determination of the Term or after the expiration thereof (or
                  at any time during the Term in the event of a sale of the
                  Landlord's interest in the Premises) to permit the Landlord
                  and the Surveyor to enter upon the Premises following
                  reasonable prior notice and to affix upon any suitable part or
                  parts thereof a notice board or boards for reletting or other
                  disposal of the Premises and not to remove or obscure the same
                  and at all reasonable times in the daytime to permit all
                  persons authorised by the Landlord or the Surveyor to enter
                  and inspect the Premises following reasonable prior notice

25.      TO YIELD UP

         25.1     At the expiration or sooner determination of the Term
                  peaceably and quietly to surrender and yield up to the
                  Landlord the Premises (together with all keys thereto) with
                  vacant possession so repaired maintained decorated cleansed
                  glazed painted and kept as herein provided and if so required
                  by the Landlord to remove such tenants and trade fixtures as
                  the Landlord may specify the Tenant making good all damage
                  caused by the removal of these to the satisfaction of the
                  Surveyor PROVIDED THAT if this Lease shall expire by effluxion
                  of time (but not earlier) then the Tenant shall not be
                  required to carry out any such repairs decoration or other
                  works

                                       29

<PAGE>

26.      NEW SURETY

         26.1     If during the Term any surety (which expression in this
                  paragraph 26 includes any guarantor) for the time being of the
                  Tenant's obligations under this lease (or any of them if there
                  is more than one):

                  (a)      (being an individual) dies has a bankruptcy order
                           made against the surety or an interim receiver
                           appointed in respect of the surety's property; or

                  (b)      (being a company) enters into liquidation has an
                           administration order made in respect of the surety or
                           has a receiver (administrative or otherwise)
                           appointed of any of the surety's undertaking or
                           assets

         the Tenant in respect of which the surety was provided will give the
         Landlord notice of that fact within fourteen days of occurrence of the
         event and if required by the Landlord will within twenty eight days of
         the event procure that some other person acceptable to the Landlord
         enters into a deed of covenant with the Landlord in the same terms
         (mutatis mutandis) as the original surety

27.      AS TO VALUE ADDED TAX

         27.1     On demand to discharge any liabilities of the Landlord
                  relating to value added tax (or any substituted tax) in
                  respect of any supply of goods or services for value added tax
                  purposes made pursuant to or in consequence of this Lease

         27.2     For the purposes of this paragraph:

                  (a)      "VAT" means value added tax or any tax charged in
                           addition to or substitution for it

                  (b)      "VAT ACT" means the Value Added Tax Act 1994

                  (c)      any reference to a statute or statutory instrument
                           includes a reference to any later statute or
                           statutory instrument replacing or amending it

         27.3     The Tenant covenants

                  (a)      to be at the time of grant of this Lease and to
                           remain at all times during the Term and at any time
                           any supply under this Lease is made to the Tenant a
                           taxable person within the meaning of the VAT Act; and

                  (b)      not to use or intend to use or permit the use of the
                           Premises at any time during the Term for any purpose
                           or purposes other than eligible purposes (within the
                           meaning of Article 3A of Schedule 10 VAT Act)

                                       30

<PAGE>

         27.4     The parties intend that the supplies effected by this Lease
                  are standard rated for VAT purposes and the Tenant covenants
                  not to negate or challenge the treatment of such supplies as
                  standard rated for VAT purposes

28.      AS TO MAINTENANCE CONTRACTS

         28.1     Where there are within the Premises any lifts hoists boilers
                  or air-conditioning or central heating installations to enter
                  into and maintain throughout the Term maintenance and safety
                  contracts with reputable engineers for the maintenance and
                  safety of the same and to produce to the Landlord on demand
                  any such contract and the receipt for the current payments or
                  premiums thereunder

29.      STATUTORY ACQUISITIONS

         29.1     Not to do or omit to do any act matter or thing as a
                  consequence whereof the Landlord's reversion immediately
                  expectant upon the determination of the Term shall become
                  liable to acquisition pursuant to any Enactments

30.      FIRE FIGHTING APPLIANCES

         30.1     To keep the Premises sufficiently supplied and equipped with
                  such suitable fire fighting and extinguishing appliances as
                  shall from time to time be required by law or by the local or
                  other competent authority and by the Landlord's insurers and
                  such appliances shall be open to inspection and shall be
                  properly maintained and also not to obstruct the access to or
                  means of working such appliances or the means of escape from
                  the Premises in case of fire

31.      EXISTING ENCUMBRANCES

         31.1     To observe and perform all covenants in respect of the
                  Premises arising from the Existing Encumbrances so far as they
                  affect the Premises and are still subsisting

32.      NOT TO OBSTRUCT

         32.1     Not to permit any vehicles under the Tenant's express or
                  implied control or that of the Tenant's undertenants their
                  respective employees customers and invitees or anyone else
                  under their respective control to stand on the roadways
                  comprised within the Estate or on any other part of the Estate
                  except on such parts as shall from time to time have been
                  authorised by the Landlord or shall have been designated by
                  the Landlord as a loading bay for the Tenant (but during the
                  period of loading and unloading of vehicles only) and not to
                  park on or obstruct any communal part of the Estate

                                       31

<PAGE>

33.      TO COMPLY WITH REGULATIONS

         33.1     To comply with all reasonable regulations made by the Landlord
                  from time to time for the management of the Estate and of any
                  land or premises used or to be used in common or jointly with
                  any other person and to procure that the Tenant's employees
                  and all persons under the control of the Tenant shall at all
                  times observe and perform the same

34.      AS TO WATER SUPPLY

         34.1     Not to use or permit or suffer to be used the supply of water
                  to the Estate for any purpose other than the Tenant's purposes
                  hereby permitted and not in any event to use the same or
                  permit or suffer the same to be used for research or
                  industrial purposes without the provision of a proper
                  recirculation system to a specification first approved by the
                  Statutory Water Undertaker or otherwise in compliance with the
                  reasonable recommendations of the Water Authority

35.      TO COMPLY WITH PLANNING AGREEMENTS

         35.1     In addition to and not in substitution for or limitation of
                  the covenants contained herein and in particular the Tenants
                  covenants as to the use of the Premises or any part thereof to
                  observe and perform all the covenants on the Landlord's part
                  in the Planning Agreements respectively contained and the
                  agreements and provisions of the Planning Agreements to the
                  extent that the same affect the Premises or any part thereof
                  and at all times to indemnify the Landlord against any breach
                  or non-observance of the same

36.      TO PAY COST OF DAMAGE

         36.1     Without prejudice to any other provisions herein contained to
                  pay to the Landlord on demand the full cost as assessed by the
                  Surveyor of making good any damage to the said roads coloured
                  brown on Plan A and any road fittings including but not
                  limited to lighting and signs or any other part of the Estate
                  whether occasioned by the Tenant any undertenant or their
                  respective employees servants agents independent contractors
                  customers visitors licensees invitees or any other person
                  under the Tenant's or the undertenant's control

37.      TO CARRY OUT THE TENANT'S NEW WORKS

         37.1     At the Tenant's own expense forthwith to apply for and
                  diligently seek to obtain all licences approvals plans
                  consents and permissions and other things necessary (if any)
                  for the carrying out of the Tenant's New Works from any
                  relevant Authority and at the Tenant's expense to carry out
                  the Tenant's New Works in compliance with all Enactments
                  relating thereto the Tenant's New Works to be executed in a
                  good and substantial manner employing good materials and

                                      32

<PAGE>

                  workmanship and in conformity in every respect with the
                  specifications plans and drawings first approved in writing by
                  the Surveyor (whose approval shall not be unreasonably
                  withheld or delayed) and in all respects to the reasonable
                  satisfaction of the Surveyor and any relevant authority and
                  complete the Tenant's New Works in all respects as aforesaid
                  by 31st July 1999

         37.2     To carry out and complete Tenant's New Works in accordance
                  with all statutes from time to time in force which affect the
                  Tenant's New Works (including without limitation the
                  Construction (Design and Management) Regulations 1994) ("THE
                  CONDAM REGULATIONS")

                                   SCHEDULE 5
                              LANDLORD'S COVENANTS

1.       AS TO QUIET ENJOYMENT

         1.1      That the Tenant Paying the rents hereby reserved at the times
                  and in the manner herein appointed and performing and
                  observing the covenants on the Tenant's part and the
                  conditions agreements and stipulations herein contained may
                  peaceably enjoy the Premises for the Term without any lawful
                  interruption from the Landlord or any person lawfully claiming
                  under or in trust for the Landlord

2.       TO INSURE

         2.1      That the Landlord will during the Term insure and keep insured
                  in some established Insurance Office the Premises (excluding
                  all plate and other glass therein) against the Insured Risks
                  with a sum assured to cover the following

                  (a)      the full reinstatement value thereof (excluding the
                           amount of any insurance excess for which the Tenant
                           shall be liable) to be determined from time to time
                           by the Landlord and

                  (b)      architect's surveyor's and other professional fees
                           demolition site clearance and the cost of boarding
                           and propping including a due allowance for cost
                           increases over any likely rebuilding period and

                  (c)      three years' loss of rent and

                  (d)      liability attaching to the Landlord as owners or
                           landlords of the Premises

                  (e)      incidental expenses

                  AND where there are within the Premises goods or passenger
                  lifts hoists air conditioning or central heating installations
                  the Landlord may insure the same (or

                                       33

<PAGE>

                  any of them) separately in such manner and for such amount as
                  the Landlord may from time to time determine

         2.2      The Landlord shall have full power to settle and adjust with
                  the insurers all questions with regard to the liability of the
                  insurers and the amount or amounts payable under any policy

         2.3      The Landlord will whenever reasonably requested but not more
                  than once in every year produce to the Tenant a copy of the
                  insurance policy (or a summary of the terms of it) and
                  evidence of payment of the current premium

3.       TO REINSTATE

         3.1      In case the Premises or any part thereof shall at any time
                  during the Term be destroyed or damaged by the Insured Risks
                  so as to be unfit for occupation or use then (unless any
                  monies payable under any policy of the Landlord shall be
                  refused either by reason of any act omission neglect or
                  default of the Tenant any undertenant or their respective
                  employees servants agents independent contractors customers
                  visitors licensees invitees or any other person under the
                  Tenant's or the undertenant's control or by reason of any
                  breach of the provisions of paragraph 17 of schedule 4) and
                  subject to the Landlord obtaining all necessary consents
                  licences or approvals as soon as reasonably practicable and
                  when lawful so to do the Landlord will apply all monies
                  received (other than in respect of loss of rent fees
                  demolition site clearance the cost of boarding and propping
                  and any sums paid to the Landlord to indemnify the Landlord
                  for any liability as owner or as landlord of the Premises or
                  otherwise payable on the occurrence of a risk not involving
                  damage to the Premises all of which shall in all circumstances
                  belong to the Landlord) by virtue of such insurance as
                  aforesaid towards making good the damage to the Premises
                  caused by the Insured Risks but this obligation shall be
                  conditional upon the Tenant's performance of the covenants on
                  the Tenant's part contained in paragraph 17 of schedule 4 and
                  shall make up out of its own money any shortfall in the
                  insurance money in order to complete such reinstatement

                                   SCHEDULE 6
                        SURETY'S COVENANTS AND AGREEMENTS

1.       COVENANTS BY SURETY

         1.1      The Surety HEREBY COVENANTS with and guarantees to the
                  Landlord that

                  (a)      at all times during the Term and until this demise is
                           lawfully brought to an end and the Landlord has
                           beneficial occupation of the Premises or until the
                           Tenant assigns this Lease as a whole with Consent as
                           required by this Lease (if earlier) or otherwise if
                           the Tenant remains liable for payment

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<PAGE>

                           under the Landlord and Tenant Act 1954 to pay the
                           rents hereby reserved and all other sum and
                           payments covenanted and or agreed to be paid by
                           the Tenant at the respective times and in manner
                           herein appointed for payment thereof and will also
                           duly perform and observe and keep the several
                           covenants and provisions on the Tenant's part
                           herein contained and

                  (b)      the Surety will pay and make good to the Landlord all
                           losses liabilities costs and expenses sustained by
                           the Landlord through the default of the Tenant in
                           respect of any of the before mentioned matters and

                  (c)      that any neglect or forbearance of the Landlord in
                           endeavouring to obtain payment of the said several
                           rents and payments as and when the same become due or
                           their delay to take any steps to enforce performance
                           or observance of the several covenants and provisions
                           herein on the Tenant's part contained and any time
                           which may be given by the Landlord to the Tenant
                           shall not release or in any way lessen or affect the
                           liability of the Surety under the guarantee on the
                           Surety's part herein contained and

                  (d)      if the Tenant (being a Company) shall become subject
                           to an administration order or be the subject of a
                           winding up order by the Court or otherwise go into
                           liquidation or if the Tenant (being an individual)
                           shall be adjudged bankrupt and the Liquidator or
                           Administrator or the Trustee of the bankrupt's estate
                           (as the case may be) shall disclaim this Lease and if
                           the Landlord shall within three months after such
                           disclaimer by notice in writing require the Surety to
                           accept a lease of the Premises for a term equal to
                           the residue which if there had been no such
                           disclaimer would have remained of the Term at the
                           same rents and under the like covenants and
                           provisions as are reserved by and contained in the
                           Lease the said new lease and the rights and
                           liabilities thereunder to take effect as from the
                           date of the said disclaimer then and in such case the
                           Surety shall accept such lease accordingly and
                           execute and deliver to the Landlord a counterpart
                           thereof in all respects at the sole cost of the
                           Surety and

                  (e)      upon demand to pay to the Landlord Interest on all
                           amounts due under this paragraph 1 from the date the
                           same respectively fell due until the date of payment
                           thereof

2.       AGREEMENTS BY SURETY

         2.1      It is hereby agreed and declared that

                  (a)      the Surety covenants as principal debtor and not as
                           guarantor and accordingly (for the avoidance of
                           doubt)

                                       35

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                           (i)      it shall not be necessary for the Landlord
                                    to resort to or seek to enforce any other
                                    guarantee or security (whether from the
                                    Tenant or otherwise) before claiming payment
                                    hereunder and

                           (ii)     until all monies and liabilities due or
                                    incurred by the Tenant to the Landlord have
                                    been paid or discharged in full
                                    notwithstanding payment in whole or in part
                                    of the amount by the Surety or any purported
                                    release or cancellation hereof the Surety
                                    shall not by virtue of any such payment or
                                    by any other means or on any other ground

                                    (a)     claim any set off or counter claim
                                            against the Tenant in respect of any
                                            liability on the part of the Surety
                                            to the Landlord and

                                    (b)     make or enforce any claim or right
                                            against the Tenant or prove in
                                            competition with the Landlord or
                                            exercise any right as a preferential
                                            creditor against the Tenant or
                                            against the assets of the Tenant

                           and

                  (b)      the Surety's covenants herein contained shall not be
                           affected or modified in any way by the liquidation or
                           dissolution of the Tenant or the appointment of any
                           receiver administrator or manager and

                  (c)      the Landlord shall be at liberty at all times without
                           affecting or discharging the Surety's liability
                           hereunder

                           (i)      to vary release or modify the rights of the
                                    Landlord against the Tenant hereunder
                                    without the Surety's consent and

                           (ii)     to compound with discharge release or vary
                                    the liability of the Tenant or any other
                                    guarantor or other person and

                           (iii)    to appropriate any payment the Landlord may
                                    receive from the Tenant the Surety or any
                                    other person towards such monies due under
                                    this Lease as the Landlord shall in their
                                    absolute discretion think fit

                  (d)      the Landlord and the Tenant shall be at liberty to
                           review the rent hereunder from time to time in
                           accordance with the provisions of this Lease without
                           reference to the Surety and the covenants conditions
                           agreements and declarations on the part of the Surety
                           contained in this Lease shall apply to

                                       36

<PAGE>

                           the rent as reviewed from time to time as much as
                           to the rent reserved hereby at the commencement of
                           the Term

                                      37

<PAGE>

                                   SCHEDULE 7
                               GUARANTEE AGREEMENT

         THIS DEED dated __________ is made BETWEEN:

(1)      ("THE GUARANTOR")

(2)      ("THE LANDLORD")

1.       DEFINITIONS AND INTERPRETATION

         1.1      In this deed:

                  "Basic Rent", "Consent", "Premises" and "Term" have the same
                  meanings as in the Lease

                  "the Lease" means [this lease] and includes where relevant any
                  deed of variation licence Consent or other document
                  supplemental to or associated with the Lease by which the
                  Tenant is bound whether presently existing or not

                  "Relevant Variation" means a relevant variation as defined in
                  section 18(4) of the Landlord and Tenant (Covenants) Act 1995

                  "Rent" means

                  (a)      the Basic Rent
                  (b)      the rents specified in schedule 3 to the Lease
                  (c)      any other sums which may become due to the Landlord
                           under the provisions of the Lease

                  "Rent Day" means each of the four usual quarter days in every
                  year

                  "Secured Obligations" means the obligation to pay all sums
                  from time to time due or expressed to be due to the Landlord
                  from the Tenant under the Lease and to perform all other
                  obligations which from time to time are or are expressed to be
                  obligations of the Tenant under the Lease

                  "the Tenant" means [the proposed assignee]

         1.2      In this deed unless the context otherwise requires:

                  (a)      references to the singular include the plural and
                           vice versa any reference to a person includes a
                           reference to a body corporate and words importing any
                           gender include every gender

                                      38

<PAGE>

                  (b)      references to numbered clauses are references to the
                           relevant clause in this deed

         1.3      The clause headings do not form part of this deed and are not
                  to be taken into account when construing it

         1.4      This instrument:

                  (a)      is executed as a deed and by its execution the
                           parties authorise their solicitors to deliver it for
                           them when it is dated

                  (b)      was delivered when it was dated

2.       GUARANTEE

         2.1      This guarantee is given pursuant to a provision in the Lease
                  requiring it to be given and is an authorised guarantee
                  agreement for the purposes of section 16 of the Landlord and
                  Tenant (Covenants) Act 1995

         2.2      The Guarantor unconditionally and irrevocably covenants with
                  and guarantees to the Landlord that Tenant will until the
                  Tenant assigns the Lease as a whole with Consent pay and
                  discharge the Secured Obligations when they fall due or are
                  expressed to fall due under the Lease for payment and
                  discharge

         2.3      The Guarantor shall upon being requested to do so by the
                  Landlord enter into any deed of variation licence Consent or
                  other document to which in each case the Tenant is a party and
                  which is in each case supplemental to the Lease for the
                  purpose of acknowledging that the Guarantor's liabilities
                  under this deed extend to it but to the extent that the
                  document effects a Relevant Variation paragraph 5.3 shall
                  apply

         2.4      The guarantee and covenant in paragraph 2.2 shall impose on
                  the Guarantor the same liability as if the Guarantor were the
                  principal debtor in respect of the Tenant's obligations under
                  the Lease and that liability shall continue notwithstanding
                  (and will not be discharged in whole or in part or otherwise
                  affected by):

                  (a)      any forbearance by the Landlord to enforce against
                           the Tenant the tenant's covenants in the Lease

                  (b)      the giving of time or other concessions or the taking
                           or holding of or varying realising releasing or not
                           enforcing any other security for the liabilities of
                           the Tenant

                  (c)      any legal limitation or incapacity relating to the
                           Tenant

                                       39

<PAGE>

                  (d)      the Tenant ceasing to exist

                  (e)      the giving and subsequent withdrawal of any notice to
                           determine the Lease

                  (f)      any increase or reduction in the extent of the
                           Premises or in the rent payable under the Lease or
                           any other variation to the Lease

                  (g)      the disclaimer of the Lease

                  (h)      any other act or omission of the Landlord or any
                           other circumstances which but for this paragraph 2.4
                           would discharge the Guarantor

         and for the purposes of this paragraph 2 the Tenant shall be deemed
         liable to continue to pay and discharge the Secured Obligations
         notwithstanding any of the above matters and any money expressed to be
         payable by the Tenant which may not be recoverable for any such reason
         shall be recoverable by the Landlord from the Guarantor as principal
         debtor

3.       NEW LEASE

         3.1      The Guarantor shall if required by the Landlord in writing
                  within the period beginning on the day of a disclaimer of this
                  lease and expiring three months after the Landlord has been
                  notified in writing by the Guarantor or the Tenant of that
                  disclaimer accept a lease of the Premises for the residue of
                  the contractual term unexpired at and with effect from the
                  date of the disclaimer at the same Basic Rent as reserved by
                  the Lease and subject to the same covenants and provisos and
                  the Tenant on execution of the new lease will pay Rent for the
                  period from the date of the disclaimer to the Rent Day
                  following the date of the lease and the costs of and
                  incidental to the new lease and will execute and deliver to
                  the Landlord a counterpart

         3.2      If the Landlord requires more than one guarantor to take a new
                  lease those guarantors shall take that new lease as joint
                  tenants

4.       SECURITY TAKEN BY GUARANTOR

         4.1      Until the Secured Obligations have been paid and discharged in
                  full the Guarantor shall not without Consent exercise any
                  rights:

                  (a)      of subrogation or indemnity in respect of the Secured
                           Obligations

                  (b)      to take the benefit of share in or enforce any
                           security or other guarantee or indemnity for the
                           Secured Obligations

                  (c)      to prove in the liquidation of the Tenant in
                           competition with the Landlord

                                       40

<PAGE>

         4.2      The Guarantor has not taken any security from the Tenant and
                  will not do so

         4.3      Any security taken by the Guarantor in breach of paragraph 4.2
                  and all money at any time received in respect of it shall be
                  held in trust for the Landlord as security for the liability
                  of the Guarantor under this deed

5.       LIMITATION ON GUARANTOR'S LIABILITY

         5.1      Nothing in this agreement shall operate so as to make the
                  Guarantor liable for anything in respect of which the Tenant
                  is released from liability by the provisions of the Landlord
                  and Tenant (Covenants) Act 1995

         5.2      To the extent that this deed purports to impose on the
                  Guarantor any liability for anything in respect of which the
                  Tenant is released from liability by the provisions of the
                  Landlord and Tenant (Covenants) Act 1995 the relevant
                  provision of this deed shall to that extent be void but that
                  shall not affect:

                  (a)      enforceability of that provision except to that
                           extent or

                  (b)      the enforceability of any other provision of this
                           deed

         5.3      The Secured Obligations shall not include obligations arising
                  under a Relevant Variation but the making of a Relevant
                  Variation shall not discharge the Guarantor's liability under
                  this deed

6.       JOINT AND SEVERAL GUARANTORS

         6.1      The liability of the Guarantor under this deed shall be the
                  joint and several liability of all parties who have executed
                  this deed as Guarantor and all other parties who from time to
                  time guarantee the Tenants obligations to the Landlord and any
                  demand for payment by the Landlord on any one or more of such
                  persons jointly and severally liable shall be deemed to be a
                  demand made on all such persons

         6.2      Each person who has executed this deed as Guarantor or on
                  whose behalf this deed has been so executed agrees to be bound
                  by this deed notwithstanding that the other person intended to
                  execute or be bound by this deed may not do so or may not be
                  effectually bound and notwithstanding that this deed may be
                  determined or become invalid or unenforceable against any
                  other person whether or not the deficiency is known to the
                  Landlord.]

[Executed by the Guarantor and the Landlord as a deed]

                                       41

<PAGE>

                                   SCHEDULE 8
                             THE TENANT'S NEW WORKS

         The following items which are taken from a survey report dated 9th
February 1996 prepared by JSS Cardoe:

1.       Allow for thoroughly cleaning down the profiled metal cladding to the
         north and west elevations of the property.

2.       New 2 no. 1500 x 2m profiled metal sheets. Allow for renewal of
         approximately 30 sq m of profiled metal cladding to match original.

3.       Remove 3 nail fixings through the cladding to the west elevation.

4.       Undertake the following repairs to the external ended cladding. Take
         off exposed hardboard to north elevation east end (5 sq m). Trim back
         supporting studs as necessary and fix 18mm WBP plywood panels.

5.       Fix breather membrane to plywood and EML and 2 coat render with final
         butter coat to take matching granite chippings. Base of panels above
         windows to be terminated with a render stop bead.

6.       Form mastic joints to repaired sections of panelling to match
         adjacent.

7.       Take down one 5 sq m area of panelling adjacent to the above area and
         renew as per the above details.

8.       Repair crack to rendered panelling to south end of east elevation
         below first floor windows.

9.       Repair one small area to the west side of the main entrance doors at
         ground storey level (2 sq m).

10.      Allow for a further 25 sq m of defective panelling which may become
         evident upon hammer testing of the entire elevations.

11.      Clean down windows internally and externally (glazing and frames).

12.      Allow for renewal of 50% of the mastic sealants and beadings to the
         windows particularly taking care to repair the mastic at low level
         above the sills. Allow for renewal of 50% of the mastic to the rendered
         panels, to the north and east elevations to match original.

                                       42

<PAGE>

13.      Touch up paint finish to windows particularly sill sections to the
         south and east elevations. Allow for easing and adjusting of the
         windows and ensuring that all furniture is in sound condition and
         operational.

14.      Cut out area of wet rot to frame to fire exit doors to north
         elevation west end.

15.      Repair rusted frame to fire exist doors to west elevation.

16.      Repair 6 panels of loading door to front south elevation and repair
         bowed wicket gate.

17.      Repair tubular steel barrier where bent adjacent to loading door.

18.      Cut out rotted sections of timber frame to loading door at low level on
         both sides and piece in with new treated timber to match.

19.      Allow for renewal of the painted finish to the main entrance doors to
         the property and repair draught seals at low level.

20.      Allow for external redecoration to all previously painted or stained
         surfaces to the exterior of the property (2 coats of paint or stain to
         be applied).

Signed as a deed by BIOCHROM                )
LIMITED acting by:                          )
                                            )

/s/ David Green
-----------------------------
Director

/s/ Chane Graziano
-----------------------------
Director

                                       43

<PAGE>

Signed as a deed by HARVARD                 )
APPARATUS, INC. by its duly                 )
authorized representatives in               )
accordance with the laws of the             )
territory in which Harvard                  )
Apparatus, Inc. is incorporated:            )

/s/ David Green
-----------------------------
Director

/s/ Chane Graziano
-----------------------------
Director

                                       44

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