Document:

EXHIBIT 10.8

               Dated the     day of          30 DEC 1999     1999

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                        HOLLYWOOD PALACE COMPANY LIMITED

                                       AND

                               MEASUREMENT LIMITED

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                                      LEASE

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THIS LEASE made the day of 30 DEC 1999 One thousand nine hundred and ninety nine
BETWEEN the Lessor and the Lessee whose names  addresses and description are set
forth in the First Part of the First Schedule hereto.

WHEREBY  IT  IS  WITNESSETH  as  follows:

1. In consideration  of the rent  hereinafter  reserved and the covenants on the
part of the Lessee hereinafter  contained the Lessor demises unto the Lessee ALL
THAT the premises  (hereinafter called "the demised premises")  hereinafter more
particularly  described in the Second Part of the First Schedule hereto together
with the use in common with the Lessor and its tenants,  work-people and persons
authorised by it of the entrance passages and staircases  leading to the demised
premises  (so far as the same are  necessary  for the  enjoyment  of the demised
premises) and of the lift service  (whenever the same shall be operating) in the
building of which the demised  premises form part and of the  lavatories  (which
are available for common use) on the same floor of the said building.

2. The term of tenancy  shall be for the period and  commence on the date stated
in the Third Part of the First Schedule hereto.

3. The rent per  calendar  month for the demised  premises  during the said term
shall be as stated in the Fourth  Part of the First  Schedule  hereto.  The rent
payable  hereunder  shall be payable monthly in advance on the first day of each
month  without  deductions  and the  first  of such  payments  to be made on the
signing of this Lease.

4.          It  is  hereby  agreed  by  the  parties  hereto  that:
          (a)  The  Lessee shall be entitled to a rent free period stated in the
               Fifth Part of the First Schedule hereto  (hereinafter called "the
               Rent Free  Period")  commencing on the first day of the said term
               hereto upon delivery of vacant possession of the demised premises
               to the Lessee.

          (b)  The Lessee  shall not be required to pay the monthly  rent and if
               the  Lessee  does  not  require  air-conditioning   services  the
               air-conditioning  charge during the Rent Free Period but it shall
               pay and discharge  all other sums and outgoings  which the Lessee
               covenants to pay under this Lease and comply with and perform all
               other covenants terms and conditions herein contained.

                                       -1-

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          (c)  If and whenever  the Lessee  commences  business  within the Rent
               Free Period at the demised premises, the air-conditioning service
               will then be provided and charges therefor shall commence.

5.          The Lessee to the intent that the obligations hereunder may continue
            throughout  the  said  term  hereby  covenants  with  the  Lessor as
            follows:

          (a)  To pay unto the  Lessor  the said  rent as set out in the  Fourth
               Part of the First Schedule  hereto and at the times and in manner
               as mentioned under Clause 3 hereof.

          (b)  To pay and  discharge  punctually  during the said term all rates
               quarterly in advance  within the months of January April July and
               October  provided  that the first  payment  thereof shall be paid
               upon  signing  of this  Lease  and in the  event  of the  demised
               premises not having been  assessed to rates by the  Government to
               pay such sum (at 5% of the three months' rent hereby reserved for
               each  quarter) as shall be required by the Lessor as a deposit by
               way  of  security  for  the  due  payment  of  rates  subject  to
               adjustment on actual rating  assessment  being  received from the
               Government and also to pay and discharge all taxes,  assessments,
               duties,  charges,  impositions  and outgoings  whatsoever  now or
               hereafter  to be imposed or charged on the  demised  premises  or
               upon the owner or occupier in respect  thereof by The  Government
               of HKSAR or other lawful authority  (Government Rent and Property
               Tax alone excepted).

          (c)  To pay and discharge  punctually during the said term all charges
               for  electricity  (including  charges  for  the  air-conditioning
               fan-coil  units  or  air-handling  units  installed  therein  and
               operated  from the  Lessee's  own  metered  electricity  supply),
               water,  gas,  telephone  rental and other outgoings now or at any
               time  hereafter  consumed by the Lessee and chargeable in respect
               of the demised  premises and to make all  necessary  deposits for
               the  supply of  electricity  and other  services  to the  demised
               premises when required.

          (d)  To be responsible for the general cleaning of the interior of the
               demised  premises  and to appoint only such  cleaning  contractor
               nominated  by the  Lessor  or to  employ  his own  staff  for the
               cleaning of the demised premises.

                                       -2-

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          (e)  To pay or  reimburse  the Lessor  where  water  shall be required
               otherwise  than for normal toilet  flushing/washing  purposes and
               the Lessor may cause to be installed at the expense of the Lessee
               a separate water meter to measure the consumption  thereof by the
               Lessee.  Upon  default in payment  the Lessor may pay the charges
               according to the meter which the Lessee shall be responsible  and
               the Lessee shall reimburse the same to the Lessor on demand.

          (f)       (i) To pay to the Lessor punctually together with payment of
                    rent during the said term such monthly  contribution towards
                    the costs,  charges  and  expenses  for the  management  and
                    maintenance   of  the   building   and  for  the  supply  of
                    air-conditioning services to the demised premises as set out
                    in the Sixth Part of the First Schedule hereto  (hereinafter
                    referred   to   as   "the    Management    Fee"   and   "the
                    Air-Conditioning  Charges")  Subject to the  adjustments  as
                    mentioned in paragraphs (ii) and (iii) hereunder.

               (ii) If at any time during the said term the costs of the manager
                    for the time being of the said building  ("the  Manager") in
                    providing  management  services  shall  have  risen over the
                    costs  thereof  prevailing at the  commencement  of the said
                    term the  Management  Fee  payable in respect of the demised
                    premises  shall be  increased  by the Manager and the Lessor
                    shall be  entitled  to serve a notice  in  writing  upon the
                    Lessee  increasing  the  Management  Fee  by an  appropriate
                    amount and thereafter such increased management Fee shall be
                    payable in lieu of the  Management  Fee  provided for above.
                    Further  increases  may be made from  tune to time  after an
                    earlier notice of increase shall have become operative.  The
                    assessment by the Manager of the appropriate  increase shall
                    be conclusive.

               (iii)If at any time  during the said term the costs  relating  to
                    the supply of air-conditioning  services  (including,  inter
                    alia, the operating costs of the Manager and the electricity
                    charge imposed by China Light & Power Company Limited) shall
                    have  risen  over  the  costs  thereof   prevailing  at  the
                    commencement of the said term the  Air-Conditioning  Charges
                    payable in respect of the demised premises shall be

                                       -3-

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                    increased by the Manager and the Lessor shall be entitled to
                    serve a notice in  writing  upon the Lessee  increasing  the
                    Air-Conditioning   Charges  by  an  appropriate  amount  and
                    thereafter such increased  Air-Conditioning Charges shall be
                    payable in lieu of the Air-Conditioning Charges provided for
                    above. Further increases may be made from time to time after
                    an earlier notice of increase  shall have become  operative.
                    The  assessment by the Manager of the  appropriate  increase
                    shall be conclusive.

               (iv) If the Lessee shall require air-conditioning service outside
                    the hours set out in Clause 8(b) hereof, the same may at the
                    discretion of the Manager be provided on reasonable  advance
                    notice to the  Manager at such  special  rate as the Manager
                    may from time to time charge and the Lessee shall to be paid
                    on demand from the Lessor or the Manager.  Provided  further
                    that the Manager shall have the right at its sole discretion
                    to terminate  such services at any time as the Manager shall
                    think fit without advance notice to the Lessee.

               (v)  The  Management  Fee and  Air-Conditioning  Charges shall be
                    payable  monthly in advance clear of all  deductions and the
                    first of such payments to be made on the signing this Lease.

          (g)  To keep  the  demised  premises  well  and  sufficiently  lighted
               throughout the business hours of the Lessee.

          (h)  The Lessor shall be entitled to treat  non-payment  of any amount
               debited to the Lessee in accordance  with Clauses 5(b) and (f) or
               any part  thereof in all  respects as  non-payment  of rent under
               this Lease.

          (i)  To keep all the interior of the demised  premises  including  the
               lavatories  therein (if any) the flooring and interior plaster or
               other  finishing  materials  to walls floors and ceilings and the
               Lessor's  fittings and  fixtures  therein  including  all carpets
               doors windows suspended ceilings electrical installations in good
               clean tenantable  substantial and proper repair and condition and
               properly  preserved and make good as may be appropriate  and from
               time to time  required  fair  wear  and tear  excepted  and to so
               maintain  the same at the expense of the Lessee and to deliver up
               the same to the Lessor at the expiration or sooner  determination
               of the said term in like  condition  fair wear and tear excepted.
               The Lessee particularly covenants:

                                       -4-

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          (i)  to  reimburse  the  Lessor the cost of  replacing  all broken and
               damaged  windows or glazing  glasses of the curtain wall of or in
               the said  premises  whether  the same be broken or damaged by the
               negligence  of the  Lessee or owing to  circumstances  beyond the
               control of the Lessee.

          (ii) to reimburse  the Lessor the cost of  repairing or replacing  the
               plate  glass of the  entrance  doors or any part  thereof  in the
               event of the same being broken or damaged by the Lessee or any of
               the Lessee's servants, agents, licensees or visitors;

          (iii)to reimburse  the Lessor the cost of  repairing or replacing  any
               carpets suspended ceilings,  lightings  air-conditioning fan-coil
               units or parts  thereof  within the  demised  premises  which are
               damaged or rendered  defective by the misuse or negligence of the
               Lessee or any of the  Lessee's  servants,  agents,  licensees  or
               visitors;

          (iv)      (i) Before the  commencement of any  decoration,  the Lessee
                    shall  submit to the  Lessor 3 sets of  decoration  plan and
                    mechanical and electrical  drawing in respect of the demised
                    premises for the Lessor's approval by the Manager who may in
                    its absolute discretion accept,  reject or demand amendments
                    of such plan and drawing in any part thereof as he think fit
                    and  the  Lessee   shall  pay  the  approval  fee  (if  any)
                    chargeable by the Manager.

               (ii) Not to commence any decoration works in the demised premises
                    before the  decoration  plan and  mechanical  and electrical
                    drawing are approved as aforesaid.

               (iii)To  employ  and  engage  only   contractor  or   contractors
                    appointed    by   the    Lessor    for    all    structural,
                    air-conditioning,  fire  prevention,  plumbing  and drainage
                    works, electrical wiring and installations and fittings from
                    meter room in the said building to the Lessee's meter and/or
                    main switch in the demised premises.  Such contractors shall
                    be employed  at the sole  expense of the Lessee and shall be
                    deemed to be the Lessee's contractors.

                                       -5-

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               (v)  the Lessor  shall have the right to perform on behalf of and
                    for the  account  of the Lessee  any of the  Lessee's  works
                    which the Lessor shall  determine as shall be so  performed.
                    Such works shall be limited to works which the Lessor  deems
                    necessary  to be  done on an  emergency  basis,  such  works
                    caused by the Lessee's  fault,  and such works which pertain
                    to structural  components,  the general  utility systems for
                    the building and the erection of temporary safety barricades
                    and temporary signs.

               (vi) to repair or  replace,  if so  required  by the  appropriate
                    supply company or statutory  undertaking or authority as the
                    case may be or under  the  terms of any  Electricity  Supply
                    Ordinance  for the time  being  the  force or any  Orders in
                    Council or Regulations made  thereunder,  all the electrical
                    wiring   installations   and  fittings  within  the  demised
                    premises and the wiring from the Lessee's meter or meters to
                    and within the same to the satisfaction of the Lessor.

               (vii)to be wholly  responsible  for any damge or injury caused to
                    any other person or property directly or indirectly  through
                    the  defective  or  damaged  condition  of any  part  of the
                    interior of the demised  premises  and to make good the same
                    by paymentt or otherwise and to indemnify the Lessor against
                    all claims demands actions and legal proceedings  whatsoever
                    made upon the Lessor by any person in respect thereof;

               (viii)to  maintain  adequate  Third Party  Insurance  against any
                    Third Party claim as a result of accident or mishap  arising
                    within the demised premises.

          (j)  To take all reasonable precautions to protect the interior of the
               demised premises from damage  threatened by any approaching storm
               or typhoon.

          (k)  To ensure that the demised  premises do not become  infested with
               insects or vermin.  In the event of the demised premises becoming
               so infested  the Lessee  shall pay the cost of  extermination  as
               arranged or approved by the Lessor and the selected exterminators
               shall be given  full  access  to the  demised  premises  for such
               purpose.

          (l)  To load and unload goods only at such times during business hours
               and at such spaces and through such entrances and by such service
               lifts as shall be designated by the Manager for this purpose from
               time to time.

                                       -6-

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          (m)  To  observe  faithfully  and comply  strictly  with the Rules and
               Regulations relating to the said building as the Manager may from
               time to time adopt. Notice of any additional Rules or Regulations
               shall be given in such manner as the Lessor may elect.  The Rules
               and  Regulations  set out in the Second  Schedule hereto and such
               additional Rules and Regulations shall be binding upon the Lessee
               and shall  have the same  force  and  effect as if set out in the
               body of this Lease. The main purpose of the Rules and Regulations
               is to maintain  the building of which the demised  premises  form
               part as a first-class office building with shopping mall.

          (n)       (i) To permit the Lessor and its agents or the Manager  with
                    or without workmen or others and with or without  appliances
                    at all reasonable times and upon prior  appointment to enter
                    upon the demised premises (and in the event of any emergency
                    the  Lessor or its  agents  may  enter  without  notice  and
                    forcibly if necessary to view the  condition  thereof and to
                    take  inventories  of  the  fixture  therein;  to  test  the
                    electrical wirings; to enter the switch room and A/C room to
                    read the meter  and to do any  other act or thing  which may
                    require to be done by the  Lessor in respect of the  demised
                    premises. The Lessee shall make good all defects and want of
                    repair there found to be the  liability of the Lessee to the
                    satisfaction of the Lessor within one calendar month or such
                    shorter  period as the case may demand  from time of receipt
                    of notice written or verbal from the Lessor to repair and to
                    make good the same.

               (ii) If any defects or wants of repair  shall be found and if the
                    Lessor shall either give or leave a notice in writing at the
                    demised  premises  or  give  verbal  notice  to  the  Lessee
                    requiring him to repair the same and if the Lessee shall not
                    within one month after such notice proceed  diligently  with
                    the  execution of and  complete  such repairs then to permit
                    the Lessor to enter upon the  demised  premises  and execute
                    such repairs and the reasonable  costs thereof together with
                    the  interest   thereon  at  the  rate  of  3.5%  per  month
                    calculated from the completion of such repair works shall be
                    a debt due from the Lessee to the  Lessor  and be  forthwith
                    recoverable by action.

                                       -7-

<PAGE>

          (o)  To permit the Lessor to erect use and maintain pipes and conduits
               at such reasonable locations in and through the demised premises.
               The  Lessor  or its  agents  shall  have the  right to enter  the
               demised premises at all times to examine the same.

          (p)  If any  excavation  or  other  building  works  shall  be made or
               authorised in the vicinity of the said building, the Lessee shall
               permit  the Lessor its  servants  or agents to enter the  demised
               premises to do such work as may be deemed  necessary  to preserve
               the  exterior  walls on the said  building  from injury or damage
               without any claim for damage or indemnity against the Lessor.

          (q)  Not to keep or  store  or  allow  to be kept or  stored  upon the
               demised  premises  or any part  thereof  during the said term any
               arms, ammunition,  saltpeter,  gun-powder,  kerosene or any other
               explosive combustible or unlawful or dangerous goods or substance
               and to indemnify the Lessor  against all actions costs claims and
               demands  in  respect  of such  breach or  non-observance  of this
               covenant.

          (r)  The Lessee shall not place any load upon any floor of the demised
               premises in excess of the loading capacity for which the floor is
               designed.  The Lessor  reserves the right to prescribe the weight
               and position of all safes which may be placed so as to distribute
               their  weights.   Business  machines  and  mechanical   equipment
               authorised  by the Lessor shall be placed and  maintained  by the
               Lessee at the  Lessee's  expense in  settings  sufficient  in the
               Lessor's  judgment  to absorb  and  prevent  vibration  noise and
               annoyance to occupiers of other premises in the said building.

          (s)  To keep all the windows and doors  closed  while  air-conditioned
               ventilation  is in operation  and the Lessor shall have the right
               to send a representative  to enter the demised premises and close
               the same for the Lessee  should it be found that the Lessee  does
               not comply  with a notice to that  effect from the Lessor and the
               persistent  breach  by the  Lessee of this  clause is a  material
               breach of this Lease  entitling the Lessor to exercise the rights
               of re-entry or other remedies hereunder.

                                       -8-

<PAGE>

              (t)  (i)   Not  to  produce  or  suffer  or  permit to be produced
                         any  music  or  sound  (including   sound  produced  by
                         broadcasting from television, radio or any apparatus or
                         instrument  capable  of  producing or reproducing music
                         and sound) or do or perform any other acts or things in
                         the  demised premises or the said building which is/are
                         or  may  be a nuisance or annoyance to the Lessor or to
                         the  tenants  or  occupiers of adjacent or neighbouring
                         premises.

                    (ii) Not to  burn  to  permit  to be  burnt  incense  in the
                         demised premises or in any part of the said building.

                    (iii) Not to permit or suffer any sale by auction to be held
                         in  the  demised  premises.

               (u)  Not  to use the demised premises or any part thereof for any
                    illegal  or  immoral  purpose.

               (v)  Not to use the demised  premises or any part thereof for any
                    purpose  other than as office  premises  for carrying on the
                    lawful  business of the Lessee  only and to conduct  therein
                    only such  business  which are duly  authorized  licensed or
                    approved  by the  competent  government  authorities  and to
                    comply  in  all  respects  with  the  conditions  terms  and
                    regulations  relating  to such  business  or  imposed on the
                    granting of the licence in respect thereof.

               (w)       (i) Not to make or permit to be made any alterations in
                         or  additions  to  the  demised   premises  or  to  the
                         electrical  installation  or  other  Lessor's  fixtures
                         therein or to install any plant  apparatus or machinery
                         therein  without  having  first  obtained  the  written
                         consent of the Lessor  thereof or cut,  maim  injure or
                         suffer or permit to be cut maimed or injured  any doors
                         windows  walls  structural   members  or  other  fabric
                         thereof. In particular, any alterations or additions so
                         approved  shall be carried  out only by such  person or
                         contractor as shall be approved by the Lessor.

                    (ii) To fit out the  interior  of the  demised  premises  in
                         accordance  with  the  plans  approved  by  the  Lessor
                         pursuant  to Clause  5(i) (iv) (i)  hereof.  The Lessee
                         shall not cause or permit to be made any  variation  to
                         the interior  design or layout of the demised  premises
                         without the prior

                                       -9-

<PAGE>

                         written  approval  of  the  Lessor  first  having  been
                         obtained  and in  the  event  of  such  approval  being
                         requested  it shall  be a  condition  precedent  to the
                         granting  thereof  that  the  Lessee  shall  pay to the
                         Lessor any  reasonable  fees  incurred by the Lessor in
                         connection   therewith  including  any  architect's  or
                         consultant's fees.

                    (iii)Not to  sub-divide  or partition  the demised  premises
                         internally other than by the use of a  sub-partitioning
                         system approved by the Lessor.

               (x)  To comply with all ordinances, regulations by-laws and rules
                    and  all  notices  and   requirements   of  the  appropriate
                    government  authorities in connection with or in relation to
                    the demised premises or the user thereof.

               (y)  Not to do or suffer any act which  shall  amount to a breach
                    or non-observance of any conditions and covenants  contained
                    in certain  Conditions of Grant  deposited and registered in
                    the Land  Office as  Agreement  and  Conditions  of Sale No.
                    11746 under which Kowloon  Inland Lot No. 10730 is held from
                    The Government of the HKSAR and the Deed of Mutual  Covenant
                    and Management  Agreement or the Sub-Deed of Mutual Covenant
                    and  Management  Agreement (if any) under and/or  subject to
                    which the Lessor holds the demised premises and to indemnify
                    the Lessor  against all actions  costs claims and demands in
                    respect of any breach or non-observance  or  non-performance
                    at this covenant.

               (z)  Not to move any safe heavy machinery equipment freight bulky
                    matter or  fixtures in or out of the said  building  without
                    first  obtaining the Lessor's  written  consent.  The Lessee
                    shall  keep  the  Lessor  indemnified  against  all  damages
                    sustained  by any  person  or to any  property  and  for any
                    damages or monies  paid out by the Lessor in  settlement  or
                    any claim or  judgments  as well as legal costs  incurred in
                    connection therewith and all costs incurred in repairing any
                    damage to the said building or its  appurtenances  resulting
                    from  the  moving  of any  such  heavy  machinery  equipment
                    freight bulky matter or fixtures.

               (aa) Not to install  additional  locks bolts or other fittings to
                    the entrance  doors of the demised  premies or in any way to
                    cut or alter the same  without  first  having  obtained  the
                    written consent of the Lessor.

                                      -10-

<PAGE>

               (bb) Not to  erect  any  aerial  on the roof or walls of the said
                    building or the ceiling or walls of the demised premises and
                    the Lessor may at its discretion  provide a communal  aerial
                    for the Lessee's use.

               (cc) Not to assign underlet or otherwise part with the possession
                    of the demised premises or any part thereof either by way of
                    subletting lending sharing or other means whereby any person
                    or  persons  not a party to this  Lease  obtains  the use or
                    possession  of the  demised  premises  or any  part  thereof
                    irrespective of whether any rental or other consideration is
                    given  for such use or  possession  and in the  event of any
                    such transfer  subletting sharing assignment or parting with
                    the possession of the demised premises (whether for monetary
                    consideration  or not) this Lease shall at the option of the
                    Lessor  absolutely  determine and the Lessee shall forthwith
                    surrender the demised  premises to the Lessor  Provided that
                    the occurrence of any of the following shall be deemed to be
                    a breach of this clause:

                    (i)  in the case of a Lessee who is a partnership the taking
                         in of one or more new partners  whether on the death or
                         retirement of an existing partner or otherwise.

                    (ii) in the case of a Lessee who is an Individual (including
                         a sole  proprietor  or a sole  surviving  partner  of a
                         partnership  tenant)  the  death,   insanity  or  other
                         disability  of that  individual  to the intent  that no
                         right to use;  possess,  occupy  or enjoy  the  demised
                         premises  or  any  part  thereof   shall  vest  in  the
                         executors,  administrator,   personal  representatives,
                         next  of  kin,   trustee  or   committee  of  any  such
                         individual,   or  the   admission  of  new  partner  or
                         partners.

                    (iii)in the case of a Lessee  which  is a  corporation,  any
                         take-over   or   liquidation   (either   voluntary   or
                         compulsory).

                    (iv) the giving by the Lessee of a Power Attorney or similar
                         authority  whereby  the donee of the Power  obtains the
                         right to use,  possess,  occupy  or enjoy  the  demised
                         premises  or any  part  thereof  or does  in fact  use,
                         possess, occupy or enjoy the same.

                    (v)  the  change  of  the Lessee's business name without the
                         previous  written  consent  of  the  Lessor.

                                      -11-

<PAGE>

                    (dd) Not without the Lessor's prior permission in writing to
                         permit  any  person to remain in the  demised  premises
                         overnight.  Such  permission  shall  only be  given  to
                         enable the Lessee to post watchmen to guard the demised
                         premises  which  shall  not in any  way  be  used  as a
                         sleeping  quarters or as domestic  premises  within the
                         meaning of any ordinance for the time being in force.

                    (ee) Not to place or  leave  in the  entrance  or any of the
                         staircases  passages or  landings of the said  building
                         used in common with other  occupier or tenants of other
                         premises in the said building any boxes goods furniture
                         or rubbish or otherwise encumber the same.

                    (ff) Not to exhibit or display  within or on the exterior of
                         the demised  premises  any writing sign or other device
                         whether  illuminated  or not which may be visible  from
                         outside  the  demised  premises  except the  display of
                         name-plate  or  signboard  of  the  Lessee  inside  the
                         demised  premises,   the  size  and  position  of  such
                         name-plate  or  signboard   shall  be  subject  to  the
                         approval  of the Lessor.  The Lessor or his  authorised
                         agents shall have  absolute  discretion  in granting or
                         refusing  such  approval and any approval to be granted
                         shall be  subject to such  conditions  as the Lessor or
                         its authorised  agents may think fit. The Lessor or his
                         authorised agents shall have the right to remove at the
                         cost and  expense of the Lessee  any  signboard,  sign,
                         decoration  or device  which shall be affixed or put up
                         or displayed  without the prior  approval of the Lessor
                         or its agents.

                    (gg) Not to do or permit to be done any act or thing whereby
                         the policy or  policies  of  insurance  of the  demised
                         premises or the said building against damage by fire or
                         against  claims  by third  parties  for the time  being
                         subsisting  may become  void or voidable or whereby the
                         rate of premium or premiums  thereon  may be  increased
                         and to repay to the  Lessor on demand  all sums paid by
                         the  Lessor by way of  increased  premium  or  premiums
                         thereon and all expenses  incurred by the Lessor in and
                         about any renewal of such  policy or policies  rendered
                         necessary by a breach of this Clause.

                                      -12-

<PAGE>

                    (hh) Not  to  employ  any  security   organisation  for  the
                         rendering of any services for or in connection with the
                         demised  premises except with the prior written consent
                         of the Lessor but to permit the  Lessor's  servants  or
                         security  guards to enter the  demised  premises at all
                         reasonable times for security purposes,  and to connect
                         and keep the demised premises connected to any communal
                         alarm or security system installed in the said building
                         or in the demised premises.

                    (ii) Not to form or  orgainise or attempt or make any effort
                         to form or organise any lessees'  association  or union
                         jointly with any other lessees of the said building for
                         whatever  objects or purposes during the continuance of
                         this Lease.

                    (jj) Quietly to yield up the Premises and handover  together
                         with the  Landlord's  Fixtures  and  Installations  and
                         other fixtures  fittings and additions (if any) therein
                         and thereto at the  expiration or sooner  determination
                         of the Term in good  clean and  substantial  repair and
                         condition (fair wear and tear excepted) notwithstanding
                         any rule of law or equity to the contrary Provided That
                         where the  Tenant  and/or a  previous  occupier  of the
                         Premises  has made any  alterations  or  installed  any
                         fixture or additions  to the  Premises  with or without
                         the Landlord's  written consent the Landlord may at its
                         absolute  discretion  require  the  Tenant  at its  own
                         expenses  to  reinstate  remove  or do away  with  such
                         alterations  fixture  and  additions  or  such  part or
                         portion  thereof as the  Landlord  may require and make
                         good and repair in a proper and workmanlike  manner any
                         damage to the Premises  and/or the Landlord's  Fixtures
                         and  Installations  as a result thereof before delivery
                         up the  Premises  to the  Landlord  whether or not such
                         alterations  fixtures  and  additions  or such  part or
                         portion  thereof are made or  installed  by the Tenant.
                         Provided  Always  That the Tenant  shall be entitled to
                         remove  its  own  trade  fixture  and  trade  equipment
                         subject  to the  Tenant at its own  expenses  forthwith
                         making  good  all  damages  to  the   Premises  to  the
                         satisfaction  of the Landlord  including  damage to the
                         fixture fittings and decoration within the Premises and
                         the Building caused by such removal.

                    (kk) During  the  six  months   immediately   prior  to  the
                         expiration  of the term  hereby  created  to permit all
                         persons authorised by the Lessor or the Lessor's agents
                         at any  reasonable  time to  enter  upon  and  view the
                         demised premises and every part thereof.

                                      -13-

<PAGE>

                    (ll) To be responsible for all Lessee's electrical wiring to
                         the light fittings and to the other electrical  outlets
                         installed in the demised  premises  and the  connection
                         thereof to the  electricity  authority's  meters and to
                         make his own  arrangement  with the Hong Kong Telephone
                         Company  Limited  with  regard to the  installation  of
                         telephones   in   the   demised   premises,   but   the
                         installation  of lines  therefor  outside  the  demised
                         premises  must  be  in  accordance  with  the  Lessor's
                         directions.

                    (mm) To use all toilets (which are available for common use)
                         on the same floor of the demised premises in a sanitary
                         and tenantable manner in common with other tenants.

                    (nn) Not to use or permit or suffer  the  toilet  facilities
                         provided by the Lessor to be used for any purpose other
                         than that for which they are  intended and not to throw
                         or permit or suffer to be thrown  therein  any  foreign
                         substance  of any kind and the Lessee  shall pay to the
                         Lessor on  demand  the whole  expense  of any  breakage
                         blockage or damage  resulting  from a violation of this
                         clause.

                    (oo) To notify  the Lessor or its agent of any damage to the
                         demised  premises or any part thereof and of any damage
                         to or defects  found by the  Lessee in the water  pipes
                         gas pipes  electrical  wiring or  fittings  fixtures or
                         other facilities provided by the Lessor.

                    (pp) Not to install any  air-conditioning  device (either in
                         the  windows  or  elsewhere)  in the  demised  premises
                         without the prior written consent of the Lessor.

                                      -14-

<PAGE>

6.        (a)  The  Lessee will on the execution of this Lease pay to the Lessor
               the  sum  stated in the Seventh Part of the First Schedule hereto
               (and  from  time  to time during the continuance of the term such
               additional  sums  as shall make up a total sum thereof equivalent
               to  three  times  the  monthly  rent,  management  Fee  and
               Air-Conditioning  Charges from time to time payable by the Lessee
               hereunder)  (hereinafter  called  "the rental deposit") by way of
               deposit for the due performance and observation of the covenants,
               terms  and conditions on the part of the Lessee herein contained.
               At the expiration or sooner termination of this Lease and subject
               to  Clause  8(a)(i) hereof if the Lessee shall have paid all rent
               due  hereunder  and  if  there  shall  be no breach of any of the
               covenants,  terms  and  conditions  contained  herein  and on the
               Lessee's  part to be observed and performed the Lessor will repay
               to  the Lessee within 30 days after delivery of vacant possession
               of  the  demised  premises to the Lessor by the Lessee, and after
               full  settlement  of  all outstanding payments due and payable by
               the  Lessee,  the rental deposit but without any interest thereon
               Provided  that  if  there  shall  be  any  rent or other sums due
               hereunder  in  arrears  the  Lessor  may apply the rental deposit
               towards  payment of such arrears and if there shall be any breach
               of any terms and conditions herein contained the Lessor shall pay
               or  apply  the  rental  deposit  or  such  part  thereof  towards
               remedying  such  breach  (in  so far as this may be possible) and
               shall  only pay the balance (if any) of the rental deposit to the
               Lessee.

          (b)  The  Lessee  shall  at  its  own  costs  and  expense  be  solely
               responsible  for:

               (i)  the  temporary  power  supply  and  the  consumption thereof
                        during the decoration period; and

               (ii) the  removal  of  decoration  debris.

7.       THE  LESSOR  HEREBY  COVENANTS  WITH  LESSEE  as  follows:

          (a)  To permit the Lessee (duly paying the rent and rates and oberving
               and performing the terms and conditions herein contained) to have
               quiet possession and enjoyment of the demised premises during the
               said  term  without  any  interruption  by the  Lessor  or anyone
               lawfully  claiming  under or  through  or in trust for the Lessor
               save as specifically provided herein.

                                      -15-

<PAGE>

          (b)  To repair  such  defects  in the roof,  main  electricity  supply
               cables,  main drain pipes,  main walls and exterior window frames
               of the  building  and the lifts and  escalators  intended for the
               general service of the said building and air-conditioning  plants
               therein as the Lessor  shall  discover  or as the Lessee or other
               authorised  person or authority  shall by notice in writing bring
               to the  attention  of the  Lessor and to  maintain  the same in a
               proper  state of repair and  condition  at the cost of the Lessor
               Provided that the Lessor shall be entitled to a reasonable period
               of time within  which to view any such  defects and to repair the
               same Provided  further that the Lessor shall neither be liable to
               pay  compensation  to the Lessee in respect of any period  during
               which due to  circumstances  beyond the control of the Lessor the
               proper   operation   of  the  said  lifts  and   escalators   and
               air-conditioning  plants  shall be  interrupted  as a  result  of
               mechanical  failure or need for repair or overhaul  or  otherwise
               nor shall the Lessor be liable  thereby to grant an  abatement of
               rent in respect of such interruption.

          (c)  To pay the Government rent and property tax on the said building.

          (d)       (i) To carry  out all  necessary  decoration  to the  common
                    parts of the said  building as and when the Lessor  shall in
                    its absolute discretion decide the same is necessary.

               (ii) To keep the other parts of the said  building for common use
                    clean and in proper condition.

               (iii)To  use  its  best   endeavours   to  maintain   the  lifts,
                    escalators,    fire   and   security   services   equipment,
                    air-conditioning  plant  and  other  facilities  of the said
                    building in proper working order.

          (e)  To provide and maintain for the demised  premises  subject to the
               provisions  of  Clause  7(b)  hereof  air-conditioning   services
               whenever the same shall be operating  during the hours  specified
               in Clause 8(b) hereof  provided  that the electric  power for any
               fan-coil  air-cooling and circulating  units installed  within or
               exclusively  for the demised  premises  shall be connected to the
               Lessee's electricity supply meter and the Lessee shall pay direct
               to the  supply  authority  or  undertaking  for  the  electricity
               consumed  thereby  and  provided  further  that the Lessee  shall
               permit the Lessor and its servants  agents or contractors  access
               to the demised  premises at all  reasonable  times and upon prior
               notice for the  purpose of  carrying  out  necessary  maintenance
               repair or replacement of any air-conditioning plant and equipment
               installed within the demised premises by the Lessor.

                                      -16-

<PAGE>

8.        IT  IS  HEREBY  EXPRESSLY  PROVIDED  as  follows:

          (a)       (i) If the rent  reserved  or any part  thereof  shall be in
                    arrears for seven days (whether formally demanded or not) or
                    in  the   case   of  the   breach   or   non-observance   or
                    non-performance of any of the covenants terms and conditions
                    herein  contained  and  on the  part  of  the  Lessee  to be
                    observed or performed or if the Lessee (being an individual)
                    shall become bankrupt or (being a corporation) shall go into
                    liquidation  or shall  have  any  order  made or  resolution
                    passed  for its  winding  up  other  than a  resolution  for
                    voluntary  winding  up for the  purpose of  amalgamation  or
                    re-construction or (being a firm or partnership) shall cease
                    trading or shall have its Business Registration cancelled or
                    shall enter into any  composition  or  arrangement  with his
                    creditors or shall suffer execution to be levied upon any of
                    his goods or  effects  it shall be lawful  for the Lessor at
                    any time thereafter to re-enter upon the demised premsies or
                    any part thereof in the name of the whole and to forfeit the
                    rental  deposit paid under Clauses 6(a) hereof and thereupon
                    this Lease shall absolutely  determine but without prejudice
                    to any rights which may have accrued to the Lessor by reason
                    of any  antecedent  breach of any of the  obligations on the
                    part of the  Lessee  hereinbefore  contained  AND a  written
                    notice  served by the  Lessor  on the  Lessee or left at the
                    demised  premises  to the  effect  that the  Lessor  thereby
                    exercises  the  power  of  re-entry  shall  be  a  full  and
                    sufficient  exercise of such power  without  actual entry on
                    the part of the Lessor.

                                      -17-

<PAGE>

               (ii) Notwithstanding anything hereinbefore contained in the event
                    of default in payment of rent and or  Management  Fee and or
                    Air-Conditioning  Charge for a period of seven days from the
                    date on which the same  falls due for  payment,  the  Lessee
                    shall  further  pay to the Lessor on demand  interest on the
                    amount in arrears  at the rate of 3.5% per month  calculated
                    from the date on which  the  same  becomes  due for  payment
                    (i.e. from the 1st day of each month as stipulated in Clause
                    3 hereof)  until the date of payment as  liquidated  damages
                    and not as penalty  provided that the demand and/or  receipt
                    by the Lessor of interest  pursuant to this provisions shall
                    be  without  prejudice  to and shall not affect the right of
                    the  Lessor to  exercise  any other  right or remedy  hereof
                    (including  the  right of  re-entry)  exercisable  under the
                    terms of this Lease.

               (iii)Notwithstanding   anything  herein  contained  if  the  rent
                    management  air-conditioning  or  other  charges  or  moneys
                    herein  reserved  or any part or parts  thereof  shall be in
                    arrears  (hereinafter  referred to as "the  Arrears")  for a
                    period of seven (7) days the  Lessor  shall be  entitled  to
                    recover from the Lessee as a debt  expenses  incurred by the
                    Lessor in the course of  recovering  the  Arrears  including
                    without limitation:

                    A)   such sum as,  the  Lessor  shall  reasonably  determine
                         being  collection   charges  for  the  additional  work
                         incurred by the  Lessor's  staff and/or the Manager (as
                         the case may be) in collecting the Arrears;

                    B)   all  Solicitors' and / or counsel's fees and court fees
                         incurred  by  the  Lessor for the purpose of recovering
                         the  Arrears;

                    C)   all  other  reasonable  fees  paid  to  debt-collectors
                         appointed  by  the Lessor for the purpose of collecting
                         the  Arrears;  and

                    Provided  always that the rights and  remedies  given to the
                    Lessor by this Clause  shall be deemed  cumulative  remedies
                    and shall not prejudice any right of action or any remedy of
                    the Lessor for the  recovery of any rent or money due to the
                    Lessor from the Lessee.

                                      -18-

<PAGE>

               (iv) In addition  and without  prejudice  to the  Lessor's  right
                    under Clause 8(a)(i) and (ii)  hereinabove,  in the event of
                    the Lessee  failing to pay rent or committing  any breach of
                    this  Lease  the   Lessor   may,   and  the  Lessee   hereby
                    specifically  authorises the Lessor to cut off the supply of
                    electricity  air-conditioning  and  other  services  to  the
                    demised  premises  and to dispose of all  objects  including
                    goods, merchandise,  equipment, furniture and fixtures in or
                    at the demised  premises in such manner as the Lessor  shall
                    deem fit, and any expenses in connection  therewith shall be
                    paid by the  Lessee  and shall be  recoverable  from it as a
                    debt.

          (b)  The Lessor shall  provide and  maintain for the demised  premises
               during the said term a central  air-conditioning  service between
               8:30 a.m. and 6:00 p.m.  from Mondays to Fridays and between 8:30
               a.m.  and 1:30  p.m.  on  Saturdays  except  Sundays  and  Public
               Holidays  provided that the Lessor shall neither be liable to pay
               compensation  to the Lessee in respect of any period during which
               due to circumstances  beyond the control of the Lessor the proper
               operation of the air-conditioning plants shall be  interrupted as
               a result of mechanical  failure or need for  repair or   overhaul
               nor shall the Lessor be liable  thereby to grant an  abatement of
               rent in respect of such interruption.

          (c)       (i) If the demised premises or any part thereof are rendered
                    uninhabitable  by  fire,  water,   storm,   wind,   typhoon,
                    defective  construction,   white  ants,  earthquake  or  any
                    calamity   beyond   the   control  of  the  Lessor  and  not
                    attributable  to any  failure by the  Lessee to observe  and
                    carry out the terms of this Lease the rent or a part thereof
                    proportioned  to the  extent to which the  demised  premises
                    shall have been so  rendered  uninhabitable  shall abate and
                    cease to be  payable  until the same  shall  have been again
                    rendered fit for occupation  provided always that the Lessor
                    shall not be required to reinstate  the demised  premises if
                    by  reason  of the  condition  of  the  same  or  any  local
                    Regulations or other  circumstances it is not practicable or
                    reasonable to do so.

                                      -19-

<PAGE>

               (ii) If at any time  during  the  continuance  of this  Lease any
                    competent   government  authority  shall  condemn  the  said
                    building  as a  dangerous  structure  and it shall be pulled
                    down or shall  make a  demolition  order or a closure  order
                    affecting the demised premises or any part thereof the Lease
                    hereby created shall cease as from the  commencement  of the
                    pulling  down of the demised  premises or from the time when
                    such demolition or closure order shall become operative.

          (d)  The Lessor shall not be bound by any  representations or promises
               with  respect to the said  building and its  appurtenances  or in
               respect of the demised  premises  except as herein  expressly set
               forth  with  the  object  and  intention  that  the  whole of the
               agreement between the Lessor and the Lessee shall be as set forth
               herein  and shall in no way be  modified  by any  discussions  or
               correspondence which may have preceded the signing of this Lease.

          (e)  No  condoning,  excusing  or  overlooking  by the  Lessor  of any
               default breach or non-observance or non-performance by the Lessee
               at any time or times of any of the  Leasee's  obligations  herein
               contained  shall  operate  as a  waiver  of the  Lessor's  rights
               hereunder  in respect of any  continuing  or  subsequent  default
               breach or non-observance or non-performance or so as to defeat or
               affect in any way the rights of the  Lessor  herein in respect of
               any such continuing or subsequent default or breach and no waiver
               by the Lessor shall be inferred  from or implied by anything done
               or admitted by the Lessor unless  expressed in writing and signed
               by the Lessor.

          (f)  This  Lease  and the  obligations  of the  Lessee to pay rent and
               other sums due  hereunder  and perform the  Lessee's  obligations
               hereunder shall in no way be affected, impaired or excused in the
               event that the Lessor is unable due to  circumstances  beyond its
               control to fufill any of its  obligations  under this Lease or to
               supply or is  delayed  in  supplying  any  service  expressly  or
               impliedly  to be  supplied  or is unable to make or is delayed in
               making any repair,  additions,  alterations  or  decoration or is
               unable to supply or is  delayed in  supplying  any  equipment  or
               fixtures  by reason of strike,  labour  disputes  or  shortage of
               materials or any causes  whatsoever  or by reason of any order or
               regulation   made  or   issued   by  any   competent   government
               authorities.

                                      -20-

<PAGE>

          (g)  For the purposes of these presents any act default or omission of
               the agents servants, visitors, staffs and customers of the Lessee
               shall be deemed to be the act, default or omission of the Lessee.

          (h)  The  expression  "the Lessee"  shall (where the context  permits)
               means and  include  the party or parties  specifically  named and
               shall not include the  executors and  administrators  of any such
               party or where  such  party is a  corporation  or any  liquidator
               thereof.

          (i)  The Lessee hereby  expressly  declares that at the  expiration or
               sooner  determination of this Lease the Lessee will not invoke or
               seek to  avail  himself  of any  protection  which  may or  shall
               hereafter  be  afforded by any  ordinance  or  regulation  of The
               Government  of HKSAR  protecting  tenants or lessee from eviction
               but will promptly and  punctually  quit and deliver up possession
               of the demised premises at the expiration of this Lease or sooner
               determination as aforesaid.

          (j)  Acceptance  of rent by the Lessor  shall not be deemed to operate
               as a waiver by the  Lessor of any right to  proceed  against  the
               Lessee   in   respect   of   any   breach,    non-observance   or
               non-performance  by the Lessee of any of the stipulations,  terms
               and  conditions  herein  contained and on the Lessee's part to be
               observed and performed.

         (k)  (i)   The  Lessor  shall  not  be  under  any  liability  to  the
                    Lessee  or  to  any other person whosoever in respect of any
                    loss or damage to person or property sustained by the Lessee
                    or  any such other person caused by or through or in any way
                    owing  to  the  overflow  of  water  or the escape of fumes,
                    smoke,  fire  or  any other substance or thing from anywhere
                    within  the  said building or caused as a result of burglary
                    or robbery. The Lessee shall fully and effectually indemnify
                    the  Lessor  from  and  against  all claims and demands made
                    against the Lessor by any person in respect of a loss damage
                    or  injury  caused  by or through or in any way owing to the
                    overflow of water or the escape of fumes, smoke, fire or any
                    other substance or thing from the demised premises or to the
                    negligence or default of the Lessee, his servants, agents or
                    licencees  or  to  the defective or damaged condition of the
                    interior of the demised premises or any fixtures or fittings
                    the repair for which the Lessee is responsible hereunder and
                    against  all  costs  and  expenses incurred by the Lessor in
                    respect  of  any  such  claim  or  demand.

                                      -21-

<PAGE>

               (ii) The Lessor shall not be liable for any injury to the Lessee,
                    his servants,  licensees or invitees caused by any defect in
                    or by the  defective  or  negligent  working of any lifts or
                    escalators or  air-conditioning  plants in the said building
                    by the Lessor's  servants or otherwise  and the Lessee shall
                    indemnify  the  Lessor  against  all  claims,   actions  and
                    proceedings in respect of such injuries.

               (iii)The  Lessor  shall not be  responsible  to the Lessee or the
                    Lessee's licensees, servants, agents or other persons in the
                    demised premises or calling upon the Lessee for any incident
                    happening  or  injury  suffered  or damage to or loss of any
                    chattel or property  sustained in the demised premises or in
                    the said building.

          (l)  The  Lessor  shall  have the right at any time  without  the same
               constituting an actual or constructive eviction of the Lessee and
               without  incurring any liability to the Lessee therefor to change
               the arrangement and/or location of entrances, passageways, doors,
               doorways,  corridors,  landings,   staircases,   lobbies,  lifts,
               escalators, toilets or other public parts of the said building or
               any services or apparatus serving the said building and to change
               the name,  number or  designation  by which the said  building is
               known.

          (m)  The  Lessee  hereby  acknowledges  and agrees that if at any time
               during  the  Term  hereby  created  the  Lessor

                                      -22-

<PAGE>

               (i)  shall redevelop the Building  (which  intention to redevelop
                    shall be  sufficiently  evidenced by a copy of Resolution of
                    its Directors certified to be a true and correct copy by its
                    Secretary)  then the Lessor  shall be  entitled  to give six
                    clear calendar months notice in writing  expiring at the end
                    of any calendar month during the said term  terminating this
                    Lease and  immediately  upon the  expiration  of such notice
                    this Lease and everything  herein  contained shall cease and
                    determine  but without  prejudice to the rights and remedies
                    of  the  Lessor   against  the  Lessee  in  respect  of  any
                    antecedent  claim  or  breach  of  any  of  the  agreements,
                    stipulations,  covenants, terms and/or conditions herein set
                    out; or

               (ii) shall renovate,  alter or make addition to the said building
                    or any part thereof thereby causing annoyance or disturbance
                    to the Lessee,  the Lessee shall not be entitled to make any
                    claim  against  the  Lessor  howsoever   arising  from  such
                    renovation, alternation or addition as constituting a breach
                    of any of the Lessor's obligations under this Lease.

          (n)  The Lessor shall not be responsible or under any liability to the
               Lessee for the breach of the said Deed of Mutual  Covenant and/or
               Management  Agreement  by  any  tenants  or  occupiers  of  other
               premises in the said building and any rights, interests,  claims,
               damages  and  compensation  arising in respect of any such breach
               shall inure to the Lessor only.

          (o)  For the  purposes  of the  Landlord  and  Tenant  (Consolidation)
               Ordinance,  Chapter 7, Part III and of these  presents,  the rent
               payable in respect of the demised premises shall be and be deemed
               to be in arrear if not paid in advance at the times and in manner
               hereinbefore  provided  for  payment  thereof.  All  costs of and
               incidental  to the demand for rent  distraint or any legal action
               for the recovery of rent and any other sums due  hereunder  shall
               be recoverable from the Lessee as a debt.

          (p)  The Lessee hereby expressly declares that he has paid no premium,
               construction  fee,  key  money or other sum of money of a similar
               nature to the Lessor or other person or persons authorised by him
               for the possession of the demised premises or for the granting of
               this Lease.

                                      -23-

<PAGE>

          (q)  Any  notice  under this  Lease  shall be in writing  and any bill
               statements or notice to the Lessee shall be  sufficiently  served
               if left  addressed  to it at the  demised  premises  or any  part
               thereof or sent to its  registered  office by registered  post or
               left at its last  known  business  address  in Hong  Kong and any
               notice to the Lessor shall be sufficiently served if delivered to
               its last  registered  office or sent to its registered  office or
               sent to its registered  office by registered post or delivered to
               its known business address in Hong Kong.

          (r)  Each party shall bear its own legal costs to the  preparation and
               completion  of this  Lease  save and  except  that the Stamp Duty
               shall be borne and paid by the  parties  in equal  shares and the
               Lessee  shall pay a handling  charge in sum of HONG KONG  DOLLARS
               FIVE HUNDRED to the Landlord for the preparation of this Lease.

          (s)  The Lessor at its absolute  discretion  has the right at any time
               during the term of this  Lease to serve a notice in writing  upon
               the Lessee to change the name of the said building.

          (t)  This  Lease  sets  out the full  agreement  reached  between  the
               parties  hereto  and no other  representations  have been made or
               warranties  given  relating to this Lease or the said building or
               the demised premises and if any such  representation  or warranty
               had been given or implied the same is hereby waived.

     9.   The Lessee hereby declares and confirms that it has duly inspected the
          Premises  and is satisfied with the current state and condition of the
          Premises  and  the  fixtures  and finishes therein. The parties hereto
          agree that the Premises will be let to the Lessee by the Lessor in the
          state  and  condition  as at the date of the signing of this Agreement
          and no warranty or representation whatsoever has been given or is made
          by  the Lessor or its agents regarding the use of the Premises and the
          Lessee  shall  satisfy  itself  or  shall  be deemed to have satisfied
          itself  that  they are suitable for the purposes for which they are to
          be  used  and the Lessee hereby agrees that it will at its own  expens
          apply  for  any  requisite license or licences, permit or permits from
          all  Government  or  Public  Authorities  concerned  in respect of the
          carrying  on  of  the  Lessee's business therein and shall execute and
          comply with all Ordinances, Regulations, Orders, Notices or Rules made
          by  all  competent Government or Public Authorities in connection with
          the  conduct  of  such  business by the Lessee in the Premises and the
          Lessee hereby further agrees to indemnify the Lessor in respect of any
          breach  by  the  Lessee of the aforesaid and in particular but without
          limitation  no warranty or representation is made by the Lessor or its
          agents  regarding:

                                      -24-

<PAGE>

          (i)  the fittings and finishes or the installations and appliances (if
               any)  in  the  Premises  and/or  the  Building;

          (ii) the  state  and condition of the Premises or the Building and the
               user  thereof;

          (iii)  the  composition  of  the  Building.

10. It is hereby declared that (if the context permits or requires) the singular
number  shall  include the plural and the  masculine  gender  shall  include the
feminine and the neuter and vice versa.

          IN WITNESS  whereof this Lease has been executed by the parties hereto
the day and year first above written.

                                      -25-

<PAGE>

                      THE FIRST SCHEDULE ABOVE REFERRED TO

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

First  Part

-----------

The  Lessor                 -       Hollywood Palace Company Limited
                                    (Incorporated in the British Virgin
                                    Islands as an International Business
                                    Company) Top Floor, Chinachem Golden
                                    Plaza 77 Mody Road, Tsimshatsui East,
                                    Kowloon, Hong Kong.

The  Lessee                -        Measurement  limited Suite 1003, 10th
                                    Floor, Chinaohem Golden Plaza 77 Mody
                                    Road, Tsimshatsui East Kowloon

Second  Part

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

The  Premises              -       ALL  THAT  UNIT  1003  (ALSO  KNOWN  AS SUITE
                                   1003)  ON  THE 10TH FLOOR (which said Suite /
                                   Floor  is  for the purposes of identification
                                   shown  and  coloured  Pink on the plan hereto
                                   attached)  of the building known as CHINACHEM
                                   GOLDEN PLAZA (hereinafter referred to as "the
                                   building")  erected  on  ALL  THAT  piece  or
                                   parcel  of  ground  registered  in  the  Land
                                   Office  as  KOWLOON  INLAND  LOT  NO.  10730.

                                      -26-

<PAGE>

Third  Part

-----------

Term  of  Tenancy          -     Two  (2)  years

Date  of  Commencement     -     1st  March  2000

Date  of  Expiration       -     28th  February  2002

Option                     -     Nil

Fourth  Part

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

The  Rent                  -     HK$34,200.00  per  calendar  month

Fifth  Part

-----------

The  Rent  Free  Period     -    lst  March  2000-31st  May  2000
                                 1st  February  2002  -  28th  February  2002

                                      -27-

<PAGE>

Sixth  Part

-----------

The  Management  Fee       -     HK$2,470.00  per  calendar  month

The  Air-conditioning      -     HK$2,850.00  per  calendar  month
Charge

Seventh  Part

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

The  Rental  Deposit       -     HK$118,560.00

                                      -28-

<PAGE>

                      THE SECOND SCHEDULE ABOVE REFERRED TO

                      -------------------------------------
                              RULES AND REGULATIONS

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

1.             Plumbing  fixtures  shall be used only for the purposes for which
               they were  constructed.  No sweepings rubbish rags or other alien
               substances shall be deposited therein.  All costs for making good
               damage  resulting from any misuse of the plumbing  fixtures shall
               be borne by the Lessee.

2.             No Lessee  shall  drill into or in any way deface any part of the
               demised premises or the building.  No drilling shall be permitted
               save with prior written  approval of the Lessor and as the Lessor
               may direct.

3.             Save with prior written consent of the Lessor, which consent will
               not  normally  be  granted,  no  flagpoles  or  aerials  shall be
               erected, and no flags shall be flown from windows or elsewhere in
               or upon the building.

4.             Each Lessee must upon the termination of his Lease restore to the
               Lessor  all  keys of offices and toilet rooms used by the Lessee.

5.             All  removals  or the  carrying in or out of  furniture  or bulky
               matter of any description  must take place after office hours and
               during the hours which the Lessor or his agent may determine from
               time to time. The Lessor reserves the right to exclude goods from
               the building which violate any of these Rules and  Regulations or
               the Lease of which these Rules an Regulations are a part.

6.             No  Lessee  nor any of the  Lessee's  servants  employees  agents
               visitors or licensees  shall bring into any passenger lift in the
               building any goods  effects  chattels  luggage bulky parcels food
               trays  tiffin  cariers  or other  space-occupying  items  and the
               Lessee  shall  ensure  that  such  items  are  restricted  to the
               designated lift.

7.             No Lessee  shall do or permit to be done in the demised  premises
               or any part  thereof  any act which  shall or might  subject  the
               Lessor  to any  liability  or  responsibility  for  injury to any
               person or to property.

                                      -29-

<PAGE>

8.             Window shall remain closed locked save in emergency  such as fire
               or breakdown of the  air-conditioning  system and the  reasonable
               extent necessary to enable the Lessee to clean the same.

9.             Canvassing  and  peddling  in the building is prohibited and each
               Lessee  shall  co-operate  to  prevent  the  same.

10.            Save with the prior written consent of the Lessor,  which consent
               will not normally be granted,  no cooking nor preparation of food
               shall be  permitted  by any Lessee in the  demised  premises.  No
               Lessee  shall  permit any unusual or  objectionable  odours to be
               produced upon or permeated from the demised premises.

11.            No  Lessee  shall  cause or permit any noise which is or may be a
               nuisance  or  annoyance to the occupants of other portions of the
               building.

12.            The  Lessee  shall  not  install  in  the  demised  premises  any
               partitioning  other than that supplied or approved by the Lessor.

13.            No  animals  or  pets  to  be  kept  in  the  demised  premises.

14.            All blinds and/or curtains used within the demised premises shall
               confirm  externally  to a  standard  colour  and  design and such
               blinds and/or  curtains  shall be approved by the Lessor so as to
               preserve a uniform external appearance.

                                      -30-

<PAGE>

SIGNED  with  the  Company  Chop  of    )
the  Lessor  and  SIGNED  by            )
                                        )       For  and  on  behalf  of
                                        )       HOLLYWOOD  PALACE  COMPANY  LTD.
                                        )
                                        )       /S/
                                        )       -------------------------------
                                        )       Authorized  Signature(s)
in  the  presence  of:                  )
                                        )

/S/  Chow  Kin  Fing
Chow  Kin  Fing

SIGNED  with  the  Company  Chop       )
                                       )
                                       )
the  Lessee  and  SIGNED  by           )
Damon  Conrad  Germanton               )
                                       )
                                       )        /S/  Damon  Conrad  Germanton
                                       )
in  the  presence  of:-                )
                                       )
                                       )

                                      -31-

<PAGE>

RECEIVED the day and year first  above       )
                                             )
written of and from the Lessee the sum of    )
                                             )
HONG  KONG  DOLLARS  ONE  HUNDRED            )  For  and  on  behalf  of
                                             )  HOLLYWOOD  PALACE  COMPANY  LTD.
EIGHTEEN  THOUSAND  FIVE  HUNDRED            )
                                             )  /S/
AND SIXTY ONLY being the deposit money       )  -------------------------------
                                             )  Authorised  Signature(s)
above mentioned to be paid by the Lessee to  )
                                             )
the  Lessor.                                 )  HK$118,560.00
                                             )
                                             )
IN  THE  PRESENCE  OF:-                      )
                                             )

/S/  Chow  Kin  Fing
Chow  Kin  Fing

                                      -32-EXHIBIT 10.9

               THIS LEASE made the Fourteenth day of September one thousand nine
               hundred and seventy-  seven BETWEEN (1) (" the Landlord ") SLOUGH
               TRADING  ESTATE  LIMITED whose  registered  office is at 234 Bath
               Road Slough SL1 4EE and ("the  Tenant ") SCHAEVITZ  E.M.  LIMITED
               whose  registered  office is at 221 Bedford Avenue Trading Estate
               Slough  Berkshire  SL1 4RY and (3) (" the Sureties ") the several
               persons whose  respective names and addresses are set out in Part
               I of the Surety  Schedule  (hereinafter so called) annexed hereto
               WITNESSETH as follows :-

Description of      1.  THE  Landlord  hereby  demises  unto the Tenant ALL THAT
Premises       stake  or  parcel of land situate on the Slough Trading Estate in
               the County of Berkshire  (hereinafter called "the Estate") on the
               West of a road called Ipswich Road and which said piece or parcel
               of land is more  particularly  delineated  on the  plan  attached
               hereto and  thereon  edged RED and/or  coloured PINK and BLUE and
               GREEN/TOGETHER  with the  building  thereon  erected and known as
               Number 543/544  Ipswich Road Trading Estate Slough (and any other
               building that may hereafter  during the term hereof be erected by
               the Landlord in place  thereof) AND TOGETHER  with the fixtures a
               short description  whereof and of the demised building is set out
               in the First Schedule hereto (which expression shall be deemed to
               comprise any amended or substituted Schedule describing any other
               building  erected on the  demised  premises  by the  Landlord  as
               herein mentioned) AND TOGETHER ALSO with the right in common with
               the Landlord and all other  persons now or at any time  hereafter
               entitled to a similar  right to pass with or without  vehicles at
               all times and for all purposes over and along the piece or pieces
               of land coloured brown and/or brown hatched red on the said plan

Exceptions and EXCEPTING  AND  RESERVING   unto  the  Landlord  and  all  others
reservations   authorised by it the free and  uninterrupted  passage and running
               of water soil gas  electricity and telephone or any other service
               or supply from the other  buildings  and land of the Landlord and
               its tenants  adjoining or near the demised  premises and from the
               land and premises of others so  authorised  as aforesaid  through
               the sewers  drains  watercourses  conduits  subways  pipes  wires
               cables  apparatus  and other works which are now or may hereafter
               be in through under or over the demised premises and the right at
               any time so to lay construct or otherwise instal such works

Habendum       hereafter TO HOLD unto the Tenant from the  Twenty-fourth  day of
               June One thousand nine hundred and seventy- seven for the term of

Reddendum      TWENTY-FIVE YEARS (hereinafter  called "the said term ") YIELDING
               AND  PAYING  therefor  yearly  during  the said  term the rent of
               44,040 (forty-four  thousand and forty pounds) to be paid subject
               nevertheless to variation as hereinafter mentioned without any

                                       (1)

<PAGE>

               deduction  whatsoever  (except as authorised by Statute) by equal
               quarterly  payments in advance on the  Twenty-fifth  day of March
               the  Twenty-fourth  day of June the Twenty-ninth day of September
               and the  Twenty-fifth  day of  December  in every  year the first
               payment  for the  period  from  the  First  day of  December  One
               thousand nine hundred and seventy- seven to the  twenty-fifth day
               of December  One thousand  nine hundred and seventy-  seven to be
               made on the date hereof AND ALSO PAYING as  additional  rent such
               amounts (if any) as are  referred to in Part I of the Schedule of
               Additional Covenants  (hereinafter so called) annexed hereto such
               amounts to be payable as therein mentioned and to be recoverable
Insurance      by  distress in the Insurance same way as rent in arrear AND ALSO
Premiums       PAYING  as  additional  rent  from  time to time a sum or sums of
               money equal to the expense  incurred by the Landlord in effecting
               or maintaining the insurance of the demised building described in
               the First Schedule hereto as the Landlord shall from time to time
               insure  the same for the  Landlord's  benefit in such sums as the
               Landlord  shall  decide but not  exceeding  the cost from time to
               time  of   replacement  by  a  comparable   building   (including
               Architects'  Surveyors' and Engineers'  fees) and two years' rent
               of the demised  premises against loss or damage by fire explosion
               aircraft aerial devices and articles dropped therefrom earthquake
               riot  civil  commotion  strikers  locked  out  workers or persons
               taking part in labour disturbances or malicious persons acting on
               behalf of or in connection  with any political  organisation  and
               such other  insurable  risks as the  Landlord  shall from time to
               time  consider  reasonably  necessary  and so have  notified  the
               Tenant (hereinafter called "the said perils") such last mentioned
               additional rent to be paid without any deduction on demand and to
               be recoverable by distress in the same way as rent in arrear

                    2.  THE  Tenant for itself and its assigns and to the intent
               that the obligations may continue throughout the said term hereby
               covenants  with  the  Landlord  as  follows  :-

Payment of               (1)  During the continuance of the said term to pay the
rent                respective  rents  and  other  sums  of  money  hereinbefore
                    reserved  and made payable at the times and in the manner in
                    which the same are  respectively  hereinbefore  reserved and
                    made payable  without any  deduction  whatsoever  (except as
                    authorised  by  Statute)  and (unless and save to the extent
                    that the Landlord  shall from time to time in writing  waive
                    this  requirement)  to make payment  thereof to the Landlord
                    through  bankers to the Tenant by the "direct  debit" system
                    on the due date

Payment of               (2)  To  bear pay and discharge all existing and future
rates               rates  taxes  assessments  duties  impositions and outgoings
                    whatsoever  imposed or charged upon the demised  premises or
                    upon the owner or occupier in respect  thereof or payable by
                    either in respect thereof

                                       (2)

<PAGE>

Schedule  of             (3)  To  observe  and  perform  the  several  covenants
Additional          conditions  and  agreements (if any) set out m Part I of the
Covenants           Schedule  of  Additional  Covenants  as  if  the  same  were
                    included  in  this  Clause  2

Exterior painting        (4)  In the year  commencing the  First day of June One
                    thousand nine hundred and eighty and in every third year and
                    in the last  year of the said term  however  the same may be
                    determined  thoroughly to prepare and paint the outside wood
                    and  metalwork  of the demised  building  and all  additions
                    thereto  with  two  coats at  least  of best  high  gloss or
                    bituminous or metallic paint (or other paint approved by the
                    Landlord)   where  usually  or  previously  so  painted  and
                    thoroughly  to prepare and paint all outside  stonework  and
                    cement  rendering  surrounds  or features  with two coats of
                    best stone paint (or other paint  approved by the  Landlord)
                    where usually or previously so painted

Interior painting        (5)  In the year  commencing the First  day of June One
                    thousand nine hundred and eighty-two and in every fifth year
                    and in the last year of the said term  however  the same may
                    be determined thoroughly to prepare and paint all the inside
                    wood and metalwork of the demised building and all additions
                    thereto with two coats of best high gloss or  bituminous  or
                    metallic  paint (or other paint  approved  by the  Landlord)
                    where  usually or  previously  so painted and  thoroughly to
                    wash prepare stop bring  forward and paint with two coats of
                    best washable emulsion paint (or other paint approved by the
                    Landlord) all surfaces usually or previously so treated

Dilapidations            (6)  time to time and at all times during the said term
  accrued           during  at its own cost  well and  substantially  to  repair
                    cleanse any preceding  paint  maintain and amend the demised
                    premises and the Lease;  and other fixtures  therein and the
                    walls  fences  vaults  roads  sewers  obligations  as to and
                    drains in on or under the  demised  premises  and the repair
                    appurtenance  thereof  (damage  by any of  the  said  perils
                    excepted) and to keep the same so repaired  cleansed painted
                    maintained and amended and free from industrial  rubbish and
                    waste  materials  and  such  part of the land (if any) as is
                    coloured  BLUE on the  said  plan for and  suitable  for the
                    parking  of  vehicles  only and the  adjacent  land (if any)
                    coloured  GREEN  on  the  said  plan  in a  clean  and  tidy
                    condition and suitably  maintained as a landscaped area. And
                    the demised premises so painted repaired cleansed maintained
                    amended and kept as  aforesaid at the  expiration  or sooner
                    determination of the

                                       (3)

<PAGE>

                    said term  quietly  to yield up unto the  Landlord  together
                    with (subject to any requirement to the contrary pursuant to
                    sub-clause (7) hereof) all additions and  improvements  of a
                    permanent  nature  and  not  movable  made  thereto  in  the
                    meantime  and all  fixtures  of  every  kind in or upon  the
                    demised  premises  or  which  during  the  said  term may be
                    affixed  or  fastened  to or upon the same  except  Tenant's
                    trade fixtures or fittings

Reinstatement  of        (7) Three months before the end or sooner determination
Premises            of  the  said  term  if required by the Landlord so to do to
                    carry out such works as shall be  necessary  or desirable in
                    order to restore the demised  premises or such part or parts
                    thereof  as  may  be  required  by  the  Landlord  to  their
                    description  in  the  First  Schedule   hereto  and  without
                    prejudice to the generality of the foregoing to demolish and
                    remove  the whole or such  parts as may be  required  by the
                    Landlord of the structures  erections  fixtures and fittings
                    as are not  described in such First  Schedule and to rebuild
                    and  reinstate the whole or such parts as may be required by
                    the  Landlord  of  the  structures  erections  fixtures  and
                    fittings described in such First Schedule as have before the
                    commencement  of or during the said term been  demolished or
                    removed  from  the  demised   premises  All  such  works  as
                    aforesaid   shall   be   carried   out  to  the   reasonable
                    satisfaction  of the Landlord and the Tenant shall apply for
                    any planning permission which may be required under the Town
                    and  Country  Planning  Acts in respect of any such works as
                    aforesaid  and  use  its  best   endeavors  to  obtain  such
                    permission  including  the  exercise  of any right of appeal
                    against  the  refusal  of  such   permission   and  pay  any
                    development or other  statutory  charge which may be payable
                    in relation to any such works

Performance  of          (8) To carry out all works executed in pursuance of any
Works               of the covenants in that behalf on the part of the Tenant in
                    a  good  and  workmanlike  manner  and  to  the  reasonable
                    satisfaction  of  the  Landlord

Landlord's               (9)  To  permit the Landlord or its agents at all times
Inspections         during the said term during reasonable hours in the day with
                    or without workmen and others to enter the demised  premises
                    to view the state of repair and condition of the same and of
                    all defects and wants of  reparation  and other  failures to
                    comply with the  covenants on the part of the Tenant  herein
                    contained  then  and  there  found  to give or  leave on the
                    demised  premises  notice in  writing  to the Tenant and the
                    Tenant  shall  within the period of three  months after such
                    notice  (or  immediately  in case of  emergency)  repair  or
                    otherwise  make good the same  according  to such notice and
                    the  relevant  covenant  on the part of the  Tenant  in that
                    behalf

                                       (4)

<PAGE>

Default  remedies        (10)  If  the  Tenant shall at any time make default in
of  the  Landlord   the  performance  of any of the covenants on the part of the
                    Tenant  herein  contained  for or  relating to the repair or
                    decoration or condition of the demised premises or otherwise
                    relating  to any other works to be carried out by the Tenant
                    under  any of such  covenants  it  shall be  lawful  for the
                    Landlord  (but  without  prejudice  to the right of re-entry
                    under  Clause  4 (1)  hereof)  to  enter  into  and upon the
                    demised  premises  and remedy and make good such  default at
                    the  expense  of the  Tenant  and the cost of all such works
                    shall be repaid by the Tenant to the Landlord on demand

Landlord's further       (11) To permit the Landlord and others authorised by it
right               with  workmen  and others at all  reasonable  times to enter
of entry            upon  the  demised   premises  for  the  purpose  of  taking
                    inventories of the Landlord's  fixtures therein and of doing
                    such repairs  extensions and alterations as the Landlord may
                    deem necessary to the adjoining property of the Landlord and
                    any sewers drains water-courses conduits subways pipes wires
                    cables  apparatus or other works which are now or may at any
                    time  hereafter  be in  through  under or over  the  demised
                    premises  or  any  adjoining   premises  and  of  so  laying
                    constructing or otherwise installing such works

Tenant's signboard       (12) Not at any time during the said term to set up any
                    signboard or lettering on the demised premises without first
                    obtaining  the  consent in writing of the  Landlord  but the
                    Tenant shall within three month from the date hereof erect a
                    sign thereon of  reasonable  design and size setting out the
                    name and  business  of the Tenant and such sign shall not be
                    erected unless  approval  thereof in writing shall have been
                    first obtained from the Landlord

Restriction as to        (13)  Not to carry on or permit or suffer to be carried
use  of  the        on  upon the demised premises any noxious or offensive trade
premises            or business nor to suffer the use of any part of the demised
                    premises  outside the demised building for the storage there
                    of  anything  nor to use the  demised  premises  or any part
                    thereof or (subject to  sub-clause  (17)  hereof)  suffer or
                    permit the same to be used for any other  purpose  than that
                    of manufacturers  of scientific  equipment (or of such other
                    substituted  purpose as shall be the  subject of the written
                    approval of the  Landlord)  and shall fall within  Class III
                    specified in the  Schedule to the Town and Country  Planning
                    (Use Classes) Order 1972)

Acts of                  (14)  Not to do or suffer to be done in or upon or from
Nuisance            the demised premises whether in connection with the business
                    carried on thereon or otherwise any act or thing which shall
                    or  may  be  or  become  a  nuisance  damage   annoyance  or
                    inconvenience  to the  Landlord or any of its tenants or the
                    occupiers of any premises

                                       (5)

<PAGE>

                    in  the  neighbourhood  or which might in the opinion of the
                    Landlord  so  be  or  become  and  at  all times to take all
                    necessary  precautions  to  prevent  the  same

Landlord's  Estate       (15)  (A) To observe such reasonable regulations as may
Regulations         from  time  to  time  be made by the Landlord with regard to
                    transport and conduct of employees and to take all necessary
                    precautions  to  prevent  excessive  wear and tear to or any
                    avoidable obstruction of any of the roads on the Estate

Parking  of              (B)  To  use only for the parking of vehicles such part
Vehicles            of  the  land  (if any) as is coloured BLUE on the said plan
                    and to  require  employees  to use the  same  (so far as the
                    capacity  of such land  permits)  for the  parking  of their
                    vehicles and to enforce such  requirement  by all reasonable
                    means available to the Tenant as an employer

Road repairs             (16)  To pay  to the  Landlord  from time  to time upon
                    demand such  proportion  of the cost of  repairing  the road
                    serving in common the demised premises and certain adjoining
                    premises  which (if any) is shown coloured BROWN and hatched
                    RED on the said plan as shall be certified  conclusively  by
                    the Landlord's Architect as proper

Acts prejudicial         (17)  (A)  Not to do or permit or suffer anything to be
to insurance        done  upon  the  demised  premises  whereby  any  policy  of
                    insurance  against  damage by any of the said  perils to the
                    demised  building  for  the  time  being  subsisting  may be
                    forfeited  or  invalidated  or  (save  with the  consent  in
                    writing of the Landlord)  whereby the rate of premium quoted
                    by a Tariff  Insurance  Company  in London in respect of the
                    insurance  against  damage by any of the said  perils of any
                    building  or part of a  building  (in this  sub-clause  (17)
                    called  "neighbouring   premises")  adjoining  or  near  the
                    demised  premises  shall at any time be higher than the rate
                    usually  charged in respect of the trade  carried on in such
                    neighbouring  premises  PROVIDED  that  the  consent  of the
                    Landlord  shall be deemed to be granted under the provisions
                    of this  sub-clause  to the carrying on by the Tenant in the
                    demised premises of any business  permitted under sub-clause
                    (13) hereof in a proper and usual manner upon condition that
                    the  Tenant  agrees  (as it does  hereby)  to  repay  to the
                    Landlord such sums in respect of increased premiums for such
                    insurance of any  neighbouring  premises as the Landlord may
                    be  called  upon  to pay by  reason  of the  nature  of such
                    business

Safeguarding  the        (B)  To  comply with all reasonable requirements of the
premises            Landlord  in  regard  to  the  safeguarding  of  the demised
                    building or any neighbouring  premises as aforesaid  against
                    any of the said  perils  PROVIDED  that  such a  requirement
                    shall  be  deemed  reasonable  if  in  compliance  with  any
                    recommendation issued by the fire brigade or local authority
                    or by any of the underwriters insurance brokers or insurance
                    company concerned

                                       (6)

<PAGE>

                     [Diagram of the Slough trading Estate]

<PAGE>

Alteration  or           (18)  Not at any time during the said term to erect any
Development         new  building on the demised premises or make any alteration
                    whether  structural  or  otherwise  or any  addition  to the
                    demised building or to any buildings which may be erected on
                    the demised premises or make any excavation or sink any well
                    upon the demised  premises or interfere  with or by building
                    or otherwise cause access to any sewers drains  watercourses
                    conduits  subways  pipes wires  cables  apparatus  and other
                    works  which  now  are or at any  time  hereafter  may be in
                    through under or over the demised  premises or any adjoining
                    or neighbouring premises to be or become more difficult than
                    the  same now is nor to carry  out  development  of any kind
                    whatsoever  within the meaning of Section 22 of the Town and
                    Country  Planning  Act  1971 nor  (without  the  licence  in
                    writing  of  the  Landlord  first   obtained)  to  make  any
                    application to a local planning  authority for permission to
                    carry out any such development

Compliance  with         (19) (A)  Not to do or permit  or suffer to be  done or
  Statutory         omit or permit or suffer  to be  omitted  any act  matter or
Obligations         thing in or respecting the demised  premises which by virtue
                    of any Acts of  Parliament  (including  the Town and Country
                    Planning Acts and the Offices Shops and Railway Premises Act
                    1963) or any Regulations  made thereunder or which by virtue
                    of any  Bye-laws  or  Regulations  of  any  local  or  other
                    authority  (including  any  Bye-laws and  Regulations  as to
                    permitting  or  suffering  any form of  industrial  or other
                    effluent  or  polluting  or  offensive  matter  to enter the
                    drains sewers and  watercourses  of the Estate) ought in any
                    case to be done or not to be done or which shall  contravene
                    any provision of the said Acts  Regulations  or Bye-laws and
                    to indemnify and keep  indemnified the Landlord  against all
                    actions  proceedings  costs  expenses  claims and demands in
                    respect  of  any  such  act  matter  or  thing  contravening
                    provisions  of the said  Acts  Regulations  or  Bye-laws  as
                    aforesaid

                         (B) To  comply  with  such  provisions  of the Town and
                    Country  Planning  Acts and any other Acts of  Parliament as
                    shall from time to time be  relevant to the  occupation  and
                    use of the demised premises

                         (20) Not at any time  during the said term  without the
                    licence in writing of the Landlord  first  obtained to enter
                    into any agreement  with a local  planning  authority  under
                    Section 52 of the Town and Country Planning Act 1971

                                       (7)

<PAGE>

Consent of                (21)(A)  -  Not to assign  underlet or  part  with the
Landlord to         possession  of the  demised  premises  or any  part  thereof
dealings with the   without the previous consent in writing of the Landlord (but
whole; and          such  consent  shall  not  be  unreasonably  withheld  to an
surrender           assignment or underletting of the whole of the said premises
provisions          to a respectable  and  responsible  assignee or undertenant)
                    nor  without  such  consent  to permit  or  suffer  any such
                    dealing  with  or  under a  permitted  underlease  or  other
                    derivative  interest  in respect of the whole of the demised
                    premises  PROVIDED  ALWAYS that should the Tenant  desire to
                    assign  underlet or part with the  possession of the demised
                    premises  as a whole  it  shall  before  doing  so  offer in
                    writing to the Landlord to surrender  this Lease without any
                    consideration  at the  expiration  of four  months  from the
                    receipt  of such  offer  and the  Landlord  may by notice in
                    writing to the Tenant  accept  such offer at any time within
                    twenty-one days from the receipt thereof but otherwise shall
                    be deemed to have  rejected it  PROVIDED  ALSO that any such
                    acceptance  shall be  without  prejudice  to the  rights and
                    remedies of the Landlord in respect of any rent in arrear or
                    any breach of any of the covenants  conditions or agreements
                    herein  contained  and  on the  part  of  the  Tenant  to be
                    observed and performed

Registration  with       (B)  Within  one  month  after  the  execution  of  any
the Landlord of     assignment mortgage charge or underlease of the whole or any
dealings            part of the demised  premises or any assignment  mortgage or
                    charge of such  underlease  to  produce  or to  procure  the
                    production of such assignment  mortgage charge or underlease
                    to the Landlord  (together with a copy thereof for retention
                    by the  Landlord)  in order that the  Landlord  may place on
                    such  assignment  mortgage charge or underlease a memorandum
                    of the  registration  thereof and to pay to the Landlord the
                    sum of four pounds on the occasion of each such registration
                    on account of the expenses thereof

Re-letting at end        (22)  To  permit the Landlord or its agents at any time
of  term            within  three  months  next  before the expiration or sooner
                    determination  of the said  term to enter  upon the  demised
                    premises  and to affix  upon any  suitable  part  thereof  a
                    notice  board  for  reletting  the same and not to remove or
                    obscure  the  same and to  permit  all  persons  by order in
                    writing of the  Landlord  and its agents to view the demised
                    premises at reasonable  times during  business  hours in the
                    daytime

Development of           (23) To permit the Landlord at any time during the said
Adjacent            term to erect  rebuild or alter any  building  or  erections
premises            facing  adjoining  or near to the  demised  premises  to any
                    extent  and in any  manner it may think fit  notwithstanding
                    that the building so erected rebuilt or altered may obstruct
                    or interfere with any

                                       (8)

<PAGE>

                    right of light or air for the time being  appertaining to or
                    enjoyed with the demised premises or any part thereof or any
                    building for the time being thereon

Section  146             (24)  To  pay all costs charges and expenses (including
Notices             solicitors'  costs  and  surveyors'  fees)  incurred  by the
                    Landlord for the purpose of or incidental to the preparation
                    and  service  of a notice  under  Section  146 of the Law of
                    Property Act 1925 requiring the Tenant to remedy a breach of
                    any  of  the  covenants  herein  contained   notwithstanding
                    forfeiture  for such breach shall be avoided  otherwise than
                    by relief granted by the court

Landlord's               (25)  To pay the Landlord's solicitors' proper costs of
Solicitors' costs   and incidental to the negotiation preparation and completion
(if employed in     of this Lease and a counterpart thereof and the stamp duties
the  matter)        thereon

               3.   THE  Landlord  HEREBY  COVENANTS  with  the  Tenant:-

Quiet  enjoyment         (1)  That  the  Tenant  paying the several rents hereby
                    reserved  and performing and observing the several covenants
                    conditions  and  agreements herein contained and on its part
                    to  be  performed  and  observed shall and may peaceably and
                    quietly  hold and enjoy the demised premises during the said
                    term  without  any lawful interruption or disturbance by the
                    Landlord  or any person rightfully claiming through or under
                    it

Schedule  of             (2)  To  observe  and  perform  the  several  covenants
Additional          conditions and agreements (if any) set out in Part II of the
Covenants           Schedule  of  Additional  Covenants  as  if  the  same  were
                    included  in  this  Clause  3

Reinstatement            (3)  That if the rents hereby reserved or a  proportion
in case of damage   thereof shall fall to be suspended  under the  provisions of
by Insured Perils   Clause 4 (2) (A) hereof  (destruction  or damage by the said
                    perils) the Landlord will with all convenient speed (save to
                    the extent  delayed or prevented  either by labour  disputes
                    affecting  any trade upon which the  Landlord may be reliant
                    for   fulfilment  of  this  covenant  or  by   exceptionally
                    inclement weather or by further destruction or damage by any
                    of the said perils or by force  majeure)  either  repair and
                    reinstate  the  demised  building  described  in  the  First
                    Schedule  hereto or (at its option)  replace the same with a
                    comparable building PROVIDED ALWAYS-

                         (A) The Tenant shall have foreborn (as it hereby agrees
                    with the Landlord so to do in consideration of this covenant
                    on the part of the Landlord)  from  requesting any insurance
                    office  concerned to cause  insurance  moneys to be expended
                    towards  rebuilding  reinstating  or  repairing  the demised
                    building

                                       (9)

<PAGE>

                         (B)  All  necessary  licences  certificates   approvals
                    permissions and like consents shall have been obtained so as
                    to enable  the said  works and the  Landlord  and the Tenant
                    hereby  agree to use their  respective  best  endeavours  to
                    obtain the same with all  convenient  speed so far as within
                    the province of each

Re-possession  on        4. PROVIDED ALWAYS and it is hereby agreed and declared
Tenant's Default    as  follows  :-

                         (1) If and  whenever  the said  yearly  or other  rents
                    hereby  reserved or any of them or any part thereof shall be
                    in arrear  for  twenty-one  days  after the same  shall have
                    become due  (whether any legal  demand  therefor  shall have
                    been made or not) or if and whenever the Tenant shall at any
                    time  fail or  neglect  to  perform  or  observe  any of the
                    covenants  conditions or agreements  herein contained and on
                    its  part to be  observed  and  performed  or if the  Tenant
                    either shall enter into  liquidation  whether  compulsory or
                    voluntary (not being a voluntary liquidation for the purpose
                    of  reconstruction  only) or  (being  an  individual)  shall
                    become  bankrupt or if the Tenant shall make any arrangement
                    or  composition  with  creditors  or suffer any  distress or
                    execution  to be levied on property of the Tenant or have an
                    incumbrancer  take  possession  or a receiver  appointed  in
                    respect  of the same  then and in any such  case it shall be
                    lawful  for the  Landlord  (or any  person or  persons  duly
                    authorised  by it in that  behalf) to re-enter  into or upon
                    the demised premises (or any part thereof in the name of the
                    whole) and peaceably to hold and enjoy the same  thenceforth
                    as if this Lease had not been made but without  prejudice to
                    the rights and  remedies  of the  Landlord in respect of any
                    rent  in  arrear  or any  breach  of  any  of the  covenants
                    conditions or agreements herein contained and on the part of
                    the Tenant to be observed and performed

Benefit of               (2)(A)  The benefit of any  insurance  effected  by the
Insurance and       Landlord  shall  belong to the  Landlord  but if the demised
abatement of rent   building  described in the First Schedule hereto or any part
                    thereof  shall at any time be destroyed or so damaged by any
                    of the said perils as to be unfit for occupation or use then
                    and in every  such case  (unless  any  policy  of  insurance
                    against  damage  by any of the said  perils  to the  demised
                    building shall have been forfeited or invalidated by the act
                    or default  of the  Tenant or unless  the Tenant  shall have
                    failed to pay within twenty-eight days after demand therefor
                    the whole of any additional rent as last mentioned in Clause
                    1  hereof)  the  rents  hereby  reserved  or a fair and just
                    proportion thereof according to the nature and extent of the
                    damage sustained shall until the demised building shall have
                    been repaired or replaced by a comparable  building and made
                    fit for  occupation  or use be  suspended  and  cease  to be
                    payable

                                      (10)

<PAGE>

Right  to                (B)  If  all necessary licences and other like consents
terminate  Lease    shall  not  be  obtained  (as  and  in manner referred to in
                    Clause 3 (3) (B)  hereof)  within two years  after the event
                    giving  rise  to an  abatement  of  rent  pursuant  to  this
                    sub-clause  (2) then until the same  shall have  there-after
                    been so obtained either party may give to the other not less
                    than two months nor more than six months'  notice in writing
                    determining  this  Lease  and  upon the  expiration  of such
                    notice  the  term  created  hereby  shall so  determine  but
                    without prejudice to any rights and remedies of the Landlord
                    in respect of any rent in arrear or any breach of any of the
                    covenants  conditions or agreements  herein contained and on
                    the part of the Tenant to be observed and performed

Definitions              (3)  (A)  The  provisions of this paragraph shall apply
                    except  where  the  context  forbids  The  expression  "the
                    Landlord" herein shall be deemed to include the party hereto
                    of  the  first  part  and its assigns or other the person or
                    persons  for the time being entitled to the reversion of the
                    demised  premises expectant on the determination of the said
                    term  The  expression "the Tenant" herein shall be deemed to
                    include  not  only  the  party hereto of the second part but
                    also its permitted assigns or other the person or persons in
                    whom  the  said  term shall for the time being be vested and
                    further shall be deemed to include two or more joint lessees
                    and  in  such  case  the covenants on the part of the Tenant
                    herein  shall  be joint and several covenants on the part of
                    such  lessees A neuter gender in the singular is ascribed to
                    the  Tenant herein but shall be deemed to include the plural
                    or  the other genders if the case so requires The expression
                    "the  Sureties"  herein  shall be deemed to include not only
                    the  party  hereto  of  the  third  part but also such other
                    person  or  persons  (individual or corporate as shall enter
                    into  a  Deed  supplemental  hereto  under-taking  to  the
                    satisfaction  of the Landlord (evidenced by its execution of
                    such Deed or otherwise expressly in writing) the obligations
                    set  out in the Surety Schedule Any expression of the plural
                    in  relation  to  the Sureties shall include the singular in
                    the  case  of  one  only

                         (B) In this  Lease the  expression  "Town  and  Country
                    Planning  Acts"  shall be  deemed  to  include  the Town and
                    Country  Planning  Acts  1962  to  1971  and  any  enactment
                    substituted  for or  amending  those Acts and any  statutory
                    instruments  regulations or orders having force from time to
                    time under such Acts or enactments

                         (C) In this Lease the expression  "comparable building"
                    shall mean a  building  generally  similar  in  concept  and
                    function to that which it shall  replace and (having  regard
                    to then prevailing

                                     ( 11 )

<PAGE>

                    requirements  and principles of good estate planning) of the
                    like  order  of size and being in or about the same position
                    as  its  predecessor

                         (D) The marginal annotations hereto shall not be prayed
                    in aid of nor affect the  construction  of the provisions of
                    this Lease

Rental                   (4)  (A)  The  yearly  rent  whether  as firstly hereby
Adjustments         reserved  or  as  substituted  pursuant to the provisions of
                    sub-clause  (5) hereof shall be increased or decreased  from
                    time to time  according  to any  increase or decrease in the
                    index figure first published for all  manufactured  products
                    in the new series of the index  numbers of wholesale  prices
                    for home market sales for the month of June in the base year
                    (which  expression shall mean in this sub-clause as the case
                    may require the later of the year One thousand  nine hundred
                    and  seventy-  seven or of the  calendar  year of the latest
                    increase of rent  pursuant to the  provisions  of sub-clause
                    (5)  hereof) as shown in the  Monthly  Digest of  Statistics
                    issued by the Central  Statistical  Office such  increase or
                    decrease to be computed in manner  following that is to say:
                    If the index figure first published for the month of June in
                    any year  during the said term  subsequent  to the base year
                    and not itself  being a base year shall be more or less than
                    the said index figure for the month of June in the base year
                    by not less than two per  centum of the index  figure of 100
                    for the year  1970 the said  yearly  rent  shall as from the
                    quarter day next following be increased or decreased by such
                    an  annual  sum as shall  bear  the  same  ratio to the said
                    yearly rent as the difference  between the said index figure
                    first  published  for the month of June in the base year and
                    the index  figure first  published  for the month of June in
                    that  subsequent year bears to the said index figure for the
                    month of June in the base year

                         (B) The expression "Monthly Digest of Statistics issued
                    by the Central  Statistical Office" in paragraph (A) of this
                    sub-clause shall be deemed to include any similar Government
                    publication  hereafter  issued  in lieu  thereof  and if the
                    index figure for the said  products in the new series of the
                    said index numbers of wholesale prices for home market sales
                    shall cease to be published shall include any letter written
                    by a Government  Department  which gives the relevant figure
                    or figures  and if by reason of the  non-publication  of the
                    relevant   statistics  or  the  refusal  of  any  Government
                    Department to disclose them or for any other reason it shall
                    become  impracticable  to give effect to the  provisions  of
                    paragraph  (A) of this  sub-clause  by reference to official
                    Government  statistics  or otherwise  as aforesaid  then the
                    statistics relating to

                                     ( 12 )

<PAGE>

                    wholesale  prices for home market sales  obtainable from one
                    or more  publications  issued by  responsible  organisations
                    (such  publication or publications to be chosen by agreement
                    between the parties  hereto or failing such agreement by the
                    President  for the  time  being  of the  London  Chamber  of
                    Commerce) shall be utilised for the purpose of giving effect
                    to variations of rent in accordance  with the  provisions of
                    paragraph (A) of this sub-clause

                         (C) If any dispute or question  shall arise between the
                    parties  hereto with respect to their  respective  rights or
                    liabilities  or otherwise  under  paragraphs  (A) and (B) of
                    this  sub-clause  (4) the  same  shall  be  referred  to the
                    decision  of two  referees or their  umpire  pursuant to the
                    Arbitration  Act  1950  or  any  statutory  re-enactment  or
                    modification thereof for the time being in force

Quinquennial             (5)  (A)  The Landlord shall be entitled to give to the
Rent  Review        Tenant  not  more  than  fifteen  nor  less than six months'
                    notice in writing  expiring at or after the end of the fifth
                    year and/or the tenth year and/or the fifteenth  year and/or
                    the  twentieth  year of the said term  requiring the current
                    yearly rent to be  increased or (as the case may be) further
                    increased  PROVIDED that and  notwithstanding  the following
                    provisions of this sub-clause (but without  prejudice to the
                    operation of sub-clause  (4) hereof) the current yearly rent
                    shall  continue  to be  payable  hereunder  unless  or until
                    either  agreed or  determined  to be  increased  under  such
                    provisions to a sum in excess of the current  yearly rent In
                    this  sub-clause the expression  "current yearly rent" shall
                    mean the yearly  rent  payable  hereunder  as it may for the
                    time being have been increased  under the provisions of this
                    sub-clause or the  provisions  of  sub-clause  (4) hereof or
                    decreased under the latter provisions

                         (B) Upon the expiration of such a notice there shall be
                    substituted  for the current  yearly rent such an  increased
                    yearly rent as the  Landlord and the Tenant may agree within
                    two  months  after the giving of the notice or as in default
                    of such agreement may be fixed by a single arbitrator

                         (C) The  arbitrator  referred to in  sub-paragraph  (B)
                    hereof  shall in default of  agreement  between the Landlord
                    and the Tenant as to his  appointment  be  appointed  at the
                    request of either party by the  President for the time being
                    of the Royal Institution of Chartered Surveyors

                         (D) The  arbitrator  shall  determine  the rent for the
                    demised  premises  as the fair  rack  rent at which  (having
                    regard to the terms of this Lease other than those  relating
                    to rent) the demised  premises might  reasonably be expected
                    to be let with vacant

                                     ( 13 )

<PAGE>

                    possession  in the open  market  by a  willing  lessor  to a
                    willing  lessee  for a term of so much of the  said  term as
                    shall   remain  at  the   expiration   of  such  notice  and
                    disregarding-

                              (i) any effect on rent of the fact that the Tenant
                         has  previously  been  in  occupation  of  the  demised
                         premises

                             (ii) any goodwill attaching to the demised premises
                         by reason of the carrying on thereat of the business of
                         the Tenant

                            (iii) any effect on rent of  any improvement carried
                         out by the  Tenant  or a  predecessor  in  title of the
                         Tenant  otherwise than in pursuance of an obligation to
                         the Landlord

                             (iv) any  destruction or damage  by the said perils
                         affecting  the demised  premises at the  expiration  of
                         such notice and the provisions of the  Arbitration  Act
                         1950  or any  statutory  re-enactment  or  modification
                         thereof  for the time being in force shall apply to all
                         of such  arbitrations

                         (E) Within one month  after an  increased  yearly  rent
                    pursuant to paragraph  (A) shall have been come to under the
                    provisions of this  sub-clause (5) (and so often as the same
                    shall  happen) the parties  hereto  shall for the purpose of
                    record  (each  party  bearing  their own costs and the Stamp
                    Duty on their  respective  parts)  enter  into a Deed in the
                    terms of the pro-forma Deed annexed hereto

                         5. THE Sureties in  consideration  of the demise herein
                    contained  having been made at their request hereby covenant
                    and  agree  with the  Landlord  (to the  intent  that if the
                    expression "the Sureties"  comprises one or more individuals
                    or bodies  corporate such covenants and agreements  shall be
                    joint and  several  and to the  intent  that no  forbearance
                    release  or  other  like  act on the  part  of the  Landlord
                    hereunder  in  relation to any one or more of the Tenant and
                    the  Sureties  shall  discharge  the  remainder of them from
                    liability  hereunder) in the terms set out in Part II of the
                    Surety Schedule

                         IN WITNESS whereof the parties hereto have respectively
                    duly executed these presents the date first above written.

                                      ( 14)

<PAGE>

                    The  Pro-Forma  Deed referred to in Clause 4 (5) (E) of this
                    Lease

                    THIS MEMORANDUM and DEED of RECORDATION is made pursuant and
                    supplemental  to the within-written Lease (" the Lease ") on
                    the               of               19

                    BETWEEN

                         (1)  ("  the  Landlord  ")                         and

                         (2)  ("  the  Tenant  ")                           and

                             (3) (" the Sureties ")

                    and  Witnesseth  that the parties  hereto  (either being the
                    original   parties  to  the  Lease  or  falling  within  the
                    definitions  expressed  in  Clause  4 (3) (A) of the  Lease)
                    CONFIRM AND DECLARE THAT the  increased  yearly rent payable
                    pursuant to the  provisions  of Clause 4 (5) of the Lease as
                    from  the end of the [ ] year  of the  term  granted  by the
                    Lease is _______________ pounds

                         IN WITNESS whereof the parties hereto have respectively
                    duly executed these presents the date first above written

                               THE SURETY SCHEDULE

                                     PART I

                      (Names and addresses of the Sureties)

                       ELECTRO MECHANISMS HOLDINGS LIMITED
                    whose  registered  office  is  at 221 Bedford Avenue Trading
                         Estate Slough Berkshire SL1 4RY

                                      (15)

<PAGE>

                                     PART II

          (the covenants and agreements of the Sureties as referred to
                           in Clause 5 of this Lease)

     1. THAT the Tenant  shall and will at all times during the  continuance  of
the Lease pay the respective  rents and other sums of money thereby reserved and
made payable and observe and perform the covenants  therein contained and on the
part of the Tenant to be observed  and  performed  and that if the Tenant  shall
make  default  in  payment of the said rents and other sums of money or any part
thereof  at the time  thereby  fixed for  payment  thereof or in  observing  and
performing  the said  covenants  or any of them then and in every  such case the
Sureties  will pay the said rents and other sums of money or observe and perform
any covenants in respect whereof the Tenant shall be in default as aforesaid and
will pay and make  good to the  Landlord  all  losses  and  costs  and  expenses
sustained by the Landlord by reason of the default of the Tenant  PROVIDED  that
notwithstanding  the  forbearance by the Landlord to enforce  against the Tenant
the  payment  of the said  rents and other  sums of money or the  observance  or
performance of the Tenant's  covenants or the giving of any time by the Landlord
to the Tenant in relation  thereto the  Sureties  and their  respective  estates
effects and other assets shall not thereby be discharged  from  liability  under
the foregoing covenant

     2. THAT if the Tenant shall become  bankrupt or (being a Company)  shall be
wound up and its  Receiver or  Liquidator  shall  disclaim  the Lease and if the
Landlord  shall within three months after such  disclaimer  by notice in writing
require  the  Sureties  to  accept a Lease of the  demised  premises  for a term
commensurate  with the residue which if there had been no disclaimer  would have
remained  of the term  granted  by the Lease at the same rent and under the like
covenants and conditions 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  Sureties  shall accept
such Lease accordingly and execute a Counterpart thereof

                                      (16)

<PAGE>

                      THE SCHEDULE OF ADDITIONAL COVENANTS
                                    (IF ANY)

                                     PART I

   FURTHER COVENANTS ON THE PART OF THE TENANT AS REFERRED TO IN CLAUSE 2 (3) OF
                                   THIS LEASE

     (26) To take from the Landlord all  electricity  and water  required by the
Tenant on the  demised  premises  during  the said term so long as the  Landlord
shall be willing and able to maintain or procure a supply  thereof to the Tenant
upon the terms and conditions of the  regulations  prescribed by the Landlord in
reference thereto from time to time in force and at the prices from time to time
in force on the Estate  (PROVIDED  ALWAYS that such supply  shall not exceed the
quantities  which  shall  be  agreed  in the  appropriate  application  therefor
accepted  by the  Landlord)  and  as  additional  rent  paying  to the  Landlord
therefore the Landlord's  charges as calculated  from time to time in respect of
electricity and water supplied at such prices as aforesaid  during each calendar
month and  rendered  at or about the end of such  month and  payable  during the
succeeding month thereto

     (27) Not to carry on or permit or suffer to be carried on the business of a
licensed  victualler  retailer  of beer  wines or spirits  restaurant  keeper or
caterer  (excepting  therefrom  the  keeping of a canteen for the benefit of the
Tenant's  employees only) nor to use the demised premises or any part thereof as
a dwelling-house  place of amusement  theatre  cinematograph  theatre or for the
carrying on of a motor transport business or any retail business

                                     PART II

 FURTHER COVENANTS ON THE PART OF THE LANDLORD AS REFERRED TO IN CLAUSE 3 (2) OF
                                   THIS LEASE

     (4) That subject to the terms and conditions of the regulations  prescribed
by the Landlord in reference  thereto from time to time in force during the said
term and at the prices  from time to time in force on the Estate and except when
prevented by the breaking down of or other accident to the machinery  conductors
or other  apparatus  or any part thereof  used for the  production  or supply of
electricity and water and also except when prevented by labour disputes  strikes
(whether in the works of the  Landlord  or those of others on whom the  Landlord
may be depending  for supplies to fulfill this  covenant)  force  majeure or any
other cause  whatsoever  it will supply or procure the supply to the Tenant upon
the  demised  premises  at all  reasonable  times  during  the said term when so
required to do a supply (not  exceeding  however the  quantities  which shall be
agreed in the  appropriate  application  therefor  accepted by the  Landlord) of
electricity and water

<PAGE>

                               THE FIRST SCHEDULE

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

A single  storey double span  building  approximately  81'-3" x 226'-5" x 13'-6"
high to eaves with a two storey  office block  approximately  82'-0" x 16'-3" at
East, a two storey factory/first floor office block with own toilets, and boiler
house at west  approximately  96'-0" x 40'-0"  x 20'-0"  high,  a single  storey
annexe  at North  approximately  14'-9"  x 88'-0"  housing  canteen  and  toilet
accommodation and a boiler house at North approximately 15'-0" x 22'-0" x 10'-6"
high to eaves.

FACTORY:

--------

    Brick walls,  facing bricks externally,  fairfaced  internally and  painted.
    Steel  roof   trusses   and   purlins  on  steel   stanchions.    Corrugated
    asbestos-cement  roof sheeting on insulation  board.  One stretch  of patent
    glazing in each of four slopes with 12 opening lights.

    Galvanised  steel  gutters  and cast iron  rainwater  downpipes.
    One large sliding door with wicket door at North-East.
    One large sliding door with wicket door at South-East.
    One large sliding door with wicket door at South-West.
    Two large sliding doors one with wicket door at West.
    One small sliding door at North-West.
    Thirty-two  large  windows  with opening  lights and five small  windows to
    toilets at North-East.
    External  brick porch with timber and  felted roof and two small  windows at
    the South-West personnel entrance.

OFFICE  BLOCK  AT  EAST:

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

    Brick walls,  facing bricks  externally  plastered  and painted  internally,
    parapets to roof at North, East and South.
    Steel beams and stanchions.
    Concrete ground floor, reinforced concrete
    first floor and roof with felted finish.
    Brick spine wall to factory  with  four fixed  glazed  windows to factory at
    first floor.
    One pair of double panelled timber doors in glazed artificial stone entrance
    feature and canopy.
    Thirty-four  steel windows  with opening  lights.  Reinforced  concrete main
    staircase.
    Steel fire  escape  stairs  and sliding  door  access to factory  from first
    floor.
    Ground floor partition walls  forming  entrance hall,  female toilet entered
    off of factory area,  large  general office and office at south-east  corner
    of factory.

                                     - 18 -

<PAGE>

     First  floor  walls  forming one  central  general  office with  individual
     offices at North and South.
     Sliding glass hatch to ground floor General Office.
     Mat in matwell to entrance hall.
     Carpet tiles over PVC tiles to hall, ground floor offices,  main stairs and
     whole of first floor. Five flush doors on ground floor.
     Two flush doors on first floor.

TOILETS:

--------

     Brick  partitions  at  North-east  of factory area  approximately  11'-0" x
     22'-9" x 10'-0" high forming a cleaners'  room female works and male office
     toilets.

     Timber  and  wallboard  ceiling.

     Female office toilet in office area, entered from factory area.

     Accommodation:-

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

     Female:                            One  low  level  W.C.  suite  and  brick
                                        cubicle  with  flush  door.
                                        One  low  level  W.C.  suite  and timber
                                        cubicle  and  flush  door.
                                        Two  lavatory  basins  on  legs.
                                        White  glazed  tile  splashback.
                                        Timber  screens  to  lavatory  basins.
                                        Walls  plastered  and  painted.
                                        Floor  PVC  tiled.
                                        Flush  timber  entrance door and closer.

     Male  Office:                      One  low  level  W.C.  suite  in  brick
                                        cubicle  with  flush  door.
                                        Two  lavatory  basins  on  legs.
                                        One  wall urinal bowl, division, cistern
                                        and  sparge.
                                        Walls plastered and half tiled.

                                        PVC  floor  tiles.

                                        One  mirror.

                                        Flush entrance door and closer.

     Female  Works:                     Two  high  level  W.C.  suites  in brick
                                        cubicles  with  flush  doors.
                                        Flush  timber door from  cloakroom.  Two
                                        lavatory basins on legs (in cloakroom).
                                        White  glazed  tiled  splashback.
                                        PVC  tiled  floor.
                                        Painted  brickwork.
                                        Flush  timber entrance door with closer.

     Cleaners'  Room:                   Painted  brickwork.
                                        Concrete  floor.
                                        Flush  timber  entrance  door.

                                     - 19 -

<PAGE>

                          THE FIRST SCHEDULE (Cont'd.)

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

ANNEXE  AT  NORTH:

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

     Brick walls,  facing bricks  externally,  brick  partitions,  plastered and
     painted forming male and female toilets, cloakroom, canteen.

     Concrete floors with quarry tiles in toilets and cloakroom and PVC tiles in
     canteen.  Reinforced  concrete roof with 3-ply built up roofing,  cast iron
     gutters and downpipes.

     Thirteen galvanised steel windows, One single internal door. Six doors from
     factory.

     Accommodation  :-

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

     Female Toilet:                          One high level W. C. suite and full
                                             height  brick  cubicle  with
                                             flush  door.
                                             One  lavatory  basin  on  legs.
                                             Tiled  splashback.

     Male  Toilets:                          Five  high  level  W.C.  suites and
                                             brick  cubicles  all  with  flush
                                             timber  doors.
                                             One  l0'-0"  run  of  glazed  wall
                                             urinal,  cistern  and  sparge.
                                             Brick  dividing  wall.
                                             Six  lavatory  basins  on  legs and
                                             glazed  drainage  channel.
                                             Tiled  splashback.

BOILER  HOUSE  AT  NORTH:

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

     Brick  walls,  facing  brick  externally.
     Brick flue lined with  Fosalsil  bricks and fitted with damper door.  Three
     steel  windows,  with opening  lights at North.  One pair of double  timber
     doors and one small louvre ventilator at east.  Corrugated  asbestos-cement
     roof on steel purlins. Concrete floor.

TWO  STOREY  SECTION  AT  WEST:

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

     Brick external cavity walls,  facing bricks externally,  open to factory at
     ground floor level.  Encased steel  stanchions and beams  supporting  first
     floor  of  reinforced  concrete  beams  with  surface  screed  and  roof of
     reinforced  concrete beams with insulating screed,  asphalte finish and six
     large doomed  rooflights.  Twenty-four first floor windows all with opening
     lights.

     Ground  Floor:

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

     Brick  partition  walls  forming  boiler  house,  office  and

<PAGE>

                          THE FIRST SCHEDULE (Cont'd.)

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

          Two reinforced  concrete staircases with steel balustrades and plastic
          covered steel handrails,  lino covered treads and risers with non-slop
          nosings.  PVC tiles to lobby and landing floors. Brick built office on
          ground  floor at  north-west  approximately  11'-8"  x 7'- 0"  painted
          fairfaced  brickwork,  PVC tiled  floor and false  ceiling.  All walls
          fairfaced  and  painted  except  stair  lobbies  which  are  plastered
          internally.

          Brick flue to boiler house lined with Fosalsil  blocks.  One half hour
          self-closing  fire  check door to each  stair  lobby and one  external
          single flush door from each lobby. Pair of louvred doors externally to
          boiler house.

          First  Floor:

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

          Plastered brick partitions forming office at south-west,  two polished
          hardwood  doors,  false tiled ceiling with flush  lighting  system and
          range of polished  hardwood  cupboards and radiator covers.  Plastered
          brick partitions forming two stairwells, corridor to toilets, male and
          female  toilets,  private  toilet and one office,  all  plastered  and
          painted.  Office at  north-west  with tiled  false  ceiling  and inner
          sliding  double  glazing to all  windows.  One 1-hour  fire check self
          closing  polished  hardwood  door to each stair lobby.  Four  polished
          hardwood  doors to office and toilets  with  closers to toilet  doors.
          Office floor at South and South stair area carpet tiled.

          Toilet  Accommodation:

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

          Male  Toilet:     One  low  level  W.  C.  suite  in  cubicle
                            with  polished  hardwood  door.
                            One lavatory basin on legs.
                            Tiled  splasbback.
                            PVC  floor  tiles.

          Female  Toilet:   One  low  level  W.C.  suite  in  cubicle
                            with  polished  hardwood  door.
                            One lavatory basin on legs.
                            Tiled  splasbback.
                            PC  floor  tiles.

          PRivate  Toilet:  One  low  level  W.C.  suite  in  melamine
                            cubicle  with  matching  screen.
                            One  lavatory  basin  with  pedestal.
                            Wall  tiling  three-quarter  height  to
                            W.C.  and  lavatory  basin  areas.
                            Sheet  floor  covering.

          All  sanitary  fittings  connected  to soil  drainage  and cold  water
          supplies.

                                     - 21 -

<PAGE>

                      THE FIRST SCHEDULE          (Cont'd.)
                      ------------------

     FIRE  FIGHTING  EQUIPMENT:

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

          Ground  Floor  Office/Entrance:
               One  2-gallon  water  extinguisher.

          First  Floor  Front  Offices:
               Two  2-gallon  water  extinguishers.

          Factory
               Six  2-gallon  water  extinguishers.
               Twelve  fire  buckets.

          Boiler  House  (North-West):
               One  2-gallon  foam  extinguisher.

          Annexe:
               One  2-gallon  water  extinguisher.

          First  Floor  (West)  Offices:
               Two  2-gallon  water  extinguishers.

     LAND:

     -----

          North:    Shingle surfaced parking for 3 cars adjoining offices.
                    Shingle surfaced parking for 4 cars adjoining annexe.
                    Concrete apron to loading doors and between boiler house and
                    annexe.

          South:    Shingle surfaced parking for 20 cars. Concrete aprons to
                    loading doors at east and west.

          West:     Hoggin surfaced parking for 14 cars and access to loading
                    doors.

          East:     Grassed area with hedges. Shingle surfaced paths. Concrete
                    path and step to office entrance.

          Soil  and  surface  water  drainage.

ELECTRICAL  INSTALLATION:

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

           Entrance  Hall     1 - 4ft. 40w. and 1 - 5ft. 65w. single fluorescent
                              fittings  with  diffusers  controlled  by 2 -  20A

                              switches.

                              1  -  l3A  single  switched  socket  outlet.

Enquiries:                    1  -  4ft.  40w.  single  fluorescent fitting with
                              diffuser  controlled  by  1  -  20A  switch.

                              2  -  13A  single  switched  socket  outlets

<PAGE>

                      THE FIRST SCHEDULE          (Cont'd.)
                      ------------------

Landing:-                 1 - 6ft. 85w. single fluorescent fitting with diffuser
                          controlled  by  1  -  20A  switch.

Office  First             2  -  5ft.  65w.  twin  fluorescent  fittings
Floor  (Private  1)       with  diffusers  controlled  by  1  -  20A
(Front):-                 switch.

                          2  -  l3A  twin  switched  socket  outlets.

Main  Office              10  -  6t.  85w.  twin  fluorescent  fittings
First  Floor              with  diffusers  controlled  by  2  -  20A
(Front):-                 switches.

                          9  -  13A  twin  switched  socket  outlets.

Office  First             2  -  5ft.  65w.  twin  fluorescent  fittings
Floor  (Private  2)       with  diffusers  controlled  by  1  -  20A
(Front):-                 switch.

                          2  -  13A  twin  switched  socket  outlets.

Main  Office             10  -  6ft.  85w.  single  fluorescent  fittings
Ground  Floor            with  diffusers,  controlled  by  2  -  20A
(Front):-                switches.

                         7  -  13A  twin  switched  socket  outlets.

Private  Office          2  -  5ft.  65w.  twin  fluorescent  fittings
Ground  Floor            with  diffusers  controlled  by  1  -  20A
(Front):-                switch.

                         2  -  13A  twin  switched  socket  outlets.

Toilet  (1):-            2  -  5ft.  65w.  single  fluorescent  fitting
                         and  1  fitting  with  coolicon  shade  all
                         controlled  by  3  -  20A  switches.

Toilet  (2):-            1  -  5ft.  65w.  single  fluorescent  fittings
                         with  diffuser  and  1  fitting  with  coolicon
                         shade  controlled  by  2  -  20A  switches.

Toilet  (3):-            4  -  lighting  points  complete  with  coolicon
(Male  Works):           shades  controlled  by  4  -  20A  metal
                         clad  switches.

Utility  Room:  -        1  -  lighting  point  complete  with
                         coolicon  shade  controlled  by  1  -  20A
                         switch.

Toilet  (4):-            2  -  spherical  batten  fittings  controlled
                         by  1  20A  switch.

Washroom:-               2 - spherical  batten  fittings  controlled  by 1 - 20A
                         switch.

Toilet  (5)              6  -  spherical  batten  fittings  controlled
(works  Male):-          by  2  -  20A  switches.

<PAGE>

                      THE FIRST SCHEDULE          (Cont'd.)
                      ------------------

Spare  Room:            2  -  spherical  batten  fittings  controlled
                        by  1  -  20A  switch.

Canteen:                8  - totally enclosed lighting points, complete
                        with 60w. lamp controlled by 4 - 20A  switches.

Kitchen:-               2  -  totally  enclosed  lighting  points,
                        complete  with  60w. lamp controlled
                        by  1  -  20A  switch.

Private                 Dining  Room:- 2 -  totally  enclosed  lighting  points,
                        complete with 60w. lamp controlled by 1 - 20A switch.

First  Aid  Room:-      1  -  5ft.  65w.  single  fluorescent
                        fitting  open  reflector  controlled  by
                        1  -  20A  switch.

Side  Entrance  (West):-1  -  5ft.  65w.  single  fluorescent
                        fitting  open  reflector  controlled  by
                        1  -  20A  switch.

Landing:  -             1  -  5ft. 65w. single fluorescent
                        fittings open reflector controlled by
                        1 - 20A switch.
                        1  -  13A  single  switched  socket  outlet.

Toilet  Male:-          1  -  5ft.  65w.  single  fluorescent
                        fitting  and  1  spherical batten fitting
                        controlled by 1 - 20A switch.
                        1  -  13A  single  switched  socket  outlet.

Toilet  Female:-        1  -  5ft.  65w.  single  fluorescent  fitting
                        and 1 spherical batten fitting
                        controlled by 1 - 20A switch.

Executive  Toilet:-     2  -  spherical  batten  fittings
                        controlled by 1-20A switch.
                        1  -  13A  single  switched  socket  outlet.

Private  Office  (1)    2  -  5ft.  65w.  twin  fluorescent
(Rear):-                fitting open reflector controlled by 2 - 20A
                        switches.

                        3  -  13A  single  switched  socket  outlets.

Private Office (2)2 -  4  tube  6ft.  85w.  fluorescent  fittings
(Rear):-               with  decorative  diffusers  controlled  by
                       2  -  20A  switches.
                       2  -  13A  single  switc hed socket  outlets.

Main  Office:-         23  -  5ft.  65w. twin fluorescent fittings
                       open reflector controlled by 6 - 20A switches.

<PAGE>

                      THE FIRST SCHEDULE          (Cont'd.)
                      ------------------

          Side Entrance  (East):-1  -  6ft. 65w. single fluorescent fitting open
                                 reflector,  controlled  by  1  -  20A  switch.

          Landing:-              1  -  5ft.  65w.  single fluorescent fitting
                                 open reflector controlled  by 1 - 20A  switch.

          Factory:  -            114  -  6ft.  85w.  twin  fluorescent  fittings
                                 open  reflectors  controlled by 27 - 20A  metal
                                 clad  switches  and  2  contactors.

          Factory  Extension:-   25  -  6ft. 85w. twin fluorescent fittings open
                                 reflectors controlled by 6 - 20A
                                 metal  clad  switches.

          Boiler  House:-        1  -  6ft. 85w. twin fluorescent fittings, open
                                 reflector, controlled by 1 - 20A
                                 metal  clad  switch.

          Control  and  Protection  :-

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

               The  installation  is  balanced  over  3-phases  and  neutral,
               comprising  a  300A T.P. & N. mainswitch (fuseswitch) 300A T.P. &
               N.  busbar  chamber,  2  -  100A  T.P.  &  N.  switchfuse,  each
               controlling 30A T.P. & N. 6 watt distribution fuseboard. Also 2 -
               30A isolators, 1 controlling a 30A T.P. & N. 3 - way distribution
               fuseboard  and  the  other  controlling  a 30A 6-way distribution
               fuseboard.

          System:-

          -------

               The  installations  wired in  P.V.C.  cable and  V.I.R.  cable of
               reputable manufacture encased in welded steel screwed conduit and
               plastic trunking,  fully complying with present day good practice
               and the regulations of the Institute of Electrical Engineers.

          THE  COMMON  SEAL  of       )
          SLOUGH  TRADING  ESTATE     )
          -----------------------     )
          LIMITED was hereunto affixed)
          in  the  presence  of:-     )

          /S/                          Director

          /S/                          Director

<PAGE>

     THIS  MEMORANDUM and DEED of RECORDATION is made pursuant and  supplemental
     to the within-written Lease ("the Lease") on the Eighth day of October 1984

BETWEEN

-------

          (1)  ("the  Landlord")  SLOUGH  TRADING  ESTATE  LIMITED

           and

          (2)  ("the  Tenant")  SCHAEVITZ  E.  M.  LIMITED

     and  WITNESSITH  that the parties hereto (either being the original parties
     to the Lease or falling  within the  definitions  expressed in Clause 4 (3)
     (A) of the Lease) CONFIRM AND DECLARE THAT the increased yearly rent

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

     payable pursuant to the provisions of Clause 4 (5) of the Lease as from the
     end of  the  fifth  year  of the  term  granted  by  the  Lease  being  the
     Twenty-fourth  day of June One  thousand  nine  hundred and  eighty-two  is
     88,500 (Eighty eight thousand five hundred pounds) per annum

     IN WITNESS whereof the parties hereto have respectively duly executed these
     presents  the  date  first  above  written

                                   (     THE  COMMON  SEAL  of  SLOUGH
                                   (     TRADING  ESTATE  LIMITED was
                                   (     hereunto  affixed  in  the  presence
                                   (     of:-

             /S/                   Director

             /S/                   Secretary

<PAGE>

Dated    [Illegible]    1984.

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

SLOUGH  TRADING  ESTATE  LIMITED

     -     and  -

SCHAEVITZ  E.M.  LIMITED                           DATED  14  September  1977
                                                   --------------------------

Deed  of  Endorsement  of  Rent  Review
effective  at  24th  June  1982.

============================================

                          SLOUGH TRADING ESTATE LIMITED

                                       TO

                             SCHAEVITZ E .M. LIMITED

                          ==============================
                                      LEASE

                                       OF

                        Premises known as Numbers 543/544

                         Trading Estate SLOUGH Berkshire

                          ==============================

                           KENNETH BROWN BAKER, BAKER

                                 Lincoln House,

                                     296/302  High  Holborn,
                                          London  WC1V  7JX

                                      1974

<PAGE>
SLOUGH
ESTATES

                         Buildings 543/544 Ipswich Road,

                       Trading Estate, Slough, Berkshire.

                         Lease dated 14th September 1977

BY  THIS  MEMORANDUM  dated  the     14th     day  of     July     1992  SLOUGH
TRADING  ESTATE  LIMITED (as Landlord) and LUCAS  SCHAEVITZ  LIMITED (as Tenant)
desire to record the fact that the rent payable under the above  mentioned Lease
has been reviewed under the provisions of the Lease and fixed in accordance with
those provisions at 190,000 exclusive per annum from the 24th June 1992.

Signed  /S/

      ---------------------------
Director
for  and  on  behalf  of
SLOUGH  TRADING  ESTATE  LIMITED

<PAGE>
Slough
Estates
                            MEMORANDUM OF RENT REVIEW

           Premises:       Building  543/544  Ipswich  Road
                           Trading  Estate,  Slough,  Berkshire

           Date of Lease   14th  September  1977

BY  THIS  MEMORANDUM  dated  the     26th     day  of    November   1998  SLOUGH
TRADING  ESTATE  LIMITED (as Landlord) and LUCAS  SCHAEVITZ  LIMITED (as Tenant)
desire to record the fact that the rent payable under the above  mentioned Lease
has been reviewed under the provisions of the Lease and fixed in accordance with
those provisions at 205,000 exclusive per annum from the 24th June 1998

Signed  /S/
      ---------------------------
Director
For  and  on  behalf  of
SLOUGH  TRADING  ESTATE  LIMITED

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00022-of-00352.parquet"}]]