Document:

LEASE
                                      -----

LEASE, made this 15th day of December, 1998, between:

         GARY GOLDBERG, D/B/A MONTEBELLO PARK

         (hereinafter  referred  to  interchangeably  as "Lessor,  Landlord,  or
         Owner")

                                       AND

         SEAK, INTERNATIONAL

         (hereinafter referred to interchangeably as "Lessee or Tenant")

1.       DESCRIPTION.

         Lessor  hereby leases to Lessee and Lessee hereby hires from Lessor the
         following space:

         Approximately  633 gross  square feet  (hereinafter  referred to as the
         "Demised  Premises  or  Premises")  as  shown  on the  plan  or  plans,
         initialed by the parties hereto,  marked "Exhibit A" and made a part of
         this Lease in the building located at 75 Montebello Road, Suffern,  New
         York  10901  (hereinafter  referred  to as the  "Building"),  which  is
         situated on that certain parcel of land (hereinafter referred to as the
         "Office Building Area"),  together with the right to use in common with
         other  Lessees  of  the  Building,   their  invitees,   customers,  and
         employees,  the lobby, stairways,  elevators, if any, halls, toilet and
         sanitary facilities;  and all other general common facilities contained
         in the  Building and such parking as in  Paragraph  41,  provided.  The
         above computation includes 2.51% percent of the total building area.

2.       TERM.

         The  premises  are leased for a term of  THREE(3)  YEARS to commence on
         January 1, 1999 and end at 12:00 midnight on December 31, 200l provided
         that if Lessor, for any reason whatsoever, cannot deliver possession of
         the Premises to Lessee at the  commencement  of the agreed  term,  this
         Lease  shall not be void or  voidable,  nor  shall  Lessor be liable to
         Lessee for any loss or damage resulting therefrom,  but, in that event,
         the  Lease  term  shall  be for the  full  term as  specified  above to
         commence from and after the date Lessor shall have delivered possession
         of the  Premises  and to  terminate  midnight  of the  day  immediately
         preceding said third  anniversary of the  commencement  date and Lessor
         and  Lessee  shall,  by a writing  signed by the  parties,  ratify  and
         confirm  said  commencement  and

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         termination dates.  Notwithstanding  anything to the contrary contained
         herein,  if the  Premises  are not  delivered  to  Lessee  on or before
         January 1, 1999 for any reason  whatsoever  (except for the reasons due
         to the acts or omissions of Lessee),  then Lessee may cancel this Lease
         on thirty  (30)  days  prior  notice to Lessor of its  intent to do so,
         which  notice  may be given  on or after  January  1,  1999 and  unless
         possession is delivered prior to the expiration of said thirty (30) day
         period this Lease shall  terminate,  and any advance  rent and security
         shall he promptly returned to Lessee.

         If  permission  is given to Tenant to enter into the  possession of the
         Demised Premises prior to the date specified as the commencement of the
         term of this Lease,  Tenant  covenants  and agrees that such  occupancy
         shall be deemed  to be under  all  terms,  covenants,  conditions,  and
         provisions  of this Lease,  except as to the covenant to pay rent.  The
         provisions  of this  article  are  included to  constitute  "an express
         provision  to the  contrary"  within the meaning of Section 223a of the
         New York Real Property Law.

3.       BASIC RENT.

         The Lessee shall pay to the Lessor  during the term,  basic rent in the
         amount of THIRTEEN  THOUSAND,  SIX HUNDRED  NINE  DOLLARS AND NO 50/100
         ($13,609.50),  per annum, or FORTY THOUSAND, EIGHT HUNDRED TWENTY-EIGHT
         DOLLARS  AND  50/100  ($40,828.50)  for the  entire  term  (hereinafter
         referred  to as "rent or  basic  rent"),  payable  in  equally  monthly
         installments  of ONE  THOUSAND,  ONE  HUNDRED  THIRTY-FOUR  DOLLARS AND
         12/100 ($1,134.12) on the first day of each month.

         The rent  shall be due and  payable  on the first day of each  calendar
month,  in such coin of currency of the United  States of America as at the time
of payment  shall be legal  tender for the payment of public and private  debts.
The basic  rent  shall  accrue at the rate as  described  above,  except  that a
proportionately  lesser sum may be paid for the first and last month of the term
of this Lease, if the term commences on the date other than the first day of the
month.  The basic rent shall be  payable  at the  office of the  Lessor,  at the
address set forth,  or as may otherwise be directed by notice from the Lessor to
the Lessee.  Lessor acknowledges  receipt from Lessee of the sum of ONE THOUSAND
EIGHT HUNDRED  FORTY-FOUR  DOLLARS AND 05/100  ($l,844.05)  which represents the
first month's rent,  two months  security,  LESS A CREDIT of ONE THOUSAND,  FIVE
HUNDRED  FIFTY-EIGHT  DOLLARS  AND 32/100  ($1,558.32)  for  security  under the
Tenant's existing lease from a different space in the building.

         Upon the  expiration  or other  termination  of the term of this Lease,
Tenant shall quit and surrender to Owner the Demised  Premises,  broom cleat, in
good order and  condition,  ordinary  wear and tear,  damage  which  Landlord is
required to repair  damages  which  Tenant is not required to repair as provided
elsewhere in this Lease  excepted,  and Tenant  shall  remove all its  property.
Tenant's  obligation  to observe or perform  this  covenant  shall  survive  the
expiration or other  termination  of this Lease.  If the last day of the term of
this Lease or any renewal thereof,

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falls on  Sunday,  this Lease  shall  expire at noon on the  preceding  Saturday
unless  it be a legal  holiday,  in which  case it shall  expire  at noon on the
preceding business day.

4.       USE AND OCCUPANCY.

         Lessee  shall use and occupy the  Premises as a  management  consulting
         company.

5.       COVENANT TO PAY RENT.

         Lessee  shall pay basic  tent in equal  monthly  installments,  and any
         additional rent, as hereinafter  provided,  to Lessor at Lessor's above
         stated  address,  or at such  other  place as Lessor may  designate  in
         writing,  without demand and without  counterclaim,  deduction,  or set
         off.

         In the event that, at the  commencement  of the term of this Lease,  or
         thereafter,  Tenant shall be in default in the payment of rent to Owner
         pursuant  to the terms of  another  Lease  with  Owner or with  Owner's
         predecessor in interest,  and such default  remains  uncured beyond the
         expiration of the applicable  grace period Owner may, at Owner's option
         and  without  notice to Tenant,  add the amount of such  arrears to any
         monthly  installment  of rent payable  hereunder  and the same shall be
         payable to Owner as additional rent.

6.       CARE AND REPAIR OF PREMISES.

         Lessee  shall  commit no act of waste  and shall  take good care of the
         Premises and the fixtures and appurtenances  therein, and shall, in the
         use and occupancy of the  Premises,  conform to all laws,  orders,  and
         regulations of the federal,  state, and municipal governments or any of
         their  departments.  Lessor  shall  make all  necessary  repairs to the
         Premises,  except where the repair has been made necessary by misuse or
         neglect by Lessee or Lessee's agents, servants, visitors, or licensees.
         All improvements made by Lessee to the Premises,  which are so attached
         to the Premises that they cannot be removed without  material injury to
         the  Premises,  shall become the property of Lessor upon  installation.
         Not later  than the last day of the term,  Lessee  shall,  at  Lessee's
         expense,   remove  all  of  Lessee's   personal   property   and  those
         improvements  made by Lessee  which have not become the property of the
         Lessor,  including  trade  fixtures,  cabinet work,  movable  paneling,
         partitions,  and the like;  repair all injury done by or in  connection
         with the installation of removal of said property and improvements; and
         surrender  the  Premises  in as  good  condition  as  they  were at the
         beginning of the term,  reasonable wear and tear, damage required to be
         repaired by Landlord,  damage not required to be repaired by Tenant and
         damage by fire, the elements,  casualty,  or other cause not due to the
         misuse or neglect by Lessee,  Lessee's agents,  servants,  visitors, or
         licensees,  excepted.  All other  property of Lessee

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         remaining on the Premises  after the last day of the term of this Lease
         shall be  conclusively  deemed  abandoned and may be removed by Lessor,
         and Lessee shall reimburse Lessor for the cost of such removal.  Lessor
         may  have  any such  property  stored  at  Lessee's  risk and  expense.
         Notwithstanding  the  foregoing,  Tenant  shall have no  obligation  to
         perform any  structural  alterations or  alternations  which affect any
         building system in order to comply with any laws.

         Notwithstanding anything to the contrary contained herein, Lessee shall
         have the right to require that Lessor elect,  prior to the installation
         of any item not becoming  Lessor's property pursuant to this Paragraph,
         whether  Lessor  will  require the removal of any such item or items by
         Lessee at the end of the Lease and Lessor  shall  notify  Lessee of its
         election without unreasonable delay.

7.       WINDOW CLEANING.

         Tenant till not clan nor require,  permit,  suffer, or allow any window
         in the  Disclosed  Premises to be cleaned from the outside in violation
         of Section 202 of the Labor Law or any other  applicable  law or of the
         Rules of any Board or body having or asserting jurisdiction hereof.

8.       ALTERATIONS, ADDITIONS, OR IMPROVEMENTS.

         Lessee  shall not,  without  first  obtaining  the  written  consent of
         Lessor,  which  consent will not be  unreasonably  withheld or delayed,
         make any, additions, or improvements in, to, or about the Premises.

         Subject to the prior written consent of Owner, and co the provisions of
         this  article.  Tenant,  at  Tenant's  expense  may  make  alterations,
         installations,  additions,  or improvements which are nonstructural and
         which do not affect utility services or plumbing and electricity lines,
         in or to the interior of the Demised  Premises by using  contractors or
         mechanics  first  approved by Owner.  Tenant  shall,  before making any
         alterations, additions, installations, or improvements, at its expense,
         obtain  all  permits,  approvals,  and  certificates  required  by  any
         governmental  or   quasi-governmental   bodies  and  (upon  completion)
         certificates  of final  approval  thereof  and shall  deliver  promptly
         duplicates of all such permits,  approvals,  and certificates to Owner,
         and Tenant  agrees to carry and will  cause  Tenant's  contractors  and
         subcontractors to carry such workman's compensation, general liability,
         personal  and  property  damage  insurance,  as  Owner  may  reasonably
         require.  Notwithstanding  the foregoing,  there shall  generally be no
         alterations  or changes to this space,  this being  designated  as "the
         chapel space", without the express written consent of the Landlord.

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9.       ACTIVITIES INCREASING FIRE INSURANCE RATES.

         Lessee shall not do or suffer anything to be done on the Premises which
         will increase the rate of fire insurance on the Building.

         Tenant  shall not do or  permit  any w or thing to be done in or to the
         Demised  Premises which is contrary to law, or which will invalidate or
         be in  conflict  with  public  liability,  fire,  or other  policies of
         insurance  at any time  carried  by or for the  benefit  of Owner  with
         respect to the Demised  Premises  or the  Building of which the Demised
         Premises  form a part,  or which  shall or might  subject  Owner to any
         liability  or  responsibility  to any  person or for  property  damage.
         Tenant shall not keep anything in the Demised  Premises,  except as now
         or  hereafter   permitted  by  the  Fire  Department,   Board  of  Fire
         Underwriters,  Fire Insurance  Rating  Organization  or other authority
         having jurisdiction,  and then only in such manner and such quantity so
         as not to  increase  the  rate  for fire  insurance  applicable  to the
         building,  nor use the  premises in a manner  which will  increase  the
         insurance  rate for the building or any property  located  therein over
         that in effect prior to the commencement of Tenant's occupancy when the
         premises were occupied.  Tenant shall pay all costs,  expenses,  fines,
         penalties  or  damages,  which may be  imposed  upon Owner by reason of
         Tenant's  failure to comply with the  provisions of this article and if
         by  reason  of such  failure  the fire  insurance  rate  shall,  at the
         beginning  of this Lease or at any time  thereafter,  be higher than it
         otherwise  would be, then Tenant shall  reimburse  Owner, as additional
         rent  hereunder,  for  that  portion  of all  fire  insurance  premiums
         therefor  paid by Owner which shall have been  charged  because of such
         failure by Tenant. In any action or proceeding wherein Owner and Tenant
         are  parties,  a schedule  or  "make-up"  of rate for the  Building  or
         Demised  Premises  issued by the New York Fire Insurance  Exchange,  or
         other body making fire  insurance  rates  applicable  to said  premises
         shall be  conclusive  evidence of the facts  therein  stated and of the
         several items and charges in the fire insurance  rates then  applicable
         to said premises.

10.      ABANDONMENT.

         Lessee shall not,  without first  obtaining the written  consent of the
         Lessor, abandon the Premises, or allow the Premises to become vacant or
         deserted.  Lessor shall  consent to Lessee  abandoning  the Premises or
         allowing  the same to  become  vacant  or  deserted  provided  Lessor's
         insurance is nor jeopardized  and provided  further that any additional
         premiums resulting therefrom are borne by Lessee.

11.      ASSIGNMENT AND SUBLEASE.

         Lessee may assign or sublease the within Lease to any party  subject to
         the following:

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A.       In the event  that the  Lessee  desires  to  sublease,  or  assign  the
         Premises to any other party,  the terms and conditions of such sublease
         or assignment  shall be  communicated to the Lessor in writing prior to
         the effective date of any such sublease or assignment,  and, the Lessor
         shall  have the  option,  exercisable  in  writing  to the  Lessee,  to
         recapture  the  within  Lease so that  such  prospective  sublessee  or
         assignee shall then become the sole Lessee of Lessor  hereunder and the
         within  Lessee  shall be fully  released  from any and all  obligations
         hereunder.   Lessor  shall  have  fifteen  (15)   business  days  after
         submission  of the  proposed  sublease  or  assignment  complete in all
         respects and conditioned only on Lessor's  approval to elect the rights
         afforded Lessor pursuant to this Subparagraph A.

B.       In the event  that the  Lessor  elects  not to  recapture  the Lease as
         hereinabove provided,  the Lessee may nevertheless assign this Lease or
         sublet  the  whole  or any  portion  of the  Premises,  subject  to the
         Lessor's prior written  consent,  which consent shall not  unreasonably
         withheld on the following terms and conditions:

         (1)      The Lessee shall provide to the Lessor the name and address of
                  the assignee or sublessee.

         (2)      The assignee shall assume, by written  instrument,  all of the
                  obligations  of this  Lease,  and a copy  of  such  assumption
                  agreement  shall be  furnished  to the Lessor  within ten (10)
                  days of its execution.

         (3)      The Lessee and each  assignee  shall be and remain  liable for
                  the  observance of all of the covenants and provisions of this
                  Lease  including,  but not  limited  to,  the  payment of rent
                  reserved herein, through the entire term of this Lease.

         (4)      In any event,  the  acceptance  by the Lessor of any rent from
                  the assignee or from any of the  subtenants  or the failure of
                  Lessor to insist upon strict  performance of any of the terms,
                  conditions,  and covenants herein shall not release the Lessee
                  herein, nor any assignee assuming this Lease, from any and all
                  of the  obligations  herein  during and for the entire term of
                  this Lease.

C.       Transfer of the  majority of the stock of a corporate  Tenant  shall be
         deemed an assignment.

D.       If Tenant assigns and/or sublets the space, as described  herein,  with
         Landord's  consent,  and the sublessee elects to exercise the option to
         renew  provision  described  herein,  then for the  second  term of the
         lease,  the primary  tenants  liability  shall cease upon said  initial
         term.

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12.      COMPLIANCE WITH RULES AND REGULATIONS.

         Lessee  shall  observe  and  comply  with  the  rules  and  regulations
         hereinafter  set forth in  Exhibit B which are made a part  hereof  and
         with such  further  reasonable  rules  and  regulations  as Lessor  may
         prescribe,  on written notice to the Lessee, for the safety,  care, and
         cleanliness of the Building and the comfort,  quiet, and convenience of
         other occupants of the Building. Lessee shall not place a load upon any
         floor of the Demised Premises  exceeding the floor load per square foot
         area which it was designed to carry and which is allowed by law. Lessor
         reserves  the right to  prescribe  the weight and position of all safes
         and other heavy machines, and mechanical equipment.  Such installations
         shall be placed and  maintained  by Lessee,  at  Lessee's  expense,  in
         settings  sufficient,  in Lessor's reasonable  judgment,  to absorb and
         prevent vibration, noise, and annoyance.

         In the event Tenant disputes the  reasonableness  of additional rule or
         regulation  hereinafter imposed or adopted by the Landlord, the parties
         agree  to  submit  the  question  of  reasonableness  of  such  rule or
         regulation  to  the  New  York  office  of  the  American   Arbitration
         Association, whose determination shall be final and conclusive upon the
         parties  hereto.  If there is any  conflict  between this Lease and any
         rule or regulation, the terms of this Lease will prevail.

13.      DAMAGE TO THE BUILDING.

         If the  Building  is damaged by fire or other cause to such extent that
         the cost or restoration,  as reasonably estimated by Lessor, will equal
         or exceed  twenty-five  (25%) percent of the  replacement  value of the
         Building (exclusive of foundations) just prior to the occurrence of the
         damage,  then,  Lessor  may,  no later  than the  sixtieth  (60th)  day
         following  the damage,  give  Lessee a notice of election to  terminate
         this Lease, or, if the Premises shall not be reasonably  usable for the
         purpose for which they are leased  hereunder  for a period in excess of
         90 days,  then  Lessee  may,  no later  than the  sixtieth  (60th)  day
         following  the damage,  give  Lessor a notice of election to  terminate
         this  Lease.  In either  said event of  election,  this Lease  shall be
         deemed to  terminate  on the  thirtieth  (30th) day after the giving of
         said notice,  and lessee  shall  surrender  possession  of the Premises
         within a  reasonable  time  thereafter,  and the  basic  rent,  and any
         additional rent paid for any period beyond said date shall be repaid to
         Lessee.  If the cost of restoration as estimated by Lessor shall amount
         to less than  twenty-five  (25%)  percent of  replacement  value of the
         Building,  or if, despite the cost,  Lessor does not elect to terminate
         this Lease,  Lessor shall  restore the  building and the Premises  with
         reasonable  promptness,  subject to delays beyond Lessor's control, and
         delays in the making of insurance  adjustments  between  Lessor and his
         insurance  carrier,  and Lessee shall have no right to  terminate  this
         Lease.  Lessor  need not restore  fixtures  and

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         improvements owned by Lessee.

         Tenant  waives the  provisions  of Section 227 of the Real Property Law
         and agrees  that the  provisions  of this  Paragraph  shall  govern and
         control in lieu thereof.

         In any case in which use of all or any portion the Premises is affected
         by any damage to the Building, there shall be either an abatement or an
         equitable reduction in basic rent depending on the period for which and
         the  extent to which the  Premises  are not  reasonably  usable for the
         purpose for which they are leased  hereunder.  The words  "restoration"
         and "restore" as used in this  Paragraph 12 shall include  repairs.  If
         the damage  results from the fault of the Lessee,  or Lessee's  agents,
         servants,  visitors, or licensees,  Lessee shall not be entitled to any
         abatement or reduction in such basic rent.

         The Lessor or its agents shall not be liable for any damage to property
         of the Tenant or of others entrusted to employees of the Building,  nor
         for loss of or damage to persons or property  resulting  from any cause
         of  whatsoever  nature,  unless  caused by or due to the  negligence or
         willful misconduct of Owner, its agents, servants, or employees.  Owner
         or its agents  will not be liable for any such  damage  caused by other
         Tenants  or  persons  in,  upon or about  said  Building  or  caused by
         operations  in  construction  of any private,  public,  or quasi public
         work.  If  at  any  time  any  windows  of  the  Demised  Premises  are
         temporarily  closed,  darkened,  or bricked up (or permanently  closed,
         darkened,  or bricked up, if required by law) for any reason whatsoever
         including,  but not  limited to Owner's  own acts,  Owner  shall not be
         liable for any damage  Tenant may sustain  thereby and Tenant shall not
         be entitled to any compensation therefor nor abatement or diminution of
         rent nor shall the same release Tenant form its  obligations  hereunder
         not  constitute an eviction.  Tenant shall  indemnify and save harmless
         Owner against and from liabilities,  obligations,  damages,  penalties,
         claims,  costs, and expenses for which Owner shall not be reimbursed by
         insurance,  including  reasonable  attorneys fees, paid,  suffered,  or
         incurred  as a  result  of  any  breach  by  Tenant,  Tenant's  agents,
         contractors,  employees,  invitees,  or  licensees,  of any covenant or
         condition  of this Lease,  or the  negligence  of the Tenant,  Tenant's
         agents,  contractors,   employees,  invitees,  or  licensees.  Tenant's
         liability  under this Lease  extends to the acts and  omissions  of any
         sub-tenant, and any agent, contractor,  employee,  invitee, or licensee
         of any sub-tenant. In case any action or proceeding by counsel selected
         by Tenant and  approved by Owner in writing,  such  approval  not to be
         unreasonably withheld.

14.      WAIVERS OF SUBROGATION.

         Notwithstanding  the  provision of  Paragraph 12 of this Lease,  in any
         event of loss or  damage  to the  Building,  the  Premises  and/or  any
         contents,  each

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         party shall look first to any  insurance in its favor before making any
         claim against the other party, and to the extent possible without cost,
         each party  shall  obtain,  for each  policy of  insurance,  provisions
         permitting  waiver of any  claim  against  the other  party for loss or
         damage  within the scope of such  insurance,  and each  party,  to such
         extent as  permitted by law and, if  possible,  without any  additional
         premiums,  for itself and its insurers  waives all such insured  claims
         against the other party, by way of Subrogation or otherwise.

         The  foregoing  release  and  waiver  shall  be  enforced  only if both
         releasors'  insurance  policies  contain a clause providing that such a
         release or waiver shall not invalidate the insurance.

15.      EMINENT DOMAIN.

         If Lessee's use of the Premises is adversely affected due to the taking
         by eminent domain of (a) the Premises or any part thereof or any estate
         therein;  or (b) any  other  part of the  Building  or any  part of the
         parking area; then, in either event,  this Lease shall terminate on the
         date when  title  vests  pursuant  to such  taking.  The rent,  and any
         additional  rent,  shall be apportioned as of said termination date and
         any basic or additional rent paid for any period beyond said date shall
         be repaid to Lessee.  Lessee  shall not be  entitled to any part of the
         award for such  taking or any payment in lieu  thereof,  but Lessee may
         file a claim  for any  taking of  fixtures  and  improvements  owned by
         Lessee  which  have not become the  Lessor's  property,  and for moving
         expenses.  In the event of a partial  taking  which  does not  effect a
         termination  of this  Lease,  but does  deprive  Lessee of the use of a
         portion of the Demised Premises,  there shall either be an abatement or
         an equitable  reduction of the basic rent, and an equitable  adjustment
         of the Base Costs  depending  on the period for which and the extent to
         which the Premises so taken are not reasonable  usable for the purposes
         for which they are leased hereunder.

16.      INSOLVENCY OF LESSEE.

         Either (a) the  appointment of a receiver to take  possession of all or
         substantially all of the assets of Lessee, or (b) a general  assignment
         by Lessee for the  benefit  of  creditors,  or (c) any action  taken or
         suffered  by Lessee  under any  insolvency  or  bankruptcy  act,  shall
         constitute a default of this Lease by lessee,  and Lessor may terminate
         this Lease  forthwith,  and upon  written  notice of such  termination,
         Lessee's right to possession of the Demised  Premises shall cease,  and
         Lessee shall then quit and surrender the Premises to Lessor, but Lessee
         shall remain liable as hereinafter provided in Paragraph 17.

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17.      LESSOR'S REMEDIES ON DEFAULT.

         If Tenant  defaults in  fulfilling  any of the  covenants of this Lease
         other than the covenants for the payment of rent or additional rent, or
         if the Demised Premises becomes vacant or deserted in violation of this
         Lease; or if any execution or attachment shall be issued against Tenant
         or any of Tenant's  property  whereupon the Demised  Premises  shall be
         taken or occupied  by someone  other than  Tenant;  or if this Lease be
         rejected  under  Section 235 of Title 11 of the U.S.  Code  (bankruptcy
         code);  or if Tenant shall fail to move into or take  possession of the
         premises within thirty (30) days after the  commencement of the term of
         this Lease, then, in any one or more of such events, upon Owner serving
         a written fifteen (15) days notice upon Tenant specifying the nature of
         said default and upon the  expiration  of said  fifteen  (15) days,  if
         Tenant shall have failed to comply with or remedy such  default,  or if
         the said  default or omission  complained  of shall be of a nature that
         the same cannot be  completely  cured or remedied  within said  fifteen
         (15) day  period,  and if Tenant  shall not have  diligently  commenced
         during such default within such fifteen (15) day period,  and shall not
         thereafter  with  reasonable  diligence  and in good faith,  proceed to
         remedy or cure such  default,  then Owner may serve a written three (3)
         days' notice of  cancellation  of this Lease upon tenant,  and upon the
         expiration of said three (3) days,  this Lease and the term  thereunder
         shall end and expire as fully and  completely  as if the  expiration of
         such three (3) day period were the day herein  definitely fixed for the
         end and  expiration of this Lease and the term thereof and Tenant shall
         then quit and surrender the Demised Premises to Owner, but Tenant shall
         remain liable as  hereinafter  provided.  If the notice  provided above
         shall have been given,  and the term shall expire as  aforesaid;  or if
         Tenant shall make default in the payment of the rent reserved herein or
         any item of additional  rent herein  mentioned or any part of either or
         in making any other payment  herein  required and such default  remains
         uncured for ten 10) days after written notice from  Landlord;  then and
         in any such  events  Owner may  without  notice  re-enter  the  Demised
         Premises either by force or otherwise, and dispossess Tenant by summary
         proceedings  or otherwise,  and the legal  representative  of Tenant or
         other  occupant of Demised  Premises and remove their  effects and hold
         the  Premises  as if this  Lease had not been made,  and Tenant  hereby
         waives the service of notice of  intention  to  re-enter  or  institute
         legal  proceedings to that end. If Tenant shall make default  hereunder
         beyond the expiration of the applicable  grace period prior to the date
         fixed as the  commencement  of any renewal or  extension of this Lease,
         Owner may cancel and terminate  such renewal or extension  Agreement by
         written  notice.  If this Lease shall have been so terminated by Lessor
         pursuant  to  Paragraph  15 or 16  hereof,  Lessor  may,  at  any  time
         thereafter,  resume  possession of the Premises by any lawful means and
         remove Lessee or other occupants and their effects.

                                      -10-
<PAGE>

         IF LANDLORD IS REQUIRED TO PROCESS FOR  COLLECTION  OR POSSESSION OR IS
         CAUSED TO EXPEND LEGAL RESOURCES AS A RESULT OF LESSEE'S  DEFAULT UNDER
         THIS LEASE,  THEN LESSEE SHALL BE RESPONSIBLE FOR ALL REASONABLE  LEGAL
         FEES AND COSTS AS A RESULT OF SAID DEFAULT.

18.      DEFICIENCY.

         In any case where Lessor has  recovered  possession  of the Premises by
         reason of Lessee's default,  Lessor may, at Lessor's option, occupy the
         Premises or cause the  Premises to be  redecorated,  altered,  divided,
         consolidated  with other adjoining  premises,  or otherwise  changed or
         prepared for reletting,  and may relet the Premises or any part thereof
         as agent of Lessee or  otherwise,  for a term or terms to expire  prior
         to, at the same time as, or subsequent to, the original expiration date
         of this Lease, at Lessor's option,  and receive the rent thereof.  Rent
         so received  shall be applied  first to the payment of such expenses as
         Lessor may have incurred in connection with the recovery of possession,
         redecorating,  altering,  dividing,  consolidating with other adjoining
         premises,  or otherwise  changing or preparing for  reletting,  and the
         reletting, including brokerage and reasonable attorney's fees, and then
         to the payment of damages in amounts equal to the rent hereunder and to
         the costs and expenses of performance of other  covenants of the Lessee
         as herein provided.

         Lessee agrees,  in any such case,  whether or not Lessor has relet,  to
         pay to Lessor damages equal to the basic and additional  rent and other
         sums herein  agreed to be paid by Lessee,  less the net proceeds of the
         reletting, if any, as ascertained from time to time, and the same shall
         be payable by Lessee on the several rent days above  specified.  Lessee
         shall  not be  entitled  to any  surplus  accruing  as a result of such
         reletting.  In reletting the Premises,  as aforesaid,  Lessor may grant
         rent concessions,  and Lessee shall not be credited therewith.  No such
         reletting  shall  constitute a surrender  and  acceptance  or be deemed
         evidence thereof. If Lessor elects, pursuant hereto, actually to occupy
         and use the Premises or any part thereof during any part of the balance
         of the  term as  originally  fixed or since  extended,  there  shall be
         allowed  against the Lessee's  obligation for rent or damages as herein
         defined, during the period of Lessor's occupancy,  the reasonable value
         of such occupancy,  not to exceed in any event the basic and additional
         rent herein  reserved  and such  occupancy  shall not be construed as a
         release of Lessee's liability hereunder.

         Alternatively, in any case where Lessor has recovered possession of the
         Premises by reason of Lessee's  default  beyond the  expiration  of the
         applicable grace period, Lessor may, at Lessor's option and at any time
         thereafter,  and  without  notice  or  action by  Lessor,  and  without
         prejudice to any other  rights or remedies it may have  hereunder or at
         law or equity,  become entitled to recover from Lessee,  as damages for
         such breach, in addition to such other sums herein agreed to be paid by
         Lessee, to the date

                                      -11-
<PAGE>

         of  re-entry,  expiration  and/or  dispossess  an  amount  equal to the
         difference between the rent and additional rents reserved in this Lease
         from the date of such default to the date of expiration of the original
         term  demised  and the then  fair and  reasonable  rental  value of the
         Premises for the same period. Said damages shall become due and payable
         to the Lessor  immediately  upon such  breach of this Lease and without
         regard to whether this Lease be terminated or not, and if this Lease be
         terminated,  without regard to the manner in which it is terminated. In
         the   computation  of  such  damages,   the   difference   between  any
         installments of rent (basic and additional) thereafter becoming due and
         the fair and reasonable rental value of the Premises for the period for
         which such  installment  was payable shall be discounted to the date of
         such default at the rate of a three year T-bill.

         The failure of Owner to relet the premises or any parts  thereof  shall
         not release or affect  Tenant's  liability  for  damages.  In computing
         damages  there shall be deducted from the net proceeds of any reletting
         such expenses as Lessor may incur in connection with reletting, such as
         legal  expenses,  attorneys'  fees,  brokerage,  advertising,  and  for
         keeping the demised  premises in good order or for  preparing  the same
         for reletting.  Owner shall in no event be liable in any way whatsoever
         for  failure to relet the  demised  premises,  or in the event that the
         demised  premises  are relet for  failure to collect  the rent  thereof
         under such reletting.  In the event of a breach or threatened breach by
         Tenant of any of the  covenants  or  provisions  in this Lease,  lessor
         shall have the right of  injunction  and the right to invoke any remedy
         allowed at law or in equity as if re-entry,  summary  proceedings,  and
         other remedies were not herein provided for.

         Lessor's  remedies  hereunder are in addition to any remedy  allowed by
         law.

         Lessee  hereby  waives all right of  redemption  to which Lessee or any
         person  claiming  under  Lessee  might  be  entitled  by any law now or
         hereafter in force.

19.      SUBORDINATION OF LEASE.

         This Lease shall be subject and  subordinate to any  underlying  leases
         and to any first  mortgage  and trust deed  which may now or  hereafter
         affect such leases or the real  property of which the  Premises  form a
         part,  and also to all  renewals,  modifications,  consolidations,  and
         replacements  of said  underlying  leases and said first  mortgage  and
         trust deed.  Although no  instrument or act on the part of Lessee shall
         be   necessary  to   effectuate   such   subordination,   Lessee  will,
         nevertheless,  execute and deliver such further instruments  confirming
         such  subordination  of this Lease as may be reasonably  desired by the
         holders of said first mortgage and trust deeds or by any of the Lessors
         under such  underlying  leases.  If any underlying  lease to which this
         Lease is subject terminates, Lessee shall, on timely

                                      -12-
<PAGE>

         request,  attorn to the owner of the  reversion.  Lessor  shall use its
         best efforts to obtain a  non-disturbance  agreement from the holder of
         any underlying leases, first mortgage, or trust deed.

                  If Lessor applies any part of said deposit to cure any default
                  of Lease,  Lessee  shall,  on demand,  deposit with Lessor the
                  amount so applied so that Lessor  shall have the full  deposit
                  on hand at all times during the term of this Lease. Lessor, in
                  the event that the Demised  Premises are sold,  shall transfer
                  and deliver the  security,  as such,  to the  purchaser of the
                  Demised   Premises  and  shall  notify  Lessee  thereof,   and
                  thereupon   Lessor  shall  be  discharged   from  any  further
                  liability in reference  thereto.  Lessee  covenants and agrees
                  that,  upon the increase in rental  pursuant to this Lease, or
                  any option  period,  Lessee  shall  deposit  with  Lessor such
                  additional security to the number of months security required.

         Nothing  in this  Paragraph  shall  require  Lessor  to place  security
         deposit funds into an escrow  account.  Lessor's sole  obligation is to
         return said funds at the  expiration  of the lease term,  assuming that
         there is no legitimate setoff for same.

20.      SECURITY DEPOSIT.

         Lessee shall deposit with the Lessor on the signing of this Lease,  the
         sum of $709.93,  which represents  additional security representing two
         (2)  months  total  security,  giving a credit  of  $1,558.32  from the
         Tenant's previous Lease. (The total security requirement is $2,268.25).

         If Lessor  applies  any part of said  deposit  to cure any  default  of
         Lessee,  Lessee  shall,  on demand,  deposit  with Lessor the amount so
         applied so that Lessor shall have the full deposit on hand at all times
         during the term of this  Lease.  Lessor,  in the even that the  Demised
         Premises are sold, shall transfer and deliver the security, as such, to
         the purchaser of the Demised  Premises and shall notify Lessee thereof,
         and thereupon Lessor shall be discharged from any further  liability in
         reference thereto.  Lessee covenants and agrees that, upon the increase
         in rental  pursuant to this Lease,  or any option period,  Lessee shall
         deposit  with Lessor such  additional  security to the number of months
         security required.

         Nothing  in this  Paragraph  shall  require  Lessor  to place  security
         deposit funds into an escrow account  without  interest.  Lessor's sole
         obligation is to return said funds at the expiration of the lease term,
         assuming that there is no legitimate setoff for same.

21.      RIGHT TO CURE LESSEE'S BREACH.

         If Lessee breaches any covenant or condition of this Lease, Lessor may,
         on reasonable  notice to Lessee (except that no notice need be given in
         case

                                      -13-
<PAGE>

         of  emergency),  cure such  breach  at the  expense  of Lessee  and the
         reasonable amount of all expenses,  including attorneys' fees, incurred
         by Lessor in so doing  (whether  paid by Lessor or not) shall be deemed
         additional rent payable. Said rent shall be payable within fifteen days
         of rendition of any billing statement to tenant therefore.

22.      MECHANIC'S LIENS.

         Lessee  shall,  within  fifteen  (15) days after  notice  from  Lessor,
         discharge or satisfy by bonding or otherwise,  any mechanic's liens for
         materials  or labor  claims to have been  furnished  to the Premises on
         Lessee's behalf.

23.      NOTICES.

         Any notice by either  party to the other  shall be in writing and shall
         be deemed to have been duly given only if delivered  personally or sent
         by  registered  mail or certified  mail return  receipt  requested in a
         postpaid  envelope  addressed,  if to  Lessee,  at the above  described
         Building with a copy to:___________________________________________ or,
         to Lessor  as  specified  in this  Lease,  or to  either at such  other
         address as Lessor or Lessee,  respectively,  may  designate in writing.
         Notice  shall  be  deemed  to  have  been  duly  given,   if  delivered
         personally,  on delivery thereof,  and if mailed, upon the tenth (10th)
         day after mailing thereof.  Facsimile  transmittals  with  accompanying
         confirmation statements shall be proper notice under the Lease.

24.      NO WAIVER.

         The  failure  of either  party to insist on strict  performance  of any
         covenant  or  condition  hereof,  or  to  exercise  any  option  herein
         contained,  shall  not be  construed  as a waiver of such  covenant  or
         condition  or option  in any  other  insurance.  This  Lease  cannot be
         changed or terminated orally.

         Specifically,  the failure of Lessor to seek redress for  violation of,
         or to insist upon the strict  performance  of any covenant or condition
         of this  Lease or of any of the  Rules  and  Regulations,  set forth or
         hereafter  adopted by Lessor,  shall not prevent a subsequent act which
         would have originally constituted a violation from having all the force
         and effect of an original violation. The receipt by Lessor of rent with
         knowledge  of the breach of any  covenant  of this  Lease  shall not be
         deemed a waiver of such breach and no  provision of this Lease shall be
         deemed to have been waived by Lessor,  unless such waiver be in writing
         signed by Lessor. No payment by Tenant or receipt by Lessor of a lesser
         amount than the monthly  rent herein  stipulated  shall be deemed to be
         other than on account of the earliest  stipulated  rent,  nor shall any
         endorsement  or statement of any check or any letter  accompanying  any
         check or  payment  as rent be deemed an accord  and  satisfaction,  and
         Lessor may accept such check or

                                      -14-
<PAGE>

         payment  without  prejudice to Lessor's right to recover the balance of
         such rent or pursue any other remedy in this Lease provided.  No act or
         thing done by Lessor or Lessor's  agents during the term hereby demised
         shall be deemed an acceptance of a surrender of said  Premises,  and no
         agreement  to accept such  surrender  shall be valid unless sin writing
         signed by Lessor.  no employee  of Lessor or Lessor's  agent shall have
         any power to accept the keys of said premises prior to the  termination
         of the lease and the delivery of the keys to any such agent or employee
         shall not operate as a  termination  of the Lease or a surrender of the
         Premises.

25.      INTERRUPTION OF SERVICES OR USE.

         Interruption or curtailment of any service  maintained in the Building,
         if caused by strikes, mechanical difficulties, government preemption in
         connection with a national  emergency,  conditions of supply and demand
         affected by any  governmental  emergency or any causes beyond  Lessor's
         control,  whether similar or dissimilar to those enumerated,  shall not
         entitle Lessee to any claim against Lessor or to any abatement in rent,
         and shall not  constitute  constructive  or  partial  eviction,  unless
         Lessor  fails  to  take  such  measures  as  may be  reasonable  in the
         circumstances  to restore  the  service  without  undue  delay.  If the
         Premises are rendered untenantable in whole or in part, for a period of
         five  (5)  consecutive   business  days,  by  the  making  of  repairs,
         replacement,  or additions, other than those made with Lessee's consent
         or caused by misuse or neglect by Lessee or Lessee's agents,  servants,
         visitors,  or licensees or because of Landlord's failure to perform its
         obligations hereunder, there shall be a proportionate abatement of rent
         during,  from and after said fifth (5th)  consecutive  business day and
         continuing for the period of such untenantability.  Notwithstanding the
         above,  Lessor  shall  have  the  right at any  time  without  the same
         constituting  an eviction  and without  incurring  liability  to Tenant
         therefor to change the arrangement and/or location of public entrances,
         passageways, doors, doorways, corridors, elevators, stairs, toilets, or
         other public parts of the Building  provided that Tenants access to the
         premises and Tenants use of the premises is not adversely  affected and
         to change the name, number, or designation by which the Building may be
         known.  There shall be no allowance to Tenant for  diminution of rental
         value and no liability on the part of Owner by reason of inconvenience,
         annoyance,  or injury to business  arising from Owner or other Tenant's
         making any repairs in the Building or any such alterations,  additions,
         and  improvements,  provided,  however,  that said alterations shall be
         done with a minimum  of  inconvenience  to Tenant  and  Landlord  shall
         pursue any alterations  with due diligence.  Furthermore,  Tenant shall
         not have any claim  against  Owner by reason of Owner's  imposition  of
         such  controls  of the  manner of access to the  Building  by  Tenant's
         social or  business  visitors as the Owner may deem  necessary  for the
         security of the Building and its occupants.

                                      -15-
<PAGE>

26.      CONDITIONS OF LESSOR'S LIABILITY.

         Lessee shall not be entitled to claim a constructive  eviction from the
         Premises  unless Lessee shall have first notified  Lessor in writing of
         the condition or conditions giving rise thereto, and, if the complaints
         be justified,  unless Lessor shall have failed within a reasonable time
         after  receipt of such notice to remedy,  or commence  and proceed with
         due diligence to remedy, such condition or conditions.

27.      RIGHT TO SHOW PREMISES.

         Lessor may show the Premises to prospective  purchasers and mortgagees;
         and during the six (6) months prior to  termination  of this Lease,  to
         prospective  tenants,  during  business  hours on reasonable  notice to
         Lessee.

28.      NO OTHER REPRESENTATIONS.

         No  representations  or promises shall be binding on the parties hereto
         except those  representations  and promises contained herein or in some
         future  writing  signed by the party making such  representation(s)  or
         promise(s).  Specifically,  neither Owner nor Owner's  agents have made
         any  representations or promises with respect to the physical condition
         of the  Building,  the land upon  which it is  erected  or the  Demised
         Premises,  the rents,  leases,  expenses  of  operations,  or any other
         matter or thing  affecting or related to the Premises  except as herein
         expressly set forth and no rights,  easements, or licenses are acquired
         by Tenant by implication or otherwise  except as expressly set forth in
         the provisions of this Lease. Tenant has inspected the building and the
         Demised Premises and is thoroughly  acquainted with their condition and
         except as otherwise  provided in Article 33 agrees to take the same "as
         is" and  acknowledges  that the  taking of  possession  of the  Demised
         Premises by Tenant shall be conclusive  evidence that the said Premises
         and  Building  of  which  the  same  form  a  part  were  in  good  and
         satisfactory condition at the time such possession was so taken, except
         as to latent  defects  except as otherwise  provided in Article 33. All
         understandings  and  agreements  heretofore  made  between  the parties
         hereto are  merged in this  Lease,  which  alone  fully and  completely
         expresses the agreement  between the Owner and Tenant and any executory
         agreement  hereafter  made  shall be  ineffective  to  change,  modify,
         discharge,  or effect an abandonment of it in whole or in part,  unless
         such executory  agreement is in writing and signed by the party against
         whom enforcement of the change, modification, discharge, or abandonment
         is  sought.   Landlord  does   represent  that  there  is  an  existing
         Certificate  of Occupancy for an office  building use  permitting  such
         uses in the Premises.

                                      -16-
<PAGE>

29.      LESSOR OPTION TO BUY OUT LEASE.

         If the Lessor  shall sell the  building of which this  leased  premises
         forms a part, then landlord shall have the option to within thirty (30)
         after the date of such sale to buyout the  Lessee's  lease,  and Lessee
         shall be obligated to vacate the premises in accordance  with the terms
         and conditions promulgated herein. These terms and conditions are:

A.       Lessor must provide at least four (4) months written notice,  either by
         Certified Mail Return Receipt OR by personal  delivery for one (1) year
         lease Lessee's and six (6) months notice to Lessees whose leases exceed
         one year. A Lessee with an option to renew shall be  considered a "more
         than one year  Lessee." A Lease with one year or less  remaining on its
         lease with no option to renew  shall be  considered  a "one year lease"
         Lessee.

B.       The buyout  price of a more than one year Lessee  shall be equal to the
         first year's base rental plus Tenants moving cost; the buyout price for
         a one year  Lessee  shall be  one-half  (1/2) of the first  years  base
         rental.

C.       Payment shall be made by Lessor tendering certified bank funds equal to
         10% of the buyout price into an escrow  account to be  maintained  by a
         title  agency  licensed  by the State of New York (or some other  third
         party  fiduciary  acceptable to both  parties),  at the date of initial
         notice to the  Lessee.  The  balance of said funds shall be tendered on
         the date Lessee vacates the premises,  provided that no funds are to be
         released  to Lessee by the escrow  agent until such time as Lessee does
         actually  vacate,  AND Lessee  executes  a release  in form  reasonably
         satisfactory to Lessor.

30.      QUIET ENJOYMENT.

         Lessor covenants that if, and so long as, Lessee pays the rent, and any
         additional rent as herein provided,  and performs the covenants hereof,
         Lessor shall do nothing to affect and no person  claiming by through or
         under  Landlord  shall affect  Lessee's  right to peaceably and quietly
         have,  hold,  and enjoy the  Premises  for the term  herein  mentioned,
         subject to the provisions of this Lease.

31.      LESSEE'S ESTOPPEL.

         Lessee  shall,  from time to time,  on not less than  twenty  (20) days
         prior written notice by Lessor, execute, or acknowledge, and deliver to
         Lessor a written statement  certifying that the Lease is unmodified and
         in full force and effect, or that the Lease is in full force and effect
         as modified and listing the instruments of modifications;  the dates to
         which the rents and charges have been paid, and, whether or not, to the
         best of Lessee's knowledge,  Lessor is in default hereunder, and if so,
         specifying  the nature of the  default.  It is  intended  that any such
         statement delivered pursuant to

                                      -17-
<PAGE>

         this  Paragraph  29 may be  relied  on by a  prospective  purchaser  of
         Lessor's  interest or mortgagee of Lessor's interest or assignee of any
         mortgage of Lessor's interest in the Building.

32.      HOLDOVER TENANCY.

         If  Lessee  holds  possession  of the  Premises  after the term of this
         Lease,  Lessee  shall  become a Tenant  from  month to month  under the
         provisions  herein provided,  but a monthly basic rental of one hundred
         fifty  (150%)  percent of the basic rent for the last month of the term
         or any renewal term,  payable in advance on the first (1st) day of each
         month, and such tenancy shall continue until  terminated by Lessor,  or
         until  Lessee  shall  have given to Lessor a written  notice,  at least
         thirty (30) days prior to the intended date of  termination of Lessee's
         intent to terminate such tenancy.

33.      LESSOR'S WORK - LESSEE'S DRAWINGS.

         There is no obligation on the part of the Lessor to do any work or make
         any repairs as a prerequisite to Lessee  occupying the space under this
         Lease.

34.      SERVICES TO BE PROVIDED BY LESSOR.

         While  Lessee is not in  default  under any of the  provisions  of this
         Lease, Lessor agrees to furnish the particular  services,  set forth on
         Exhibit D attached  hereto and made apart  hereof,  and  subject to the
         conditions therein stated. If Lessee shall default hereunder,  Landlord
         shall not terminate services described in Exhibit D, until fifteen (15)
         day  notice  grace  period  has  expired.  Except  as set forth in said
         Exhibit D, Lessee shall pay the cost of all other services  required by
         Lessee.  Notwithstanding  the  requirements  of said  Exhibit D, Lessor
         shall not be liable  for  failure  to  furnish  to  furnish  any of the
         foregoing when such failure is caused by conditions  beyond the control
         of  Lessor  including,  but not  limited  to,  acts  of God,  accident,
         repairs,  or strikes;  such failure  shall not  constitute an eviction.
         Lessor shall not be liable,  under any  circumstances,  for loss of, or
         injury to property, however occurring, through or in connection with or
         incidental  to the  furnishing  of or  failure  to  furnish  any of the
         services required by said Exhibit D, unless caused by the negligence or
         willful misconduct of Landlord or its agents,  employees or contractors
         or by Landlord's breach of obligations under this Lease.

35.      ELECTRIC.

A.       Landlord shall furnish the electric energy that Tenant shall require on
         a rent inclusion basis to be used by Tenant in the Demised  Premises in
         such reasonable  quantities as may be required by Tenant to service its
         computers and other ordinary office equipment,  air  conditioning,  and
         lighting in the Demised  Premises.  Landlord  shall  provide  unlimited
         access

                                      -18-
<PAGE>

         to the  building  on the part of the  Tenant 24 hours a day or 7 days a
         week,  with no  obligation  to  provide  heating  and air  conditioning
         services at no charge to tenant during overtime  hours.  There shall be
         no charge to Tenant for electric energy by way of measuring same on any
         meter or otherwise,  such electric  energy being included in Landlord's
         services  which are  covered  by the  annual  rental  reserved  herein.
         Landlord  shall not be liable in any  event to Tenant  for  failure  or
         defect in the supply or character of electric  energy  furnished to the
         Demised Premises by reason of any requirement,  act, or omission of the
         public  utility  servicing  the Building  with  electricity  or for any
         reason not attributable to the negligence of the Landlord.

B.       Landlord  shall  furnish and install all  replacement  lighting  tubes,
         lamps,  bulbs,  and  ballasts  required  in the  Demised  Premises,  at
         Tenant's sole cost and expense, except for labor which shall be done by
         the   Landlord.   Tenant   agrees  that  it  will  make  no  electrical
         installations,  alterations,  or  additions,  without the prior written
         consent of Landlord in each instance.

C.       Tenant will, at all times,  comply with the rules,  regulations,  terms
         and  conditions  applicable  to the  service,  equipment,  wiring,  and
         requirements  of the public  utility  supplying to  electricity  to the
         Building.  Tenant  covenants and agrees that, at all times, it s use of
         electric  current will not exceed the  capacity of existing  feeders to
         the Building or the risers or wiring installation,  and the Tenant will
         not  use any  electrical  equipment  which,  in  Landlord's  reasonable
         judgment,  will overload such  installations  or interfere with the use
         thereof  by other  Tenants  of the  Buildings.  In the event  that,  in
         Landlord's  reasonable  judgment,   Tenant's  electrical   requirements
         necessitate installation of additional riser, risers, feeders, or other
         proper and necessary equipment, the same shall be installed by Landlord
         at  Tenant's  sole  expense,   which  same  shall  be  chargeable   and
         collectable  as additional  rent and paid within twenty (20) days after
         the rendition of a bill to Tenant therefore.

D.       Tenant  covenants  and  agrees  that it shall not  suffer to waste said
         electrical  service,  and  expressly  agrees all lights in the  Demised
         Premises shall be turned off, except during the hours of its operation.
         Any lights required for security or safety may be left on.

         The  change at any time of the  character  of  electric  service by the
         utility  company  serving the  Building  shall in no fashion make Owner
         liable or responsible  to Tenant,  for any loss,  damages,  or expenses
         which Tenant may sustain.

36.      ADDITIONAL RENT

         It is  expressly  agreed that Lessee will pay, in addition to the basic
         rent,  provided in  Paragraph 3 above,  an  additional  rental to cover
         Lessee' s

                                      -19-
<PAGE>

         proportionate share of the increased cost to Lessor, for the categories
         enumerated herein,  over the "Base Costs" (as hereinafter  defined) for
         said categories.

A.       Operating Cost Escalation.
         --------------------------

         If the Operating  Costs  incurred for the Building in which the Demised
         Premises are located,  and Office  Building Area, for any calendar year
         or  proportionate  part thereof during the Lease term, shall be greater
         than the Base Operating  costs  (adjusted  proportionately  for periods
         less than a lease year),  then Lessee shall pay to Lessor as additional
         rent  its  proportionate  share  of all such  excess  Operating  Costs.
         Operating  Costs  shall  include,  by way of  illustration  and  not of
         limitation,  management  fees,  provided  same do not  exceed 4% of the
         gross rentals of the building, labor, including all wages and salaries,
         social  security  taxes,  and other taxes  which may be levied  against
         Lessor upon wages and  salaries  (except  salaries  for partners of the
         Landlord  and/or  management  personnel  of  the  Landlord),  supplies,
         repairs and maintenance,  maintenance and service contracts,  painting,
         wall and window washing, laundry and towel service, tools and equipment
         (which  are not  required  to be  capitalized  for  federal  income tax
         purposes),  fire and other insurance  (except for health,  accident and
         group life  insurance  for partners of the Landlord  and/or  management
         personnel of the Landlord), trash removal, lawn care, snow removal, and
         all other items properly  constituting direct operating costs according
         to standard accounting practices (hereinafter  collectively referred to
         as the "Operating Costs"),  but not including  depreciation of Building
         or equipment,  interest, and amortization on any mortgage or other debt
         service not in the ordinary course of operating the facility, income or
         excess  profit  taxes,  cost  of  maintaining  the  Lessor's  corporate
         existence, franchise taxes, any expenditures required to be capitalized
         for federal  income tax  purposes or office  expenses,  manager fees or
         salaries of the Lessor's  executive  officers,  providing that the good
         and services provided by the Landlord to the building are of comparable
         costs to other  suppliers,  and that the  repairs  to and the  physical
         maintenance of the premises shall not include any capital  improvements
         or replacement of the plant,  parking lot, utility and air conditioning
         systems.  As used in this  Paragraph 34 "A", the Base  Operating  Costs
         shall be the  Operating  Costs  incurred  during the first (1st) twelve
         (12) months of Lessee's  occupancy,  projected as though said  building
         was fully  occupied,  if same is not fully  occupied  during said first
         (1st)  twelve (12) months of Lessee's  occupancy.  NOTWITHSTANDING  THE
         FOREGOING,  OPERATING  COSTS SHALL EXCLUDE THE  FOLLOWING:  ALL CAPITAL
         EXPENDITURES OR  IMPROVEMENTS,  REAL ESTATE TAXES,  WAGES AND BEFITS OF
         EMPLOYEES  ABOVE THE  LEVEL OF  BUILDING  MANAGER,  ALL COSTS FOR WHICH
         LANDLORD IS REIMBURSED BY INSURANCE,  OTHER TENANTS OR OTHERWISE, COSTS
         OF LEASING SPACE IN THE BUILDING AND COSTS TO CURE EXISTING  VIOLATIONS
         OF LAW.

                                      -20-
<PAGE>

B.       Fuel, Utilities, and Electric Cost Escalation.
         ----------------------------------------------

         If the Utility and Energy  Costs,  including  any rate  increase,  fuel
         surcharge or adjustment with respect thereto, incurred for the Building
         in which the Demised  Premises are located and Office building Area for
         any lease year or part thereof during the lease term shall be more than
         the Base  Utility  and  Energy  Costs,  then the  Lessee  shall pay the
         Lessor, as additional rent, its proportionate share of all, such excess
         Utility and Energy Costs. As used in this  Paragraph,  the Base Utility
         and Energy  Costs shall be the water sewer,  electricity  and gas usage
         incurred for the Building  and Office  Building  Areas during the first
         (1st) twelve (12) months of the Lessee's  occupancy  multiplied  by the
         average of the rates in effect  during said base year. In the event the
         Building is not fully occupied during the base year,  projections shall
         be made  with  respect  to usage as  though  the  Building  were  fully
         occupied in arriving at the cost of fuel,  utilities  and electric cost
         during said base year.

C.       Tax Escalation.
         ---------------

         If the Real Estate Taxes for the  Building  and Office  building Are at
         which  the  Demised   Premises  are  located  for  any  lease  year  or
         proportional part thereof, during the lease term, shall be greater than
         the Base Real Estate Taxes (adjusted  proportionately  for periods less
         than a lease year),  then Lessee shall pay to Lessor as additional rent
         its proportionate share of all such excess real estate taxes.

         As used in this Paragraph 34 "C", the words and terms which follow mean
         and include the following:

         (1)      "Base Real Estate Taxes" shall mean state,  country,  and town
                  taxes levied against the entire Building and the land of which
                  the Demised Premises form a part for the calendar year January
                  1, 1998 and school  taxes for the fiscal  year,  September  1,
                  1998 to August 31, 1999.

         (2)      "Real Estate Taxes" shall mean all property taxes as described
                  above and  assessments  imposed upon the Building and the land
                  upon which it stands.  If due to a future change in the method
                  of  taxation,  any  franchise,  income or profit  tax shall be
                  levied against Lessor in  substitution  for, or in lieu of, or
                  in addition  to, any tax which would  otherwise  constitute  a
                  Real Estate Tax, such franchise, income or profit tax shall be
                  deemed to be Real Estate Tax for the purposes hereof.

D.       Lease Year.
         -----------

         As used in this  Paragraph  34,  Lease year shall mean the twelve  (12)
         month period  commencing when possession is delivered,  and each twelve
         (12)

                                      -21-
<PAGE>

         month period  thereafter.  Once the base costs are established,  in the
         event any lease period is less than twelve (12)  months,  then the Base
         Period Costs for the categories listed above shall be adjusted to equal
         the proportion that said period bears to twelve (12) months, and Lessee
         shall pay to Lessor as additional rent for such period, an amount equal
         to Lessee's  proportionate share of the excess for said period over the
         adjusted base with respect to each of the aforesaid categories.

E.       Proportionate Share.
         --------------------

         Lessee's  Proportionate  Share of the  additional  rent,  as defined in
         Subparagraphs  A, B, and C hereof,  shall be (2.51%)  percent  thereof,
         which  the  parties  agree is the  Lessee's  share of the  total of the
         additional  rent,  which  Proportionate  Share  reflects  and  will  be
         continually  adjusted to reflect the ratio of the gross  square feet of
         the  rentable  area of the entire  Building  measured  outside  wall to
         outside wall.

F.       Payment.
         --------

         Within sixty (60) days after the  expiration  of the time  period,  and
         after  the  establishment  of the  Base  Period  Costs  for each of the
         categories referred to above, Lessor shall advise the Lessee in writing
         of Lessee's proportionate share with respect to each of the categories,
         in  reasonable  detail,  as  estimated  for the next  twelve (12) month
         period  subsequent  to the  Base  Period,  in a  comparative  statement
         accompanied  with the Landlords  statement for any additional  rent due
         under this article (and for each succeeding twelve (12) month period or
         proportionate  part  thereof if the last period  prior to the  Lessee's
         termination  is less  than  twelve  (12)  months  as then  known to the
         Lessor) and,  thereafter,  the Lessee shall pay as additional rent, its
         proportionate share of these costs for the then current period affected
         by such  advice  (as same may be  periodically  revised  by  Lessor  as
         additional costs are incurred) in equal monthly installments,  such new
         rates  being  applied to any  months  for which the  rental  shall have
         already been paid which are affected by the Operating  Cost  Escalation
         and/or Utility and Energy Cost Escalation,  and/or Tax Escalation Costs
         above  referred  to, as well as the  unexpired  months  of the  current
         period,  the  adjustment  for the then expired months to be made at the
         payment of the next  succeeding  monthly  rental  all  subject to final
         adjustment  at  the  expiration  of  each  Lease  Year  as  defined  in
         Subparagraph  D hereof  (as  proportionate  part  thereof,  if the last
         period  prior to the  lease's  termination  is less  than  twelve  (12)
         months).  However,  Lessor shall be reimbursed by Lessee monthly during
         the first year of the Lease Term for additional Utility and Energy Cost
         Escalations  resulting  from an increase  in the monthly  rate over the
         Base Utility Rate as estimated above.

         Notwithstanding anything herein contained to the contrary, in the event
         the last  period to the  Lease's  termination  is less than twelve (12)
         months,

                                      -22-
<PAGE>

         the Base Period Costs shall be proportionately reduced to correspond to
         the duration of said final period.

         If, after Tenant shall have made payment of additional rent based on an
         increase of taxes,  Landlord  shall  receive a refund of any portion of
         the taxes on which  such  payment  shall have been based as a result of
         any application filed by or on behalf of the Landlord for the reduction
         in the assessed  valuation  of the  building and the land,  or from any
         proceeding  instituted  by or on behalf of the  Landlord  in a court of
         competent  jurisdiction for judicial review of said assessed valuation,
         Landlord shall pay to the tenant, the tenant's share of the fund, after
         all expenses  incurred by the Landlord in processing a claim for refund
         are appropriately and reasonably deducted.

G.       Books and Records.
         ------------------

         For the  protection of the Lessee,  the Lessor shall  maintain books of
         account which shall be open to the Lessee and its  representatives,  at
         all  reasonable  times so that  the  Lessee  can  determine  that  such
         Operating,  Utility,  and Energy and Tax Costs have, in fact, been paid
         or incurred.  Any  disagreement  with respect to any one (1) or more of
         said charges if not  satisfactorily  settled between the Lessor and the
         Lessee  shall be referred by either party to an  independent  certified
         public  accountant  cannot be agreed  upon,  the  American  Arbitration
         Association may be asked by either party to select an arbitrator  whose
         decision on the dispute  will be final and binding  upon both  parties,
         who shall jointly share any cost of such arbitration.

         Landlord  agrees  to make any  reasonable  extracts  of such  books and
         records at Tenants  expense.  The payment of any additional  rent under
         this article without such examination or inspection shall not be deemed
         as  waiver  of any  error  revealed  by a  subsequent  examination  and
         inspection  for the year for which the payment shall have been made. If
         in respect to any subsequent  lease year for which  additional rent may
         be  currently  payable,  the books and  records  are not made  promptly
         available upon demand by the Tenant,  then any additional rent for that
         year shall in no event be due and payable earlier than thirty (30) days
         after such demand is honored.

37.      WAIVER OF TRIAL BY JURY.

         To the extent such waiver is permitted by law, the parties  waive trial
         by jury in any action or  proceeding  brought in  connection  with this
         Lease or the Premises.

38.      LATE CHARGE.

         Anything  in this Lease to the  contrary  notwithstanding,  at Lessor's
         option,

                                      -23-
<PAGE>

         Lessee  shall  pay  a  "Late  Charge"  of  five  (5%)  percent  of  any
         installment  of rent or  additional  rent  paid more than ten (10) days
         after the due date  thereof,  to cover the extra  expense  involved  in
         handling  delinquent  payments.  The five  (5%)  percent  number  shall
         compound in the event of consecutive delinquencies.

39.      PARAGRAPH HEADINGS.

         The paragraph  headings in the Lease and position of its provisions are
         intended for convenience only and shall not be taken into consideration
         in any  construction  or  interpretation  of this  Lease  or any of its
         provisions.

40.      APPLICABILITY TO HEIRS AND ASSIGNS.

         The  provisions  of this Lease  shall  apply to,  bind and inure to the
         benefit of Lessor and Lessee,  and their respective heirs,  successors,
         legal  representatives  and  assigns.  It is  understood  that the term
         "Lessor"  as used in this Lease means only the owner,  a  mortgagee  in
         possession  or a term  lessee of the  entire  Building,  so that in the
         event of any sale of the  Building  or of any  lease  thereof,  or if a
         mortgagee  shall take  possession  of the  Premises,  the Lessor  named
         herein  shall be and  hereby  is  entirely  freed and  relieved  of all
         covenants and obligations of Lessor hereunder accruing thereafter,  and
         it shall be deemed without  further  agreement that the purchaser,  the
         term lessee of the Building, or the mortgagee in possession has assumed
         and agreed to carry out any an all  covenants  and  obligations  of the
         Lessor hereunder.

41.      PARKING SPACES.

         Lessee's  occupancy of the Demised  Premises  shall  include the use of
         three (3) parking  spaces only, all of which shall  unassigned.  Tenant
         shall  not be  permitted  to park in the front of the  building,  which
         spaces  shall be reserved  for  visitors to the  Building.  All parking
         spaces in the rear lot of the  Building  (other than those for visitors
         or handicapped) shall be unassigned.

42.      LESSOR'S LIABILITY FOR LOSS OF PROPERTY.

         Lessor  shall not be  liable  for any loss of  property  from any cause
         whatsoever  including,  but not limited to, theft or burglary  from the
         Demised  Premises and Lessee  covenants and agrees to make no claim for
         any such loss at any time,  unless such  liability is the result of the
         gross  negligence or intentional  acts on the part of the Landlord,  or
         any of Landlord's agents employees or contractors.

                                      -24-
<PAGE>

43.      BROKER.  NO BROKER HAS BEEN INVOLVED IN THIS TRANSACTION

44.      PERSONAL LIABILITY.

         Notwithstanding  anything to the contrary provided in this Lease, it is
         specifically  understood  and agreed,  such  agreement  being a primary
         consideration  for the  execution  of this lease by Lessor,  that there
         shall be  absolutely  no personal  liability on the part of the Lessor,
         its  successors,  assigns,  or any  mortgagee  in  possession  (for the
         purposes of this Paragraph, collectively referred to as "Lessor"), with
         respect to any of the terms,  covenants,  and conditions of this Lease,
         and that  Lessee  shall  look  solely  to the  equity  of Lessor in the
         Building for the satisfaction of each and every remedy of Lessee in the
         event of any  breach  by  Lessor of any of the  terms,  covenants,  and
         conditions of this Lease to be performed by Lessor, such exculpation of
         liability to be absolute and without any exceptions whatsoever.

45.      NO OPTION.

         The  submission  of this  Lease  Agreement  for  examination  does  not
         constitute  a  reservation  of, or option for, the  premises,  and this
         Lease  Agreement  becomes  effective  as a Lease  Agreement  only  upon
         execution and delivery thereof by Lessor and Lessee.

46.      SHORT FORM MEMO.

         Either party shall have the right,  once Lessee is in possession of the
         Premises,  to require the  recording of a memorandum  of Lease  stating
         anything  contained  in the Lease sought by either party other than the
         specific rent or additional rent provisions.  The party requesting said
         memorandum of lease shall pay for its preparation and recording.

47.      ACCESS.

         Lessor shall  provide  Lessee with a key to the Building as required by
         Lessee.

         Owner  or  Owner's  agents  shall  have the  right  (but  shall  not be
         obligated)  to enter the Demised  Premises in any emergency at any time
         after  attempting  to give  notice,  and,  at other  situations  during
         business hours upon reasonable  prior notice to examine the same and to
         make  such  repairs,  replacements  and  improvements  s Owner may deem
         necessary and  reasonably  desirable to the Demised  Premises or to any
         other  portion of the  Building  or which  Owner may elect to  perform.
         Tenant shall  permit  Owner to use and  maintain and replace  pipes and
         conduits  in and that are  behind  the  walls,  floors,  ceiling of the
         Demised  Premises and to erect new pipes and conduits  therein provided
         they are concealed within the existing

                                      -25-
<PAGE>

         walls, floor, or ceiling. Owner may, during the progress of any work in
         the Demised Premises,  take all necessary  materials and equipment into
         said Premises  without the same  constituting an eviction nor shall the
         Tenant be  entitled  to any  abatement  of rent  while  such work is in
         progress  nor to any  damages  by  reason  of loss or  interruption  of
         business  or  otherwise.  All  of the  aforesaid  repairs  shall  be of
         professional  quality and those expected in a first class office space.
         The repair  shall be of  professional  quality an those  expected  in a
         first class office  space.  The repair shall be completed  with all due
         diligency by the Landlord. Whenever the Landlord is performing any work
         or storing any materials in the Premises pursuant to this Article 48 or
         any other provision of this Lease,  Landlord shall use its best efforts
         to  minimize  interference  with  Tenant's  use  and  enjoyment  of the
         Premises.

48.      INSURANCE

         Tenant  shall,  at its own  expense,  during  the term  hereof  and any
         extended term,  maintain and deliver to the Landlord,  public liability
         and  property  damage  insurance  policies  with respect to the Demised
         Premises,  in which both Landlord and Tenant shall be named as insures,
         with limits of at least FIFTY THOUSAND AND 00/100 ($50,000.00)  DOLLARS
         for property  damage,  FIVE HUNDRED  THOUSAND AND 00/100  ($500,000.00)
         DOLLARS for injury or death to any one (1) person,  and ONE MILLION AND
         00/100 ($1,000,000.00) DOLLARS for any one (1) accident. Such policy or
         policies  shall be in such form and with such  insurance  companies  as
         shall be reasonably  satisfactory to the Landlord with provision for at
         least ten (10) days notice to Landlord  or  cancellation.  At least ten
         (10) days before the expiration of any such policy, Tenant shall supply
         Landlord with a substitute  therefore,  with evidence of payment of the
         premiums  thereof.  If such premiums  shall not be so paid by Landlord,
         shall be added to the  installment  of monthly rent becoming due on the
         first of the next succeeding month and shall be collected and deemed as
         rent.

49.      TENANT LOCKS

         In the event Tenant  installs its own locks upon the subject  Premises,
         it will  deliver to the  Landlord a copy of keys to all doors and alarm
         systems,  so the  Landlord  may have access to the Demised  Premises in
         accordance with the terms of this Lease.

50.      LANDLORD REPRESENTATIONS.

         Landlord represents Tenant that to the best of Landlord's knowledge (a)
         the existing  certificate of occupancy for the Building  permits office
         use  in  the  Premises,   (b)  Landlord  shall  maintain  the  existing
         certificate of occupancy to permit Tenant to use the premises as office
         space,  (c) the  Premises,  all parking areas and all common spaces and
         building  systems

                                      -26-
<PAGE>

         of the Building are in compliance with all applicable laws and contains
         (d) all building systems are in reasonable working order.

51.      RENEWAL OPTION

         There is no renewal option included in this Lease.

         IN WITNESS WHEREOF, the parties have hereunto set their hands and seals
the day and year first above written.

WITNESS                                           For Owner/Lessor

                                                  MONTEBELLOW PARK

                                           By:    /s/ Gary M. Goldberg
                                                  ------------------------------
                                                  Gary M. Goldberg

WITNESS/ATTEST                                    For Tenant/Lessee

                                                  SEAK INTERNATIONAL

                                                  /s/ Deborah K. Eininger
                                                  ------------------------------
                                                  Deborah K. Eininger, PresidentPROMISSORY NOTE

$250,000                                                       NEW YORK, N.Y.
 -------------------------------------------                   --------
                                                         Date: FEBRUARY 15, 2000
                                                               -----------------

         On MARCH  10,  2000  (insert  specific  date or  "DEMAND"),  for  value
received,  the  undersigned  hereby  promises  to pay to the  order of THE CHASE
MANHATTAN BANK (the "Bank") at its offices at 380 Madison Avenue, New York, N.Y.
Two Hundred Fifty  Thousand----------------------  DOLLARS with interest payable
at maturity (specific date) and the ____ day of each  _______________  (quarter,
month etc.)  thereafter  (and at  maturity)  at a per annum rate of 0% above the
Bank's Prime Rate (which shall be the rate of interest as is publicly  announced
at the Bank's principal office from time to time as its Prime Rate), adjusted as
of the date of each such change.  The foregoing  rate shall be computed from the
actual  number of days elapsed on the basis of a 360-day  year,  but in no event
shall be higher than the maximum permitted under applicable law. Interest on any
past due amount,  whether at the due date thereof or by  acceleration,  shall be
paid at a rate of four  percent  (4%) per annum in  excess  of the above  stated
rate, but in no event higher than the maximum  permitted  under  applicable law.
Time for  payment  extended  by law  shall be  included  in the  computation  of
interest.

         The undersigned  hereby grants to the Bank a lien on, security interest
in and right of setoff against all monies,  securities and other property of the
undersigned and the proceeds  thereof now or hereafter  delivered to remain with
or in transit in any manner to the Bank, its  correspondents  or its agents from
or for the undersigned, whether for safekeeping,  custody, pledge, transmission,
collection  or for any other  purpose,  or coming  into  possession,  control or
custody of the Bank,  Chase  Securities Inc., or any other affiliate of the Bank
in any way,  and,  also,  any balance of any deposit  account and credits of the
undersigned  with, and nay other claims of the  undersigned  against,  the Bank,
Chase  Securities  Inc., or any other affiliate of the Bank at any time existing
(all of which are collectively called the "Collateral"),  as collateral security
for the payment of this note and all other  liabilities  and  obligations now or
hereafter owed by the  undersigned to the Bank,  contracted  with or acquired by
the Bank,  whether  joint,  several,  direct,  indirect,  absolute,  contingent,
secured,   unsecured,   matured  or  unmatured   (all  of  which  are  hereafter
collectively called  "Liabilities"),  hereby authorizing the Bank at any time or
times,  without notice or demand,  to apply any such  Collateral or any proceeds
thereof to any of such  Liabilities in such amounts as it in its sole discretion
may select,  either  contingent,  unmatured or  otherwise  and whether any other
collateral security therefor is deemed adequate or not.  Undersigned  authorizes
the Bank to deliver to others a copy of this note as written notification of the
undersigned's  transfer  of a  security  interest  in the  Collateral.  The Bank
further  is  authorized  at any time or times,  without  demand or notice to the
undersigned,  to  transfer to or register in the name of its nominee or nominees
all or any part of the Collateral and to exercise any and all rights,  power and
privileges (except that prior to an Event of Default the Bank shall not have the
right  to vote or to  direct  the  voting  of any  Collateral).  The  collateral
security  and other  rights  described  herein shall be in addition to any other
collateral  security  described  in  any  separate  agreement  executed  by  the
undersigned.

         In the event of:  default  in the prompt  payment  of any  Liabilities;
default in any other indebtedness of the undersigned (which, for the purposes of
this sentence, means the undersigned or any guarantor, surety or endorser of, or
any person or entity  which has  pledged  any of its  property  to  secure,  any
Liabilities);  complete or partial  liquidation or suspension of any business of
the undersigned;  dissolution,  merger,  consolidation or  reorganization of the
undersigned;  death of or loss of  employment  by an individual or any member of
any partnership (if the undersigned is an individual or a partnership);  failure
to furnish any  financial  information  or to permit  inspection of any books or
records at the Bank's request;  a  representation,  warranty or statement of the
undersigned  proving  false in any  material  respect  when  made or  furnished;
general   assignment   for  the  benefit  of  creditors  or  insolvency  of  the
undersigned;  commencement  of any  proceeding  supplementary  to any  execution
relating to any judgment against the undersigned;  attachment,  distraint, levy,
execution or final judgment  against the  undersigned or against the property of
the  undersigned;  assignment  by the  undersigned  of any  equity in any of the
Collateral  without the written consent of the Bank;  appointment of a receiver,
conservator,  rehabilitator or similar officer for the  undersigned,  or for any
property of the undersigned;  tax assessment by the United States  Government or
any state or political  subdivision thereof against

<PAGE>

the undersigned; the taking of possession of, or assumption of control over, all
or any substantial  part of the property of the undersigned by the United States
Government,  or any state or political  subdivision thereof,  foreign government
(de facto or de jure) or any agency of any  thereof;  calling of a mattering  of
creditors,  assignment  for the  benefit  of  creditors  or bulk  sale or notice
thereof;  any  mortgage,  pledge of or  creation  of a security  interest in any
assets  without the consent of the holder of this note;  filing of a petition in
bankruptcy,  commencement of any proceeding under any bankruptcy or debtor's law
(or similar law analogous in purpose or effect) for the relief,  reorganization;
composition, extension, arrangement or readjustment of any of the obligations by
or against the undersigned; then, and in any of those events (each, an "Event of
Default"),  all Liabilities,  although otherwise unmatured or contingent,  shall
forthwith  become due and payable  without notice or demand and  notwithstanding
anything to the contrary  contained herein or in any other instrument.  Further,
acceptance  of any  payments  shall  not waive or  affect  any  prior  demand or
acceleration of these  Liabilities,  and each such payment made shall be applied
first to the payment of accrued interest, then to the aggregate unpaid principal
or otherwise as determined by the Bank in its sole  discretion.  The undersigned
hereby  irrevocably  consents  to the in  personam  jurisdiction  of the federal
and/or  state  courts  located  within the State of New York over  controversies
arising from or relating to this note or the Liabilities and IRREVOCABLY  WAIVES
TRIAL BY JURY and the  right to  interpose  any  counterclaims  or offset of any
nature  in any such  litigation.  The  undersigned  further  irrevocably  waives
presentment,  demand,  protest,  notice of  dishonor  and all other  notices  or
demands  of any  kind in  connection  with  this  note or any  Liabilities.  The
undersigned shall be jointly and severally liable hereon.

         The Bank may,  at its option,  at any time when in the  judgment of the
Bank the Collateral is inadequate or the Bank deems itself insecure,  or upon or
at any time  after the  occurrence  of an Event of  Default,  proceed to enforce
payment of the same and exercise any of or all the rights and remedies  afforded
the Bank by the Uniform  Commercial Code (the "Code") or otherwise  possessed by
the Bank. Any  requirement of the Code for reasonable  notice to the undersigned
shall be deemed to have been  complied  with if such  notice is mailed,  postage
prepaid,  to the undersigned and such other persons  entitled to notice,  at the
addresses  shown on the  records of the Bank at least four (4) days prior to the
time of sale, disposition or other event requiring notice under the Code.

         The  undersigned  agrees to pay to the Bank,  as soon as incurred,  all
costs and expenses  incidental to the care,  preservation,  processing,  sale or
collection of or  realization  upon any of or all the  Collateral or incurred in
connection  with the  enforcement  or  collection  of this  note,  or in any way
relating to the rights of the Bank hereunder, including reasonable notice to the
undersigned shall be deemed to have been complied with if such notice is mailed,
postage  prepaid,  to the undersigned and such other persons entitled to notice,
at the  addresses  shown on the records of the Bank at least four (4) days prior
to the time of sale, disposition or other event requiring notice under the Code.

         The  undersigned  agrees to pay to the Bank,  as soon as incurred,  all
costs and expenses  incidental to the care,  preservation,  processing,  sale or
collection of or  realization  upon any of or all the  Collateral or incurred in
connection  with the  enforcement  or  collection  of this  note,  or in any way
relating to the rights of the Bank  hereunder,  including  reasonable  inside or
outside  counsel  fees and  expenses.  Each and every  right and  remedy  hereby
granted  to the  Bank  or  allowed  to it by law  shall  be  cumulative  and not
exclusive  and each may be  exercised by the Bank from time to time and as often
as may be necessary.  The  undersigned  shall have the sole  responsibility  for
notifying the Bank in writing that the  undersigned  wishes to take advantage of
any  redemption,  conversion  or other  similar right with respect to any of the
Collateral.  The Bank may  release  any  party  (including  any  partner  or any
undersigned)  without  notice to any of the  undersigned,  whether as co-makers,
endorsers,  guarantors,  sureties,  assigns or otherwise,  without affecting the
liability  of any of the  undersigned  hereof or any partner of any  undersigned
hereof.

         Upon any transfer of this note, the  undersigned  hereby waiving notice
of any such transfer, the Bank may deliver the Collateral or any part thereof to
the transferee who shall  thereupon  become vested with all the rights herein or
under  applicable law given to the Bank with respect  thereto and the Bank shall
thereafter  forever be  relieved  and fully  discharged  from any  liability  or
responsibility in the matter;  but the Bank shall retain all rights hereby given
to it with respect to any  Liabilities  and  Collateral not so  transferred.  No
modification  or waiver of any of the provisions of this note shall be effective
unless in writing, signed by the Bank, and only to the extent therein set forth;
nor shall any such waiver be  applicable  except in the  specific

                                      -2-
<PAGE>

instance  for which  given.  This  agreement  sets  forth  sets forth the entire
understanding of the parties,  and the undersigned  acknowledges that no oral or
other  agreements,  conditions,  promises,  understandings,  representations  or
warranties  exist  in  regard  to  the  obligations   hereunder,   except  those
specifically set forth herein.

         If the  undersigned is a partnership,  the agreement  herein  contained
shall  remain  in force  and  applicable,  notwithstanding  any  changes  in the
individuals  composing the partnership or any release of any partner or partners
and their  partners  shall not thereby be released from any  liability.  If this
note is signed by more than one part, the terms  "undersigned",  as used herein,
shall include the  "undersigned  and each of them" and each  undertaking  herein
contained shall be their joint and several undertaking,  provided, however, that
in the  phrases  "of  the  undersigned",  "by  the  undersigned",  "against  the
undersigned",   "for  the  undersigned",   "to  the  undersigned"  and  "on  the
undersigned",  the term  "undersigned"  shall  mean the  "undersigned  or any of
them",  and the Bank may release or exchange any of the Collateral  belonging to
any of the parties  hereto and it may renew or extend any of the  liabilities of
any of them and may make  additional  advances or extensions of credit to any of
them or release or fail to set off any deposit  account or credit any of them or
grant other  indulgences to any of them, all from time to time,  before or after
maturity  hereof,  with or without  further  notice to or assent from any of the
other parties hereto.  Each reference herein to the undersigned  shall be deemed
to  include  the  heirs,  executors,   administrators,   legal  representatives,
successors  and  assigns of the  undersigned,  all of whom shall be bound by the
provisions hereof.

Global Sources Limited

/s/ John Mazzuto
------------------------------------            --------------------------------
John Mazzuto, President

Address: 342 Madison Avenue                     Address:
         -----------------------------------           -------------------------
           Suite 1815
           New York, NY  10173

                                      -3-

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