Document:

Intelbahn Inc.: Exhibit 10.1 - Filed by newsfilecorp.com

AGREEMENT FOR ASSIGNMENT, PURCHASE AND SALE

     This Agreement is entered into
this 15th day of November 2010, by and between JAYHAWK ENERGY, INC., a Colorado
corporation, (“Seller”) and INTELBAHN, INC., a Nevada Corporation, or its
assigns (“Buyer”), (together the “Parties”).

     1)      ASSIGNMENT,
SALE AND PURCHASE: For and in consideration of the mutual benefits
to be derived herefrom, the sufficiency of which is hereby acknowledged, and
subject to the terms and conditions hereinafter set forth, Seller shall assign,
sell, transfer, convey and deliver to Buyer at Closing, and Buyer shall accept
assignment of, purchase and acquire at Closing all right, title and interest of
Seller in, to and under the oil and gas leases (the “Leases”) and water disposal
well (the “Well”) as set forth in Exhibit “A” attached hereto and incorporated
herein by reference.

     2)     
SELLER’S INTEREST: Seller covenants and warrants that it
will assign and convey to Buyer its entire working interest in and to the Leases
and the Well as set forth in Exhibit “A”. Seller will retain the right, for 8
years, to continue to dispose, into the Well for no additional charge and at its
own expense, water produced from any other Kansas properties in which it has an
interest. 

     3)     
PURCHASE PRICE: The purchase price for the above described
Leases and Well shall be ONE HUNDRED TWENTY FIVE THOUSAND DOLLARS ($125,000.00)
in U.S. Funds (the “Purchase Price”). The Parties agree to allocate the purchase
price as set forth in Exhibit “B” attached hereto and incorporated herein by
reference. At the time of signing of this Agreement, Buyer shall deposit
$15,000.00 (the “Earnest Money”) to be held in the trust account of Rob Burnett,
Attorney of the Firm; Parsons, Burnett, Bjordahl, Hume LLP of Spokane
Washington.

     4)     
CLOSING: The parties shall use their best efforts to close
the transaction contemplated by this Agreement on or before December
15th, 2010 or such other date as may be agreed to by both Parties
(the “Closing”). The Closing shall take place at a location and on a date and at
a time to be mutually agreed upon by the Parties.

     5)      DUE
DILIGENCE: Upon Seller’s written acceptance of this Agreement, Buyer
and its attorneys, employees and consultants shall be entitled to examine and
copy (at Buyer’s expense) Seller’s records pertaining to the Leases and Well,
including but not limited to all lease files, operating agreements, deeds and
documents of title and all other property records, all accounting, geological,
geophysical and other records, and all other documents relating to the Leases
and Well (collectively the “Records”). Buyer, at its sole risk and expense,
shall also have access to the Well and the right to observe operations and to
inspect any and all equipment, improvements and fixtures related to the
Leases.

     6)      CONFIDENTIALITY:
Buyer agrees that all information obtained from the examination of Seller’s
files and records shall remain confidential and shall not be disclosed to any
third party or used for any purposes not directly related to this Agreement
without Seller’s prior written consent. In the event the transactions
contemplated by this Agreement are not closed, Buyer will return to Seller,
within five (5) business days of the termination of this Agreement, all copies
of the Records and all other information relating to the Leases obtained
pursuant to this Agreement, except as to that information obtained from records
available to the public. It is further understood and agreed that money damages
would not be a sufficient remedy for any breach of this Section 6 and that
Seller shall be entitled to equitable relief without obligation to post bond,
including injunction and specific performance, as a remedy for any such breach
by Buyer. Such remedies shall not be deemed the exclusive remedies for a breach of this Section 6 or of this Agreement but shall
be in addition to all other remedies available at law or equity to Seller.

     7)      TITLES:
Buyer shall, at its sole expense, conduct such examination of title
as it sees fit and shall notify Seller in writing, five days prior to closing,
of any title defect which would cause Seller’s title to be unmerchantable.
Failing such notice, Buyer will be deemed to have approved title. In the event
Buyer notifies Seller of such defects, Seller may, within a reasonable amount of
time given the nature of the defect, attempt to cure same. In the event of a
material title defect which renders all or a portion of the Leases and/or Well
unmerchantable and which Seller elects to not, or is not able to cure, the
Parties shall use reasonable efforts to agree on an adjustment of the Purchase
Price. In the event the Parties are unable to reach such an agreement, Buyer or
Seller may terminate this Agreement, with no further obligation by either Party
to perform, by giving written notice to the other Party on or before Closing. As
used herein, “merchantable” shall mean the quiet and peaceful enjoyment of an
interest in the Leases and/or Well that a reasonable and prudent operator
engaged in the business of owning, exploring, developing, operating and
producing oil and gas properties with knowledge of the facts and the legal
effect thereof would accept. If this Agreement does not close as the result of
defects in title, the Earnest Money shall be returned to Buyer.

     8)     
ENVIRONMENTAL: If, as a result of Buyer’s inspection of the
Well, lands and equipment, Buyer objects to the condition of the Leases and/or
Well because of environmental concerns (“Environment Defects”), Buyer shall
notify Seller of the same on or before five (5) days prior to Closing, or such
Environmental Defects shall be deemed to have been waived. In the event Buyer
notifies Seller of such Environmental Defects, Seller may attempt, within a
reasonable time given the nature of the Environmental Defect(s), to cure the
same. In the event Seller elects not to cure the same or in the event any such
Environmental Defect is not curable, the Parties shall use reasonable efforts to
reach an agreement to appropriately adjust the Purchase Price due to such
Environmental Defects; in the event the Parties are unable to reach such an
agreement, Buyer or Seller may terminate this Agreement by giving written notice
to the other Party on or before Closing. If Buyer terminates this Agreement
pursuant to this Section 8, the Earnest Money shall be returned to Buyer.

     9)     
WARRANTIES: Buyer shall accept the Leases and Well in their
“AS IS, WHERE IS” condition.  The Leases and Well shall be conveyed without
warranty of title, either express or implied, except as to claims arising by,
through or under Seller. At Closing, Seller will assign to Buyer all of its
right, title and interest in and to the Leases and Well, reserving the right,
for 8 years, to continue to dispose, at no additional charge and at its own
expense, of water produced from any other Kansas properties in which Seller has
an interest .

     10)      INDEMNIFICATION:
Buyer shall protect, defend, indemnify and hold Seller harmless from
the payment of any judgments, claims, costs, expenses and liabilities
(“Damages”), whether direct, contingent or otherwise which are payable, by
Seller, with respect to the ownership or operation of the Leases and/or Well
from and after Closing. Seller shall protect, defend, indemnify and hold Buyer
harmless from the payment of any and all Damages which are payable, by Buyer,
with respect to the ownership or operation of the Leases and/or Well prior to
Closing.

     11)      TAXES:
Seller warrants that all taxes, including but not necessarily
limited to income taxes, real estate taxes, sales/use taxes, personal property
taxes (collectively “Taxes”), related to the Leases and/or Well and the
production and/or operation thereof, for the year 2009 and all prior years has
been paid. All Taxes based upon 2010 operation and production shall be prorated
as of the date of Closing. If any such taxes are not due at closing, Buyer will
thereafter be responsible for payment of same and will invoice Seller for its
pro rata share, providing supporting documentation therefore, and such pro rata
share shall be due upon receipt of such billing. Buyer will bear all applicable
sales or similar taxes imposed by any state, county, municipal or other
governmental entity as a result of this sale.

2

     12)      REPRESENTATIONS
AND OTHER WARRANTIES: The Parties represent and warrant to each
other as applicable that, as of the date of Closing:

     (a)     
Buyer and Seller are each duly incorporated and each in good standing in all
jurisdictions in which they each conduct business and each have the full
authority and power to enter into this Agreement and carry out the transactions
contemplated hereby.

     (b)      This
Agreement constitutes a legal, valid and binding obligation of Buyer and Seller,
enforceable against each in accordance with its terms.

     (c)      Seller,
as lessee, owns the Leases and Well and has the full power and right to assign,
sell and convey the same, and Buyer has the full power and right to acquire and
operate the same, all pursuant to the terms and conditions of this
Agreement.

     (d)      The
Seller, as lessee, will at Closing have good and merchantable title, as set
forth in Section 7 above, to those Leases and/or Well and to the best of
Seller’s knowledge will assign and convey the same free and clear, except as set
forth in the Leases, of all security interests, equities and claims and will
have ensured that all operating costs and expenses incurred as of November
15th, 2010 have been timely paid.

     (d)      To
the best of Seller’s knowledge, all rentals, royalties and other payments due
under the Leases and/or Well as of November 15th, 2010 have been
fully and promptly paid.

     (e)      To
the best of Seller’s knowledge, there are no claims (including claims for
Taxes), demands, suits, actions, arbitrations or governmental investigations or
proceedings pending or threatened against either Seller or the Leases and/or the
Well which would affect Buyer’s ownership or operation of the Leases and/or
Well.

     (f)      To
the best of Seller’s knowledge, all permits, licenses, orders and approvals of
all federal, state and local governments or regulatory bodies required for the
operation of the Leases and Well as presently conducted have been obtained; all
such permits, licenses, orders and approvals are in full force and effect and no
suspension or cancellation of any of them is threatened or pending; and none of
such permits, licenses, orders or approvals will be affected by the consummation
of this Agreement except as any of the same may need to be transferred to Buyer
and/or Buyer may be required to obtain in its own name.

     (g)      Neither
party has incurred any obligation or liability, contingent or otherwise, with
respect to any broker’s or finder’s fee or commission related to this
transaction for which the other party shall have any responsibility.

If, on or before Closing, it is discovered that either Party is
in default under any of the above representations and warranties applicable to
it, the defaulting Party shall use reasonable efforts to cure the same before
Closing, but if it is unable to do so, then the Parties shall use reasonable
efforts to adjust the Purchase Price on an equitable basis due such default. If
the Parties are unable to agree as to such adjustment on or before Closing, then
the Party not in default may terminate this Agreement by giving written notice
to the other on or before the date of Closing.

     13)      SURVIVAL
AND FURTHER ACTION: The terms and conditions of this Agreement and
the representations and warranties contained herein (except those as to which a
default may have been discovered prior to Closing and for which an adjustment in
the Purchase Price has been made) shall survive the Closing. The Parties agree
to execute such further documents or take such further actions after the Closing
Date which may be necessary in order to effectuate the transactions contemplated
hereunder.

3

     14)     
ASSIGNMENT: Seller shall have the right to assign or direct
payment as provided hereunder to a financial intermediary to facilitate a
deferred exchange of like kind property pursuant to Section 1031 of the Internal
Revenue Code.

     15)      CONSENTS
AND APPROVALS: Unless specifically stated to the contrary in this
(i.e., by stating that a Party’s consent or approval may be granted or withheld
in its sole discretion), whenever any provision of this Agreement requires a
Party to provide its consent or approval, such Party will not unreasonably
condition, withhold or delay such consent or approval.

     16)      BINDING
EFFECT: Upon execution hereof, this Agreement shall be binding on
the Parties hereto, their respective heirs, devisees, personal representatives,
successors and assigns.

     17)      COUNTERPARTS:
This Agreement may be executed by Seller and Buyer in
counterparts, each of which shall be deemed to be an original and all of which
shall be deemed to constitute one Agreement.

     18)      DEFAULT:
Time is of the essence of this Agreement. In the event either Party
fails to comply with any of the terms of this Agreement, then this Agreement
shall, at the option of the non-defaulting Party, be terminated. If the
non-defaulting Party does not exercise the option to terminate this Agreement,
the non-defaulting Party may require specific performance and also exercise any
other legal rights and remedies available under Kansas law. If Buyer is the
defaulting party and Seller elects to terminate this Agreement, Seller shall be
entitled to retain the Earnest Money deposit as liquidated damages; if Seller is
the defaulting party and Buyer elects to terminate this Agreement, Buyer shall
be entitled to a full refund of the Earnest Money deposit.

     19)      NOTICES:
Any notice or other communication under this Agreement shall be in
writing and shall be considered given when delivered personally, via facsimile
or email, or three (3) business days after mailing by registered mail, return
receipt requested, to the parties at the following addresses or at such other
address as a Party may specify by notice to the other. 

	 	If to Intelbahn, Inc.: 	Terry Fields, CEO 
	 	  	314-837 West Hastings Street 
	 	  	Vancouver BC Canada V6C 3N6 
	 	  	Fax: 250-745-8143 
	 	  	Email: terryfields7@aol.com 
	 	  	 
	 	  	 
	 	  	 
	 	If to JayHawk Energy, Inc.: 	Lindsay E. Gorrill, CEO 
	 	  	6240 E. Seltice Way, Suite C 
	 	  	Post Falls, ID 83854 
	 	  	Fax: 208-765-8520 
	 	  	Email: lindsay333@mac.com    
	 	  	 
	 	With a copy to: 	Parsons/Burnett/Bjordahl/Hume, LLP 
	 	  	Attn: Robert J. Burnett 
	 	  	505 W. Riverside Avenue, Suite 500 
	 	  	Spokane, WA. 99201 
	 	  	Fax: 509-252-5066 
	 	  	Email: rburnett@pblaw.biz 

4

     20)     
ENTIRE AGREEMENT; AMENDMENT: This Agreement shall supersede
all other existing agreements between Buyer and Seller relating to the subject
matter of this Agreement. This Agreement may not be amended except by a written
agreement signed by the Parties. 

     21)      WAIVER:
The failure of a Party to insist upon strict adherence to any term
of this Agreement on any occasion shall not be considered a waiver thereof or
deprive that party of the right thereafter to insist upon strict adherence to
that term or any other term of this Agreement. 

     22)     
SEVERABILITY: If for any reason any provision of this
Agreement is determined by a tribunal of competent jurisdiction to be legally
invalid or unenforceable, the validity of the remainder of the Agreement will
not be affected and such provision will be deemed modified to the minimum extent
necessary to make such provision consistent with applicable law and, in its
modified form, such provision will then be enforceable and enforced.

     23)     
ATTORNEYS FEES & COSTS: If any legal action is brought
to construe or enforce any provision of this Agreement, the prevailing Party
shall be entitled to receive its reasonable attorneys' fees and court costs in
addition to any other relief it may receive.

     24)     
GOVERNING LAW: This Agreement shall be governed, construed and
enforced under the laws of the State of Kansas.

     IN WITNESS WHEREOF, this
Agreement for Assignment, Purchase and Sale has been executed this 15th
day of November, 2010.

	SELLER: 	BUYER: 
	  	  
	JAYHAWK ENERGY, INC. 	INTELBAHN, INC. 
	  	  
	  	  
	  	  
	By:_/s/ Signed___________________________ 	By:__/s/ Signed________________________
    
	Print Name: _____________________________	Print Name: ___________________________
	Title: __________________________________	Title:
  ________________________________

     BE IT REMEMBERED, that on this
______ day of ______________, 2010, before me, the undersigned, a Notary Public
in and for the said county and state, came ________________, the
________________ of JayHawk Energy Inc., to me personally known to be the same
person who executed the foregoing instrument, and he duly acknowledged the
execution of the same.

     IN WITNESS WHEREOF, I have
hereunto set my hand and affixed my official seal the day and year last above
written.

5

Notary Public

My appointment expires:

STATE OF _______________, COUNTY OF _________________, SS:

 

 

BE IT REMEMBERED, that on this ______day of _____________ ,
2010, before me, the undersigned, a Notary Public in and for the said county and
state, came __________________________ , Intelbahn Inc., to me personally known
to be the same person who executed the foregoing instrument, and he duly
acknowledged the execution of the same.

     IN WITNESS WHEREOF, I have
hereunto set my hand and affixed my official seal the day and year last above
written.

	 	 
	 	Notary Public 

My appointment expires:

6

EXHIBIT “A” 

LAND SCHEDULE 

Attached to and forming part of a Purchase and Sale Agreement
  Dated November 15, 2010 

  	

        

        

        Name 	Address: All 

        Leases in 

        Bourbon County, 

        Kansas 	

        

        

        Twp Range 	

        

        

        Section 	

        

        

        Acres 	

        

        Combined 

        Acres 	

        

        Renewed - 

        3yrs 
	Dunlop, Charles & 

        Cheri 	P.O. Box 285, 

        Parker, KS 66072 	23S 22E 

        24S 22E 	36 

        1, 12 	70 

        200 	

        270 	

        29/12/2007 
	

        

        Shepard, Stephen & 

        Deborah 	

        P.O. Box 162, 

        Uniontown, KS 

        66779 	23S 22E 

        24S 22E 

        25S 21E 

        25S 22E 	24, 34 15, 

        22, 24, 25 

        35 

        8, 12 	200 

        481 

        80 

        1134.61 	

        

        

        1895.61 	

        

        

        16/10/2007 
	Perry, Jimmy & 

        Rebecca new 

        owners 	

        

        ? 	

        

        24S 21E 	

        

        14 	

        

        80 	

        

        80 	

        

        29/03/2008 
	

        Williams, Dennis & 

        Janet 	6640 Brookwood 

        Dr SE, Eyota, MN 

        55934 	

        

        24S 21E 	

        

        25 	

        

        160 	

        

        160 	

        

        06/01/2008 
	

        Fuhrman, Harley & 

        Beverly 	333 Soldier Rd, 

        Bronson, KS 

        66716 	

        

        24S 21E 	

        

        24, 25 	

        

        320 	

        

        320 	

        

        27/10/2007 
	

        

        Wilson, Sharon E. 	10466 S. Salt Rd, 

        Lamont, FL 

        32336 	

        

        24S 22E 	

        

        2 	

        

        75 	

        

        75 	

        

        07/07/2008 
	

        

        Price, James & Ellen 	326 S Oakdale, 

        Salina, KS 67401- 

        3167 	

        

        24S 22E 	

        

        3 	

        

        91.5 	

        

        91.5 	

        

        20/01/2008 
	

        Fuhrman, Harley & 

        Beverly 	333 Soldier Rd, 

        Bronson, KS 

        66716 	

        

        24S 22E 	

        

        8 	

        

        78 	

        

        78 	

        

        29/12/2007 
	

        

        Lamb, Robert & Lois 	1989 75th St, 

        Bronson, KS 

        66716 	

        

        24S 22E 	

        

        14 	

        

        80 	

        

        80 	

        

        16/11/2007 
	

        

        Highbaugh, Marland 	2401 Hortonstapt 

        127, Fort Scott, 

        KS 66701 	

        

        24S 22E 	

        

        21 	

        

        299 	

        

        299 	

        

        08/12/2007 
	

        

        McBee, David & Dana 	4824 Larsen Lane, 

        Shawnee, KS 

        66203 	

        

        24S 22E 	

        

        21 	

        

        80 	

        

        80 	

        

        29/12/2007 
	

        Williams, Steven & 

        Marcia 	1335 125th St, 

        Redfield, KS 

        66769 	

        

        24S 22E 	

        

        22 	

        

        160 	

        

        160 	

        

        15/10/2007 
	

        

        Lamb, Robert & Lois 	1989 75th St, 

        Bronson, KS 

        66716 	

        

        24S 22E 	

        

        23 	

        

        160 	

        

        160 	

        

        16/11/2007 
	

      Jones, Lee C 	1903 95th St, 

        Uniontown, KS 

      66779 	

      24S 22E 	

      24 	

      20 	

      20 	

      20/10/2007 

  7 

	Fuhrman, Harley & 

        Beverly Rife, 

        Melvin & Louise 	333 Soldier Rd, 

        Bronson, KS 

        66716 	

        

        24S 22E 	

        

        30 	

        

        374.7 	

        

        374.7 	

        

        27/10/2007 
	Fuhrman, George & 

        Luella 	1631 3400 St, 

        Moran, KS 66755 	

        24S 22E 	

        30 	

        232.6 	

        232.6 	

        16/11/2007 
	

        Daylong, Margaret E, 

        Trustee 	425 Quail Rd, 

        Bronson, KS 

        66716 	

        

        24S 22E 	

        

        31 	

        

        200 	

        

        200 	

        

        16/02/2008 
	

        Wilson, Michael & 

        Judy 	2060 80th St, 

        Uniontown, KS 

        66779 	

        

        24S 22E 	

        10, 12, 13, 14, 

        15, 23 	

        

        1270 	

        

        1270 	

        

        18/11/2007 
	

        Ripper, Tommy & 

        Lora 	2098 60th St, 

        Bronson, KS 

        66716 	

        

        24S 22E 	

        

        16, 21 	

        

        400 	

        

        400 	

        

        12/01/2008 
	

        Fuhrman, William & 

        Susan 	1917 35th St, 

        Bronson, KS 

        66716 	

        

        24S 22E 	

        

        19, 31 	

        

        175 	

        

        175 	

        

        27/10/2007 
	Mix, Carol N 

        Revocable Trust 

        c/o Sifer, Donna, 

        Trustee 	

        670 Soldier Rd, 

        Bronson, KS 

        66716 	

        

        

        24S 22E 	

        

        

        22, 27 	

        

        

        880 	

        

        

        880 	

        

        

        20/10/2007 
	

        Ranger, Wade & 

        Stephanie 	7853 Cranberry 

        St, Anchorage, 

        AK 99502-4440 	

        

        24S 22E 	

        

        23, 24 	

        

        200 	

        

        200 	

        

        13/11/2007 
	

        Bradbury, Thomas & 

        Myrna 	857 Ridge Rd, 

        Uniontown, KS 

        66779 	

        

        24S 22E 	

        

        23, 24, 25, 26 	

        

        515.3 	

        

        515.3 	

        

        13/10/2007 
	

        Holeman, Daisy 

        Bonita 	591 Quail Rd, 

        Bronson, KS 

        66716 	

        

        24S 22E 	

        

        33, 34 	

        

        800 	

        

        800 	

        

        04/11/2007 
	

        

        Shelton, Charles 

        LeRoy 	1730 77th 

        Terrace, 

        Uniontown, KS 

        66779 	

        

        

        24S 22E 	

        

        

        34, 35 	

        

        

        202 	

        

        

        202 	

        

        

        04/11/2007 
	

        Woodward, Richard & 

        Barbara 	P.O. Box 51, 

        Bronson, KS 

        66716 	

        25S 21E 

        25S 22E 	

        26 

        5 	

        80 

        546.41 	

        

        626.41 	

        

        03/11/2007 
	

        Daylong, Gary & 

        Rhonda 	392 Quail Rd, 

        Bronson, KS 

        66716 	

        

        25S 22E 	

        

        6 	

        

        80 	

        

        80 	

        

        06/12/2007 
	

        Stewart, Larry & 

        Linda 	448 Quail Rd, 

        Bronson, KS 

        66716 	

        

        25S 22E 	

        

        6 	

        

        160 	

        

        160 	

        

        06/01/2008 
	

        Blythe, Bud & Lee 

        Belle 	475 Maple Rd, 

        Uniontown, KS 

        66779 	

        

        25S 22E 	

        

        7 	

        

        152.1 	

        

        152.1 	

        

        09/02/2008 
	Shepard, Hazel, Co- 

        Trustee Holt, 

        Randall, Co-Trustee 	

        

        ? 	

        

        25S 22E 	

        

        13 	

        

        320 	

        

        320 	

        

        30/03/2008 
	

        

        Gates, Norman 	1317 85th St, 

        Uniontown, KS 

        66779 	

        

        25S 22E 	

        

        24 	

        

        120 	

        

        120 	

        

        09/12/2007 
	Warren, Mark & Mary 

      Warren, Joseph & Shirley 	644 Kansas Rd, 

        Uniontown, KS 

      66779	

      25S 22E 	

      29 	

      40 	

      40 	

      11/12/2007 

  8 

  	

        

        Warren, George M 	301 Hill St, 

        Uniontown, KS 

        66779 	

        

        25S 22E 	

        

        32 	

        

        75 	

        

        75 	

        

        23/11/2007 
	

        Moore, Russell & 

        Ethel 	877 Poplar Rd, 

        Uniontown, KS 

        66779 	

        

        25S 22E 	

        

        1, 2, 11, 12 	

        

        143 	

        

        143 	

        

        14/01/2008 
	

        

        Underwood, Jake 	913 Maple Rd, 

        Uniontown, KS 

        66779 	

        

        25S 22E 	

        

        24, 25 	

        

        250 	

        

        250 	

        

        16/12/2007 
	McClenahan, Patricia 

        A, Trustee Patricia 

        A McClenahan Trust 

        McClenahan, Robert 

        E, Trustee Robert E 

        McClenahan Trust 	

        

        

        1191 Hwy 3, 

        Uniontown, KS 

        66779 	

        

        

        

        

        25S 22E 	

        

        

        

        

        27, 34 	

        

        

        

        

        233 	

        

        

        

        

        233 	

        

        

        

        

        23/02/2008 
	Shinn, Danny & 

        Wilma 	P.O. Box 227, 

        Gas, KS 66742 	

        25S 22E 	

        3, 4, 5 	

        299 	

        299 	

        11/01/2008 
	

        Blythe, Bud & Lee 

        Belle 	475 Maple Rd, 

        Uniontown, KS 

        66779 	

        25S 22E 

        25S 21E 	

        19 

        24 	

        27.7 

        532 	

        

        559.7 	

        

        09/02/2008 
	

        Geiger, Steven & 

        Barbara 	1121 Hwy 3, 

        Uniontown, KS 

        66779 	

        25S 22E 

        26S 22E 	

        34, 35   2, 

        23 	

        240 

        160 	

        

        400 	

        

        18/10/2007 
	

        

        Warren, George M 	301 Hill St, 

        Uniontown, KS 

        66779 	

        25S 22E 

        26S 22E 	

        28, 32, 33 

        3,4 	

        717 

        317.8 	

        

        1034.8 	

        

        23/11/2007 
	

        Svoboda, Patrick & 

        Kathleen 	4791 W. 215th St, 

        Bucyrus, KS 

        66013 	

        25S 22E 

        26S 22E 	

        

        33    23 	

        185 

        160 	

        

        345 	

        

        04/02/2008 
	

        Warren, Joseph & 

        Shirley 	1161 50th St, 

        Uniontown, KS 

        66779 	

        25S 22E 

        26S 22E 	

        31, 32    5, 

        8 	

        

        761.5 	

        

        761.5 	

        

        15/11/2007 
	Dawson, Jack & 

        Bernita 	702 S Buckeye, 

        Iola, KS 66749 	

        26S 21E 	

        11 	

        154 	

        154 	

        03/01/2008 
	Thompson, Leon & 

        Judith 	1206 1000 St, 

        Iola, KS 66749 	

        26S 21E 	

        11 	

        228 	

        228 	

        25/01/2008 
	

        Reed, Charles & 

        Kathryn 	589 20th St, 

        Savonburg, KS 

        66772 	

        

        26S 21E 	

        

        36 	

        

        480 	

        

        480 	

        

        14/07/2008 
	

        Dare, Charles & 

        Barbara 	1037 85th St, 

        Uniontown, KS 

        66779 	

        

        26S 22E 	

        

        1 	

        

        280 	

        

        280 	

        

        02/02/2008 
	Lavoie, Denise
        Luella 	?      	26S
        22E 	1      	160      	160      	06/04/2008 
	

        

        Jefferis, James & Amy 	1094 Hwy 3, 

        Uniontown, KS 

        66779 	

        

        26S 22E 	

        

        3 	

        

        78.7 	

        

        78.7 	

        

        01/02/2008 
	

        Griffith, William & 

        Grace 	P.O. Box 92, 

        Uniontown, KS 

        66779 	

        

        26S 22E 	

        

        11 	

        

        80 	

        

        80 	

        

        30/03/2008 
	

        Ericson, Henry & 

        Doris, Trustee 	1090 Eagle Rd, 

        Fort Scott, KS 

        66701 	

        

        26S 22E 	

        

        13 	

        

        97 	

        

        97 	

        

        16/02/2008 
	

        Warren, Robert Duane 	404 Sunset Rd, 

        Freeman, MO 

        64746	

        26S 22E 	

        21 	

        159 	

        159 	

        19/01/2008 

  9 

	

        Sampson, Richard & 

        Gloria 	2714 Telequana 

        Dr, Anchorage, 

        AK 99517 	

        

        26S 22E 	

        

        23 	

        

        64.9 	

        

        64.9 	

        

        04/01/2008 
	

        

        Dare, Mary K 	10588 Hwy 7, 

        Mound City, KS 

        66056 	

        

        26S 22E 	

        

        1, 12 	

        

        160 	

        

        160 	

        

        15/02/2008 
	Lickteig, James 

        Bures, Lloyd & 

        Marikay Feuerborn, 

        Clifford & Karen 	

        3700 Butler Rd, 

        Richmond, KS 

        66080 	

        

        

        26S 22E 	

        

        

        2, 12, 13 	

        

        

        480 	

        

        

        480 	

        

        

        04/01/2008 
	

        

        

        

        Aubel, William & 

        Joanna Typer, 

        Donald & Marjorie 

        Typer, James & Leigh 	2906 Country 

        Lane, Hays, KS 

        67601 P.O. 

        Box 610, Hesston, 

        KS 67062 

        3321 S. Shartel, 

        Oklahoma City, 

        OK 73109 	

        

        

        

        

        

        

        26S 22E 	

        

        

        

        

        

        

        20, 21, 29 	

        

        

        

        

        

        

        211.2 	

        

        

        

        

        

        

        211.2 	

        

        

        

        

        

        

        05/01/2008 
	

        Whisenhunt, Rick & 

        Mauriel 	546 Indian Rd, 

        Uniontown, KS 

        66779 	

        

        26S 22E 	

        

        9, 16 	

        

        80 	

        

        80 	

        

        12/01/2008 
	

        Geiger, Dewaine & 

        Beverly 	759 Kansas Rd, 

        Uniontown, KS 

        66779 	

        26S 22E 

        25S 22E 	

        2, 4 

        35 	

        312.75 

        160 	

        

        472.75 	

        

        25/10/2007 
	Bosley, Eddie & 

        Mildred 	392 Hwy 39, 

        Walnut, KS 66780 	26S 22E 

        27S 22E 	

        32    7 	

        160 	

        160 	

        17/06/2008 
	 	 	  	  	  	  	  
	 	 	  	  	TOTAL 	17,963.77 	  

  10 

WATER DISPOSAL WELL

	Location 	Well Number 	Lease 	County 
	 	 	 	 
	 NENENE-26-26-1E 	 26-41-SWD 	 Lucille George Trust 	 Bourbon, KS 
	 	 API #15-011-23144 	 	 

 

EXHIBIT “B”

ALLOCATION

Allocated to and forming part of a Purchase and Sale Agreement
  Dated October  ___________

	  	PERCENTAGE OF PURCHASED 	ALLOCATION OF 
	ASSET 	ASSET 	PURCHASE PRICE 
	Lease Interests 	90% 	$110,000 
	TANGIBLE Interests 	9% 	$12,500 
	MISCELLANEOUS 	1% 	$1,250 
	Interests 	  	  

11Argentex Mining Corporation - Exhibit 10.1 - Filed by newsfilecorp.com

THIS LEASE, dated December 2, 2010, is made by the Landlord and
the Tenant named in it who, in consideration of the rents, covenants and
agreements contained in this Lease, covenant and agree as follows: 

ARTICLE 1 - BASIC TERMS 

1.1

	 	(a) 	(i) 	Landlord: 	SUN LIFE ASSURANCE COMPANY OF
  
	 	  	  	  	
      CANADA AND CONCERT REAL ESTATE 

	 	  	  	  	
      CORPORATION 

	 	 	 	 	 
	 	  	(ii) 	Address of Landlord: 	
      c/o Bentall Kennedy (Canada) LP 

	 	  	  	  	
      Suite 1800 – 1055 Dunsmuir Street, 

	 	  	  	  	
      P.O. Box 49001, Vancouver, B.C. V7X 1B1 

	 	 	 	 	 
	 	(b) 	(i) 	Tenant: 	
      ARGENTEX MINING CORPORATION 

	 	 	 	 	 
	 	  	(ii) 	Address of Tenant: 	
      Prior to the Commencement Date: 

	 	 	 	 	 
	 	  	  	  	
      Suite 602, 1112 West Pender Street 

	 	  	  	  	
      Vancouver, British Columbia, V6E 2S1 

	 	 	 	 	 
	 	  	  	  	
      As and from the Commencement Date: 

	 	 	 	 	 
	 	  	  	  	
      The Premises 

	 	 	 	 	 
	 	(c) 	(i) 	Indemnifier: 	
      Not Applicable 

	 	 	 	 	 
	 	  	(ii) 	Address of Indemnifier: 	
      Not Applicable 

	 	 	 	 	 
	 	  	(iii) 	Indemnity Provisions: 	
      See Schedule "D" 

	 	 	 	 	 
	 	(d) 	Project, if applicable: 	
      Sun Life Plaza 

	 	 	 	 
	 	(e) 	Building: 	
      1100 Melville Street 

	 	 	 	 
	 	(f) 	Premises: 	
      Suite 835 

	 	 	 	 
	 	(g) 	Rentable Area of Premises: 	
      Approximately 2,295 square feet 

	 	 	 	 
	 	(h) 	(i) 	Term: 	
      Five (5) years 

	 	 	 	 	 
	 	  	(ii) 	Commencement Date: 	
      February 1, 2011 

	 	 	 	 	 
	 	  	(iii) 	Expiry Date: 	
      January 31, 2016 

	 	 	 	 	 
		(i) 	Fixturing Period: 
	
      Commencing the next day following the execution of this
      Lease and ending January 31, 2011 subject to the Tenant providing the
      Landlord with proof of its insurance 

	 	 	 	 
	 	(j) 	Basic Rent, subject to Section
      2.2: 	
       

	Time Period 

	Per Sq. Ft. of 
Rentable Area of the
      
Premises/Year 	Per Year 

	Per Month 

	February 1, 2011 to January 31, 2014 	$21.25 	$48,768.75 	$4,064.06 
	February 1, 2014 to January 31, 2016 	$23.00 	$52,785.00 	$4,398.75 

	 	(k) 	(i) 	Rent Deposit referred to in section 5.6: 	Not Applicable 
	 	 	 	 	 
	 	  	(ii) 	Security Deposit referred to in Section 5.7: 	$15,951.47 

ARTICLE 2 - SPECIAL PROVISIONS 

2.1      Construction
  and Completion of the Premises 

Schedule “E” attached hereto sets out the respective
obligations of the Landlord and Tenant with respect to the initial construction
and completion of the Premises for the Tenant’s day to day business prior to the
Commencement Date. 

2.2      Free Basic
  Rent

Notwithstanding anything to the contrary herein contained,
but subject to the Tenant being in occupancy and not in default, the Landlord
shall provide the Tenant with four (4) months free Basic Rent. The free Basic
Rent shall be applied by the Landlord against the payment of Basic Rent accruing
due during the calendar months of February 2011, February 2012, January 2013 and
January 2014 of the Term and Sections 1.1(j) and 5.1 hereto shall be deemed to
have been amended accordingly. For greater certainty, the Tenant acknowledges
and agrees that notwithstanding the period of free Basic Rent set out above it
shall remain responsible for payments of all other amounts owing under this
Lease. 

2.3      Tenant’s
  Parking

Throughout the Term, the Landlord shall make available for
the Tenant, to use at its option, two (2) random parking stalls in the
designated parking lot at the prevailing monthly rental rate, which is, as of
November 2010, $300.00 per random parking stall per month plus applicable taxes,
which rental rate may be adjusted by the Landlord from time to time. Access to
any additional parking stalls shall be on an "as available, month to month"
basis in the designated parking lot at the prevailing monthly rental rate, which
rental rate may be adjusted by the Landlord from time to time. 

2.4      Privacy Statement

The Tenant consents to the Landlord collecting, using and
disclosing the personal information in this Lease or otherwise collected by or
on behalf of the Landlord or its agents, affiliates, or service providers, for
the purposes of: 

	 	(a) 	
      determining the suitability of the Tenant, both for
      the Term and any renewal or extension thereof;

	 	 	 
	 	(b) 	
      taking action for collection of Rent in the event of
      default by the Tenant; and

	 	 	 
	 	(c) 	
      facilitating the pre-authorized payment plan pursuant
      to Section 5.4(d).

Consent under this Lease includes consent to the disclosure
by the Landlord of such information to credit agencies, collection agencies and
existing or potential lenders, investors and purchasers. 

The Tenant also consents to and confirms its authority and
that it has all necessary consents to enable the collection, use, and
disclosure, as provided in this privacy statement, of personal information about
employees of the Tenant and other individuals whose personal information is
provided to or collected by or on behalf of the Landlord in connection with this
Lease. 

To the extent the Landlord uses a managing agent, consent
under this Lease includes consent for the managing agent to do all such things
on behalf of the Landlord. The Landlord’s current managing agent is Bentall
Kennedy (Canada) Limited Partnership (“Bentall Kennedy”). The Tenant also
consents to the terms of Bentall Kennedy’s Privacy Policy, a copy of which is
available at www.bentallkennedy.com, and to the collection,
use and disclosure of personal information in accordance with such privacy
policy. 

ARTICLE 3 - DEFINITIONS AND
INTERPRETATION

	3.1 	
      Definitions

	 	 	 
		(a) 	
      "Additional Rent" means all amounts in addition to
      Basic Rent payable by the Tenant to the Landlord or any other Person
      pursuant to this Lease, other than Rental Taxes (except as provided in
      Section 15.1(a)).

	 	 	 
		(b) 	
      "Alterations" has the meaning set out in Section
      9.2.

	 	 	 
		(c) 	
      "Applicable Laws" means all statutes, laws,
      by-laws, regulations, ordinances, orders and requirements of governmental
      or other public authorities having jurisdiction in force from time to
      time.

	 	 	 
		(d) 	
      "Arbitration" if that term is used in this Lease,
      has the meaning given to it in Section 16.6.

	 	 	 
		(e) 	
      "Basic Rent" means the rent payable pursuant to
      Section 5.1.

	 	 	 
		(f) 	
      "Building" means the Building Lands and the
      building and all other structures, improvements, facilities and
      appurtenances that have been or will be constructed on the Building Lands
      (above, at or below grade), including the Building Systems and the Common
      Areas and Facilities, all as may be altered, expanded, reduced or
      reconstructed from time to time.

2 

	 	(g) 	
      "Building Lands" means the lands described in Part
      1 of Schedule "A" (or such portion thereof as may be designated by the
      Landlord from time to time), as altered, expanded or reduced from time to
      time.

	 	 	 
	 	(h) 	
      "Building Systems" means at any time: (i) all
      heating, ventilating and air-conditioning and other climate control
      systems and other systems, services, installations and facilities
      installed in or servicing all or any part of the Building or Project
      including, without limitation, the following systems, services,
      installations and facilities: elevators and escalators, mechanical
      (including plumbing, sprinkler, drainage and sewage), electrical and other
      utilities, lighting, sprinkler, life safety (including fire prevention,
      communications, security and surveillance), computer (including
      environmental, security and lighting control), ice and snow melting,
      refuse removal, window washing and music; (ii) all machinery, appliances,
      equipment, apparatus, components, computer software and appurtenances
      forming part of or used for or in connection with any of such systems,
      services, installations and facilities including, but not limited to,
      boilers, motors, generators, fans, pumps, pipes, conduits, ducts, valves,
      wiring, meters and controls, and the structures and shafts housing and
      enclosing any of them; and (iii) all Landlord owned or controlled
      telecommunications facilities, installations and equipment.

	 	 	 
	 	(i) 	
      "Business Day" means any day which is not a
      Saturday, Sunday or a day observed as a holiday under the Applicable Laws
      in the province in which the Building is situate.

	 	 	 
	 	(j) 	
      "Business Hours" means the normal business hours
      on Business Days determined from time to time by the Landlord for the
      Building.

	 	 	 
	 	(k) 	
      "Business Taxes" means all taxes, rates, duties,
      levies, assessments, licence fees and other charges in respect of the use
      or occupancy of, or any business carried on by, tenants or other occupants
      of the Project.

	 	 	 
	 	(l) 	
      "Capital Tax", if applicable, means the amount
      from time to time reasonably allocated by the Landlord to the Property, of
      any tax or taxes at any time payable under the legislation of a province
      or to any political subdivision within a province by the Landlord, based
      upon or computed by reference to the paid-up capital or surplus or value
      of real estate portfolio or place of business of the Landlord as
      determined for the purposes of that tax, and for the purposes of this
      definition, the word "Landlord" includes, severally, each of the persons
      or firms that then constitute the Landlord.

	 	 	 
	 	(m) 	
      "CDS" has the meaning set out in Section
      7.6(c).

	 	 	 
	 	(n) 	
      "Change of Control" means, in the case of any
      corporation or partnership, the transfer or issue by sale, assignment,
      subscription, transmission on death, mortgage, charge, security interest,
      operation of law or otherwise, of any shares, voting rights or interest
      which would result in any change in the effective control of such
      corporation or partnership, unless such change occurs as a result of
      trading in the shares of a public corporation listed on a recognized stock
      exchange in Canada or the United States.

	 	 	 
	 	(o) 	
      "Commencement Date" means the date set out in or
      determined pursuant to Section 1.1(h)(ii), subject to Section
  4.2.

	 	 	 
	 	(p) 	
      "Common Areas and Facilities" means those areas,
      facilities, improvements, installations and equipment in or around the
      Building or Project existing from time to time that are provided or
      designated from time to time by the Landlord for use in common by the
      Landlord, the Tenant, other tenants of the Building or Project or their
      respective sublessees, agents, employees, customers, invitees or
      licensees, whether or not those areas are open to the general public or to
      all tenants of the Building or Project including, without limitation, the
      Building Systems, entrances, lobbies, access and service corridors,
      stairways, indoor and outdoor walkways (both open and enclosed), malls,
      courts and arcades (both open and enclosed), public seating areas and
      facilities, public washrooms, indoor and outdoor landscaping and
      landscaped areas, passageways or tunnels leading to any public walkway or
      other facilities or to other buildings or concourses, mailrooms,
      electrical, telephone, meter, valve, mechanical, storage and janitor
      rooms, shipping and receiving areas and loading docks, package or
      passenger pick-up areas, waste disposal or recycling facilities, parking
      facilities, driveways, laneways and ramps and sidewalks, parks and other
      municipal facilities for which the Landlord directly or indirectly is
      subject to obligations in its capacity as owner of the Building or Project
      or an interest in it, all as may be altered, expanded, reduced,
      reconstructed or relocated from time to time.

	 	 	 
	 	(q) 	
      "Default Rate" means the lesser of: (i) the Prime
      Rate plus five percent per annum; and (ii) the maximum rate permitted by
      Applicable Laws, calculated and compounded monthly not in
  advance.

	 	 	 
	 	(r) 	
      "Early Termination" has the meaning set out in
      Section 12.3.

	 	 	 
	 	(s) 	
      "Event of Default" has the meaning set out in
      Section 15.1.

3 

	 	(t) 	
      "Expert" means any architect, designer, engineer,
      land surveyor, accountant or other professional consultant appointed by
      the Landlord who, in the opinion of the Landlord, is qualified to perform
      the function for which he or she is retained.

	 	 	 
	 	(u) 	
      "Expiry Date" means the date set out in or
      determined pursuant to Section 1.1(h)(iii), subject to Section
  4.2.

	 	 	 
	 	(v) 	
      "Fiscal Year" means the fiscal period(s) as
      designated by the Landlord from time to time. The Landlord may have
      different Fiscal Years for any one or more of the components of Additional
      Rent.

	 	 	 
	 	(w) 	
      "Fixturing Period" means the period, if any,
      specified in Section 1.1(i) provided to the Tenant to perform its
      fixturing of the Premises and conducting its day to day business.
      During any Fixturing Period the Tenant shall be entitled to occupy the
      Premises in accordance with all terms of this Lease (including the
      Tenant's obligations to pay for all utilities and services), but shall not
      be obligated to pay Basic Rent, the Tenant's share of Property Taxes or
      the Tenant’s share of Operating Costs.

	 	 	 
	 	(x) 	
      •"Indemnifier" means the Person, if
        any, identified in Section 1.1(c)(i), and if there is
        more than one such Person, it means each such Person.•

	 	 	 
	 	(y) 	
      "Lands" means the Building Lands, or, if
      applicable, the Project Lands.

	 	 	 
	 	(z) 	
      "Large Corporations Tax" means the amount from
      time to time reasonably allocated by the Landlord to the Property, of the
      tax known as the Large Corporations Tax, if applicable, and of any similar
      or replacement tax or taxes at any time payable under the legislation of
      Canada based upon or computed by reference to the paid-up capital or
      surplus or value of real estate portfolio or place of business of the
      Landlord as determined for the purposes of that tax, and for the purposes
      of this definition, the word "Landlord" includes, severally, each of the
      persons or firms that then constitute the Landlord.

	 	 	 
	 	(aa) 	
      "Lease" means this lease, including all schedules,
      as it may be amended.

	 	 	 
	 	(bb) 	
      "Lease Year" means: (i) in the case of the first
      Lease Year, the period beginning on the Commencement Date and ending on
      the last day of the 12th consecutive full month after the expiry of the
      calendar month in which the Commencement Date occurs (except that if the
      Commencement Date occurs on the first day of a calendar month, the first
      Lease Year shall end on the day prior to the first anniversary of the
      Commencement Date) and; (ii) in the case of each subsequent Lease Year,
      consecutive 12 month periods, provided that the final Lease Year shall end
      on the last day of the Term.

	 	 	 
	 	(cc) 	
      "Leasehold Improvements" means all alterations,
      fixtures and improvements in or serving the Premises made from time to
      time by or on behalf of the Tenant or any prior occupant of the Premises
      including, without limitation, mezzanines, internal stairways, doors,
      hardware, vaults, partitions (excluding moveable partitions), lighting
      fixtures, non-Building standard window coverings and wall-to-wall
      carpeting (excluding carpeting laid over a finished floor and removable
      without damage to such floor), but excluding trade fixtures and furniture
      and equipment not of the nature of fixtures.

	 	 	 
	 	(dd) 	
      "Measurement Standards" means the measurement
      standards set out in Schedule "A".

	 	 	 
	 	(ee) 	
      "Mortgage" means any mortgage, charge or security
      instrument (including a deed of trust or mortgage securing bonds) and all
      extensions, renewals, modifications, consolidations and replacements of
      any such item which may now or hereafter affect the Project or any part of
      it.

	 	 	 
	 	(ff) 	
      "Mortgagee" means the mortgagee, chargee or other
      secured party (including a trustee for bondholders), as the case may be,
      who from time to time holds a Mortgage.

	 	 	 
	 	(gg) 	
      "Notice" has the meaning set out in Section
      16.7.

	 	 	 
	 	(hh) 	
      "Operating Costs" has the meaning set out in
      Section 6.5.

	 	 	 
	 	(ii) 	
      "Permitted Transferee" means (1) any entity
      which is an affiliate (as that term is defined as of the date of this
      Lease in the Canada Business Corporations Act) of the original named
      Tenant, and only for so long as it remains an affiliate of such original
      named Tenant, and (2) the entity known as Savant Explorations Ltd.
      which entity will be subletting one (1) office within the Premises, and
      only for so long as Savant Explorations Ltd. continues to sublet such
      office from the Tenant.

	 	 	 
	 	(jj) 	
      "Person" means any individual, partnership,
      corporation, trust, trustee or other entity or any combination of
    them.

	 	 	 
	 	(kk) 	
      "Premises" means that part of the Building
      identified in Section 1.1(f) and approximately shown cross-hatched on
      Schedule "B", extending to: (i) the interior face of all exterior walls,
      doors and

4 

	 		
      windows; (ii) the interior face of all interior walls,
      doors and windows separating the Premises from Common Areas and Facilities
      or from adjoining leaseable premises; and (iii) the top surface of the
      structural subfloor and the top surface of the suspended or plaster
      ceiling (or the bottom surface of the structural ceiling if there is no
      suspended or plaster ceiling). Any Building Systems located in the
      Premises do not form part of the Premises.

	 	 	 	 
	 	(ll) 	
      "Prime Rate" means the annual rate of interest
      announced from time to time by the Canadian chartered bank from time to
      time chosen by the Landlord as the daily rate of interest used by such
      bank as a reference rate in setting rates of interest for Canadian dollar
      commercial loans and commonly referred to by such bank as its Canadian
      "prime rate".

	 	 	 	 
	 	(mm) 	
      "Project", if applicable, means the Project Lands
      and the buildings and all other structures, improvements, facilities and
      appurtenances that have been or will be constructed on the Project Lands
      (above, at or below grade), including the Building Systems and the Common
      Areas and Facilities, all as may be altered, expanded, reduced or
      reconstructed from time to time; provided that if the Landlord determines
      Project is not applicable, references in this Lease to Project shall be
      deemed to be references to Building.

	 	 	 	 
	 	(nn) 	
      "Project Lands", if applicable, means the lands
      described in Part 2 of Schedule "A" (or such portion thereof as may be
      designated by the Landlord from time to time), as altered, expanded or
      reduced from time to time; provided that if Project Lands are not
      applicable, references in this Lease to Project Lands shall be deemed to
      be references to Building Lands.

	 	 	 	 
	 	(oo) 	
      "Property Taxes" means the aggregate of all taxes,
      rates, duties, levies, fees, charges (including local improvement charges)
      and assessments whatsoever, imposed, assessed, levied, rated or charged
      against or in respect of the Project (or any part of the Project) from
      time to time by any competent taxing or assessing authority, whether
      school, municipal, regional, provincial, federal, or otherwise, and any
      taxes or other amounts which are imposed in lieu of, or in addition to,
      any of the foregoing whether or not in existence on the Commencement Date
      and whether of the foregoing character or not, but excluding taxes on the
      income or profits of the Landlord except to the extent that they are
      levied in lieu of the foregoing.

	 	 	 	 
	 	(pp) 	
      "Proportionate Share" means a fraction which has:
      (i) as its numerator, the Rentable Area of the Premises, and (ii) as its
      denominator, the Rentable Area of the Project.

	 	 	 	 
	 	(qq) 	
      "Purchaser" has the meaning set out in Section
      13.2.

	 	 	 	 
	 	(rr) 	
      "Rent" means all Basic Rent and Additional
      Rent.

	 	 	 	 
	 	(ss) 	
      "Rent Deposit" means the amount specified in
      Section 1.1(k)(i).

	 	 	 	 
	 	(tt) 	
      "Rentable Area" means: (i) in the case of the
      Premises and any other premises included in the Project, the area of all
      floors of such premises; and (ii) in the case of the Project the aggregate
      of the area of all premises in the Project that are rented, or designated
      or intended by the Landlord to be rented (whether actually rented or not)
      but excluding storage areas, all determined in accordance with the
      Measurement Standards. The Rentable Area of the Premises, the Project or
      any part thereof may be adjusted from time to time to reflect any
      alteration, expansion, reduction, recalculation or other change.

	 	 	 	 
	 	(uu) 	
      "Rental Taxes" means any tax or duty imposed upon
      either the Landlord or the Tenant which is measured by or based in whole
      or in part directly upon the Rent payable under this Lease or in respect
      of the rental or rental value of premises under this Lease whether
      existing at the date of this Lease or hereafter imposed by any
      governmental authority including, without limitation, goods and services
      tax, harmonized sales tax, value added tax, business transfer tax, sales
      tax, federal sales tax, excise taxes or duties or any tax similar to the
      foregoing.

	 	 	 	 
	 	(vv) 	
      "Required Conditions" means that:

	 	 	 	 
	 		(i) 	
      the Tenant is the original named Tenant or a Permitted
      Transferee, has not undergone a Change of Control and is itself in
      occupation of and carrying on business from the whole of the Premises;
      and

	 	 	 	 
	 		(ii) 	
      the Tenant has paid all Basic Rent and Additional Rent as
      and when due and has not been in persistent default and is not in material
      default under this Lease.

	 	 	 	 
	 	(ww) 	
      "Restoration" has the meaning set out in Section
      9.3.

	 	 	 	 
	 	(xx) 	
      "Restoration Date" has the meaning set out in
      Section 9.3.

	 	 	 	 
	 	(yy) 	
      "Rules and Regulations" means the Rules and
      Regulations annexed hereto as Schedule "C" together with any reasonable
      amendments, deletions and additions made by the Landlord from time to
      time pursuant to Section 10.4, all of which shall form part of this
      Lease.

	 	 	 	 
	 	(zz) 	
      "Security Deposit" means the amount specified in
      Section 1.1(k)(ii).

5 

	 	(aaa) 	
      "Statement" has the meaning set out in Section
      5.5(b).

	 	 	 
	 	(bbb) 	
      "Structural Components" means those parts of the
      Project consisting of the footings and foundations, structural columns and
      beams, structural subfloors, and bearing walls.

	 	 	 
	 	(ccc) 	
      "Term" means the period specified in Section
      1.1(h)(i).

	 	 	 
	 	(ddd) 	
      "Transfer" means all or any of the following,
      whether by conveyance, written agreement or otherwise: (i) an assignment
      of this Lease in whole or in part; (ii) a sublease of all or any part of
      the Premises; (iii) the sharing or transfer of any right of use or
      occupancy of all or any part of the Premises; (iv) any mortgage, charge or
      encumbrance of this Lease or the Premises or any part of the Premises or
      other arrangement under which either this Lease or the Premises become
      security for any indebtedness or other obligation; and (v) a Change of
      Control, and includes any transaction or occurrence whatsoever (including,
      but not limited to, expropriation, receivership proceedings, seizure by
      legal process and transfer by operation of law), which has changed or
      might change the identity of the Person having use or occupancy of any
      part of the Premises.

	 	 	 
	 	(eee) 	
      "Transferee" means the Person to whom a Transfer
      is or is to be made.

	 	 	 
	 	(fff) 	
      "Transfer Application Fee" means such fee as the
      Landlord may in its sole discretion from time to time determine to be
      chargeable by it for considering whether to consent to a Transfer plus all
      costs incurred including legal fees, credit checks and all disbursements
      in respect of a proposed Transfer.

	 	 	 
	 	(ggg) 	
      "TSP" has the meaning set out in Section
      7.6(b).

	 	 	 
	 	(hhh) 	
      "Unavoidable Delay" has the meaning set out in
      Section 16.5.

3.2      Entire Agreement,
  Amendments, Waiver

This Lease contains the entire agreement between the parties
with respect to the subject matter of this Lease and there are no other
agreements, promises or understandings, oral or written, between the parties in
respect of this subject matter. This Lease may be amended only by written
agreement between the Landlord and the Tenant. No electronic communications
between the parties will have the effect of amending this Lease. No provisions
of this Lease shall be deemed to have been waived by the Landlord or the Tenant
unless such waiver is in writing signed by the party. If the Landlord excuses or
condones any default of any obligation under this Lease, no waiver of such
obligation shall be implied in respect of any continuing or subsequent default.
The Landlord's receipt of Rent with knowledge of a breach shall not be deemed a
waiver of any breach.

3.3      Acceptance
  and Application of Rent

Any endorsement, statement, condition, direction or other
communication on or accompanying any Rent payment shall not be binding on the
Landlord and the acceptance of any such payment shall be without prejudice to
the Landlord's right to recover the balance of Rent then owing or to pursue any
other remedy available to the Landlord. Any payment received by the Landlord may
be applied towards amounts then outstanding under this Lease in such manner as
the Landlord determines. 

	3.4 	
      General Rules of Interpretation

	 	 	 
		(a) 	
      Obligations as Covenants: Each obligation of the Landlord
      and the Tenant in this Lease shall be considered a covenant for all
      purposes.

	 	 	 
		(b) 	
      Time: Time is of the essence of this Lease.

	 	 	 
		(c) 	
      Number, Gender: The grammatical changes required to make
      the provisions of this Lease apply in the plural sense where the Tenant
      comprises more than one Person and to individuals (male or female),
      partnerships, corporations, trusts or trustees will be assumed as though
      in each case fully expressed.

	 	 	 
		(d) 	
      Liability of Tenant: If the Tenant consists of more than
      one Person, the covenants of the Tenant shall be joint and several
      covenants of each such Person. If the Tenant is a partnership, each Person
      who is presently a partner of the partnership and each Person who becomes
      a member of any successor partnership shall be and continue to be bound
      jointly and severally for the performance of and shall be and continue to
      be subject to all of the terms, obligations and conditions of this Lease,
      whether or not such Person ceases to be a member of such partnership or
      successor partnership and whether or not such partnership continues to
      exist.

	 	 	 
		(e) 	
      Governing Law: This Lease shall be governed by and
      construed under the Applicable Laws of the jurisdiction in which the
      Building is located and the parties attorn and submit to the jurisdiction
      of the courts of such jurisdiction. The exclusive venue for any
      application or court action brought in respect of this Lease shall lie
      with the courts of the Province in which the Premises is located, and the
      parties hereto exclusively attorn to the jurisdiction of such
    courts.

6 

	 	(f) 	
      Headings: The headings of the Articles and Sections are
      included for convenience only, and shall have no effect upon the
      construction or interpretation of this Lease.

	 	 	 
	 	(g) 	
      Landlord as Trustee: Any and all exculpatory provisions,
      releases and indemnities included in this Lease for the benefit of the
      Landlord are intended also to benefit the Mortgagees, any owner or lessor
      with an interest in the Project prior to the Landlord, property managers
      of the Landlord, and the officers, directors, shareholders, employees,
      agents of each one of them and, for the purposes of such provisions, the
      Landlord is acting as agent or trustee on behalf of and for the benefit of
      the persons mentioned above.

	 	 	 
	 	(h) 	
      Severability: Should any provision of this Lease be or
      become invalid, void, illegal or not enforceable, such provision shall be
      considered separate and severable from this Lease and the remaining
      provisions shall remain in force and be binding upon the parties hereto as
      though such provision had not been included.

3.5      Successors

This Lease and everything herein contained shall extend to and
bind the successors and assigns of the Landlord and the legal representatives,
heirs, executors, administrators, successors and permitted assigns of the Tenant
(as the case may be). 

ARTICLE 4 - GRANT AND TERM

4.1      Term, Demise

The Landlord hereby demises and leases the Premises to the
Tenant for the Term (unless terminated earlier pursuant to this Lease), to have
and to hold during the Term, subject to the terms and conditions of this Lease.
The Landlord grants to the Tenant a non-exclusive licence throughout the Term to
the benefit or use (as may be appropriate) of those Common Areas and Facilities
which provide access to the Premises or which are generally made available to
all tenants in the Building, in common with other tenants of the Building and
with all others entitled thereto, subject to the terms and conditions of this
Lease. 

4.2      Delay in Delivery
  of Premises

If the Landlord is delayed in delivering the Premises to the
Tenant by the date provided for in this Lease, the Landlord and the Tenant agree
that the Commencement Date shall be deferred by the number of days of such delay
but the Term will remain as set out in this Lease. The Landlord or its agent
shall provide to the Tenant written notice of any such delay before it occurs.
The Tenant shall accept the above deferral of the Commencement Date as full
compensation for the delay and the Landlord shall have no further liability
arising from it. The Tenant shall upon request execute a lease amending
agreement documenting such deferral, if any. 

4.3      Acceptance

The Tenant hereby leases and accepts the Premises from the
Landlord and covenants to pay the Rent and to observe and perform all the
covenants and obligations to be observed and performed by the Tenant pursuant to
this Lease. If the Tenant occupies the Premises prior to the Commencement Date,
its occupancy shall be subject to the terms and conditions of this Lease, other
than in respect of Rent if there are other provisions concerning Rent that the
Landlord and Tenant have agreed to in writing in respect of such period prior to
the Commencement Date. The Tenant agrees that, except as may be specifically set
out herein, the Premises are accepted subject only to the Premises being in the
condition set out in Schedule "E" and there is no promise, representation or
undertaking binding upon the Landlord with respect to any alteration,
remodelling or decoration of the Premises or with respect to the installation of
equipment or fixtures in the Premises.

4.4      Quiet Enjoyment

If the Tenant pays the Rent, fully performs all its obligations
under this Lease and there has been no Event of Default, then the Tenant shall
be entitled, subject to the provisions of this Lease, to peaceful and quiet
enjoyment of the Premises for the Term. 

ARTICLE 5 – RENT

5.1      Basic Rent

The Tenant shall pay to the Landlord Basic Rent in the amount
set out in Section 1.1(j) for the respective Lease Year, by equal consecutive
monthly instalments in advance on the first day of each month, subject to any
adjustment pursuant to Section 5.3. 

5.2      Additional
  Rent

The Tenant shall also pay throughout the Term, at the times and
in the manner provided in this Lease, all Additional Rent which shall, except as
otherwise provided in this Lease, be payable within 15 days of receipt by the
Tenant of an invoice, statement or demand for it.

7 

5.3      Adjustment
  Due to Measurement

The Landlord may, from time to time, at its option, cause the
Rentable Area of the Premises and/or Project or any part thereof to be measured
by an Expert and, if necessary as a result of such measurement, the annual Basic
Rent and the calculation of Additional Rent shall be adjusted by the Landlord.
The effective date of any such adjustment shall be: 

	 	(a) 	
      in the case of any measurement made prior to or within
      six months of the Commencement Date, the date the Tenant is allowed
      possession of the Premises under this Lease; and

	 	 	 
	 	(b) 	
      in all other cases, the date of the determination of the
      measurement.

Any such measurement by an Expert shall be final and binding on
the Landlord and the Tenant subject to the Landlord’s right from time to time to
cause the Rentable Area of the Premises and/or Project or any part thereof to be
remeasured by an Expert as set out above. Neither the Landlord nor the Tenant
may claim any adjustment to the annual Basic Rent or to the calculation of
Additional Rent based on the Rentable Area of the Premises except in accordance
with a measurement by an Expert made pursuant to this Section and, for greater
certainty, neither the Landlord nor the Tenant may claim any adjustment to the
annual Basic Rent or to the calculation of Additional Rent based on such
measurement for the period prior to the effective date of such adjustment as set
out above.

	5.4 	
      Payment of Rent - General

	 	 	 
		(a) 	
      All payments required to be made by the Tenant pursuant
      to this Lease shall be paid when due, without prior demand and without any
      abatement, set-off, compensation or deduction whatsoever, except as may be
      otherwise expressly provided herein, at the address of the Landlord set
      out in Section 1.1(a)(ii) or at such other place as the Landlord may
      designate from time to time to the Tenant.

	 	 	 
		(b) 	
      All payments required to be made by the Tenant pursuant
      to this Lease, except for Rental Taxes, shall be deemed to be Rent and
      shall be payable and recoverable as Rent, and the Landlord shall have all
      rights against the Tenant for default in any such payment as in the case
      of arrears of Rent.

	 	 	 
		(c) 	
      The Tenant shall pay to the Landlord all Rental Taxes
      applicable from time to time, calculated and payable in accordance with
      Applicable Laws and the Tenant shall pay such amount at the earlier of:
      (i) the time provided for by Applicable Laws; and (ii) the time such Rent
      is required to be paid under this Lease. The amount payable by the Tenant
      on account of Rental Taxes shall be deemed not to be Rent for the purpose
      of such calculation but in the event of a failure by the Tenant to pay any
      amount, the Landlord shall have the same rights and remedies as it has in
      the event of a failure by the Tenant to pay Rent.

	 	 	 
		(d) 	
      •At the Landlord's request, the
      Tenant shall make all payments under this Lease by way of post- dated
      cheques, automatic withdrawals or electronic funds transfer from the
      Tenant's bank account and shall execute and deliver either concurrently
      with this Lease or from time to time within three Business Days following
      request for it, such documentation as may be required by the Landlord and
      its bank in order to effect such payments.•
      The Tenant authorizes the Landlord to withdraw monthly Rent
      payments from the Tenant’s account by way of direct withdrawals, as may be
      arranged from time to time between financial institutions administering
      the Tenant’s and the Landlord’s accounts. The Tenant further agrees to
      execute and provide whatever further documentation, account information,
      cancelled cheques or otherwise, which are reasonably requested by the
      Landlord in order to assist the Landlord in the administration of a
      pre-authorized payment procedure for monies owing or accruing due as Rent
      under this Lease.

	 	 	 
		(e) 	
      •If the Tenant begins to use all
      or part of the Premises for the conduct of its business on a date that is
      earlier than the Commencement Date, Rent shall begin to accrue from such
      earlier date, and the Tenant shall pay to the Landlord the Rent accrued,
      in each case within 30 days of receipt from the Landlord of an invoice in
      respect of such Rent•.

	 	 	 
		(f) 	
      If the •Commencement Date or the date the Tenant
      commences to conduct its business at the Premises is other than the first
      day of a full period in respect of which any item of Rent is calculated,
      or the• last day of the Term is other than the last day of a full
      period, then unless otherwise provided in this Lease, the amount of such
      item of Rent payable in respect of the broken period shall be prorated on
      the basis of a 365 day year.

	 	 	 
	5.5 	
      Payment of Additional Rent

	 	 	 
		(a) 	
      Prior to the Commencement Date and at or prior to the
      beginning of each Fiscal Year thereafter, the Landlord shall compute and
      deliver to the Tenant a bona fide estimate in respect of such Fiscal Year
      of the Tenant's share of Property Taxes, the Tenant’s share of Operating
      Costs (being its Proportionate Share subject to Section 6.7) and such
      other items of Additional Rent as the Landlord may estimate in advance and
      the Tenant shall pay to the Landlord in monthly instalments one-twelfth of
      such estimate simultaneously with the Tenant's payments of Basic Rent,
      provided that the monthly instalments on account of the Tenant's share of
      Property Taxes may be

8 

	 		
      determined so that the Landlord collects all such amounts
      payable by the Tenant by the final due date in the relevant calendar year.
      The Landlord may from time to time re-estimate any items of Additional
      Rent and may fix monthly instalments for the then remaining balance of the
      Fiscal Year so that such items will be entirely paid during such Fiscal
      Year.

	 	 	 
	 	(b) 	
      Within a reasonable period of time after all information
      necessary to calculate actual Additional Rent becomes available after the
      end of each Fiscal Year, the Landlord will provide to the Tenant a written
      statement (in this Section 5.5 referred to as the "Statement") setting out
      in reasonable detail the amount of Operating Costs, the Property Taxes and
      such other items of Additional Rent as the Landlord had estimated in
      advance for such Fiscal Year. If the Tenant’s share of Property Taxes, the
      Tenant’s share of Operating Costs (being its Proportionate Share subject
      to Section 6.7) and other items of Additional Rent actually paid by the
      Tenant to the Landlord during such Fiscal Year differs from the amount of
      the Tenant’s share of Property Taxes, the Tenant’s share of Operating
      Costs and other items of Additional Rent payable for such Fiscal Year, the
      Tenant shall pay such difference or the Landlord shall credit the Tenant's
      account (as the case may be), without interest within 30 days after the
      date of delivery of the Statement. The respective obligations of the
      Landlord and the Tenant in this Section 5.5(b) shall survive the end of
      the Term or earlier termination of this Lease.

	 	 	 
	 	(c) 	
      The Tenant shall not claim a re-adjustment in respect of
      Operating Costs or Property Taxes or other items of Additional Rent
      estimated by the Landlord or the share payable by the Tenant on account
      thereof for any Fiscal Year except by notice given to the Landlord within
      six months after delivery of the Statement, stating the particulars of the
      error in computation.

	 	 	 
	 	(d) 	
      If the Tenant disputes the accuracy of any Statement
      within the period permitted under Section 5.5(c) above and the Landlord
      and the Tenant fail to settle the matter within a reasonable period, the
      matter shall be referred by the Landlord to an Expert for prompt
      determination. The Tenant shall pay in accordance with the Statement until
      such decision is rendered. The Expert’s signed determination shall be
      final and binding on both the Landlord and the Tenant. Any adjustment
      required to any previous payment made by the Tenant or the Landlord by
      reason of any such determination shall be made within 14 days thereof, and
      the party required to pay such adjustment shall bear all costs of the
      Expert, except that if the amount to be paid is 20% or less of the amount
      in dispute, the Tenant shall pay all such costs.

5.6      •Rent
  Deposit

The Landlord acknowledges receipt from the Tenant of
the Rent Deposit to be applied to the Rent as it becomes due or as otherwise
provided in Section 1.1(k)(i) and, to the extent it is not so applied from time
to time, to be held, without interest, as security (without prejudice to the
Landlord’s other rights and remedies) for the observance and performance of the
Tenant’s obligations under this Lease.•

5.7      Security Deposit

The Landlord acknowledges receipt from the Tenant of the
Security Deposit to be held, without interest, as security (without prejudice to
the Landlord’s other rights and remedies) for the observance and performance of
the Tenant’s obligations under this Lease. If the Tenant defaults in the
performance of any of the terms, covenants, conditions and provisions of this
Lease as and when the same are due to be performed by the Tenant, then the
Landlord, at its option, may appropriate and apply all or any part of the
Security Deposit on account of any losses or damages sustained by the Landlord
as a result of such default. Upon demand by the Landlord following any such
appropriation, the Tenant shall pay to the Landlord an amount sufficient to
restore the total original amount of the Security Deposit. If the Tenant
complies with all of the terms, covenants, conditions and provisions under this
Lease, the Security Deposit shall be returned to the Tenant without interest
within 90 days after the expiry or earlier termination of the Term, or, at the
Landlord's option, shall be applied by the Landlord on account of the last
month's Rent. Notwithstanding the foregoing, if the Tenant fails to execute
and deliver this Lease within 5 days of receipt from the Landlord or fails to
take possession of the Premises by the Commencement Date, the Landlord may, at
its sole option, terminate this Lease, whereupon the Security Deposit shall be
retained by the Landlord as liquidated damages on account of the Tenant’s
default and not as a penalty. 

5.8      Net Lease

The Tenant acknowledges and agrees that it is intended that
this Lease shall be a completely carefree net lease for the Landlord and that
the Landlord shall not be responsible for any costs, charges, expenses and
outlays of any nature whatsoever arising from or relating to the Premises during
the Term, whether foreseen or unforeseen and whether or not within the
contemplation of the parties at the commencement of the Term, except as shall be
otherwise expressly provided in this Lease. 

9 

ARTICLE 6 - OPERATING COSTS AND TAXES

6.1      Property Taxes
  Payable by Landlord

The Landlord shall pay all Property Taxes, but it may defer
such payments or compliance to the fullest extent permitted by law so long as it
pursues in good faith any contest or appeal of any such Property Taxes with
reasonable diligence. 

	6.2 	
      Property Taxes Payable by Tenant

	 	 	 	 
		(a) 	
      The Tenant shall pay as Additional Rent directly to the
      Landlord in each Fiscal Year the Tenant's share of Property Taxes as
      determined pursuant to this Section.

	 	 	 	 
		(b) 	
      The Tenant’s share of Property Taxes shall be the portion
      of the Property Taxes that are attributable to the Premises, as determined
      by the Landlord. Without limiting the foregoing:

	 	 	 	 
			(i) 	
      the Landlord may, if it so elects, determine that the
      Tenant’s share of Property Taxes attributable to the Premises shall be the
      Proportionate Share of Property Taxes;

	 	 	 	 
			(ii) 	
      the Landlord shall be entitled, but not obligated, to
      allocate Property Taxes amongst categories of premises in the Project on
      the basis of such factors as the Landlord determines to be relevant and to
      adjust the Tenant’s share of Property Taxes based on such
    allocation;

	 	 	 	 
			(iii) 	
      if there are separate assessments (or, in lieu of
      separate assessments, calculations made by authorities having jurisdiction
      from which a reasonable approximation of separate assessments can be made)
      for the Premises for Property Taxes, the Landlord may in its sole
      discretion (but need not) have regard thereto;

	 	 	 	 
			(iv) 	
      nothing herein shall compel or require the Landlord to
      adjust, continue to adjust or to make the same determination or allocation
      of Property Taxes from year to year or in any Fiscal Year; and

	 	 	 	 
			(v) 	
      for the purposes of determining the share of Property
      Taxes payable by the Tenant pursuant to this Lease, Property Taxes shall
      include such additional amounts as would have formed part of Property
      Taxes had the Project been fully assessed during the whole of the relevant
      Fiscal Year as fully completed and fully occupied by tenants, with no
      special exemptions or reductions, and without taking into account any
      actual or potential reduction of Property Taxes or change of assessment
      category or class for premises within the Project which are vacant or
      under utilized.

	 	 	 	 
	6.3 	
      Business Taxes and Other Taxes of
  Tenant

The Tenant shall promptly pay before delinquency to the taxing
authorities or to the Landlord, if it so directs, as Additional Rent, any taxes,
rates, duties, levies and assessments whatsoever, whether municipal, provincial,
federal or otherwise, levied, imposed or assessed against or in respect of the
operations at, occupancy of, or conduct of business in or from the Premises by
the Tenant or any other permitted occupant, including the Tenant's Business
Taxes, if levied in the province in which the Building is situate. Whenever
requested by the Landlord, the Tenant shall deliver to the Landlord copies of
receipts for payment of all such taxes.

6.4      Assessment
  Appeals

The Tenant shall not appeal any governmental assessment or
determination of the value of the Project or any portion of the Project whether
or not the assessment or determination affects the amount of Property Taxes or
other taxes, rates, duties, levies or assessments to be paid by the Tenant. 

6.5      Operating
  Costs

Subject to the exclusions and deductions stipulated in Section
6.6, "Operating Costs" means the total, without duplication, of the costs,
expenses, fees, rentals, disbursements and outlays (in Sections 6.5 and 6.6
referred to collectively as "costs") of every kind, whether direct or indirect,
paid, payable or incurred by or on behalf of the Landlord on a cash basis (or on
an accrual basis as and to the extent that the Landlord may determine) in the
ownership, maintenance, repair, replacement, operation, administration,
supervision and management of the Project, including, without limitation: 

	 	(a) 	
      costs of providing security, supervision, traffic
      control, transportation services (including both on- site and off-site
      transportation), janitorial, landscaping, window cleaning, waste
      collection, disposal and recycling and snow removal services and the costs
      of machinery, supplies, tools, equipment and materials used in connection
      with the Project (including rental costs of such items);

	 	 	 
	 	(b) 	
      costs of telephone and telecommunications (including
      riser, rooftop and wireless management), information technology,
      telecopier, stationery, office equipment, supplies, signs and
    directory

10 

	 		
      boards and other services and materials required for
      management, maintenance and operation (whether on or off-site and whether
      incurred by the Landlord or a management company);

	 	 	 	 
	 	(c) 	
      costs of providing electricity, fuel, heat, processed
      air, water, telephone, gas, sewage disposal and other utilities and
      services (including all energy management and administration costs) and
      costs of replacing building standard electric light fixtures, ballasts,
      tubes, starters, lamps, light bulbs and controls (to the extent such item
      is charged separately to the Tenant pursuant to this Lease then the costs
      of any such item attributable to other leaseable premises shall be
      excluded);

	 	 	 	 
	 	(d) 	
      costs of:

	 	 	 	 
	 		(i) 	
      operating, maintaining, replacing, modifying and
      repairing the Project, including without limitation such costs where
      incurred by the Landlord in order to comply with Applicable Laws or
      required by the Landlord's insurance carrier or resulting from normal wear
      and tear to the Project;

	 	 	 	 
	 		(ii) 	
      providing, installing, modifying and upgrading energy
      conservation equipment and systems, life safety and emergency response
      systems, materials and procedures and telecommunication systems and
      equipment if any;

	 	 	 	 
	 		(iii) 	
      making alterations, replacements or additions to the
      Project intended to reduce Operating Costs, improve the operation of the
      Project and the systems, facilities and equipment serving the Project, or
      maintain their operation; and

	 	 	 	 
	 		(iv) 	
      replacing machinery or equipment which by its nature
      requires periodic replacement,

	 	 	 	 
	 		
      all to the extent that such costs are fully chargeable in
      the Fiscal Year in which they are incurred in accordance with generally
      accepted accounting principles as applied by the Landlord, or as specified
      in this Lease;

	 	 	 	 
	 	(e) 	
      depreciation or amortization of the costs referred to in
      Section 6.5(d) above as determined in accordance with generally accepted
      accounting principles as applied by the Landlord, or as specified in this
      Lease, if such costs have not been charged fully in the Fiscal Year in
      which they are incurred, and interest or imputed interest (at 2% per annum
      over the Prime Rate) on the undepreciated or unamortized balance of such
      costs, it being recognized that the Landlord, acting reasonably, may
      depreciate or amortize any such cost over a longer or shorter period than
      that which corresponds to the period over which the benefits of having
      incurred that cost are realized;

	 	 	 	 
	 	(f) 	
      amounts paid to, or reasonably attributable to the
      remuneration of, all personnel (whether on or off-site and whether
      employed by the Landlord or a management company) involved in the
      maintenance, repair, replacement, operation, administration, supervision
      and management of the Project, including fringe benefits, severance pay,
      termination payments, uniforms and other employment costs;

	 	 	 	 
	 	(g) 	
      auditing, accounting, legal and other professional and
      consulting fees and disbursements incurred in connection with the
      maintenance, repair, replacement, operation, administration, supervision
      and management of the Project, including those incurred with respect to
      the preparation of the statements required under the provisions of this
      Lease and costs of minimizing, contesting or appealing assessments of
      Property Taxes (whether or not successful);

	 	 	 	 
	 	(h) 	
      costs of all insurance which the Landlord is obligated or
      permitted to obtain under this Lease and the amounts of losses incurred or
      claims paid either below the insurance deductible amounts or as the
      co-insurance portion of an insured claim, and should the Landlord choose
      in whole or in part to self-insure, the amount of reasonable contingency
      reserves not exceeding the amount of premiums that would otherwise have
      been incurred in respect of the risks undertaken;

	 	 	 	 
	 	(i) 	
      Property Taxes to the extent not charged to the Tenant
      pursuant to Section 6.2 and to other tenants of the Project pursuant to
      lease provisions similar to such Section;

	 	 	 	 
	 	(j) 	
      Capital Tax and Large Corporations Tax;

	 	 	 	 
	 	(k) 	
      fair market rental value (having regard to rent being
      charged for similar space including additional rent for operating costs
      and property taxes) of space used by the Landlord and/or its property
      manager, in connection with the maintenance, repair, operation,
      administration and management of the Project and such fair market rental
      value of any building amenities (such as conference and day-care
      facilities provided primarily for tenants of the Project), together with
      the costs relating to such building amenities; and

	 	 	 	 
	 	(l) 	
      a management fee in an amount comparable to that which
      would be charged by a real estate management company for management of
      similar office buildings in the area in which the Building is
    located.

11 

6.6      Limitations
  on Operating Costs

In determining Operating Costs, the cost (if any) of the
following shall be excluded or deducted, as the case may be: 

	 	(a) 	
      major repairs to Structural Components that are required
      as a result of defective design or construction of such Structural
      Components;

	 	 	 
	 	(b) 	
      interest on, and the capital retirement of debt, except
      as specifically provided in Section 6.5(e), and ground rent payable to the
      lessor under any ground or other lease pursuant to which the Landlord has
      an interest in the Project;

	 	 	 
	 	(c) 	
      expenses relating to decorating or redecorating or
      renovating premises demised, or to be demised, to tenants or occupants of
      the Project and costs relating to tenant inducements, allowances or
      similar expenses;

	 	 	 
	 	(d) 	
      all leasing expenses, real estate brokers' fees, leasing
      commissions, advertising premises for lease, and space planners'
    fees;

	 	 	 
	 	(e) 	
      repairs or maintenance done for the direct account of
      other tenants;

	 	 	 
	 	(f) 	
      net recoveries by the Landlord in respect of warranties
      or guarantees and insurance claims to the extent (but only to the extent)
      that the repair costs in respect of the work covered by such warranties or
      guarantees or insurance claims have been charged as Operating Costs;
      and

	 	 	 
	 	(g) 	
      amounts recovered from TSPs and tenants as contributions
      to the cost of telecommunications related services (including riser,
      rooftop and wireless management) to the extent (but only to the extent)
      that those costs have been included in Operating
Costs.

6.7      Adjustments
  of Operating Costs 

In computing Operating Costs: 

	 	(a) 	
      if less than 100% of the Rentable Area of the Project is
      completed or occupied during any period for which a computation must be
      made, the amount of Operating Costs will be increased by the amount of the
      additional costs determined by the Landlord, that would have been incurred
      had 100% of the Rentable Area of the Project been completed or occupied
      during that period, provided that the foregoing shall not result in the
      Tenant's Proportionate Share being greater than it would be if the Project
      was fully occupied and completed;

	 	 	 
	 	(b) 	
      where the Landlord determines, acting reasonably but in
      its sole discretion, that any item(s) of Operating Costs are provided only
      to or for the benefit of the Building (if it is part of a Project) or a
      portion of the Project or Building, then the Landlord shall be entitled,
      but not obligated, to allocate the cost of those item(s) over such portion
      of the Project or Building and adjust the Tenant’s Operating Cost payment
      based on such allocation;

	 	 	 
	 	(c) 	
      if the Project or the Building is comprised of different
      categories of leaseable premises, the Landlord shall be entitled, but not
      obligated, to allocate Operating Costs among the various categories on the
      basis of such factors as the Landlord determines to be relevant and to
      adjust the Tenant’s Operating Cost payment based on such allocation;
      and

	 	 	 
	 	(d) 	
      if any facilities, services or
  utilities:

	 	(i) 	
      for the operation, administration, management, repair and
      maintenance of the Building are provided from another building or other
      buildings (whether within the Project or elsewhere) owned or operated by
      Landlord or its manager;

	 	 	 
	 	(ii) 	
      for the operation, administration, management, repair and
      maintenance of another building or other buildings (whether within the
      Project or elsewhere) owned or operated by the Landlord or its manager are
      provided from the Building; or

	 	 	 
	 	(iii) 	
      are otherwise shared between the Building and another
      building or other buildings (whether within the Project or
    elsewhere),

the costs, charges and expenses of
such items shall be allocated by the Landlord, between the Building and other
building or buildings (whether within the Project or elsewhere) on a reasonable
basis. 

6.8      Reduction
  or Control of Operating Costs 

The Tenant shall comply with any reasonable practices or
procedures that the Landlord, may from time to time introduce to reduce or
control Operating Costs and shall pay, as Additional Rent, all costs, as
determined by the Landlord, that may be incurred by the Landlord as a result of
any non-compliance. The Landlord may use an Expert to assist it in making such
determination. 

12 

ARTICLE 7 - HVAC, UTILITIES AND OTHER LANDLORD
SERVICES 

	7.1 	
      Heating, Ventilating and Air
Conditioning

	 	 	 
		(a) 	
      The Landlord shall provide processed air in quantities
      and at temperatures required to maintain conditions within a reasonable
      temperature range in the Premises during Business Hours. If the Tenant
      requests the provision of processed air outside Business Hours, the
      Landlord shall provide such processed air if it is reasonably able to do
      so, at the Tenant's cost determined in accordance with the Landlord's
      standard rate schedule for such additional service in effect from time to
      time.

	 	 	 
		(b) 	
      Any rebalancing of the climate control system
      necessitated by the installation of partitions, equipment or fixtures by
      the Tenant or by any use of the Premises not in accordance with the design
      standards of such system shall be performed by the Landlord at the
      Tenant's expense. The Landlord shall not be responsible for inadequate
      performance of the Building Systems if: (i) attributable to any
      arrangement of partitioning in the Premises or changes therein, the
      failure to shade windows which are exposed to the sun, the production by
      the Tenant of smoke, odours or contaminated air which the Building Systems
      are not designed to accommodate, or any use of electrical power by the
      Tenant which exceeds the standard of normal use as determined by the
      Landlord; (ii) the occupancy level of the Premises exceeds one person to
      every 150 square feet of Rentable Area of the Premises on an open floor
      basis; or (iii) the Tenant does not keep the heating, ventilation or
      air-conditioning vents or air returns free and clear of all
      obstructions.

	 	 	 
	7.2 	
      Electricity and Other Utilities

	 	 	 
		(a) 	
      The Landlord will provide and permit the Tenant to use
      the electricity, domestic water, sewage disposal and other utility
      services serving the Building in such quantities as the Landlord, from
      time to time determines to constitute normal use for tenants in the
      Building. The Tenant shall not overload the capacity of any such service.
      The Tenant shall not bring onto the Premises any installations, appliances
      or business machines which are likely to consume significant amounts of
      electricity or other utilities or which require special venting without
      the prior written consent of the Landlord. The Tenant shall not engage any
      Person to provide any utility service to the Premises.

	 	 	 
		(b) 	
      The Landlord shall replace building standard and, at the
      Landlord's election, non-standard electric light fixtures, ballasts,
      tubes, starters, lamps, light bulbs and controls in the Premises. In
      carrying out its obligations, the Landlord may adopt a system of periodic
      group relamping in accordance with sound building management
    practices.

	 	 	 
		(c) 	
      Direct and indirect costs relating to the use by the
      Tenant of electricity and other utility services in quantities which
      represent normal use for tenants in the Building, as determined by the
      Landlord, will form part of Operating Costs or be paid by the Tenant to
      the Landlord separately as Additional Rent, as and to the extent that the
      Landlord may elect from time to time. The Landlord may install, at the
      Tenant’s expense, separate meters or other measuring devices in the
      Premises or elsewhere to measure the Tenant’s consumption and the Landlord
      may use an Expert at the Tenant’s sole cost to assist it in determining
      such consumption.

	 	 	 
	7.3 	
      Special HVAC Services and Utilities and Excess
      Quantities

If the Tenant requests interior climate control services,
electricity, sewage disposal, water or other utility services of a type or in
quantities that exceed normal use by tenants in the Building, as determined by
the Landlord, the Landlord shall supply such services if the Landlord
determines, in its sole discretion, that the provision of such services: (a) is
within the capacity of the Building Systems; (b) would not affect the operation,
aesthetics or structure of the Building or Project; (c) would not reduce the
efficiency of the existing services supplied to other tenants or parts of the
Building or Project; and (d) is otherwise feasible. The Tenant will pay to the
Landlord all costs, both non-recurring and recurring, of providing all such
services. Such costs shall be determined by the Landlord, and may include
installation at the Tenant's expense of separate meters or other measuring
devices in the Premises or elsewhere and the Landlord may use an Expert at the
Tenant’s sole cost to assist it in determining such costs. 

	7.4 	
      Other Landlord Services

	 	 	 
		(a) 	
      The Landlord may provide janitorial services to the
      Premises in accordance with standards from time to time prevailing for
      similar office buildings in the area in which the Building is located. The
      Tenant shall grant access necessary for the performance of the janitorial
      services and shall leave the Premises in a condition that facilitates the
      performance of such services. All interior glass, curtains, carpets, rugs
      and drapes of any kind in the Premises shall be cleaned and maintained by
      the Tenant using contractors approved by the Landlord. If the Landlord
      does provide janitorial services to the Premises, the Tenant shall not
      otherwise engage any Person to provide cleaning or janitorial services to
      the Premises.

	 	 	 
		(b) 	
      The Landlord shall provide elevator service during
      Business Hours for use by the Tenant in common with others, except when
      prevented by maintenance or repairs. Subject to emergencies, the Landlord
      will operate at least one passenger elevator for use by tenants at all
      times.

13 

	 	(c) 	
      The Landlord shall provide necessary supplies in public
      washrooms sufficient for normal use by tenants in the
  Building.

7.5      Additional
  Services Provided by Landlord

The Tenant shall pay to the Landlord the costs of all services
provided by the Landlord to the Tenant (plus an administrative charge of 15%),
other than services supplied by the Landlord and charged as Operating Costs.
Such services shall include services performed at the Tenant's request or
otherwise provided for herein including, without limitation: (a) the provision
of processed air, electricity and other utilities and services outside of
Business Hours or of a special nature or in excess quantities; (b) replacement
of non-standard electric light fixtures, ballasts, tubes, starters, lamps, light
bulbs and controls; (c) special janitorial or cleaning services; (d) operating
elevators for the sole benefit of the Tenant and supervising the movement of
furniture, equipment, freight and supplies for the Tenant; and (e) construction
of any Leasehold Improvements or other work performed at the request of or on
behalf of the Tenant.

	7.6 	
      Telecommunications

	 	 	 	 
		(a) 	
      The Landlord shall incur no expense or liability
      whatsoever with respect to any aspect of the provision of
      telecommunication services, including, without limitation, the cost of
      installation, service, materials, repairs, maintenance, interruption or
      loss of telecommunication service.

	 	 	 	 
		(b) 	
      The Tenant may utilize a telecommunication service
      provider (a "TSP") of its choice with the Landlord’s prior written
      consent, but:

	 	 	 	 
			(i) 	
      if the TSP is required to provide or install facilities
      in the Building or Project in order to enable it to provide service to the
      Tenant, the Landlord must first determine that there is sufficient space
      in, or on the Building or Project for the installation of the TSP's
      facilities and that the TSP is acceptable to the Landlord; and

	 	 	 	 
			(ii) 	
      if the TSP intends to install, or has installed or
      purchased facilities situated in the Building or Project for the purpose
      of providing telecommunication services to tenants in the Building or
      Project, the Landlord may require the TSP to execute and deliver the
      Landlord’s standard form of TSP licence agreement and provide plans of the
      proposed installation.

	 	 	 	 
		(c) 	
      The Landlord may deem it desirable to provide a central
      telecommunications cable distribution system ("CDS") in the Building or
      Project for use by TSPs and tenants. If the Landlord provides a CDS, the
      Tenant's TSP or the Tenant, as the case may be, may be required by the
      Landlord to use the CDS for its communications cabling needs on terms and
      conditions to be set by the Landlord. These terms and conditions will
      include obligations for the TSP, or the Tenant, as the case may be, to pay
      user fees and to contribute to Operating Costs associated with the CDS and
      a complete release of the Landlord and indemnity from the TSP, or the
      Tenant, as the case may be, in respect of the use of the CDS.

	 	 	 	 
		(d) 	
      If the Tenant's approved TSP does not have a point of
      connection in the Premises, the Tenant may be required to install its own
      cable and facilities or to purchase cable and facilities from the Landlord
      for installation in the communication pathways and risers of the Building
      for connection to the Tenant's TSP's facilities in the main terminal room,
      at the main distribution frame or at other points of connection designated
      by the Landlord. In such case: (i) the Tenant may be required to pay
      access fees; (ii) the Tenant may be required to remove such cable and
      facilities and restore any damage caused by the removal, or, at the
      Landlord's option, to pay the cost of removal and restoration; (iii) the
      Tenant will be required to contribute to the costs of riser management
      incurred by the Landlord; and (iv) the Tenant will be required to abide by
      any policies, directions or requirements of the Landlord or any riser
      manager retained by the Landlord and to pay, in addition, any direct costs
      invoiced to the Tenant by the riser manager in respect of plan review
      charges, inspection charges and other services provided by the riser
      manager to the Tenant.

	 	 	 	 
		(e) 	
      If required by the Landlord, the Tenant shall change its
      TSP if the licence agreement referred to above in Section 7.6(b) is
      terminated or expires and is not renewed. The Tenant acknowledges that the
      Landlord has no obligation to ensure continuation of services by the
      Tenant's TSP or any other TSP in the Building.

	 	 	 	 
		(f) 	
      The Landlord may require, upon 30 days’ prior written
      notice, that the Tenant relocate all or any portion of the cables or
      facilities installed by it.

	 	 	 	 
	7.7 	
      Signs and Premises
Identification

The Tenant shall not erect, affix, install or maintain any
signs, lettering, identification or any promotional or other written materials
visible from the exterior of the Building or Project or from any interior Common
Areas and Facilities. The Landlord shall, at the request and expense of the
Tenant, supply and install: (a) on or near the entrance door of the Premises a
sign bearing the name of the Tenant; (b) identification in any elevator lobby
directional signage on the Tenant's floor; and (c) one entry in any directory
board for the Building, each in accordance with the Landlord's uniform scheme
for identification signage. Any tenant occupying at least a full floor

14 

in the Building may, subject to having received the Landlord's
prior written approval as to design, location, material and method of
installation, supply and install its own sign in the elevator lobby of each full
floor occupied by it.

ARTICLE 8 - OPERATION, CONTROL AND MAINTENANCE
BY LANDLORD

8.1      Operation
  of the Building by Landlord

The Landlord shall operate the Building in accordance with all
Applicable Laws and with standards from time to time prevailing for similar
office buildings in the area in which the Building is located, subject, however,
to the limitations occasioned by the design and age of the Building and the
capacity of its systems. 

8.2      Control
  of the Project by Landlord

The Landlord has at all times exclusive control of the Project
and its management and operation, but not so as to deny the Tenant access to the
Premises or interrupt delivery of services or utilities, in each case except in
an emergency or to perform maintenance. Without limiting the generality of the
foregoing, at any time and from time to time, the Landlord may: 

	 	(a) 	
      make repairs, replacements, changes or additions to the
      structure, systems, facilities and equipment in the Project (including the
      Premises) where necessary to serve the Premises or other parts of the
      Project;

	 	 	 
	 	(b) 	
      make changes or additions to any part of the Project not
      in or forming part of the Premises including, without limitation,
      dedicating or conveying portions of the Lands, granting easements,
      rights-of-way, restrictive covenants or other interests in the Lands and
      constructing additional improvements in or adjoining the Lands;

	 	 	 
	 	(c) 	
      •rearrange the Premises, or take back from or demise to
      the Tenant space in or adjoining the Premises (not, however,
      exceeding 200 square feet in any one instance), as may from time to time
      be required by the Landlord, acting reasonably, for the benefit of the
      Project or other tenants or occupants thereof, and the Landlord and the
      Tenant shall co-operate with each other in that regard, and shall execute
      such further agreements and lease amendments as may be required to give
      effect to this provision;•

	 	 	 
	 	(d) 	
      own or acquire from time to time lands or buildings
      contiguous to or near the Project and may at its option retain them
      separately or have them included as part of the Project. The Landlord may
      from time to time cease to include as part of the Project any buildings or
      vacant lands now or hereafter forming part of the Project;

	 	 	 
	 	(e) 	
      terminate or amend the Tenant's right of use of any of
      the Common Areas and Facilities, change the location and size of any of
      the Common Areas and Facilities or use parts of the Common Areas and
      Facilities for promotional or other activities;

	 	 	 
	 	(f) 	
      retain contractors and employ all personnel, including
      supervisory personnel and managers, that the Landlord considers necessary
      for the effective maintenance, repair, operation, management and control
      of the Project;

	 	 	 
	 	(g) 	
      control, supervise and regulate the shipping and delivery
      of goods, supplies, equipment and fixtures within the Project, and in
      addition the Landlord may require that the movement of all goods,
      supplies, equipment and fixtures between shipping and receiving areas and
      the Premises be effected by the Landlord or someone it designates;
    and

	 	 	 
	 	(h) 	
      do and perform such other acts in and to the Project or
      any of its component parts as the Landlord considers reasonable for the
      proper and efficient maintenance, repair, operation, management and
      control of the Project,

provided that in the course of the Landlord's exercise of its
rights hereunder, the Landlord shall be deemed not to have re-entered the
Premises nor to have breached any obligation of this Lease. The Landlord shall
perform all of its work as expeditiously as is reasonable so as to interfere as
little as is reasonably possible with the Tenant's use of the Premises. 

8.3      Name of
  Building

The Landlord may from time to time designate a name or other
identification for the Building or Project. The Tenant shall be responsible for
any costs it incurs as a result of any changes in the name or identification
(such as changes to its stationery and other material). The Tenant shall have no
rights in any such names or identification.

8.4      Maintenance
  and Repair by Landlord

The Landlord shall keep or cause to be kept the following in
good repair to the standards from time to time prevailing for similar office
buildings in the area in which the Building is located, subject, however, to
the

15 

limitations occasioned by the design and age of the Building
and the capacity of its systems and to reasonable wear and tear not inconsistent
with such standard: 

	 	(a) 	
      the Structural Components, exterior walls, windows and
      roofs of the Building; and

	 	 	 
	 	(b) 	
      the Common Areas and Facilities,

provided that:

	 	(c) 	
      if all or part of Building Systems require repair,
      replacement, maintenance or inspections, the Landlord shall have a
      reasonable time in which to complete such work, and during such time shall
      only be required to maintain such services as are reasonably possible in
      the circumstances; and

	 	 	 
	 	(d) 	
      no reduction or discontinuance of such services or loss
      of use of the Premises shall be construed as an eviction of the Tenant or
      (except as specifically provided in this Lease) release the Tenant from
      any obligation under this Lease.

8.5      Access by
  Landlord

The Tenant shall permit the Landlord, its agents and others
authorized by it, to enter the Premises to inspect, to provide services or to
make repairs, replacements, changes or alterations as set out in this Lease, to
take such steps as the Landlord may deem necessary for the safety, improvement,
alteration or preservation of the Premises or the Project and to show the
Premises to Mortgagees, prospective Mortgagees, purchasers and prospective
purchasers and, during the last 18 months of the Term, to prospective tenants,
and no such entry shall constitute a re-entry by the Landlord or an eviction or
entitle the Tenant to any abatement of Rent. However, in effecting such entry
the Landlord shall use reasonable efforts to minimize interference with the
Tenant’s use and enjoyment of the Premises, and the Landlord shall endeavour to
give the Tenant at least twenty-four (24) hours’ prior notice before doing any
repair or maintenance work (other than in the case of an emergency or
apprehended emergency).

8.6      Relocation

The Landlord shall have the right, in its sole discretion, from
time to time, on not less than 60 days’ written notice to the Tenant, to
relocate the Premises to other premises within the Project having approximately
the same area as the Premises. The Landlord shall be entitled to designate the
location of the new premises and the date by which the Tenant must relocate to
the new premises, and such location and date shall be specified in the written
notice. As of the date so specified, the Tenant’s right to use and occupy the
Premises will terminate, whether or not the Tenant has moved, unless the
Landlord has in its sole discretion by another notice in writing extended such
date. The Tenant shall on the date set out in the notice from the Landlord
relocate to the other premises and vacate the Premises, and the provisions of
Section 9.3 shall apply in respect of the Premises on such date. If the Landlord
relocates the Premises prior to occupancy of the Premises by the Tenant, it
shall reimburse the Tenant for all expenses already incurred by the Tenant in
preparing to move into the Premises to the extent that such expenditure is for
items or materials not usable in the alternate premises. If the Landlord
relocates the Tenant after occupancy of the Premises by the Tenant, the Landlord
shall provide the relocated premises improved to a standard and using materials
of approximately the same quality as the Leasehold Improvements which exist in
the existing Premises at the time of relocation and will reimburse the Tenant
(upon receipt of copies of receipted third party invoices) for direct costs
associated with the relocation, including, without limitation, moving costs,
reprinting of a limited supply of stationery and supplies and disconnection and
reconnection of telephone and computer equipment and systems. In no case will
the Tenant be reimbursed or compensated for indirect costs including overhead,
overtime charges or loss of profits and the Tenant will minimize costs by
re-using all fixtures and trade fixtures from the Premises where it is feasible
to do so. The Landlord agrees to use reasonable efforts to effect the relocation
with a minimum of disruption to the Tenant’s business. The Landlord and the
Tenant shall enter into a lease amending agreement in the Landlord's standard
form to confirm the terms of the relocation including, without limitation, any
adjustment to the Basic Rent if the Rentable Area of the relocated premises is
different than the Rentable Area of the existing Premises and to confirm that
all other terms and conditions of this Lease shall apply with respect to the
relocated premises for the remainder of the Term. 

ARTICLE 9 - MAINTENANCE AND ALTERATIONS BY
TENANT

9.1      Maintenance
  and Repair by Tenant

The Tenant shall at its sole cost maintain and repair the
Premises and all Leasehold Improvements in good order and condition to the
standards from time to time prevailing for similar office buildings in the area
in which the Building is located, subject to reasonable wear and tear not
inconsistent with such standard and with the exception only of those repairs
which are the obligation of the Landlord under this Lease and subject to Article
14.

9.2      Alterations
  by Tenant

The Tenant may from time to time at its own expense install
Leasehold Improvements and alter existing Leasehold Improvements (the
"Alterations") provided that: 

	 	(a) 	
      all Alterations shall require the prior written approval
      of the Landlord, which approval may be withheld or conditioned by the
      Landlord in its sole discretion, save and except for
  minor

16 

	 		
      alterations to Leasehold Improvements which do not affect
      the structure of the Building or Project, any exterior walls, windows or
      roof, any of the Building Systems or the aesthetics of the Building or
      Project and which do not require a building permit, provided the Tenant
      has given written notice with reasonable detail of the proposed
      Alterations to the Landlord in advance;

	 	 	 
	 	(b) 	
      for Alterations which require the Landlord's approval,
      the Tenant shall furnish the Landlord with two complete sets of
      professionally prepared working drawings (which shall include any
      architectural, structural, electrical, mechanical, computer system wiring
      and telecommunication plans) of the proposed Alterations. The Tenant shall
      retain the Landlord’s base building mechanical, electrical and structural
      engineering consultants to ensure compatibility of the Building Systems
      and the Alterations. If the Tenant uses other consultants for the
      preparation of the Tenant’s working drawings, then the Landlord may elect
      to retain architects and engineers to review such working drawings for the
      purpose of approving the proposed Alterations (it being understood that
      notwithstanding such approval, the Landlord shall have no responsibility
      with respect to the adequacy of such working drawings). The Tenant shall
      pay to the Landlord, on demand, the costs of the examination of such
      drawings by either the Landlord or an outside consultant plus an
      administration fee of 15% of such costs;

	 	 	 
	 	(c) 	
      the Alterations shall be subject to regulation,
      supervision, control and inspection by the Landlord and, in addition to
      any other payment contained in this Article, the Tenant shall pay to the
      Landlord, on demand, the Landlord’s then current fee for coordination
      services provided by the Landlord during the Tenant’s construction of its
      Alterations;

	 	 	 
	 	(d) 	
      the Tenant shall provide, prior to the commencement of
      Alterations, evidence of required workers compensation coverage and proof
      of owner and contractors protective liability insurance coverage, with the
      Landlord, any property manager and any Mortgagee as required by the
      Landlord, to be named as additional insureds, in amounts, with insurers,
      and in a form satisfactory to the Landlord, which shall remain in effect
      during the entire period in which the Alterations will be carried out. In
      addition, if requested by the Landlord, the Tenant shall provide proof of
      performance and payment bonds being in place;

	 	 	 
	 	(e) 	
      the Tenant will deliver a list identifying every
      contractor and subcontractor, accompanied by an up-to-date valid clearance
      certificate for each of them issued by the appropriate workers
      compensation, safety and insurance authority and the Landlord shall have
      approved, prior to commencement of the Alterations, such contractors and
      subcontractors and their respective labour affiliations. The Tenant will
      not use any contractor or permit the use of any sub-contractor that is not
      identified on the list;

	 	 	 
	 	(f) 	
      if any proposed Alterations could affect the structure,
      the floors, the ceiling, the roof, the beams or columns, the exterior
      walls or the Building Systems, the Landlord may in its sole discretion
      require that any such Alterations be performed by either the Landlord or
      its contractors in which case the Tenant shall pay the Landlord's cost
      plus an administration fee of 15%;

	 	 	 
	 	(g) 	
      the Tenant shall have provided to the Landlord a copy of
      the contract for the Alterations and evidence satisfactory to the Landlord
      as to the existence of all necessary permits;

	 	 	 
	 	(h) 	
      the Tenant shall perform the Alterations or cause the
      Alterations to be performed: (i) in accordance with any construction
      methods and procedures manual for the Building or Project; (ii) in
      accordance with the plans and specifications submitted to and approved in
      writing by the Landlord; (iii) in accordance with any conditions,
      regulations, procedures or rules imposed by the Landlord; (iv) in
      compliance with all Applicable Laws; and (v) in a good and workmanlike and
      expeditious manner using new materials;

	 	 	 
	 	(i) 	
      the Landlord may inspect construction as it
    proceeds;

	 	 	 
	 	(j) 	
      upon completion of the Alterations, the Tenant shall
      provide the Landlord with a complete set of "as built" drawings in hard
      copy and AutoCad format for the Alterations; and

	 	 	 
	 	(k) 	
      if the Tenant fails to observe any of the requirements of
      this Article, the Landlord may in its sole discretion require that
      construction stop and, at the Landlord’s option, that the Premises be
      restored to their prior condition failing which the Landlord may do so and
      the Tenant shall pay the Landlord's cost plus an administration fee of
      15%.

9.3      Removal of
  Improvements and Fixtures

All Leasehold Improvements shall immediately upon their
placement become the Landlord's property without compensation to the Tenant.
Except as otherwise directed by the Landlord in writing, no Leasehold
Improvements or trade fixtures shall be removed from the Premises by the Tenant
either during or at the expiry or earlier termination of the Term except that:

	 	(a) 	
      the Tenant may, during the Term, in the usual course of
      its business, remove its trade fixtures, provided that the Tenant is not
      in default under this Lease; and

17 

	 	(b) 	
      the Tenant shall, at its sole cost do the following (the
      "Restoration"): (i) remove all of its trade fixtures; and (ii) remove such
      of the Leasehold Improvements and wiring, cables and related devices and
      equipment and restore the Premises and any other part of the Project
      affected thereby to the then current base building standard of the
      Building as established by the Landlord from time to time, all as the
      Landlord shall require by notice prior to the expiration of the Term. Such
      Restoration shall be completed by the date (the "Restoration Date") that
      is the later of: (A) the end of the Term; and (B) 15 days after the
      Landlord's notice, provided that in the event of termination of this Lease
      prior to the expiry of the Term, such Restoration shall be completed no
      later than 15 days after the date the Landlord recovers possession of the
      Premises. Despite the foregoing the Tenant shall leave in place and in an
      unimpaired condition such Leasehold Improvements and wiring, cables and
      related devices and equipment as the Landlord may by notice in writing
      direct, if any.

The Tenant shall at its own expense repair any damage caused to
the Project by the Leasehold Improvements, trade fixtures or wiring, cables and
related devices and equipment and/or such Restoration. If the Tenant does not
remove its trade fixtures, or wiring, cables and related equipment prior to the
expiry or earlier termination of the Term, such trade fixtures or wiring, cables
and related devices and equipment shall, at the option of the Landlord, be
deemed abandoned and become the property of the Landlord and may be removed from
the Premises and sold or disposed of by the Landlord in such manner as it deems
advisable and the Tenant shall pay to the Landlord on demand all costs incurred
by the Landlord in connection therewith, plus an administration fee of 15% of
the costs. The Tenant at the end of the Term shall peaceably surrender and yield
up possession of the Premises to the Landlord in as good a condition, repair and
decoration as that in which the Tenant is required to maintain the Premises
throughout the Term (including as provided for in Section 9.1), shall return to
the Landlord at the Landlord’s management office for the Project all keys and
other entry devices for the Premises and the Project which are in the possession
of the Tenant, and shall inform the Landlord of all combinations of locks, safes
and vaults, if any, that will remain in the Premises. If the Tenant fails to
complete any work or effect any of the other matters referred to in this Section
within the period specified, the Tenant shall pay compensation to the Landlord
for damages suffered by the Landlord for loss of use of the Premises, which
damages shall not be less than double the per diem Rent payable during the last
month preceding the expiry or earlier termination of the Term (or which would
have been payable but for any discount or rent-free period applicable to such
last month). Further, if the Tenant does not complete the Restoration by the
Restoration Date the Landlord may carry out such Restoration and the Tenant
shall pay to the Landlord the cost of the Restoration plus an administration fee
of 15%. The Tenant’s obligations in this Section 9.3 shall survive the end of
the Term or earlier termination of this Lease. 

9.4      Liens

The Tenant shall pay before delinquency for all materials
supplied and work done in respect of the Premises so as to ensure that no lien
or claim of lien is registered against any portion of the Lands or Project or
against the Landlord's or Tenant's interest in the Lands or Project. If a lien
or claim of lien is registered or filed, the Tenant shall discharge it at its
expense within five Business Days after notice from the Landlord (or sooner if
such lien or claim is delaying a financing or sale of all or any part of the
Project), failing which the Landlord may at its option discharge the lien or
claim of lien by paying the amount claimed to be due into court and the amount
so paid and all expenses of the Landlord including legal fees (on a solicitor
and client basis) shall be paid by the Tenant to the Landlord. The Tenant shall
not mortgage, charge, grant a security interest in or otherwise encumber any
Leasehold Improvements.

9.5      Notice by
  Tenant

The Tenant shall promptly notify the Landlord of any accident,
casualty, defect, damage or deficiency which occurs or exists in any part of the
Project and which comes to the attention of the Tenant. 

ARTICLE 10 - USE OF PREMISES

10.1    Permitted Use

The Tenant shall continuously use the whole of the Premises
only as a commercial business office, which the Tenant shall operate in a
first-class, reputable manner befitting the reputation and image of the
Building, and for no other purpose. The Tenant shall not use the Premises in a
manner which does or could result in excessive demands being placed on the
Building Systems or other Common Areas and Facilities. 

10.2    Compliance with Laws

The Tenant shall use and occupy and shall cause the Premises to
be used and occupied in compliance with all Applicable Laws and in a safe,
careful and proper manner. It is the Tenant’s responsibility to ensure that its
use from time to time is permitted by all Applicable Laws. At the Landlord's
request the Tenant shall comply with any directive, policy or request of any
governmental or quasi-governmental authority or any other reasonable request of
the Landlord, in respect of any energy conservation, waste management, safety,
security or other matter relating to the operation of the Project. If due
primarily to the Tenant's use or occupancy of the Premises, improvements or
changes are necessary to comply with any Applicable Laws or with any such
directive, policy or request or with the requirements of insurance carriers, the
Landlord may at its option either do the necessary work, at the expense of the
Tenant, or forthwith give notice to the Tenant to do such work within the
requisite period of time and the Tenant shall then do such work within the
requisite period of time. The Tenant shall pay to the Landlord the costs of any
such work done by the Landlord, together with an administration fee of 15%. 

18 

10.3    Nuisance, Interference,
  Waste, Overloading

The Tenant shall not cause or allow any act or thing which
constitutes a nuisance or which is offensive to the Landlord or other occupants
of the Project or which interferes with the operation of any Building Systems or
with the computer equipment, telecommunication equipment or other technological
equipment of the Landlord, any service providers or other occupants of the
Project. The Tenant shall keep the Premises free of debris and other items that
might attract rodents or vermin and free of anything of a dangerous, noxious or
offensive nature or which could create a fire, environmental, health or other
hazard (including any electromagnetic fields or other forms of radiation) or
undue vibration, heat or noise. The Tenant shall not cause or allow any
overloading of the floors of the Project or the bringing into any part of the
Project, including the Premises, of any articles or fixtures that by reason of
their weight, use or size might damage or endanger the structure or any of the
Building Systems. 

10.4    Rules and Regulations

The Tenant shall comply and cause every Person over whom it has
control to comply with the Rules and Regulations. The Landlord shall have the
right from time to time to make amendments, deletions and additions to such
Rules and Regulations. If the Rules and Regulations conflict with any other
provisions of this Lease, the other provisions of this Lease shall govern. The
Landlord shall not be obligated to enforce the Rules and Regulations and shall
not be responsible to the Tenant for failure of any person to comply with the
Rules and Regulations. The Rules and Regulations may differentiate between
different types of tenants, different parts of the Building or the Project or
otherwise. The Landlord agrees that it will not enforce the Rules and
Regulations in a manner that is discriminatory to the Tenant. 

ARTICLE 11 - INSURANCE, LIABILITY AND
INDEMNITY

11.1    Tenant’s Insurance

The Tenant shall effect and maintain from the earlier of the
Commencement Date and the date the Tenant begins operating in the Premises, and
thereafter during the Term, at its sole cost and expense: 

	 	(a) 	
      "all risks" insurance upon all property owned by the
      Tenant or by others and for which property the Tenant is responsible
      located in the Project including equipment, furniture, fixtures and
      Leasehold Improvements in amounts sufficient to fully cover, on a
      replacement cost basis without deduction for depreciation, all such
      items;

	 	 	 
	 	(b) 	
      if applicable, comprehensive form boiler and machinery
      insurance on a blanket repair and replacement basis with limits for each
      accident in an amount not less than the full replacement cost of all
      Leasehold Improvements and all property in the Premises not owned by the
      Landlord;

	 	 	 
	 	(c) 	
      commercial general liability insurance on an occurrence
      basis, against claims for bodily injury, personal injury, economic loss
      and property damage arising from occurrences in or about the Project or
      arising from or in any way relating to the Tenant's use or occupancy of
      the Premises or the Project, contractual liability (including coverage of
      the indemnities provided for in this Lease), non-owned automobile
      liability and owner and contractors protective liability, in amounts which
      are from time to time acceptable to a prudent tenant in the community in
      which the Building is located (as determined by the Landlord), but not
      less than $5,000,000.00 in respect of each occurrence;

	 	 	 
	 	(d) 	
      Tenant's legal liability insurance for the full
      replacement cost of the Premises including loss of the use of the
      Premises;

	 	 	 
	 	(e) 	
      business interruption insurance for a minimum period of
      24 months in an amount that will reimburse the Tenant for direct or
      indirect loss of earnings attributable to all perils insured against in
      Sections 11.1(a) and 11.1(b) or attributable to prevention of access to
      the premises or the Building as a result of any such perils, including
      extra expense insurance if applicable; and

	 	 	 
	 	(f) 	
      any other form of insurance that the Landlord or any
      Mortgagee may require from time to time in form, amounts and for insurance
      risks acceptable to the Landlord and any
Mortgagee.

Should the Tenant fail to maintain any of the insurance
required pursuant to this Section 11.1 and should such default continue for two
Business Days after notice to the Tenant, then in addition to any other rights
and remedies, the Landlord may, but shall have no obligation to, elect to obtain
the required insurance and the Tenant shall upon demand pay to the Landlord, as
Rent, the Landlord’s cost of obtaining such insurance, together with an
administration fee of 15%. 

11.2    Form of Tenant Policies

Each policy required pursuant to Section 11.1 shall be in a
form and with insurers acceptable to the Landlord, having reasonable
deductibles, and: (a) the insurance described in Sections 11.1(a) and 11.1(b)
and any other property damage insurance shall include, as additional named
insureds (but without liability for premiums) as its interests may appear the
Landlord, any Mortgagee and other Persons with an interest in the Project from
time to time

19 

designated in writing by the Landlord; (b) the insurance
described in Section 11.1(c) shall include as additional named insureds (but
without liability for premiums) the Landlord, any Mortgagee, any other Persons
with an interest in the Project from time to time designated in writing by the
Landlord and any property manager or facilities manager retained by the Landlord
in respect of the Project; (c) all property damage and liability insurance shall
contain provisions for cross-liability and severability of interests among the
Landlord, the other insureds and the Tenant; and (d) all property damage
insurance (including boiler and machinery insurance) shall contain a waiver of
any rights of subrogation which the insurer may have against the Landlord and
those for whom the Landlord is in law responsible whether the damage is caused
by the act, omission or negligence of the Landlord or such other Persons. 

11.3    Certified Copies and
  Notice to Landlord

The Tenant shall provide to the Landlord, prior to the earlier
of the Commencement Date and the date the Tenant begins operating in the
Premises, certified copies or other evidence satisfactory to the Landlord that
the Tenant has obtained all insurance policies required by this Lease and shall
provide written evidence of the continuation of such policies not less than ten
days prior to their respective expiry dates. Each policy required pursuant to
Section 11.1 shall provide that: (a) the insurer must notify the Landlord and
any Mortgagee in writing at least 30 days prior to any material change
detrimental to the Landlord or any Mortgagee or the cancellation of any such
policy; (b) the policy shall not be invalidated in respect of the interests of
the Landlord or any Mortgagee or any other additional insureds by reason of any
breach or violation of any warranties, representations, declarations or
conditions contained in such policy; and (c) the policy shall be
non-contributing with, and shall apply only as primary and not excess to any
other insurance available to all and any of the Landlord, any Mortgagee or any
other additional insured referred to above. 

11.4    Landlord's Insurance

The Landlord shall effect and maintain during the Term: (a)
liability insurance; (b) "all risks" property insurance; (c) boiler and
machinery insurance; and (d) such other insurance on the Building and all
property and interest of the Landlord in the Building as determined by the
Landlord, in each case, to the extent, with coverage and in amounts as
determined by the Landlord from time to time. However, despite any other
provision of this Lease, as long as Sun Life Assurance Company of Canada or an
affiliate thereof (as the term "affiliate" is defined in the Canada Business
Corporations Act or the Insurance Companies Act (Canada)) is the Landlord, the
Landlord may self-insure, in whole or in part, in respect of any and all
casualties; in that event upon the request of the Tenant from time to time the
Landlord will furnish a statement as to the perils in respect of which and the
amounts to which it has insured the Project and the improvements and
installations in the Premises, and also of the perils and amounts as to which
the Landlord is self-insuring the Project and the improvements and installations
in the Premises. 

11.5    Insurance Risks

The Tenant shall not do, omit to do, or permit to be done or
omitted to be done upon the Premises or any other portion of the Project
anything that may contravene or be prohibited by any of the Landlord’s insurance
policies in force from time to time covering or relevant to any part of the
Project or which would prevent the Landlord from procuring such policies with
companies acceptable to the Landlord. If the occupancy of the Premises, the
conduct of business in the Premises or any acts or omissions of the Tenant in
the Premises or any other portion of the Project causes or results in any
increase in premiums for any of the Landlord’s insurance policies, then, without
limiting any other rights or remedies of the Landlord, the Tenant shall pay any
such increase and a 15% administration fee thereon as Additional Rent forthwith
upon receipt of the invoices of the Landlord for such additional premiums. A
written report by an Expert at the Tenant’s sole cost concerning the cause of
any increase in premiums will be accepted as conclusive evidence of the cause
for the purposes of determining the Tenant's liability to pay for increases as
Additional Rent. If the Landlord has chosen to self-insure, the Tenant will pay
to the Landlord, as Additional Rent forthwith upon receipt of the invoices of
the Landlord setting out reasonable particulars, the charges that otherwise
would have been payable under this subsection (including the 15% administration
fee thereon) had the Landlord not chosen to self-insure. 

11.6    Release of Landlord

The Tenant hereby releases the Landlord from any and all
claims, actions, causes of action, damages, demands for damages and other
liabilities, howsoever arising, that may be made by the Tenant against the
Landlord under the provisions of this Lease to the extent of all insurance
proceeds paid under the policies of insurance maintained by the Tenant or which
would have been paid if the Tenant had maintained the insurance required under
this Lease and had diligently processed any claims thereunder. In addition and
without limitation, the Tenant agrees that the Landlord, regardless of
negligence or alleged negligence on the part of the Landlord or any breach of
the Lease by the Landlord and, notwithstanding anything else herein contained,
shall not be liable for and hereby releases the Landlord from:

	 	(a) 	
      any and all claims, actions, causes of action, damages,
      demands for damages and other liabilities:

	 	 	 	 
	 		(i) 	
      for or related to any bodily injury, personal injury,
      illness or discomfort to or death of the Tenant or any of its agents,
      officers, contractors, employees, invitees, licensees and any other Person
      for whom the Tenant is legally responsible in or about the Project or the
      Premises; and

	 	 	 	 
	 		(ii) 	
      for or related to any loss or damage to property owned by
      the Tenant or by others and for which property the Tenant is responsible
      in or about the Project or the Premises, and, without limiting the
      foregoing, the Landlord shall not be liable for any damage caused
  by

20 

steam, water, rain or snow which may
leak into, issue or flow from part of the Project, including the Premises, or
from the pipes or plumbing works thereof, or from any other place or for any
damage caused by or attributable to the condition or arrangement of any electric
or other wiring; 

	 	(b) 	
      any loss or damage caused as a result of any damage,
      destruction, construction, alteration, expansion, expropriation,
      reduction, repair or reconstruction from time to time of the Project, any
      parts or components of the Project or of improvements on adjoining
      properties or by anything done or omitted to be done by any other tenant
      or occupant;

	 	 	 
	 	(c) 	
      any act or omission (including theft, malfeasance or
      negligence) on the part of any agent, contractor or person from time to
      time employed by Landlord to perform janitorial services, security
      services, supervision or any other work in or about the Premises or the
      Project;

	 	 	 
	 	(d) 	
      any loss or damage, however caused, to books of account,
      records, files, money, securities, negotiable instruments, papers,
      computer disks, tapes, software, data and other electronic files and their
      storage media of any kind or to other valuables of the Tenant including
      art, artworks, statuary, antiques, gems and precious metals of the Tenant
      and of others;

	 	 	 
	 	(e) 	
      any loss or damage arising from obstruction of deliveries
      to or from the Premises or interruption, cessation, faulty operation,
      breakdown or failure of any Building Systems, including but not limited
      to, the supply of any utilities, telecommunication services (whether
      controlled or owned by the Landlord or not) or other services in, to or
      serving the Project or the Premises, whether they are supplied by the
      Landlord or by others; and

	 	 	 
	 	(f) 	
      any indirect or consequential damages including, but not
      limited to, loss of profit.

11.7    Release of Tenant

The Landlord hereby releases the Tenant, and its agents,
officers and employees, and any other Person for whom the Tenant is legally
responsible from any liability or claim that may be made by the Landlord against
the Tenant under the provisions of this Lease with respect to such loss to the
extent of the lesser of: (a) the amount, if any, by which such loss exceeds the
amount of insurance the Tenant is required to maintain under the terms of this
Lease or actually maintains, whichever is greater; and (b) the proceeds actually
paid to the Landlord with respect to such loss under the policies of insurance
maintained by the Landlord pursuant to Section 11.4 or which would have been
paid if the Landlord had maintained the insurance required under this Lease and
had diligently processed any claims thereunder. This release shall be operative
only if it is not prohibited by the Landlord's insurance policies and would not
place the Landlord in breach of such policies or expose the Landlord to
additional costs under or in connection with such policies. 

11.8    Indemnity by Tenant

The Tenant shall indemnify and save harmless the Landlord from
and against any and all claims, actions, causes of action, damages, demands for
damages, losses and other liabilities and expenses (including, without
limitation, those in connection with bodily injury (including death), personal
injury, illness or discomfort or damage to property and legal fees on a
solicitor and client basis) due to or arising from or out of all and any of:

	 	(a) 	
      subject to Section 11.7, any occurrence in, on or at the
      Premises or the occupancy or use by the Tenant of the Premises or any
      other part of the Project or occasioned wholly or in part by any act or
      omission of the Tenant, its officers, employees, agents, contractors,
      invitees, licensees or by any Person permitted by the Tenant to be on the
      Premises or the Project or due to or arising out of any breach by the
      Tenant of this Lease; and

	 	 	 
	 	(b) 	
      any fault, default, negligence, gross negligence, wilful
      action or omission of the Landlord, its agents, servants, employees or
      anyone for whom at law the Landlord is liable, which causes interference
      with or obstruction of deliveries to or from the Premises or interruption,
      cessation, faulty operation, breakdown or failure of the Building Systems
      or utilities or services, including but not limited to telecommunication
      or similar services (whether they are part of the Building Systems or not)
      and suffered by customers, suppliers or other third parties with whom the
      Tenant or any occupant of the Premises conducts business or by other
      Persons who utilize any part of any telecommunications network to which
      the Tenant or any other occupant of the Project is or are
  connected.

ARTICLE 12 - ASSIGNMENT, SUBLETTING AND OTHER
TRANSFERS 

12.1    Transfers 

The Tenant shall not enter into, consent to, or permit any
Transfer without the prior written consent of the Landlord, which consent shall
be subject to the Landlord's rights under Section 12.2. The Tenant shall pay to
the Landlord the Transfer Application Fee in respect of the proposed Transfer.
Notwithstanding any statutory provision to the

21 

contrary, it shall not be considered unreasonable for the
Landlord to withhold its consent if, without limiting any other factors or
circumstances which the Landlord may take into account: 

	 	(a) 	
      an Event of Default on the part of the Tenant hereunder
      has occurred and is continuing, or the Tenant has previously been in
      material or persistent breach of any of its obligations under this
      Lease;

	 	 	 	 
	 	(b) 	
      the proposed Transfer would be or could result in
      violation or breach of any covenants or restrictions made or granted by
      the Landlord to other tenants or occupants, or prospective tenants or
      occupants, of the Project;

	 	 	 	 
	 	(c) 	
      in the Landlord's opinion:

	 	 	 	 
	 		(i) 	
      either the financial background or the business history
      and capability of the proposed Transferee is not satisfactory;

	 	 	 	 
	 		(ii) 	
      the nature or character of the proposed business of the
      proposed Transferee is such that it might harm the Landlord's business or
      reputation or reflect unfavourably on the Project, the Landlord, or other
      tenants of the Project, or the image of any of them, or is unethical,
      immoral or illegal;

	 	 	 	 
	 		(iii) 	
      the use of the Premises by the proposed Transferee could
      be incompatible with the other businesses or activities being carried on
      in the Project or could result in excessive demands being placed on the
      Building Systems or other Common Areas and Facilities; or

	 	 	 	 
	 		(iv) 	
      if the Transfer affects less than all of the Premises,
      the portion affected or the portion remaining are not acceptable in
      respect of size, access or configuration;

	 	 	 	 
	 	(d) 	
      the proposed Transferee or any principal of the proposed
      Transferee or any principal shareholder of the proposed Transferee has a
      history of defaults under other commercial leases or does not have a
      satisfactory history of compliance with laws;

	 	 	 	 
	 	(e) 	
      the Landlord at the time has, or will have in the next
      ensuing three month period, other premises in the Project suitable for
      leasing to the proposed Transferee;

	 	 	 	 
	 	(f) 	
      the basic and additional rent payable by the Transferee
      is less than the Basic Rent and Additional Rent payable by the Tenant
      hereunder as at the effective date of the Transfer except in the case
      where the Landlord determines, in its sole discretion, that payment of
      lesser rent by the Transferee will not detrimentally affect the leasing
      program for the Project; or

	 	 	 	 
	 	(g) 	
      the proposed Transfer is to: (i) an existing tenant or
      occupant of the Project; or (ii) a consulate, embassy, trade commission or
      other representative of a foreign government; or (iii) a government,
      quasi-government or public agency, service or office; or (iv) a proposed
      Transferee whose proposed use is one that the Landlord in its sole
      discretion determines involves more pedestrian or other traffic than would
      be usual for an ordinary office use; or (v) a proposed Transferee whose
      proposed use is one that the Landlord in its sole discretion determines
      could place on the Building Systems burdens exceeding those which would be
      usual for an ordinary office use.

Any consent by the Landlord to a Transfer shall not constitute
a waiver of the necessity for such consent to any subsequent Transfer.

12.2    Tenant’s Notice,
Landlord's Right to Terminate 

If the Tenant intends to effect a Transfer the Tenant shall
give prior written notice to the Landlord of such intent specifying the identity
of the Transferee, the type of Transfer contemplated, the part of the Premises
affected and the financial and other terms of the Transfer, and shall provide
such financial, business or other information relating to the proposed
Transferee and its principals as the Landlord or any Mortgagee reasonably
requires, together with copies of all documents which record the particulars of
the proposed Transfer. The Landlord shall, within 30 days after having received
such notice, the Transfer Application Fee and all requested information, notify
the Tenant either that: 

	 	(a) 	
      it consents or does not consent to the Transfer in
      accordance with the provisions of this Lease; or

	 	 	 
	 	(b) 	
      it elects to terminate this Lease as to the part of the
      Premises affected by the proposed Transfer, or as to the whole Lease and
      Premises if the proposed Transfer affects all of the
  Premises.

If the Landlord elects to terminate this Lease it shall
stipulate in its notice the termination date of this Lease, which date shall be
the date of possession contemplated under the proposed Transfer (provided that
if such date is less than 30 days or more than 90 days following the giving of
notice of such election, the Landlord may elect to have the termination date 30
days or 90 days, respectively, following the giving of notice). If the Landlord
elects to terminate this Lease, the Tenant may notify the Landlord in writing
within ten days following receipt of such notice of the Tenant's intention to
refrain from such Transfer and, if the Tenant provides such written notice
within such time period, then the Landlord's election to terminate this Lease
shall become void. If the Tenant fails to deliver such notice within such time
period, then this Lease shall, as to the whole or affected part of the Premises,
as the case

22 

may be, be terminated on the date of termination stipulated by
the Landlord in its notice of election to terminate. If the Tenant is required
to deliver possession of a part only of the Premises, the Tenant shall pay all
costs incurred in connection with rendering that part functionally separate and
suitable for separate use and occupancy, including partitioning and providing
entrances and services. 

12.3    Conditions of Transfer

The following terms and conditions apply in respect of a
Transfer:

	 	(a) 	
      if the Transfer is an assignment of this Lease in whole
      or in part, the Tenant and the Transferee shall execute, prior to the
      Transfer being made, an agreement with the Landlord in the Landlord’s form
      including the Transferee’s covenant to be bound by all of the terms of
      this Lease;

	 	 	 
	 	(b) 	
      notwithstanding any Transfer, the Tenant shall remain
      liable under this Lease and shall not be released from performing any of
      the terms of this Lease. The Tenant’s liability shall continue
      notwithstanding any amendment of this Lease throughout the Term and any
      exercise of any renewal or extension of the Term provided for herein,
      regardless of whether or when an amendment of this Lease is made (however
      the original Tenant’s liability will not be increased by any amendment
      that it is not a party to) and notwithstanding that the Landlord may
      collect rent from the Transferee. Without limiting the foregoing, the
      Tenant shall be responsible for all acts or omissions of any subtenant,
      licensee or occupant;

	 	 	 
	 	(c) 	
      if the basic and additional rent (net of reasonable out
      of pocket costs for commissions, for cash allowances and for Alterations
      required by and made for the Transferee by the Tenant, amortized on a
      straight line basis over the term of the Transfer) to be paid by the
      Transferee under such Transfer exceeds the Basic Rent and Additional Rent
      payable by the Tenant hereunder, the amount of such excess shall be paid
      by the Tenant to the Landlord. If the Tenant receives from any Transferee,
      either directly or indirectly, any consideration other than basic rent or
      additional rent for such Transfer, either in the form of cash, goods or
      services, the Tenant shall immediately pay to the Landlord an amount
      equivalent to such consideration;

	 	 	 
	 	(d) 	
      if the Transfer is a sublease, the Transferee will
      execute a covenant in the Landlord’s form and will agree to waive any
      statutory or other right to apply to a court or to otherwise elect to: (i)
      retain the unexpired term of the Lease or the unexpired term of the
      sublease; (ii) obtain any right to enter into any lease or other agreement
      directly with the Landlord; or (iii) otherwise remain in possession of any
      portion of the Premises, in any case where the Lease is terminated,
      surrendered or otherwise cancelled, including, without limitation, any
      disclaimer, repudiation, surrender or other termination (each of these
      transactions being referred to as an "Early Termination") by any trustee
      in bankruptcy of the Tenant or a Transferee, by any court appointed
      officer, or by the Tenant or a Transferee in connection with any
      insolvency proceedings;

	 	 	 
	 	(e) 	
      if there is an Early Termination, the Tenant and any
      Transferee (except the bankrupt or insolvent Tenant or Transferee) to whom
      the Landlord gives notice within 60 days after the Early Termination,
      shall be considered to have entered into a lease with the Landlord on the
      same terms and conditions as are contained in this Lease except that the
      term of the lease shall commence on the date of the Early Termination and
      shall expire on the date this Lease would have expired but for the Early
      Termination; and

	 	 	 
	 	(f) 	
      notwithstanding the effective date of any permitted
      Transfer as between the Tenant and the Transferee, all Rent for the month
      in which such effective date occurs shall be paid in advance by the Tenant
      so that the Landlord will not be required to accept partial payments of
      Rent for such month from either the Tenant or the
  Transferee.

12.4    •Corporate
  Records

Upon the Landlord's request, the Tenant shall: (a)
deliver a statutory declaration by one of its senior officers setting forth the
details of its corporate and capital structure; (b) make available to the
Landlord or its representatives all of its corporate or partnership records, as
the case may be, for inspection at all times, in order to ascertain whether any
Change of Control has occurred; and (c) cause the Indemnifier(s), if any, to
provide any of the foregoing in respect of such Indemnifier(s).• 

12.5    Permitted Transfers

Notwithstanding Section 12.1 and provided that the Required
Conditions are satisfied and there is not then an Event of Default, the Tenant
shall have the right on prior written notice to the Landlord, but without being
required to obtain the Landlord’s consent, to effect a Transfer in compliance
with Section 12.3 in favour of a Permitted Transferee and the Landlord’s right
to terminate shall not apply to such a Transfer. For greater certainty and
clarity the subletting to the Permitted Transferee known as Savant Explorations
Ltd. shall in no manner release the Tenant from any covenant to be observed or
performed by it, nor shall the same constitute a waiver, modification or
amendment of any of the terms, provisions, covenants or obligations contained in
this Lease. 

23 

12.6    No Advertising

The Tenant shall not advertise that the whole or any part of
the Premises are available for a Transfer and shall not permit any broker or
other Person to do so unless the text and format of such advertisement is
approved in writing by the Landlord. No such advertisement shall contain any
reference to the rental rate of the Premises. 

12.7    Sales or Dispositions
  by Landlord

The Landlord shall have the unrestricted right to sell,
transfer, lease, license, charge or otherwise dispose of all or any part of its
interest in the Project or any interest of the Landlord in this Lease. In the
event of any sale, transfer, lease or other disposition the Landlord shall
thereupon, and without further agreement, be released of all liability under
this Lease arising from and after such disposition. If required by the Landlord
in connection with any sale, transfer, charge or other disposition the Tenant
shall, within five Business Days of request, provide to the Landlord,
prospective purchasers and Mortgagees and their respective agents and
consultants, access to the current financial statements of the Tenant and any
Indemnifier. If the Tenant is listed on a recognized stock exchange in Canada or
the United States, the Tenant agrees to provide instead copies of the Tenant's
annual reports, quarterly reports and all other publicly distributed reporting
materials. 

ARTICLE 13 - LANDLORD FINANCING AND STATUS
CERTIFICATES

	13.1 	
      Subordination and Postponement

	 	 	 
		(a) 	
      This Lease and the rights of the Tenant in this Lease
      shall be subject and subordinate to any and all Mortgages and the Tenant,
      on request by and without cost to the Landlord, shall, within five
      Business Days after such request, execute and deliver any and all
      instruments required by the Landlord to evidence such subordination. Upon
      request by the Tenant at the time of any request for confirmation of
      subordination, the Landlord shall make reasonable efforts to obtain from
      any Mortgagee an acknowledgement and assurance in writing addressed to the
      Tenant, whereby such Mortgagee acknowledges that, in the event of any such
      Mortgagee realizing upon the security, it will not disturb the Tenant and
      will permit the Tenant to remain in possession under this Lease in
      accordance with its terms, so long as the Tenant is not in
  default.

	 	 	 
		(b) 	
      The Landlord, as to any Mortgage, and a Mortgagee, as to
      any Mortgage held by it, may, by notice to the Tenant, elect that this
      Lease and the rights of the Tenant hereunder shall be prior to such
      Mortgage(s) and the Tenant, on request by and without cost to the
      Landlord, shall, within five Business Days after such request, execute and
      deliver any and all instruments required by the Landlord or the Mortgagee,
      as the case may be, to confirm priority to this Lease over the
      Mortgage(s).

	 	 	 
	13.2 	
      Attornment

At any time after any of the following has occurred:

	 	(a) 	
      if a Mortgagee delivers a notice of attornment;

	 	 	 
	 	(b) 	
      if a Mortgagee shall take possession of the Building or
      the Premises; or

	 	 	 
	 	(c) 	
      if the interest of the Landlord is transferred to any
      Person (in this Article referred to as a "Purchaser") by reason of
      foreclosure or other proceedings for enforcement of any Mortgage, or by
      delivery of a conveyance,

the Tenant shall, at the option of the Mortgagee or the
Purchaser, as the case may be, exercisable by notice in writing to the Tenant,
be deemed to have attorned to the Mortgagee or the Purchaser, as the case may
be, upon receipt of such notice. The Landlord, the Mortgagee or the Purchaser,
as the case may be, may require the Tenant to enter into all instruments
required by the Landlord, the Mortgagee or the Purchaser, as the case may be, to
confirm such attornment. Upon such attornment the obligations of the Tenant
under this Lease shall continue in full force and effect upon all the same
terms, conditions and covenants in this Lease. 

13.3    Status Certificates

The Tenant shall at any time and from time to time execute and
deliver to the Landlord, or as the Landlord, a Mortgagee or a Purchaser may
direct, within •five• ten Business Days after it is
requested, a certificate of the Tenant, in the form supplied, addressed to the
Landlord, the Mortgagee or the Purchaser, as the case may be, and/or any
prospective purchaser, lessor or Mortgagee, certifying such particulars,
information and other matters in respect of the Tenant (including its financial
standing), the Premises and this Lease that the Landlord, the Mortgagee or the
Purchaser, as the case may be, may request. The Tenant will be liable for
damages to the Landlord for failure to execute and deliver the requested
certificate. Failure to execute the requested certificate within the stipulated
•five• ten Business Day period is a default under this
Lease and the Landlord may, at its option, terminate this Lease without
incurring any liability for so doing. 

24 

13.4    Reliance

Notwithstanding that a Mortgagee or a Purchaser is not a party
to this Lease, it shall be entitled to rely upon and enforce the provisions of
this Lease which are stated to be for its benefit and, without limitation, the
Mortgagee shall be entitled to act as agent for the Landlord to the extent
necessary to enforce any such provisions.

ARTICLE 14 - DAMAGE, DESTRUCTION, DEMOLITION,
EXPROPRIATION

14.1    Damage to Premises

If all or any material part of the Premises is rendered
untenantable or completely inaccessible by damage from fire or other casualty to
the Building or Project, then: 

	 	(a) 	
      if in the opinion of the Expert, the damage can be
      substantially repaired under Applicable Laws within 180 days from the date
      of such casualty (employing normal construction methods without overtime
      or other premium), the Landlord shall forthwith repair such damage other
      than damage to Leasehold Improvements and any other property that is not
      the responsibility of or is not owned by Landlord; and

	 	 	 	 
	 	(b) 	
      if in the opinion of the Expert, the damage cannot be
      substantially repaired under Applicable Laws within 180 days from the date
      of such casualty (employing normal construction methods without overtime
      or other premium), then:

	 	 	 	 
	 		(i) 	
      the Landlord may elect to terminate this Lease as of the
      date of such casualty by notice delivered to the Tenant not more than 20
      days after receipt of the Expert's opinion; and

	 	 	 	 
	 		(ii) 	
      if such damage occurs during the last two Lease Years of
      the Term, the Tenant may elect to terminate this Lease as of the date of
      such casualty by notice delivered to Landlord not more than 20 days after
      receipt of the Expert's opinion,

failing which the Landlord shall forthwith repair such damage
other than damage to Leasehold Improvements or property that is not the
responsibility of or is not owned by Landlord.

14.2    Abatement

If the Landlord is required to repair damage to the Premises
under Section 14.1 the Basic Rent payable by the Tenant shall be proportionately
reduced to the extent that the Premises are rendered untenantable or
inaccessible, from the date of the casualty until 30 days after completion by
the Landlord of the repairs to the Premises or until the Tenant again uses the
Premises (or the part thereof rendered untenantable), whichever first occurs.
The Tenant shall effect its own repairs as soon as possible after completion of
the Landlord's repairs. Notwithstanding the foregoing, there shall be no
abatement or reduction of Rent where the Landlord's repairs to the Premises take
less than ten days to complete after the damage occurs.

14.3    Termination Rights

Notwithstanding anything else contained in this Lease, if: (a)
the Building is partially destroyed or damaged so as to affect 25% or more of
the Rentable Area of the Building; or (b) in the opinion of the Expert the
Building is unsafe or access or services are affected and, in either case,
cannot be substantially repaired under Applicable Laws within 180 days from the
date of such casualty (employing normal construction methods without overtime or
other premium); or (c) the proceeds of insurance are substantially insufficient
to pay for the costs of repair or rebuilding or are not payable to or received
by the Landlord; or (d) any Mortgagee(s) or other Person entitled to the
insurance proceeds shall not consent to the repair and rebuilding, then the
Landlord may terminate this Lease by giving to the Tenant notice of such
termination within 60 days of the damage or destruction, in which event the Term
shall cease and be at an end as of the date of such damage or destruction and
the Rent and all other payments for which the Tenant is liable under the terms
of this Lease shall be apportioned and paid in full to the date of termination
(subject to any abatement under Section 14.2) .

14.4    Landlord's Rights on
  Rebuilding

In the event of damage to the Building and if this Lease is not
terminated in accordance with Sections 14.1 or 14.3, the Landlord shall
forthwith repair any damage to the Building, but only to the extent of the
Landlord's obligations under the terms of the various leases for premises in the
Building (including this Lease) and exclusive of any tenant's responsibilities
with respect to such repair. In repairing or rebuilding the Building or the
Premises the Landlord may use drawings, designs, plans and specifications other
than those used in the original construction and may alter or relocate the
Building, the Common Areas and Facilities or any part thereof, and may alter or
relocate the Premises, provided that the Building as repaired or rebuilt is of a
similar standard and the Premises as altered or relocated shall be of
approximately the same size as the original Premises. 

14.5    Landlord's Demolition
  Rights

Despite any other provisions of this Lease, if the Landlord
intends to demolish or renovate substantially the Building or a substantial
portion of the Building, the Landlord may terminate this Lease on not less than
180 days’ notice to

25 

the Tenant. The Tenant shall on the date set out in the notice
from the Landlord vacate the Premises in accordance with the terms of this
Lease. Also on such date, the Term shall cease and be at an end and the Rent and
all other payments for which the Tenant is liable under the terms of this Lease
shall be apportioned and paid in full to the date of termination.

14.6    Expropriation

The Landlord and the Tenant shall co-operate in respect of any
expropriation of all or any part of the Premises or the Lands and Building so
that each party may receive the maximum award to which it is entitled in law. If
the whole or any part of the Premises or of the Lands and Building are
expropriated, as between the parties hereto, their respective rights and
obligations under this Lease shall continue until the day on which the
expropriating authority takes possession thereof. If, in the case of partial
expropriation of the Premises this Lease is not frustrated by operation of
governing law and such expropriation does not render the remaining part of the
Premises untenantable for the purposes of this Lease, the Tenant and the
Landlord shall restore the part not so taken in accordance with their respective
repair obligations under the provisions of Sections 14.1(a) and 14.2 of this
Lease. In this Section 14.6 the word "expropriation" shall include a sale by the
Landlord to any authority with powers of expropriation, in lieu of or under
threat of expropriation. 

ARTICLE 15 - DEFAULT AND REMEDIES

15.1    Events of Default

Any of the following constitutes an Event of Default under this
Lease:

	 	(a) 	
      any Rent (which term for the purpose of this Article 15
      shall include Rental Taxes) is in arrears and is not paid within five days
      after notice from the Landlord;

	 	 	 	 
	 	(b) 	
      the Tenant has breached any of its obligations in this
      Lease and, if such breach is capable of being remedied and is not
      otherwise listed in this Section 15.1, after notice from the
    Landlord:

	 	 	 	 
	 		(i) 	
      the Tenant fails to remedy such breach within ten days
      (or such shorter period as may be provided in this Lease); or

	 	 	 	 
	 		(ii) 	
      if such breach cannot reasonably be remedied within ten
      days or such shorter period, the Tenant fails to commence to remedy such
      breach within such ten days or shorter period or thereafter fails to
      proceed diligently to remedy such breach;

	 	 	 	 
	 	(c) 	
      the Lease or any goods, chattels or equipment of the
      Tenant is seized, taken or exigible in execution or in attachment or if a
      writ of execution or enforcement is issued against the Tenant and such
      writ is not stayed or vacated within ten days after the date of such
      issue;

	 	 	 	 
	 	(d) 	
      the Tenant or any Indemnifier becomes insolvent or
      commits an act of bankruptcy or takes the benefit of any statute for
      bankrupt or insolvent debtors or makes any proposal, assignment,
      compromise or arrangement with its creditors, or if a receiver is
      appointed for all or part of the business, property, affairs or revenues
      of the Tenant;

	 	 	 	 
	 	(e) 	
      the Tenant makes a bulk sale of its goods (other than in
      conjunction with a Transfer approved by the Landlord) or moves or
      commences, attempts or threatens to move its goods, chattels and equipment
      out of the Premises (other than in the normal course of its
    business);

	 	 	 	 
	 	(f) 	
      the Tenant fails to take possession of and occupy the
      Premises on the Commencement Date, or if thereafter the Tenant abandons or
      attempts to abandon the Premises or ceases to conduct business from the
      Premises, or the Premises become vacant or substantially unoccupied for a
      period of ten consecutive days; or

	 	 	 	 
	 	(g) 	
      the Tenant purports to effect a Transfer other than in
      compliance with the provisions of this Lease.

15.2    Remedies

If and whenever an Event of Default occurs, the Landlord shall
have the following rights and remedies, exercisable immediately and without
further notice and at any time while the Event of Default continues: 

	 	(a) 	
      to terminate this Lease and re-enter the Premises. The
      Landlord may remove all Persons and property from the Premises and store
      such property at the expense and risk of the Tenant or sell or dispose of
      such property in such manner as the Landlord sees fit without notice to
      the Tenant. Notwithstanding any termination of this Lease, the Landlord
      shall be entitled to receive Rent and all Rental Taxes up to the time of
      termination plus accelerated Rent as provided in this Lease and damages
      including, without limitation: (i) damages for the loss of Rent suffered
      by reason of this Lease having been prematurely terminated; (ii) costs of
      reclaiming, repairing and re-leasing the Premises; and (iii) legal fees
      and disbursements on a solicitor and client basis;

26 

	 	(b) 	
      to enter the Premises as agent of the Tenant and to relet
      the Premises for whatever length of time and on such terms as the Landlord
      in its discretion may determine including, without limitation the right
      to: (i) take possession of any property of the Tenant on the Premises;
      (ii) store such property at the expense and risk of the Tenant; (iii) sell
      or otherwise dispose of such property in such manner as the Landlord sees
      fit; and (iv) make alterations to the Premises to facilitate the
      reletting. The Landlord shall receive the rent and proceeds of sale as
      agent of the Tenant and shall apply the proceeds of any such sale or
      reletting first, to the payment of any expenses incurred by the Landlord
      with respect to any such reletting or sale, second, to the payment of any
      indebtedness of the Tenant to the Landlord other than Rent and third, to
      the payment of Rent in arrears, with the residue to be held by the
      Landlord and applied to payment of future Rent as it becomes due and
      payable. The Tenant shall remain liable for any deficiency to the
      Landlord;

	 	 	 
	 	(c) 	
      to remedy or attempt to remedy the Event of Default for
      the account of the Tenant and to enter upon the Premises for such
      purposes. The Landlord shall not be liable to the Tenant for any loss,
      injury or damages caused by acts of the Landlord in remedying or
      attempting to remedy the Event of Default. The Tenant shall pay to the
      Landlord, on demand, all expenses incurred by the Landlord in remedying
      the Event of Default, together with an administration fee of 15% and
      interest at the Default Rate from the date such expense was incurred by
      Landlord;

	 	 	 
	 	(d) 	
      to recover from the Tenant all damages, costs and
      expenses incurred by the Landlord as a result of the Event of Default
      including any deficiency between those amounts which would have been
      payable by the Tenant for the portion of the Term following such
      termination and the net amounts actually received by the Landlord during
      such period of time with respect to the Premises; and

	 	 	 
	 	(e) 	
      to recover from the Tenant the full amount of the current
      month's Rent together with the next three months' instalments of Rent,
      which shall immediately become due and payable as accelerated
  rent.

15.3    Distress

Notwithstanding any provision of this Lease or any provision of
any present or future Applicable Laws, none of the goods, chattels or trade
fixtures on the Premises at any time during the Term shall be exempt from levy
by distress for Rent in arrears, and the Tenant waives any such exemption. If
the Landlord makes any claim against the goods and chattels of the Tenant by way
of distress this provision may be pleaded as an estoppel against the Tenant in
any action brought to test the right of the Landlord to levy such distress.

15.4    Interest and Costs

The Tenant shall pay to the Landlord upon demand: (a) interest
at the Default Rate on all Rent required to be paid hereunder from the due date
for payment until fully paid and satisfied; and (b) the Landlord’s then current
administration charge for each notice of default given by the Landlord to the
Tenant under this Lease. The Tenant shall pay and indemnify the Landlord against
damages, costs and expenses (including, without limitation, all legal fees on a
solicitor and client basis) incurred in enforcing the terms of this Lease, or
with respect to any matter or thing which is the obligation of the Tenant under
this Lease, or in respect of which the Tenant has agreed to insure or to
indemnify the Landlord. 

15.5    Remedies Cumulative

No reference to or exercise of any specific right or remedy by
the Landlord shall prejudice or preclude the Landlord from exercising or
invoking any other remedy, whether allowed under this Lease or generally at law
or in equity, and the express provisions of this Lease as to certain rights and
remedies are not to be interpreted as excluding any other or additional rights
and remedies available to the Landlord generally at law or in equity. 

ARTICLE 16 – MISCELLANEOUS

16.1    Relationship of Parties

Nothing contained in this Lease shall create any relationship
between the parties other than that of landlord and tenant, and, without
limitation, nothing in this Lease shall be construed to constitute the Landlord
and the Tenant as partners, joint venturers or members of a joint or common
enterprise. 

16.2    Consent Not to be Unreasonably
  Withheld

Except as otherwise specifically provided in this Lease, the
Landlord and the Tenant, and each Person acting for them, in granting a consent
or approval or making a determination, designation, calculation, estimate,
conversion or allocation under this Lease, will act reasonably and in good faith
and each Expert or other professional Person employed or retained by the
Landlord will act in accordance with the applicable principles and standards of
such Person's profession; however, the foregoing shall not apply in respect of
any actions taken by or on behalf of the Landlord under Article 15. The Tenant's
sole remedy against the Landlord in respect of any breach or alleged breach of
this Section shall be an action for specific performance and, without
limitation, the Landlord shall not be liable for damages and the Tenant shall
not be entitled to any other rights or remedies.

27 

16.3    Overholding

The Tenant has no right to remain in possession of the Premises
after the end of the Term. If the Tenant remains in possession of the Premises
after the end of the Term with the consent of the Landlord but without entering
into a new lease or other agreement then, notwithstanding any statutory
provisions, legal presumption or reasonableness requirement to the contrary,
there shall be no tacit renewal of this Lease or the Term and the Tenant shall
be deemed to be occupying the Premises as a tenant from month to month (with
either party having the right to terminate such month to month tenancy at any
time on 30 days' notice, whether or not the date of termination is at the end of
a rental period) at a monthly Basic Rent payable in advance on the first day of
each month equal to double the monthly amount of Basic Rent payable during the
last month of the Term (or which would have been payable but for any discount or
rent-free period applicable to such last month) and otherwise upon the same
terms, covenants and conditions as in this Lease insofar as these are applicable
to a monthly tenancy and, for greater certainty, including liability for all
Additional Rent.

16.4    Registration

Neither the Tenant nor anyone on the Tenant's behalf or
claiming under the Tenant (including any Transferee) shall register this Lease
or any Transfer against the Lands. The Tenant may at its sole cost register a
notice or caveat of this Lease provided that: (a) a copy of the Lease is not
attached; (b) no financial terms are disclosed; (c) the Landlord gives its prior
written approval to the notice or caveat; and (d) the Tenant pays the Landlord's
costs on account of the matter. The Landlord may limit such registration to one
or more parts of the Lands. Upon the expiration or other termination of the Term
the Tenant shall immediately discharge or otherwise vacate any such notice or
caveat at its sole cost. If any part of the Lands which in the opinion of the
Landlord are surplus is transferred, the Tenant shall forthwith at the request
of the Landlord discharge or otherwise vacate any such notice or caveat as it
relates to such part. If any part of the Lands are made subject to any easement,
right-of-way or similar right, the Tenant at its sole cost shall immediately at
the request of the Landlord, which request the Landlord may make in its sole
discretion, postpone its registered interest to such easement, right-of-way or
similar right. 

16.5    Unavoidable Delay

If any party is bona fide delayed, or hindered in or prevented
from the performance of any term, covenant or act required by this Lease by
reason of any cause beyond the control of the party affected including, without
limitation, strikes, lockouts or other labour disputes, the enactment, amendment
or repeal of any Applicable Laws, the failure of any existing tenant or occupant
to vacate the Premises, shortages or unavailability of labour or materials,
riots, insurrection, sabotage, rebellion, war, acts of terrorism, act of God, or
any other similar reason ("Unavoidable Delay"), then performance of such term,
covenant or act is excused for the period of the delay and the party so delayed,
hindered or prevented shall be entitled to perform such term, covenant or act
within the appropriate time period after the expiration of the period of such
delay. However, the provisions of this Section do not operate to excuse the
Tenant from the prompt payment of Rent and any other payments required by this
Lease or from vacating the Premises as and when required pursuant to any
provision of this Lease and Unavoidable Delay shall not include any delay caused
by the parties' default or act or omission, any delay avoidable by the exercise
of reasonable care by such party or any delay caused by lack of funds of such
party. The Landlord shall also be excused from the performance of any term,
covenant or act required hereunder if the performance of such item would be in
conflict with any directive, policy or request of any governmental or
quasi-governmental authority in respect of any energy, conservation, safety or
security matter. 

16.6    Decisions of Experts;
  Arbitration

The decision of any Expert whenever provided for under this
Lease and any certificate of an Expert shall be final and binding on the parties
and there shall be no further right of dispute or appeal. 

Wherever under any provision of this Lease it is stated that a
matter is to be determined by Arbitration, it shall be determined by a single
arbitrator appointed by the parties. If the parties cannot agree on a single
arbitrator, then, upon the application of either party, a Justice of the
superior court of the province in which the Premises are situate shall appoint
an arbitrator whose sole determination shall be final. The arbitrator shall be a
disinterested person of recognized competence in the real estate business where
the Premises are situate. The expense of such arbitration shall be borne equally
by the Landlord and the Tenant. 

16.7    Notices

Any notice, demand, statement or request ("Notice") required or
permitted to be given under this Lease shall be in writing and shall be deemed
to have been duly given if personally delivered, delivered by courier or mailed
by registered prepaid post, in the case of Notice to the Landlord, to it at the
address set out in Section 1.1(a)(ii) and in the case of Notice to the Tenant,
to it at the Premises. Notice may not be given by facsimile transmission,
electronic mail or any other electronic communication. 

Any such Notice given in accordance with the above requirements
shall be deemed to have been given, if mailed, on the fifth day following the
date of such mailing or, if delivered, on the day on which it was delivered so
long as such delivery was prior to 5:00 p.m. on a Business Day (and, if after
5:00 p.m. or if any such day is not a Business Day, then it shall be deemed to
have been delivered on the next Business Day). Either party may from time to
time by Notice change the address to which notices to it are to be given.
Notwithstanding the foregoing, during any interruption or threatened
interruption in postal services, any Notice shall be personally delivered or
delivered by courier. If a copy of any Notice to the Tenant is to be sent to a
second address or to another Person other than the Tenant, the failure to give
any such copy shall not vitiate the delivery of the Notice to the Tenant.

28 

16.8    Confidentiality

The Tenant shall keep confidential all financial information in
respect of this Lease, provided that it may disclose such information to its
auditors, consultants and professional advisors so long as they have first
agreed to respect such confidentiality. 

16.9    Power, Capacity and Authority

The Landlord and the Tenant covenant, represent and warrant to
each other that they have the power, capacity and authority to enter into this
Lease and to perform its obligations hereunder and that there are no covenants,
restrictions or commitments given by it which would prevent or inhibit it from
entering into this Lease. 

16.10  Liability of Landlord

Any liability of the Landlord under this Lease shall be limited
to its interest in the Building from time to time. If the Landlord consists of
more than one Person, the liability of each such Person shall be several and be
limited to its percentage interest in the Building. 

SCHEDULES

	"A" 	Building Specific Information 
	 	 
	"B" 	Sketch Showing Premises 
	 	 
	"C" 	Rules and Regulations 
	 	 
	•"D" 	Indemnity Agreement• 
	 	 
	"E" 	Condition of Premises 

IN WITNESS WHEREOF the parties hereto have executed this
Lease.

LANDLORD:

SUN LIFE ASSURANCE COMPANY OF
CANADA a
s to a Fifty percent (50%) interest 
by its duly authorized
Agent 
BENTALL KENNEDY (CANADA) LIMITED PARTNERSHIP 
(by its General
Partner, Bentall Kennedy (Canada) G.P. Ltd.) 

	  	Per: _______________________________ 	 
		Name:  	 
	We have the authority 	Title: 	 
	to bind the corporation 	  	 
	  	  	 
	  	Per: _______________________________ 	 
	 	Name:  	 
	 	Title:  	 

29 

	  	CONCERT REAL ESTATE
      CORPORATION 	 
	  	as to a Fifty percent (50%)
      interest 	 
	  	  	 
	  	  	 
	  	Per:_______________________________ 	 
	  	Name: 	 
	We have the authority 	Title: 	 
	to bind the corporation 	  	 
	  	  	 
	  	Per:_______________________________ 	 
	  	Name: 	 
	  	Title: 	 
	  	  	 
	  	  	 
	  	TENANT: 	 
	  	  	 
	  	ARGENTEX MINING
      CORPORATION 	 
	  	  	 
	  	  	 
	  	  	 
	  	Per:_______________________________ 	 
	  	Name: 	 
	I/We have the authority 	Title: 	 
	to bind the corporation 	  	 
	  	Per:_______________________________ 	 
	  	Name: 	 
	  	Title: 	 

30 

SCHEDULE "A" BUILDING - SPECIFIC INFORMATION

Part 1: Legal Description of Building Lands:

All and Singular that certain parcel or tract of land and
premises situate, lying and being in the City of Vancouver, in the Province of
British Columbia, and being composed of Lot “D”, Block 17, District Lot 185,
Plan 18642. 

Part 2: Legal Description of Project Lands, if
applicable:

Not Applicable

Part 3: Measurement Standards:

1996 BOMA STANDARDS 

SCHEDULE "B" SKETCH SHOWING PREMISES

 

SCHEDULE "C" RULES AND REGULATIONS

	(1) 	
      Security and Safety

	 	 	 
		(a) 	
      The Landlord may from time to time adopt appropriate
      systems and procedures for the security and safety of the Building and the
      tenants and occupants and contents thereof, and the Tenant shall comply
      with the Landlord’s requirements in respect of such systems and
      procedures.

	 	 	 
		(b) 	
      The Tenant shall participate in fire drills and
      evacuations of the Building as directed by the Landlord. In the event of
      an emergency, the Tenant shall vacate the Building if the Landlord or any
      public authority so directs in the manner prescribed by the Landlord or
      such public authority.

	 	 	 
		(c) 	
      The Tenant shall not keep any inflammable oils or other
      inflammable, dangerous, corrosive or explosive materials in the Premises
      or the Project, save and except for incidental amounts used in the
      Tenant's business operations and kept and used in accordance with all
      Applicable Laws.

	 	 	 
	(2) 	
      Use of Premises

	 	 	 
		(a) 	
      The Tenant shall not use or permit the Premises to be
      used for residential, lodging or sleeping purposes, or for the storage of
      personal effects or articles not required for business purposes.

	 	 	 
		(b) 	
      The Tenant shall not cook or heat any foods or liquids
      (other than the heating of food in microwave ovens or the heating of water
      or coffee in coffee makers or kettles) in the Premises without the written
      consent of the Landlord, and shall not permit on the Premises the use of
      equipment for dispensing food or beverages or for the preparation,
      solicitation of orders for, sale, serving or distribution of food or
      beverages.

	 	 	 
		(c) 	
      Only persons approved from time to time by the Landlord
      may solicit orders for, sell, serve or distribute foods or beverages in
      the Project or use the entrances, elevators or corridors for any such
      purpose.

	 	 	 
	(3) 	
      Operation of Premises

	 	 	 
		(a) 	
      The Tenant shall place all refuse in the receptacles
      provided by the Tenant in the Premises or in the receptacles (if any)
      provided by the Landlord for the Building, and shall otherwise keep the
      Lands and the Project and the sidewalks and driveways outside the Project
      free of all refuse.

	 	 	 
		(b) 	
      The Tenant shall neither obstruct nor use the entrances,
      passages, escalators, elevators and staircases of the Project or the
      sidewalks and driveways outside the Project for any purpose other than
      ingress to and egress from the Premises and the Project.

	 	 	 
	(4) 	
      Repair, Maintenance, Alterations and
      Improvements

The Tenant shall carry out the Tenant’s repair, maintenance,
alterations and improvements in the Premises only during times agreed to in
advance by the Landlord and in a manner which will not interfere with the rights
of other tenants in the Project. 

(5)      Deliveries

The Tenant shall not make or receive any deliveries from or to
the Premises except through the entrances, elevators and corridors and at the
times designated by the Landlord. 

(6)      Movement of Articles

	 	(a) 	
      Any furniture or equipment being moved in or out of the
      Premises by the Tenant shall be moved through the entrances, elevators and
      corridors and at the times designated by the Landlord. All appliances used
      to move articles in or out of the Premises shall be equipped with rubber
      tires, slide guards and any other safeguards required by the
    Landlord.

	 	 	 
	 	(b) 	
      The Tenant shall not place in or move about the Premises
      any heavy machinery or equipment or anything liable to injure or destroy
      any part of the Premises or the Project without the prior written consent
      of the Landlord.

(7)      Windows 

The Tenant shall not install curtains, blinds or other window
coverings without the prior written consent of the Landlord. Window coverings
that are installed by the Tenant shall comply with the Landlord’s uniform scheme
for the Building. 

(8)      Washrooms and Water Fixtures

The Tenant shall be permitted to use those washrooms on the
floor of the Building on which the Premises are situated or, in lieu thereof,
those washrooms designated by the Landlord from time to time. The Tenant shall
not use

the washrooms or other water fixtures for any purposes other
than those for which they were intended, and no sweepings, rubbish, rags, ashes
or other substances shall be thrown into them. 

(9)      Locks and Security Systems

The Landlord may from time to time install and change locks
and/or security systems on entrances to the Premises and the Building. The
Tenant shall be supplied with a reasonable number of keys or other entry devices
for each installation. Any additional keys or entry devices required by the
Tenant must be obtained from the Landlord at the Tenant’s expense. The Tenant
shall not place or cause to be placed any additional locks or security systems
on entrances to the Premises without the prior written consent of the
Landlord.

(10)    Bicycles and Vehicles

The Tenant shall not bring any bicycles or other vehicles
within any part of the Lands or Project except in such area or areas designated
by the Landlord from time to time. 

(11)    Animals and Birds

The Tenant shall not bring any animals (except dogs assisting
the disabled) or birds within any part of the Lands or Project without the
consent of the Landlord. 

(12)    Antennae, Satellite Dish

The Tenant shall not install any radio or television antenna or
satellite dish on any part of the Lands or Project without the prior written
consent of the Landlord. 

(13)    Smoking

The Tenant shall not permit smoking in any part of the Project,
including the Premises, except in areas, if any, expressly designated by the
Landlord for such purpose. 

(14)    Canvassing, Soliciting and Peddling

Canvassing, soliciting and peddling in or about the Lands and
Project are prohibited.

(15)    Employees, Agents and Invitees

In these Rules and Regulations, "Tenant" includes the
employees, agents, invitees and licensees of the Tenant and others permitted by
the Tenant to use or occupy the Premises. 

•SCHEDULE "D" INDEMNITY AGREEMENT

INDEMNITY AGREEMENT

This Agreement is made the * day of *, 20*,

Between:

* [name and address of Indemnifier],

(the "Indemnifier")

-and-

* [name of Landlord],

(the "Landlord"). 

WHEREAS:

A.           The
  Landlord is the owner of the lands and premises known municipally as * [address
  of Building] (the "Building"); and 

B.            The
  Indemnifier and * [name of Tenant] (the "Tenant") have requested the Landlord
  to enter into a lease (the "Lease") dated *, 20* [date of Lease] between
  the Landlord, as landlord, and the Tenant, as tenant, relating to premises in
  the Building and the Landlord has agreed to do so only if the Indemnifier executes
  and delivers this Agreement in favour of the Landlord; 

                 NOW
  THEREFORE for good and valuable consideration (the receipt and sufficiency of
  which are acknowledged by the Indemnifier), the Indemnifier agrees with
  the Landlord as follows: 

1.             
  The Indemnifier covenants with the Landlord that the Tenant will well and truly
  pay all Rent and other amounts payable under the Lease on the days and
  at the times and in the manner provided in the Lease, and will observe each
  and every covenant, proviso, condition, agreement and obligation contained in
  the Lease on the part of the Tenant to be performed and observed, and that if
  any default is made by the Tenant, whether in payment of monies or performance
  of obligations, the Indemnifier shall forthwith on demand pay to the Landlord
  such monies and perform such obligations and pay any and all damages resulting
  from any non-payment or non-performance.

2.             
  The Indemnifier shall be jointly and severally liable with the Tenant for all
  of the Tenant's obligations under the Lease, as if it were separately
  named as a tenant under the Lease.

3.             
  This Indemnity is absolute and unconditional and the obligations of the Indemnifier
  and the rights of the Landlord hereunder shall not be affected or in
  any way prejudiced or impaired by: (a) any neglect or forbearance by the Landlord
  in obtaining payment of Rent or other amounts or of enforcing the provisions
  of the Lease or the obligations of the Tenant or any waiver or failure to enforce
  any provision of this Agreement by the Landlord; (b) any extensions of time
  or other indulgences given by the Landlord to the Tenant; (c) any amendment
  of the Lease or other dealing between the Landlord and the Tenant with or without
  notice to the Indemnifier; (d) any assigning or subletting by the Tenant (with
  or without the Landlord's consent); or (e) any other act or failure to act by
  the Landlord which would release, discharge or affect the obligations of the
  Indemnifier if it were a mere surety, with the intent that the obligations of
  the Indemnifier shall continue and shall not be released, discharged or reduced
  or in any way impaired until such time as all of the obligations of the Tenant
  under the Lease, now existing or to arise at any time in the future, have been
  fully performed and satisfied.

4.             
  The Indemnifier expressly waives notice of the acceptance of this Agreement
  and all notice of non-performance, non-payment or non-observance on
  the part of the Tenant of the terms, covenants and conditions in the Lease.
  Without limiting the generality of the foregoing, any notice which the Landlord
  desires to give to the Indemnifier shall be sufficiently given if personally
  delivered, delivered by courier or mailed by registered prepaid post, to the
  Indemnifier at the Premises, and every such notice is deemed to have been given
  upon the day it was delivered, or if mailed, on the fifth day following the
  date of such mailing. The Indemnifier may designate by notice in writing a substitute
  address for that set forth above. If two or more persons are named as Indemnifier,
  such notice given hereunder or under the Lease shall be sufficiently given if
  delivered or mailed in the foregoing manner to any one of such Persons.

5.             
  The obligations of the Indemnifier under this Agreement shall not be released,
  discharged or affected by the bankruptcy or insolvency of the Tenant
  or any proposal made by it to its creditors or any repudiation of the Lease
  pursuant to the Bankruptcy and Insolvency Act, S.C. 1992, or any successor or
  similar legislation, or any disclaimer by any trustee in bankruptcy of the Tenant
  or by the Tenant ceasing to exist (whether by winding-up, forfeiture, cancellation
  or surrender of charter, or any other circumstance) or by any event terminating
  the Lease including a reentry or termination. If the Lease is terminated prior
  to the end of its term, except by surrender duly accepted by the Landlord, then,
  at the option of the Landlord, the Indemnifier shall execute a new lease of
  the Premises between the Landlord as landlord and the Indemnifier as tenant
  for a term equal in duration to the residue of the term remaining

unexpired at the date of such termination, and in all
other respects upon the same terms and conditions as are set forth in the
Lease. 

6.             
  The Landlord shall not be obliged to exercise its remedies against the Tenant
  or any other person or against the Premises or to exhaust any security
  given by the Tenant before demanding payment of monies or performance of covenants
  by the Indemnifier.

7.             
  The Indemnifier's obligations under this Agreement bind the Indemnifier and
  its legal representatives, heirs, executors, administrators, successors
  and assigns (as the case may be) and may be assigned by the Landlord, and will
  benefit and be enforceable by the successors and assigns of the Landlord, and
  all parties who for the time being have the status of Landlord under the Lease,
  whether or not such parties receive a specific assignment of the Lease or of
  the Indemnifier's obligations, and whether or not notice of any assignment or
  change in ownership of the Premises or any project of which the Premises forms
  a part is given to the Indemnifier.

8.             
  The grammatical changes required to make the provisions of this Agreement apply
  in the plural sense where the Indemnifier comprises more than one person
  and to corporations, firms, partnerships, or individuals male or female, will
  be assumed as though in each case fully expressed, and if the Indemnifier consists
  of more than one person, the obligations of the Indemnifier shall be deemed
  to be joint and several obligations of each such person. This Agreement shall
  be construed in accordance with the laws of the province in which the Building
  is located. The exclusive venue for any application or court action brought
  in respect of this Agreement shall lie with the courts of the Province in which
  the Premises is located, and the parties hereto exclusively attorn to the jurisdiction
  of such courts. 

9.             
  The Indemnifier acknowledges receipt of a copy of the Lease and covenants, represents
  and warrants that it has full power, capacity and authority to enter
  into this Agreement and to perform its obligations hereunder. No modification
  of this Agreement shall be effective unless it is in writing and is executed
  by both the Indemnifier and the Landlord. 

10.           
  Whenever any reference is made in this Agreement to the Lease or the obligations
  of the Tenant under the Lease, such reference shall be deemed to include
  any and all agreements and instruments executed by the Tenant in connection
  with the Lease or pursuant to the Lease and which relate to the Premises. Any
  capitalized word or phrase used in and not defined in this Agreement shall have
  the meaning given to it in the Lease. 

            
        IN WITNESS WHEREOF the Indemnifier has duly executed
  this Agreement.

 

	(Indemnifier)	*
	 	 
	  	Per: 
	  	Name: 
	I/We have the authority 	Title: 
	to bind the corporation 	  
	  	Per: 
	  	Name: 
	  	Title: 

[If the Indemnifier is not a corporation then replace
its signing line with the following:]

	Signed and delivered in 	  
	the presence of: 	  
	  	  
	  	  
		  
	Name of Witness: 	Name of Indemnifier:• 

SCHEDULE "E" CONDITION OF PREMISES

CONSTRUCTION AND COMPLETION OF THE PREMISES

The Tenant acknowledges and agrees that it is accepting
possession of the Premises in an "as is, where is" condition except that the
Landlord shall provide and install to the Premises at the Landlord's expense and
to its base building standard, the following work (the “Landlord’s Work”):

	(a) 	
      repaint the Premises in a colour to be chosen by the
      Tenant;

	 	 
	(b) 	
      replace carpets and kitchen linoleum with building
      standard carpeting, colours to be chosen by the Tenant from samples
      provided by the Landlord; and

	 	 
	(c) 	
      repair or replace all damaged or stained ceiling tiles
      to like new condition.

The Landlord makes no representation or warranty with
respect to the usability of any existing phone lines and/or data cables within
the Premises. The Tenant, at its expense, shall be responsible for all
modifications required to reuse such phone lines and/or data cables. The Tenant
shall be responsible for its own improvements to the Premises (the "Tenant's
Work") and shall complete such Tenant's Work during the Fixturing Period. Should
the Tenant require additional utilities, additional heating, ventilation or air
conditioning because of the nature of its business, in excess of those already
provided to the Premises, then the Tenant shall be responsible for the cost of
installing and/or supplying such additional utilities, subject to the Landlord’s
prior approval. The Tenant’s Work is subject to the Landlord’s prior written
approval and shall be made in accordance with Section 9.2 of the Lease and the
Sun Life Plaza Tenant Guidelines. It is understood that the Landlord’s
contractor shall be utilized for all changes to the mechanical, electrical and
life safety systems. All costs associated with the Tenant’s Work shall be borne
solely by the Tenant, including design and consultants’ fees. The Tenant will be
responsible for obtaining all necessary approvals and building permits from
regulatory authorities for the commencement and completion of the Tenant’s Work.
No Tenant’s Work shall commence until the Landlord receives proof of the
Tenant's insurance. All terms of the Lease shall be applicable from the date the
Tenant takes possession of the Premises including the Tenant's obligations to
pay for all utilities and services, save for the payment of Basic Rent and the
Tenant's share of Property Taxes and Operating Costs which shall be payable as
of the Commencement Date. 

TABLE OF CONTENTS 

	ARTICLE 1 - BASIC TERMS 	1 
	  	  	  
	         
       1.1 	  	1 
	  	  	  
	ARTICLE 2 - SPECIAL PROVISIONS 	1 
	  	  	  
	         
       2.1 	   Construction and Completion of the Premises 	1 
	           2.2 	   Free Basic Rent 	2 
	         
       2.3 	   Tenant’s Parking 	2 
	           2.4 	   Privacy Statement 	2 
	  	  	  
	ARTICLE 3 - DEFINITIONS AND INTERPRETATION 	2 
	  	  	  
	           3.1 	   Definitions 	2 
	         
       3.2 	   Entire Agreement, Amendments, Waiver 	6 
	           3.3 	   Acceptance and Application of Rent 	6 
	         
       3.4 	   General Rules of Interpretation 	6 
	           3.5 	   Successors 	7 
	  	  	  
	ARTICLE 4 - GRANT AND TERM 	7 
	  	  	  
	           4.1 	   Term, Demise 	7 
	         
       4.2 	   Delay in Delivery of Premises 	7 
	           4.3 	   Acceptance 	7 
	         
       4.4 	   Quiet Enjoyment 	7 
	  	  	  
	ARTICLE 5 – RENT 	7 
	  	  	  
	         
       5.1 	   Basic Rent 	7 
	           5.2 	   Additional Rent 	7 
	         
       5.3 	   Adjustment Due to Measurement 	8 
	           5.4 	   Payment of Rent - General 	8 
	         
       5.5 	   Payment of Additional Rent 	8 
	           5.6 	   Rent Deposit 	9 
	         
       5.7 	   Security Deposit 	9 
	           5.8 	   Net Lease 	9 
	  	  	  
	ARTICLE 6 - OPERATING COSTS AND TAXES 	10 
	  	  	  
	           6.1 	   Property Taxes Payable by Landlord 	10 
	         
       6.2 	   Property Taxes Payable by Tenant 	10 
	           6.3 	   Business Taxes and Other Taxes of Tenant 	10 
	         
       6.4 	   Assessment Appeals 	10 
	           6.5 	   Operating Costs 	10 
	         
       6.6 	   Limitations on Operating Costs 	12 
	           6.7 	   Adjustments of Operating Costs 	12 
	         
       6.8 	   Reduction or Control of Operating Costs 	12 
	  	  	  
	ARTICLE 7 - HVAC, UTILITIES AND OTHER LANDLORD SERVICES 	13 
	  	  	  
	         
       7.1 	   Heating, Ventilating and Air Conditioning 	13 
	           7.2 	   Electricity and Other Utilities 	13 
	         
       7.3 	   Special HVAC Services and Utilities and Excess Quantities
      	13 
	           7.4 	   Other Landlord Services 	13 
	         
       7.5 	   Additional Services Provided by Landlord 	14 
	           7.6 	   Telecommunications 	14 
	         
       7.7 	   Signs and Premises Identification 	14 
	  	  	  
	ARTICLE 8 - OPERATION, CONTROL AND MAINTENANCE BY LANDLORD
      	15 
	  	  	  
	         
       8.1 	   Operation of the Building by Landlord 	15 
	           8.2 	   Control of the Project by Landlord 	15 
	         
       8.3 	   Name of Building 	15 
	           8.4 	   Maintenance and Repair by Landlord 	15 
	         
       8.5 	   Access by Landlord 	16 
	           8.6 	   Relocation 	16 
	  	  	  
	ARTICLE 9 - MAINTENANCE AND ALTERATIONS BY TENANT 	16 
	  	  	  
	           9.1 	   Maintenance and Repair by Tenant 	16 
	         
       9.2 	   Alterations by Tenant 	16 
	           9.3 	   Removal of Improvements and Fixtures 	17 
	         
       9.4 	   Liens 	18 
	           9.5 	   Notice by Tenant 	18 
	  	  	  
	ARTICLE 10 - USE OF PREMISES 	18 
	  	  	  
	           10.1 	   Permitted Use 	18 
	         
       10.2 	   Compliance with Laws 	18 
	           10.3 	   Nuisance, Interference, Waste, Overloading 	19 

	         
       10.4 	   Rules and Regulations 	19 
	  	  	  
	ARTICLE 11 - INSURANCE, LIABILITY AND INDEMNITY 	19 
	  	  	  
	         
       11.1 	   Tenant’s Insurance 	19 
	           11.2 	   Form of Tenant Policies 	19 
	         
       11.3 	   Certified Copies and Notice to Landlord 	20 
	           11.4 	   Landlord's Insurance 	20 
	         
       11.5 	   Insurance Risks 	20 
	           11.6 	   Release of Landlord 	20 
	         
       11.7 	   Release of Tenant 	21 
	           11.8 	   Indemnity by Tenant 	21 
	  	  	  
	ARTICLE 12 - ASSIGNMENT, SUBLETTING AND OTHER TRANSFERS 	21 
	  	  	  
	           12.1 	   Transfers 	21 
	         
       12.2 	   Tenant’s Notice, Landlord's Right to Terminate
      	22 
	           12.3 	   Conditions of Transfer 	23 
	         
       12.4 	   Corporate Records 	23 
	           12.5 	   Permitted Transfers 	23 
	         
       12.6 	   No Advertising 	24 
	           12.7 	   Sales or Dispositions by Landlord 	24 
	  	  	  
	ARTICLE 13 - LANDLORD FINANCING AND STATUS CERTIFICATES 	24 
	  	  	  
	           13.1 	   Subordination and Postponement 	24 
	         
       13.2 	   Attornment 	24 
	           13.3 	   Status Certificates 	24 
	         
       13.4 	   Reliance 	25 
	  	  	  
	ARTICLE 14 - DAMAGE, DESTRUCTION, DEMOLITION, EXPROPRIATION
      	25 
	  	  	  
	         
       14.1 	   Damage to Premises 	25 
	           14.2 	   Abatement 	25 
	         
       14.3 	   Termination Rights 	25 
	           14.4 	   Landlord's Rights on Rebuilding 	25 
	         
       14.5 	   Landlord's Demolition Rights 	25 
	           14.6 	   Expropriation 	26 
	  	  	  
	ARTICLE 15 - DEFAULT AND REMEDIES 	26 
	  	  	  
	           15.1 	   Events of Default 	26 
	         
       15.2 	   Remedies 	26 
	           15.3 	   Distress 	27 
	         
       15.4 	   Interest and Costs 	27 
	           15.5 	   Remedies Cumulative 	27 
	  	  	  
	ARTICLE 16 – MISCELLANEOUS 	27 
	  	  	  
	           16.1 	   Relationship of Parties 	27 
	         
       16.2 	   Consent Not to be Unreasonably Withheld 	27 
	           16.3 	   Overholding 	28 
	         
       16.4 	   Registration 	28 
	           16.5 	   Unavoidable Delay 	28 
	         
       16.6 	   Decisions of Experts; Arbitration 	28 
	           16.7 	   Notices 	28 
	         
       16.8 	   Confidentiality 	29 
	           16.9 	   Power, Capacity and Authority 	29 
	         
       16.10 	   Liability of Landlord 	29 

	SCHEDULE
      "A" BUILDING - SPECIFIC INFORMATION 	XXXI
      
	SCHEDULE
      "B" SKETCH SHOWING PREMISES
      	XXXII
      
	SCHEDULE
      "C" RULES AND REGULATIONS 	XXXIII
      
	SCHEDULE
      "D" INDEMNITY
      AGREEMENT 	XXXV
      
	SCHEDULE
      "E" CONDITION OF PREMISES 	XXXVII
      

LEASE 

 

BETWEEN 

SUN LIFE ASSURANCE COMPANY OF CANADA,
as to a Fifty
per cent (50%) interest 

and 

CONCERT REAL ESTATE CORPORATION, 
as to a Fifty per
cent (50%) interest 

(collectively the “LANDLORD”)

- AND – 

 

ARGENTEX MINING CORPORATION 

(TENANT) 
__________________________

Premises: 

Suite 835, 1100 Melville Street 
Vancouver, British
Columbia, V6E 4A6

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