Document:

Unassociated Document

     

    Amendment
No. 1 to the Authorization Agreement

     

    This
Amendment No. 1 to the Authorization Agreement, dated as of October 28, 2008
(the “Agreement”), is
dated as of December 23, 2009, by and among An Fengbin, a resident of PRC with
ID No. of ___, Wang Yu, a resident of PRC with ID No. of _____, Wang Jing, a
resident of PRC with ID No. of ___, and Wang Xin a resident of PRC with ID No.
of ____ (together with Wang Yu and Wang Jing, the “Minority
Shareholders”).

     

    RECITALS

     

    WHEREAS, Dalian Xingyuan
Marine Bunker Co., Ltd. (“Xingyuan”) is a domestic
company with exclusively domestic capital registered in the PRC and is mainly
engaged in the business of producing and selling marine bunker; and

     

    WHEREAS, An Fengbin indirectly
holds 72.25% of the equity in Xingyuan; and

     

    WHEREAS, Wang Yu, Wang Jing,
and Wang Xin hold 9%, 3%, and 3% of the equity in Xingyuan respectively;
and

     

    WHEREAS, Star Blessing
Enterprises Limited (“Star
Blessing”), a BVI company, is a wholly-owned subsidiary of Oriental Excel
Enterprises Limited is a BVI corporation ("Oriental") wholly-owned by Ms.
LAI WaiChi, a citizen of Hong Kong; Star Blessing owns 100% equity interest of
Goodwill Rich International Limited, a Hong Kong
company,  and

     

    WHEREAS, under the terms of
the Agreement, the Minority Shareholders authorize An Fengbin to exercise the
minority interests and shareholder’s rights on behalf of them.

     

    NOW, THEREFORE, in
consideration of the mutual promises of the parties and the terms and conditions
hereof, receipt and sufficiency is acknowledged by the parties hereto, the
parties hereby agree as follows:

     

    Section 1. Rights of Minority
shareholders of the Agreement is hereby amended and restated to read in
its entirety as follows:

     

    “1.          Authorization of Minority
Interests.  The Minority Shareholders hereby agree to irrevocably
authorize An Fengbin to exercise their minority interests on behalf of them and
exercise all shareholders’ rights. Further, upon Mr. An Fengbin’s acquires 100%
of the equity interests in Oriental, the Minority Shareholders shall be entitled
to the right to acquire equity interests in Oriental in accordance with the
respective pro rata ownership according to their respective pro rata ownership
of Xingyuan.”

     

    In
witness hereof, the parties have executed Amendment No. 1 as of the date first
written above.

     

    
      	
              Party A: An
      Fengbin

            	
              Signature:
      /s/ An
      Fengin

            	 
      
	 	 	 
	
              Party B: Wang
      Yu

            	
              Signature: /s/ Wang
      Yu

            	 
      
	 	 	 
	
              Party C: Wang
      Jing

            	
              Signature:
      /s/ Wang
      Jing

            	 
      
	 	 	 
	
              Party D: Wang
      Xin

            	
              Signature:
      /s/ Wang
      XinTENANCY
AGREEMENT

    

    entered
into by and between

    

    Milan
Gottwald,

    Personal
ID No.: 750219/5327

    Tax ID
No.: CZ 7502195327

    Address:
Náklo 334, Post Code: 783 32

    (hereinafter
referred to as “Landlord”)

    

    and

    

    SENDIO
s.r.o.

    Company
ID No.: 281 64 440,

    Tax ID
No.: CZ28164440

    Registered
office: Olomouc, Holická 156/49, Post Code: 779 00,

    incorporated
in the Company Register administered by the Regional Court in Ostrava, Section
C, File 43097,

    represented
by Mr. Philip Glyn Styles, Director

    (hereinafter
referred to as “Tenant”)

    

    (the
Landlord and the Tenant are jointly referred to “Parties”)

    

    I.

    Introductory
Provisions

    

    
      
        	
                1.

              	
                The
      Parties rely on the fact that the Landlord is the exclusive owner
      of:

              

      

    

     

    
      
        	
              	
                §

              	
                building
      no. 156, office building, on Lot No.
1416;

              

      

    

    
      
        	
              	
                §

              	
                building
      w/o a house/reference no., production and storage building, on Lot No.
      1415;

              

      

    

    
      
        	
              	
                §

              	
                building
      w/o a house/reference no., service building, on Lot No.
    1418;

              

      

    

    
      
        	
              	
                §

              	
                building
      w/o a house/reference no., other building, on Lot No.
  1419;

              

      

    

    
      
        	
              	
                §

              	
                building
      w/o a house/reference no., service building, on Lot No.
    1422;

              

      

    

    
      
        	
              	
                §

              	
                building
      w/o a house/reference no., service building, on Lot No.
    1423;

              

      

    

    
      
        	
              	
                §

              	
                building
      w/o a house/reference no., production and storage building, on Lot No.
      1677/1;

              

      

    

     

    
      
        	
              	
                §

              	
                land
      on Lot No. 1415 with an area of 6,775 m2,
      built-up area and yard;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 1416 with an area of 928 m2 ,
      built-up area and yard;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 1418 with an area of 74 m2 ,
      built-up area and yard;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 1419 with an area of 86 m2 ,
      built-up area and yard;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 1422 with an area of 82 m2 ,
      built-up area and yard;

              

      

    

    
      
         

      

      
        1

        
          

        

      

      
         

      

    

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 1423 with an area of 23 m2 ,
      built-up area and yard;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 1677/1 with an area of 455 m2,
      built-up area and yard;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 567/3 with an area of 502 m2,
      miscellaneous and other area;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 568/2
      with an area of 1048 m2,
      miscellaneous and other area;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 568/8 with an area of 12,753 m2,
      miscellaneous and other area;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 568/10 with an area of 493 m2,
      miscellaneous and other area;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 578/3 with an area of 1,815 m2,
      other area and other roads;

              

      

    

    
      
        	
              	
                §

              	
                land
      on Lot No. 582/2 with an area of 3,400 m2,
      other area and other roads;

              

      

    

     

    
      
        	
                 

              	
                all
      found in the City of Olomouc within the cadastral district of Hodolany and
      registered in the Land Register administered by the Olomouc Branch of the
      Land Registry Office for the Olomouc Region, Title No. 2978 (hereinafter
      referred to as “Property”).

              

      

    

    

    
      	
              2.

            	
              The
      Parties also rely on the fact that the Tenant already uses the Leased
      Premises as defined below based on the tenancy agreement concluded with
      the Landlord on 28 May 2008 and, respectively, has continued to use the
      Property temporarily following the expiry of the term of that agreement on
      30 June 2009, i.e. after 1 July 2009, based on the permission of the
      Tenant, in accordance with the terms of that agreement but for a higher
      consideration and that, during the tenancy period hereunder, the Tenant
      intends to proceed to lease all the Property except the non-residential
      premises leased to Other Tenants, who are specified
  below.

            

    

    

    
      	
              3.

            	
              The
      Landlord holds all the necessary permits and powers to enter into and
      perform this Agreement and to meet all its obligations arising herefrom.
      This Agreement is fully binding upon and a valid commitment of the
      Landlord and can be enforced against it in accordance with the terms and
      conditions hereof.

            

    

    

    
      	
              4.

            	
              The
      Tenant is a limited liability company duly established and organised in
      accordance with Czech law. The Tenant has the legal capacity to enter into
      this Agreement and exercise all its rights and meet all its obligations
      arising herefrom. This Agreement is fully binding upon and a valid
      commitment of the Tenant and can be enforced against it in accordance with
      the terms and conditions hereof.

            

    

    

    
      II.

    

    
      Scope

    

    

    
      	
              1.

            	
              In
      accordance with this Agreement, the Landlord shall make the Property less
      the facilities leased to Other Tenants and Additional Tenants as of the
      date hereof (hereinafter referred to as the “Leased Premises”)
      available for use by the Tenant.

            

    

    

    
      	
              2.

            	
              As
      of the date hereof, the Tenant is already using the Leased Premises and
      shall continue to use them for the period and under the conditions
      specified herein. The Tenant shall pay the Landlord the rent specified in
      Article IV hereof for the lease of the Leased
  Premises.

            

    

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

    

    
      	
              3.

            	
              Since
      the Tenant already fully uses the Leased Premises in accordance with
      Article I(2) above, the Tenant represents and warrants
    that:

            

    

    

    
      
        	
              	
                (i)

              	
                it
      has duly taken over the Leased Premises from the
  Landlord;

              

      

    

    
      
        	
              	
                (ii)

              	
                the
      Leased Premises, including all the parts and accessories thereof, are free
      of any defects and fully fit for use by the Tenant for the agreed purpose
      in accordance with this
Agreement;

              

      

    

    
      
        	
              	
                (iii)

              	
                as
      of the date of this Agreement, the Tenant is not aware of any
      circumstances excluding, limiting or jeopardising the fitness of the
      Leased Premises for use by the Tenant according to this
      Agreement;

              

      

    

    
      
        	
              	
                (iv)

              	
                it
      has no claims, receivables or any other demands against the Landlord in
      connection with the use of the Leased Premises prior to the date of this
      Agreement (including any penalty claims) or existing for any other reason
      and that it fully waives any such claims, receivables or demands, should
      they exist;

              

      

    

    
      
        	
              	
                (v)

              	
                all
      the obligations and commitments of the Landlord to the Tenant in
      connection with the use of the Leased Premises prior to the date of this
      Agreement have been met by the Landlord in a due and timely
      manner.

              

      

    

    

    III.

    Purpose
of Lease

    

    
      	
              1.

            	
              The
      Tenant is entitled to use the Leased Premises to the extent specified in
      Article II hereof for the purpose of conducting its business activities,
      i.e. for advertising and marketing activities, electronic component
      manufacture, and the manufacture, installation and repairs of electric
      machines and device, and to pursue any additional business activities for
      which the Tenant obtains a trade or any other applicable licence during
      the term of this Agreement. However, the Leased Premises may only be used
      for any other but the business (or other) activities expressly specified
      herein provided that such a use is not contrary to the rights and
      legitimate interests of the
Landlord.

            

    

    

    
      	
              2.

            	
              In
      particular, the Tenant may use the Leased Premises as office facilities,
      storage facilities, manufacturing facilities, sales and representation
      facilities as well as any other facilities whose use is necessary in
      connection with the purpose of lease according to this
      article.

            

    

    

    
      	
              3.

            	
              The
      Leased Premises may be used by the employees of the Tenant to the same
      extent as that granted to the Tenant and, to the extent adequate to the
      circumstances, the Leased Premises may also be used by the suppliers,
      customers or other business partners of the Tenant and, if applicable, by
      persons visiting the Tenant or persons to whom the Tenant has subleased
      the Leased Premises in accordance with this
  Agreement.

            

    

    

    
      
         

      

      
        3

        
          

        

      

      
         

      

    

    
      	
              4.

            	
              The
      Tenant acknowledges and declares that it has been informed by the Landlord
      that the parts of the Property marked in colour and described in Annex 4
      hereto are being used by: JENA – nábytek, s.r.o., Company ID No.:
      25564501, having its registered office at Brno, Křenová 19,
      Post Code: 602 00, and T-Mobile Czech Republic a.s., Company ID
      No.: 64949681, having its registered office at Prague 4, Tomíčkova
      2144/1, Post Code: 149 00, and DPK Morava, s.r.o., Company ID No.:
      26826771, having its registered office at Olomouc, Řepčínská
      35/86, Post Code: 779 00, (hereinafter collectively
      referred to as “Other
      Tenants”). The premises used by Other Tenants are marked with
      reference numbers (and green-colour coded) in Annex 4 hereto
      and shown under those reference numbers in Annex 3 hereto
      (drawings nos. 2799
and 2723).

            

    

    

    
      	
              5.

            	
              The
      Tenant also acknowledges and declares that it has been informed by the
      Landlord that the parts of the Property which are not leased to Other
      Tenants and which are not included in the Leased Premises are being used
      by additional tenants on the date of this Agreement, based on their
      respective tenancy contracts and agreements (hereinafter collectively
      referred to as “Additional Tenants“).
      The full, current, final and binding list of Additional Tenants (marked in
      yellow colour) forms Annex 5 hereto.
      Annex 5
      hereto also includes the following details for each of the Additional
      Tenants: the reference number of the premises, the area (m2), the expiry
      of the lease (“Expires on”), the date from which the Tenant is entitled to
      enter the premises of the relevant Additional Tenant (“Sendio right of
      entry”), and comments. The Landlord declares that the details of the
      Additional Tenants provided in Annex 5 hereto
      are correct and current.

            

    

    

    IV.

    Rent

    

    
      	
              1.

            	
              The
      Parties have agreed on an annual rent for the use of the Leased Premises,
      which rent shall be calculated as the amount of CZK 13,365,000 (thirteen
      million three hundred and sixty-five thousand Czech korunas) excl. VAT
      less the aggregate of the amount of the annual rent payable by all the
      Other Tenants and Additional Tenants (as specified in Annex 6 hereto)
      (hereinafter referred to as “Annual
      Rent”)

            

    

    

    
      	
              2.

            	
              The
      rent shall be payable by the Tenant on a monthly advance basis, i.e.
      always before the 30th
      day of the month for the month immediately following (hereinafter referred
      to as "Monthly
      Rent"). The Monthly Rent for December 2009 has been paid by the
      Tenant to the Landlord in the amount of CZK 722,556, i.e. CZK 3,000 more
      than the amount of Monthly Rent agreed herein. The excess of CZK 3,000
      will be set off against the Monthly Rent for January 2010. With regard to
      the calculation provided in Article IV(1), the Parties declare that,
      starting from December 2009, the Monthly Rent shall be in the amount of
      CZK 719,556 (seven hundred and nineteen thousand five hundred and
      fifty-six Czech korunas) plus the applicable rate of VAT. The Monthly Rent
      shall always be paid by the Tenant by wire transfer in the bank account of
      the Landlord with UniCredit Bank Czech Republic, a.s., Zlín branch,
      account no. 6319656084/2700 (hereinafter referred to as the “Landlord’s
      Account”). The date of the payment of each Monthly Rent shall be the date
      on which the Landlord’s Account is credited with the relevant amount. The
      Tenant shall pay the Monthly Rent on the basis of an invoice issued by the
      Landlord and before or on the specified due date. The invoice shall
      include all the details required by the applicable laws and regulations.
      The taxable supply date shall be that of the due date of Monthly
      Rent.

            

    

    
      
         

      

      
        4

        
          

        

      

      
         

      

    

     

    
      	
              3.

            	
              The
      fixed amount of Annual Rent as set out in Article IV(1) hereof is set for
      the entire tenancy period according to Article XI hereof and may only be
      increased by the Landlord in accordance with the terms and conditions of
      Article IV(4) hereof. The Parties have agreed that the specified Annual
      Rent shall not be increased by the Landlord in the event of the gradual
      extension of the Leased Premises according to Article X hereof and/or upon
      the full vacation of the relevant premises used, as of the date hereof, by
      any of the Other Tenants or Additional Tenants, in which events the amount
      of Monthly Rent shall only be increased by an amount equal to that of the
      monthly rent from the tenant who has vacated the premises concerned, while
      the Annual Rent set shall remain unchanged. Such increased Monthly Rent
      shall apply from the calendar month immediately following the month in
      which the Other Tenant has vacated the relevant premises, subject to the
      written notification to the Tenant, in which notification the Landlord
      shall also specify the new amount of Monthly
  Rent.

            

    

    

    
      	
              4.

            	
              The
      amount of Annual Rent shall be regularly, i.e. always on 1 August of the
      calendar year, adjusted by the year-to-year increase in the inflation rate
      of the prices of services in the area of real estate rental as announced
      by the Czech Statistical Office provided that the increase exceeds
      3 % (three per cent) for the period of the prior calendar year;
      Annual Rent shall be first adjusted in this manner on 1 August 2010. The
      Landlord shall notify the Tenant of the adjusted amount of Annual Rent in
      writing no later than on the 15th
      day of the month immediately preceding such an increase. Based on the
      increase in Annual Rent according to this paragraph, the amount of Monthly
      Rent shall increase accordingly; in case the Czech Statistical Office does
      not announce the required data before the date specified above, the
      Landlord shall notify the Tenant of the adjusted amount of Annual Rent
      without unreasonable delay after such an announcement is made and the
      Landlord shall bill the Tenant for the relevant increase in Annual Rent
      retroactively.

            

    

    

    
      V.

    

    
      Fees
for Utilities Related to Lease

    

    

    
      	
              1.

            	
              The
      rent does not include the payments of fees made in connection with the use
      of the Leased Premises, in particular the payments for water, gas, steam,
      and electricity supply, telecommunication services, sewage water
      discharge, etc.

            

    

    

    
      	
              2.

            	
              The
      Tenant has concluded an agreement with an electricity supplier, i.e. ČEZ
      distribuce, a.s., having its registered office at Děčín 4, Teplická 874/8,
      Post Code 405 02, Company ID No.: 27232425, for the supply of
      electricity to the Property. The fees for the electricity supplied to
      Other Tenants and/or Additional Tenants (except the Landlord) shall be
      charged by the Tenant to such Other Tenants and/or Additional Tenants
      (except the Landlord) in accordance with their actual consumption obtained
      from the readings on the separate
meters.

            

    

    
      
         

      

      
        5

        
          

        

      

      
         

      

    

     

    
      	
              3.

            	
              The
      Tenant has concluded agreements with a heat supplier, i.e. Dalkia Česká
      republika, a.s., having its registered office at Ostrava, 28. října
      3123/152, Post Code 709 74, Company ID No.: 451 93 410, and a
      water supplier and sewage disposal provider, i.e. MORAVSKÁ VODÁRENSKÁ,
      a.s., having its registered office at Olomouc, Tovární 41, Post Code
      77211, Company ID No.: 61859575, for the supply of such utilities and
      services to the Property. The water, sewage and heat supply fees for the
      utilities used by Other Tenants and/or Additional Tenants (except the
      Landlord) shall be charged by the Tenant directly to such Other Tenants
      and/or Additional Tenants (except the Landlord). The charges for the
      telecommunication services provided shall be paid by the Tenant directly
      to the telecommunication service
provider.

            

    

    

    
      VI.

    

    
      Rights
and Duties of the Tenant

    

    

    
      	
              1.

            	
              The
      Tenant may use the Leased Premises in accordance with the purpose of lease
      and in a manner specified in this
Agreement.

            

    

    

    
      	
              2.

            	
              The
      Tenant may only modify the Leased Premises, in particular in terms of
      construction work, with the prior written approval of the Landlord.
      However, the Landlord shall not unreasonably withhold such an approval.
      The improvement of the Leased Premises, if any, does not and shall not
      affect the amount of rent agreed in Article IV(1) hereof. The Parties have
      agreed that the costs incurred by the Tenant for the modification of the
      Leased Premises shall be depreciated in the books of the
      Tenant.

            

    

    

    
      	
              3.

            	
              Subject
      to the prior written approval of the Landlord, the Tenant may carry out,
      at its own cost, the repair and/or construction work both within the
      Leased Premises and in such other parts of the Property as are not
      included in the Leased Premises. However, any such repairs and/or
      construction work carried out by the Tenant shall not prevent Other
      Tenants and/or Additional Tenants from exercising their agreed rights. If
      the Tenant causes any damage to the Landlord or any Other Tenants and/or
      Additional Tenants in the course of such repair and/or construction work,
      the Tenant shall compensate the Landlord or any Other Tenants and/or
      Additional Tenants concerned for any such damage, including any loss of
      profit, unless the aggrieved party has agreed with the Tenant on the
      compensation having the form of restoration to the original
      condition.

            

    

    

    
      	
              4.

            	
              For
      the use of the Leased Premises, the Tenant shall make due and timely
      payments of Monthly Rent in the amount and method specified by this
      Agreement.

            

    

     

    
      
         

      

      
        6

        
          

        

      

      
         

      

    

    
      	
              5.

            	
              To
      the extent specified in Article III(4) and (5), the Tenant shall tolerate
      the use of the Property by Other Tenants and Additional Tenants, to which
      use they are entitled according to their respective tenancy contracts and
      agreements concluded with the Landlord, as well as the use of the Property
      by the employees, suppliers, customers, business partners of and other
      persons visiting Other Tenants and/or Additional
  Tenants.

            

    

    

    
      	
              6.

            	
              The
      Tenant shall care for the Leased Premises in a manner preventing damage
      thereto.

            

    

    

    
      	
              7.

            	
              The
      Tenant shall perform minor repairs of the Leased Premises at its own cost.
      Minor repairs shall include, in particular, minor repairs of the lighting
      fixtures including the replacement of light bulbs, repairs of the electric
      switches and outlets, painting repairs, minor repairs of windows and
      doors, flooring, water supply fixtures, sanitary installations, heating
      elements, etc. The Tenant shall not be obliged to request the prior
      approval of the Landlord.

            

    

    

    
      	
              8.

            	
              The
      Tenant shall ensure, at its own cost, the maintenance of the technical
      installations and devices such as the telephone switchboards, air
      conditioning units, and any other devices installed independently of the
      Landlord. Any technical devices installed by the Tenant which have not
      become a part or an accessory of the Leased Premises (such as the
      manufacturing lines and other machines or devices) remain to be owned by
      the Tenant unless otherwise agreed by the Parties. The Tenant represents
      that in the event of any termination (including the early termination) of
      the tenancy it shall not request that the Landlord reimburse any costs
      incurred by the Tenant for any construction, engineering or other
      improvement or upgrade of the Leased Premises (e.g. construction work and
      repair, reconstruction, distribution system repairs, etc.) or for any
      installations, construction work, infrastructure or devices which have
      become a part or an accessory of the Leased Premises unless otherwise
      agreed by the parties in a specific case (e.g. restoration to the original
      condition).

            

    

    

    
      	
              9.

            	
              The
      Tenant shall ensure the cleaning of the Leased Premises under the standard
      conditions at its own cost.

            

    

    

    
      	
              10.

            	
              If
      any defects which have not been caused by the Tenant and for which the
      Tenant was unable to use the Leased Premises in the manner agreed herein
      occur on the Leased Premises for the term of this Agreement and if the
      Tenant is forced to use the Leased Premises in a limited manner in
      consequence of such defects or of failure by the Landlord to meet its
      obligations arising herefrom, the Tenant shall be entitled to a reasonable
      reduction of the Rent.

            

    

    

    
      VII.

    

    
      Rights
and Duties of the Landlord

    

    

    The
Landlord shall not carry out any construction within the Property, i.e. the
construction of new buildings or the extension of the existing buildings. In
addition, the Landlord shall not carry out any building modifications which
would compromise the existing condition of the Property. Furthermore, the
Landlord shall not, without the prior written consent of the Tenant, establish
any new easement, liens or pre-emption rights with property law effects, or
extend the term of lease of Other Tenants, terminate or otherwise change the
tenancy agreements concluded with Additional Tenants, or donate or exchange the
Property or a part thereof. The Landlord may conclude tenancy agreements with
any new tenants only with the prior written approval of the Tenant. The Annual
Rent payable by the Tenant shall be reduced by the amount of the annual rent to
be paid by such new tenants in the manner specified in Article IV(1)
hereof.

    
      
         

      

      
        7

        
          

        

      

      
         

      

    

     

    VIII.

    Breach
of the Obligations of the Tenant

    

    
      	
              1.

            	
              The
      Landlord may terminate this Agreement by a notice in writing in the event
      of the default by the Tenant in any payment of Monthly Rent according to
      Article IV(2) exceeding ten (10) calendar days provided that the prior
      written request to the Tenant for the payment of the outstanding Monthly
      Rent within five (5) business days has been sent to and not acted on by
      the Tenant. In such a case, the Parties have agreed on the notice period
      of thirty (30) calendar days following the service of the termination
      notice upon the Tenant or the refusal by the Tenant to receive such a
      notice.  In addition, the Landlord shall be entitled to a
      penalty of CZK 400,000 (four hundred thousand Czech korunas) in each such
      a case of default.

            

    

    

    
      	
              2.

            	
              This
      provision is without prejudice to the rights of the Landlord according to
      Section 9(2) of Act No. 116/1990 Coll. on the lease and sub-lease of
      non-residential premises, as amended, to the entitlement of the Landlord
      to the payment of the outstanding rent payable for the entire period for
      which the Tenant used the Leased Premises, and to the Landlord’s right to
      claim damages and interest on late
payments.

            

    

    

    
      IX.

    

    
      Tenancy
Period

    

    

    
      	
              1.

            	
              This
      Agreement is concluded for the fixed term commencing on 1 December 2009
      and ending on 30 June 2011. The Parties have agreed that the provisions of
      Section 676(2) of the Civil Code and of Section 9(3)(a) of Act No.
      116/1990 Coll. on the lease and sub-lease of non-residential premises, as
      amended, shall not apply.

            

    

    

    
      	
              2.

            	
              The
      Parties have agreed that (in addition to the reasons specified in section
      9(2) of Act No. 116/1990 Coll. on the lease and sub-lease of
      non-residential premises, as amended) the Landlord may also terminate this
      Agreement in case the Tenant cannot be reasonably expected, based on all
      the relevant circumstances, to meet its obligations hereunder in a due and
      timely manner and/or if the Tenant has been wound up with liquidation
      and/or  if the Tenant is apparently bankrupt or if an
      application for bankruptcy or for a moratorium has been filed against the
      Tenant and/or if a judgement of the court has been issued regarding the
      resolution of the Tenant’s bankruptcy. In such a case, the Parties have
      agreed on the notice period of sixty (60) calendar days following the
      service of the termination notice upon the Tenant or the refusal by the
      Tenant to receive the notice.

            

    

    
      
         

      

      
        8

        
          

        

      

      
         

      

    

     

    
      	
              3.

            	
              Furthermore,
      the Parties have agreed that the Landlord may terminate this Agreement at
      any time without giving its reason for such a termination. In such a case,
      the notice period shall be six months commencing on the first day of the
      calendar month immediately following the month in which the notice is
      served upon the Tenant.

            

    

    

    X.

    
      Right
of the Tenant

    

    
      to
Enter into Tenancy Agreements

    

    
      for
Other Parts of the Property

    

    

    
      	
              1.

            	
              The
      Tenant declares that it intends to proceed, during the term of this
      Agreement, to extend the Leased Premises to all the parts of the Property
      which are not included in the Leased Premises as of the date of this
      Agreement, except the parts of the Property leased to Other Tenants. The
      gradual extension of the Leased Premises according to the present Article
      shall be carried out by the Landlord and by the Tenant by concluding
      amendments hereto.

            

    

    

    
      	
              2.

            	
              The
      Landlord declares that Annex 5 hereto
      contains the final, complete and current list of all the Additional
      Tenants of the Property. Annex 5 hereto
      also includes, inter
      alia, the respective expiry date of the tenancy contract or
      agreement based on which each Additional Tenant leases a certain part of
      the Premises (the "Expires on” column in Annex 5 hereto) and the date by
      which the given Additional Tenant is to clear the relevant part of the
      Property (the “Sendio right of entry” column in Annex 5 hereto). The
      Landlord declares that the details of the Additional Tenants provided in
      Annex 5
      hereto are correct and complete.

            

    

    

    
      	
              3.

            	
              Unless
      otherwise agreed by the Parties, they shall conclude numbered amendments
      to this Agreement to extend the Leased Premises to the parts of the
      Property currently leased to Additional Tenants as
  follows:

            

    

    
      	
               
      

            	
              (i)

            	
              Each
      individual amendment shall be concluded by the Parties on the business day
      immediately following the date shown in the “Expires on” column in Annex 5 hereto
      for the relevant Additional Tenant whose premises the Leased Premises are
      to be extended by;

            

    

    
      	
               
      

            	
              (ii)

            	
              Each
      amendment to this Agreement shall indicate the date immediately following
      the date shown in the “Sendio right of entry” column in Annex 5 hereto
      for the relevant Additional Tenant as the commencing date of the use of
      the new parts of the Leased
Premises.

            

    

    
      	
               
      

            	 

    

    
      	
              4.

            	
              The
      individual amendments concluded according the Article X(3) hereof shall be
      numbered and they shall include as their annex a plan clearly showing the
      specifications and location of the relevant part of the Property the
      Leased Premises are to be extended by. Each individual amendment shall be
      signed by both Parties and it shall come into effect on the date when it
      is executed.

            

    

    
      
         

      

      
        9

        
          

        

      

      
         

      

    

     

    
      XI.

    

    
      Sublease

    

    

    The
Tenant may sublease the Leased Premises only with the prior written consent of
the Landlord. The Landlord shall not unreasonably withhold its consent with the
sublease.

    

    
      XII.

    

    
      Insurance

    

    
      Omitted
intentionally

    

    

    
      XIII.

    

    
      Miscellaneous
Provisions

    

    

    
      	
              1.

            	
              The
      Parties represent and warrant that the Leased Premises have been used by
      the Tenant prior to this Agreement based on the tenancy agreement dated 28
      May 2008, which expired on 30 June 2009. Between 1 July 2009 and 30
      November 2009 the Tenant effectively used the Leased Premises with the
      express consent of the Landlord and according to the terms and conditions
      of the tenancy agreement dated 28 May 2008 but for a higher consideration.
      During that period the Parties were negotiating this Agreement. For the
      period specified above, the Tenant has paid the Landlord the amount of
      CZK 3,612,780 (three million six hundred and twelve thousand seven
      hundred and eighty Czech korunas) for the effective use of the Leased
      Premises, which amount exceeds the amount agreed by CZK 15,000
      (fifteen thousand Czech korunas). The excess, in the amount of CZK 15,000,
      shall be set off against the Monthly Rent for January 2010. The Landlord
      represents that the above-mentioned amount paid by the Tenant for the
      period from 1 July 2009 to 30 November 2009 less the
      above-mentioned excess of CZK 15,000 is the adequate amount payable for
      the use of the Leased Premises in the period in question. The Parties
      declare that all the claims of the Parties arising from the use of the
      Leased Premises in the period in question have been finally settled and
      that neither Party has any obligations to and/or claims from the other
      Party arising from the use of the Leased Premises by the
      Tenant.

            

    

    

    
      	
              2.

            	
              The
      Parties have agreed that any penalties and compensation for damage can be
      set off mutually unless otherwise agreed by the Parties. The Parties
      expressly exclude the option of set-off against the
  Rent.

            

    

     

    
      	
              3.

            	
              The
      Parties declare that, in addition to this tenancy agreement, they are
      currently negotiating a sales contract for the transfer of the ownership
      (sale and purchase) of the Property, free of any encumbrance except liens
      established for the benefit of the Tenant, from the Landlord to the
      Tenant.

            

    

     

    
      
         

      

      
        10

        
          

        

      

      
         

      

    

    

    
      	
              4.

            	
              The
      Tenant shall notify the Landlord of any changes in the ownership structure
      of the Tenant (i.e. in the owners of SENDIO s.r.o.) without unreasonable
      delay. If a change occurs in the controlling entity of the Tenant during
      the tenancy period and if the new controlling entity is not a member of
      the same business group as the Tenant is on the date hereof, the Landlord
      may terminate this Agreement. The Parties have agreed on the notice period
      of six months commencing on the first day of the month immediately
      following the month in which the Tenant is served the Landlord’s
      notice.

            

    

    

    XIV.

    Common
and Final Provisions

    

    
      	
              1.

            	
              This
      Agreement shall come into force and effect upon its signing by both
      Parties. In addition to the amendments specified in Article X(3) and (4)
      hereof, this Agreement may only be modified by successively numbered
      written amendments signed by both
Parties.

            

    

    

    
      	
              2.

            	
              This
      Agreement represents the entire agreement of the Parties as regards the
      lease and use of the Leased Premises by the Tenant, and no other
      agreements, arrangements, representations or commitments of either Party,
      unless made herein, shall be binding upon the Parties in connection with
      the subject-matter hereof. This Agreement cancels and supersedes any prior
      agreements, arrangements, representations or commitments of either Party
      prior to the date of this Agreement. The headings of the articles are
      provided for reference only and are by no means to be used in the
      construction and interpretation of the terms and provisions of this
      Agreement.

            

    

    

    
      	
              3.

            	
              The
      Parties shall keep confidential the terms and conditions of this Agreement
      and any information acquired in the course of the negotiation of this
      Agreement unless disclosure is required by law or by any other generally
      applicable regulations.

            

    

    

    
      	
              4.

            	
              The
      entitlement of the Parties to any penalties, compensation for damage and
      interest on late payments and the confidentiality clause shall survive the
      withdrawal from, cancellation or any other form of termination of this
      Agreement.

            

    

    

    
      	
              5.

            	
              This
      Agreement shall be governed by the applicable tenancy agreement provisions
      of Act No. 40/1964 Coll., the Civil Code, as amended, and by Act No.
      116/1990 Coll. on the lease and sublease of non-residential premises, as
      amended.

            

    

    

    
      	
              6.

            	
              This
      Agreement is executed in duplicate. Each Party shall receive one (1)
      counterpart of this Agreement.

            

    

    

    
      	
              7.

            	
              The
      following annexes form an integral part of this
  Agreement:

            

    

    

    
      Annex 1
– Recent extract from the Land Register, Title
No. 2978

    

    
      
         

      

      
        11

        
          

        

      

      
         

      

    

    

    
      Annex 2 –
Recent extract from the Company Register concerning the
Tenant

    

    
      Annex 3 –
Diagram of the Leased Premises (drawings nos. 2799
and 2723)

    

    
      Annex 4
– Definition of the premises of Other Tenants (marked in
green)

    

    
      Annex 5
– List of Additional Tenants (marked in yellow)

    

    
      Annex 6
– Rent breakdown

    

    
      Annex 7
– Property diagram

    

    

    
      	
               8.

            	
              The
      Parties declare that they have read this Agreement prior to its signing
      and that they have entered into this Agreement seriously, in mutual
      understanding, as an expression of their true and free will, and without
      duress or under otherwise disadvantageous circumstances. In witness
      whereof, the Parties have hereunto set their
  hand.

            

    

     

    
      
        	
                Dated
      at Olomouc on December 2, 2009

              	
                Dated
      at Olomouc on December 2, 2009

              
	 
      	 
      
	
                /s/
      Milan Gottwald

              	
                /s/
      Philip Glen Styles

              
	
                Milan
      Gottwald

              	 
      
	
                Landlord

              	
                Tenant

              

      

    

     

    
      
         

      

      
        12

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