Document:

Exhibit 4.19

 

Tenancy Agreement

 

Lessor (Party A): Zhang Tiejun

ID number: 230229198212220017

Tenant (Party B): Hangzhou Long Yun Network Technology Co.Ltd.

 

According to relevant legislations and regulations
of the People s Republic of China and the relevant regulations of the city, both parties A and B, based on fairness, voluntariness, and
equality, by consensus Party A will lease its legally owned property to Party B, and Party B will rent and use Party A’s property in accordance
with this agreement.

 

		I.	Basic information of the property or Housing basic information

 

		1.	Party A leases to Party B the property legally owned by Party
A, located at Room 1803, Yintai International Business Center, No. 1600 Science and Technology Museum Street, Changhe Street, Binjiang
District.

 

		2.	The building area of the property rented by Party A to Party
B is 288.8 m2(two hundred and eighty eight point eight square metres).

 

		3.	Decoration and condition of facilities of the property: office
decoration (see the list of items for details).

 

		II.	Leasing purpose

 

		1.	Party B undertakes to Party A to lease the premises for Office
use.

 

		2.	During the lease term, Party A shall cooperate in providing
Party B with the information required for the business licenses and other related documents.

 

		III.	Lease term

 

		1.	The lease period of the property is from July 4, 2020 to
July 3, 2022.

 

		2.	The rent-free period is from June 24, 2020 to July 3, 2020,
a total of 10 days.

 

		IV.	Lease delivery date

 

Party A will deliver the above premises to Party
B on June 24, 2020.

 

     

     

    

 

		V.	Rents and Payment Method

 

		1.	The first year’s rent of the property is RMB 241,776.00
yuan. The rent will be increased by 5% every year. The rent for the second year is RMB 253,864.80yuan, in capital letters: Two hundred
and fifty-three thousand eight hundred and sixty-eight yuan and eighty cents, the rent does not include the lease tax, if the lease tax
is required to be paid, it will be borne by Party B.

 

		2.	Party A will provide Party B with one underground parking
space, parking space No. C3310, with a monthly rent of 500 Yuan/month.

 

		3.	The rent of the building and the rent of the parking space
shall be paid semi-annually, the first installment of rent shall be paid before July 4, 2020, and each subsequent installment shall be
paid within 30 days before the due date. Specific payments are as follows:

 

		(1)	First installment: Rents (including parking space rents) will
be paid by July 4, 2020, in the amount of RMB 123,888.00. in capital letters: One hundred and twenty-three thousand eight hundred and
eighty-eight yuan;

 

		(2)	Second installment: Rents (including parking space rents)
of RMB 123,888.00 by January 4, 2020 in capital letters: One hundred and twenty-three thousand eight hundred and eighty-eight yuan;

 

		(3)	Third installment: Rents (including parking space rents) of
RMB 129,932.4 by July 4, 2021. in capital letters: one hundred and twenty-nine thousand nine hundred and thirty-two yuan and four cents;

 

		(4)	Fourth installment: The rent (including parking space rents)
will be paid by January 4, 2022, in the amount of RMB129,932.4, in capital letters: one hundred and twenty-nine thousand nine hundred
and thirty-two yuan and four cents.

 

4.Party A designated account number for payment:

Account name: Zhang Tiejun

Branch: Bank of Hangzhou Binjiang Branch

Account number: 62306 15710 8027 6079

Alipay account number: 13588715168 Account name: Zhang Tiejun

 

		VI.	Other charges

 

		1.	During the lease term, the property management fee, energy
consumption fee, water fee, electricity fee, TV fee, broadband fee, and other related fees shall be borne by Party B. Party B shall pay
them to the relevant departments.

 

		2.	Party B shall pay RMB 40,296. 00 yuan in full, capitalized
as forty thousand two hundred and ninety-six yuan in full, to Party A as the rental deposit of the property before, July 4, 2020, and
Party A shall issue a receipt for the rental deposit to Party B after receiving the payment. After the expiration of the rental period
and the settlement of all Party A shall return the deposit to Party B without interest within three days after settling the charges.
If Party B does not settle the water, electricity, and property management fees according to the regulations, Party A has the right to
refuse to return the deposit and return it to Party B when Party B has settled.

 

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		VII.	Liability for property maintenance

 

		1.	During the lease term, Party A shall ensure the safety of
the rented premises and ensure that Party B can use the rented premises in a normal and unhindered manner, Any third party shall not
claim rights against Party B for the lease of the leased premises. Party B shall take care of and reasonably use the You shall take care
of and reasonably use the rented premises and its appurtenances. If the property or facilities are damaged due to improper use by Party
B, Party B shall be immediately responsible for maintaining or providing financial compensation.

 

		2.	In addition to the existing decoration and facilities in
the property, Party B may carry out decoration according to its own needs. Party B shall apply for declaration procedures to the relevant
departments according to the regulations, and only after completing the relevant procedures, Party A shall unconditionally cooperate
with this. Lease period If Party B retains the decoration at the request of Party A, Party A shall pay Party B the relevant fees according
to the depreciation of the decoration: Party B shall not damage the structure of the property when removing the additional equipment.
When Party B dismantles the additional equipment, it shall not damage the structure of the property, and only after the acceptance is
approved shall it go through the procedure of withdrawal.

 

		3.	The maintenance of the property shall be the responsibility
of Party A, except for those agreed by both parties in this agreement or otherwise. If Party A does not maintenance the building within
7 days after Party B’s notice, Party B has the right to entrust a third party to carry out the maintenance, and the resulting maintenance
costs shall be borne by Party A. The above costs can be directly deducted from the rent paid to Party A.

 

		4.	Party A shall notify Party B in writing 7 days in advance
of the maintenance of the property and its ancillary facilities, and Party B shall actively assist and cooperate. Because Party B obstructs
Party B shall be responsible for the consequences of obstructing the owner of the property to carry out the maintenance work. However,
Party A’s maintenance work shall not affect Party B’s normal business work, otherwise, Party B has the right to refuse.

 

		5.	Both parties shall not be responsible for any damage to the
property or loss caused to Party B due to irresistible reasons.

 

		6.	Party A promises to deliver to Party B the rental housing
to meet the conditions of normal use, and the current state of the housing to meet the acceptance of fire, health, and other use standards.
If Party A does not meet the requirements of relevant laws and regulations when delivering, Party A shall bear the responsibility of
rectification and maintenance . Party A shall bear the responsibility of rectification and maintenance and compensate for all the consequences
caused, including but not limited to administrative penalties and Party B’s losses, etc.

 

		VIII.	Sublease agreement

 

Party B may not sublease part or all of the leased
property to others during the lease term.

 

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		IX.	Changes and Termination

 

		1.	Party A or Party B may change or cancel this agreement for
special reasons by mutual consultation agreement. By mutual consent of Party A and Party B, supplementary terms may be concluded. However,
the supplementary terms shall conform to the national and city regulations on housing lease management.

 

		2.	If the normal operation of the housing facilities or the
normal supply of water or electricity is interrupted due to circumstances beyond Party A’s control, and the interruption period
exceeds 15 days at a time, Party B has the right to terminate this agreement if it considers that the normal use of the housing is seriously
affected.

 

		3.	If the performance of this agreement cannot be continued
or is difficult due to force majeure factors, both parties may agree to decide whether to cancel this agreement or partially waive the
performance of this agreement . The parties may agree to terminate this agreement or be partially exempt from the responsibility of performing
this agreement or extending the performance of this agreement.

 

		4.	During the lease period, the property is approved by the
relevant ministry of the city or district (county) government to move, or is restricted by judicial or administrative organs according
to law. Its real estate rights, or other circumstances that are prohibited by laws and regulations that are not your responsibility of
Party A. During the lease period, the property If the government approves the relocation of the property, the compensation for renovation,
compensation for business closure, compensation for demolition, etc. obtained for the rented property shall belong to Party B.

 

		5.	If Party A requests to terminate the lease agreement earlier
than 12 months after the performance of this agreement , Party A shall notify Party B in writing 2 months in advance and give Party B
not less than 15 days’ notice. Party A shall give Party B not less than 15 days written notice before terminating this agreement
and repossessing the premises, and refunding Party B’s rental deposit and the rent paid for the period when the premises have not
been used.

 

		6.	If Party B decides to surrender the property more than 12
months after the implementation of this Agreement, Party B shall notify Party A in writing 2 months in advance and request Party A to
The rental deposit and the rent paid but not yet used shall be refunded without any liability for breach of agreement.

 

		X.	Party A’s liability for breach of agreement

 

		1.	If Party A fails to deliver the property for Party B’s
use at the time agreed in this agreement , Party A shall pay Party B liquidated damages at two times the daily rent for each day of overdue.

 

		2.	During the lease term, if Party A terminates this agreement
without authorization and takes back the property in advance, Party A shall also compensate Party B for the decoration costs if Party
B has already carried out the decoration.

 

		3.	During the lease term, if the ownership status or use of
the leased premises is in dispute with a third party (including relevant institutions or units or individuals) and affects Party B’s
use, and cannot be properly dealt with after Party A’s coordination, Party B has the right to terminate this Agreement (the date
of termination of this Agreement shall be the date when Party B’s written notice of termination reaches Party A), and this Agreement
shall be deemed to be unilaterally terminated by Party A, and Party A shall refund Party B Party A shall refund Party B the deposit and
the rent paid but not yet used during the rental period, and pay Party B liquidated damages at two times of the monthly rent.

 

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		4.	During the lease term, if, after notice from Party B, there
is damage to the roof, main structure, flooring (if any), drainage pipes (if any), gas pipes (if any), cables (if any) and other fixtures
and equipment, resulting in Party B’s inability to use all the premises normally for 15 days or a total of 30 days, Party B shall
have the right to terminate this Agreement (the date of termination of this Agreement shall be the date when Party B’s written
notice of termination reaches Party A) and shall be deemed to be the date of termination of this Agreement. Party A shall return Party
B’s deposit and the rent for the period when the rented premises have been paid but not yet used, and pay Party B liquidated damages
at 2 times of the monthly rent.

 

		5.	During the lease period, Party B shall have the right to
terminate this Agreement if Party B cannot continue to use all the premises or cannot use all the premises for a total of 30 days due
to Party A (the date of termination of this Agreement shall be the date when written notice of termination of this Agreement reaches
Party A), and shall be deemed to have unilaterally terminated this Agreement. Party A shall refund Party B the deposit and the rent paid
but not yet used, and pay Party B liquidated damages at 2 times of the monthly rent.

 

		XI.	Party B’s liability for breach of agreement

 

During the lease period, Party B has
one of the following behaviors-, Party A has the right to terminate this agreement and take back the property, and Party B shall pay Party
A liquidated damages at 2 times of the monthly rent.

 

		1.	If Party B does not change the structure of the moving property
or damage the property according to the regulations of the relevant departments, and Party A gives written notice and still fails to
correct it within the limited time.

 

		2.	if you change the use of the leased premises as stipulated
in this agreement without permission or use the premises for illegal and unlawful activities

 

		3.	The rent is in arrears for more than 7 days in total

 

		4.	The first installment of rent is not paid in accordance with
the agreement ed time.

 

		5.	Other liabilities for breach of agreement :

 

		(1)	During the lease term, if Party B is late in delivering water,
electricity, property management fees, etc. for more than one month, Party A has the right to stop supplying or using the property, and
Party B shall bear all the consequences caused by this.

 

		(2)	At the end of the lease period, if Party B is late in returning
the property, Party B shall pay Party A liquidated damages in the form of 2 times of the original daily rent. Party B shall also compensate
for any damage caused to Party A.

 

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		XII.	Termination of Agreement

 

		1.	At the end of the lease period, Party A has the right to
take back all the leased premises and Party B shall return them as scheduled.

 

		2.	If Party B requests to renew the lease, it must submit its
written intention to Party A within two months of the expiration of the lease. If Party B continues to lease, Party B shall have the
priority to renew the lease contract under the same conditions.

 

		3.	If Party B does not renew the lease, Party A may accompany
the person who wants to rent the property to inspect the property within one month before the expiration of the lease without affecting
the normal operation of Party B and with the consent of Party B.

 

		4.	Party B shall move out the registered company within 30 days
after the expiration date of the contract; if Party B cannot move out the registered company after the expiration date, Party B shall
pay Party A for each day after the expiration date. For each day of overdue, Party B shall pay Party A one times of the original daily
rent as liquidated damages, and Party B shall also compensate for any loss caused to Party A.

 

		XIII.	Dispute resolution

 

Disputes between A and B in the course of performing
this agreement shall be resolved through consultation. If negotiation fails Either party may bring a lawsuit to the people’s court
where the house is located.

 

		XIV.	This agreement, together with the annexes - two copies, one
for each of A and B.

 

		XV.	Other agreements

 

		1.	Indoor existing office decoration and office furniture (see
annex), Party A provides the above-mentioned office furniture to Party B for free use. Party B Party B shall return the furniture to
Party A when Party B surrenders the lease, and Party B shall compensate for any damage, except for normal wear and tear:

 

		2.	Party A provides Party B with 1 registered address: Room
1803, Yintai International Business Center, 1600 Science and Technology Museum Street, Changhe Street, Binjiang District.

 

	
    Lessor manager (Party A): Zhang Tiejun

    Date of Signing: June 23, 2020
		Tel:

 

	Tenant (Party B):

Date of Signing: June 23, 2020		Tel:

 

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Annex:

Property Delivery Checklist

The condition of office furniture, electrical appliances,
decoration, and other equipment and facilities attached to the property, as well as the damage and compensation.

 

	Name	Brand	Unit	Quantity	Unit price	Remarks
	
    Central Air Conditioning

     
	
    Daikin

     
	Unitary	4	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 

Other related fees

	Item	Unit	Unit Price	Start time	Starting number	Item	Unit	Unit Price	Start time	Starting number
	Electricity bill	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 

 

	Property delivery confirmation	For the above situation, Party B has accepted and considered that the conditions of property delivery and inspection are met, and both parties have finished the settlement of electricity and property fees and agreed to accept.
	
    Property delivery date: Year Month Day

     

	Party A (lessor) signature:	Party B (lessee) signature:

 

 

7Exhibit 4.20

 

	 	Dated
    the                         day
    of
	 	 
	 	 
	 	CENTRAL PLAZA
    MANAGEMENT COMPANY
	 	LIMITED
agent for the Landlords CHEER CITY PROPERTIES LIMITED (喜怡置業有限公司)

and PROTASAN
LIMITED

	 	 
	 	 
	 	AND
	 	 
	 	 
	 	[              ]
	 	 
	 	 
	 	 
	 	 
	 	LEASE
	 	 
	 	Of
	 	 
	 	All That Office
    Unit No.[              ] on the [              ]
    Floor of the building known as CENTRAL PLAZA at No.18 Harbour Road, Wanchai, Hong Kong erected on All That piece or parcel of land
    and registered in the Land Registry as INLAND LOT NO.8643.
	 	 
	 	 
	 	 
	 	 
	 	 
	 	 
	 	WOO KWAN LEE
    & LO
	 	Solicitors
& Notaries,

25th Floor, Jardine House,

	 	Hong Kong.
	 	 
	 	 
	 	PI/	

 

     

     

    

 

A
LEASE             made the             day of                 Two Thousand                 and                 BETWEEN the person, persons or company more particularly described in Part IA of the
First Schedule hereto (hereinafter called "the Landlord") of the one part and the person, persons or company more
particularly described in Part IB of the First Schedule hereto (hereinafter called "the Tenant") of the other part.

 

WHEREBY IT IS HEREBY AGREED as follows
:-

 

		1.	The Landlord hereby demises and the Tenant hereby takes the
premises more particularly described in Part II of the First Schedule hereto shown and coloured pink on the plan hereto annexed for the
purpose of identification only and is hereinafter referred to as "the said premises" Together with the use in common with the
Landlord and his tenants work- people and persons authorised by them of the entrances, passages and staircases leading to the said premises
(so far as the same are necessary for the use and enjoyment of the said premises) And of the lavatories on the same floor and to enjoy
the central air-conditioning services and of the lifts and escalators service (whenever the same shall be operating) Excepting and Reserving
unto the Landlord the rights as set out in Part III of the Third Schedule hereto for the term more particularly specified in Part III
of the First Schedule hereto both days inclusive (“the said term”) determinable as hereinafter mentioned.

 

		2.	The monthly rental for the said premises for the said term shall
be such sum or sums as specified in Part I of the Second Schedule hereto which said sum or sums shall be payable exclusive of rates and
service charges (which consist of the management fee which includes the internal cleaning charges and air-conditioning charges) payable
in Hong Kong Currency in advance on the first day of each and every calendar month without deduction whatsoever, the first of such payments
shall be apportioned according to the number of days then unexpired in the month in respect of which such payment is made and the last
of such payments shall be apportioned according to the number of days of the said term remaining in the month in respect of which such
payment is due.

 

	3.	(a)	 The Tenant will on the signing of this Lease pay to the Landlord the sum
                                                                                                       as set out in Part II of the Second Schedule hereto by way of total deposit for the due performance and observance of the agreements on the part
of the Tenant herein contained ("the Deposit"). At the expiration or sooner determination of this Lease subject to prior forfeiture
in accordance with Clause 6(a)(i) hereof if the Tenant shall have paid all rent due hereunder and if there shall be no breach of any of
the agreements on the Tenant's part to be observed and performed the Landlord will repay to the Tenant the Deposit after delivery of vacant
possession of the said premises to the Landlord by the Tenant and after full settlement of all outstanding payments due and payable by
the Tenant hereunder whichever is later but without any interest thereon but if there shall be any rent or other sums due hereunder in
arrears the Landlord shall apply the Deposit towards payment of such arrears and if there shall be any breach of any of the covenants
terms and conditions herein contained the Landlord shall pay or apply the Deposit or such part thereof towards remedying such breach (in
so far as this may be possible) and shall only pay the balance (if any) of the Deposit to the Tenant.

 

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		(b)	The parties hereto agree that in the event of the Landlord assigning or transferring the ownership
of the said premises or the said Building of which the said premises forms part to any person ("the New Owner") prior to the
termination of the term of this tenancy subject to and with the benefit of this Lease, the Landlord may transfer the Deposit paid by the
Tenant hereunder (less any deduction which the Landlord may make according to the terms of this Lease and the Deposit or the balance thereof
after the said deduction) to the New Owner and in that event the Tenant shall waive all claims against the Landlord for the refund of
the Deposit but nothing herein provided shall prejudice or affect the right of the Tenant to claim against the New Owner for refund of
the same AND a written notice sent by the Landlord or the Landlord's Solicitors by ordinary post to the Tenant to the address stated herein
notifying the change of ownership of the said premises shall be conclusive evidence that the Deposit has been transferred to the New Owner
unless the contrary intention is expressed in the said notice.

 

		(c)	In no event shall the Tenant be entitled to treat payment of the Deposit as payment of the rent hereby
reserved.

 

		(d)	If at any time the rent and Service Charges payable by the Tenant hereunder shall increase the Tenant
shall on demand, increase the amount of the Deposit paid so that it is equivalent to three months' rent and three
months' Service Charges as defined in Clause 4(f) hereof and failure to pay such increase by the Tenant shall justify forfeiture of this
tenancy pursuant to the provision of Clause 6(a) (i) hereof.

 

		4.	THE TENANT AGREES WITH THE LANDLORD as follows:-

 

		(a)	To pay the rent herein reserved in manner aforesaid and to pay other charges due hereunder in manner
hereinafter mentioned.

 

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

 

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

 

		(d)	(i)	To pay the Landlord or its Management Company as set out in Part IV of the Third Schedule hereto (hereinafter referred to as "the
Management Company") immediately upon demand the cost of affixing repairing altering or replacing as necessary the Tenant's name
to the directory boards at the said Building.

 

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		(ii)	To pay to the Landlord or the Management Company on demand all costs charges and expenses which may
be incurred by the Landlord for any licence or consent required by this Lease.

 

		(e)	To pay or reimburse to the Landlord water charges consumed where water shall be required otherwise
than for normal toilet flushing/washing purposes and the Landlord may cause to be installed at the expense of the Tenant a separate water
meter to measure the consumption thereof by the Tenant. Upon default in payment the Landlord may pay the charges according to the meter
which the Tenant shall be responsible to keep in reliable working order and the Tenant shall refund the same on demand and repeated defaults
committed by the Tenant shall be a breach justifying the Landlord's right of re- entry.

 

		(f)	(i)	To pay to the Landlord or the Management Company punctually together with payment of rent during the said term such monthly contribution
towards the costs, charges and expenses for the management and maintenance of the said Building and for the supply of air-conditioning
to the said premises (hereinafter together referred to as "the Service Charges") as shall reasonably be required by the Landlord
or the Management Company and unless and until otherwise demanded by the Landlord or the Management Company such monthly contribution
shall be a sum as set out in Part III of the Second Schedule hereto which shall be paid by the Tenant to the Landlord or the Management
Company in advance on the first day of each and every calendar month during the said term without deduction whatsoever.

 

		(ii)	If at any time during the said term the operating cost relative to the management and maintenance of the
said Building and to the supply of air- conditioning services shall have risen the Landlord or the Management Company shall be entitled
from time to time to increase the said Service Charges in proportion to the said increase.

 

		(iii)	If the Tenant shall require air-conditioning service outside the hours set out in Clause 6(b) hereof,
the same can normally be provided on reasonable advance notice (at least 24 hours in advance and must not be less than 2 consecutive hours
during weekdays and 4 consecutive hours during Sunday and public holiday) to the Management Company at such
special rate as the Landlord may from time to time charge according to the cost of providing the same for every zone area or part thereof
for which air-conditioning is provided to be paid on demand from the Landlord or the Management Company.

 

		(iv)	Each floor of the said Building is divided into 6 separate air-conditioning zones. The Tenant shall
pay the cost of the additional air-conditioning on receipt of the demand note therefor which may be rendered weekly or at such other intervals
as the Landlord may decide.

 

		(g)	The Landlord shall be entitled to treat non-payment of any amount debited to the
Tenant in accordance with Clauses 4(b) and (f) or any part thereof in all respects as non-payment of rent under this Lease.

 

		(h)	To keep all the interior of the said premises including the flooring and interior plaster or other
finishing materials or rendering to walls floors and ceilings and the Landlord's fixtures and fittings therein including all doors windows
electrical installations in good clean tenantable substantial and proper repair and condition and properly preserved and painted as may
be appropriate when from time to time required and to so maintain the same at the expense of the Tenant and deliver up the same to the
Landlord at the expiration or sooner determination of the term in the like condition. The Tenant particularly agrees :-

 

		(i)	to reimburse to the Landlord the cost of replacing all broken and damaged windows or window glass whether
the same be broken or damaged by the negligence of the Tenant or owing to circumstances beyond the control of the Tenant;

 

		(ii)	to reimburse to the Landlord the cost of repairing or replacing the curtain walls and shutters of or
in the said Building or any part thereof in the event of the same being broken or damaged by the Tenant or by any servant, agent or licensee
of the Tenant;

 

		(iii)	to reimburse to the Landlord the cost of repairing or replacing any ceiling, lighting
air-conditioning variable air volume boxes or any other part of the air-conditioning system which is damaged or rendered defective by
the misuse or negligence of the Tenant or any of the Tenant's
servants, agents, licensees or customers;

 

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		(iv)	to repair or replace if so required by the appropriate Supply Company Statutory Undertaker or Authority
as the case may be under the terms of any Electricity Ordinance for the time being in force or any statutory modification or re-enactment
thereof or any Regulations made thereunder, all the electrical wiring installations and fittings within the said premises and the wiring
from the Tenant's meter or meter to and within the same to the satisfaction of the Landlord and to engage contractor approved by the Landlord
in such installation and repair;

 

		(v)	in the last 3 months prior to the expiration of this Lease or upon earlier determination of this Lease
to paint french polish or otherwise treat as the case may be all the inside wood and metal work of the said premises in a workmanlike
manner and grain varnish and clean the parts of the said premises as usually grained, varnished and cleaned and to paint or paper with
good quality materials in a workmanlike manner all walls and ceilings to be executed in such colours patterns and materials as the Landlord
may require;

 

		(vi)	upon the signing of this Lease, to submit to the Management Company 6 sets of decoration plan and mechanical
and electrical drawing fire services installation drawing and air-conditioning plan in respect of the said premises for the approval of
the Management Company who may in its absolute discretion accept, reject or demand amendments of such plan and drawing or any part thereof
as they think fit and the Tenant shall pay the approval fee chargeable by the Management Company;

 

		(vii)	for carrying out such items of the fitting out and decoration works as set out in Part I of the Third
Schedule hereto, to employ and engage only contractor or contractors which are of reasonably competent skill not only by relevant industry
standard but also to such level commensurate with the said Building as a premier top-class office building in the central business district
of Hong Kong and recommended or approved by the Landlord basing on the said requirements; and for carrying out any other approved fitting
out and decoration works to the said premises, to employ
and engage contractor or contractors of reasonably competent skill by the relevant industry standard engaged by the Tenant and approved
by the Landlord.

 

		(viii)	to employ and engage contractor or contractors recommended or approved by the Landlord only for carrying
out such items of the fitting out and decoration works as set out in Part I of the Third Schedule hereto and to employ and engage contractor
or contractors engaged by the Tenant but approved by the Landlord for carrying out any other approved fitting out and decoration works
to the said premises;

 

		(ix)	to be responsible for the installation of all necessary sub-main cable and wiring and the alterations
of all mechanical and electrical installation at the said premises (if necessary) adaptable to the voltage supply as specified from time
to time by the Landlord and pay for all installation and alteration charges;

 

		(x)	to be wholly responsible for any damage or injury caused to any other person or property directly or
indirectly through the defective or damaged condition of any part of the interior of the said premises and to make good the same by payment
or otherwise and to indemnify the Landlord against all claims demands actions and legal proceedings whatsoever made upon the Landlord
by any person in respect thereof. For the better observance of this clause the Tenant undertakes to effect adequate insurance cover in
respect of such risks. The policy of such insurance shall be endorsed to show the Landlord as the registered owner of the said premises
and loss payee of the proceeds and shall contain a clause to the effect that the insurance cover thereby effected and terms and conditions
thereof shall not be cancelled modified or restricted without the prior written consent of the Landlord; and

 

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		(xi)	to maintain adequate Third Parties insurance against any Third Parties claim as a result of accident
or mishap arising within the said premises.

 

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

 

		(ii)	In the event of the said Building being threatened by an approaching storm or typhoon to properly erect
the shutter (if any) provided by the Landlord for the protection of window pane for which the Landlord
has made provision in the design of the external windows and to keep and preserve such shutters at the Tenant's expense and not to remove
the same from the said premises except for the purpose of necessary repair.

 

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

 

		(k)	To load and unload heavy furniture and chattels only at such
times during business hours at such spaces and through such entrances and by such service lifts as shall be designated by the Management
Company for this purpose from time to time.

 

		(l)	To observe faithfully and comply strictly with the Building
Rules and Regulations as the Landlord or the Management Company may from time to time adopt. Notice of any additional Building Rules
and Regulations shall be given in such manner as the Landlord may elect. The Building Rules and Regulations set out in Part II of the
Third Schedule hereto and such additional Building Rules and Regulations shall be binding upon the Tenant and shall have the same force
and effect as if set out in the body of this Lease. The main purpose of the Building Rules and Regulations is to maintain the said Building
of which the said premises form part as a first-class office building.

 

		(m)	(i)	 To permit the Landlord or the Management Company with or without workmen or others and with or without appliances at all reasonable
times to enter upon the said premises (and in the event of any emergency the Landlord or his agents may enter without notice and forcibly
if need be) to view the condition thereof and to take inventories of the fixtures and fittings therein; to test the electric wiring;
to read the meter and to do any other act or thing which may be required to be done by the Landlord or the Management Company in respect
of the said premises, and to make good all defects and want of repair there found to be the liability of the Tenant to the satisfaction
of the Landlord within the space of one calendar month or such shorter period as the case may demand from the time of receipt of notice
written or verbal from the Landlord to amend or make good the same.

 

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		(ii)	If any defects or wants of repair shall be found and if the Landlord or the Management Company shall
have either given or left a notice in writing at the said premises or given verbal notice to the Tenant requiring him to amend the same
and if the Tenant shall not within 14 days after the service of such notice proceed diligently with the execution of such repairs then
to permit the Landlord or the Management Company to enter upon the said premises and execute such repairs and the costs thereof (the amount
thereof in case of difference to be determined by the Landlord) together with interest thereon at the rate of 12% per annum calculated
from the commencement of such repair works shall be a debt due from the Tenant to the Landlord and be forthwith recoverable by action.

 

		(n)	To permit the Landlord to erect use and maintain pipes and conduits in and through the said premises.
The Landlord or the Management Company shall have the right to enter the said premises at all times to examine the same PROVIDED THAT
the permission to the Landlord to use such pipes and conduits shall extend to the use of such pipes and conduits by the Landlord's other
authorized tenants and licensees, as the case may be.

 

		(o)	If any excavation or other building works shall be made or authorised in the vicinity of the said Building,
the Tenant shall permit the Landlord or the Management Company to enter the said premises to do such work as may be deemed necessary to
preserve the exterior walls of the said Building from injury or damage without any claim for damages or indemnity against the Landlord.

 

		(p)	Not to keep or store or allow to be kept or stored upon the said premises or any part thereof during
the term any arms, ammunition, saltpetre, gun-powder, kerosene or any other explosive combustible or unlawful or dangerous goods or substance
on or in any part of the said premises save and except licensed shotguns for use by the guards for security purpose the keeping and storage
of which shall in no way constitute a contravention of the Laws of Hong Kong.

 

		(q)	Not to use or permit or suffer the said premises to be used for the purpose of the manufacture of goods
and merchandise nor for the storage of goods or merchandise other than in small quantities in consistence
with the nature of the Tenant's business as by way of samples and exhibits.

 

		(r)	The Tenant shall not place any load upon any floor of the said premises in excess of the loading capacity
for which the floor is designed. The Landlord reserves the right to prescribe the weight and position of all safes which must be placed
so as to distribute the weight, business machines and mechanical equipment authorised by the Landlord shall be placed and maintained by
the Tenant at the Tenant's expense in settings sufficient in the Landlord's judgement to absorb and prevent vibration noise and annoyance
to occupiers of other portions of the said Building.

 

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		(s)	The said premises are air-conditioned and the Tenant further agrees to keep all the windows and doors
closed while air-conditioned ventilation is in operation and the Landlord shall have the right to send a representative to close the same
for the Tenant should it be found that the Tenant does not comply with the notice to that effect and the persistent breach of the Tenant
of this clause is a breach of the term of this Lease justifying the Landlord to exercise the rights of re-entry or other remedies hereunder.

 

		(t)	(i)	Not to do or produce or suffer or permit to be done or produced any music noise (including sound produced by broadcasting from Television,
Radio or any apparatus or instrument capable of producing or reproducing music and sound) or other acts or things in or on the said premises
which is, are or may be a nuisance or annoyance to the Landlord or to the tenants or occupiers of adjacent or neighbouring premises.

 

		(ii)	Not to permit or suffer any sale by auction to be held upon
the said premises.

 

		(u)	Not to use the said premises or any part thereof for any illegal
or immoral purpose or for gambling of any nature.

 

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

 

		(w)	(i)	 Not to make or permit to be made any alterations in or additions to the said premises or to the electrical installation or other Landlord's
fixtures and fittings therein or install any plant apparatus or machinery therein or cut maim or injure or suffer to be cut maimed or
injured any doors windows walls structural members or other fabric thereof without having first obtained the written licence and consent
of the Landlord therefor. In particular, any structural alterations additions so approved shall be carried out only by such person or
contractor of reasonably competent skill by relevant industry standard as shall be approved by the Landlord or the Management Company.

 

		(ii)	To fit out the interior of the said premises in accordance with the plans approved by the Landlord a
copy whereof is retained by each of the parties hereto. The Tenant will not cause or permit to be made any variation to the interior design
or layout of the said premises without the prior written approval of the Landlord first having been obtained and in the event of such
approval being requested it shall be a condition precedent to the granting thereof that the Tenant shall pay to the Landlord any fees
incurred by the Landlord in obtaining the approval of its architect for the relocation of any interior partitioning.

 

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

 

    7

     

    

 

		(y)	To be answerable and responsible for the consequence of any breach of local ordinances orders in Council
or Regulations by any inmate or occupier of the said premises and not to do anything in contravention of the provisions of the Conditions
of Sale or Government Lease under which the Landlord holds the said premises or of the Deed of Mutual Covenant of the said Building (if
any) and to indemnify the Landlord against any breach of the terms of this clause.

 

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

 

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

 

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

 

		(iii)	in the case of a Tenant which is a corporation, any reconstruction, amalgamation, merger, liquidation
(either voluntary or otherwise) or change in the person or persons who own a majority of its voting shares save, in the last mentioned
case only, where the Tenant is a public company whose shares are quoted on any established stock exchange or over-the counter market whether
in Hong Kong or elsewhere.

 

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

 

		(v)	the change of the Tenant's trade name without the previous written consent of the Landlord. In
                                                                connection with any application for consent under this sub-clause, the Landlord may require the Tenant to produce such evidence as it may think fit to show that no breach of this clause
has taken place or is about to take place.

 

    8

     

    

 

		(aa)	Not without the Landlord's prior permission in writing to
permit any person to remain in the said premises overnight. Such permission shall only be given to enable the Tenant to post watchmen
to look after the contents of the said premises which shall not be used as sleeping quarters or as domestic premises within the meaning
of any ordinance for the time being in force.

 

		(bb)	Not to place or leave in the entrance or any of the staircases,
common passages or landings of the said Building not in the exclusive occupation of the Tenant any boxes, goods, furniture, chattels,
dust-bins, packing-cases, rubbish or other things or otherwise encumber the same and not to obstruct or permit or suffer to be obstructed
any emergency lift access panels in the said premises. The Landlord or the Management Company shall have the right to remove the same
at the Tenant's expense and the Tenant shall indemnify the Landlord against all loss claims damages resulting from such removal.

 

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

 

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

 

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

 

		(ff)	Not to form or organise or attempt or make any effort to form or organise any tenants' association or
union jointly with any tenants of the said Building for whatever objects or purposes during the continuance of this Lease.

 

		(gg)	During the period of three months immediately before the
expiration of the said term of this Lease the Tenant shall permit all persons having written authorisation from the Landlord or the Management
Company to enter and view the said premises and every part thereof at all reasonable times.

 

		(hh)	To be responsible for all Tenant’s electrical wiring
to the light fittings and to the other electrical outlets installations in the said premises and the connection thereto to the Electricity
Authority meters and to make his own arrangement with the licensed telecommunication supplier in Hong Kong with regard to the installation
of telephones in the said premises, but the installation of lines therefor outside the said premises must be in accordance with the Landlord's
directions.

 

		(ii)	At the expiration or sooner determination of this Lease to
deliver up to the Landlord vacant possession of the said premises together with all Landlord's fixtures and fittings in its original
shell state and in such good repair and condition as aforesaid together with any additional erections alterations or improvements which
the Tenant may with the consent of the Landlord as aforesaid have made upon or in the said premises and which the Landlord in his absolute
discretion may be willing to retain without payment of any compensation for such additional erections alterations or improvements. The
Tenant shall be entitled to remove and shall remove if so required by the Landlord its own trade fixtures subject to making good all
damage including damage to the decoration within the said premises and within the said Building caused by such removal to the satisfaction
of the Landlord.

 

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	5.	THE LANDLORD AGREES WITH THE TENANT as follows:-

 

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

 

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

 

		(c)	To pay the Government Rent and Property Tax on the said Building.

 

	6.	PROVIDED ALWAYS AND IT IS MUTUALLY AGREED as follows: -

 

		(a)	(i) If the rent reserved or any part thereof be in arrears for seven days (whether formally
                                                                 demanded or not) or in the case of the breach or non-performance of any of the stipulations and agreements herein contained on the
                                                                 part of the Tenant to be kept done or performed or if the Tenant (being an individual) shall become bankrupt or (being a
                                                                 corporation) shall go into liquidation or shall have any order made or resolution passed for its winding up or (being a firm or
                                                                 partnership) shall cease trading or shall have its Business Registration cancelled or shall enter into any composition or arrangement with his creditors or shall suffer execution
to be levied upon any of his goods or effects it shall be lawful for the Landlord at any time thereafter to re-enter upon the said premises
or any part thereof in the name of the whole and to forfeit the Deposit paid under Clause 3 hereof as and for liquidated damages and not
as a penalty and thereupon this Lease shall absolutely determine but without prejudice to any rights which may have accrued to the Landlord
by reason of any antecedent breach of any of the obligations on the part of the Tenant hereinbefore contained AND a written notice served
by the Landlord on the Tenant or left at the said premises to the effect that the Landlord thereby exercises the power of re- entry shall
be a full and sufficient exercise of such power without actual entry on the part of the Landlord. Notwithstanding the foregoing, the Landlord
may in any such event at its option elect not to terminate this Lease but to deduct from the Deposit the amount of any monetary loss incurred
by the Landlord in consequence of the breach, non-observance or non-performance by the Tenant (including legal cost and expenses mentioned
in Clause 6(n) hereof) in which event the Tenant shall, as a condition precedent to the continuation of the tenancy, deposit with the
Landlord the amount so deducted and, if the Tenant shall fail so to do, the Landlord shall forthwith be entitled to re-enter on the said
premises and to determine this Lease in which event the Deposit may be forfeited to the Landlord as hereinbefore provided.

 

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		(ii)	Notwithstanding anything hereinbefore contained in the event rent and or Services Charges are not paid
punctually on the first day of each month, the Tenant shall further pay to the Landlord on demand interest on the amount in arrears at
the rate of 1.5% per month calculated from the date on which the same becomes due for payment (i.e. from the 1st day of each
month as stipulated in First Schedule and Clause 4(f)(i) hereof) until the date of payment as liquidated damages and not as penalty provided
that the demand and/or receipt by the Landlord of interest pursuant to this provisions shall be without prejudice to and shall not affect
the right of the Landlord to exercise any other right or remedy hereof
(including the right of re-entry) exercisable under the terms of this Lease.

 

		(iii)	In addition and without prejudice to the Landlord’s right under Clause 6(a)(i) and (ii) hereinabove,
in the event of the Tenant failing to pay rent or committing any breach of this Lease the Landlord may, and the Tenant hereby specifically
authorises the Landlord to, cut off the supply of electricity and air-conditioning to the said premises and to dispose of all objects
including goods merchandise equipment furniture and fixtures in or at the said premises in such manner as the Landlord shall deem fit,
and any expenses in connection therewith shall be paid by the Tenant and shall be recoverable from it as a debt.

 

		(b)	The Landlord or the Management Company shall provide and maintain for the said premises during the
said term a central air-conditioning service between 8:00 a.m. and 7:00 p.m. on weekdays and between 8:00 a.m.
and 1:00 p.m. on Saturdays but no such service will be supplied on Sundays and Public Holidays Provided that if typhoon signal No.8 is
hoisted, the Landlord or the Management Company may at its sole discretion suspend air-conditioning supply to the said premises for safety
purposes And Provided that the Landlord shall neither be liable to pay compensation to the Tenant in respect of any period during which
due to circumstances beyond the control of the Landlord the proper operation of the air-conditioning plant shall be interrupted as a result
of mechanical failure or need for repair or overhaul nor shall the Landlord be liable thereby to grant an abatement of rent or Service
Charges in respect of such interruption.

 

		(c)	(i)	 If the said premises or any part thereof are rendered uninhabitable by fire water storm wind typhoon defective construction white ants
earthquake or any calamity beyond the control of the Landlord and not attributable to any failure by the Tenant to observe and carry
out the terms of this Lease the rent or a part thereof proportionate to the extent to which the said premises shall have been so rendered
uninhabitable shall abate and cease to be payable until the same shall have been again rendered fit for occupation Provided Always that
the Landlord shall not be required to reinstate the said premises if by reason of the condition of the same or any local Regulations
or other circumstances beyond the control of the Landlord it is not practicable economical or reasonable to do so PROVIDED THAT should
the said premises or the said Building not have been reinstated and rendered inhabitable in the meantime either the Landlord or the Tenant
may at any time after four months from the calamity give to the other of them a notice in writing to determine this Lease and thereupon
the same and everything herein contained shall determine as from the date of the calamity but without prejudice to the rights and remedies
of either party against the other in respect of any antecedent claim or breach of the agreements stipulations terms and conditions herein
contained or of the Landlord in respect of the rent payable hereunder prior to the coming into effect of the suspension or of the Tenant
to the return of its deposit pursuant to Clause 3 hereof and any dispute concerning this clause shall be determined by arbitration in
accordance with the Arbitration Ordinance Cap.609 of the Laws of Hong Kong or any statutory enactment in that behalf for the time being
in force.

 

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		(ii)	If at any time during the continuance of this Lease the competent authorities shall condemn the said
Building as a dangerous structure and it shall be pulled down or shall make a demolition order which shall become operative in respect
of the said premises or any part thereof or a closure order in respect of a part of the said premises under their powers this Lease hereby
created shall cease as from the commencement of the pulling down of the said premises or from the time when such demolition or closure
order shall become operative.

 

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

 

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

 

		(f)	This Lease and the obligations of the Tenant to pay rent and other sums due hereunder and perform the
Tenant’s obligations hereunder shall in no way be affected impaired or excused because the Landlord is unable due to circumstances
beyond his control to fulfil any of his obligations under this Lease or to supply or is delayed in supplying any service expressly or
impliedly to be supplied or is unable to make or is delayed in making any repair additions alterations or decoration or is unable to supply
or is delayed in supplying any equipment or fixtures if the Landlord is prevented or delayed from so doing by reason of strike labour
troubles or shortage of materials or any outside cause whatsoever or by reason of any order or regulation of any department of the Hong
Kong Government.

 

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

 

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

 

		(i)	To the extent that the Tenant can lawfully do so, the Tenant hereby expressly declares that at the
expiration or sooner determination of this Lease the Tenant will not invoke or seek to avail himself of any protection which may or shall
hereafter be afforded by any ordinance or regulation of Hong Kong protecting tenants or lessees from eviction but will promptly and punctually
quit and deliver up possession of the said premises at the expiration of this Lease or sooner determination as aforesaid.

 

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

 

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		(k)	The Landlord shall not be under any liability to the Tenant or to any other person whomsoever in respect
of :-

 

		(i)	any loss or damage to person or property sustained by the Tenant or any such other person caused by or
through or in any way owing to the overflow of water, influx of rain water or sea water into the said Building or the said premises or
the activities of rats or other vermins in the said Building or the escape of fumes smoke fire or any other substance or thing from anywhere
within the said Building or caused as a result of burglary or robbery. The Tenant shall fully and effectually indemnify the Landlord from
and against all claims and demands made against the Landlord by any person in respect of any loss damage or injury caused by or through
or in any way owing to the overflow of water or the escape of fumes smoke fire or any other substance or thing originating from the said
premises or owing to the negligence or default of the Tenant his servants agents or licensees or to the defective or damaged condition
of the interior of the said premises or any fixtures or fittings the repair for which the Tenant is responsible hereunder and against
all costs and expenses incurred by the Landlord in respect of any such claim or demand.

 

		(ii)	loss of life, injury damage to persons, or property sustained by the Tenant or any other person caused
by the defect in or breakdown or suspension of services of the lifts, escalators, fire and security services, air-conditioning plant or
other services of the said Building.

 

		(iii)	loss of life, injury damage to persons, property sustained by the Tenant or any other person caused
by fracture, malfunction, explosion, breakdown or suspension of the electricity or water supply to the said Building or the said premises.

 

		(iv)	loss of life, injury damage to persons, property sustained by the Tenant or any other person caused
by the neglect or default of the tenants and or occupiers of any other parts of the said Building and their employees agents licensees
and visitors.

 

		(v)	for the security or safe keeping of the said Building or any persons or contents therein and in particular
but without prejudice to the generality of the foregoing the provision by the Landlord of watchmen and caretakers, security guards or
any mechanical or electrical systems of alarm of whatever nature shall not create any obligation on the part of the Landlord as to the
security of the said premises or any contents therein and the responsibility for the safety of the said premises and the contents thereof
shall at all times rest with the Tenant. Nor shall the rent or other charges payable hereunder or any part thereof abate or cease to be
payable on account of any of the foregoing.

 

		(vi)	loss or damage howsoever arising from the non-observance by the other tenants or occupiers of the said
Building of the Building Rules and Regulations mentioned in Clause 4(l) hereof.

 

		(l)	The Tenant particularly agrees that :-

 

		(i)	The Landlord shall have access to the said premises at all reasonable times, and upon reasonable notice,
for the purpose of carrying out any necessary repair, refurbishment, renovation or decoration works to the said Building or any part thereof
(hereinafter referred to as "the said Works"), and

 

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		(ii)	The Landlord shall not be liable to the Tenant for any damage claim costs or expenses including loss
and damage for inconvenience, disturbance, loss of profit or goodwill, interruption of services resulting from the execution of the said
Works by the Landlord, nor shall the Tenant be entitled to claim any abatement of rent on account of any noise, vibration, or other disturbance
to the Tenant's business at the said premises PROVIDED THAT the Landlord shall endeavour to cause as little interference to.the Tenant's
business operation or inconvenience to the Tenant as practicably as possible.

 

		(m)	The Landlord shall also have the right at any time without the same constituting an actual or constructive
eviction of the Tenant and without incurring any liability to the Tenant therefor to change the arrangement and/or
location of entrances passageways doors doorways corridors landings staircases lobbies lifts escalators toilets or other public parts
of the said Building or any services or apparatus serving the said Building and to change the name number or designation by which the
said Building is known Provided that in the event of change of name number or designation of the said Building, the Landlord shall give
to the Tenant and the Postal and other relevant Government Authorities not less than three months' notice of its intention so to do.

 

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

 

		(o)	The Tenant hereby expressly declares that he has paid no premium, construction fee, key money or other
sum of money of a similar nature to the Landlord or other person or persons authorised by him for the possession of the said premises
or for the granting of this tenancy.

 

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

 

		(q)	Each party shall bear its own legal cost to the preparing and completing of this Lease. The stamp duty
and registration fee (if any) on this Lease and its duplicate shall be borne and paid by the parties hereto in equal shares.

 

		7.	The Tenant hereby expressly acknowledges that nothing herein
contained shall confer on the Tenant any right interest and privilege to use or permit to be used the name/logo or any part of the name/logo
of the Landlord or of the said Building or any picture, representation or likeness of the whole or any part of such name/logo of the
said Building as a trade name or part of the trade name for the Tenant's business operating in the said premises or in anyway in connection
with the operation of the Tenant's business at the said premises save and except the use of the same as the address for the Tenant.

 

		8.	The Tenant shall keep confidential and shall not at any time
disclose or permit to be disclosed the terms of this Lease, or any negotiations or discussions relating to this Lease or any other matter
whatsoever in relation to this Lease, except with the prior consent of the Landlord or as required by any Laws or regulatory bodies or
to the extent that such information has become public knowledge not due to the Tenant’s breach of this undertaking.

 

    14

     

    

 

		9.	Notwithstanding any other provisions of this Lease, a person
who is not a party to this Lease shall not have any right under the Contracts (Rights of Third Parties) Ordinance to enforce any provisions
of this Lease. This does not affect any right or remedy of such third party which exists or is available apart from that Ordinance.

 

		10.	The Landlord shall deliver possession of the said premises to
the Tenant in a bare-shell condition together with the Landlord’s provisions made out as follows :-

 

		(i)	Suspended ceiling grid will be fixed by the Landlord.

 

		(ii)	Ceiling tiles will be supplied to the Tenant for installation at the Tenant’s own costs.

 

		(iii)	Standard carpet will be provided and installed by the Landlord.

 

OR

 

The Tenant agrees to take possession of the said premises in
its existing state and condition with fittings left by the previous tenant at the commencement of the said term. However, the
Landlord does not guarantee that the fittings including but not limited to the mechanical and electrical installation in the said
premises are concurrent or in full compliance with relevant government regulations. The Tenant shall be responsible solely to obtain
all relevant approvals/consents from the relevant governmental authorities with respect thereto. The Tenant agrees to remove all
fixtures and fittings in the said premises (including existing fittings installed by the previous tenant in the said premises) and
subject to Clause 4(ii) of this Lease, deliver the said premises in its original shell condition at the expiration or sooner
determination of this Lease.

 

	11.	The Tenant agrees to pay to the Landlord the following charges
upon the signing of this Lease :-

 

	 	(i)	Vetting fee:	[HK$]		or HK$2.00 per square foot
	 	(ii)	Debris removal fee:	[HK$]		or HK$1.40 per square foot
	 	(iii)	Fitting out deposit:	[HK$]		or HK$1.00 per square foot
	 	- (refundable)	 	 	 

 

 

		12.	This Lease and the rights and obligations of the parties hereto
shall be governed by and construed and interpreted in all respects in accordance with the laws of Hong Kong and the parties hereto hereby
irrevocably submit themselves to the non-exclusive jurisdiction of the courts of Hong Kong.

 

		13.	The reference to “Hong Kong” shall mean the Hong
Kong Special Administrative Region and “the Government” shall mean the Government of the Hong Kong Special Administrative
Region.

 

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

 

AS WITNESS the parties hereto have
executed this Lease as a deed the day and year first above written.

 

    15

     

    

 

 

THE FIRST SCHEDULE ABOVE REFERRED
TO

PART IA

THE LANDLORD

 

CENTRAL PLAZA MANAGEMENT COMPANY LIMITED whose registered
office is situate at Suite 2802 on 28th Floor, Central Plaza, No.18 Harbour Road, Wanchai, Hong Kong agent for the Landlords
CHEER CITY PROPERTIES LIMITED (喜怡置業有限公司)
and PROTASAN LIMITED.

 

PART
IB

THE TENANT

 

(CR No.:) whose registered office is situate at .

 

OR

 

(     ) (holder of Hong Kong Identity Card No.     ) of,
Hong Kong.

 

PART II

THE PREMISES

 

ALL THAT OFFICE UNIT NO.[    ] on the [   ] FLOOR of
the building known as CENTRAL PLAZA (herein referred to as "the said Building") at No.18 Harbour Road, Wanchai, Hong Kong erected
on All That piece or parcel of ground registered in the Land Registry as INLAND LOT NO.8643.

 

PART III

TERM OF TENANCY

 

( ) YEARS commencing on the day of and
expiring on the day of both days inclusive.

 

    16

     

    

 

THE SECOND SCHEDULE ABOVE
REFERRED TO

PART I

PARTICULARS OF RENT

 

The monthly rental for the said premises for the said
term shall be HONG KONG DOLLARS
[                                                                                                  ]
ONLY
[(HK$                 )]
but the Tenant is entitled to have a rent-free period of [        ] month from
[                  to                       ], both days inclusive (“the Rent-Free
Period”) Provided that the Tenant shall be required to pay rates, Service Charges and other charges in full during the
Rent-Free Period.

 

PART
II

DEPOSIT

 

	RENTAL DEPOSIT	 	 	[HK$	 
	 	 	 	 	 
	SERVICE CHARGES DEPOSIT	 	 	HK$	 
	 	 	 	 	 
	TOTAL	 	 	HK$	]

 

PART III

The monthly Service Charges for the said premises at the
commencement of the said term shall be [HK$           ] subject to review.

 

    17

     

    

 

 

THE THIRD SCHEDULE ABOVE
REFERRED TO

PART I

FITTING OUT WORKS TO BE CARRIED
OUT BY

CONTRACTORS RECOMMENDED OR APPROVED BY THE LANDLORD

 

		1.	Air-conditioning-installation and modifications to the existing system

 

		2.	Electrical installations

 

		3.	Fire services - installation and modifications

 

		4.	Structural engineering works

 

		5.	Plumbing & Drainage

    18

     

    

 

PART II

BUILDING RULES AND REGULATIONS

 

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

 

		2.	Unless with written consent of the Landlord or the Management Company, no Tenant shall drill into or
in any way deface any part of the said premises or the said Building including the curtain walls, beams structural members of any part
of the fabric of the same and of the decorative features of the common areas, stairs, lifts and escalators of the said Building and of
the trees plants and shrubs therein.

 

		3.	Unless with prior written consent of the Landlord or the Management Company, which consent will not
normally be granted, no flagpoles or aerials shall be erected, and no flags shall be flown from windows or elsewhere in or upon the said
Building. The Landlord or the Management Company may at its discretion provide a communal aerial for the use of tenants of the said Building.

 

		4.	Each Tenant must upon the termination of this tenancy restore to the Landlord or the Management Company
all keys of offices and toilet rooms used by the Tenant.

 

		5.	All removals or the carrying in or out of furniture or bulky matter of any description must take place
after office hours and during the hours which the Landlord or the Management Company may designate from time to time. The Landlord reserves
the right to exclude goods from the said Building which violate any of these Rules and Regulations of this tenancy of which these Rules
and Regulations are a part.

 

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

 

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

 

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

 

		9.	Canvassing and peddling in the said Building is prohibited and each tenant must co- operate to prevent
the same.

 

		10.	Save with the prior written consent of the Landlord or the Management Company, which consent will not
normally be granted, no cooking or preparation of food shall be permitted by any Tenant in the said premises.

 

		11.	No Tenant shall permit any unusual or objectionable odours to be produced upon or permeated from the
said premises or cause or permit any noise which is or may be a nuisance or annoyance to the occupants of other portions of the said Building.

 

		12.	The Tenant shall not install in the said premises any partitioning or sub-partitioning system other
than that supplied or approved by the Landlord.

 

		13.	No animals or pets shall be kept in the said premises.

 

		14.	No other cleaning contractors for the internal cleaning of the said premises shall be employed by the
Tenant without the Landlord's or Management Company's prior consent.

 

		15.	The Tenant shall not install its own security systems at the entrance of the said premises without the
prior written approval of the Landlord or the Management Company such installation should be compatible with the security system to the
said Building.

 

		16.	The Tenant shall install independent meters for utilities other than normal facilities provided by the
Landlord and shall not install any equipment apparatus or machinery which requires any electrical main wiring or which consumes electricity
not metered through the Tenant's separate meter.

 

		17.	The Tenant shall inform the Management Company prior to the commencement of any approved works in the
said premises and in carrying out such works the Tenant shall cause its servants contractors agents to co-operate fully with the Landlord
or his agents or with other Tenants in the said Building the Tenant its agents servants contractors shall obey and comply with all instructions
and directions which may be given by the Landlord or his agents or representative in connection with the carrying out of such work.

 

    19

     

    

 

		18.	Not to lay or use any floor covering or do anything which may damage or penetrate the existing flooring
or screed or slabs.

 

		19.	Not to block up darken destroy or obscure any window or lights belonging to the said premises without
having obtained prior written consent of the Landlord which consent may be given subject to other conditions as the Landlord may in its
absolute discretion consider fit to impose.

 

		20.	Not to load or permit or suffer to be loaded into any service lift or passenger lift in the said Building
a weight greater than such lift is designed or permitted to carry.

 

	21.	Not to burn or permit to be burnt incense in the said premises or in any part of the said Building.

 

		22.	The Tenant shall be responsible for the removal of debris left by the Tenant's contractors as a result
of the fitting out and decoration works to the said premises.

 

		23.	Not to install additional locks bolts or other fittings to the entrance doors of the said premises or
in any way to cut or alter the same without first having obtained the written licence or consent from the Landlord.

 

		24.	Except on Public Holidays, normal business hours for the office tower are defined as to 08:00 to 19:00
hours from Monday to Friday, 08:00 to 13:00 hours on Saturday.

 

		25.	To use all toilets on the same floor of the said Building in a sanitary and tenantable manner in common
with other tenants.

 

		26.	Save and except the Tenant's staff and contractors properly registered with the Management Company
for necessary night shift work, access to the said Building after normal business hour may be restricted.

 

		27.	The Tenant shall give notice to the Landlord or the Management Company of any damage that may be suffered
to the said premises and of any accident to or defects found by the Tenant in the water pipes gas pipes fire services electrical wiring
air- conditioning equipment or fittings fixtures or other facilities provided by the Landlord.

 

		28.	Not to install any air-conditioning machinery in the said premises (either in the windows or elsewhere)
without the prior written consent of the Landlord.

 

		29.	The Tenant shall lock up the said premises properly at all times after office hours.

 

		30.	Wet Pantry is not allowed in the said premises.

 

    20

     

    

 

PART III

LANDLORD'S RIGHT

 

		1.	The right of free and uninterrupted passage of services plus the right to enter
the said premises for repair and replacement.

 

		2.	The right to enter the said premises for access to and egress from any machine
room under the control of the Landlords on any of the floor of the said Building on which any part of the said premises is situated.

 

		3.	The right on giving reasonable notice to the Tenant (except in case of emergency) to suspend the air-conditioning,
lifts, escalators, power supply or other building services for repair or replacement.

 

		4.	To allow or permit at the Landlord's discretion any person, company or organization to hold functions
or exhibitions of any nature or display any merchandise in any part of the common areas of the said Building PROVIDED THAT the Tenant's
free access to the said premises shall not be unduly affected.

 

PART IV

MANAGEMENT COMPANY

 

The Management Company shall be Central Plaza Management
Company Limited or any other company which may be from time to time appointed by the Landlord as its agent.

 

    21

     

    

 

	SEALED with the COMMON SEAL of	)	 
	 	)	 
	Central Plaza Management Company	)	 
	 	)	 
	Limited the agent for the Landlord and	)	 
	 	)	 
	SIGNED by	)	 
	 	)	 
	 	)	 
	 	)	 
	person(s) duly authorized by its Board of	)	 
	 	)	 
	Directors whose signature(s) is/are verified	)	 
	 	)	 
	by:-	)	 
	 	 	 
	SEALED with the COMMON SEAL of the	)	 
	 	)	 
	Tenant and SIGNED by	)	 
	 	)	 
	 	)	 
	 	)	 
	person(s) duly authorized by its Board of	)	 
	 	)	 
	Directors in the presence of :-	)	 

 

	Witnessed by:	 	 
	(Please sign)	 	 
	 	 	 
	Name of	 	 
	witness:	 	 
	(Please fill in)	 	 

 

    22

     

    

 

	RECEIVED the day and year first above written of and from	)	 
	 	)	HK$ 
	the Tenant the sum of HONG KONG DOLLARS ONLY being	)	 
	 	)	 
	the Deposit money hereinbefore mentioned to be paid by the	)	 
	 	)	 
	Tenant to the Landlord.	)	 
	 	)	 
	VERIFICATION of the signature(s) by :-	)	 
	 	)	 
	 	)	 

 

 

23

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