Document:

exv10w2

 

Exhibit 10.2

FOIA Confidential Treatment Requested

[Execution Version]

Basic Lease Contract

Flash memory manufacturing equipment

June 20, 2006

IBJ Leasing Co., Ltd.

Sumisho Lease Co., Ltd.

Toshiba Finance Corporation

SD Lessors

IBJ Leasing Co., Ltd.

Sumisho Lease Co., Ltd.

Toshiba Lessors

Flash Partners Yugen Kaisha

Lessee

 

 

Table of Contents

	 	 	 	 	 
	 	 	Page
	Article 1 (Definitions)
	 	 	1	 
	Article 2 (Transaction Structure)
	 	 	10	 
	Article 3 (Lease)
	 	 	10	 
	Article 4 (Delivery)
	 	 	10	 
	Article 5 (Prior conditions regarding delivery)
	 	 	11	 
	Article 6 (Related documents)
	 	 	12	 
	Article 7 (Payment of lease payment etc.)
	 	 	13	 
	Article 8 (Immunity from defect liability)
	 	 	15	 
	Article 9 (Burden of loss, damage and risk)
	 	 	16	 
	Article 10 (Representation of Owner)
	 	 	18	 
	Article 11 (Quiet Enjoyment)
	 	 	18	 
	Article 12 (Installation and Use)
	 	 	18	 
	Article 13 (Possession and Sublease)
	 	 	18	 
	Article 14 (Maintenance Management)
	 	 	19	 
	Article 15 (Change in Original Condition)
	 	 	19	 
	Article 16 (Ownership of Parts)
	 	 	20	 
	Article 17 (Inspection)
	 	 	20	 
	Article 18 (Obligations)
	 	 	20	 
	Article 19 (Insurance)
	 	 	21	 
	Article 20 (Representations and Warranties)
	 	 	21	 
	Article 21 (Covenants)
	 	 	23	 
	Article 22 (Indemnity and Expenses Liabilities)
	 	 	24	 
	Article 23 (Number of individual transactions and change of deliverable period)
	 	 	26	 
	Article 24 (Purchase Options)
	 	 	26	 
	Article 25 (Return)
	 	 	27	 
	Article 26 (Termination of Agreement)
	 	 	29	 
	Article 27 (Default Interest)
	 	 	32	 
	Article 28 (Transfer of Rights and Obligations)
	 	 	32	 
	Article 29 (Limitations on Recourse to the Property)
	 	 	33	 
	Article 30 (Notices, etc.)
	 	 	35	 
	Article 31 (Modification of Agreement)
	 	 	35	 
	Article 32 (Confidentiality)
	 	 	35	 
	Article 33 (Governing Law)
	 	 	36	 
	Article 34 (Jurisdiction)
	 	 	36	 

 

 

Attachment 1 Lease Terms and Conditions

Attachment 2 Loan Certificate

Attachment 3 Permitted Liens

Attachment 4 Certificate of Return

Attachment 5 Certificate of Transfer

Attachment 6 Conditions at the Time of Return

Attachment 7 Notification address

 

 

Basic Lease Contract

This Basic Lease Contract (hereinafter, “the Agreement”) was executed on June 20, 2006 by
and between IBJ Leasing Co., Ltd., Sumisho Lease Co., Ltd. and Toshiba Finance Corporation as SD
Lessors (hereinafter collectively referred to as “SD Lessors”), IBJ Leasing Co., Ltd. and Sumisho
Lease Co., Ltd. as Toshiba Lessors (hereinafter collectively referred to as “Toshiba Lessors” and,
it is with SD Lessors, collectively referred to as the “Lessors”), and Flash Partners Yugen Kaisha
(hereinafter referred to as “Lessee”).

Article 1 (Definitions)

	 	1	 	Unless the context makes it clear that the term has a different meaning, the terms
in the left column below, used in this Agreement, shall have the meanings set forth in
the right column below, corresponding to the relevant terms.

	 	 	 
	SD Group Companies

	 	San Disk Corporation and companies of which San
Disk Corporation directly or indirectly owns 50%
or more of their voting stocks
	 
	 	 
	SD Lessor RA

	 	Pursuant to the assignment provided in Article 4
of All Parties Agreement, Sumisho Lease Co.,
Ltd., at the time of return, sale and other
forms of disposition of Subject Property
(hereinafter, “the Property”), acting on behalf
of the SD Lessors with respect to the SD
Lessors’ interest, or acting on behalf of the SD
Lender with respect to the Property or the SD
Lessors’ interest.
	 
	 	 
	Reason for cancellation

	 	Any of all of the reasons stipulated in Article
26, Paragraph 1
	 
	 	 
	Loan certificate

	 	Loan certificate for the Property prepared for
each individual transaction in a manner provided
in Attachment 2 pursuant to Article 4,
Paragraph 5
	 
	 	 
	Stipulated loss payment

	 	Amount calculated for each Tranche on a certain
day in accordance with Attachment 1, Paragraph 9

 

 

	 	 	 
	Taxes and public dues

	 	Present or future tax, levy, withholding tax,
fees, handling fees, monetary obligations as
well as other monies (regardless of their names)
and penalties, default assessments, surcharges,
late charges and late interest thereon
(regardless of their names) imposed by a tax
authority or public office (both domestic and
foreign)
	 
	 	 
	Bank Business Day

	 	Days on which banks operate in Japan

	 
	 	 
	Payment for exercise of
purchase options

	 	Amount calculated pursuant to
Attachment 1, Paragraph 6 with respect to each Tranche for
each lease payment date
	 
	 	 
	Individual transaction

	 	Each individual transaction to be conducted
pursuant to this Agreement and each loan
certificate

	 
	 	 
	Original Purchase

Agreement

	 	Each purchase agreement executed
between Lessee and a property manufacturer in connection with
the purchase of the Property
	 
	 	 
	Sublessee

	 	Person who holds a sublease pursuant to the
stipulation in Article 13
	 
	 	 
	Repayment standard fee

	 	Amount calculated pursuant to Attachment 1,
Paragraph 8 for the return date stipulated in
Article 25, Paragraph 1
	 
	 	 
	Performance, etc.

	 	Performance, structure, design, design
specification, practical value, exchange value,
usability, sales possibility, commercial value,
durability, operability, economical efficiency,
compatibility with purpose, legality and any
other performance, function, characteristics,
value and utility of the Property
	 
	 	 
	Reason for total loss

	 	Any of the following incidents that occur to the
Property or its unit component or component
part: (a) Loss or whereabouts unknown (b)
damage or failure, reasonably recognized by
Lessee as impossible to repair or reuse from an
economic viewpoint, which is confirmed by an
appraisal company appointed by Lessor or (c)
confiscation, expropriation or theft

- 2 -

 

	 	 	 
	Loss, etc.

	 	Losses, damage, costs, fees, handling fees,
liabilities, responsibilities, penal charges,
penalties, delinquency charges, claims and
lawsuits
	 
	 	 
	Unit component part

	 	A set of each property (including subject parts
fixed to or furnished with said property) listed
separately in each loan certificate of the
Property. Provided, however, that when a part or
unit component part subject to said individual
transaction is excluded from this Agreement, the
remaining unit component part/s shall compose
unit component parts subject to the said
individual transaction thereafter.

	 
	 	 
	Bankruptcy proceedings,

etc.

	 	 General term referring to
bankruptcy, civil rehabilitation or corporate reorganizations and
other bankruptcy proceedings
	 
	 	 
	Toshiba Lessor RA

	 	Pursuant to Article 4 of All Parties Agreement,
at the time of return, sale and other forms of
disposition of the Property, Sumisho Lease Co.,
Ltd. acting on behalf of Toshiba Lessor with
respect to Toshiba Lessor’s interest, or acting
on behalf of the SD Lender with respect to the
Property or the SD Lessor’s interest.

	 
	 	 
	Toshiba group

companies

	 	Toshiba Corporation and companies
of which Toshiba Corporation directly or indirectly owns
50% or more of their voting shares
	 
	 	 
	Tranche

	 	Collective term for SD Tranche 1, SD Tranche 2,
Toshiba Tranche 1 and Toshiba Tranche 2, which
are structured pursuant to Article 7, Paragraph
1 in regard to lease payments or other
receivables under this Agreement
	 
	 	 
	Delivery period

	 	Period from the day of the execution of this
Agreement to the final deliverable date
stipulated in Attachment 1, Paragraph 1

- 3 -

 

	 	 	 
	Delivery place

	 	Place, on each scheduled delivery day, where
the Property or its unit component part is
located, which the Lessee notifies the Lessor on
a Banking Business Day immediately prior to the
relevant scheduled delivery day
	 
	 	 
	Delivery date

	 	Date on which each unit component part composing
the Property is delivered pursuant to Article 4
	 
	 	 
	Scheduled delivery date

	 	Each day stipulated in Attachment 1, Paragraph 1
as a scheduled delivery date for each individual
transaction or other bank business day during
the delivery period agreed upon by Lessee and
Lessor
	 
	 	 
	Person to be compensated

	 	Lessor, the Borrower, or the Lender and all or
either of successor, director, employee or
agent thereof
	 
	 	 
	Obligation etc.

	 	Ownership, right of possession, lease right,
lease, mortgage, right of pledge, lien, security
interests, right of mortgage and conditional
rights thereto, subscription rights thereto, any
other usufructuary right as well as security
rights and rights based on attachment or
provisional attachment
	 
	 	 
	Property purchase price

	 	Sales price determined by Article 3, Paragraph 1
of the Master Sale and Purchase Agreement with
respect to the Property or its each unit
component part
	 
	 	 
	Property manufacturer

	 	Person indicated in the column “manufacturer”
on an itemized property list attached to a loan
certificate
	 
	 	 
	Cause of default

	 	Cause of cancellation or cancellation by
notification or cause of cancellation as a
result of passing of time or other conditions

- 4 -

 

	 	 	 
	Break funding cost

	 	Damages or expense borne by each Lessor with
respect to raising funds for purchasing the
Property upon nonperformance or early
termination of a lease, pursuant to this
Agreement. The cost shall be calculated as
damage cost, penalty or other monies (provided,
however, that if Lessee has doubts about other
monies, Lessor, Lessee and the Lender shall
negotiate) imposed by the Lender on the
Borrower pursuant to the Loan Agreements with
respect to nonperformance of loans or
prepayment, etc.
	 
	 	 
	Return Adjustment Fee

	 	Amount to be calculated pursuant to Attachment
1, Paragraph 7 with respect to the return date
stipulated in Article 25, Paragraph 1
	 
	 	 
	The Lenders

	 	Collective term for the SD Lenders and Toshiba
Lenders.
	 
	 	 
	The SD Lenders

	 	Collective term for persons listed as the SD
Lenders in Attachment 1, Paragraph 11
	 
	 	 
	The Toshiba Lenders

	 	Collective term for persons listed as the
Toshiba Lenders in Attachment 1, Paragraph 11
	 
	 	 
	The Loan Agreements

	 	Collective term for the SD Loan Agreement and
the Toshiba Loan Agreement
	 
	 	 
	The SD Loan Agreement

	 	Collective term for Revolving Loan Agreement (SD
Tranche 1) concluded between the SD Borrower and
the SD Lender on the same date as the execution
of this Agreement and its Acknowledgement of
Debts and Repayment Agreement thereunder.

	 
	 	 
	The Toshiba Loan

Agreement

	 	Collective term for Revolving Loan Agreement
(Toshiba Tranche 1) concluded between the
Toshiba Borrower and the Toshiba Lender on the
same date as the execution of this Agreement and its Acknowledgment of Debts and Repayment
Agreement thereunder.
	 
	 	 
	The Borrowers

	 	Collective term for the SD Borrower and the
Toshiba Borrower.

- 5 -

 

	 	 	 
	The SD Borrower

	 	Person/s listed as SD Borrower in Attachment 1,
Paragraph 12
	 
	 	 
	The Toshiba Borrower

	 	Person/s listed as Toshiba Borrower in
Attachment 1, Paragraph 12
	 
	 	 
	All Parties Agreement

	 	Agreement setting forth priority executed by the
Lenders, Lessor and the Borrowers on the same
date as this Agreement
	 
	 	 
	Related Agreements

	 	This Agreement, Sale and Purchase Agreement,
Sale and Purchase Agreement regarding
Receivables, All Parties Agreement, Master
Agreement on Security Assignment regarding
Claims, Master Agreement on Commitment for
Security Assignment regarding Claims,
Administrative Services Agreement, Guarantee
Agreement, Letter of Agreement, agreements and
other documents related thereto
	 
	 	 
	Master Agreements on

Security Assignment

regarding Claims

	 	Collective term for SD Master Agreement on
Security Assignment regarding Claims and Toshiba
Master Agreement on Security Assignment
regarding Claims
	 
	 	 
	SD Master Agreement on

Security Assignment

regarding Claims

	 	Collective term for Master Agreement on Security
Assignment regarding Claims (SD Tranche 1)
executed between the SD Borrower and the SD
Lenders on the same date as this Agreement
regarding the right to claim performance of
guaranteed obligations with respect to (i)
claims associated with SD Tranche 1 under this
Agreement and (ii) claims associated with SD
Tranche 1 under this Agreement based on SD
Guarantee Agreement and each individual
agreement based thereon.

- 6 -

 

	 	 	 
	Toshiba Master Agreement

on Security Assignment

regarding Claims

	 	Collective term for Master Agreement on Security
Assignment regarding Claims (Toshiba Tranche 1)
executed between the Toshiba Borrower and the
Toshiba Lender on the same date as this
Agreement regarding the right to claim
performance of guaranteed obligations with
respect to (i) claims associated with Toshiba
Tranche 1 under this Agreement and (ii) claims
associated with Toshiba Tranche 1 under this
Agreement based on Toshiba Guarantee Agreement
and each individual agreement based thereon.
	 
	 	 
	Sale and Purchase
Agreements regarding
Receivables

	 	Collective term for SD Sale and Purchase
Agreement regarding Receivables and Toshiba Sale
and Purchase Agreement regarding Receivables
	 
	 	 
	SD Sale and Purchase
Agreement regarding
Receivables

	 	Collective term for Sale and Purchase Agreement
regarding Master Lease Receivables (SD Tranche
1) executed between the SD Lessors and the SD
Borrower on the same date as this Agreement
regarding the right to claim performance of
guaranteed obligations with respect to (i)
claims associated with SD Tranche 1 under this
Agreement and (ii) claims associated with SD
Tranche 1 under this Agreement based on the SD
Guarantee Agreement and each individual
agreement based thereon
	 
	 	 
	Toshiba Sale and
Purchase Agreement
regarding Receivables

	 	Collective term for Sale and Purchase Agreement
regarding Master Lease Receivables (Toshiba
Tranche 1) executed between the Toshiba Lessors
and the Toshiba Borrower on the same date as
this Agreement regarding the right to claim
performance of guaranteed obligations (i) claims
associated with Toshiba Tranche 1 under this
Agreement and (ii) claims associated with
Toshiba Tranche 1 under this Agreement based on
the Toshiba Guarantee Agreement and each
individual agreement based thereon

- 7 -

 

	 	 	 
	The Administrative

Services Agreement

	 	Collective term for SD Administrative Services
Agreement and Toshiba Administrative Services
Agreement
	 
	 	 
	SD Administrative

Services Agreement

	 	SD Administrative Services Agreement concluded
between the SD Lessors and the Administrative
Custodian on the same date as this Agreement
Toshiba Administrative Services Agreement
	 
	 	 
	Toshiba Administrative

Services Agreement

	 	concluded between the Toshiba Lessors and the
Administrative Custodian on the same date as
this Agreement
	 
	 	 
	Administrative Custodian

	 	Person/s described in Attachment 1, Paragraph 14
	 
	 	 
	Letter of Agreement

	 	Letter of consent by the Guarantors and Lessees
in a specified form with respect to assignment
of receivables based on each Agreement on
Security Assignment regarding Claims and
establishment of the right to complete
commitment for security assignment based on the
Agreement on Commitment for Security Assignment
regarding Claims
	 
	 	 
	Master Sale and Purchase
Agreement

	 	Collective term for Master Sale and Purchase
Agreement with respect to the Property executed
between Lessee and Lessor on the same date as
this Agreement and each individual agreement
based thereon.
	 
	 	 
	The Property

	 	Each unit component (including subject parts) in
each individual transaction reported by Lessee
to Lessor pursuant to Article 4, Paragraph 1 of
Master Sale and Purchase Agreement, confirmed by
a certificate of transfer, receipt and loan
certificate delivered on the delivery date for
said individual transaction. Provided, however,
that if some portion of unit components is
excluded from this Agreement due to the
occurrence of total loss, or by exercise of
purchase options, the remaining unit components
shall constitute the Property thereafter.

- 8 -

 

	 	 	 
	Master Agreement on

Commitment for Security

Assignment regarding

Claims

	 	Collective term for Master Agreement on
Commitment for Security Assignment regarding
Claims concluded between Lessor and the Lenders
on the same date as this Agreement and
individual agreements pursuant thereto
	 
	 	 
	Parts

	 	Equipment and parts composing a unit component,
and/or equipment, accessories, attachments and
parts (including collection of parts and parts
of similar kinds) fixed to or furnished with the
Property
	 
	 	 
	The Guarantee

Agreements

	 	Collective term for SD Guarantee Agreement and
the Toshiba Guarantee Agreement

	 
	 	 
	SD Guarantee

Agreement

	 	Guarantee Agreement concluded
between SanDisk and the SD Lessors on the same date as this

Agreement
	 
	 	 
	Toshiba Guarantee

Agreement

	 	Guarantee Agreement concluded between Toshiba
and the Toshiba Lessors on the same date as this
Agreement
	 
	 	 
	The Guarantors

	 	Collectively refers to SanDisk and Toshiba
	 
	 	 
	SanDisk

	 	Person/s described as SanDisk in Attachment 1,
Paragraph 13.
	 
	 	 
	Toshiba

	 	Person/s described as Toshiba in Attachment 1,
Paragraph 13
	 
	 	 
	Waived obligations, etc.

	 	Obligations, etc. excluded pursuant to Article
18, Paragraph 1
	 
	 	 
	Lease period

	 	Period starting on delivery date stipulated in
Attachment 1, Paragraph 2. Provided, however,
that if this Agreement is cancelled before
expiration, the lease period shall terminate on
such cancellation day.
	 
	 	 
	Lease period expiration

date

	 	The last day of a lease period
	 
	 	 
	Lease payment

	 	Lease payment determined for each unit component
of each Tranche pursuant to Attachment 1,
Paragraph 3
	 
	 	 
	Lease payment

calculation period

	 	Period stipulated in Attachment 1, Paragraph 5
	 
	 	 
	Lease payment date

	 	Date stipulated in Attachment 1, Paragraph 4

- 9 -

 

	 	2	 	With respect to quoting other agreements and documents in this Agreement, if the
relevant agreements and documents are revised, added or changed after the Agreement was
initially executed, they shall mean the relevant agreements and documents after they were
revised, added or changed.
	 
	 	3	 	With respect to quoting provisions in this Agreement, the provisions shall mean,
unless otherwise specially stated, the provisions of this Agreement.
	 
	 	4	 	With respect to referring to parties to the related agreements to this Agreement,
the parties shall also include their successors and accredited assignees.

Article 2 (Transaction Structure)

	 	1	 	Lessee and Lessor confirm that transactions listed in Attachment 1, Paragraph 15 are planned with respect to the Property and they are inextricably linked with each other.
	 
	 	2	 	Lessee confirms that Lessor has the ownership of the Property during the lease period under this Agreement.

Article 3 (Lease)

	 	1	 	Pursuant to Master Sale and Purchase Agreement, Lessor shall receive from Lessee each unit component composing the Property on each delivery date and, in the meantime, shall lease said unit component to Lessee.
	 
	 	2	 	A lease of the Property and each unit component under this Agreement shall exist for each individual transaction during its lease period and it shall commence from the issuance date of each loan certificate pursuant to Article 4, Paragraph 5. Except where explicitly provided in this Agreement, a lease of the Property shall neither be cancelled nor terminated prior to its lease expiration date.
	 
	 	3	 	Lessee shall pay the lease payment pursuant to Article 7, Paragraph 2 as compensations for the lease under this Agreement.
	 
	 	4	 	Lessee shall have the right to quiet enjoyment of the Property pursuant to Article 11 and other provisions of this Agreement.

Article 4 (Delivery)

	 	1	 	Lessee shall designate a scheduled date to deliver each unit component composing the Property to Lessor pursuant to Attachment 1, Paragraph 1.
	 
	 	2	 	Subject to the satisfaction of the conditions set forth in Article 5, and to receive from Lessee a unit
component on each delivery date at a delivery location in accordance with

- 10 -

 

Master Sale and Purchase Agreement, Lessor shall deliver said unit
component to Lessee on the same date and at the same location for the purpose of the
leasing stipulated in the previous Article, and Lessee shall receive said unit component
from Lessor.

	 	3	 	If it becomes necessary to change any scheduled delivery date, Lessee shall notify
Lessor to that effect as soon as possible (at the latest by 5 bank business days prior).
Lessee and Lessor shall agree on each amount of lease payment, payment for exercise of
purchase options, Return Adjustment Fee, repayment standard fee and stipulated loss
payment for each individual transaction, based on the actual property purchase price of
and delivery date for said unit component. In such case, the agreed amount of lease
payment, payment for exercise of purchase options, Return Adjustment Fee, repayment
standard fee and stipulated loss payment, together with the actual property purchase
price and the delivery
date, shall be documented and attached to each loan certificate in the form specified in
Attachment 2.
	 
	 	4	 	Lessee shall bear the cost and liabilities (including break funding cost; further,
if Lessee bears the liability for break funding cost in accordance with this Agreement,
Lessee shall pay the amount calculated based on the definition stipulated in Article 1
for both SD Tranche 1 and Toshiba Tranche 1, respectively. Provided, however, that if
respective amounts and payment periods for SD Tranche 1 and Toshiba Tranche 1 are
different, they shall be appropriately adjusted. Hereinafter, the same in this
Agreement.) incurred as a result of a change of delivery date or delayed or failed
delivery (excluding cases where the cause is attributable to Lessor).
	 
	 	5	 	Lessee shall prepare and deliver to Lessor a loan certificate in the form specified
in Attachment 2 as the delivery of each unit component takes place pursuant to the above
Paragraph 2.
	 
	 	6	 	Delivery of each unit component as part of leasing in each individual transaction
under this Agreement shall be deemed complete by delivery of a loan certificate
referenced in the preceding paragraph. Lessee may use each unit component from such
delivery date of said loan certificate.
	 
	 	7	 	Lessee shall bear all the cost of delivering the Property under this Article.
	 
	 	8	 	In the event where delivery of the Property is not completed during a delivery
period in accordance with Article 4 Paragraph 2, Lessee and Lessor shall faithfully
negotiate a possibility of extending such delivery period.

Article 5 (Prior conditions regarding delivery)

Lessor’s obligation to deliver each unit component for each individual transaction under
Article 4 is conditional upon meeting the following conditions before the scheduled
delivery date. Provided, however, that this shall not apply if Lessor notifies Lessee
before

- 11 -

 

completion of delivery that Lessor waives these conditions.

	 	(1)	 	That no event has occurred by a scheduled delivery date that triggers
Lessor or Lessee to expect changes in laws, orders, notices or other legal,
administrative guidance or tax changes that, in light of the purpose [of the
transaction], Lessor or Lessee reasonably considers appropriate reasons to suspend
or postpone the execution of such transaction planned in accordance with the related
agreements, or that such transaction is illegal. (However, if Lessor or Lessee
determines that an event applicable under this Item has occurred, Lessor or Lessee
shall immediately notify and negotiate with the other party.)
	 
	 	(2)	 	That Lessee has purchased from a manufacturer of the Property said unit
components before such scheduled delivery date from a manufacturer in accordance
with the
Original Purchase Agreement, and Lessee has acquired the ownership thereof without
incurring any obligations etc. (excluding waived obligations).
	 
	 	(3)	 	That said unit component is insured under Article 19 by an insurance that
is effective as of said scheduled delivery date.
	 
	 	(4)	 	That no events of default have occurred.
	 
	 	(5)	 	That no events have occurred that cause Lessor to determine that events
constituting a total loss or leading to a total loss of said unit component.
	 
	 	(6)	 	That related agreements to which Lessor or Lessee shall be a party are
signed by all the parties, issued and continued to be in effect.
	 
	 	(7)	 	That representations and warranties by Lessee under Article 20 are
entirely correct as of said scheduled delivery date under existing conditions on the
same day.
	 
	 	(8)	 	That no significant change has been added to the FLASH PARTNERS MASTER
AGREEMENT executed on September 10, 2004 between the Guarantors and SanDisk
International Limited, or that this Agreement has not been cancelled, dissolved or
terminated.
	 
	 	(9)	 	That the long-term loan rating of SanDisk by Standard & Poor’s Rating
Services or Moody’s Investors Service is BB- or above Ba3, respectively, as of said
scheduled delivery date.

Article 6 (Related documents)

	 	1	 	Lessee and Lessor shall take steps necessary for execution of this Agreement and
other related agreements and for authorization required to carry out obligations under
this Agreement by the date of execution of this Agreement or each delivery date and, in
the meantime, shall exchange certificates of seal impression for the seals used in these
agreements (issued within three months prior to each signing), certified copy of company
registration (issued within three months prior to the day of each signing) and Articles
of

- 12 -

 

	 	 	 	Incorporation (valid as of the date of signing of this Agreement).
	 
	 	2	 	Lessee shall submit the following documents to Lessor by each scheduled delivery
date:

	 	(1)	 	Insurance certificate for said unit component designated in Article 19
	 
	 	(2)	 	Original Letter of Agreement, notarized and dated, for said unit
component
	 
	 	(3)	 	Copies of other documents reasonably requested by Lessor

Article 7 (Payment of lease payment etc.)

	 	1	 	Lessee and each Lessor agree that monetary claims of Lessor against Lessee in the
form of lease payment, stipulated loss payment, Return Adjustment Fee, payments for
exercise of purchase options and other payments connected to each individual transaction
under this Agreement comprise each SD Tranche 1, SD Tranche 2, Toshiba Tranche 1 and
Toshiba
Tranche 2. Each Tranche regarding each individual transaction shall consist of claims
obtained by dividing such monetary claims by a rate provided in the loan certificate for
said individual transaction. Further, a specific amount for each Tranche in the form of
lease payment, stipulated loss payment, Return Adjustment Fee and payment for exercise of
purchase options for each individual transaction shall be determined by Attachment 1,
Paragraph 3, Paragraph 6, Paragraph 7 and Paragraph 9 of this Agreement and the loan
certificate related to said individual transaction.
	 
	 	 	 	In addition, (i) in regard to SD Tranche 1 and SD Tranche 2, claims related
to lease payment, stipulated loss payment, Return Adjustment Fee, and payment for
exercise of purchase options shall be attributed to only the SD Lessors (each SD
Lessor holds claims divided by the ratio of its share of the Property), and money
for such claims shall be paid only to the SD Lessors, and (ii) claims related to
lease payment, stipulated loss payment, Return Adjustment Fee, payment for exercise
of purchase options regarding Toshiba Tranche 1 and Toshiba Tranche 2 shall be
attributed to only the Toshiba Lessors (each Toshiba Lessor holds claims divided by
the ratio of its share of the Property), and money for such claims shall be paid
only to the Toshiba Lessors.
	 
	 	2	 	Lessee shall, for each individual transaction, make a lease payment to Lessor for
the lease payment calculation period that ends on each payment date by 11 am on such
payment date.
	 
	 	3	 	In the event that the day that Lessee is supposed to make payment in any amount
that Lessee has payment obligations for each individual transaction under this Agreement
on a day other than a bank business day, with respect to such lease payment, stipulated
loss payment, Return Adjustment Fee, and payment for exercise of purchase options, Lessee
shall make payment on the following bank business day (if the following bank business day
falls in next month, then use the previous bank business day shall apply) and such
payment amount shall be adjusted accordingly. With respect to other payments, payments
shall be made on the following bank business day and such payments shall not be adjusted.

- 13 -

 

	 	4	 	The amount that Lessee owes under this Agreement shall be paid according to
provisions set forth in Attachment 1, Paragraph 10(2), unless as otherwise agreed by the
parties concerned. However, lease payment, stipulated loss payment, payment for exercise
of purchase options and Return Adjustment Fee due under this Agreement regarding SD
Tranche 1 and SD Tranche 2 shall be paid to the SD Borrower, and lease payment,
stipulated loss payment, payment for exercise of purchase options and Return Adjustment
Fee due under this Agreement regarding Toshiba Tranche 1 and Toshiba Tranche 2 shall be
paid to the Toshiba Borrower in accordance with Attachment 1, Paragraph 10(1). Lessee
confirms that in connection with depositing said payments into the bank account of the
Borrower, the SD Lessors have assigned such amounts to the SD Borrower, and the Toshiba
Lessors have assigned such amounts to the Toshiba Borrower, and each Borrower
has accepted such assignments. If such assignment is cancelled by a prior written notice
by the SD Lessors or Toshiba Lessors to the SD Borrower or the Toshiba Borrower,
respectively, Lessor shall notify Lessee to that effect at the latest one bank business
day before the first lease payment due date that arrives after such cancellation. (In
such case, with respect to lease payment, stipulated loss payment, payment for exercise
of purchase options and Return Adjustment Fee due under this Agreement, the amount with
respect to SD Tranche 1 shall be paid in the bank account of each SD Lender provided in
Attachment 1, Paragraph 10(2); the amount with respect to Toshiba Tranche 1 shall be paid
in the bank account of each Toshiba Lender provided in Attachment 1, Paragraph 10(2); the
amount with respect to SD Tranche 2 shall be paid in the bank account of each SD Lessor
provided in Attachment 1, Paragraph 10(2); and the amount with respect to Toshiba
Tranche 2 shall be paid in the bank account of each Toshiba Lessor provided in Attachment
1, Paragraph 10(2))
	 
	 	5	 	Pursuant to this Agreement, Lessee is obliged to pay Lessor in full amount without
any deduction, offsetting or defense regardless of any reasons (except where Lessor is
responsible), including defective performance etc. by the Property, obligations against
the Property, infringement against use of the Property or bankruptcy proceedings of the
parties concerned. If Lessee is required by decree to withhold tax for the applicable
payment, Lessee shall make an additional payment that is needed to ensure the amount that
the receiving party would have received should such withholding have not been necessary.
	 
	 	6	 	If a lease pursuant to this Agreement for each individual transaction is terminated
on a day other than its lease payment date, regardless of the occurrence of a total loss
of the Property or its unit component, cancellation, exercising of purchase options or
return options by Lessee or other reasons (except where Lessor is responsible for causing
such termination), Lessee shall pay break funding cost to Lessor on said termination day.
	 
	 	7	 	If the amount that Lessee has paid to Lessor or the amount received by Lessor by

- 14 -

 

	 	 	 	disposition of the Property under this Agreement is less than the total amount of debts
due on said payment date or receipt date under this Agreement for liquidation, such
amount shall be appropriated to each debt in the following order. However, debts of the
same priority shall be distributed proportionally to the claims each Lessor holds.

	 	(1)	 	Amount Lessee is required to pay Lessor under the related agreements.
	 
	 	(2)	 	Default interest related to lease payment, stipulated loss payment,
Return Adjustment Fee, payment for exercise of purchase options due under SD Tranche
1 and Toshiba Tranche 1.
	 
	 	(3)	 	As between lease payments and stipulated loss payments with respect to SD
Tranche 1 and Toshiba Tranche 1, the amount equivalent to lease payment interest
(each amount due under said Tranche, provided in Attachment 1, Paragraph 3 j
(2) and l
(2), and Attachment 1, Paragraph 9 (3) and (9) specified in the loan certificate
for each individual transaction) .
	 
	 	(4)	 	As between lease payments and stipulated loss payments with respect to SD
Tranche 1 and Toshiba Tranche 1, the amount equivalent to the original principal of
the lease payments (each amount due under the relevant Tranche, provided in
Attachment 1, Paragraph 3 j (1) and l (1) and Attachment 1, Paragraph 9
(1), (2), (7) and (8) specified in the loan certificate for each individual
transaction), or amount equivalent to payments for exercise of purchase options or
Return Adjustment Fees.
	 
	 	(5)	 	Default interest on lease payment, stipulated loss payment, Return
Adjustment Fee, and payment for exercise of purchase options related to SD Tranche 2
and Toshiba Tranche 2.
	 
	 	(6)	 	As between lease payments and stipulated loss payments with respect to SD
Tranche 2 and Toshiba Tranche 2, the amount equivalent to lease payment interest
(each amount due under the relevant Tranche provided in Attachment 1, Paragraph 3
k (2) and „ (2) and Attachment 1, Paragraph 9 (6) and (12) specified in
the loan certificate for each individual transaction).
	 
	 	(7)	 	As between lease payments and stipulated loss payments with respect to
SD Tranche 2 and Toshiba Tranche 2, the amount equivalent to the original principal
of lease payments (each amount due under the relevant Tranche provided in Attachment
1, Paragraph 3 k (1) and „ (1) and Attachment 1, Paragraph 9 (4), (5),
(10) and (11) specified in the loan certificate for each individual transaction),
payments for exercise of purchase options, or amount equivalent to Return Adjustment
Fees.
	 
	 	(8)	 	Other debts.

Article 8 (Immunity from defect liability)

	 	1	 	Lessor shall lease the Property to Lessee on an as is basis, without warranty of
any kind

- 15 -

 

	 	 	 	regarding the Property, whether express or implied, and shall not be liable for
defects in the Property, whether apparent or hidden. Further, Lessor shall make no
guarantee regarding existing obligations etc. regarding the Property or its parts and
shall not be liable for defects irrespective of whether the defects are known or not.
	 
	 	2	 	Lessee, assuming its own responsibility and at its own expense, shall acquire
appropriate quality assurance from the manufacturer of the Property or its parts
supplier, and at the same time make an arrangement for after-sale service and hereby
assigns to Lessor (except where such assignment is prohibited) the rights regarding the
Property, such as the right to claim damages and warranties (including the right to claim
warranty against defects). However, Lessee may exercise the applicable right to claim
damages and warranties in its own name, provided that no event of cancellation has
occurred, and may directly receive
the benefit of the execution of the right to claim damages and warranties during the
lease period from a manufacturer of the Property or its parts suppliers.
	 
	 	3	 	In the event that Lessee suffers damage or a loss due to lack of performance by the
Property, Lessee may, assuming its own responsibility and at its own expense, demand
recovery of such damage or loss directly from a manufacturer of the Property or its parts
manufacturer under the right set forth in the provision of the previous paragraph, and
Lessor shall not be responsible for this. However, Lessee’s obligations under Article 14
shall not be affected.

Article 9 (Burden of loss, damage and risk)

	 	1	 	If an event of total loss occurs to all or any unit component of the Property
(except where Lessor is responsible), Lessee shall immediately notify Lessor of such
event and provide Lessor stipulated loss payment and other amounts of debts that are due
with respect to the Property and its unit component as of the day of payment on the
earlier date of the following dates: (a) 90th day since the occurrence of said event of
total loss (except where Lessee is not responsible for the total loss event and Lessor
and Lessee have otherwise agreed); or (b) the following bank business day after the day
when an amount greater than the stipulated loss payments is paid as insurance coverage
prescribed in Article 19.
	 
	 	2	 	When Lessee has paid the amount prescribed in the previous paragraph, Lessor shall
assign Lessee the right to the Property or its unit component that suffered a total loss
or the right to a third party acquired as a result of such total loss event (excluding
the right to claim compensation for damages for which Lessor should be held liable) on an
as is basis with respect to performance without the third party providing funds, credits
or other type of guarantee.
	 
	 	3	 	In the event that Lessor has received compensation from a third party as a result
of the occurrence of a total loss event with respect to the Property or its unit
component (including, irrespective of characterization, an amount paid to compensate for
loss and

- 16 -

 

	 	 	 	financial burdens due to the occurrence of such total loss event, but excluding
the amount that Lessor should incur to compensate for damage) or received insurance
coverage for the total loss, when Lessee has not met the payment date due under Paragraph
1 (irrespective of whether or not Lessee is aware that the payment date due under
Paragraph 1 has arrived as a result of the payment of total loss insurance coverage ),
the received amount shall be appropriated for payment of stipulated loss payment, and if
there is a surplus after the appropriation, the surplus amount shall be immediately
returned to Lessee upon subtracting unpaid amounts that Lessee owes Lessor under the
related agreements (including late charges), and if there is still deficiency after such
appropriation, Lessee shall not avoid payment of said deficient amount. Further, if
Lessee has paid said stipulated loss payment at the time referenced above, Lessor shall
immediately return the remaining balance of the
received amount to Lessee upon subtracting, if any, unpaid amounts due from Lessee due
under the related agreements.
	 
	 	4	 	During the lease period, Lessee shall incur all the risk and relevant expenses
related to a loss (including total loss events) or damage (in either case, except when
Lessor is responsible) to the Property or its unit component.
	 
	 	5	 	In the event that a total loss event occurs to a unit component and Lessee has paid
stipulated loss payment with respect to said component and paid other unpaid amounts with
respect to such component or the total loss, said unit component shall be removed from
transactions set forth in the related agreements, and Lessee shall be exempt from
obligations to pay future lease payment with respect to said unit component part.
	 
	 	6	 	With respect to a unit component that Lessee reasonably determines, through
Lessee’s consultation with a manufacturer or maintenance company of the Property after
delivery of such component, that it does not meet Lessee’s required specification, a
total loss event is deemed to have occurred immediately after delivery on the delivery
date for reasons for which Lessee is not responsible, and the provisions of this Article
shall apply accordingly.
	 
	 	7	 	In the event that a total loss event has occurred to the Property or its unit
component part, or that Lessee judges that the Property or its unit component needs to be
replaced for the purpose of doing business, Lessee may request replacement of the
Property or its unit component, subject to consent by Lessor, the Borrower and the
Lenders (Lessor, the Borrower or the Lenders may not refuse such consent without any
rational reasons, which include the case where Lessor judges, at its own discretion, that
the value of the Property or its unit component after replacement will decrease compared
to the value before replacement (excluding a minor decrease)). Such replacement shall
take place at the expense of Lessee if Lessor, the Borrower and the Lenders agree on
conditions with respect to a replacement property, its cost and other matters of
consideration.

- 17 -

 

Article 10 (Representation of Owner)

Lessee shall, on its own responsibility and at its own expense, in a manner clearly
recognizable by a third party, place signs indicating Lessor’s ownership of the Property
where the Property is located and on main unit components of the Property and certain
unit components that Lessor requests.

Article 11 (Quiet Enjoyment)

Lessee shall, unless a cancellation event has occurred, have the quiet enjoyment of the
Property, and Lessor shall not disturb such use by Lessee without valid reasons.

Article 12 (Installation and Use)

	 	1	 	Lessee shall, on its own responsibility and at its own expense, install the
Property in Toshiba Yokkaichi Factory in accordance with installation standards or
methods provided by the manufacturers of the Property and regulatory authorities, and
shall not change the installation location without prior consent of Lessor. If
installation of the Property or its unit components takes place outside of Japan, in
addition to prior consent of Lessor, the following must be observed: compliance outside
of Japan of with the provisions of each Article of this Agreement regarding the Property
or its unit components, no compromising of the rights of Lessor, the Borrower and the
Lenders with respect to the Property and rights under the related agreements, and
compliance with laws of Japan and the United States regarding export and re-export
control.
	 
	 	2	 	Lessee shall comply with all applicable laws with respect to installation, use,
operation and handling of the Property (including environmental laws), any request,
conditions imposed and instructions provided by the manufacturers of the Property, parts
suppliers and the insurers and agreements with such parties and, at the same time, shall
use the Property only for legal purposes.
	 
	 	3	 	Lessee shall, on its own responsibility and at its own expense, keep and maintain
records regarding use and operation of the Property.

Article 13 (Possession and Sublease)

	 	1	 	Lessee shall not, without prior consent of Lessor, transfer the possession of the
Property to a third party, or sublease the Property. However, Lessee may, on its own
responsibility and at its own expense, without consent of Lessor, transfer the possession
of the Property for maintenance or repair to a manufacturer of the Property or approved
maintenance or repair provider, and sublease the Property to an SD Group company or a
Toshiba Group company.
	 
	 	2	 	In the event that the transfer of possession or sublease is executed in accordance
with the

- 18 -

 

	 	 	 	previous paragraph, the transfer of possession or sublease shall not affect
Lessee’s obligations under this Agreement and shall be subject to the Agreement’s
Articles, survival and other provisions, and even if Lessee incurs taxes and public dues
as a result of the transfer of possession or subleasing, there shall be no affect on the
lease payment or other lease conditions under this Agreement. Further, Lessee shall, on
its own responsibility and at its own expense, take all reasonable measures so that
Lessor and the Lenders maintain security interests as before (not limited to those
expressed in this Agreement).

Article 14 (Maintenance Management)

	 	1	 	Lessee shall, on its own responsibility and at its own expense, keep the Property
in safe
condition at all time.
	 
	 	2	 	Lessee shall, on its own responsibility and at its own expense, perform maintenance
and management of the Property in accordance with provisions of law, perform maintenance
and repair using a method approved or recommended by a manufacturer of the Property or a
parts supplier and a similar method that Lessee has employed with respect to other
similar properties and, in the meantime, retain the Property in the same condition at all
time as the initial condition of the delivery date (excluding normal wear and tear).
Under any circumstances, Lessee shall not perform acts that might cause a significant
adverse effect to the manufacturer’s warranty of the Property.
	 
	 	3	 	Lessee shall, on its own responsibility and at its own expense, keep and maintain
records regarding maintenance and repair of the Property, including maintenance log.
	 
	 	4	 	Lessee may, for the purpose of maintenance and repair provided in Paragraph 2, on
its own responsibility and at its own expense, replace parts with substitutes that are
similar in performance to the respective parts and owned by Lessee without any obligation
to itself (excluding the waived obligations) or may install parts owned by Lessee without
any obligation for itself (excluding the waived obligations) in the Property without
replacing the parts of the Property. However, in either case, the replacement or
installation shall not cause any changes that are reasonably expected to decrease
performance etc. of the Property, or have adverse effect on its performance etc.
	 
	 	5	 	Lessee may, on its own responsibility and at its own expense, after delivery of the
Property to Lessee in accordance with Article 4, remove, without installing substitutes,
parts that are installed to the Property as an addition, not as a replacement of the
parts, or the parts of which removal does not cause reduced performance etc. of the
Property.

Article 15 (Change in Original Condition)

Lessee may, on its own responsibility and at its own expense, perform changes,
alterations or additions to the Property that are considered necessary or desirable for
operations so

- 19 -

 

long as such act does not reduce or negatively affect performance of the
Property.

Article 16 (Ownership of Parts)

	 	1	 	Except for circumstances under Paragraph 2, parts that Lessee installed in the
Property under Article 14, Paragraph 4, upon installation, shall comprise the Parts that
constitute the Property and automatically belong to Lessor and be leased from Lessor to
Lessee under this Agreement. With respect to parts that are removed from the Property,
the ownership of the removed parts shall be transferred to Lessee while the ownership of
the substitutes is transferred to Lessor. However, the parts that are exchanged and
removed, though not replaced by similar substitutes, shall still be owned by Lessor
regardless of their location
and are subject to this Agreement.
	 
	 	2	 	Lessee may retain the ownership of parts that are installed to the Property, after
the Property was delivered to Lessee under Article 4, as an addition, not as
replacements, under Article 14, if removal of such parts from the Property is possible
without compromising performance of the Property. Lessor may consider said parts in
accordance with Article 26, Paragraph 3.

Article 17 (Inspection)

Lessor and its designated parties may, upon prior notice to Lessee no less than 5 bank
business days in advance, with respect to the Property or its parts, enter an office,
factory or facility of Lessee or its installation location, or on a premise of Lessee and
inspect the Property with respect to conditions, installation, use, operation, storage,
maintenance and repair. However, when performing the applicable inspection, normal
operations of Lessee or its installation location shall not be disturbed and, at the same
time, confidentiality, safety, and security restrictions imposed by Lessee or its
installation location shall apply.

Article 18 (Obligations)

	 	1	 	Lessee shall not establish, approve, or cause to create any obligation to the
Property and its parts, rights or benefits under this Agreement. Provided, however, such
shall not apply to any obligation arising out of (a) rights of Lessor and Lessee provided
in this Agreement, (b) retention rights or similar security rights of employees,
maintenance providers and repair providers that arise during normal operations of Lessee,
for which a payment due date has not arrived and there is no risk of enforcement of
obligations with respect to the Property, and (c) rights under the related agreements
executed by Lessor, the Lenders and their successor/s and assignee/s (including loan and
security agreements ).
	 
	 	2	 	In the event that an obligation arises that is not excluded by the conditions
stipulated in the previous paragraph, Lessee, on its own responsibility and at its own
expense, shall remove

- 20 -

 

	 	 	 	the same in an appropriate method.

Article 19 (Insurance)

	 	1	 	Lessee shall, on its own responsibility and at its own expense, personally, execute
an insurance agreement to cover damage to and loss of the Property at all times during
the lease period through the Guarantor, Toshiba Group companies or SD Group companies
with an insurance company recognized by Lessor as internationally reliable.
	 
	 	2	 	Regarding insurance referred to in the previous paragraph, the amount of insurance
shall be no less than the amount equivalent to 100% of stipulated loss payment as of the
lease payment date immediately before the date of loss event.
	 
	 	3	 	Lessee shall, in the event that an event insured against, whether total or partial,
occurs to the Property, promptly notify Lessor.
	 
	 	4	 	In the event that damage (partial loss) occurs to the Property, where restoration
or repair of the Property is possible, Lessee shall receive the insurance money paid for
such event. Upon receiving such insurance money, unless the damage has already been
restored or repaired, Lessee shall apply the entire amount of the insurance money to
restoration and repair of the Property. Further, in the event that a total loss event
occurs, the provisions stipulated in Article 9 shall apply.
	 
	 	5	 	Prior to the date of transfer of the Property stipulated in Article 4 and at the
start of each insurance coverage for the period for which insurance coverage is required
pursuant to this Article (at least once a year), Lessee shall obtain documentation that
proves the coverage that meets the above conditions from an insurance company prescribed
in Paragraph 1 and deliver such document to Lessor.
	 
	 	6	 	Terms and conditions for insurance set forth in this Article shall, in all respects
under any circumstances, not be less than insurance that covers property that is similar
to the Property. In the event that terms and conditions of the insurance set forth in
this Article become less than the terms and conditions of such other insurance, the terms
and conditions of the insurance set forth in this Article shall be improved to the terms
and conditions of such other insurance, and Lessee shall promptly conform to the improved
terms and conditions.

Article 20 (Representations and Warranties)

	 	1	 	Lessee represents and warrants the following items as of the day of this Agreement:

	 	(1)	 	That Lessee has concluded the related agreements to which Lessee is a
party, has capacity and authority by law and internal corporate rules and
regulations of the company to exercise the rights and fulfill the obligations under
the related agreements and has processed resolutions of the general meetings of
shareholders and other measures necessary by law and internal corporate rules and
regulations of

- 21 -

 

	 	 	 	the company for the approval of such related agreements and exercise
of its own rights and fulfillment of its obligations.
	 
	 	(2)	 	That preparation, delivery and execution by Lessee of the related
agreements to which Lessee is a party does not, in any respects, violate laws,
Lessee’s Articles of Association and other documents related to its organizations
and provisions of agreements to which Lessee is a party.
	 
	 	(3)	 	That the related agreements, to which Lessee is a party, are legal,
effective and binding agreements of Lessee where implementation in accordance with
each provision is possible.
	 
	 	(4)	 	That preparation and delivery of the related agreements to which Lessee
is a party, and performance or fulfillment by Lessee of each intended transaction
thereunder do not require in any way approval and license by any government or other
public office or court, notification to or registration with government or other
public office or court, or other procedure, except for those already completed.
	 
	 	(5)	 	That there is no pending judicial or administrative procedure in any way
that would adversely affect execution of the rights or fulfillment of the
obligations by Lessee with respect to the related agreements to which Lessee is a
party.
	 
	 	(6)	 	That Lessee has disclosed to Lessor, the Borrower and the Lenders
business plans for the fiscal year during which the execution date of this Agreement
falls within the scope determined by Lessee’s directors as reasonably necessary
for implementation of this Agreement.

	 	2	 	Lessor represents and warrants the following items as of the execution date of this
Agreement:

	 	(1)	 	That Lessor has concluded the related agreements to which Lessor is a
party has capacity and authority by law and internal corporate rules and regulations
of the company to exercise the rights and fulfill the obligations under the related
agreements and has processed passed resolutions of internal corporate meetings and
other measures necessary by law and internal corporate rules and regulations of the
company for the approval of such related agreements and exercise of its own rights
and fulfillment of its obligations.
	 
	 	(2)	 	That preparation, delivery and execution by Lessor of the related
agreements to which Lessor is a party does not, in any respects, violate laws,
Lessor’s Articles of Association and other documents related to its organizations,
and provisions of agreements to which Lessor is a party.
	 
	 	(3)	 	That the related agreements, to which Lessor is a party, are legal,
effective and binding agreements of Lessor where implementation in accordance with
each provision is possible.

- 22 -

 

	 	(4)	 	That preparation and delivery of the related agreements to which Lessor
is a party, and performance or fulfillment by Lessor of each intended transaction
thereunder do not require in any way approval and license by government or other
public office or court, notification to or registration with any government or other
public office or court, or other procedure, except for those already completed.
	 
	 	(5)	 	That there is no pending judicial or administrative procedure in any way
that would adversely affect execution of rights or fulfillment of obligations by
Lessor with
respect to the related agreements to which Lessor is a party.

	3	 	Representations and warranties of each item in the previous two paragraphs shall be
deemed to be repeated by Lessee and Lessor on the delivery date of each individual
transaction and each lease payment date under the circumstances existing on those days.

Article 21 (Covenants)

	 	1	 	Lessee shall make the following commitments to Lessor:

	 	(1)	 	Lessee shall manage during the lease period the Property, its unit
components and its parts distinctly from other properties.
	 
	 	(2)	 	Lessee shall fulfill and comply with Lessee’s obligations pursuant to the
provisions stipulated in the related agreements (including the Original Purchase
Agreements for the purpose of this Agreement).
	 
	 	(3)	 	In the event that a cause for default or cause that may have a
significantly adverse effect on Lessor’s full rights under the related agreements or
fulfillment of Lessee’s obligations thereunder arises, Lessee shall notify Lessor to
that effect promptly after learning of the occurrence of such events.
	 
	 	(4)	 	As regards to the related agreements, Lessee shall acquire each consent,
permission, approval, license or acceptance from any government or other public
office or court that such government or public office or court requires Lessee to
acquire in order to continue essentially the same business operations as the
present, shall maintain its effect, and also shall abide by all conditions or
restrictions imposed thereby.
	 
	 	(5)	 	Lessee shall provide Lessor and the Lenders, upon their request, with
information regarding the financial circumstances and business conditions of Lessor
and the Guarantors as Lessor reasonably requests, including financial statements for
which Lessee or the Guarantor has no specific confidentiality obligation, and
information regarding installation, condition, storage, use, maintenance and repair
of the Property after the end of a fiscal year (however, with respect to the
Guarantor, at the end of its half year period and fiscal year).
	 
	 	(6)	 	Lessee shall perform all acts that Lessor reasonably requests as
necessary for establishment, transfer or formation of rights or fulfillment of
perfection, to the extent

- 23 -

 

	 	 	 	that such act is recognized and intended by the related
agreements and within the limitations provided thereunder.
	 
	 	(7)	 	Lessee shall, for each fiscal year, report promptly after the end of each
fiscal year to Lessor progress status of business plans of the fiscal years that are
reasonably recognized by Lessee’s directors as necessary for implementation of this
Agreement.
	 
	 	(8)	 	If Lessor reasonably demands, Lessee shall cooperate with Lessor and the
Lenders to achieve objectives of the related contracts.
	 
	 	(9)	 	Lessee and the Guarantor shall handle, at their own discretion and
responsibility, accounting and financial matters of Lessee and the Guarantor with
respect to the transaction under this Agreement and its related agreements.
	 
	 	(10)	 	Lessee shall ensure that the Guarantor makes no significant changes to
the FLASH PARTNERS MASTER AGREEMENT executed between the Guarantor and SanDisk
International Limited on September 10, 2004. Provided, however, that this shall not
apply in the event that the Lessor and the Lenders agree otherwise.
	 
	 	(11)	 	Lessee shall cause SanDisk to abide by the following provisions.
Provided, however, that this shall not apply in the event that the Lessor and the
Lenders agree otherwise as to (1) and (3) below.

	 	(1)	 	SanDisk shall maintain a long-term debt rating by Standard &
Poor’s Rating Services or Moody’s Investors Service at BB-, Ba3 or above
respectively.
	 
	 	(2)	 	SanDisk shall undertake that no lien shall be attached to any
SanDisk assets without prior written approval by Lessor. Provided, however,
that this shall exclude cases involving normal securitization transactions
regarding loan or inventory or any of the permitted liens listed in Attachment
3 below (Permitted Liens).
	 
	 	(3)	 	SanDisk shall maintain the amount of equity (Total
Stockholders’ Equity) indicated in consolidated balance sheet as of the end of
each accounting term and mid accounting term of each fiscal year at no less
than 1,164 million US dollars until the termination of this Agreement and
completion of fulfillment of all of Lessee’s and SanDisk’s obligations to
Lessor under this Agreement.

Article 22 (Indemnity and Expenses Liabilities)

	 	1	 	Lessee shall, except as otherwise provided in this Article, be responsible and
indemnify for all obligations and loss etc. related to expenses that arise from
ownership, possession, use, application, operation, lease, sublease, installation,
storage, maintenance, repair, improvement, modification, insurance, obligations etc.,
delivery, purchase, transfer, return, performance etc., structure, design, specification,
functions, durability, operability, manufacture of the Property, unit component or its
parts and/or payments due under the

- 24 -

 

	 	 	 	 related agreements (except payment of property
purchase price under the Sale and Purchase Agreement and payment of principal and
interest under the Loan Agreement), taxes and public duties imposed on all or any of
persons to be indemnified in direct or indirect relation to any of the subject
transactions, and loss etc. to be incurred by all or any of persons to be indemnified
and, if there is an instruction from the persons to be indemnified, directly pay to the
authorities or a third party. However, Lessee shall have no obligation of indemnity or
payment stipulated under this paragraph for either taxes or public
duties imposed with respect to net profit of the persons to be indemnified or taxes or
public duties imposed based on or in respect of net profit, or taxes and public duties
otherwise provided in this paragraph.
	 
	 	2	 	In respect of the expenses for preparation, drafting and execution of the related
agreements, each party shall pay its own attorney’s fee.
	 
	 	3	 	Expenses arising from fulfillment of obligations and transactions under the related
agreements shall be determined by the express provisions thereof and by the following:

	 	(1)	 	Lessee shall bear the bank fees with respect to payments etc. stipulated
in Article 7.
	 
	 	(2)	 	Lessee shall bear the expenses including attorney’s fees with respect to
Lessee exercising purchase options or returning the Property.
	 
	 	(3)	 	Expenses including attorney’s fees that arise from default by any of
parties involved shall be incurred by the defaulting party.

	 	4	 	Taxes and public duties with respect to the related agreements shall be determined
by the express provisions thereof and by the following.

	 	(1)	 	Except as otherwise agreed by and between parties to this Agreement, with
respect to consumption tax imposed on payment of sales and purchase price and lease
payments for the Property due under the related agreements, the parties involved
that make these payments shall pay the amount of consumption tax to the receiving
parties along with these payments. Provided, however, this shall not apply in the
case that any of the parties to this Agreement may be exempt from consumption tax
under the provisions of consumption tax law.
	 
	 	(2)	 	Fixed property tax imposed on the Property shall be paid by those subject
to such tax by operation of law. However, if Lessor is subject to such payment,
Lessee shall pay Lessor the amount equivalent to the fixed property tax.

	 	5	 	Taxes and public duties that Lessee indemnifies or pays those persons to be
indemnified under this Article shall be based upon net amount after tax.
	 
	 	6	 	If the loan interest rate is increased or each Borrower is charged with additional
costs in accordance with each Loan Agreement, Lessor may, upon written notice, based on
charges from each Borrower, increase lease payment applicable to SD Tranche 1 or Toshiba
Tranche 1 using a reasonable calculation method, or may demand payment of the relevant

- 25 -

 

	 	 	 	additional costs to Lessee. In such case, each amount of the applicable payment for the
exercise of purchase options, Return Adjustment Fee, repayment standard fee and
stipulated loss payment shall be recalculated as well.
	 
	 	7	 	In the event that taxes and public duties and other expenses to be incurred by
Lessee pursuant to the related agreements are charged to Lessor or paid in advance by
Lessor, Lessee shall immediately pay Lessor, upon request by Lessor, the amount of the
relevant payment and interest calculated from the payment date in accordance with
provisions of
Article 27. Provided, however, Lessor shall immediately notify Lessee if Lessor is
charged with such taxes and public duties and other expenses, or has paid such amount.

Article 23 (Number of individual transactions and change of deliverable period)

	 	1	 	Lessee and Lessor shall perform the first individual transaction in the period
starting [*] and ending [*], and may execute up to
[*] times in [*] months after the first individual
transaction. Provided, however, the number of individual transactions and deliverable
period shall be set forth in Attachment 1, Paragraph 1.
	 
	 	2	 	Lessee and Lessor may, if prior written approval of the Lender and the Borrower are
obtained, change the execution period of individual transactions and the number of
individual transactions provided in the previous paragraph, and in this case Lessee and
Lessor shall, if a change is needed regarding terms and conditions of payment, including
lease payment, stipulated loss payment, payment for exercise of purchase option payments
and Return Adjustment Fee, discuss such changes.

Article 24 (Purchase Options)

	 	1	 	Lessee may, for each individual transaction, by notifying Lessor no less than 30
days in advance of each lease payment date, purchase all of the Property or any unit
component (provided, however, exercise of purchase options for any unit component shall
be in accordance with the provisions in Paragraph 4 below) by paying Lessor the relevant
payment for exercise of purchase option and the other amounts that are due with respect
to the Property or said unit component as of said lease payment date (provided, however,
for each individual transaction on the final lease payment date, whether or not there is
notification from Lessee, unless the leased item is returned pursuant to Article 25, the
purchase options shall be deemed to have been exercised). Notice of exercise of purchase
options under this paragraph shall not be withdrawn.
	 
	 	2	 	If Lessee exercises purchase options stipulated in the previous paragraph and has
paid the

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 26 -

 

	 	 	 	amount as prescribed in the previous paragraph, Lessor’s ownership and any other
rights with respect to such Property or its unit component shall be transferred to Lessee
on an as is basis without warranty and others at the time of completion of its payment.
Provided, however, Lessor shall warrant to Lessee that no obligations etc. with respect
to the Property or its unit component that arise from causes created by Lessor or
attributable to Lessor exist at the time of such transfer.
	 
	 	3	 	Lessor shall deliver a certificate of transfer provided in Attachment 5 to Lessee
when receiving the amount as prescribed in Paragraph 1 has been paid.
	 
	 	4	 	Exercise of purchase options with respect to some unit components and not the
entire Property may be allowed only if the total amount of property purchase cost of said
unit component that Lessee is to purchase on a lease payment date pursuant to this
Article exceeds [*] Yen and Lessor’s consent is obtained (Lessor may not
reject such consent without any rational reasons, which include the case that Lessor
determines, at its own discretion, that the relative value of the remaining Property
against payment for exercise of purchase options of the Property after the purchase of
said unit component has decreased (excluding slight decrease) compared to that of the
Property before such purchase.) Further, of the payment for exercise of purchase options,
the maximum amount that is appropriated to the original principal of each of SD Tranche 1
and Toshiba Tranche 1 shall be the amount calculated by multiplying a property purchase
cost of said unit component by rates provided in the stipulated loss payments column (A)
and (C) of a loan certificate.
	 
	 	5	 	Lessee shall incur all expenses regarding exercise of purchase options by Lessee.

Article 25 (Return)

	 	1	 	Lessee may, in accordance with the following provisions, for each individual
transaction, return to Lessor all unit components that are subject to said individual
transaction at the location designated by Lessor on the anniversary of the delivery date
each year during the lease period (hereinafter referred to as “return date”) by notifying
Lessor and the Lenders no less than [*] days in advance. Provided, however, if
any of reasons for cancellation or default (including reasons for cancellation and for
default with respect to provisions regarding return in this Article) has occurred on such
return date, or purchase by exercising purchase options pursuant to Article 24 takes
place on the same day as the return date, Lessee may not return the Property under this
Article. Notification of exercise of return options pursuant to this Article may be
withdrawn until [*] days before such return date.

	 	(1)	 	When Lessee returns the Property to Lessor pursuant to this Article, the
Property shall

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 27 -

 

	 	 	 	be in a good condition as at the time of delivery in Article 4, its
normal use is possible, and that Lessor determines that all of the requirements for
conditions at the time of return of the Property prescribed in Attachment 6 are met,
except for normal wear and tear and changes etc. performed in accordance with
provisions of Article 14, Paragraph 4 or 5, or Article 15.
	 
	 	(2)	 	Lessee shall deliver, with return of the Property to Lessor, in addition
to a maintenance and repair log of the Property, all records or copy thereof of
installation, storage, use, operation, maintenance and repair of the Property and,
if Lessor requests, a certificate by the Property manufacturer, the Property parts
supplier or a property maintenance and repair provider approved by the property
manufacturer that certifies the items provided in Item (1) of this paragraph.
	 
	 	(3)	 	Lessee shall approve that Lessor, the Lenders or a party that is to
become a buyer of the Property that Lessor has designated (and related parties
thereof) enters the office and factory of Lessee or its installation location to
inspect the Property prior to return of the Property in accordance with Article 17.
	 
	 	(4)	 	Lessee shall, on the return date, with return of the Property, pay Lessor
the Return Adjustment Fee for retuning the Property as of the return date and other
amounts due under the related agreements.
	 
	 	(5)	 	If Lessor incurs a debt against Lessee under the related agreements on
the return date, Lessor shall, on the return date, upon return of the Property, pay
Lessee the relevant amount.
	 
	 	(6)	 	Return of the Property under this Article shall be allowed only with
respect to all unit components subject to the relevant individual transaction, and
shall not be allowed with respect to only some unit components.
	 
	 	(7)	 	Lessee shall, in electing return under this Article, upon discussion with
Lessor, work to offer a third party who purchases the Property with purchase
conditions with which Lessor is objectively satisfied. Provided, however, this shall
not apply in the case where the Property or any of its unit components is discarded
in accordance with Paragraph 4.

	 	2	 	Lessor shall, when receiving the returned Property, prepare a certificate of return
as provided in Attachment 4 and delivery it to Lessee.
	 
	 	3	 	Lessee shall, if requested by Lessor, on its own responsibility and at its own
expense, hold in trust the Property for Lessor for maximum of [*] after
the return date, and shall perform maintenance management, inspection and maintenance in
accordance with this Agreement

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 28 -

 

	 	 	 	in order to maintain the same level of performance etc. as
on the delivery date by the Property at all times, and if the Property is damaged,
regardless of the cause, shall restore it to its original condition.
	 
	 	4	 	Notwithstanding the provisions of Paragraph 1, Lessor may request Lessee to dispose
all or a part of unit components that constitute the Property before the return date. In
this case,
Lessee shall, upon delivery of acknowledgement to Lessor, on its own responsibility and
at its own expense, immediately dispose of the requested unit components within Japan.
Lessee shall, for such disposition, comply with the applicable laws (including
environmental laws). Provided, however, if Lessor needs to dispose on its own behalf,
Lessee shall bear such cost and provide necessary support. In any event, Lessor may
request Lessee to provide documentation that confirms disposition or any related
documents, or copies thereof.
	 
	 	5	 	Lessee shall incur maintenance expense, removal expense, transport expense, storage
expense, resale expense and all other expenses related to the return of the Property, and
all expenses related to disposition of the Property.
	 
	 	6	 	If Lessor sells the Property to a third party within [*] of return
of the Property by Lessee to Lessor under this Article, and if the net amount after
deducting taxes and public dues, sales fee, and any other expenses from the received
amount of the sales proceeds exceeds the Return Adjustment Fee of the Property as of the
return date, Lessor shall pay Lessee the amount equivalent to [*]% of such
difference of such sales proceeds and the Return Adjustment Fee. Lessee shall incur taxes
and public duties charged on such payment.
	 
	 	7	 	In disposing Property that is returned pursuant to this Article, conditions and
methods etc. of disposition shall be determined by discussion with SD Lessor RA and
Toshiba Lessor RA.

Article 26 (Termination of Agreement)

	 	1	 	Lessor may, upon the occurrence of any one of the following events, with only
written notice without formal demand, accelerate all payments owing by Lessee under this
Agreement or any or all of the individual transactions and terminate this Agreement or
any or all of the individual transactions.

	 	(1)	 	If Lessee defaults a lease payment and payment for other debts due under
the related agreements and does not make the relevant payments within 2 bank
business days of receipt of written notice to that effect from Lessor.
	 
	 	(2)	 	If Lessee neglects to obtain and keep required insurance in accordance
with this

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 29 -

 

	 	 	 	Agreement.
	 
	 	(3)	 	If Lessee neglects to remove obligations etc. in accordance with this
Agreement.
	 
	 	(4)	 	If Lessee violates the provisions of the related agreements, in addition
to the previous Item, and does not correct the relevant violations within 10 bank
business days of receipt of written notice to that effect from Lessor.
	 
	 	(5)	 	If Lessee or a Guarantor is subject to compulsory execution, petition for
auction or disposition for failure to pay taxes and public duties, or petition for
the commencement of bankruptcy proceedings (including petition for similar
procedures or dispositions under foreign law). Provided, however, except where the
relevant petition or disposition is cancelled or dissolved within 30 days.
	 
	 	(6)	 	If Lessee or a Guarantor starts private dissolution, passes a resolution
to liquidate or dissolve all or the major part of the business operation (provided,
however, except in the case of corporate reorganization that does not follow a
procedure provided in Item (5) for Lessee or the Guarantor, and Lessor, the Borrower
and the Lenders have consented thereto), or receives an order of business suspension
of all or major part of business or operation or other discontinuance of all or
major part of business or operation from a public office (It shall be considered to
fall under this Item (6) if operation of the Property by Lessee has ceased for more
than 2 months and without any prospect for resumption).
	 
	 	(7)	 	If Lessee or a Guarantor transfers all or major part of its business.
Provided, however, except in the case of corporate reorganization that does not
follow a procedure of Item (5) for Lessee or the Guarantor, and Lessor, the
Borrower, the Lenders have consented thereto.
	 
	 	(8)	 	If Lessee or a Guarantor stops payment or suffers suspension by a bill
clearing house.
	 
	 	(9)	 	If the direct or indirect rate of equity participation by each Guarantor
with respect to Lessee changes. Provided, however, except where Lessor, the Borrower
and the Lenders otherwise have consented thereto.
	 
	 	(10)	 	If the FLASH PARTNERS MASTER AGREEMENT executed between Toshiba
Corporation, SanDisk Corporation and SanDisk International Limited on September 10,
2004 is cancelled, dissolved, or terminated.
	 
	 	(11)	 	If Lessee or a Guarantor suffers acceleration with respect to debt
greater than 20 million US dollars. Provided, however, that this shall not include
cases where it is determined that the creditor has consented or agreed to the delay
(including cases where the creditor is silent pursuant to commercial practices).
	 
	 	(12)	 	If the amount of equity (Total Stockholders’ Equity) in consolidated the
balance sheet as of the last of accounting term and mid accounting term of each
fiscal year of SanDisk becomes less than 1,164 million US dollars.

- 30 -

 

	 	(13)	 	If a long-term debt rating of SanDisk by Standard & Poor’s Rating
Services or Moody’s Investors Service is decreased to below BB- or Ba3, respectively
	 
	 	(14)	 	In addition to the foregoing items, there exists a significant cause,
objectively recognized, whereby voluntary and smooth performance of the obligations
due under this Agreement becomes difficult due to a significant change in conditions
regarding
assets and creditworthiness of Lessee or a Guarantor, and there is no discussion of
cure measures arranged within 30 days of receipt of notice to that effect from
Lessor by Lessee.

	 	2	 	If this Agreement is terminated under the previous paragraph, Lessee shall return
the Property to Lessor on the date specified by Lessor for termination (hereinafter
referred to as “termination date”), and pay all amounts due that have not been paid as of
the termination date, including unpaid lease payments due to be paid on a lease payment
date before the termination date and late charges thereof and stipulated loss payment as
of the termination date as provided in Attachment 1, Paragraph 9.
	 
	 	3	 	In the event that this Agreement is terminated in accordance with Paragraph 1,
Lessor shall, following its selection, liquidate all or a portion of debts of the
previous paragraph by method provided in each of the following Items.

	 	(1)	 	Upon disposing of the Property by sale under sales conditions determined
at its own discretion, the amount equivalent to the amount of such net sales
proceeds from which expenses have been deducted is less than the amounts owing
under the previous paragraph.
	 
	 	(2)	 	Upon appraising fair market price of the Property, the amount equivalent
to such appraisal amount from which expenses are deducted is less than the amounts
owning under the previous paragraph.

	 	 	 	In addition, of the amounts owing under the previous paragraph, Lessee shall not avoid
liability for any of such amount remaining after such liquidation. Lessor shall
immediately return to Lessee the remaining balance after the total amounts owing under
the previous paragraph is satisfied by such liquidation.
	 
	 	4	 	When Lessee returns the Property pursuant to Paragraph 2, conditions of the
Property, method of return and others shall be determined by the provisions of Article
25, unless otherwise provided in this Article.
	 
	 	5	 	Notwithstanding the provisions of each of the previous paragraphs, Lessee may,
until Lessor disposes of the Property or its unit components by sale in accordance with
Paragraph 3, purchase the Property or its unit component that have not been sold by
paying to Lessor stipulated loss payment with respect to the Property or unit component
as of the termination date, unpaid lease payments and other amounts that Lessee is
required to pay to Lessor under Paragraph 2 (including late charges) (provided, however,
except for a case of

- 31 -

 

	 	 	 	purchasing the entire Property, this may be approved only when
Lessor’s consent is provided ). If Lessee purchases the Property or its unit component by
making such payment to Lessor, Lessor shall transfer title to the Property or its unit
component to Lessee on an as is basis without warranty. Such transfer shall be pursuant
to provisions of certificate of transfer in the form provided in Attachment 5.
	 
	 	6	 	Lessor may, with respect to every term and condition of the related agreements,
seek injunction of defaults or specific performance, claims for compensation regarding
losses or liability suffered by Lessor, and any other remedies recognized by law.
	 
	 	7	 	In the event that any reason for termination set forth in Paragraph 1 (12) or (13)
occurs, that termination event shall be deemed not to have occurred if SanDisk, the SD
Lessors, and the SD Lenders have agreed on the supplementary security to be supplied by
SanDisk, or if they have agreed on the amount of lease and stipulated loss payment
pursuant to this Agreement and on revision of the spread used to calculate the interest
rate pursuant to the Loan Agreement.
	 
	 	8	 	Lessee may, in the event that any reason for termination provided in each Item of
Paragraph 1 occurs, by obtaining prior written consent of Lessor, transfer the status of
Lessee under this Agreement and its related agreements to both or either of the
Guarantors. In such case, the relevant reason for termination is cured and shall be
deemed to not have occurred.
	 
	 	9	 	In the event that a reason for termination provided in Paragraph 1 (5) through (8)
and (10) through (14) occurs for either Guarantor, the other Guarantor may succeed the
status of Guarantor within 30 days of the date of the occurrence of said event if such
other Guarantor delivers a guarantee or security acceptable to Lessor and the Lenders,
then in such case, such termination event shall be deemed not to have occurred.

Article 27 (Default Interest)

If Lessee defaults in the payment of money to Lessor under this Agreement, Lessee shall
pay late charges at the interest rate of [*]% per annum (on a prorated
daily basis with 1 year as 360 days) for that delinquent period.

Article 28 (Transfer of Rights and Obligations)

Lessee and Lessor shall not, without obtaining prior written approval of the other party,
transfer to a third party the right of use of the Property and rights and obligations
under this Agreement, or give the same as security. Provided, however, except for the
following cases:

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 32 -

 

	 	(1)	 	For each individual transaction, SD Lessor may transfer to the SD
Borrower under the SD Sale and Purchase Agreement regarding Receivables any and all
obligations related to the lease payments, stipulated loss payments, payments for
purchase options, exercise, Return Adjustment Fees, break funding costs, late
charges, and any other amounts related to SD Tranche 1.
	 
	 	(2)	 	For each individual transaction, Toshiba Lessor may transfer to the
Toshiba Borrower under the Toshiba Sale and Purchase Agreement regarding Receivables
any and all obligations related to the lease payments, stipulated loss payments,
payments for purchase options exercise, Return Adjustment Fees, break funding costs,
late charges, and any other amounts related to Toshiba Tranche 1.
	 
	 	(3)	 	For each individual transaction, the SD Borrower may, as security for the
SD Loan Agreement for the SD Lenders, transfer the assigned obligations of Paragraph
1 under the SD Agreement on Security Assignment regarding Claims.
	 
	 	(4)	 	For each individual transaction, the Toshiba Borrower may, as security
for the Toshiba Loan Agreement for the Toshiba Lenders, transfer the assigned
obligations of Paragraph 1 under the Toshiba Agreement on Security Assignment
regarding Claims.
	 
	 	(5)	 	For each individual transaction, Lessor may, as security for the Loan
Agreement for the Lenders, assign the Property under the Master Agreement on
Commitment for Security Assignment regarding Claims.

Lessee shall hereby approve such transfers of the obligations and the establishment of
security rights/liens and shall cooperate with Lessor in preparation and delivery of
documents requested by Lessor. In addition, Lessee and SD Lessor shall approve the
exercise of the SD Lessor’s rights provided in this Agreement to the extent necessary for
performance of assigned obligations the SD Borrower has acquired pursuant to the SD Sale
and Purchase Agreement regarding Receivables, and Lessee and the Toshiba Lessor shall
approve the exercise of Toshiba Lessor’s rights provided in this Agreement to the extent
necessary for performance of the assigned obligations that the Toshiba Borrower has
acquired under the Toshiba Sale and Purchase Agreement regarding Receivables.

Article 29 (Limitations on Recourse to the Property)

	 	1	 	Except as provided in Paragraph 3 of this Article, performance of monetary
obligations that Lessee owes to the SD Lessor under this Agreement shall be recoverable
against only the following money and other assets (hereinafter referred to as “SD
recourse property”), and Lessee shall not be responsible for default by any parties to
the related agreements other than itself or price fluctuations or any inability to
dispose of the Property. Except in respect of the SD recourse property, the SD Lessor
shall not file petition for attachment,

- 33 -

 

	 	 	 	provisional attachment or other compulsory
procedures, or protective orders against Lessee’s assets, and shall not seek bankruptcy
procedures against Lessee.

	 	(1)	 	Amounts equal to lease payment, stipulated loss payment, Return
Adjustment Fee, payment for exercise of purchase options, break funding costs and
late charges related to SD Tranche 1 and SD Tranche 2 and other monies related to SD
Tranche 1 and SD Tranche 2 under the Master Lease Agreement.
	 
	 	(2)	 	Monetary amounts that the SD Lessor may claim pursuant to the SD
Guarantee Agreement with respect to the rights related to the monies stipulated in
the previous Item.
	 
	 	(3)	 	The SD Lessor’s shared equity of the Property.
	 
	 	(4)	 	Amounts that the SD Lessor receives as a result of exercise or execution
of rights under the related agreements (irrespective of compulsory or voluntary
procedures).

	 	2	 	Except as provided in Paragraph 3 of this Article, performance of monetary
obligations that Lessee owes to the Toshiba Lessor under this Agreement shall be
recoverable against only the following money and other assets (hereinafter referred to as
“Toshiba recourse property”) and Lessee shall not be responsible for default by any
parties to the related agreements other than itself, price fluctuations or any inability
to dispose of the Property. Except in respect of the Toshiba recourse property, the
Toshiba Lessor shall not file petition for attachment, provisional attachment or other
compulsory procedures, or protective orders against Lessee’s assets, and shall not seek
bankruptcy procedures against Lessee.

	 	(1)	 	Amounts equal to lease payment, stipulated loss payment, Return
Adjustment Fee, payments for exercise of purchase options, break funding costs and
late charges related to Toshiba Tranche 1 and Toshiba Tranche 2 and other monies
related to Toshiba Tranche 1 and Toshiba Tranche 2 under the Master Lease Agreement.
	 
	 	(2)	 	Monetary amounts that the Toshiba Lessor may claim pursuant to the
Toshiba Guarantee Agreement with respect to the rights related to the monies
stipulated in the previous Item.
	 
	 	(3)	 	The Toshiba Lessor’s shared equity of the Property.
	 
	 	(4)	 	Amounts that the Toshiba Lessor receives as a result of exercise or
execution of rights under the related agreements (irrespective of compulsory or
voluntary procedures).

	 	3	 	Notwithstanding the provisions of the previous two paragraphs, Lessee shall not be
exempt from liability and shall owe absolute obligations and responsibility to Lessor
under the Master Lease Agreement or its related agreements with respect to loss, damage,
expenses and cost Lessor incurs or suffers for reasons attributable to Lessee’s
responsibility and in that case the provisions of the previous two paragraphs shall not
apply. Further, this paragraph shall not extend to the other Tranche the several
obligations for each Tranche of

- 34 -

 

	 	 	 	the respective Guarantor under the Guarantee Agreements.
	 
	 	4	 	The provisions of Paragraph 1 and Paragraph 2 shall only restrict sources of
payment with respect to payment of monetary obligations provided in the same paragraphs,
and shall not affect the existence of such debts or reduce such debts, nor restrict
exercise of Lessor’s rights under the related agreements or security rights/liens held by
Lessor.

Article 30 (Notices, etc.)

All written notices necessary under this Agreement shall be sent by postal mail, personal
delivery or facsimile transmission to the notified parties provided on Attachment 7. In
addition, external administrative services of Lessor such as notification and other
transmissions shall be performed by IBJ Leasing Co., Ltd. on behalf of Lessor, expect as
otherwise provided in this Agreement.

Article 31 (Modification of Agreement)

This Agreement shall not be modified without written consent of all parties concerned.

Article 32 (Confidentiality)

	 	1	 	Each party to this Agreement shall pledge to keep strictly confidential contents of
this Agreement and its related agreements and information or documents received through
negotiations thereon in accordance with the provisions thereof for [*]
years from the day of execution of this Agreement. Provided, however, except as in the
case of disclosure of information or documents that are already publicly known,
disclosure that accompanies marketing of the Property, disclosure that is necessary for
exercise of rights or fulfillment of obligations under the related agreements, and
disclosure at the request of tax authorities and other related authorities or disclosure
due to prior consent of all parties to this Agreement.
	 
	 	2	 	Period of confidentiality provided in the previous paragraph shall be automatically
renewed for [*] year, unless there is notice of cancellation of
confidentiality from Lessee, and the same shall apply thereafter. Provided, however,
Lessor may request confirmation from Lessee with respect to the extension of period of
confidentiality at the [*] year or at the end of an extended period.
	 
	 	3	 	In the event that a party to this Agreement infringes the obligations of Paragraph
1, said party shall compensate economic damages incurred by other parties.

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 35 -

 

Article 33 (Governing Law)

This Agreement shall be in every respect governed by, and construed in accordance with, the
laws of Japan.

Article 34 (Jurisdiction)

The Tokyo District Court shall have the exclusive jurisdiction for any and all disputes arising out
of or in connection with this Agreement.

In order to verify this Agreement described above, on the date first above written, Lessor and
Lessee shall prepare 4 originals of this Agreement and each shall maintain one set.

- 36 -

 

(Basic
Lease Contract)

	 	 	 	 	 	 	 
	 

	 	SD Lessor
	 	:
	 	IBJ Leasing Co., Ltd.
	 

	 	as well as	 	 	 	 
	 

	 	Toshiba Lessor	 	 	 	 

- 37 -

 

(Basic
Lease Contract)

	 	 	 	 	 	 	 
	 

	 	SD Lessor
	 	:
	 	Sumisho Lease Co., Ltd.
	 

	 	as well as	 	 	 	 
	 

	 	Toshiba Lessor	 	 	 	 

- 38 -

 

(Basic
Lease Contract)

	 	 	 	 	 	 	 
	 

	 	SD Lessor
	 	:
	 	Toshiba Finance Corporation

- 39 -

 

(Basic
Lease Contract)

	 	 	 	 	 	 	 
	 

	 	Lessee
	 	:
	 	Flash Partners Yugen Kaisha

- 40 -

 

Lease Agreement, Attachment 1

Lease Terms and Conditions

	1	 	Designation of scheduled delivery day, the last possible date for delivery and of Property

Lessee shall designate the unit components with serial numbers, etc. for the purpose of objective
identification and a delivery date that falls on a business day [*] on
[*], which Lessee notifies to Lessor 20 days to the delivery date (provided, however,
that for the first transaction, Lessee and Lessor have agreed otherwise) as a delivery date for
each individual transaction and the last delivery date during this period as the last delivery date
under this Agreement. Lessee and Lessor shall conduct the first individual transaction during the
period from [*] through [*], and they may execute up to [*]
transactions in the following [*] months. Provided, however, that Lessee and Lessor may
change the period mentioned above and the number of transactions to be implemented pursuant to
Article 23.

	2	 	Lease period

For each individual transaction four or five years from the delivery date described in the
related loan certificates (including delivery date but excluding lease expiration date).

	3	 	Calculation of lease payments

The total amount of the following SD Tranche 1, SD Tranche 2, Toshiba Tranche 1, and Toshiba
Tranche 2.

	 	j	 	(SD Tranche 1)
	 
	 	 	 	For each lease payment calculation period, the total sum of (1) property purchase price
for the Property in each individual transaction multiplied by the ratio in the following
(A); and (2) the interest amount calculated pursuant to the following Paragraph 9 (1) as
of the lease payment date with respect to the lease payment calculation period
immediately prior to the relevant lease payment calculation period (in the event that the
prior lease payment calculation period does not exist, delivery date is used) multiplied
by the interest rate of Euro Yen TIBOR with respect to the first date through the last
date of the lease payment calculation period plus the following SD Tranche 1 spread
(calculated on a pro-rate basis with 360 days a year).
	 
	 	 	 	(SD Tranche 1 spread)

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 41 -

 

	 	 	 	 	 
	 

	 	In the event that a long-term debt rating of
SanDisk by Standard & Poor’s Rating Services
or Moody’s Investors Service (hereinafter
collectively referred to as the “designated
rating agency”) as of the date of this
Agreement is “BB-“ or “Ba3” or below
respectively;
	 	[*] % p.a.
	 
	 	 	 	 
	 

	 	In the event that a long-term debt rating of
SanDisk by the designated rating agency is
“BB” or “Ba2” respectively;
	 	[*] % p.a.
	 
	 	 	 	 
	 

	 	In the event that a long-term debt rating of
SanDisk by the designated rating agency is
“BB+” or “Ba1” or above respectively.
	 	[*] % p.a.

	 	 	 	Further, changes in SD Tranche 1 spread in the above-referenced formula shall apply from
the lease payment calculation period that arrives after a formal public announcement by a
designated rating agency (provided, however, that if said public announcement is made
after 10 business days prior to the start of the lease payment calculation period, they
shall apply from the lease payment calculation period following the next lease payment
calculation period).
	 
	 	k	 	(SD Tranche 2)
	 
	 	 	 	For each lease payment calculation period, the total sum of (1) the amount obtained by
multiplying the purchase price of the Property in each individual transaction by the
ratio in the following (B); and (2) the interest amount calculated pursuant to the
following Paragraph 9 (4) as of the lease payment date with respect to the lease payment
calculation period immediately prior to the lease payment calculation period (delivery
date in the event that the immediately prior lease payment calculation period does not
exist) multiplied by the interest rate of Euro Yen TIBOR with respect to the first date
through the last date of the lease payment calculation period plus the following SD
Tranche 2 spread (calculated on a pro-rate basis with 360 days a year).

	 
	 	 	 	(SD Tranche 2 spread)

	 	 	 	 	 
	 

	 	In the event that a long-term loan rating of SanDisk
as of the day of this Agreement by the designated
rating agency is “BB-“ or “Ba3” or below
respectively;
	 	[*]% p.a.
	 
	 	 	 	 
	 

	 	In the event that a long-term loan rating of SanDisk
by the designated rating agency is “BB” or “Ba2”
respectively;
	 	[*]% p.a.
	 
	 	 	 	 
	 

	 	In the event that long-term loan rating of SanDisk
by the designated rating agency is “BB+” or “Ba1” or
above respectively;
	 	[*]% p.a.

	 	 	 	Further, changes in the SD Tranche 2 spread based on the above-referenced formula shall
apply from the lease payment calculation period after a formal public announcement by a

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 42 -

 

	 	 	 	designated rating agency (provided, however, that if said formal announcement is made
after 10 business days prior to the first date of lease payment calculation period, the
change shall apply from the lease payment calculation period following the next lease
payment calculation period).
	 
	 	l	 	(Toshiba Tranche 1)
	 
	 	 	 	For each lease payment calculation period, the total sum of (1) the amount obtained by
multiplying the purchase price of the Property in each individual transaction by the rate
in the following (C); and (2) the interest amount calculated pursuant to the following
Paragraph 9 (7) as of the lease payment date with respect to the lease payment
calculation period immediately prior to the relevant lease payment calculation period
(delivery date in the event that the immediately prior lease payment calculation period
does not exist) multiplied by the interest rate of Euro Yen TIBOR with respect to the
first date through the last date of the lease payment calculation period plus
[*]
%p.a. (calculated on a pro-rate basis with 360 days a year).
	 
	 	m	 	(Toshiba Tranche 2)
	 
	 	 	 	For each lease payment calculation period, total sum of (1) amount obtained by
multiplying a purchase price of the Property in each individual transaction by the ratio
in the following (D); and (2) interest amount calculated pursuant to the following
Paragraph 9 (10) as of the lease payment date with respect to the lease payment
calculation period immediately prior to the relevant lease payment calculation period
(delivery date in the event that the immediately prior lease payment calculation period
does not exist) multiplied by the interest rate of Euro Yen TIBOR with respect to the
first date through the last date of the lease payment calculation
period plus [*]%
p.a. (calculated on a pro-rate basis with 360 days a year).

(A) Provided in loan certificate regarding the relevant individual transaction

(B) Provided in loan certificate regarding the relevant individual transaction

(C) Provided in loan certificate regarding the relevant individual transaction

(D) Provided in loan certificate regarding the relevant individual transaction

In this paragraph, “Euro Yen TIBOR” shall be the rate of Yen offered trade for a three-month
term (per annum) (for the final payment due date), indicated on Telerate Screen 23070 pursuant
to the Japanese Bankers Association Euro-Yen Public Announcement Rules designated by the
Japanese Bankers Assoc., as of 11:00 a.m. Japan time on the date of loan (in the event of the
first

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 43 -

 

	 	 	payment due date) or the date two bank business days prior to the previous interest
calculation date (as defined in Article 1). Provided, however, that in the event that the lease payment calculation
period is less than three months, the rate shall be separately defined in the loan
certificate.
	 
	4	 	Lease payment date
	 
	 	 	In each individual transaction, a corresponding date three months after each delivery date
shall be the first lease payment date, followed by a corresponding delivery date for each
subsequent three-month period (in the event that a delivery date falls on the last bank
business day of a month, the last bank business day of each three-month period shall be the
lease payment date). However, in the event that the relevant corresponding date is not a bank
business day, the payment date shall be determined pursuant to the
provisions of Article 7,
Paragraph 3 of this Agreement.
	 
	5	 	Lease payment calculation period
	 
	 	 	In each individual transaction, a period that starts on the delivery date and ends on the date
a day before the first lease payment date shall be the first lease payment calculation period,
followed by a period that starts on the following day of the last date of the prior lease
payment calculation period and ends on a day before the following lease payment date.
Provided, however, that in the event that this Agreement is cancelled before termination, the
last lease payment calculation period is until the relevant cancellation date.
	 
	6	 	Payment for exercise of purchase option amounts
	 
	 	 	As described in the relevant loan certificate for each individual transaction.
	 
	7	 	Return Adjustment Fee
	 
	 	 	As described in the relevant loan certificate for each individual transaction.
	 
	8	 	Repayment standard fee
	 
	 	 	As described in the relevant loan certificate for each individual transaction.
	 
	9	 	Stipulated loss payment
	 
	 	 	The total sum of the following (1), (4), (7) and (10) with respect to the delivery date or
each lease payment date. Provided, however, that the lease payment as of the relevant lease
payment date shall be paid separately. In the event that a date on which a stipulated loss
payment shall be paid is neither a delivery date nor lease payment date, it shall be the total
sum of the following (2), (3), (5), (6), (8), (9), (11) and (12).

- 44 -

 

	 	 	(SD Tranche 1)

	 	(1)	 	The amount obtained by multiplying the purchase price for the Property or unit
component
purchase price with respect to the delivery date or lease payment date by the rate
referenced in the following (A)
	 
	 	(2)	 	The amount obtained by multiplying by the rate in the following (A) with respect to
the delivery date immediately before the date on which payment should be made for the
purchase price of the Property or its unit component part or lease payment date.
	 
	 	(3)	 	The amount of interest calculated by multiplying the amount mentioned above in (2)
by the interest rate of Euro Yen TIBOR stipulated in the list attached to the Loan
Agreement, Paragraph 6 (3) with respect to a period from the first date of the lease
payment calculation period through the date on which a stipulated loss payment should be
paid plus the SD Tranche 1 spread mentioned below (calculated on a pro-rate basis with
360 days a year).
	 
	 	 	 	(SD Tranche 1 spread)

	 	 	 	 	 
	 

	 	In the event that a long-term debt rating of
SanDisk by the designated rating agency as of
the day of this Agreement is “BB-“ or “Ba3” or
below respectively;
	 	[*]% p.a.
	 
	 	 	 	 
	 

	 	Long-term debt rating of SanDisk by the
designated rating agency is ”BB” or “Ba2”
respectively;
	 	[*]% p.a.
	 
	 	 	 	 
	 

	 	Long-term debt rating of SanDisk by the
designated rating agency is “BB+” or “Ba1” or
above respectively.
	 	[*]% p.a.

	 	 	 	Further, the above changes shall apply only when a formal public announcement by a
designated rating agency has been made at least 10 bank business days before the
immediately preceding delivery date or the lease payment date.

	 	 	(SD Tranche 2)

	 	(4)	 	The amount obtained by multiplying the purchase price for the Property or its unit
component purchase price with respect to the delivery date or lease payment date by the
rate referenced in the following(B)
	 
	 	(5)	 	The amount obtained by multiplying by the rate in the following (B) with respect to
the delivery date immediately before the date on which payment should be made for the
purchase price of the Property or its unit component part or lease payment date.
	 
	 	(6)	 	The amount of interest calculated by multiplying the amount mentioned above in (5)
by the interest rate of Euro Yen TIBOR stipulated in the list attached to the Loan
Agreement, Paragraph 6 (3) with respect to a period from the first date of the lease
payment calculation

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 45 -

 

	 	 	 	period through the date on which a stipulated loss payment should be
paid plus the SD Tranche 2 spread mentioned below (calculated on a pro-rate basis with
360 days a year).
	 
	 	 	 	(SD Tranche 2 spread)

	 	 	 	 	 
	 

	 	Long-term loan rating of SanDisk as of the day
of this Agreement by the designated rating
agency is “BB-“ or “Ba3” or below
respectively;
	 	[*]% p.a.
	 
	 	 	 	 
	 

	 	Long-term loan rating of SanDisk is “BB” or
”Ba2” respectively;
	 	[*]% p.a.
	 
	 	 	 	 
	 

	 	Long-term loan rating of SanDisk by the
designated rating agency is “BB+” or “Ba1” or
above respectively;
	 	[*]% p.a.

Further, the above changes shall apply only when a formal public announcement by a designated
rating agency has been made at least 10 bank business days before the immediately preceding
delivery date or the lease payment date.

(Toshiba Tranche 1)

	 	(7)	 	The amount obtained by multiplying the purchase price for the Property or its unit
component purchase price with respect to the delivery date or lease payment date by the
rate referenced in the following(C).
	 
	 	(8)	 	The amount obtained by multiplying by the rate in the following (C) with respect to
the delivery date immediately before the date on which payment should be made for the
purchase price of the Property or its unit component part or lease payment date.
	 
	 	(9)	 	The amount of interest calculated by multiplying the amount mentioned above in (8)
by the interest rate of Euro Yen TIBOR stipulated in the list attached to the Loan
Agreement, Paragraph 6 (3) with respect to a period from the first date of the lease
payment calculation period through the date on which a stipulated loss payment should be
paid plus [*]% p.a. (calculated on a pro-rate basis with 360 days a year).

(Toshiba Tranche 2)

	 	(10)	 	The amount obtained by multiplying the purchase price for the Property or its unit
component purchase price with respect to the delivery date or lease payment date by the
rate referenced in the following (D).
	 
	 	(11)	 	The amount obtained by multiplying by the rate in the following (D) with respect to
the delivery date immediately before the date on which payment should be made for the
purchase price of the Property or its unit component part or lease payment date.
	 
	 	(12)	 	The amount of interest calculated by multiplying the amount mentioned above in (8)
by the interest rate of Euro Yen TIBOR stipulated in the list attached to the Loan
Agreement,

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 46 -

 

	 	 	 	Paragraph 6 (3) with respect to a period from the first date of the lease
payment calculation period through the date on which a stipulated loss payment should be
paid plus [*]% p.a.
(calculated on a pro-rate basis with 360 days a year).

(A) Provided in loan certificate regarding the relevant individual transaction

(B) Provided in loan certificate regarding the relevant individual transaction

(C) Provided in loan certificate regarding the relevant individual transaction

(D) Provided in loan certificate regarding the relevant individual transaction

	10	 	Payment method

(1) j Lease payments, stipulated loss payments, payments for exercise of purchase
options and Return Adjustment Fees related to SD Tranche 1 and SD Tranche 2 shall be
remitted to the following account of the SD Borrower in cash or by credit pursuant to
assignment of payment receipt stipulated in Article 7, Paragraph 4 (Lessee shall bear the
bank remittance fee).

[*]

[*]

[*]

[*]

	 	k	 	Lease payments, stipulated loss payments, payments for exercise of
purchase options and Return Adjustment Fees related to Toshiba Tranche 1 and
Toshiba Tranche 2 shall be remitted to the following account of the Toshiba Borrower
in cash or by credit pursuant to assignment of payment receipt stipulated in
Article 7, Paragraph 4 (Lessee shall bear the bank remittance fee).
	 
	 	 	 	[*]

[*]

[*]

[*]

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 47 -

 

	 	(2)	 	Other monies, or in the event that proxy receipt for each Borrower stipulated in
Article 7, Paragraph 4 is cancelled, shall be remitted into the account of each Lessor or
each Lender in cash or by credit (Lessee shall bear the bank remittance fee).
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 48 -

 

	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 49 -

 

	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]
	 
	 	 	 	[*]

[*]

[*]

[*]

	 	11	 	The Lenders

(The SD Lenders)

IBJ Leasing Co., Ltd.

Sumisho Lease Co., Ltd.

Toshiba Finance Corporation

The Norinchukin

The Bank of Yokohama, Ltd.

NTT Leasing Co., Ltd.

Century Leasing System Co., Ltd.

Tokyo Leasing Co., Ltd.

Fuyo General Lease Co., Ltd.

(Toshiba Lenders)

Mizuho Corporate Bank Co., Ltd.

The Bank of Yokohama, Ltd.

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 50 -

 

Resona Bank, Limited

The Sumitomo Trust & Banking Co., Ltd.

The Chuo Mitsui Trust and Banking Company, Limited

Development Bank of Japan

	 	12	 	The Borrowers

(SD Borrower)

Lancelot Leasing Yugen Kaisha

(Toshiba Borrower)

Facile Princeps Yugen Kaisha

	 	13	 	The Guarantors

(SanDisk)

SanDisk Corporation as a guarantor of debts related to SD Tranche 1 and SD Tranche 2
under this Agreement

(Toshiba)

Toshiba Corporation a guarantor of debts related to Toshiba Tranche 1 and Toshiba
Tranche 2 under this Agreement

	 	14	 	The Administrative Custodian

IBJ Leasing Co., Ltd.

	 	15	 	Transaction structure

	 	(1)	 	Lessor shall purchase from Lessee each unit component in each individual
transaction on the delivery date pursuant to the Sales and Purchase Agreement and
obtain the ownership thereof. The SD Lessor and the Toshiba Lessor share the
ownership of the Property in a ratio of 1:1.
	 
	 	(2)	 	Pursuant to the SD Sale and Purchase Agreement regarding Master
Receivables, the SD Lessor shall sell to the SD Borrower, at its own election and
discretion, the obligations related to SD Tranche 1 due under this Agreement on each
delivery date in order to raise an amount equivalent to about [*]%
of the property purchase price.
	 
	 	(3)	 	Pursuant to the Toshiba Sale and Purchase Agreement regarding Master
Receivables, the Toshiba Lessor shall sell to the Toshiba Borrower, at its own
election and discretion, the obligations related to Toshiba Tranche 1 due under this
Agreement on

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 51 -

 

	 	 	 	each delivery date in order to raise an amount equivalent to about [*]% of the
property purchase price.
	 
	 	(4)	 	To raise funds to purchase receivables/obligations, pursuant to the SD
Loan Agreement, the SD Borrower shall, at its own election and discretion, receive
financing from the SD Lenders on each delivery date.
	 
	 	(5)	 	To raise funds to purchase receivables/obligations, pursuant to the
Toshiba Loan Agreement, the Toshiba Borrower shall, at its own option and
discretion, receive financing from the Toshiba Lenders on each delivery date.
	 
	 	(6)	 	The SD Lessor and the Toshiba Lessor shall each raise an amount
equivalent to about [*]% of the property price from their own funds.
	 
	 	(7)	 	Lessor shall lease to Lessee the relevant unit component part on each
delivery date pursuant to this Agreement. The ratio of obligations with respect to
SD Tranche 1 and Toshiba Tranche 1 and with respect to SD Tranche 2 and Toshiba
Tranche 2 shall be 1 to 1, respectively.

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 52 -

 

Lease Agreement Attachment 2

Loan Certificate

([Serial number]th Individual transaction)

(Month) (Day), 200 

To: IBJ Leasing Co., Ltd.

To: Sumisho Lease Co., Ltd.

To. Toshiba Finance Corporation

Flash Partners Yugen Kaisha

	1	 	Our company hereby prepares and delivers to your company this Loan Certificate to certify the
receipt of the property indicated below pursuant to the Basic Lease
Contract of June 20,
2006 executed between our company and your companies.
	 
	2	 	Our company confirms that, with respect to each individual transaction subject to this Loan
Certificate, its delivery date, lease period, the share of each Tranche, each amount of lease
payments, payment for exercise of purchase options, Return Adjustment Fee, repayment standard
fee and stipulated loss payment stipulated in Items 1, 2, 3, 6, 7, 8 and 9 of Attachment 1 of
Basic Lease Contract after being agreed upon pursuant to
Article 4, Item 3 of Basic Lease Contract, are as follows and provided in Attachment 2 to this Loan Certificate.
	 
	3	 	Our company approves that all of the provisions of Basic
Lease Contract, provided in Item
1, apply to each individual transaction subject to this Loan Certificate.
	 
	1	 	Property loaned
	 
	 	 	Property specifications
          : see Attachment 1
	 
	2	 	Delivery date       : (Month) (Day), 200
	 
	 	 	Lease period : [years ][months]from the date of delivery
	 
	3	 	Place of delivery
          : [800 Yamano-Issiki-cho, Yokkaichi City, Mie Prefecture]

- 53 -

 

(Loan Certificate, Attachment 1)

[Property specifications]

- 54 -

 

(Loan Certificate, Attachment 2)

Ratio of
each Tranche based on Basic Lease Contract, Article 7, Item 1

	 	 	 	 	 	 	 	 
	 	SD Tranche 1

	 	[*]
	 	 
	 	 
	 	SD Tranche 2

	 	[*]	 	 	 	 
	 	Toshiba Tranche 1

	 	[*]	 	 	 	 
	 	Toshiba Tranche 2

	 	[*]	 	 	 	 

Basic
Lease Contract, Attachment 1, Item 3 lease payment calculation

	 	 	 	 	 	 	 	 	 

	 
 
 
 
 
 
 
 
 
	 	 	 	 	[*]	 	 	 	 

	 	 	 	 	 	 	 	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	
	 	
	 	
	
	 	
	 	
	 	
	 	

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 55 -

 

Basic
Lease Contract, Attachment 1, Item 6 Purchase option exercise cost

Amount obtained by multiplying the property purchase price of the Property by the
following ratios. Provided, however, that the lease payment as of the relevant lease
payment date shall be paid separately.

	 	 	 	 	 	 	 
	 
	 	[*]
	 	 	 	 
	 
	 	 
	 	 	 	 
	 
	 	 
	 	 	 	 
	 
	 	 
	 	 	 	 
	 
	 	 
	 	 	 	 

Basic
Lease Contract, Attachment 1, Item 7 Return adjustment charges

Amount obtained by multiplying the property purchase cost the Property or its relevant
unit component by the following ratios. Provided, however, that the lease payment as of
the relevant lease payment day shall be paid separately.

	 	 	 	 	 	 	 
	 
	 	[*]
	 	 	 	 
	 
	 	 
	 	 	 	 
	 
	 	 
	 	 	 	 
	 
	 	 
	 	 	 	 
	 
	 	 
	 	 	 	 

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 56 -

 

Basic
Lease Contract, Attachment 1, Item 8 Repayment standard fee

Amount obtained by multiplying the property purchase cost of the Property or its relevant
unit component part by the following ratios.

	 	 	 	 	 	 	 
	 
	 	 	 	 	 	 
	 
	 	 
	 	 	 	 
	 
	 	 
	 	 	 	 
	[*]
	 
	 	 
	 	 	 	 

Basic
Lease Contract, Attachment 1, Item 9 Stipulated loss payment

	 	 	 	 	 	 	 	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	[*]
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 
	 
	 	 
	 	 
	 	 
	 	 

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 57 -

 

[*]

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 58 -

 

Lease Agreement, Attachment 3

Permitted Liens

	 	(a)	 	Liens existing on the date hereof and Liens securing
refinancing indebtedness in respect of secured indebtedness;
	 
	 	(b)	 	Indebtedness represented by F, F&E Financing
Agreements and/or Capitalized Lease Obligations by secured by the assets
acquired pursuant to the respective capital lease (in the case of
Capitalized Lease Obligations) or with the proceeds of the respective F,
F&E Financing Agreements, so long as such Liens do not extend to any other
assets;
	 
	 	(c)	 	Working Capital Indebtedness up to 50% of SanDisk’s
and its Subsidiaries accounts receivable and inventory balances (and
refinancings thereof) may be secured by the assets of SanDisk and its
Subsidiaries;
	 
	 	(d)	 	any Lien arising by reason of (i) any judgment,
decree or order of any court, so long as such Lien is adequately bonded
and any appropriate legal proceedings which may have been duly initiated
for the review of such judgment, decree or order shall not have been
finally terminated or the period within which such proceedings may be
initiated shall not have expired; (ii) security for payment of workmen’s
compensation or other insurance; (iii) good faith deposits in connection
with tenders, leases and contracts (other than contracts for the payment
of money); and (iv) deposits to secure, or guarantees of, public,
governmental or statutory obligations, or in lieu of surety or appeal
bonds;
	 
	 	(e)	 	Liens for taxes, assessments of other governmental
charges not yet due or which are being contested in good faith and by
appropriate proceedings by SanDisk or any of its Subsidiaries if adequate
reserves with respect thereto are maintained on the books of SanDisk or
any of its Subsidiaries, as the case may be, in accordance with GAAP;
	 
	 	(f)	 	purchase money security interests arising in the
ordinary course of business securing only the assets so acquired;
	 
	 	(g)	 	statutory Liens of carriers, warehousemen, mechanics,
landlords, laborers, materialmen, repairmen or other like Liens arising by
operation of law in the ordinary course of business and consistent with
industry practices and Liens on deposits made to obtain the release of
such Liens if (i) the underlying obligations are not overdue for a period
of more than 60 days or (ii) such Liens are being contested in good faith
and by appropriate proceedings by

- 59 -

 

	 	 	 	SanDisk or any of its Subsidiaries and adequate reserves with respect
thereto are maintained on the books of SanDisk or any of its Subsidiaries,
as the case may be, in accordance with GAAP;
	 
	 	(h)	 	Easements, rights-of-way, zoning and similar
restrictions and other similar encumbrances or title defects, which, if
they are incurred by SanDisk or any of its Subsidiaries after it acquires
the property subject thereto, are incurred in the ordinary course of
business and consistent with industry practices which, individually or in
the aggregate, do not materially detract from the value of the property
subject thereto (as such property is used or proposed to be used by
SanDisk or any of its Subsidiaries) or interfere with the ordinary conduct
of the business of SanDisk or any of its Subsidiaries, provided, that any
such Liens are not incurred in connection with any borrowing of money or
any commitment to loan any money or to extend any credit;
	 
	 	(i)	 	Liens that secure Acquired Indebtedness (and
refinancings thereof), provided, in each case, that such Liens do not
secure any property or assets other than the property or asset so
acquired;
	 
	 	(j)	 	leases or subleases granted to other persons not
materially interfering with the conduct of the business of SanDisk or any
of its Subsidiaries or materially detracting from the value of the
relative assets of SanDisk or such Subsidiary;
	 
	 	(k)	 	Liens arising from precautionary Uniform Commercial
Code financing statement filings regarding operating leases entered into
by SanDisk or any of its Subsidiaries;
	 
	 	(l)	 	A notice of intention filed by a mechanic,
materialman, or laborer under applicable mechanic’s lien law, or a
building contract filed by a contractor or subcontractor thereunder; and
	 
	 	(m)	 	Other Liens as SanDisk and the Lessors may agree upon
from time to time.

Related Definitions

“Acquired Indebtedness” means indebtedness of any Person (a) existing at the time such Person
becomes a Subsidiary of SanDisk, including by designation, or is merged or consolidated into or
with SanDisk or one of its Subsidiaries or (b) assumed in connection with the Acquisition of assets
from such Person.

“Capital Lease Obligations” means any amount capitalized under any lease which is required under
GAAP to be capitalized by SanDisk or one of its consolidated Subsidiaries.

“F, F&E Financing Agreement” means an agreement which creates a Lien upon any after-acquired
tangible personal property and/or other items constituting operating assets, which are financed,
purchased or leased for the purpose of engaging in or developing SanDisk’s and its Subsidiaries’
respective businesses.

- 60 -

 

“GAAP” means generally accepted accounting principals as in effect from time to time in the
applicable jurisdiction.

“Lien” means any mortgage, charge, pledge, lien (statutory or otherwise), privilege, security
interest, hypothecation or other encumbrance upon or with respect to any property of any kind, real
or personal, movable or immovable, now owned or hereafter acquired by SanDisk.

“Person” means any individual, corporation, company, partnership, or governmental agency.

“Subsidiary” of any Person means (i) a corporation a majority of whose Voting Stock is at the time,
directly or indirectly, owned by such Person, by such Person and one or more Subsidiaries of such
Person or by one or more Subsidiaries of such Person, (ii) any other Person (other than a
corporation) in which such Person, one or more Subsidiaries of such Person, or such Person and one
or more Subsidiaries of such Person, directly or indirectly, at the date of determination thereof
has a majority ownership interest, or (iii) a partnership in which such Person of a Subsidiary of
such Person is, at the time, a general partner and has a majority ownership interest.

“Voting Stock” means all classes of equity interests then outstanding and normally entitled to vote
in the election of directors (or similar body) of the issuer of such Voting Securities.

“Working Capital Indebtedness” means indebtedness incurred under a credit facility available to
SanDisk or any of its Subsidiaries the proceeds of which are used for working capital or similar
purposes.

[Reference Translation]

	 	(a)	 	Security interests/liens existing at the execution of
this Agreement and security interests/liens to guarantee refinancing debt
related to the secured debt.
	 
	 	(b)	 	Security interests/liens established by an agreement
to establish security interest and obtain operating assets (an agreement
to obtain (including purchases and/or leases) operating assets after the
execution of this Agreement in order to implement or develop each
enterprise of SanDisk or affiliated companies ((i) any company owned
directly or indirectly at that time by SanDisk through ownership of a
majority of the voting shares (shares which have been issued by that time
and which grant in the ordinary course of business the right to select
directors and similar positions of the issuer) by SanDisk alone, or by
SanDisk and an affiliated company, or by a SanDisk affiliated company
alone, (ii) any entity (excluding a corporation) in which SanDisk
independently, or SanDisk and its affiliated company, or a SanDisk
affiliated company alone owns a majority interest directly or indirectly
on the date of decision, or (iii) any partnership in which SanDisk or a
SanDisk affiliated company is a general partner and owns a majority
interest; similarly
throughout this Article) executed to establish a security interest in those
operating assets for the purpose of securing payment of the price of those

- 61 -

 

	 	 	 	assets), as well as security interests established in assets obtained
pursuant to a capital lease (a lease or other financing required by SanDisk
or an affiliated company under U.S. accounting standards (GAAP) for
capitalization; similarly below) to secure the payment of the price of
those assets.
	 
	 	(c)	 	Security interests/liens established in the assets of
SanDisk or its affiliated companies to secure accounts receivables or
inventory balances and financings thereof up to 50 percent of working
capital debt (debt borrowed under a credit facility available for use by
SanDisk or its affiliated companies, which is used for working capital or
some similar purpose) .
	 
	 	(d)	 	(i) Security interests/liens arising by reason of
court judgment, decision, or order (provided, however, that this shall
only apply if a bond sufficient for purposes of appealing such judgment,
decision, or order has been paid, and all legal procedures properly
instituted for the review of such judgment, decision, or order have not
been terminated, or the period within which such procedures may be
initiated has not expired); (ii) security interests to guarantee payment
of worker’s compensation insurance and other insurance; (iii) good-faith
deposit monies for deposits related to tenders, leases, and contracts
(excluding contracts for payment of money); and (4) deposits to secure a
public, government, or legal obligations, or appeal bonds.
	 
	 	(e)	 	Security interests to secure payable taxes, public
charges, and other governmental levies that are not yet due, and security
interests to secure taxes, public charges, and other governmental levies
that SanDisk or its affiliated companies are contested in court in good
faith and by appropriate procedures. Provided, however, that this shall
be limited to cases in which SanDisk or its affiliated companies have set
aside sufficient reserves on its books for these charges as appropriate
pursuant to GAAP.
	 
	 	(f)	 	Purchase money security interests arising in the
ordinary course of business. Provided, however, that this shall be
limited to assets acquired therein.
	 
	 	(g)	 	Judicial liens for carriers, warehousemen, workmen,
landlords, laborers, material suppliers, and mechanics and other similar
liens arising by operation of law in the ordinary course of business and
consistent with standard industry practices, and any security interests on
deposits to release any of these liens. Provided, however, that this
shall be limited to situations (i) within 60 days since the payment of the
underlying indebtedness has become due, or (ii) such lien is contested in
good faith and according to the
appropriate procedures by SanDisk or its affiliated companies and SanDisk

- 62 -

 

	 	 	 	or its affiliated companies have set aside sufficient reserves on their
books for these charges as appropriate pursuant to GAAP.
	 
	 	(h)	 	Easements, limitations on use, or other limitations
or similar encumbrances or title defects that are incurred by SanDisk or
its affiliated companies after it acquired the property subject thereto in
the ordinary course of business in a manner consistent with industry
practices and do not, whether in whole or in part, reduce the actual value
of the property and do not interfere with the ordinary operations of
SanDisk or its affiliated companies. Provided, however, that these
security interests are not incurred in connection with any borrowing of
money, any commitment to loan money or extending credit.
	 
	 	(i)	 	Security interests to secure acquired debt or
financings thereof ((i) debt existing at a time of any person who has
become a SanDisk affiliated company, or is merged with SanDisk or its
affiliated company, or (ii) debt assumed in connection with the
acquisition of assets from some person). Provided, however, that these
security interests shall be limited to those established in the assets
acquired.
	 
	 	(j)	 	A lease or sublease of assets of SanDisk or its
affiliated companies not materially interfering with the ordinary
operations of SanDisk or its affiliated company. Provided, however, that
such lease or sublease does not reduce the actual value of such assets.
	 
	 	(k)	 	Security interests arising from precautionary Uniform
Commercial Code financing statement filings related to operating leases
entered into by SanDisk or its affiliated company
	 
	 	(l)	 	Security interests arising from filing a notice of
intention by a mechanic, material supplier, or laborer under applicable
mechanic’s lien law or a building contract filed by a contractor or
subcontractor thereunder

- 63 -

 

Lease Agreement Attachment 4

Certificate of Return

(Month) (Day), 200_

To: Flash Partners Yugen Kaisha

IBJ Leasing Co., Ltd.

Sumisho Lease Co., Ltd.

Toshiba Finance Corporation

     Our company hereby prepares and delivers this Certificate of Return to your company to certify
the receipt of the property referenced below pursuant to the Basic
Lease Contract executed
between our company and your company on June 20, 2006.

	 	 	 	 	 
	1

	 	Property returned	 	 
	 

	 	Property specifications
	 	: as listed in the attachment

	 	 	 	 	 
	2

	 	Day of return
	 	: (Month) (Day), 200_
	 
	 	 	 	 
	3

	 	Place of return
	 	:

- 64 -

 

Lease Agreement Attachment 5

Certificate of Transfer

To: Flash Partners Yugen Kaisha

Our company hereby certifies that the following property was transferred by sale on (Month)
(Day), 200  pursuant to Basic Lease Contract between our company and your company dated
June 20, 2006.

	 	 	 	 	 
	1

	 	Transferee
	 	: Flash Partners Yugen Kaisha

	 	 	 	 	 
	2

	 	Property specifications
	 	: as listed in the attachment

(Month) (Day), 200 

IBJ Leasing Co., Ltd.

Sumisho Lease Co., Ltd.

Toshiba Finance Corporation

- 65 -

 

Lease Agreement Attachment 6

Conditions at the Time of Return

     When Flash Partners Yugen Kaisha (hereinafter referred to as “Lessee”) returns the Property to
Lessors (hereinafter referred to as “Lessors”) pursuant to the provision of Article 25 of the Lease
Agreement, in addition to the provision of Article 25 of the Lease Agreement, the following
requirements shall be satisfied.

     When Lessee returns the Equipment pursuant to Clause 25 of the Lease, Lessee shall
satisfy the following conditions, in addition to the conditions specified in Clause 25 of the
Lease.

     (A) Lessee shall no later than [*] days prior to the expiration
or other termination of the lease (with regard to all but not less than all Equipment) provide, at
its expense:

          1. a detailed inventory of the Equipment (including the model and serial number of each major
component thereof), including, without limitation, all internal circuit boards, module boards, and
software features

          2. a complete and current set of al manuals, blue prints, process flow diagrams, equipment
configuration diagrams, operation, maintenance and repair records and other data (in Japanese and
English) reasonably requested by Lessors concerning the configuration and operation of the
Equipment, and

          3. a certification of the manufacturer or of a maintenance provider acceptable to Lessors that
the Equipment (a) has been tested and is operating in accordance with manufacturer’s specifications
together with a report detailing the condition of the Equipment, the results of such test (s) and
inspection (s) and all repairs that were performed as a result of such test (s) and inspection (s),
and (b) that the Equipment qualifies for the manufacturer’s used equipment maintenance program.

     (B) Upon the request of Lessors and at the expense of Lessee, Lessee shall, not later than
[*] days prior to the expiration or other termination of the Lease make the
Equipment available for on-site operational inspection by persons designated by Lessors who shall
be qualified to inspect the Equipment in its operational environment.

     (C) At the expense of Lessee, all Equipment shall be cleaned and treated with respect to rust,
corrosion and appearance in accordance with manufacturer’s recommendations and consistent with the
best practices of dealers in used equipment similar to the Equipment. At Lessors’ option and at
the expense of Lessee, Lessee shall (a) properly remove all Lessees installed markings which are
not necessary for the operation, maintenance or repair of the Equipment; or (b) translate said
markings to a language as specified by Lessors and reattach those markings.

     (D) Lessee shall, at its expense, ensure all Equipment and Equipment operations conform to

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 66 -

 

all applicable local, state, and federal laws, health and safety guidelines which may be in effect
at the time of return, or as specified by Lessors.

     (E) Lessee shall, at its expense, provide for the deinstallation, packing, transporting, and
certifying of the Equipment to include, but not limited to, the following: (1) the manufacturer’s
representative or such other person acceptable to Lessors shall de-install all Equipment (including
all wire, cable and mounting hardware) in accordance with the specifications of Lessors; (2) each
item of Equipment will be returned with a certificate supplied by the manufacturer’s representative
qualifying the Equipment to be in good condition and (where applicable) to be eligible for the
manufacturer’s maintenance plan; the certificate of eligibility shall be transferable to another
operator of the Equipment; this assignment shall extend to any software licensing or relicensing or
other requirements of the manufacturer to enable an alternate user/purchaser of the Equipment to
enjoy all rights and privileges as would the original purchaser of the Equipment directly from the
manufacturer; (3) the Equipment shall be packed properly and in accordance to Lessors’
specifications; (4) upon sale of the Equipment to a third party, provide transportation in a manner
and to locations specified by Lessors; (5) without limitation, as applicable, all Equipment shall
be professionally de-contaminated and certified for removal and transport by appropriate
authorities, in accordance with industry standards, and consistent with the mode of transport
specified by Lessors; all internal fluids and/or gases shall be purged and properly disposed of,
any applicable reservoirs etc. shall be secured in accordance with manufacturers recommendations
and in accordance with all applicable laws, rules, and regulations.

     (F) At the expense of Lessee all Equipment shall conform to or be modified to conform to
established standards in Japan, the United States or Taiwan; including, but not limited to wiring
codes, software, keyboards, control consoles, all fittings and lines for gas, water, exhaust;
Equipment labeling i.e. (operational, warning, safety labels) all current operational and service
manuals. At the expense of Lessee accommodation of power requirements different from where
originally shall be provided including but not limited to step-up/step-down transformers shall be
fitted by original manufacturer or by certified party in compliance with manufacturer’s
specifications.

     (G) All tariffs, duties, taxes, import/export fees, bonding fees, bonded warehousing fees,
licenses, permits, approvals, permissions, and/or freight forwarder fees without limitation shall
be the responsibility of the Lessee.

     (H) Lessee shall, at its expense, obtain and pay for a policy of transit insurance for the
redelivery period in an amount equal to the replacement value of the Equipment and Lessors shall be
named as the loss payee on all such policies of insurance;

     (I) Lessee shall, at its expense, provide insurance and safe, secure storage for the Equipment
for a period specified by Lessors after expiration of the Lease at locations acceptable to Lessors
which shall not exceed three (3) years from the return of the Equipment;

     (J) With regard to any Equipment that has been modified or reconfigured by the Lessee, at
Lessors’ options, Lessee shall, at its expense: (a) return or restore the Equipment to its
original configuration, as specified by the manufacturer, or (b) make available for a period of
[*] days following successful re-installation and test runs, as
required, any engineering and technical personnel necessary for the training of personnel with
respect to the operation, maintenance and repair of the Equipment (said engineering and technical
personnel will be made available by

 

			
	*	 	Indicates that certain information
contained herein has been omitted and filed separately with the Securities and
Exchange Commission. Confidential treatment has been requested with respect to
the omitted portions.

- 67 -

 

Lessee for an additional [*] day period for consultation regarding the
operation of the Equipment);

     (K) Lessee shall, at its expense, allow Lessors the right to attempt resale of the Equipment
from the Toshiba’s Yokkaichi facility with the Lessee’s full cooperation and assistance, for a
period of [*] days from the Lease expiration. Lessee will allow Lessors to
show prospective buyers the Equipment while it is operational during the [*]
days from the Lessee’s notification of its intent to return the Equipment and the Lease expiration
date. Lessee shall, at its expense, provide safe, secure storage for Equipment if requested by
Lessors for a [*] period. If an equipment auction is necessary, Lessors
should be permitted to auction the Equipment on-site.

 

			
	*	 	Indicates that certain
information contained herein has been omitted and filed separately with the
Securities and Exchange Commission. Confidential treatment has been requested
with respect to the omitted portions.

- 68 -

 

Lease Agreement Attachment 7

Notification Address:

To:

IBJ Leasing Co., Ltd.

          [*]

Sumisho Lease Co., Ltd.

          [*]

Toshiba Finance Corporation

          [*]

Flash Partners Yugen Kaisha

          [*]

 

			
	*	 	Indicates that certain information contained herein has been omitted and
filed separately with the Securities and Exchange Commission. Confidential treatment has been
requested with respect to the omitted portions.

- 69 -exv10w3

 

Exhibit 10.3

SUBLEASE

(BUILDING 3)

     THIS SUBLEASE (“Sublease”), dated as of December 21, 2005, is made by and between MAXTOR
CORPORATION, a Delaware corporation (“Sublessor”), and SANDISK CORPORATION, a Delaware corporation
(“Sublessee”).

R E C I T A L S

     A. John Arrillaga, Trustee or his Successor Trustee u/t/a dated 7/20/77 (John Arrillaga
Separate Property Trust), as amended, and Richard T. Peery, Trustee or his Successor Trustee u/t/a
dated 7/20/77 (Richard T. Peery Separate Property Trust), as amended (collectively, “Master
Lessor”), and Quantum Corporation, a Delaware corporation (“Quantum”), have entered into: (i) that
certain Lease Agreement dated April 10, 1992 pursuant to which Quantum leased from Master Lessor
the real property commonly called 900 Sumac Drive, Milpitas, California and the building
constructed thereon (“Building 3” or the “Building”), as amended by that certain Amendment No. 1 to
Lease dated April 16, 1997 and that certain Amendment No. 2 to Lease dated March 22, 2001
(collectively, the “Building 3 Master Lease” or the “Master Lease”); (ii) that certain Lease
Agreement dated September 17, 1990 pursuant to which Quantum leased from Master Lessor the real
property commonly called 1000 Sumac Drive, Milpitas, California and the building constructed
thereon (“Building 4”), as amended by that certain Amendment No. 1 to Lease dated April 16, 1997
and that certain Amendment No. 2 to Lease dated March 26, 2001 (collectively, the “Building 4
Master Lease”); (iii) that certain Lease Agreement dated April 16, 1997 pursuant to which Quantum
leased from Master Lessor the real property commonly called 601 McCarthy Boulevard, Milpitas,
California and the building constructed thereon (“Building 6”), as amended by that certain
Amendment No. 1 to Lease dated April 15, 1998 and that certain Amendment No. 2 to Lease dated March
22, 2001 (collectively, the “Building 6 Master Lease”); and (iv) that certain Lease Agreement dated
March 23, 1994 pursuant to which Quantum leased from Master Lessor the real property commonly
called 1100 Sumac Drive, Milpitas, California and the building constructed thereon (“Building 5”),
as amended by that certain Amendment No. 1 to Lease dated April 16, 1997 and that certain Amendment
No. 2 to Lease dated March 22, 2001 (collectively, the “Building 5 Master Lease”). Pursuant to
Amendment No. 2 to each of the foregoing leases, Sublessor has succeeded to the interest of Quantum
as tenant thereunder. A copy of the Building 3 Master Lease is
attached hereto as Exhibit D.

     B. Sublessee desires to sublease from Sublessor, and Sublessor desires to sublease to
Sublessee, (i) the entire premises covered by the Building 3 Master Lease upon the terms and
conditions hereinafter set forth in this Sublease, (ii) the entire premises covered by the Building
4 Master Lease upon the terms and conditions set forth in that certain Sublease (Building 4) of
even date herewith between Sublessor and Sublessee (the “Building 4 Sublease”), and (iii) the
entire premises covered by the Building 6 Master Lease upon the terms and conditions set forth in
that certain Sublease (Building 6) of even date herewith between Sublessor and Sublessee (the
“Building 6 Sublease”). This Sublease, the Building 4 Sublease and the Building 6 Sublease are
collectively called the “Subleases”.

 

 

     NOW, THEREFORE, in consideration of the mutual promises contained herein and other good and
valuable consideration, the receipt and sufficiency of which are hereby acknowledged, Sublessor and
Sublessee agree as follows:

     1. Definitions. All capitalized terms not otherwise defined herein shall have the respective
meanings ascribed to them under the Master Lease.

     2. Subleased Premises. Subject to the terms and conditions contained in this Sublease,
Sublessor
hereby subleases to Sublessee, and Sublessee hereby subleases from Sublessor, the entire
premises covered by the Master Lease as depicted on Exhibit A hereto (the “Subleased Premises”);
provided, however, subject to Section 29 below, Sublessor shall retain for itself and its
employees, agents, contractors, invitees, licensees, successors and assigns (and Sublessee does
hereby grant to each of the foregoing) the right to non-exclusive use of all common areas,
landscaped areas, sidewalks and driveways related to each of Building 3, Building 4 and Building 6
(collectively, the “Buildings”). Moreover, subject to the terms and conditions of this Sublease,
Sublessee shall have non-exclusive use of all common areas, landscaped areas, sidewalks and
driveways related to the Building. For the avoidance of doubt, Sublessee acknowledges that it has
no right to access any building (other than the Buildings and Building 5 if Sublessee exercises the
ROFO, as defined in Section 27.1 below pursuant to the Subleases) in the project that the Buildings
are a part. Sublessee hereby acknowledges and agrees that Building 3 consists of approximately
60,128 rentable square feet. Nevertheless, the parties agree that the foregoing approximation shall
be final and binding for all purposes hereunder; and notwithstanding anything to the contrary
contained herein, no adjustment shall be made to the Base Rent (as defined in Section 5.1(a) below)
if the actual square footage of Building 3 differs from any reference to square footage contained
herein.

     3. Term; Sublease Consent; Early Entry.

          3.1 Term. Provided that Master Lessor has consented to this Sublease (the “Sublease Consent”)
and unless sooner terminated in accordance with the provisions contained herein, the term (“Term”)
of this Sublease shall commence on March 13, 2006 (the “Commencement Date”) and shall expire on
July 31, 2011 (the “Expiration Date”) [sixty (60) days prior to the expiration date of the Master
Lease].

          3.2 Sublease Consent. If Master Lessor has not consented to this Sublease on or prior to
January 15, 2006, then either party hereto shall have the right to terminate this Sublease and the
other Subleases at any time on or prior to March 31, 2006, effective upon written notice to the
other party. Sublessor agrees to use commercially reasonable efforts to obtain a non-disturbance
agreement for the benefit of Sublessee as part of the Sublease Consent.

          3.3 Early Entry (Post-Consent). Upon full execution and delivery of the Sublease Consent,
Sublessee and Sublessee’s employees, agents and contractors shall be permitted to enter the
Subleased Premises during Building business hours (as determined by Sublessor in its sole
discretion) for the purposes of (i) installing and re-configuring furnishings, fixtures and
equipment, (ii) construction and testing of subtenant improvements, and (iii) conducting business
operations. Such entry shall be subject to all of the terms and conditions of the Master Lease and
this Sublease, including without limitation, (a) the indemnity and hold harmless provisions of
Section 9 of this Sublease and (b) the obligation to pay utilities and

-2-

 

janitorial services; provided, however, other than as provided in Section 5.2 below, Sublessee
shall not be required to pay any Base Rent nor Operating Expense Payments (as defined below) for
Real Property Taxes, insurance premiums and common area expenses with regard to such early entry.
Sublessee shall furnish to Sublessor evidence of the insurance required under Section 7 of this
Sublease prior to any entry into any portion of the Subleased Premises.

          3.4 Early Entry (Pre-Consent). In addition to Sublessee’s rights under Section 3.3 above,
Sublessee and Sublessee’s employees, agents and contractors shall be permitted to enter the
Building during Building business hours (as determined by Sublessor in its sole discretion) for the
sole purposes of (i) testing the Warranted Systems (as defined in Section 4.5 below) therein, and
(ii) preparing construction drawing, plans and specifications, and for no other purposes. Such
entry shall be subject to all of the terms and conditions of the
 Master Lease and this Sublease, including without limitation, (a) the indemnity and hold
harmless provisions of Section 9 of this Sublease and (b) the obligation to pay utilities and
janitorial services; provided, however, other than as provided in Section 5.2 below, Sublessee
shall not be required to pay any Base Rent nor Operating Expense Payments for Real Property Taxes,
insurance premiums and common area expenses with regard to such early entry. Sublessee shall
furnish to Sublessor evidence of the insurance required under Section 7 of this Sublease prior to
any entry into any portion of the Subleased Premises. Moreover, and without limiting the
foregoing, Sublessee shall indemnify, protect, defend with counsel reasonably acceptable to
Sublessor and hold harmless Sublessor and Sublessor’s shareholders, directors, officers, employees,
agents, affiliates, successors and assigns from and against any and all claims, demands,
liabilities, judgments, losses, causes of action, fines, penalties, damages, costs and expenses,
including reasonable attorneys’ and experts’ fees (collectively, “Claims”), caused by or arising in
connection with the early entry described in this Section 3.4, including without limitation, any
Claims by Master Lessor that Sublessor has committed (or allegedly committed) a default and/or
breach under the Master Lease by permitting the early entry described in this Section 3.4.
Sublessee’s indemnification and other covenants provided in this Section 3.4 shall survive the
expiration or termination of this Sublease.

     4. Use; “As Is” Condition; Furniture.

          4.1 Use. Sublessee shall use the Subleased Premises for any legal use permitted under the
Master Lease. Sublessee acknowledges that it is thoroughly familiar with the condition of the
Subleased Premises, and Sublessee agrees that it is subleasing the Subleased Premises on an “AS
IS”, “WHERE IS” basis, subject to all latent or patent defects, without any representation or
warranty by Sublessor or Master Lessor or their respective employees or agents as to the condition
of the Subleased Premises or their fitness for Sublessee’s use, except as otherwise set forth in
this Sublease, and subject to all applicable zoning, municipal, county and state laws, ordinances
and regulations governing and regulating the use of the Subleased Premises, and any easements,
covenants or restrictions of record. Sublessee acknowledges that Sublessor and Master Lessor and
their respective employees or agents have not made any representations or warranties that the
Subleased Premises comply with applicable law, ordinance, rule, regulation or covenant or
restriction of record (collectively, “Applicable Requirements”), including, but not limited to, the
Americans With Disabilities Act, as amended (“ADA”), or any laws relating to earthquake or other
life/safety matters or Hazardous Substances (as defined below), except as set forth in this
Sublease. The parties hereto agree that the plans attached

-3-

 

hereto as Exhibit B accurately reflect all Alterations (as defined below) in the Subleased Premises
existing as of the date hereof (collectively, the “Existing Alterations”). Sublessor hereby assigns
all of its right, title and interest under any warranties with respect to the Building and/or such
Building’s systems and which are then in effect and which by their terms may be assigned without
the consent of the counterparty thereto (collectively, “Building Warranties”). The assignment of
the Building Warranties is conditioned on this Sublease being in full force and effect and that
upon expiration or termination of this Sublease, the conditional assignment shall terminate
automatically and Sublessee shall not have any further right, title or interest in the Building
Warranties.

          4.2 Alterations. Sublessee shall obtain both Sublessor’s and Master Lessor’s prior written
consent to the architect and contractor engaged by Sublessee to perform work in or about the
Subleased Premises, which consent Sublessor shall not unreasonably withhold. Sublessor agrees that
it shall not charge Sublessee any supervisory fee with respect to any alterations, additions or
improvements (collectively, “Alterations”) that Sublessee makes to the Subleased Premises, other
than any supervisory fee that Master Lessor charges Sublessor with respect thereto (which charge
Sublessee shall pay Sublessor as Additional Rent (as defined
below) hereunder). Except as modified by this Section, Sublessee shall strictly comply with
all obligations of Section 6 of the Master Lease, as incorporated by reference herein.
Notwithstanding anything to the contrary contained in this Sublease, (a) if so required in writing
by Master Lessor, Sublessee shall remove all Alterations made by or on behalf of Sublessee in or to
the Subleased Premises (whether or not Sublessor’s consent was required hereunder) at expiration or
termination of this Sublease and restore the Subleased Premises to the condition shown on Exhibit B
hereto, ordinary wear and tear and damage caused by Sublessor excepted, all at Sublessee’s sole
cost and expense, and (b) Sublessee shall not be required to obtain Sublessor’s consent (but shall
still be required to obtain Master Lessor’s consent, if applicable) to any Alteration to the
Subleased Premises if (i) (A) the total cost (including soft costs) for such Alteration does not
exceed Twenty Thousand Dollars ($20,000), (B) such Alteration does not affect the foundation, roof
or any structural component of the Building, (C) such Alteration does not materially affect the
Building’s mechanical, electrical, plumbing or life safety systems, and (D) Sublessee provides
Sublessor with not fewer than ten (10) days’ prior written notice of Sublessee’s construction or
installation of such Alteration, or (ii) if Master Lessor consents in writing to the Alterations in
question and agrees that it need not be removed at the end of the term of the Master Lease.
Sublessee shall furnish to Sublessor copies of all permits and plans and specifications for all
Alterations made by or for Sublessee to the Subleased Premises, whether or not Sublessor’s consent
thereto is required hereunder. Sublessee shall pay, when due, all Claims for labor or materials
furnished or alleged to have been furnished to or for Sublessee at or for use on the Subleased
Premises. If any mechanic’s lien is recorded for work claimed to have been done for, or on behalf
of, or for materials claimed to be furnished to or for Sublessee, then Sublessee shall, at its
expense, immediately discharge such lien, by bond or otherwise, on demand of Sublessor.

          4.3 Repair and Maintenance. Subject to the provisions of Sections 6.3(c) and 8 below, the
parties hereto agree that Sublessor shall have no obligation to Sublessee, in any manner
whatsoever, to repair and/or maintain the Subleased Premises or the Building, or any portion
thereof or the contents therein (including, without limitation, the Personal Property, as

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defined below). Sublessee shall strictly comply with all other obligations of Section 7 of the
Master Lease, as incorporated by reference herein.

          4.4 License for Personal Property and Infrastructure Systems.
Sublessor
hereby grants Sublessee a license to use in the Subleased Premises during the Term, (i) all cubicle
systems, work stations, furniture, trade fixtures, equipment, art work, cabling, cafeteria and gym
equipment, security systems (including card access, camera and intrusion systems, the “Security
Systems”), and other personal property owned by Sublessor and located in the Subleased Premises as
of the date hereof, including without limitation, those items described in Exhibit C attached
hereto (collectively, the “Personal Property”), and (ii) all generators, uninterruptible power
systems (UPS), heating, ventilation and air conditioning systems (HVAC), and data center systems
and controls, located in the Subleased Premises (collectively, the “Infrastructure Systems”), and
subject to the terms and conditions set forth below:

          (a) The parties shall jointly conduct a walk-through inspection of the Personal Property (and
photograph such Personal Property, if needed), and note on Exhibit C any pre-existing damage or
defective conditions in the Personal Property.

          (b) SUBLESSEE ACCEPTS THE PERSONAL PROPERTY AND THE INFRASTRUCTURE SYSTEMS IN THEIR “AS IS”,
“WHERE IS” CONDITION WITH ALL FAULTS
AND WITHOUT WARRANTIES, EXPRESS OR IMPLIED. SUBLESSOR DISCLAIMS ANY IMPLIED WARRANTIES OF
MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE. SUBLESSEE EXPRESSLY ASSUMES ALL RISK AND
RESPONSIBILITY FOR ANY DEFECTS (INCLUDING LATENT DEFECTS) IN THE PERSONAL PROPERTY AND THE
INFRASTRUCTURE SYSTEMS.

          (c) Except for pre-existing damage or defective conditions to the Personal Property (as
mutually agreed by Sublessor and Sublessee), Sublessee shall maintain the Personal Property and the
Infrastructure Systems, and all portions thereof, in good condition and repair throughout the Term.
Upon the expiration or earlier termination of this Sublease but subject to Section 4.2(f) below,
Sublessee shall surrender the Personal Property and the Infrastructure Systems in the same
condition as received, ordinary wear and tear excepted. Except for pre-existing damage or
defective conditions to the Personal Property (as mutually agreed by Sublessor and Sublessee) but
subject to Section 4.2(f) below, Sublessee shall reimburse Sublessor, as Additional Rent, for the
reasonable cost of repairing any damage to the Personal Property and the Infrastructure Systems,
ordinary wear and tear excepted.

          (d) Sublessee shall keep the Personal Property and the Infrastructure Systems free from any
liens arising out of work performed, materials furnished or obligations incurred by Sublessee.

          (e) Sublessee shall be permitted to remove the Personal Property from the Subleased Premises;
provided, however, Sublessee shall not transfer its right to use the Personal Property or dispose
of any of the same, without obtaining the prior written consent of Sublessor, and shall comply with
Sublessor’s reasonable instructions regarding such transfer or disposition. Sublessee shall not be
permitted to remove the Infrastructure Systems or any portion thereof

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from its location in the Building, without obtaining the prior written consent of Sublessor, which
consent shall not be unreasonably withheld.

          (f) Provided that this Sublease has not been terminated in accordance with the terms and
conditions contained herein and Sublessee has not surrendered the Personal Property in accordance
with Section 32 below, on the Expiration Date, Sublessee shall purchase the Personal Property on
an “AS IS”, “WHERE IS” basis with all faults and without warranties, express or implied, for the
sum of One Dollar ($1.00), pursuant to a bill of sale in a form mutually agreeable to the parties.

          4.5 Warranted Systems. Sublessor hereby represents and warrants to Sublessee that (i) the
Infrastructure Systems, (ii) the kitchen equipment, and (iii) the central processors and
transponders of the Security Systems in the Building (collectively, the “Warranted Systems”) are in
good working condition as of the Commencement Date. The foregoing representation and warranty of
Sublessor (collectively, the “IS Warranty”) shall expire sixty (60) days after the Commencement
Date (the “IS Warranty Period”). In the event of a breach of the IS Warranty (i.e., Sublessee
determines during the IS Warranty Period that any of the Warranted Systems is not in good working
condition as of the Commencement Date), then Sublessee’s sole remedy shall be to provide Sublessor
with written notice (the “Repair Notice”) describing (in reasonable detail) the Warranted System(s)
that is (are) not in good working condition. Provided that (a) Sublessor receives the Repair Notice
prior to expiration of the IS Warranty Period, and (b) Sublessee has not modified or otherwise
altered the Warranted System this is the subject of the Repair Notice (without having first
obtained Sublessor’s prior written consent to such modification or alteration pursuant to Section
4.2 above), Sublessor shall promptly cause, at Sublessor’s expense, the Warranted System(s)
identified in the Repair Notice to be put into good working condition. In no event shall Sublessee
be permitted to offset or withhold rent due to Sublessor
hereunder in the event of a breach by Sublessor of the IS Warranty or any other obligation of
Sublessor under this Sublease, including without limitation, this Section 4.5.

     5. Rent; Security Deposit.

          5.1 Base Rent.

          (a) The base rent (“Base Rent”) to be paid by Sublessee to Sublessor under this Sublease is
intended to be absolutely triple net. Subject to Section 5.1(b) below, beginning on July 1, 2006
(the “Rent Commencement Date”) and continuing during the Term, Sublessee shall pay to Sublessor
monthly Base Rent for the Subleased Premises, payable in advance on the first (1st) day
of each month in accordance with the following schedule (“Base Rent Schedule”):

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	Time Period from	 	 	 	 	 	 	Monthly Installment	 
	Rent	 	 	 	 	 	 	of	 
	Commencement	 	 	Monthly Base Rent	 	 	Base Rent	 
	Date	 	 	Rate Per RSF	 	 	(Bldg 3)	 
	Months 1-12
	 	 	$ 0.65	 	 	$ 39,083.20	 
	Months 13-24
	 	 	$ 0.69	 	 	$ 41,488.32	 
	Months 25-36
	 	 	$ 0.73	 	 	$ 43,893.44	 
	Months 37-48
	 	 	$ 0.77	 	 	$ 46,298.56	 
	Months 49-61
	 	 	$ 0.81	 	 	$ 48,703.68	 

          (b) Notwithstanding the foregoing, Sublessee shall pay to Sublessor, upon execution of this
Sublease, the sum of Thirty-Nine Thousand Eighty-Three Dollars and Twenty Cents ($39,083.20), as
prepaid Base Rent for the first (1st) full month of the Term that Base Rent is due
hereunder (i.e., the month of July 2006).

          (c) If the Term commences on a day other than the first (1st) day of a calendar
month or ends on a day other than the last day of a calendar month, Base Rent for the first and/or
last fractional month of the Term shall be prorated on the actual number of days elapsed in such
month.

          5.2
Additional Rent. Sublessee shall pay as additional rent (“Additional Rent”), within
twenty (20) days after demand therefor, all sums or other charges required to be paid by Sublessee
under this Sublease. During the Term, Sublessee shall pay to Sublessor all sums or other charges
required to be paid by Sublessor, as tenant, to Master Lessor under the Master Lease, including
without limitation, (a) all Real Property Taxes, insurance premiums and common area expenses
required to be paid to Master Lessor thereunder (collectively, “Operating Expense Payments”, and
which shall include expenses relating to the Parking Areas and Outdoor Areas, as such terms are
defined below), (b) all “Additional Rent” (as defined in the Master Lease) due from Sublessor, as
tenant, to Master Lessor under Paragraphs 4.D.(a) and (b) of the Master Lease, and (c) the
management fee charged by Master Lessor to Sublessor under the Master Lease, but expressly
excluding (i) any “Basic Rent” due from Sublessor, as tenant, to Master Lessor under the Master
Lease, and (ii) any late charges, default interest and other penalties due from Sublessor, as
tenant, to Master Lessor under the Master Lease provided the same are not caused by the default or
breach of any of Sublessee’s obligations contained in this Sublease. Sublessor shall not charge
Subtenant a management fee with regard to the Building, other than the management fees charged by
Master Lessor under the Master Lease.
Notwithstanding the foregoing, Sublessee’s obligation to pay Operating Expense Payments for
the Subleased Premises shall be tolled until the earlier of (x) such time as twenty-five (25) or
more employees of Sublessee occupy any portion of the Building, or (y) the Commencement Date.
Moreover, Sublessee agrees to pay its proportionate share of any costs and expenses incurred by
Sublessor for (A) any insurance obtained by Sublessor pursuant to Section 55 of the Master Lease,
(B) repair or maintenance of the central courtyard, and (C) repair, maintenance, replacement or new
construction of improvements in such central courtyard, within twenty (20) days after written
demand therefor (which written demand shall contain documentation in reasonable detail evidencing
the costs and expenses incurred by Sublessor); provided, however,

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that Sublessee shall have no obligation to reimburse Sublesssor for any (aa) replacement of an
existing improvement in the central courtyard, or (bb) construction or installation of any new
improvement in the central courtyard, if Sublessor had not first obtained Sublessee’s written
approval thereof, which approval shall not be unreasonably withheld, conditioned or delayed by
Sublessee. Sublessor shall have the same remedies for a default in the payment of Additional Rent
as for a default in the payment of Base Rent. Base Rent and Additional Rent are hereinafter
sometimes referred to collectively as “Rent.”

          5.3 Payment of Rent. Rent shall be paid to Sublessor, without deduction, demand, recoupment,
offset or counterclaim, in lawful money of the United States of America, at Maxtor Corporation, 333
South Street, Shrewsbury, MA 01545, Attn: Gary Leblanc, or to such other person or at such other
place as Sublessor may from time to time designate in writing.

          5.4 Security Deposit; Letter of Credit.

          (a) Upon execution of this Sublease, Sublessee shall deliver to Sublessor a clean,
unconditional, irrevocable, transferable letter of credit in the amount of Six Hundred Ninety-Four
Thousand Thirty-Four Dollars and Ninety-Seven Cents ($694,034.97). (the “Letter of Credit”), in
form and issued by a financial institution (“Issuer”) satisfactory to Sublessor in its sole
discretion, which Letter of Credit (and all sums drawn by Sublessor thereunder) shall constitute a
security deposit to secure Sublessse’s obligations under this Sublease and the other Subleases (the
“Security Deposit”). Sublessee hereby grants to Sublessor a security interest in the Letter of
Credit and all proceeds, replacements and modifications thereof to secure Sublessee’s obligations
herein, including without limitation, the obligation to pay Rent, perform its insurance and
indemnity obligation and to maintain and restore the Subleased Premises. The Letter of Credit shall
permit partial draws, and provide that draws thereunder will be honored upon receipt by Issuer (at
its offices in San Francisco, California or such other location that Sublessor shall approve in its
sole discretion) of the original or a certified copy of the Letter of Credit accompanied by a
written statement signed by Sublessor or its authorized agent stating that Sublessor is entitled to
draw on the Letter of Credit pursuant to the terms of this Sublease. The Letter of Credit shall
have an expiration period of one (1) year from the date of issuance but shall provide that it will
automatically renew by its terms to a date which is sixty (60) days following the Expiration Date
of the Building 6 Sublease unless affirmatively cancelled by Issuer following not fewer than sixty
(60) days prior written notice of such expiration or cancellation from Issuer to Sublessor.
Sublessor shall be entitled to draw the Letter of Credit in part or in full. All costs and expenses
related to the Letter of Credit, including any transfer fees, shall be paid by Sublessee.

     (b) Sublessor shall hold the Security Deposit as security for the full and faithful
performance by Sublessee of its covenants and obligations under this Sublease and the other
Subleases. If Sublessee defaults in the full and timely performance of any or all of Sublessee’s
covenants and obligations under this Sublease or any of the other Subleases, then Sublessor may,
from time to time, without waiving any other remedy available
to Sublessor, use the Security Deposit, or any portion thereof, to the extent necessary to
cure or remedy the default or to compensate Sublessor for all or any part of the damages sustained
by Sublessor resulting from Sublessee’s default. Sublessee shall pay to Sublessor within ten (10)
business days after receipt of demand, the amount so applied in order to restore the Security
Deposit to its original amount.

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Sublessor shall not be required to keep the Security Deposit separate from its general accounts and
no trust relationship is created between Sublessor and Sublessee with respect to the Security
Deposit. If Sublessee performs all of its obligations hereunder and under all of the other
Subleases, the Security Deposit, or so much thereof as has not theretofore been applied by
Sublessor, shall be returned to Sublessee, without interest or other increment for its use, at the
Expiration Date and after Sublessee has vacated the entire Subleased Premises. Sublessee’s failure
to provide and keep the Letter of Credit in full force and effect and otherwise in accordance with
the terms of this Section 5.4 shall constitute a default of this Sublease and the other Subleases.

     6. Master
Lease.

          6.1 Subject to Master Lease. This Sublease is and shall at all times be subject and
subordinate to the Master Lease attached hereto as
Exhibit D, and every provision thereof.
Sublessee acknowledges that (a) Sublessee’s use and enjoyment of the Subleased Premises are subject
to the rights of Master Lessor pursuant to the Master Lease, and (b) Sublessee has reviewed a copy
of each Master Lease and is fully familiar with the provisions thereof. Sublessor represents and
warrants that (i) the copy of the Master Lease attached hereto
as Exhibit D is a true and complete
copy of the Master Lease and all amendments, modifications, written side letter agreements and
recorded memoranda of leases with respect thereto, (ii) Sublessor has not already assigned its
interest in the Master Lease or sublet any of the Subleased Premises, and (iii) as of the date
hereof, the Master Lease is in full force and effect and no defaults exist on the part of Sublessor
or, to the best of Sublessor’s knowledge, Master Lessor under the terms of the Master Lease.
Sublessor shall not assign, terminate or amend the Master Lease (or the Building 5 Master Lease
provided that Sublesssee’s ROFO is in full force and effect) without the prior written consent of
Sublessee, which consent may be withheld in Sublessee’s sole discretion.

          6.2
No Violation of Master Lease. Neither Sublessor nor Sublessee shall commit or permit to
be committed any act or omission which would violate any term or condition of the Master Lease. If
a Master Lease terminates, this Sublease shall terminate as to the portion of the Subleased
Premises covered thereby and the parties shall be relieved of any further liability or obligation
under this Sublease with respect thereto; provided, however, that if the Master Lease terminates as
a result of a default or breach by either Sublessor or Sublessee under this Sublease and subject to
Section 13 of this Sublease, then the defaulting party shall be liable to the other party for the
damage suffered as a result of such termination. Furthermore, Sublessor agrees not to voluntarily
terminate the Master Lease without the written consent of Sublessee, which consent shall not be
unreasonably withheld, conditioned or delayed.

          6.3
Incorporation of Master Lease.

          (a) Subject to and in accordance with the exceptions, qualifications and modifications set
forth below and elsewhere in this Sublease, all the provisions of the Master Lease, as set forth in
Exhibit D hereto, are hereby incorporated by reference and made a part of this Sublease, and to the
extent that such provisions impose obligations or duties on Sublessor as tenant under the Master
Lease and are incorporated by reference into the terms of this Sublease, Sublessee does hereby
expressly assume and agree with Sublessor to perform and to comply with such obligations and duties
of Sublessor as tenant thereunder, as the same accrue
on and after the Commencement Date, subject to the provisions of Sections 3.3 and 3.4 above.
In the event of

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any conflict between any provision of the Master Lease incorporated herein and a provision
contained in this Sublease, the provision contained in this Sublease shall prevail.

          (b) Except as otherwise expressly provided herein and except for those provisions that are not
incorporated into this Sublease, the term “Landlord” (and similar terms) as used in the Master
Lease shall mean “Sublessor” hereunder; the term “Tenant” (and similar terms) as used in the Master
Lease shall mean “Sublessee” hereunder; the term “Premises” (and similar terms) as used in the
Master Lease shall mean “Subleased Premises” hereunder; and the term “Lease” as used in the Master
Lease shall mean this “Sublease”.

          (c) Sublessor shall have no obligation to operate or maintain (i) the Building or any other
premises covered by the Master Lease, (ii) any common areas in the Building or any other premises
covered by the Master Lease, or (iii) provide any Building services or utilities. With respect to
all services to be performed or provided by Master Lessor under the Master Lease, Sublessor’s sole
obligation shall be to exercise commercially reasonable efforts (without litigation or the threat
thereof) to require Master Lessor to comply with its obligations to perform or provide such
services under the Master Lease, including promptly notifying Master Lessor of its nonperformance
if so requested by Sublessee in writing.

          (d) Notwithstanding anything to the contrary contained herein, in no event shall Sublessor be
deemed to be in default under this Sublease or liable to Sublessee for any failure of Master Lessor
to perform its obligations under the Master Lease. Wherever the Master Lease requires the consent
of the landlord be obtained, both Master Lessor’s consent and Sublessor’s consent shall be required
and the standard for such consent by Sublessor shall be a consent not unreasonably withheld or
delayed. For the avoidance of doubt, Sublessee shall be required to obtain both Sublessor’s and
Master Lessor’s consent for (i) any assignment or sub-subletting of the Subleased Premises
(provided that Sublessor’s consent shall not be required for assignments to entities controlled by
or under common control with Sublessee if Sublessee is not released from its obligations under this
Sublease), or (ii) any Alterations to the Subleased Premises or any portion thereof, in accordance
with the provisions of the Master Lease, as incorporated be referenced herein, but subject to the
terms and conditions contained in Section 4.2 above.

          6.4
Exclusions from Master Lease. Sublessor and Sublessee expressly agree that the following
provisions of the Master Lease are not incorporated in this Sublease: the first full paragraph of
the Master Lease; Sections 2, 4.A and 4.B; Sections 4.E and 4.F; the first two sentences of Section
5; the seventh sentence of Section 6; the first sentence of Section 9; the first sentence of
Section 12; Sections 13 and 23; the term “Landlord” in the first and second sentences of Section
21, the second paragraph of Section 22 and in Section 27 shall be replaced with “Master Lessor”;
Sections 29, 31, 34, 36, 38.G, 39 through 44 (inclusive), 45 through 51 (inclusive), 52.A through D
(inclusive); the term “Landlord” in Section 53 shall be replaced with “Master Lessor” and all
references to extension rights or periods in such Section 53 shall be deleted (i.e., not
incorporated by reference into this Sublease); Sections 55, 62, 63, 64 and 65; the term “for lease”
in Section 59(ii) shall be replaced with “for sublease”; Sections 1 through 5 (inclusive), Sections
8, 9, 11, 12, 14, 17, 18 and 19 of Amendment No. 1 to Lease; and all of Amendment No. 2 to Lease.

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          6.5 Time for Notices and Demands. Whenever in the Master Lease a time is specified for the
giving of any notice or the making of any demand by the tenant thereunder, such time is hereby
changed (for the purpose of this Sublease only) by subtracting five (5) days thereto (unless the
time specified is less than five (5) days in which event two (2) business days shall be subtracted
thereto instead); and whenever in the Master
Lease a time is specified for the giving of any notice or the making of any demand by the
landlord thereunder, such time is hereby changed (for the purpose of this Sublease only) by adding
five (5) days if such notice, request or demand of the landlord thereunder relates to any subject
other than the payment of fixed annual rent or additional rent under the Master Lease (unless the
time specified is less than five (5) days in which event two (2) business days shall be added
thereto instead). Whenever in the Master Lease a time is specified within which the tenant
thereunder must give notice or make a demand following an event, or within which the tenant
thereunder must respond to any notice, request or demand previously given or made by the landlord
thereunder, or to comply with any obligation on the tenant’s part thereunder, such time is hereby
changed (for the purpose of this Sublease only) by subtracting five (5) days if the same shall
relate to any obligation other than the payment of fixed annual rent or additional rent under the
Master Lease or under this Sublease (unless the time specified is less than five (5) days in which
event two (2) business days shall be subtracted thereto instead). Wherever in the Master Lease a
time is specified within which the landlord thereunder must give notice or make a demand following
an event, or within which the landlord thereunder must respond to any notice, request or demand
previously given or made by the tenant thereunder, such time is hereby changed (for the purpose of
this Sublease only) by adding five (5) days thereto (unless the time specified is less than five
(5) days in which event two (2) business days shall be added thereto instead). It is the purpose
and intent of the foregoing provisions, among other things, to provide Sublessor with time within
which to transmit to the Master Lessor any notices or demands received from Sublessee and to
transmit to Sublessee any notices or demands received from the Master Lessor.

          6.6 Options to Extend Under Master Lease; Amendment to Sublease. In the event that (a)
Sublessee notifies Sublessor in writing that Sublessee is actively negotiating a direct lease with
Master Lessor (“Direct Lease”) with regard to the Subleased Premises for a term commencing
immediately after the Expiration Date, and (b) provided that Sublessee is not then in default under
this Sublease, then Sublessor agrees that it will not exercise its Option to Extend with regard to
the Subleased Premises until such time as Sublessee notifies Sublessor in writing that it is no
longer negotiating a Direct Lease with Master Lessor for the Subleased Premises. Sublessee hereby
agrees to respond (in the affirmative or negative), from time to time, within ten (10) business
days of its receipt of a written inquiry from Sublessor requesting that Sublessee confirm that
Sublessee is or is not actively negotiating a Direct Lease with Master Lessor. In the event that
Sublessee and Master Lessor execute and deliver a Direct Lease for the Subleased Premises, with a
term commencing immediately after the Expiration Date, then (1) Sublessor shall agree to amend the
Master Lease to delete its Options to Extend thereunder, and (2) Sublessor and Sublessee shall
execute and deliver an amendment to this Sublease providing: (I) the Expiration Date for the
Building shall be extended to be co-terminus with the expiration date of the Master Lease; (II)
Sublessee shall assume the obligations of Sublessor under the Master Lease to remove any
Alterations to the applicable Building that Master Lessor requires be removed and to restore the
same in accordance with the terms of the Master Lease (collectively, the “Restoration
Obligations”); and (III) Sublessee shall indemnify, defend and hold harmless Sublessor and the
Sublessor Indemnitees from and against all Claims related to the Restoration

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Obligations assumed by Sublessee. In the event that Sublessee executes a Direct Lease with Master
Lessor for the Subleased Premises, then Sublessor agrees to execute a quitclaim deed with respect
thereto for delivery and recordation at expiration or termination of the Master Lease.

     7. Sublessee’s Insurance. Notwithstanding anything to the contrary contained in the
Master Lease, Sublessee, at its sole cost and expense, shall keep in force at all times during the
Term a policy of commercial general liability insurance with combined single limit coverage of not
less than Three Million
Dollars ($3,000,000) per occurrence and Five Million Dollars ($5,000,000) in the aggregate for
bodily injury and property damage occurring in, on or about the Subleased Premises, including
parking and landscaped areas. All insured policies required to be maintained by Sublessee hereunder
shall name Sublessor and Master Lessor as additional insureds. Except as modified by this Section,
Sublessee shall strictly comply with all other obligations under Section 10 of the Master Lease, as
incorporated by reference herein.

     8. Casualty; Condemnation.

          (a) In the event that Sublessor’s interest as tenant under the Master Lease is terminated by
reason of damage or destruction, condemnation, or any other reason, then this Sublease shall
terminate as to Sublessor’s interest therein only (and not as to all Sublessor interests under the
Master Lease) on the same date as the termination of such interest, without liability of Sublessor
to Sublessee, and Sublessee shall not be entitled to any insurance proceeds or other remuneration
from Sublessor except for insurance proceeds from insurance policies purchased by Sublessee for its
own personal property. Sublessor agrees to give written notice to Sublessee promptly should
Sublessor’s interest in any portion of the Subleased Premises be terminated, or be threatened to be
terminated, under the Master Lease. Sublessor shall not terminate the Master Lease due to a
casualty or condemnation without the prior written consent of Sublessee, which consent may be
withheld in Sublessee’s sole and absolute discretion.

          (b) If the Subleased Premises or any portion thereof is damaged by fire or other casualty, and
if the Master Lease is not terminated, then:

               (i) This Sublease shall continue in full force and effect;

               (ii) Sublessor shall have no obligation to repair or restore the damaged space;

               (iii) Sublessor shall use commercially reasonable efforts (without litigation or the threat
thereof), as set forth in Section 6.3(c) above, to cause Master Lessor to perform the repairs which
Master Lessor is required to perform under the Master Lease; provided that Sublessor shall not be
liable for any damages, nor shall Rent due hereunder be abated, nor shall Sublessee be relieved
from the performance of any term or covenant hereunder, nor shall Sublessee be deemed to have been
evicted, due to any aspect of the repair and restoration of the damaged space (including without
limitation any delay of such repair and restoration), except to the extent so abated, relieved or
evicted under the Master Lease; and

               (iv) There shall be no reduction or abatement of Rent for any period during which Sublessee is
unable to use the affected portion of the Subleased Premises, in whole

-12-

 

or part, due to damage or destruction of the same or the Building, unless Sublessor actually
receives a reduction or abatement of rent under the Master Lease.

          (c) In the event eminent domain or condemnation is instituted against the Subleased Premises
or any portion thereof, and the Master Lease is terminated with respect to all or a portion of the
Subleased Premises as a result thereof pursuant to the Master Lease, (i) this Sublease shall
terminate as of the date the Master Lease terminates with respect to such portion of the Subleased
Premises without any liability on the part of Sublessor to Sublessee, and Sublessee shall not be
entitled to any award of damages for Sublessee’s interest in the Subleased Premises, except that
Sublessee may make a claim against the condemning authority for loss of or damage to Sublessee’s
trade fixtures and personal property, relocation expenses, and unamortized subtenant improvements
costs that have been paid by Sublessee, and (ii) Sublessor shall have no obligation to
rebuild or restore the Subleased Premises. If this Sublease is terminated as to less than all
of the Subleased Premises, this Sublease shall continue in full force and effect as to the
remaining portion of the Subleased Premises, except that the Base Rent payable hereunder shall be
equitably reduced but only to the extent (if any) that rent applicable to the affected portion of
the Subleased Premises is reduced under the Master Lease.

          (d) Sublessee expressly waives the provisions of California Civil Code Section 1932(2) and
Section 1933(4). Sublessor and Sublessee expressly waive the provisions of California Code of Civil
Procedure Sections 1265.120 and 1265.130.

          9. Indemnity; Hold Harmless.

          (a) Sublessor shall not be liable to Sublessee or Sublessee’s employees, agents, invitees,
licensees or visitors, or to any other person, for any injury to person, or damage to or loss of
property on or about the Subleased Premises or the Building arising from any cause whatsoever,
except to the extent caused solely by the gross negligence or willful misconduct of Sublessor.
Except to the extent caused solely by the gross negligence or willful misconduct of Sublessor,
Sublessee shall indemnify, protect, defend with counsel reasonably acceptable to Sublessor and hold
harmless Sublessor and Sublessor’s shareholders, directors, officers, employees, agents,
affiliates, successors and assigns (collectively, “Sublessor Indemnitees”) from and against any and
all Claims caused by or arising in connection with: (i) the use or occupancy of the Subleased
Premises, the Building, the Infrastructure Systems and the Personal Property by Sublessee or its
employees, contractors, agents, invitees, licensees, permitted sub-sublessees or assignees or
permitted sublessees pursuant to Section 32 below; or (ii) the negligence or willful misconduct of
Sublessee or its employees, contractors, agents, invitees, licensees or permitted sub-sublessees or
assignees; or (iii) a default or breach of Sublessee’s obligations under this Sublease; or (iv) a
default or breach of Sublessor’s obligations under the Master Lease to the extent caused by
Sublessee’s default or breach of any of its obligations contained in this Sublease; or (v) any
negligence, gross negligence or willful misconduct of Sublessee or its agents, employees,
contractors, invitees, licensees, permitted sub-sublessees or assignees or permitted sublessees
pursuant to Section 32 below in, on or about the Subleased Premises or the Building; or (vi) any
failure of Sublessee to surrender the Subleased Premises (or any portion thereof) to Sublessor at
the end of the Term hereof (or such sooner date as provided in this Sublease) or otherwise in the
condition required hereunder to the extent required pursuant to the terms of this Sublease, or
(vii) all Claims for labor or materials furnished or alleged to

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have been furnished to or for Sublessee at or for use on the Subleased Premises. Sublessee’s
indemnification and other covenants provided in this Section 9 shall survive the expiration or
termination of this Sublease.

          (b) Except to the extent caused solely by the gross negligence or willful misconduct of
Sublessee but subject to Sections 3.3 and 3.4 above, Sublessor shall indemnify, protect, defend
with counsel reasonably acceptable to Sublessee and hold harmless Sublessee and Sublessee’s
shareholders, directors, officers, employees, agents, affiliates, successors and assigns
(collectively, “Sublessee Indemnitees”) from and against any and all Claims caused by or arising in
connection with: (i) a default or breach of Sublessor’s obligations under the Master Lease that is
not caused by Sublessee’s default or breach of any of its obligations contained in this Sublease;
or (ii) any negligence, gross negligence or willful misconduct of Sublessor or its agents,
employees, contractors, invitees, licensees or permitted sub-sublessees or assignees in, on or
about the Subleased Premises or the Building; or (iii) all Claims for labor or materials furnished
or alleged to have been furnished to or for Sublessor at or for use on the Subleased Premises.
Sublessor’s indemnification and other covenants provided in this Section 9 shall survive the
expiration or termination of this Sublease.

     10. Utilities; System Connections; Vendors. Pursuant to Section 8 of the Master Lease, as
incorporated by reference herein, Sublessee shall be responsible and shall pay directly all
utilities and services furnished to the Subleased Premises, including security and janitorial
services. Sublessor shall cause, at Sublessor’s expense, Infrastructure Systems and Security
Systems within the Building to be separated from Infrastructure Systems and Security Systems for
other buildings; and thereafter, Sublessee shall cause, at Sublessee’s expense, Infrastructure
Systems and Security Systems within the Building to be reconnected (if necessary). Subject to the
terms of the Master Lease and provided that Sublessee obtains both Sublessor’s and Master Lessor’s
prior written consent (which consent Sublessor shall not unreasonably withhold), Sublessee shall be
permitted to select its own vendors for its repair and maintenance of the Subleased Premises and
for janitorial, security and other services to the Subleased Premises.

     11. Notices.

          11.1 Notices Under Sublease. All notices, consents, demands, requests and other
communications from one party to the other given pursuant to the terms of this Sublease shall be in
writing and shall be delivered by hand, air courier or by United States mail, certified or
registered, postage prepaid, and addressed to Sublessee or Sublessor at the addresses respectively
specified below or to such other place as Sublessee or Sublessor may from time to time designate in
a written notice to the other. Notices shall be deemed given on the earliest of (i) receipt, (ii)
one (1) business day after deposit with an courier for overnight delivery, or (iii) three (3)
business days after deposit in the United States mail.

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	The address for
	 	 
	Sublessor is:

	 	Maxtor Corporation
	 

	 	333 South Street
	 

	 	Shrewsbury, MA 01545
	 

	 	Attn: Gary Leblanc
	 
	 	 
	with a copy to:

	 	Maxtor Corporation
	 

	 	2452 Clover Basin Drive

Longmont, CO 80503
	 

	 	Attention: General Counsel
	 
	 	 
	The address for
	 	 
	Sublessee is:

	 	[Prior to the Commencement Date]
	 
	 	 
	 

	 	SanDisk Corporation
	 

	 	140 Caspian Court
	 

	 	Sunnyvale, CA 94089
	 

	 	Attn: General Counsel
	 
	 	 
	with a copy to:

	 	SanDisk Corporation
	 

	 	140 Caspian Court
	 

	 	Sunnyvale, CA 94089
	 

	 	Attn: Edward Palma
	 
	 	 
	 

	 	[On and after the Commencement Date]
	 
	 	 
	 

	 	SanDisk Corporation
	 

	 	601 McCarthy Boulevard
	 

	 	Milpitas, CA 95035
	 

	 	Attn: General Counsel
	 
	 	 
	with a copy to:

	 	SanDisk Corporation
	 

	 	601 McCarthy Boulevard
	 

	 	Milpitas, CA 95035
	 

	 	Attn: Edward Palma

          11.2 Notices Under Master Lease. Sublessor shall promptly provide Sublessee with a copy of any
notice it receives from Master Lessor relating to the Subleased Premises or the Master Lease.
Sublessee shall promptly provide Sublessor with a copy of any notice it receives from Master Lessor
relating to the Subleased Premises or the Master Lease.

     12. Confidentiality. Sublessee acknowledges and agrees that the terms and conditions set forth
in this Sublease constitute Sublessor’s “Confidential Information” (as defined in the NDA, as
defined below) and that such terms and conditions shall be subject to the Mutual Nondisclosure
Agreement executed by Sublessor and Sublessee and made effective as of May 4, 2004 (the “NDA”).

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     13. Limitation of Liability. Notwithstanding anything to the contrary contained in this
Sublease, (a) no director, officer, shareholder, employee, adviser or agent of Sublessor or
Sublessee shall be personally liable in any manner or to any extent under or in connection with
this Sublease, and (b) neither Sublessor nor any of the Sublessor Indemnitees shall be responsible
or liable for any consequential or punitive damages in connection with this Sublease, including,
without limitation, on account of lost profits or the interruption of Sublessee’s business.

     14. Signage. Subject to the terms and conditions of the Master Lease, Sublessee, at its sole
cost and expense, shall have the same signage rights as Sublessor has under the Master Lease with
regard to the Building subleased to Sublessee hereunder, provided that at Sublessee’s sole cost (a)
Sublessee shall obtain the prior written consent of Master Lessor thereto, (b) other than with
respect to signage for Building 6, Sublessee shall obtain the prior written consent of Sublessor
thereto (which consent of Sublessor shall not be unreasonably withheld), (c) Sublessee shall obtain
all necessary permits and approvals from all applicable government agencies with respect thereto,
(d) Sublessee shall install, maintain, repair and, to the extent required by Master Lessor, remove
all signage at expiration or earlier termination of this Sublease, and (e) Sublessee shall repair
all damage to the Subleased Premises caused by the removal of all signage at expiration or earlier
termination of this Sublease.

     15. Brokers. Sublessor shall pay The Staubach Company any brokerage commission earned in
connection with this Sublease pursuant to a separate agreement. Sublessee represents and warrants
to Sublessor that no real estate broker, agent or finder negotiated or was instrumental in
negotiating or representing Sublessee in the negotiation of this Sublease, other than CPS/Cushman &
Wakefield. Sublessor represents and warrants to Sublessee that no real estate broker, agent or
finder negotiated or was instrumental in negotiating or representing Sublessor in the negotiation
of this Sublease, other than The Staubach Company. Sublessee and Sublessor shall each indemnify and
hold the other harmless from and against any Claims resulting from breach of such party’s
representation and warranty contained above.

     16. Counterparts. This Sublease may be executed in separate counterparts, each of which shall
be an original, and all of which taken together shall constitute one and the same agreement.

     17. No Recording. Neither party hereto shall record this Sublease nor any memorandum hereof
without the written consent of the other party.

     18. Curing Defaults.

     (a) If Sublessee shall be in default in the performance of any of its obligations hereunder
beyond any applicable notice and cure period, Sublessor, without any obligation to do so, in
addition to any other rights it may have in law or equity, may elect (but shall not be obligated)
to cure such default after the applicable cure period at any time after delivery of five (5)
business days’ notice to Sublessee. Sublessee shall reimburse Sublessor, upon demand for one
hundred percent (100%) of all costs and expenses paid or incurred by Sublessor in curing such
default, and interest thereon from the respective dates of Sublessor’s making the payments and
incurring such costs, at the lesser of (i) the prime rate announced by Bank of America

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NT&SA from time to time (the “Prime Rate”) plus two percent (2%), or (ii) the maximum amount
allowed by law, which sums and costs together with interest thereon shall be deemed Additional Rent
payable promptly upon being billed therefor.

     (b) If Sublessor shall be in default in the performance of any of its obligations under the
Master Lease beyond any applicable notice and cure period, Sublessee, without any obligation to do
so, in addition to any other rights it may have in law or equity, may elect (but shall not be
obligated) to cure such default after the applicable cure period at any time after delivery of five
(5) business days’ notice to Sublessor. Sublessor shall reimburse Sublessee, upon demand for one
hundred percent (100%) of all costs and expenses paid or incurred by Sublessee in curing such
default, and interest thereon from the respective dates of Sublessee’s making the payments and
incurring such costs, at the lesser of (i) the Prime Rate plus two percent (2%), or (ii) the
maximum amount allowed by law, which sums and costs together with interest thereon shall be payable
promptly upon being billed therefor.

     19. Time. In all instances where Sublessee is required by the provisions of this Sublease to
pay any sum of money or to do any act at a particular indicated time or within any indicated
period, it is understood and agreed that TIME IS OF THE ESSENCE.

     20. Authority. The individual or individuals signing this Sublease on behalf of Sublessee or
Sublessor, represent and warrant that: (i) Sublessee or Sublessor, respectively, is a corporation
duly incorporated and organized and validly existing and in good standing under the laws of the
State of Delaware; (ii) Sublessee or Sublessor, respectively has full power and authority to enter
into this Sublease and to perform its obligations under this Sublease; (iii) the execution,
delivery and performance of this Sublease by Sublessee or Sublessor have been duly and validly
authorized by all necessary corporate action on the part of Sublessee or Sublessor and all required
consents and approvals have been duly obtained; and (iv) this Sublease is a legal, valid and
binding obligation of Sublessee or Sublessor, respectively, enforceable against Sublessee or
Sublessor, respectively in accordance with its terms, subject to the effect of applicable
bankruptcy, insolvency, reorganization, arrangement, moratorium or other similar laws affecting the
rights of creditors generally.

     21. Attorneys’ Fees. If as a result of any breach or default on the part of Sublessee under
this Sublease, Sublessor uses the services of an attorney in order to secure compliance with this
Sublease, Sublessee shall reimburse Sublessor upon demand as Additional Rent for any and all
reasonable attorneys’ fees and expenses incurred by Sublessor, whether or not formal legal
proceedings are instituted. Should either party bring an action against the other party, by reason
of or alleging the failure of the other party to comply with any or all of its obligations
hereunder, whether for declaratory or other relief, then the party which prevails in such action
shall be entitled to its reasonable attorneys’ fees and expenses related to such action, in
addition to all other recovery or relief. A party shall be deemed to have prevailed in any such
action (without limiting the generality of the foregoing) if such action is dismissed upon the
payment by the other party of the sums allegedly due or the performance of obligations allegedly
not complied with, or if such party obtains substantially the relief
sought by it in the action, irrespective of whether such action is prosecuted to judgment.
Attorneys’ fees shall include, without limitation, fees incurred in discovery, contempt
proceedings, and bankruptcy litigation. The non-prevailing party shall also pay the reasonable
attorneys’ fees and costs incurred by the prevailing party in

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any post-judgment proceedings to collect and enforce the judgment. The covenant in the preceding
sentence is separate and several and shall survive the merger of this provision into any judgment
on this Sublease.

     22. Successors. The terms, covenants and conditions of this Sublease shall be binding upon and
inure to the benefit of Sublessor and Sublessee and their respective successors, and except as
otherwise provided, their assigns.

     23. Remedies; Cross-Defaults. Sublessor shall have the right, upon Sublessee’s default
hereunder, in addition to the remedies set forth in this Sublease, to exercise against Sublessee
any and all of the rights and remedies described in the Master Lease as available to Master Lessor
in the event of a default by the tenant under the Master Lease. Moreover, any default by Sublessee
of any of its obligations or duties under any Sublease shall constitute a default by Sublessee
under all of the Subleases.

     24. Not Offer. The submission of this Sublease for review or signature by Sublessee shall not
constitute an offer or option to sublease the Subleased Premises, nor shall this Sublease be
effective as a sublease or otherwise until both parties execute and deliver execution counterparts
of this Sublease and Master Lessor approves this Sublease in writing.

     25. Construction. This Sublease is the result of negotiations between the parties and their
respective attorneys and shall be construed in an even and fair manner, regardless of the party who
drafted this Sublease or any provision hereof. The headings or captions of sections in this
Sublease are for convenience and reference only, and in no way define, limit, or describe the scope
or intent of this Sublease or the provisions of such sections. The term “including” shall mean
“including, but not limited to.”

     26. Entire Agreement; Amendment; Severability. Sublessor and Sublessee hereby agree to
mutually terminate that certain Sublease dated as of November 30, 2005 with respect to the
Buildings (as amended, the “Prior Sublease”). Sublessor and Sublessee hereby also agree that,
notwithstanding the terms of the Prior Sublease, all covenants, duties, obligations and indemnities
contained in the Prior Sublease shall not survive the termination thereof. There are no oral
agreements between Sublessor and Sublessee affecting this Sublease, and this Sublease (along with
the NDA) supersedes and cancels any and all prior negotiations, arrangements, correspondence,
communications, agreements and understandings, if any, whether oral or written, between Sublessor
and Sublessee with respect to the subject matter of this Sublease (including the Prior Sublease),
and none of the foregoing shall be used to construe this Sublease. No amendment or modification of
this Sublease shall be binding or valid unless expressed in writing and executed and delivered by
Sublessor and Sublessee. If any one or more of the provisions contained in this Sublease shall be
invalid, illegal or unenforceable in any respect, the validity, legality or enforceability of the
remaining provisions contained herein shall not in any way be affected or impaired.

     27. Right of First Offer.

          27.1 Right of First Offer. During the Term, Sublessee shall have a right of first offer
(“ROFO”) to sublease all of Building 5, containing approximately 94,484 rentable square

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feet, if and when Building 5 becomes Available (as defined below) and subject to Sublessor’s
obtaining Master
Lessor’s consent thereto in the Sublease Consent or another writing. As used in this Sublease,
“Available” shall mean that the entire Building 5 is then offered in the marketplace to the public
at large for rent, free and clear of all claims and rights of other parties, and Building 5 shall
be deemed not to be or not to have become “Available” if as to Building 5 there is a lease, lease
option or option or other right of extension, renewal, expansion, refusal, negotiation or similar
or other right, pursuant to any lease, sublease or written agreement in existence, with respect to
any portion of Building 5, on or before July 1, 2006, including any option or right of extension or
renewal thereof in existence on or before July 1, 2006 (and any subsequent exercise thereof).
Sublessor will notify Sublessee in writing (“Sublessor’s Notice”) if the entire Building
5 (and not less than all of Building 5) becomes Available, which Sublessor’s Notice shall include,
but not be limited to, (a) the date that Sublessor anticipates that Building 5 will become
Available, and (b) Sublessor’s proposed terms and conditions for subleasing Building 5, including
any subtenant improvement allowance that Sublessor shall provide. Sublessee shall have fifteen (15)
days following Sublessor’s delivery of Sublessor’s Notice (“Election Notice Period”) to provide
Sublessor irrevocable written notice (“Election Notice”) of Sublessee’s election to exercise its
ROFO on the exact same terms and conditions as contained in Sublessor’s Notice. If Sublessee fails
to deliver the Election Notice to Sublessor within the Election Notice Period or if Sublessee
declines to exercise its ROFO, then Sublessee’s ROFO shall be null and void and at any time
thereafter Sublessor shall be free to sublease Building 5 to any third party on the terms and
conditions contained in Sublessor’s Notice or such other term and conditions that are not less than
five percent (5%) lower (on an overall economic basis) than the terms and conditions described in
Sublessor’s Notice.

          27.2 Terms and Conditions. If Sublessee duly and timely delivers its Election Notice to
Sublessor, then Sublessor shall prepare and Sublessee shall execute a direct sublease with respect
to Building 5, subject to Sublessor’s termination right pursuant to Section 27.3 below, on the same
terms and conditions as contained in the Building 6 Sublease except as follows: (a) Sublessee shall
accept Building 5 in its then “As-built” and “AS IS” condition without any obligation of Sublessor
to repaint, remodel, improve or alter Building 5 or any portion thereof for Sublessee’s occupancy
or to provide Sublessee any allowance therefor (unless Sublessor’s Notice provides otherwise); (b)
Sublessor shall deliver Building 5 to Sublessee on the date (“Delivery Date”) that is the later of
(i) thirty (30) days after Sublessor regains possession of all of Building 5, and (ii) the date
that Master Lessor consents to Sublessee’s subleasing of Building 5; (c) the term of Sublessee’s
sublease of Building 5, and obligation to pay Rent therefor, shall commence on the Delivery Date
and shall expire sixty (60) days prior to the expiration date of the Building 5 Master Lease; and
(d) the Letter of Credit shall be increased by an amount to three (3) months’ Base Rent for
Building 5; and (f) as otherwise expressly provided in this Section 27.

          27.3 Termination of ROFO. Upon the occurrence of any of the following events, Sublessor shall
have the option, exercisable at any time prior to the commencement of the term as to Building 5, to
terminate all of the provisions of this Section 27, whereupon all rights of Sublessee pursuant to
the ROFO shall terminate and shall be of no further force and effect:

          (a) Sublessee’s failure to timely exercise the ROFO in strict accordance with this Section 27.

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          (b) The existence at the time of exercise of the ROFO (or anytime thereafter) of a default or
breach by Sublessee under this Sublease.

     28. No Solicitation. During the Term, Sublessee shall not solicit nor hire any employee of
Sublessor with first obtaining the prior written consent of Sublessor, which consent may be
withheld in Sublessor’s sole
discretion. Sublessee hereby agrees that money damages will not be a sufficient remedy for any
breach of this Section 28, such that Sublessor shall be entitled to injunctive relief, specific
performance, or both as a remedy for any such breach. Such remedy shall not be deemed to be the
exclusive remedy for any such breach but shall be in addition to all other remedies available at
law or equity.

     29. Parking. Sublessee shall have the right to use, on an unassigned, non-exclusive basis, all
parking spaces in the parking areas designated for the Building, as shown on Exhibit A hereto (the
“Parking Areas”). Notwithstanding the foregoing but subject to Applicable Requirements (including
those relating to handicap parking), Sublessor agrees to use commercially reasonable efforts to
ensure that its employees, agents, contractors and invitees do not park in a reasonable number of
“visitors” parking spaces that shall be designated by Sublessee in front of Building 3. The use of
the Parking Areas shall be subject to, and is conditioned upon, compliance by Sublessee with all
rules and regulations governing the Parking Areas promulgated by Master Lessor or Sublessor from
time to time (and Sublessee shall cause all of its employees, agents, contractors and invitees to
comply with the same).

     30. Outdoor Areas. Sublessee shall have the right to use, on a non-exclusive basis, the
outdoor sunken amphitheatre, basketball and volleyball courts, seating and lawn areas and other
outdoor areas associated with the Buildings (collectively, the “Outdoor Areas”). The use of the
Outdoor Areas shall be subject to, and is conditioned upon, compliance by Sublessee with all rules
and regulations governing the Outdoor Areas promulgated by Master Lessor or Sublessor from time to
time (and Sublessee shall cause all of its employees, agents, contractors and invitees to comply
with the same). In the event that Sublessee desires to reserve an Outdoor Area for its exclusive
use (a “Reservation”), it may do so subject to the following requirements: (a) Sublessee shall
deliver to Sublessor written notice specifying which Outdoor Area it proposes to reserve and the
date and time of the proposed Reservation at least fifteen (15) days’ prior to the proposed
Reservation date; (b) Sublessee shall not be permitted to reserve an Outdoor Area if Sublessor or
Master Lessor intends to use such Outdoor Area (or any portion thereof) during the proposed
Reservation period; (c) Sublessee shall not be permitted to reserve an Outdoor Area for longer than
a twenty-four (24) hour period (unless otherwise approved in writing by Sublessor which approval
shall not be unreasonably withheld, conditioned or delayed); (d) Sublessee shall set up and clean
up the Outdoor Area at Sublessee’s sole cost; and (e) Sublessee shall comply with all rules and
regulations governing the Outdoor Areas promulgated by Master Lessor or Sublessor from time to
time, including without limitation, any requirement by Sublessor that Sublessee obtain additional
insurance or provide Sublessor with additional indemnities in connection with any alcoholic
beverages served by or for Sublessee in or around the Outdoor Area.

     31. Hazardous Substances.

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          31.1 Definitions. As used in this Sublease, the term “Hazardous Substance” shall mean any
product, substance, or waste whose presence, use, manufacture, disposal, transportation, or
release, either by itself or in combination with other materials expected to be on the Subleased
Premises, is: (i) potentially injurious to the public health, safety or welfare, the environment or
the Subleased Premises, (ii) regulated or monitored by any governmental authority, or (iii) a basis
for potential liability of Sublessor to any governmental agency or third party under any applicable
statute or common law theory. Hazardous Substances shall include, but not be limited to, PCB’s,
hydrocarbons, petroleum, gasoline, asbestos and/or crude oil or any products, by-products or
fractions thereof. As used in this Sublease, the term “Reportable Use” shall mean (i) the
installation or use of any above ground storage tank, (ii) the generation, possession, storage,
use, transportation, release or disposal of a Hazardous Substance that requires a permit from, or
with respect to which a report, notice, registration or business plan is required to be filed with,
any governmental authority, and/or (iii) the presence at
the Subleased Premises of a Hazardous Substance with respect to which any Applicable Requirement
requires that a notice be given to persons entering or occupying the Subleased Premises or
neighboring properties.

          31.2 Reportable Uses and Hazardous Substances Require Consent. Except as expressly provided
below and subject to the Master Lease, Sublessee shall not engage in any activity in or on the
Subleased Premises which constitutes a Reportable Use of Hazardous Substances, nor shall Sublessee
generate, possess, store, use, release or dispose of any Hazardous Substances in, on, under or
about the Subleased Premises or the Building, without the express prior written consent of both
Sublessor and Master Lessor (which consent Sublessor shall not unreasonably withhold), and
Sublessee’s timely compliance (at Sublessee’s expense) with all Applicable Requirements.

          31.3 Duty to Inform Sublessor. If Sublessee knows that a Hazardous Substance has come or may
have come to be located in, on, under or about the Subleased Premises, Sublessee shall immediately
give written notice of such fact to Sublessor, and provide Sublessor with a copy of any report,
notice, claim or other documentation which it has concerning the presence of such Hazardous
Substance.

          31.4 Sublessee Remediation. Sublessee shall not cause or permit any Hazardous Substance to be
spilled or released in, on, under, or about the Subleased Premises (including through the plumbing
or sanitary sewer system) and shall promptly, at Sublessee’s sole cost and expense, take all
investigatory and/or remedial action reasonably recommended, whether or not formally ordered or
required, for the cleanup of any contamination of, and for the maintenance, security and/or
monitoring of the Subleased Premises or neighboring properties, that was caused or materially
contributed to by Sublessee, or pertaining to or involving any Hazardous Substance brought onto or
released in, on or under the Subleased Premises the Subleased Premises by or for Sublessee or
Sublessee’s employees, contractors, agents, invitees, licensees or permitted sub-sublessees or
assignees. Sublessee shall be solely responsible for the remediation of any condition concerning
any Hazardous Substance brought onto or released in, on or under the Subleased Premises by or for
Sublessee or Sublessee’s employees, contractors, agents, invitees, licensees or permitted
sub-sublessees or assignees.

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          31.5 Investigations and Remediations. Sublessee shall have responsibility and shall pay for
any investigations or remediation measures required by governmental entities having jurisdiction
with respect to the existence of Hazardous Substances brought onto or released in, on or under the
Subleased Premises by or for Sublessee or Sublessee’s employees, contractors, agents, invitees,
licensees or permitted sub-sublessees or assignees. Sublessee shall cooperate fully in any such
activities at the request of Sublessor or Master Lessor, including allowing Sublessor and Master
Lessor and their respective employees and agents to have reasonable access to the Subleased
Premises at reasonable times in order to carry out any investigative and remedial actions which
Sublessor or Master Lessor may elect to do.

          31.6 Sublessee’s Compliance with Applicable Requirements. Sublessee shall obtain, maintain and
strictly comply with, at Sublessee’s sole cost and expense, any and all Applicable Requirements
with the generation, possession, storage, use, release or disposal of any Hazardous Substance
brought onto or released in, on or under the Subleased Premises by or for Sublessee or Sublessee’s
employees, contractors, agents, invitees, licensees or permitted sub-sublessees or assignees.
Sublessee shall, within ten (10) days after receipt of Sublessor’s or Master Lessor’s written
request, provide Sublessor and Master Lessor with copies of all permits and other documents, and
other information evidencing Sublessee’s compliance with any Applicable Requirements specified by
Sublessor or Master Lessor, and shall immediately upon receipt by Sublessee, notify Sublessor and
Master Lessor in writing (and immediately provide to Sublessor and Master Lessor copies of any
documents involved) of any threatened or actual claim, notice, citation, warning, complaint or
report pertaining
to or involving the failure of Sublessee or the Subleased Premises to comply with any Applicable
Requirements or the provisions of this Section 31.

          31.7 Inspection; Compliance. Sublessor and Master Lessor and their respective employees and
agents shall have the right to enter the Subleased Premises at any time, in the case of an
emergency, and otherwise at reasonable times upon reasonable prior notice, which may be verbal, for
the purpose of inspecting the condition of the Subleased Premises and for verifying compliance by
Sublessee with this Section 31. The reasonable cost of any such inspections shall be paid by
Sublessor, unless such inspection reveals that Sublessee has violated the provisions of this
Section 31 in which case Sublessee shall reimburse Sublessor for the reasonable out of pocket costs
of such inspections. Moreover, Master Lessor shall be permitted at any time (a) to cause testing
wells to be installed in or around the Subleased Premises, and (b) to cause ground water to be
tested to detect the presence of Hazardous Substances.

          31.8 Sublessee Indemnification. Sublessee shall indemnify, defend and hold harmless each of
Sublessor, the Sublessor Indemnitees and the Master Lessor from and against any and all Claims
arising out of or involving any Hazardous Substance brought onto or released in, on or under the
Subleased Premises by or for Sublessee or Sublessee’s employees, contractors, agents, invitees,
licensees or permitted sub-sublessees or assignees. Sublessee’s obligations shall include, but not
be limited to, the effects of any contamination or injury to person, property or the environment
created or suffered by Sublessee, and the cost of investigation, removal, remediation, restoration
and/or abatement, and shall survive the expiration or termination of this Sublease. No
termination, cancellation or release agreement entered into by Sublessor and Sublessee shall
release Sublessee from its obligations under this Sublease with respect to Hazardous Substances,
unless Sublessor specifically agrees thereto in

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writing at the time of such agreement and such agreement specifically identifies this Section 31 of
this Sublease.

          31.9 Sublessor Indemnification. Sublessor shall indemnify, defend and hold harmless each of
Sublessee and the Sublessee Indemnitees from and against any and all Claims arising out of or
involving (a) any Hazardous Substance existing in, on or under the Subleased Premises prior to the
Commencement Date other than any Hazardous Substance brought onto or released in, on or under the
Subleased Premises by or for Sublessee or Sublessee’s employees, contractors, agents, invitees or
licensees prior to the Commencement Date, or (b) any Hazardous Substance brought onto or released
in, on or under the Subleased Premises by or for Sublessor on and after the Commencement Date.
Sublessor’s obligations shall include, but not be limited to, the cost of investigation, removal,
remediation, restoration and/or abatement, and shall survive the expiration or termination of this
Sublease. No termination, cancellation or release agreement entered into by Sublessor and Sublessee
shall release Sublessor from its obligations under this Section 31, unless Sublessee specifically
agrees thereto in writing at the time of such agreement and such agreement specifically identifies
this Section 31 of this Sublease.

     32. Proposed Sub-Subletting; Recapture. In the event that Sublessee desires to sub-sublet all
or a portion of the Subleased Premises, Sublessee shall submit to Sublessor for its review the
terms and conditions of such proposed sub-sublease transaction. Sublessor shall have the option for
a period of thirty (30) days, commencing upon the delivery to Sublessor of all of the information
described in the succeeding sentence, to elect in Sublessor’s sole discretion to terminate this
Sublease (as to the portion of the Subleased Premises that Sublessee proposes to sub-sublet) and
enter into a direct sublease (the “Direct Sublease”) with the prospective sub-sublessee (the
“Recapture”). In connection with Sublessor’s review process, Sublessee shall submit to Sublessor
in writing (i) the name of the proposed sub-sublessee, (ii) such information as to such
sub-sublessee’s
financial condition and general standing in the community as may be available to Sublessee,
(iii) all of the terms and conditions upon which the proposed transaction is to be made, and (iv)
such other information as Sublessor shall reasonably request. The parties hereto acknowledge and
agree that, if Sublessor elects to Recapture: (a) the consent of Master Lessor is required for the
Direct Sublease (the “Direct Sublease Consent”); (b) the parties hereto shall use commercially
reasonable efforts to negotiate in good faith to obtain, execute and deliver the Direct Sublease
Consent as soon as reasonably practicable; (c) Sublessee shall execute and deliver a guaranty, in
form and substance reasonably acceptable to Sublessor and Sublessee, wherein Sublessee shall
guaranty for the benefit of Sublessor the prompt payment and performance of each and every
obligation of the sublessee under the Direct Sublease; (d) upon the effective date of the Recapture
(provided that Master Lessor has executed the Direct Sublease Consent), Sublessee shall surrender
possession of the portion of the Subleased Premises covered by the Direct Sublease and any
applicable Personal Property and Infrastructure Systems in accordance with the terms and conditions
contained in this Sublease for the surrender of the same; and (e) Sublessee shall execute and
deliver an amendment to this Sublease modifying the description of the Subleased Premises, the Base
Rent and any other relevant provisions contained herein. The provisions contained in this Section
32 are in addition to (and not in lieu of) the provisions contained in Sections 16, 56 and 57 of
the Master Lease, as the same have been incorporated by reference into this Sublease.

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     IN WITNESS WHEREOF, the parties have executed this Sublease as of the date first hereinabove
written.

	 	 	 	 	 
	 	 	Sublessor:
	 
	 	 	 	 
	 	 	MAXTOR CORPORATION
	 
	 	 	 	 
	 

	 	By:	 	/s/ Duston Williams
	 

	 	 	 	 
	 

	 	Name:	 	Duston Williams
	 

	 	 	 	 
	 

	 	Title:	 	Chief Financial Officer
	 

	 	 	 	 
	 
	 	 	 	 
	 	 	Sublessee:
	 
	 	 	SANDISK CORPORATION
	 
	 

	 	By:	 	/s/ Judy Bruner
	 

	 	 	 	 
	 

	 	Name:	 	Judy Bruner
	 

	 	 	 	 
	 

	 	Title:
	 	Executive Vice President and Chief
Financial Officer
	 

	 	 	 	 

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