Document:

<PAGE>

                                                                  EXHIBIT 10.7.2

                                                                 LEASE AGREEMENT

1.   PARTIES
     -------

This lease, dated for reference purposes only, Friday, July 16, 1999, is made by
and between VANTAS - OFFICING SOLUTIONS WORLDWIDE, Lessor, and ANNUNCIO
SOFTWARE, hereinafter called Lessee.

2.   PREMISES
     --------

Lessee hereby leases from Lessor the premises described as 4900 Hopyard Road,
Suite #100, Pleasanton, CA 94588, OFFICE #38 A 126 SQ. FT., UNFURNISHED
EXTERIOR.

3.   TERM
     ----

(a)  A. SIX (6) MONTH term shall commence on JULY 26, 1999, and shall end on
JANUARY 31, 2000, unless renewed as provided in paragraph "3 (b)" herein.

(b)  Upon the ending term date set forth herein or the first extension thereof,
the Agreement shall be extended for the same period of time as the initial term
and upon the same terms and conditions as herein contained, unless either party
notifies the other in writing by certified or registered mail, return receipt
requested, or delivered by hand that the Agreement shall not be extended within
the period hereinafter specified or automatically renewed. Upon a second
extension thereof, the Agreement shall be extended for the same period of time
as the initial term, except for the amount of base rental charges, which shall
each be increased by seven percent (7%). If Lessee has less than three offices,
such notice shall be given at least 60 days prior to the expiration date of this
Agreement. If Lessee has three or more offices, such notice shall be given at
least 90 days prior to the expiration date of this agreement. Holdover - in the
event Lessee holds over beyond the end of the Lease term, the monthly recurring
charges shall be assessed at 150% their monthly rate and the holdover period
shall be for no less than one month.

4.   POSSESSION
     ----------

If Lessor for any reason whatsoever cannot deliver possession of the leased
premises to Lessee at the commencement of the term hereof, this shall not be
void or voidable, nor shall Lessor be liable to Lessee for any loss or damage
resulting therefrom, nor shall the expiration date of the above term be in any
way extended, but in that event, all rent shall be abated during the period
between the commencement of the term, as provided for in Paragraph 3
hereinabove, and the time Lessor delivers possession. In the event that Lessor
shall permit Lessee to occupy the leased premises prior to the commencement date
of the term, such occupancy shall be subject to all of the provisions of this
Lease Agreement. Such early possession shall not advance the termination date
hereinabove provided.

5.   RENT
     ----

Lessee agrees to pay Lessor the sum of $1000.00 per month plus $55.00 per phone
set for phone equipment rental per month due on the first day of each month. Any
installment of rent or any other recurring sums due from Lessee not received by
Lessor within five (5) days after such amount is due shall be assessed a late
charge equal to ten percent (10%) of such overdue amount plus $50.00. Clerical
Services and Other Services incurred shall be invoiced semi-monthly on the 15th
and last day of each month. Payment for said services are due and payable within
thirty (30) days of billing date. A late charge equal to two percent (2%) plus
$10.00 will be assessed on said services if payment is not received within
thirty (30) days of billing date. If an installment for rent or invoice for
services is overdue more than thirty (30) days, Lessor has the right to
discontinue all services upon the thirty-first (31st) day of delinquency.
Billing inquiries and/or change of address should be directed towards: VANTAS -
OFFICING SOLUTIONS WORLDWIDE, Attn: GENERAL MANAGER, 4900 Hopyard Rd., Suite
#100, Pleasanton, California 94588. In the event this Lease Agreement term
starts on a day other than the first of the month, the monthly recurring charges
shall be prorated for the current month and collected with the first full month
plus last month.

The monthly rental rate stated herein is predicated on providing office space
and services, as provided in Paragraphs 13 and 14, for ONE (1) PERSON(S).

Additional Reception Service  $100.00/each additional person - w/o voice mail
(receiving calls & callers)  $125.00/each additional person - with voice mail

Lessee hereby agrees to notify Lessor in writing no less than thirty (30) days
prior to addition of staff members for which Lessor will provide services.

                                                                     Page 1 of 5
<PAGE>

6.   PREPAID RENT & OPENING CHARGES
     ------------------------------

Concurrently with Lessee's execution of this Lease Agreement, Lessee shall pay
the Lessor the sum of:

     RECURRING CHARGES (1ST & LAST)
     ------------------------------

<TABLE>
<CAPTION>
     <S>                                                                                                <C>
     Office Rent (1st & last) (recurring charge)                                                        $2250.00
     Additional Users (1st & last) (recurring charge)                                                   $   0.00
     Furniture: Bringing in Theirs / Using ours "Complimentary" until arrival of own furniture
     (1st and last) (recurring charge)                                                                  $   0.00
     Mail Forwarding Service (1st & last) (recurring charge)                                            $   0.00
     Storage Rental (1st & last) (recurring charge)                                                     $   0.00
     Additional Voice Mail Box Rental ($25/each/month) (1st & last) (recurring charge)                  $   0.00
     Voice Mail Paging (1st & last) (recurring charge)                                                  $   0.00
     Phone Line Service - Dial Tone (1st & last) (recurring charge)                                     $ 240.00
     Phone Equipment Rental (1st & last) (recurring charge)                                             $ 165.00
     Speed Dial (1st & last) (recurring charge)                                                         $   0.00
     Conference Calling (1st & last) (recurring charge)                                                 $   0.00
     Call Forwarding (1st & last) (recurring charge)                                                    $   0.00
     Delayed Call Forwarding (1st & last) (recurring charge)                                            $   0.00
     Pacific Bell Directory Listing ($2/mo.) (1st & last) (recurring charge)                            $   6.00
     Copy Pkg. (1st) (recurring charge)                                                                 $   0.00
     Conference Pkg. (1st) (recurring charge)                                                           $   0.00
     Administrative Pkg. (1st) (recurring charge)                                                       $   0.00
     Secretarial Pkg. (1st) (recurring charge)                                                          $   0.00

     ONE-TIME / INSTALLATION CHARGES
     -------------------------------
     Administrative Start-up Fee (one-time charge)                                                      $ 200.00
     Additional Users Administrative Start-up Fee (one-time charge)
     Cleaning Fee ($200/Ofc.-less than 1 yr.) (one-time charge)                                         $ 250.00
     Furniture Move Fee (one-time charge)                                                               $   0.00
     Furniture Set-Up Fee (one-time charge)                                                             $  50.00
     Lobby Directory Listing (one-time charge)                                                          $ 100.00
     Key Deposit ($65/set X 1 Key Set(s)) (refundable)                                                  $  65.00
     Single Key Deposit ($33/key X (refundable)
     Storage Installation (one-time charge)                                                             $   0.00
     Voice Mail Installation (one-time charge)                                                          $   0.00
     Voice Mail Paging Installation (one-time charge)                                                   $   0.00
     Phone Line Installation (one-time charge)                                                          $ 480.00
     Fax/Modern Install (one-time charge)                                                               $ 370.00
     Phone Equipment Installation (one-time charge)                                                     $ 185.00
     Custom Phone Feature Installations (one-time charge) (Speaker/Speed Dial/Conference)               $  90.00

          TOTAL                                                                                         $4451.00
                                                                                                        --------
</TABLE>

* Phone Line Service represents monthly fee for dial tone. Phone Line Usage
--------------------                                       ----------------
(outgoing calls) is a variable charge and will be billed semi-monthly, due
within 10 days of statement date.

7.   USE
     ---

The premises are to be used for sales and administrative purposes only.

8.   CONDITIONS.
     ----------

Lessee shall not disturb, annoy, endanger or inconvenience other tenants in the
building or suite, nor use the premises for any immoral, unlawful, or sleeping
purposes, nor violate any law or ordinance or commit waste, nuisance or damage
upon or about the property.

                                                                     Page 2 of 5
<PAGE>

9.   REPAIRS, MAINTENANCE AND ALTERATIONS
     ------------------------------------

Lessee shall at all times during the term hereof, at its sole cost and expense,
keep the premises and every part thereof in good condition and repair, except
damage thereto by fire, earthquake, act of God or the elements. Lessee hereby
waives the right to make repairs at Lessor's expense under any law, statute or
ordinance with respect thereto now or hereafter in effect. Unless otherwise
expressly provided herein, Lessor shall not be required to make any improvements
or repairs of any kind or character on or to the leased premises during the term
of this Lease Agreement. Lessee shall return, upon expiration of this Agreement
the premises in their original configuration, design, and condition to Lessor.
Lessee shall, at its own cost and expense, repair or replace any damage or
injury to the leased premises, or any part thereof, caused by Lessee or Lessee's
agents, employees, invitees, licensees, or visitors; provided, however, if
Lessee fails to make such repairs or replacements promptly, Lessor may, at its
option, make such repairs or replacements, and Lessee shall reimburse the cost
thereof to Lessor on demand, together with interest at the maximum annual rate
permitted by law from the date of such work.

If Lessee vacates the premises and leaves the premises in a condition requiring
painting, carpet cleaning, or other maintenance to restore the premises to
leasable condition, a minimum fee of $200.00 per office will be assessed and
confirmed in the termination meeting (if conducted) or within 30 days of date of
vacancy.

Lessee agrees to keep a floor mat under any and all chairs with rollers/wheels
at all times to protect the carpeting.

10.  ABANDONMENT
     -----------

If Lessee abandons or vacates the premises, Lessor may at its option terminate
this Lease Agreement, re-enter the premises and remove all property.

11.  ESSENCE OF TIME
     ---------------

Time is of the essence of this Lease Agreement and all provisions hereof.

12.  INSURANCE
     ---------

Lessee shall indemnify and hold harmless Lessor as respects to any bodily injury
or property damage arising out of their operations and business conducted on
premises. Lessee shall maintain liability insurance in amounts no less than
$300,000 combined single limit for bodily injury and property damage. Lessee
shall provide Lessor with a certificate of insurance as evidence of the above
conditions and Lessor shall be named as an additional insured.

13.  SERVICES
     --------

Included in the monthly rental specified in Paragraph 5 herein, Lessee shall be
entitled to the following clerical and administrative services:

Full-time Receptionist Service           Mail Processing Service
(8:30 a.m.-5:00 p.m., Monday-Friday      Incoming Mail Sorted
excluding holidays)                      Outgoing - daily mail 10 pcs.

Telephone Answering                      Voice Mail 24 hrs./day.
8:30 a.m.-5:00 p.m.                      7 days/week
Monday-Friday, by Receptionist,          Complimentary 150 Voice Mail Msgs./Box
(excluding holidays)                     Additional messages @ $.35/ea.

                                         Access to Office, Building, & Copier
                                         24 hrs./day, 7 days/week

Hourly Office Rental/                    Access to:
Conference Room Facilities               Secretarial Services
By Reservation                           8:30 a.m.-5:00 p.m.
6 HOURS/MONTH INCLUDED                   Monday-Friday,
(non-cumulative)                         (excluding holidays)
                                         (Billed as Utilized, see Exhibit B/C)

                                                                     Page 3 of 5
<PAGE>

Lessee hereby agrees all telephone equipment and line services will be
coordinated by Lessor

with Lessor's telephone vendor. Lessee shall not modify nor change outlets,
telephone sets, or jacks.

14.  SERVICES & NON-SERVICE ITEMS
     ----------------------------

Services and non-service items shall be invoiced semi-monthly on the 15th and
last day of each month. Payment for said services are due and payable within
thirty (30) days of billing date. A finance charge of 2% per month will be
assessed for all services and recurring charges unpaid beyond 30 days of the
invoice date.

In the event Lessee is delinquent in making payment to recurring and/or clerical
services beyond the grace period hereby stated, Lessor shall have the right to
process the charges delinquent plus late fees on Lessee's major credit card as
provided by Lessee on the Credit Application accompanying this Lease Agreement.

At the end of a term, all charges and credits will be applied. It is understood
freight bills and vendor charges may take up to 60 days to pass through Lessee,
therefore a 90-day period may be required to reimburse credits or conclude final
account balance.

If collection time is required due to delinquent account status a fee of
$45/hour will be assessed for administrative time at a minimum of $9.00 per
collection contact.

SERVICES
--------

Secretarial Service                    Minimum billable unit 1/10
See Exhibit B/C for Rates              of an hour.

Word Processing (keyboarding)          Minimum billable unit 3/10
See Exhibit B/C for Rates              of an hour.
                                       Minimum per page 3/10
                                       of an hour (input).
                                       Editing - Minimum 2/10 of an hour.

Standard Turnaround - 1-3 pages (24 hrs.) 4 or more pages - turnaround
determined by VANTAS - OFFICING SOLUTIONS WORLDWIDE.

Lessee agrees that during the term of this Agreement and for six (6) months
after its termination will not offer employment to or hire any of the employees
of Lessor. If Lessee does not keep that agreement, Lessee will be liable to
Lessor for damages in the sum of twenty-five percent (25%) of the annual
compensation of each employee involved, it being mutually agreed by Lessee and
Lessor that this provision for liquidated damages is reasonable and that the
actual damage which would be sustained by Lessor as the result of a failure to
keep the agreement would be, from nature of the case, impracticable or extremely
difficult to fix.

Further, Lessee shall not provide, utilize, or sell any services or non-service
items, which are provided by VANTAS - OFFICING SOLUTIONS WORLDWIDE, as listed on
Exhibit B/C to other tenants or clients of VANTAS - OFFICING SOLUTIONS
WORLDWIDE, or for any other person or company.

Lessee shall not contract with an independent contractor, temporary personnel
agency, or individual for the purpose of providing secretarial, word processing,
or any services VANTAS - OFFICING SOLUTIONS WORLDWIDE provides.

If Lessee wishes to employ an administrative assistant or clerical staff member,
it is with the understanding an additional office must be leased from Bay
Business Centers, Inc. and prior written approval is obtained from VANTAS -
OFFICING SOLUTIONS WORLDWIDE for its use.

                                                                     Page 4 of 5
<PAGE>

15.  NOTICES
     -------

In every instance where it shall be necessary or desirable for the Lessee to
serve any notice or demand upon the Lessor, such notice or demand shall be sent
by United States "Registered" or "Certified" mail, postage prepaid, addressed
to:

                             ATTN: GENERAL MANAGER
                     VANTAS - OFFICING SOLUTIONS WORLDWIDE
                        4900 Hopyard Road., Ste., #100
                             Pleasanton, CA 94588

or at such other address of Lessor, as may appear on the records of Lessee. Any
notice or demand to be given by the Lessor to the Lessee shall be effective if
mailed to (Lessee's administrative office):

                        Mr. Jeff Bailey, Sales Manager
                               ANNUNCIO SOFTWARE
                      2440 West El Camino Real, Ste. #300
                              Mt. View, CA 94040

Notice mailed as aforesaid shall be deemed to have been served at the time of
postal meter cancellation date.

16.  OCCUPANCY/USE OF PREMISES
     -------------------------

Lessee shall not assign this Lease nor permit the occupancy or use of any part
thereof without the written permission of Lessor.

Lessee will not install or maintain a coffee maker or copier machine in Lessee's
office. Lessee further acknowledges smoking is not permitted within the suite
and must be restricted to outside of the suite.

17.  ATTORNEYS FEES
     --------------

In an event of any legal action or proceeding brought by either party against
the other under this Lease Agreement, the prevailing party shall be entitled to
recover all its costs and expenses, including without limitation the fees and
costs of appeal, if any, of its attorneys of such action or proceeding in such
amount as is reasonable.

<TABLE>
<S>                           <C>
LESSEE:                       LESSOR:
ANNUNCIO SOFTWARE             VANTAS - OFFICING SOLUTIONS WORLDWIDE

By: /s/ Kris Robinson         By: ____________________
    -----------------------
Title: Asst. Office Manager   Title: General Manager and/or Operations Manager
       --------------------
Name Printed: Kris Robinson   Name: Kathryn Ryder Hansen and/or Jennifer M. Dubois
              -------------
</TABLE>

                                                                     Page 5 of 5<PAGE>

                                                                  EXHIBIT 10.7.3

                                   SUB-LEASE

     THIS SUB-SUBLEASE (the "Sub-Sublease") is entered into as of the 1st day of
FEB, 2000, by and between Agresso Corp., a California corporation ("Agresso"),
as sub-sublessor, and Annuncio Software, Inc., a California corporation
("Annuncio"), as sub-sublessee with respect to the following facts:

                                    Recitals

     A.   The Dialog Corporation, a California corporation formerly Dialog
Information Services, Inc., a California corporation ("Dialog") entered into
that certain Lease dated March 10, 1994 (the "Master Lease") with The Sobrato
1979 Trust, a California limited partnership, formerly Sobrato Development
Companies #850, a California limited partnership ("Master Landlord") pursuant to
which Dialog leased the premises consisting of the building (the "Building")
containing 133,500 square feet of space and commonly known as 2440 El Carmino
Real, Mountain View (the "Master Lease Premises"). A copy of the Master Lease is
attached hereto as Exhibit A. Except as otherwise set forth herein, capitalized
                   ---------
terms used herein shall have the same meanings as such terms have in the Master
Lease.

     B.   Agresso and Dialog entered into that certain Sublease (the "Original
Sublease") dated March 26, 1998, pursuant to which Dialog subleased to Agresso a
portion of the Master Lease Premises consisting of 9,319 rentable square feet of
space on the first and fifth floors of the Building (the "Agresso Premises"). A
copy of the Original Sublease is attached hereto as Exhibit B.
                                                    ---------

     C.   Agresso desires to sub-sublease the Agresso Premises to Annuncio, and
Annuncio desires to sub-sublease the Agresso Premises from Agresso, pursuant to
the terms and conditions set forth in this Sub-Sublease.

     Now, therefore, for valuable consideration, the receipt and sufficiency of
which is hereby acknowledged, Agresso and Annuncio agree as follows:

     1.   SUBLEASE.
          --------

     Agresso leases to Annuncio and Annuncio hires from Agresso the Agresso
Premises. The Premises are delivered to Annuncio in their present "as-is"
condition, without the construction of any tenant improvements.

     2.   TERM.
          ----

     The term ("Term") of this Sub-Sublease shall commence on the later to occur
of February 1, 2000 or the date Master Landlord and Dialog have consented to
this Sub-Sublease (the "Commencement Date") and shall expire on January 22,
2005, subject to the earlier termination as provided herein.

                                      -1-
<PAGE>

     3.   RENT.
          ----

     Annuncio shall pay to DIALOG Basic Rent as provided below and Additional
Rent in monthly installments as required under the Original Sublease.

<TABLE>
<CAPTION>
Period                       Basic Rent/Master  Rate/Sq. Ft.
------                       -----------------  ------------
<S>                          <C>                <C>
Commencement Date-3/14/00           $27,025.10         $2.90
3/15/00-3/14/01                     $27,957.00         $3.00
3/15/01-3/14/02                     $28,888.90         $3.10
3/15/02-3/14/03                     $29,820.80         $3.20
3/15/03-3/14/04                     $30,752.70         $3.30
3/15/04-1/22/05                     $31,684.60         $3.40
</TABLE>

     Notwithstanding the foregoing, and without limitation, Annuncio shall not
be required to pay Agresso any penalties (whether in the form of late charges,
interest penalties, or other similar charges) required to be paid under the
Original Sublease by Agresso, to the extent such penalties become due as the
result of the negligence or other misconduct of Agresso or as the result of the
failure of Agresso to comply with the terms and conditions of the Master Lease
or this Sub-Sublease.

     4.   SUBLEASE CONSIDERATION AND TRANSFER OF WORK STATIONS.
          ----------------------------------------------------

     UPON SIGNATURE HEREOF, ANNUNCIO WILL PAY AGRESSO $50,000 DEPOSIT AND ITEMS
LISTED BELOW .

     Upon receipt of Master Landlord's and Dialog's consent to this Sub-
Sublease, Annuncio shall pay the following amounts to the parties indicated as
additional consideration for this Sub-Sublease:

          4.1  $175,000 to Agresso, which sum shall compensate Agresso
for costs incurred in connection with its original move to the Agresso Premises,
broken down as follow:

          Cost of construction initial tenant improvements   $ 93,200
          27 Workstations                                    $ 51,600
          Receptionist station                               $ 10,000
          Cabling costs                                      $ 13,000
          Miscellaneous                                      $  8,000
                                                             --------
                                                             $175,000

          4.2  $125,000 to Agresso, which sum represents the net present value
of the difference between the prevailing fair market rental value of the Agresso
Premises and the Basic Rent to be paid by Annuncio to Agresso (the "Bonus
Rent").

          4.3  $62,500 to Master Landlord, which sum represents one-half of the
Bonus Rent paid by Annuncio pursuant to section 4.2, above (the "Master Landlord
Payment"). By consenting to this Sub-Sublease, Master Landlord agrees that the
Master Landlord Payment constitutes the entire sum due to Master Landlord 29.B.
of the Master Lease, and that the Master Landlord Payment is not part of the
Bonus Rent paid hereunder, but is instead an additional payment made to ensure
that Agresso receives an amount equal to 100% of the Bonus Rent.

                                      -2-
<PAGE>

     In consideration of the payment described in section 4.1, above, Agresso
shall deliver to Annuncio the items described therein on the Commencement Date.
Agresso shall deliver 27 work stations, which work stations shall be purchased
                      --
by Annuncio (for the price set forth in section 4.1) "as is, where is," without
any representation or warranty of any kind other than that Agresso has free and
marketable title thereto. Agresso shall deliver to Annuncio an executed Bill of
Sale in the form attached hereto as Exhibit C concurrently with its receipt of
                                    ---------
the payment described in section 4.1. Annuncio shall pay the cost of any and all
taxes in connection with the delivery of the Bill of Sale.

     5.   ANNUNCIO DEPOSITS.
          -----------------

          5.1  Amount.

               (a) Upon the full execution of this Sub-Sublease, Annuncio shall
deliver to Agresso (1) (37,973.10), which sum shall represent Basic Rent plus
Services, Insurance & Tax for the first month of the Term, (2) a security
deposit ("Annuncio's Security Deposit") in the amount of $162,150.60, which
equals as security for the faithful performance by Annuncio of all of Annuncio's
obligations under this Sub-Sublease.

               (b)  Agresso shall comply with the provisions in Section 4.c of
the Original Sublease regarding the return to Annuncio of Annuncio's Security
Deposit after the end of the Term.

          5.2  Reduction of Annuncio Security Deposit.

               (a)  Provided that Annuncio is not then in default under this
Sub-Sublease, the Annuncio Security Deposit shall be reduced on each anniversary
of the Commencement Date by $27,025.10, which sum shall be paid by Agresso to
Annuncio within ten (10) days after each anniversary of the Commencement Date.

               (b)  Notwithstanding the provisions of paragraph 5.2.a, if
Annuncio's stock is involved in a public offering, Annuncio's Security Deposit
shall be reduced to $54,030.20. Any portion of Annuncio's Security Deposit in
excess of $54,030.20 shall be returned to Annuncio within ten (10) days after
the public offering of Annuncio's stock.

          5.3  Letter of Credit. In lieu of a cash Security Deposit,
simultaneously with the execution and delivery of this Sub-Sublease, Annuncio
may deliver to Agresso an irrevocable and unconditional standby letter of credit
made payable to Agresso, its successors and assigns, in the sum of Annuncio's
Security Deposit (the "Letter of Credit"), which shall secure the performance by
Annuncio of all obligations on the part of Annuncio hereunder. The Letter of
Credit shall include a provision reducing the amount thereunder consistent with
the reductions of Annuncio's Security Deposit as provided for in paragraph
5.2(a). In the event that the amount of Annuncio's Security Deposit is permitted
to be reduced pursuant to paragraph 5.2(b), Annuncio shall have the right to
substitute in place of the Letter of Credit a letter of credit identical to the
Letter of Credit in all aspects except that the amount thereof shall be
$54,030.20. The issuer of the Letter of Credit shall be a banking institution
with at least a rating of A and otherwise reasonably acceptable to Agresso.
Although Agresso shall only have the right to draw under the

                                      -3-
<PAGE>

Letter of Credit as set forth herein, under the terms of the Letter of Credit,
the sole condition to Agresso's draw upon the Letter of Credit shall be
presentment to the issuer thereof, prior to or on the expiration date, of a
demand for payment. The Letter of Credit shall be self-renewing from year to
year during the Sub-Sublease Term so as to expire no earlier than thirty (30)
days following the Sub-Sublease Term expiration date and shall contain such
other customary terms as Agresso requires in its reasonable discretion. It is
agreed: (i) that the Letter of Credit may be drawn upon to cure any default that
may exist, without prejudice to any other remedy or remedies that Agresso may
have on account thereof, and upon Agresso's demand, Annuncio shall reimburse the
issuer for the amount so drawn so that the Letter of Credit will be restored to
its original amount; (ii) that the Letter of Credit may be drawn upon if the
Letter of Credit has not been extended or renewed without amendment at least
thirty (30) days prior to any then-current expiration date thereof; (iii) that
if the rating of the issuer of the Letter of Credit at any time drops below A,
then, within sixty (60) days of Agresso's demand, Annuncio shall replace the
Letter of Credit with another Letter of Credit in a form reasonably acceptable
to Agresso and with an issuer with a rating of at least an A and otherwise
reasonable acceptable to Agresso and Agresso may draw on the existing Letter of
Credit if, after Agresso requests that Annuncio replace the Letter of Credit as
aforesaid, Agresso is not provided with a substitute Letter of Credit in a form,
and from an issuer, satisfactory to Agresso as provided above at least fifteen
(15) days prior to the then-current expiration date of the Letter of Credit; and
(iv) that the Letter of Credit shall be returned to Annuncio upon the later of
(a) thirty (30) days after the expiration of the Sub-Sublease Term, or (b) the
date Annuncio has vacated the Agresso Premises and surrendered possession
thereof to Agresso at the expiration of the Sub-Sublease Term as provided herein
and has paid Agresso all sums due and owing under this Sub-Sublease.

     6.   USE
          ---

     Annuncio shall use the Premises only for the uses permitted in the Original
Sublease, except as otherwise consented to in writing by Master Lessor and
Agresso.

     7.   OTHER PROVISIONS OF SUB-SUBLEASE
          --------------------------------

          7.1  Except as provided in this Sub-Sublease, all terms and conditions
of the Original Sublease are incorporated into and made a part of this
Sub-Sublease as if Agresso were the "Sublessor" thereunder and Annuncio the
"Sublessee" thereunder, except for the following: 2, 3(a)(i), the last sentence
of section 3(b), 4(a), 5, 7(e), 10, 14, 20 and Exhibit C. Additionally, the
first reference in section 7(d) of the Original Sublease to "Sublessor" shall be
deemed to refer to Dialog.

          7.2  Agresso represents to Annuncio that, as of the date of this
Sub-Sublease (i) the Master Lease and the Original Sublease are unmodified and
in full force and effect, (ii) Agresso is not in default under the Original
Sublease, (iii) no event has occurred or is occurring that would result in
Agresso's default under the Original Sublease, and (iv) to Agresso's knowledge,
neither the Master Lessor nor Dialog are in default under the Master Lease and
Dialog is not in default under the Original Sublease.

          7.3  Agresso represents to Annuncio that Agresso shall not, in a
manner that would materially and adversely affect Annuncio's rights under this
Sub-Sublease, voluntarily (i)

                                      -4-
<PAGE>

terminate the Original Sublease or (ii) amend or otherwise modify the terms of
the Original Sublease.

          7.4  Except as otherwise provided in this Sub-Sublease, Annuncio
agrees to observe, comply with, and perform, all of the terms and conditions
applicable to Agresso as Sublessee under the Original Sublease, except that the
obligation to pay Rent to Dialog under the Original Sublease shall be considered
performed by Annuncio to the extent and in the amount Rent is paid to Agresso in
accordance with this Sub-Sublease. Annuncio shall not commit or suffer any act
or omission that will violate any of the provisions of the Original Sublease.

          7.5  Agresso shall exercise due diligence in attempting to cause
Dialog to perform Dialog's obligations under and in accordance with the Original
Sublease, for the benefit of Annuncio. Notwithstanding any other provision of
this Sub-Sublease, if Dialog does not perform any of its obligations under and
in accordance with the Original Sublease, Agresso agrees at Annuncio's request
to enforce the terms of the Original Sublease against Dialog in accordance with
the Original Sublease. Agresso and Annuncio mutually agree to reasonably
cooperate with each other with respect to any such enforcement efforts,
proceeding or action.

          7.6  If the Original Sublease terminates, this Sub-Sublease shall
terminate and the parties shall be relieved of any further liability or
obligation under this Sub-Sublease, except as otherwise expressly provided in
the Original Sublease or this Sub-Sublease. Notwithstanding the preceding
sentence, if the Original Sublease terminates as a result of a default or breach
by Agresso or Annuncio under this Sub-Sublease and/or the Original Sublease,
then the defaulting party shall be liable to the nondefaulting party for the
damage suffered as a result of such termination.

          7.7  If the Original Sublease gives Agresso any right to terminate the
Original Sublease in the event of the partial or total damage, destruction, or
condemnation of the Agresso Premises or the Building or the Master Lease
Premises, the exercise of such right by Agresso shall not constitute a default
or breach hereunder; provided that Agresso shall give Annuncio written notice
(the "Termination Notice") of Agresso's intent to exercise such right of
termination at least thirty (30) days in advance of such exercise, and any such
exercise of the right to terminate by Agresso further shall be subject to
Annuncio's prior written approval, which shall not unreasonably be withheld. If,
within twenty (20) days after receiving the Termination Notice, Annuncio fails
to deliver to Agresso its written disapproval of such termination by Agresso
(Annuncio's approval shall not unreasonably be withheld), Annuncio conclusively
shall be deemed to have consented to such termination.

          7.8  Agresso acknowledges that if Annuncio pays the Rent to Agresso,
Agresso's failure to pay the Rent owing by Agresso to Dialog under the Original
Sublease would cause Annuncio to incur damages, costs, and expenses.
Accordingly, upon such failure, Annuncio shall have the right to pay directly to
Dialog the Rent owed by Agresso to Dialog under the Original Sublease, and to
deduct the same from the Basic Rent and Additional Rent due hereunder.

                                      -5-
<PAGE>

     8.   DEFAULT BY ANNUNCIO.
          -------------------

     If Annuncio shall be in default of any covenant of, or shall fail to honor
any obligation under, this Sub-Sublease, Agresso, upon giving any required
notice and subject to the right, if any, of Annuncio to cure any such default
within any applicable cure period, shall have available to it against Annuncio
all of the remedies available to Dialog under the Original Sublease in the event
of such a default on the part of Agresso thereunder.

     9.   CONDITION TO LEASE.
          ------------------

     The execution of this Sub-Sublease by Agresso and Annuncio shall not bind
either party unless Dialog and Master Landlord consent to this Sub-Sublease on
or before February 14, 2000.

     10.  INDEMNIFICATION.
          ---------------

          10.1  Agresso shall indemnify, defend and hold Annuncio harmless from
and against all costs, losses, damages, liabilities and expenses (including,
without limitation, reasonable legal counsel fees and disbursements) incurred by
Annuncio by reason of or arising out of (i) the use or occupancy of the Agresso
Premises by Agresso, or (ii) any act or failure to act by Agresso to perform or
comply with any of the agreements, terms covenants or conditions of the Original
Sublease or this Sub-Sublease to be performed or observed thereunder by Agresso.

          10.2  Annuncio shall indemnify, defend and hold Agresso harmless from
and against all costs, losses, damages, liabilities and expenses (including,
without limitation, reasonable legal counsel fees and disbursements) incurred by
Agresso by reason of or arising out of (i) the use or occupancy of the Agresso
Premises by Annuncio, or (ii) any act or failure to act by Annuncio to perform
or comply with any of the agreements, terms covenants or conditions of this Sub-
Sublease (including, without limitation, the agreements, terms covenants or
conditions set forth in the Original Sublease which are incorporated in this
Sub-Sublease) to be performed or observed by Annuncio).

          10.3  The foregoing indemnities shall survive any expiration or
termination of this Sub-Sublease.

     11.  BROKERS.
          -------

     Agresso represents that it has been represented only by Terry Haught and
Dave Heibert of Cornish & Carey as a real estate broker in this transaction.
Annuncio represents that it has been represented only by Jere Hench of Wayne
Mascia Associates as a real estate broker in this transaction. Agresso and
Annuncio shall each defend, indemnify and hold the other harmless from any claim
made by any broker other than those identified in this paragraph who is
asserting a right to a commission as a result of representing the indemnifying
party.

                                      -6-
<PAGE>

     12.  ADDRESS FOR NOTICES.
          -------------------

     Agresso's address for notices shall be as set forth in section 21 of the
Original Sublease. Annuncio's address for notices, shall be 2440 West El Camino
Real, Suite 300, Mountain View, CA 94040-1400, attn: K.K. Moller.
                                                     ------

     IN WITNESS WHEREOF, Agresso and Annuncio have executed this Sub-Sublease,
and this Sub-Sublease shall be effective, as of the date that Dialog and Master
Landlord consent in writing to this Sublease-Sublease.

AGRESSO                                      ANNUNCIO
-------                                      --------

AGRESSO CORP., a California corporation      ANNUNCIO SOFTWARE, INC.,
                                             a California corporation

By /s/ K.K. Moller

Its PRESIDENT & CEO                          By /s/ Didier Moretti
    --------------------------               ------------------------------

By  K.K. Moller                              Its President & CEO
   ---------------------------               ------------------------------

Its___________________________               By ___________________________

                                             Its___________________________

Date Signed: FEB. 1st, 2000                  Date Signed: Feb 1, 2000
             --------------                               -----------

                                      -7-
<PAGE>

                                   EXHIBIT A

                                The Master Lease

                                      -8-
<PAGE>

                                   EXHIBIT B

                             The Original Sublease

                                      -9-
<PAGE>

                                   EXHIBIT C

                                The Bill Of Sale

     For good and valuable consideration, receipt of which is hereby
acknowledged, Agresso Corp., a California corporation ("Seller") hereby grants,
bargains, sells, conveys, assigns, and transfers to Annuncio Software, Inc., a
California corporation ("Buyer") the goods described in Schedule 1 attached
hereto and made a part hereof.

     Seller covenants and agrees that it is the lawful owner of the goods; that
the goods are free from all encumbrances; that Seller has the right to sell the
goods: and that Seller will warrant and defend the same against the lawful
claims and demands of all persons.

     This Bill of Sale is executed and made effective on FEB 1st, 2000.

                                    SELLER:

                                    AGRESSO CORP., a California corporation

                                    By: /s/ K.K. Moller
                                        -----------------------------------
                                    Name: K.K. Moller
                                          ---------------------------------

                                    Title: PRESIDENT & CEO
                                           --------------------------------

                                      -10-
<PAGE>

                           Schedule 1 to Bill of Sale
                           --------------------------

[number of, and indentifying information for, work stations should be listed
here]

27 Only TEKNION Cubicles

ASSORTMENT OF FILING DRAWERS & CABINETS

1 ONLY DISWASHER

12 BURGANDY CHAIRS

1 CONFERENCE ROOM TABLE.

AS PER ATTACHED DIAGRAM.

                                      -11-
<PAGE>

                                [CHART OMITTED]

                                 AGRESSO CORP.
                              2440 El Camino Real
                                 Mountain View
                                   CA 94040

                   Schematic of changes to the 5th Floor of
                              the Dialog Buildng

                                1st April 1998

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00004-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00004-of-00352.parquet"}]]