Document:

Exhibit 10.33

 

Dated 17 August 1998

 

PART OF STACK L

 

CUSTOM HOUSE DOCK, DUBLIN 1

 

(1)           INDUSTRIAL DEVELOPMENT AGENCY
(IRELAND)

 

(2)           INVESTMENT TECHNOLOGY GROUP LIMITED

 

 

SUB-LEASE

Office Unit Nos 7, 7a & 7b

Part of Stack L, Custom House
Dock, Dublin 1

 

McCann FitzGerald

Solicitors

2 Harbourmaster Place

Custom House Dock

Dublin 1

I:\DOR\IDAITG.GO1

 

 

INDEX TO LEASE

 

	
   

  	
   

  	
  PAGE

  NOS

  
	
  SECTION
  1.00 - COMMENCEMENT

  	
   

  
	
   

  	
   

  
	
  1.01

  	
  Date

  	
  1

  
	
   

  	
   

  	
   

  
	
  1.02

  	
  Parties

  	
  1

  
	
   

  	
   

  	
   

  
	
  1.03

  	
  Testatum

  	
  1

  
	
   

  	
   

  	
   

  
	
  1 04

  	
  Definitions

  	
  1 - 8

  
	
   

  	
   

  	
   

  
	
  1.05

  	
  Interpretation

  	
  8 - 9

  
	
   

  	
   

  	
   

  
	
  1.06

  	
  Captions

  	
  9

  
	
   

  	
   

  	
   

  
	
  SECTION 2.00
  - DEMISE, RENT, COVENANTS, etc.

  	
   

  
	
   

  	
   

  
	
  2.01

  	
  Demise, Rent and
  Covenants

  	
  9

  
	
   

  	
   

  	
   

  
	
  2.02

  	
  Certificate

  	
  10

  
	
   

  	
   

  	
   

  
	
  2 03

  	
  Finance Act Certificate

  	
  10

  
	
   

  	
   

  	
   

  
	
  THE
  FIRST SCHEDULE

  	
   

  
	
   

  	
   

  
	
  Part 1

  	
  - The Landlord’s Building

  	
  11

  
	
   

  	
   

  	
   

  
	
  Part 2

  	
  - The Demised Premises

  	
  11

  
	
   

  	
   

  	
   

  
	
  Part 3

  	
  - Stack L

  	
  12

  
	
   

  	
   

  	
   

  
	
  Part 4

  	
  - The Term and the Rent

  	
  12

  
	
   

  	
   

  	
   

  
	
  Part 5

  	
  - The Offices Portion of the Landlord’s Building

  	
  12

  
	
   

  	
   

  	
   

  
	
  Part 6

  	
  - The Dublin Exchange Facility

  	
  12

  
	
   

  	
   

  	
   

  
	
  THE SECOND
  SCHEDULE

  	
   

  
	
   

  	
   

  
	
  Part 1

  	
  -
  Rights Granted to the Tenant

  	
   

  
	
   

  	
   

  	
   

  
	
  1.

  	
  Right to pass and
  repass over the Public Areas

  	
  13

  

 

 

	
  2.

  	
  Right to pass through
  Common Parts

  	
  13

  
	
   

  	
   

  	
   

  
	
  3.

  	
  Right to passage of
  Utilities

  	
  13 - 14

  
	
   

  	
   

  	
   

  
	
  4.

  	
  Right of support

  	
  14

  
	
   

  	
   

  	
   

  
	
  5.

  	
  Right of escape in
  event of fire

  	
  14

  
	
   

  	
   

  	
   

  
	
  Part 2

  	
  - Rights Excepted and Reserved
  to the Landlord, the Superior Landlord and others

  	
   

  
	
   

  	
   

  	
   

  
	
  1.

  	
  Right to passage of
  Utilities

  	
  14

  
	
   

  	
   

  	
   

  
	
  2.

  	
  Right of support

  	
  14

  
	
   

  	
   

  	
   

  
	
  3.

  	
  Right to enter

  	
  14

  
	
   

  	
   

  	
   

  
	
  4.

  	
  Right to rebuild
  adjoining buildings

  	
  15

  
	
   

  	
   

  	
   

  
	
  5.

  	
  Right to close
  temporarily the Public Areas

  	
  15

  
	
   

  	
   

  	
   

  
	
  6.

  	
  Right to make
  rules and regulations

  	
  15

  
	
   

  	
   

  	
   

  
	
  THE
  THIRD SCHEDULE - Covenants by
  the Tenant

  	
   

  
	
   

  	
   

  
	
  1.00

  	
  Payments by the Tenant

  	
   

  
	
   

  	
   

  	
   

  
	
  1 01

  	
  To pay Rent

  	
  16

  
	
   

  	
   

  	
   

  
	
  1.02

  	
  To pay legal and other
  charges

  	
  16

  
	
   

  	
   

  	
   

  
	
  1.03

  	
  To pay stamp duty

  	
  16 - 17

  
	
   

  	
   

  	
   

  
	
  1.04

  	
  To pay V.A.T.

  	
  17

  
	
   

  	
   

  	
   

  
	
  1.05

  	
  To pay for
  telecommunications lines and services

  	
  17

  
	
   

  	
   

  	
   

  
	
  1.06

  	
  To pay interest

  	
  17

  
	
   

  	
   

  	
   

  
	
  1.07

  	
  To pay costs of abating
  a nuisance

  	
  17

  
	
   

  	
   

  	
   

  
	
  1.08

  	
  To pay costs of
  licences and certificates

  	
  17

  
	
   

  	
   

  	
   

  
	
  2.00

  	
  Repair and Maintenance

  	
   

  
	
   

  	
   

  	
   

  
	
  2.01

  	
  To keep clean, tidy and
  repair the Demised Premises

  	
  18

  

 

 

 

	
  2.02

  	
  To clean windows and
  doors

  	
  18

  
	
   

  	
   

  	
   

  
	
  2.03

  	
  To install curtains and
  blinds

  	
  18

  
	
   

  	
   

  	
   

  
	
  2.04

  	
  Not to substitute
  blinds etc, or display any unsightly object on the Demised Premises

  	
  18

  
	
   

  	
   

  	
   

  
	
  2.05

  	
  Paint inside

  	
  18 - 19

  
	
   

  	
   

  	
   

  
	
  2.06

  	
  To do work as directed
  by a Statutory Authority

  	
  19

  
	
   

  	
   

  	
   

  
	
  2.07

  	
  To comply with
  statutory notices

  	
  19

  
	
   

  	
   

  	
   

  
	
  2.08

  	
  To permit the Landlord
  and the Superior Landlord to enter to view

  	
  19

  
	
   

  	
   

  	
   

  
	
  2.09

  	
  To permit the Landlord
  and others to exercise rights

  	
  19 - 20

  
	
   

  	
   

  	
   

  
	
  2.10

  	
  To protect the
  Conducting Media

  	
  20

  
	
   

  	
   

  	
   

  
	
  2.11

  	
  Not to damage the
  Demised Premises or the Development Area

  	
  20

  
	
   

  	
   

  	
   

  
	
  3.00

  	
  Use of the Demised Premises

  	
   

  
	
   

  	
   

  	
   

  
	
  3.01

  	
  User

  	
  20

  
	
   

  	
   

  	
   

  
	
  3.02

  	
  Not to overload

  	
  21

  
	
   

  	
   

  	
   

  
	
  3.03

  	
  Not to suspend objects
  from the ceiling

  	
  21

  
	
   

  	
   

  	
   

  
	
  3.04

  	
  Not to permit nuisance
  or annoyance

  	
  21

  
	
   

  	
   

  	
   

  
	
  3.05

  	
  Not to instal machinery

  	
  21

  
	
   

  	
   

  	
   

  
	
  3.06

  	
  Not to allow easements
  to be acquired

  	
  21

  
	
   

  	
   

  	
   

  
	
  3.07

  	
  Not to obstruct the
  Conducting Media

  	
  22

  
	
   

  	
   

  	
   

  
	
  3.08

  	
  Not to obstruct any
  windows or other lights

  	
  22

  
	
   

  	
   

  	
   

  
	
  3.09

  	
  Not to leave
  impediments in the Public Areas

  	
  22

  
	
   

  	
   

  	
   

  
	
  3.10

  	
  Not to display
  advertisements and signs

  	
  22

  
	
   

  	
   

  	
   

  
	
  3.11

  	
  Not to allow loud music

  	
  22

  

 

 

	
  3.12

  	
  Not to hold “fire sale”
  or “bankruptcy sale”

  	
  22

  
	
   

  	
   

  	
   

  
	
  3.13

  	
  Not to sell
  Intoxicating Liquor

  	
  23

  
	
   

  	
   

  	
   

  
	
  3.14

  	
  Not to place or deposit
  outside any vehicle or article

  	
  23

  
	
   

  	
   

  	
   

  
	
  3.15

  	
  Not to hold sales by
  auction

  	
  23

  
	
   

  	
   

  	
   

  
	
  3.16

  	
  Not to allow
  infestation

  	
  23

  
	
   

  	
   

  	
   

  
	
  3.17

  	
  Nuisance use
  restriction

  	
  23

  
	
   

  	
   

  	
   

  
	
  3.18 

  	
  Safety use restriction 

  	
  23

  
	
   

  	
   

  	
   

  
	
  3.19

  	
  Storage use restriction

  	
  24

  
	
   

  	
   

  	
   

  
	
  3.20

  	
  To comply with all
  statutory requirements

  	
  24

  
	
   

  	
   

  	
   

  
	
  3.21

  	
  To comply with
  regulations

  	
  24

  
	
   

  	
   

  	
   

  
	
  3.22

  	
  Reletting sign

  	
  24

  
	
   

  	
   

  	
   

  
	
  3.23 

  	
  Additions and alterations 

  	
  25

  
	
   

  	
   

  	
   

  
	
  3.24

  	
  Not to make any claim
  or objection

  	
  25

  
	
   

  	
   

  	
   

  
	
  3.25

  	
  Planning Acts

  	
  25 - 26

  
	
   

  	
   

  	
   

  
	
  3.26

  	
  To comply with Local
  Authority requirements

  	
  26

  
	
   

  	
   

  	
   

  
	
  3.27

  	
  Fire requirements

  	
  26

  
	
   

  	
   

  	
   

  
	
  3.28

  	
  Not to use the Public
  Areas unless Formally Opened

  	
  26

  
	
   

  	
   

  	
   

  
	
  4.00

  	
  Alienation

  	
   

  
	
   

  	
   

  	
   

  
	
  4.01

  	
  No assignment or
  underletting of the Demised Premises or any part thereof without consent

  	
  26

  
	
   

  	
   

  	
   

  
	
  4.02

  	
  Alienation conditions

  	
  26 - 27

  
	
   

  	
   

  	
   

  
	
  4.03

  	
  Application for consent
  to alienate

  	
  27 - 28

  
	
   

  	
   

  	
   

  
	
  4.04

  	
  To register assignments

  	
  28

  
	
   

  	
   

  	
   

  
	
  4.05

  	
  To notify of
  assignments

  	
  29

  

 

 

 

	
  5.00

  	
  Insurance

  	
   

  
	
   

  	
   

  	
   

  
	
  5.01

  	
  Not to avoid insurance

  	
  29 - 30

  
	
   

  	
   

  	
   

  
	
  6.00

  	
  Miscellaneous

  	
   

  
	
   

  	
   

  	
   

  
	
  6.01

  	
  Accidents on the
  Demised Premises

  	
  30

  
	
   

  	
   

  	
   

  
	
  6.02

  	
  To yield up

  	
  30

  
	
   

  	
   

  	
   

  
	
  6.03

  	
  Not to vitiate
  Insurance

  	
  30

  
	
   

  	
   

  	
   

  
	
  6.04

  	
  Notice

  	
  30

  
	
   

  	
   

  	
   

  
	
  6.05

  	
  Indemnity

  	
  30 - 31

  
	
   

  	
   

  	
   

  
	
  6.06

  	
  Landlord’s agent

  	
  31

  
	
   

  	
   

  	
   

  
	
  6.07

  	
  Keyholders

  	
  31

  
	
   

  	
   

  	
   

  
	
  6.08

  	
  Blinds

  	
  32

  
	
   

  	
   

  	
   

  
	
  6.09

  	
  Covenants in Superior
  Lease

  	
  32

  
	
   

  	
   

  	
   

  
	
  THE
  FOURTH SCHEDULE - Covenants by
  the Landlord

  	
   

  
	
   

  	
   

  
	
  1.

  	
  To insure

  	
  32

  
	
   

  	
   

  	
   

  
	
  2.

  	
  Damage to the Demised
  Premises by Insured Risks

  	
  32 - 33

  
	
   

  	
   

  	
   

  
	
  3.

  	
  Covenants in the
  Superior Lease

  	
  33

  
	
   

  	
   

  	
   

  
	
  4.

  	
  Services

  	
  33

  
	
   

  	
   

  	
   

  
	
  5.

  	
  The Museum Rent

  	
  34

  
	
   

  	
   

  	
   

  
	
  6.

  	
  The Public Area Service
  Charge

  	
  34

  
	
   

  	
   

  	
   

  
	
  THE FIFTH SCHEDULE - Provisos,
  Matters and Things Agreed and Declared by and Between the Parties

  	
   

  
	
   

  	
   

  
	
  1.

  	
  Forfeiture

  	
  34

  
	
   

  	
   

  	
   

  
	
  2.

  	
  Arbitration

  	
  34 - 35

  

 

 

	
  3.

  	
  Consents of Landlord to be in writing

  	
  35

  
	
   

  	
   

  	
   

  
	
  4.

  	
  Planning permission,
  etc.

  	
  35

  
	
   

  	
   

  	
   

  
	
  5.

  	
  Covenants relating to
  other property

  	
  35

  
	
   

  	
   

  	
   

  
	
  6.

  	
  Payments to be treated
  as Rent

  	
  35

  
	
   

  	
   

  	
   

  
	
  7.

  	
  Break Option

  	
  35 - 36

  
	
   

  	
   

  	
   

  
	
  8.

  	
  Notice

  	
  36

  
	
   

  	
   

  	
   

  
	
  9.

  	
  Boundary walls and
  columns

  	
  36

  
	
   

  	
   

  	
   

  
	
  10.

  	
  Rights in respect of adjoining land

  	
  36

  
	
   

  	
   

  	
   

  
	
  11.

  	
  Waiver

  	
  36 - 37

  
	
   

  	
   

  	
   

  
	
  12.

  	
  Restrictions on
  adjoining land

  	
  37

  
	
   

  	
   

  	
   

  
	
  13.

  	
  Right of entry to remedy breaches of covenant

  	
  37

  
	
   

  	
   

  	
   

  
	
  14.

  	
  Entitlement to alter or
  vary or extend the Public
  Areas

  	
  37

  
	
   

  	
   

  	
   

  
	
  15.

  	
  Removal of property
  after determination of the Term

  	
  37 - 38

  
	
   

  	
   

  	
   

  
	
  16.

  	
  Section 40 Deasy’s
  Act, 1860

  	
  38

  
	
   

  	
   

  	
   

  
	
  17.

  	
  Suspension of Rent

  	
  38

  
	
   

  	
   

  	
   

  
	
  18.

  	
  Jurisdiction

  	
  38 - 39

  
	
   

  	
   

  	
   

  
	
  THE
  SIXTH SCHEDULE

  	
   

  
	
   

  	
   

  
	
  Part 1

  	
  - The Landlord’s Offices Services

  	
  39 - 41

  
	
   

  	
   

  	
   

  
	
  Part 2

  	
  - Services Ascertainment and Payment

  	
  41 - 43

  
	
   

  	
   

  	
   

  
	
  THE SEVENTH
  SCHEDULE - Rent Review

  	
  43

  
	
   

  	
   

  
	
  Landlord & Tenant Act - Renunciation

  	
  47

  

 

 

	
  1.01                           Date

  	
   

  	
   

  	
   

  	
  

  
	
   

  	
   

  	
   

  	
   

  
	
  THIS
  LEASE is made on 17th August 1998

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  1.02                           Parties

  	
   

  	
   

  	
   

  

 

BETWEEN

 

(1)                                    INDUSTRIAL
DEVELOPMENT AGENCY (IRELAND) having its registered office at Wilton Park
House, Wilton Place, Dublin 2; and

 

(2)                                    INVESTMENT
TECHNOLOGY GROUP LIMITED having its registered office at

 

1.03                           Testatum

 

NOW THIS
INDENTURE WITNESSES as follows:

 

SECTION 1.00
- INTERPRETATION

 

1.04                           Definitions

 

For
the purposes of this Lease the following words and expressions shall have the
following meanings and interpretations:

 

	
  “Act
  of the Oireachtas”

  	
   

  	
  any act of Parliament
  or act of the Oireachtas or law of the European Community now in force in the
  State and any such act or law which may hereinafter be passed which has force
  in the State including (without prejudice to the generality of the foregoing)
  any instrument, directive, regulation, or bye-law made thereunder;

  
	
   

  	
   

  	
   

  
	
  “the
  Amiens Street Right of Way”

  	
   

  	
  the roadway coloured
  yellow but unhatched on the map attached to a Licence to pass over said
  roadway dated 19 day of May 1994 (“the
  Amiens Street/Mayor Street Licence”) made between (1) the
  Superior Landlord and (2) the Landlord.

  
	
   

  	
   

  	
   

  
	
  “the
  Common Parts of the Offices Portion of the Landlord’s Building”

  	
   

  	
  the entrance hall,
  landings, lift shafts, toilets, staircases, passages and other areas which
  form part of the offices portion of the Landlord’s Building (as

  

 

1

 

	
   

  	
   

  	
  hereafter defined) and
  which are from time to time during the Perpetuity Period provided by the
  Landlord for common use and enjoyment by the tenants and occupiers of the
  Landlord’s Building and all persons expressly or by implication authorised by
  them and including all structural and external parts of the Landlord’s
  Building (excluding the Lettable Premises as hereafter defined and the Dublin
  Exchange Facility as hereafter defined);

  
	
   

  	
   

  	
   

  
	
  “Conducting Media”

  	
   

  	
  wires, cables, pipes,
  sewers, drains, gutters, ducts, flues, conduits, meters, traps, valves and other
  media, plant, equipment or apparatus for the conducting, controlling or
  measuring of electricity, gas, power, water, foul drainage, surface water,
  drainage, telephone, telex and other electrical impulses, air, smoke, fumes
  and other matter or things or forms of energy and other things of a like
  nature;

  
	
   

  	
   

  	
   

  
	
  “the Demised Premises”

  	
   

  	
  that part of the
  Offices Portion of the Landlord’s Building described in Part 2 of the
  First Schedule hereto;

  
	
   

  	
   

  	
   

  
	
  “Determination of the Term”

  	
   

  	
  the determination of
  the Term whether by effluxion of time, re-entry under the provisions hereof,
  duly accepted surrender or any other means or cause whatsoever;

  
	
   

  	
   

  	
   

  
	
  “Development
  Area”

  	
   

  	
  the area shown outlined
  in red on Map F annexed hereto or any part or parts thereof excluding the
  quay walls of the Custom House Quay and the Custom House Quay Bridge (but not
  any bridge erected in replacement thereof);

  
	
   

  	
   

  	
   

  
	
  “the Dublin Exchange Facility”

  	
   

  	
  the part of the
  Landlord’s Building described in Part 6 of the First Schedule hereto;

  
	
   

  	
   

  	
   

  
	
  “Due Proportion”

  	
   

  	
  means in relation to

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (a)          “the due proportion”
  of the Public Area Service Charge for which the Landlord is liable under the
  Superior Lease with respect to the Offices Portion of the Landlord’s Building
  calculated in accordance with the provisions of paragraph 1 of part 2 of the
  Fifth Schedule to the Superior

  

 

2

 

	
   

  	
   

  	
  Lease for the
  Accounting Period as defined in the Sixth Schedule to this Lease and for each
  such Accounting Period; and

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (b)   The Landlord’s Offices Service Charge for
  the said Accounting Period and for each such Accounting Period;

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  the due proportion of
  such Total Service Charges shall be that which shall be calculated as a
  percentage of the total cost of the Total Service Charges equal to the
  percentage which the gross floor area of the Demised Premises bears to the
  aggregate of the gross floor areas of the Lettable Premises in the Offices
  Portion of the Landlord’s Building and which have been certified by the
  Landlord to be available for letting.

  
	
   

  	
   

  	
   

  
	
  “Formally
  Opened”

  	
   

  	
  in relation to any
  portion of the Development Area means declared open to the public and
  completed by the Superior Landlord on the application of the Management
  Company (as defined herein and by the Superior Lease) or declared open to the
  public and completed by the Superior Landlord;

  
	
   

  	
   

  	
   

  
	
  “Improvement
  and Improvement Consent”

  	
   

  	
  shall have the meanings
  assigned to them by the Landlord and Tenant (Amendment) Act, 1980;

  
	
   

  	
   

  	
   

  
	
  “Intoxicating
  Liquor”

  	
   

  	
  shall have the meaning
  assigned to it by the Intoxicating Liquor Acts 1902 - 1962;

  
	
   

  	
   

  	
   

  
	
  “Instalment
  Days”

  	
   

  	
  First day of each
  January, April, July and October of the Term;

  
	
   

  	
   

  	
   

  
	
  “Insured
  Risks”

  	
   

  	
  fire, lightning, impact,
  earthquake, flood, storm, tempest, explosion, aircraft and other aerial
  devices (including articles dropped from aircraft) riot, civil commotion and malicious
  damage, bursting or overflowing of water pipes and tanks, apparatus, drains
  or sewers and impact by road vehicles, public liability and insurance
  liability of the Landlord for three years loss of rent and Due Proportion of
  the Total Service Charges and any other risks, perils, expenses, losses as
  the Landlord from time to time in its reasonable discretion may decide to
  insure the Landlord’s Building and the Landlord’s Building Plant 

  

 

3

 

	
   

  	
   

  	
  and Machinery against
  for the following sums:

  
	
   

  	
   

  	
   

  
	
   

  	
  (A)

  	
  such sum as the
  Landlord shall from time to time be advised as being the full cost of
  rebuilding and reinstatement including architects, surveyors and other
  professional fees and any fees payable upon any applications for planning
  permissions or other permits or consents that may be required in relation to
  the rebuilding or reinstatement of the Offices Portion of the Landlord’s
  Building; and

  
	
   

  	
   

  	
   

  
	
   

  	
  (B)

  	
  the cost of debris
  removal, demolition, site clearance, any works that may be required by
  statute and incidental expenses against damage or destruction by such insured
  risks to the extent that such insurance may ordinarily be arranged for
  properties such as the Offices Portion of the Landlord’s Building and the
  Landlord’s Building Plant and Machinery with an insurer of repute and subject
  to such excesses, exclusions or limitations as the insurer may require;

  
	
   

  	
   

  	
   

  
	
  “the Landlord”

  	
   

  	
  the party hereto of the
  one part, and its successors and assigns being the person which is the owner
  for the time being of the reversion immediately expectant on the
  Determination of the Term;

  
	
   

  	
   

  	
   

  
	
  “the Landlord’s Building”

  	
   

  	
  the property described
  in Part 1 of the First Schedule hereto and refers to each and every part
  of the building or buildings, additions or improvements erected thereon;

  
	
   

  	
   

  	
   

  
	
  “the Landlord’s Building Plant
  and Machinery”

  	
   

  	
  all pumps, heating
  apparatus and equipment, water tanks, meters of every description,
  transformers, distribution boards, lighting equipment, internal telephone and
  other communication systems, public address systems, television ducts, fire prevention
  systems and equipment generators, intruder systems, and all other plant,
  machinery, apparatus, equipment situate in the Landlord’s Building (but excluding
  plant and equipment provided by the Tenant);

  
	
   

  	
   

  	
   

  
	
  “the Landlord’s Offices Services”

  	
   

  	
  the services specified
  in Part 1 of the Sixth Schedule hereto or any of them;

  
	
   

  	
   

  	
   

  
	
  “the Landlord’s Offices Service
  Charge”

  	
   

  	
  the aggregate costs
  expenses and outgoings

  

 

4

 

	
   

  	
   

  	
  paid, payable incurred
  or borne from time to time by the Landlord in providing the Landlord’s
  Offices Services;

  
	
   

  	
   

  	
   

  
	
  “Landlord’s Insurance Premiums”

  	
   

  	
  sums equivalent to the
  premiums incurred by the Landlord from time to time for keeping the Offices
  Portion of the Landlord’s Building and the Landlord’s Building Plant and
  Machinery insured against the Insured Risks pursuant to the Landlord’s
  obligation under Paragraph 1 of the Fourth Schedule hereto;

  
	
   

  	
   

  	
   

  
	
  “Landscaped
  Areas”

  	
   

  	
  those parts of the
  Public Areas which are landscaped or intended to be landscaped from time to
  time and maintained as such;

  
	
   

  	
   

  	
   

  
	
  “Lettable Premises”

  	
   

  	
  those parts of the
  Offices Portion of the Landlord’s Building which have been constructed for or
  will during the Perpetuity Period be constructed for and are intended for
  letting and have been or will be let (including the Demised Premises).

  
	
   

  	
   

  	
   

  
	
  “Management
  Company”

  	
   

  	
  Custom House Docks
  Management Limited or such other body or person appointed under the terms of
  the Superior Lease to carry out the functions of the management company under
  the Superior Lease in providing the Public Area Services;

  
	
   

  	
   

  	
   

  
	
  “Map
  A”

  “Map B”

  “Map C”

  “Map D”

  “Map E”

  “Map F”

  	
   

  	
  the maps annexed hereto
  and respectively so marked and “Maps” shall be construed accordingly;

  
	
   

  	
   

  	
   

  
	
  “the
  Museum”

  	
   

  	
  the museum which may be
  constructed or any buildings adapted as such within the Development Area having
  a maximum gross floor area not exceeding 130,000 square feet;

  
	
   

  	
   

  	
   

  
	
  “the
  Museum Rent”

  	
   

  	
  the rent of
  IR£12,098.50 per annum for which the Landlord is or will be liable to pay to
  the Superior Landlord under the Superior Lease with respect to the Museum;

  
	
   

  	
   

  	
   

  
	
  “the  Nearby
  Premises”

  	
   

  	
  all other parts of the Landlord’s
  Building not hereby demised and all buildings and lands adjoining or 

  

 

5

 

	
   

  	
   

  	
  neighbouring the
  Demised Premises and any buildings now or hereafter to be erected thereon or
  on some part or parts thereof (but excluding the Common Parts of the Offices
  Portion of the Landlord’s Building and the entire of the Dublin Exchange
  Facility as herein defined);

  
	
   

  	
   

  	
   

  
	
  “the Offices Portion of the
  Landlord’s Building”

  	
   

  	
  that part of the
  Landlord’s Building described in Part 5 of the First Schedule hereto;

  
	
   

  	
   

  	
   

  
	
  “the Perpetuity Period”

  	
   

  	
  the period of the lives
  of all the lineal descendants of his Britannic Majesty George V living at the
  date hereof and twenty one years after the death of the survivor of such descendants;

  
	
   

  	
   

  	
   

  
	
  “Planning Acts”

  	
   

  	
  the Local Government
  (Planning and Development) Acts, 1963 to 1993 and the Urban Renewal Act 1986,
  and any statutory modification or re-enactment of those Acts for the time
  being in force and any regulations or orders made thereunder;

  
	
   

  	
   

  	
   

  
	
  “the Prescribed Rate”

  	
   

  	
  on each occasion when the
  same falls to be calculated hereunder a rate of interest equal to two per
  centum per annum above the rate from time to time certified by Allied Irish
  Banks, Plc on each 1 January, 1 April, 1 July and 1
  October immediately preceding each such occasion as being the rate
  offered to it on such day in the Dublin Interbank Market for amounts in excess
  of One Hundred Thousand Irish Pounds (IR£100,000) for three month periods
  (and if during any period when the same falls to be calculated hereunder the
  rate shall be varied from time to time then the rate so varied shall apply)
  or (in the event that such rate is no longer published and used) such other
  comparable rate of interest as (in default of agreement) may be certified by
  a leading independent firm of Chartered Accountants in Ireland appointed by the
  Landlord compounded quarterly on 1 January, 1 April, 1 July and 1
  October in every year;

  
	
   

  	
   

  	
   

  
	
  “Public Areas”

  	
   

  	
  all Formally Opened
  areas from time to time within the Development Area (excluding the Units as
  that term is defined by the Superior Lease save any part thereof which is
  agreed to be a Public Area) and further including without prejudice to the
  generality of 

  

 

6

 

	
   

  	
   

  	
  the foregoing the
  public walks, malls, roads, bridges, decks, lifts, stairs, staircases and other
  similar features Provided Always that if the Superior Landlord shall cause or
  permit any alterations in the Development Area which shall in any way reduce,
  alter or extend the area or location of the Public Areas or any part thereof
  then the definition of Public Areas shall as and where necessary be modified
  accordingly.

  
	
   

  	
   

  	
   

  
	
  “the
  Public Area Services”

  	
   

  	
  the services specified
  in Part 1 of the Fifth Schedule to the Superior Lease or any of them;

  
	
   

  	
   

  	
   

  
	
  “the
  Public Area Service Charge”

  	
   

  	
  the public area service
  charge as defined by the Superior Lease in so far as it relates to the
  Offices Portion of the Landlord’s Building;

  
	
   

  	
   

  	
   

  
	
  “Rent”

  	
   

  	
  the Rent from time to
  time hereby reserved;

  
	
   

  	
   

  	
   

  
	
  “the
  Society of Chartered Surveyors In the Republic of Ireland” and Incorporated Law Society”

  	
   

  	
  the bodies so named at
  the date of this Lease and shall include any other bodies established from
  time to time in succession or in substitution for each of the said bodies or
  carrying out the functions currently carried out by the same;

  
	
   

  	
   

  	
   

  
	
  “the
  Superior Landlord”

  	
   

  	
  the Dublin Docklands
  Development Authority;

  
	
   

  	
   

  	
   

  
	
  “the
  Superior Lease”

  	
   

  	
  Lease dated 19
  May 1994 between (1) the Superior Landlord and (2) the
  Landlord with respect to the Landlord’s Building;

  
	
   

  	
   

  	
   

  
	
  “Stack
  L”

  	
   

  	
  the property described
  in the Third Part of the First Schedule hereto of which the Landlord’s
  Building forms part and refers to each and every part of the building or buildings,
  additions or improvements erected thereon;

  
	
   

  	
   

  	
   

  
	
  “Supervening
  Events”

  	
   

  	
  means:

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (a)          the Landlord has failed
  despite using its reasonable endeavours to obtain the permissions; or

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (b)         any of the permissions
  have been granted subject to a lawful condition with which it 

  

 

7

 

	
   

  	
   

  	
  would be unreasonable
  to expect the Landlord to comply; or

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (c)          some defect or
  deficiency in the land upon which the rebuilding or reinstatement is to take
  place would mean that the same could only be undertaken at a cost that would be
  unreasonable in all the circumstances; or

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (d)         the Landlord is unable
  to obtain access to the site for the purposes of rebuilding or reinstating;
  or

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (e)          the rebuilding or reinstating
  is prevented by war, act of God, government action, civil commotion, strike,
  lock-out; labour dispute, shortage of labour and/or materials; or

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  (f)            any other
  circumstances beyond the control of the Landlord;

  
	
   

  	
   

  	
   

  
	
  “the Tenant”

  	
   

  	
  the party hereto of the
  other part and its successors and permitted assigns;

  
	
   

  	
   

  	
   

  
	
  “the Term”

  	
   

  	
  the term of years
  created by this Lease;

  
	
   

  	
   

  	
   

  
	
  “Total Service Charges’

  	
   

  	
  where used means
  collectively “the due proportion” as defined by the Superior Lease of the
  Public Area Service Charge and the Landlord’s Offices Service Charge;

  
	
   

  	
   

  	
   

  
	
  “the Utilities”

  	
   

  	
  water, gas, telephone,
  television, oil, soil, sewage, waste of all kinds, electricity, electric
  impulses, air, smoke, fumes of all kinds and other matters and forms of
  energy and other things of a like nature;

  

 

1.05                        Interpretation

 

(a)          References in this Lease
to a statute or section of a statute shall include references to any statutory
consolidation, amendment, modification or re-enactment thereof for the time
being in force and all regulations, statutory instruments, rules, notices, directions,
consents, orders and other provisions made thereunder and any conditions
attaching thereto.

 

(b)         Any covenant in this
Lease by the Landlord or the Tenant not to do 

 

8

 

any act or thing shall
extend to its not suffering or permitting the doing of that act or thing.

 

(c)          Any
reference in this Lease to the doing or permitting of any act or thing by the Landlord or Tenant shall be deemed to include
the doing or permitting of that
act or thing by the workmen servants or other employees or duly authorised
agent of the Landlord or of the Tenant.

 

(d)         All
rights of entry exercisable hereunder by the Landlord shall extend to and
include the Superior Landlord and their respective Architects, Engineers,
Surveyors, Servants, Contractors, Agents, Licensees and Employees.

 

(e)          The
masculine gender shall include the feminine and neuter and vice versa and words
importing persons shall include firms or companies and corporations and vice
versa and obligations undertaken by two or more parties shall be joint and
several obligations.

 

(f)            Words
such as “hereunder” “hereto” “hereof” and “herein” and other words commencing
with “here” shall unless the context clearly indicates to the contrary refer to
the whole of this Lease and not to any particular section paragraph or sub-paragraph
thereof.

 

(g)         Any
reference to a section, clause, paragraph or sub-paragraph shall be a reference
to the section, clause, paragraph or sub-paragraph of the provision in which
the reference occurs unless from the context it is clear that some other
provision is intended.

 

(h)         Any
interest due hereunder by the Tenant to the Landlord or vice versa shall accrue
from day to day as well after as before any judgment.

 

(i)             Words
importing the singular number only shall include the plural and vice versa and
where there are two or more persons included in the expression “the Tenant”
then the covenants herein expressed to be made by the Tenant shall be covenants
by such persons jointly and severally.

 

(j)             In
the above definitions unless there is something in the subject or context
inconsistent therewith any references to leases and expressions applicable to
leases shall include references to licences and other interests and similar
expressions insofar as applicable and appropriate to licences and other
interests.

 

(k)          Any
reference to a matter requiring the consent of the Landlord shall 

 

9

 

where the context
requires also require the consent of the Superior Landlord.

 

1.06                    Captions

 

The section headings and captions to the clauses and the index in
this Lease are for convenience of reference only and shall not be considered a
part of or affect the construction or interpretation of this Lease.

 

SECTION 2.00
- DEMISE RENT AND COVENANTS

 

2.01                       Demise,
Rent and Covenants

 

(a)          The Landlord
hereby demises unto the Tenant the Demised Premises to be held by the Tenant
for the term and at the rent set out at Part Four of the First Schedule
hereto.

 

(b)         The
Demised Premises are demised together with the rights, easements and privileges
set out in Part One of the Second Schedule hereto but excepting and
reserving as set out in Part Two of the Second Schedule hereto.

 

(c)          The
Tenant covenants with the Landlord in the manner set out in the Third Schedule
hereto.

 

(d)         The
Landlord covenants with the Tenant in the manner set out in the Fourth Schedule
hereto.

 

(e)          The
demise made is subject to the provisions matters and things set out in the
Fifth Schedule hereto which are hereby agreed and declared by and between the
Landlord and the Tenant.

 

2.02                        Certificate

 

It is hereby certified that the Demised Premises is situate in the
County Borough of Dublin.

 

2.03                        Finance
Act Certificate

 

It is hereby
certified for the purposes of the stamping of this instrument, that this is an
instrument to which the provisions of Section 112 of the Finance Act, 1990
do not apply in that it is a lease of part of a refurbished building containing
no residential element in which no consideration is payable other than rent.

 

10

 

FIRST
SCHEDULE

 

Part 1 - the Landlord’s Building

 

ALL THAT AND THOSE
the property shown outlined in red on Map A situate at Custom House Docks in
the City of Dublin being part of the lands and building known as Stack L and
described in Folio 60033F of the Register County of Dublin known or to be known
as the Dublin Exchange Facility, Custom House Dock, Dublin.

 

Part 2 - the Demised Premises

 

ALL THAT AND THOSE parts
of the floor of the Landlord’s Building known or to be known as Office Units
7,7a & 7b shown at Second floor level outlined in blue on Map B1
annexed hereto including comprising of 4,025 square feet (approximately):

 

(a)                            the
internal plaster surfaces and finishes of all external structures or load
bearing walls and columns which abut on the Demised Premises but not any other
part of such walls and columns;

 

(b)                           the
floor finishes so that the lower limit of the Demised Premises shall include
such finishes but shall not extend to anything below them save that any raised
or access floors and the cavity below them shall be included;

 

(c)                            the
ceiling finishes so that the upper limit of the Demised Premises shall include
such finishes (including suspended ceilings (if any) and light fittings) but
shall not extend to anything above them;

 

(d)                           the
entirety of any non-loadbearing internal walls within the Demised Premises;

 

(e)                            the
inner half severed medially of the internal non-loadbearing walls dividing the
Demised Premises from other parts of the Landlord’s Building or the remainder
of the building known as Stack L;

 

(f)                                all
additions and improvements to the Demised Premises;

 

(g)                           all
the Landlord’s fixtures and fittings of every kind which shall from time to
time be in or upon the Demised Premises whether originally affixed or fastened
to or upon the same or otherwise except any such fixture installed by the
Tenant and that can be removed from the Demised Premises without defacing the
same; and

 

(h)                              any
Conducting Media that exclusively serve the Demised Premises.

 

11

 

Part 3 - Stack L

 

ALL THAT AND THOSE the lands with the building thereon known as
Stack L shown on Map E and
thereon edged green situate at Custom House Dock in the City of Dublin being part of the lands in Folio 60033F of the
Register County Dublin.

 

Part 4 - The Term and the Rent

 

THE
TERM

 

20 years commencing on 1 August 1998 and terminating on 31 July 2018.

 

THE
RENT

 

The Tenant shall pay the Landlord during each year of the Term the
yearly rent of £88,550 subject
to review at the times and in the manner set forth in the Seventh Schedule hereto.

 

The Rent in respect of each year of the Term is to be paid in
advance on the Instalment Days.

 

In addition the Tenant shall pay to the Landlord as additional
Rent the Due Proportion of the Total Service Charges payable in the manner and
at the times specified in Part 3
of the Sixth Schedule hereto;

 

Part 5 - The Offices Portion of
the Landlord’s Building

 

ALL
THAT AND THOSE the Property shown outlined in brown on Map C situate at
Custom House Docks in the City of Dublin being part of the lands and buildings
known as Stack L and described in Folio 60033F of the Register County Dublin being the offices constructed or to be
constructed to serve the Dublin Exchange Facility.

 

Part 6 - The Dublin Exchange
Facility

 

ALL
THAT AND THOSE  that part of
the Landlord’s Building shown on Map D annexed hereto and outlined in brown.

 

12

 

SECOND SCHEDULE

 

Part 1 - Rights granted to the
Tenant

 

THERE
ARE GRANTED to the Tenant the following rights (as rights appurtenant to the
Demised Premises and each and every part thereof):

 

1.                                       Right
to pass and repass over the Public Areas.

 

Subject to same
being Formally Opened, full free right and liberty (in common with the Landlord
and all others authorised by the Landlord from time to time and all others
similarly entitled from time to time) for the Tenant, its undertenants,
servants, agents and visitors to pass and repass at all times and for all
purposes:

 

(a)                            with
or without vehicles over all the road’s now or hereafter within the Perpetuity
Period forming part of the Public Areas; and

 

(b)                           by
foot over all the walkways, malls, squares and other pedestrian areas now or
hereafter within the Perpetuity Period forming part of the Public Areas;

 

(c)                            with
or without vehicles over the roadway shown coloured yellow and hatched on the
map F annexed hereto until such roadway is Formally Opened and over the Amiens
Street Right of Way for so long as the Amiens Street/Mayor Street Licence subsists;

 

subject to the
right of the Landlord and the Superior Landlord to alter or vary such rights
but not in a manner that prevents or materially interferes with access to or
egress from the Demised Premises.

 

2.                                       Right
to pass through the Common Parts of the Offices Portion of the Landlord’s
Building. The right (in common with the Landlord and all others authorised from
time to time by the Landlord) to pass on foot only over and along the Common
Parts of the Offices Portion of the Landlord’s Building in order to gain access
to or regress from the Demised Premises.

 

3.                                       Right
to passage of Utilities. The right (in common with the Landlord and all others
authorised by the Landlord from time to time and all others similarly entitled)
of free and uninterrupted passage of and running of the Utilities and other
services to and from the Demised Premises, from and to the Nearby Premises, the
Dublin Exchange Facility and the Development Area, in and through the
appropriate Conducting Media whether installed now or within the Perpetuity
Period to be laid, in or under such land or buildings to the extent that the
same are laid or formed or will be laid or formed to serve and are capable of
serving the Demised Premises and the right to maintain connections with the Conducting
Media within the Demised Premises to the extent aforesaid for the purpose of
exercising the said rights of passage or any of them SUBJECT to:

 

13

 

(a)         the Tenant
causing as little damage and inconvenience as possible in the exercise of such
rights and as soon as practicable making good any damage thereby caused to such
land and buildings; and

 

(b)         there being
no use or attempt to use the Conducting Media
to an extent which is in excess of the capacity which the same or any part of the same is designed to
bear or for a purpose for which same is
not provided.

 

4.                                       Right
of support. The full and free right of support and protection to the extent now enjoyed or to be
acquired during the Perpetuity Period by the Demised Premises from the Dublin Exchange Facility and the
Nearby Premises.

 

5.                                       Right
of escape in the event of fire. The right of escape in the event of fire or
other emergency through fire doors and fire escapes laid out for that purpose
in or over the Nearby Premises and the Development Area.

 

Part 2

 

Rights Excepted and Reserved

to the Landlord, the Superior Landlord and Others

 

THESE ARE EXCEPTED AND RESERVED to the Landlord, the Superior
Landlord and others;

 

1.                                       Right
to passage of Utilities. The right (in common with the Tenant and the tenants
and the owners and occupiers from time to time of Stack L and all others
similarly entitled from time to time) of free and uninterrupted passage of and
running of the Utilities and other services to and from the Nearby Premises,
the Dublin Exchange Facility and the Development Area, from and to the Demised
Premises, in and through the appropriate Conducting Media (whether installed
now or within the Perpetuity Period) to be laid in, on or under the Demised Premises
to the extent that the same are laid or formed or will be laid or formed to
serve and are capable of serving the Nearby Premises, the Dublin Exchange
Facility and the Development Area and the right to make and maintain
connections with and to lay, repair, renew and replace such Conducting Media or
any of them to the extent aforesaid (to be exclusive to the Landlord and all
others authorised by it with respect to the Dublin Exchange Facility) for the
purpose of exercising the said rights or any of them SUBJECT TO:-

 

(a)                             the
person exercising such rights causing as little damage and inconvenience as
possible in the exercise of such rights and as soon as practicable making good
any damage to the Demised Premises thereby caused; and

 

14

 

 

(b)          there
being no use or attempt to use the Conducting Media to an extent which is in
excess of the capacity which the same or any part of the same is designed to
bear or for a purpose for which same is not provided.

 

2.                                      Right
of support. The full and free right of support, shelter and protection to the
extent now enjoyed or to be acquired during the Perpetuity Period by the Dublin
Exchange Facility, the Nearby Premises from the Demised Premises. 

 

3.                                      Right
to enter. The right for the Landlord, the Superior Landlord and the tenants or
other owners for the time being of Stack L and their authorised agents and
other authorised in writing by the Landlord or the Superior Landlord on
reasonable written notice at all reasonable times and from time to time (except
in case of emergency when written notice shall be given as soon as practicable)
and (without prejudice to the rights of the Superior Landlord under the
Superior Lease) to enter upon the Demised Premises or such part thereof as is
reasonably necessary for the purpose of exercising the rights set out in
sub-clause 1 above and for the purpose of performing the Landlord’s Offices
Services, the person or persons exercising such rights doing as little damage
and causing as little inconvenience as possible during the exercise of such
rights and forthwith making good any damage thereby occasioned to the Demised
Premises. 

 

4.                                      Right
to rebuild adjoining buildings. The right to rebuild or alter any of the
buildings now or hereafter adjoining or near the Demised Premises and to build
upon, use, add to or extend or develop any land now or hereafter belonging to
the Landlord and the Superior Landlord (other than the Demised Premises) at any
time or times and for any purpose whatsoever causing as little inconvenience,
interference or damage as possible to the Demised Premises and forthwith making
good any damage thereby occasioned to the Demised Premises and without prejudice
to the rights of the Superior Landlord under the Superior Lease making as
little noise as is reasonably possible having regard to the nature of the works.

 

5.                                      Right
to close temporarily the Public Areas. The right to close temporarily and for
such time as is reasonably necessary at any time any part or parts of the Public
Areas for the purpose of repairing, renovating, replacing, cleaning and
maintaining the same Provided Always that the Tenant shall have access to the
Demised Premises. 

 

6.                                      Right
to make rules and regulations. The right from time to time to make reasonable
rules and regulations and to make additional amendments or revisions thereof
for the orderly, convenient and proper operation, management and maintenance of
the Development Area as a whole or any part thereof and in particular the
Public Areas and the Common Parts of the

 

 

 

15

 

 

Offices Portion of
the Landlord’s Building.

 

THIRD SCHEDULE

 

Covenants by the Tenant

 

1.00                        Payments
by the Tenant

 

1.01                        To pay the
Rent

 

To
pay to the Landlord the Rent and additional rents hereby reserved at all times
and in the manner at and in which the same is herein reserved and made payable
without, save as may be required by law, any deduction or set off whether
legal, equitable or otherwise and if so required by the Landlord to make any
such payments by Banker’s Order to any bank account or other accounts that the
Landlord may from time to time nominate and on the signing hereof to complete
the Banker’s Order attached hereto.

 

1.02                        To Pay
Outgoings

 

To
pay all existing and future rates, taxes, duties, charges, levies, assessments,
impositions and outgoings whatsoever (whether parliamentary, parochial or
otherwise and whether of a capital or revenue nature) which are now or
hereafter imposed or charged or assessed upon or payable in respect of the
Demised Premises or any part or parts thereof or on the owner or occupier in
respect thereof or anything done thereon respectively (Landlord’s property,
capital and income taxes excepted) and pending a separate valuation of the
Demised Premises to pay to the Landlord on demand a contribution to the
Landlord’s liability to rates on the Landlord’s Building on a current valuation
to be specified by the Landlord to the Tenant at the time of demand at the
poundage from time to time current.

 

1.03                        To pay
Legal and Other Charges

 

To
pay on demand to the Landlord from time to time all proper and reasonable
solicitors, surveyors and other charges incurred by the Landlord in or in
contemplation of any application to the Landlord for any consent pursuant to
the covenants herein or in the Superior Lease and of any notice or proceedings
under Section 14 of the Conveyancing and Law of Property Act, 1881 by the
Landlord notwithstanding that forfeiture shall be avoided otherwise than by
relief granted by the Court and of the preparation and service of any schedule
of dilapidations served during or after the

 

16

 

Determination
of the Term and to keep the Landlord fully indemnified in respect thereof.

 

 

1.04                        To pay
stamp duty and VAT

 

To
pay to the Landlord’s solicitors on the execution hereof the stamp duty on the
original and on the counterpart of this Lease and to pay to the Landlord the
Value Added Tax exigible on the grant of this Lease and on demand the amount of
Value Added Tax (if any) from time to time payable upon the Total Service
Charges reserved as additional rent hereunder;

 

1.05                        To pay for
telecommunications lines and services

 

To
pay duly and punctually for all telecommunications lines and services
including, in particular but not exclusively telephones and services, used or
consumed respectively on the Demised Premises.

 

1.06                        To pay
interest

 

To
pay interest (as well after as before any judgement) on any Rents or other
monies (of whatever nature) from time to time payable by the Tenant to the
Landlord which are unpaid for 21 days or more after the date on which the same
have been demanded at the Prescribed Rate from the date on which the same
becomes payable to the date of actual payment Provided That nothing in this
Clause shall entitle the Tenant to withhold or delay payment of rents or any
other monies after the date upon which they first fall due.

 

1.07                        To pay
costs of abating a nuisance

 

To
pay all reasonable and proper costs incurred by the Landlord in abating a
nuisance created by or directly attributable to the Tenant’s use of the Demised
Premises and executing all such works as may be necessary for abating such a
nuisance or for remedying any other matter in connection with the Demised Premises
in obedience to a notice served by any local or statutory or other competent
authority.

 

1.08                        To pay
costs of licences and certificates

 

To
pay to the Landlord all reasonable and proper costs incurred by the Landlord
attendant upon and incidental to every application made by the Tenant for a
consent, licence or certificate herein required or made necessary or for a
decision as to whether or not a consent or licence is required whether any such
decision is that no consent, licence or certificate is required or whether any
such consent, licence or certificate be granted or refused or granted subject
to any condition or qualification or whether the application be withdrawn.

 

17

 

2.00                        Repair
and Maintenance

 

2.01        To
keep clean and tidy and to repair and to put and keep in repair during the term
hereby created the Demised Premises and every part thereof, and any additions
alterations and extensions thereto and every part thereof and without
derogating from the generality of the foregoing the internal surfaces of the
floors ceilings and structural walls and surfaces of any structural part of the
demised premises and the entire of the walls included in the demise, the doors,
locks, plate glass and other glass in windows, fixtures, fittings, fastenings,
conduits and utilities but excluding the machinery therein (damage by any of
the Insured Risks as hereinafter defined in Clause 1 hereof excepted if
and so long only as the policy or policies of insurance shall not have been
vitiated or payment of the policy monies withheld or refused in whole or in
part by reason of any act neglect or default of the Tenant or the servants
agents licensees or invitees of the Tenant).

 

2.02        To
properly clean the inside of the windows of and all glass doors in the demised
premises at least once every two months throughout the term of this Lease.

 

2.03        To
install such curtains and blinds in or on the windows of the demised premises
or otherwise serving the same as the Landlord may from time to time reasonably
require in that behalf.

 

2.04        Not
to substitute any blinds shutters or curtains in or on the windows of the
demised premises in place of those now hanging without first obtaining the
consent in writing of the Landlord nor to put or display on or in the demised
premises any unsightly object which shall be visible from the exterior thereof.

 

2.05                        Paint
inside

 

In the year 1999
if the tenancy hereby created should still exist and thereafter in every fifth
year and in the last year of the said term (whether determined by effluxion of
time or otherwise) to prepare and paint in a proper and workmanlike manner all
the inside wood metal and other works of the demised premises usually or
requiring to be painted with two coats at least of good oil paint or good
synthetic paint AND ALSO with such internal painting to white-wash colour-wash
distemper grain varnish french or wax polish paper and otherwise decorate in a
proper and workmanlike manner and with good quality materials all such internal
parts of the demised premises as have been or ought properly to be so treated
AND as often as may be necessary to clean and treat in a suitable manner for
its maintenance in good condition all the inside wood metal work and stone work
(whether polished or not) not required to be painted or french

 

18

 

polished or
distempered and to clean all tiles glazed bricks aluminium windows and doors
and similar washable surfaces.

 

2.06                           To do work as directed by a Statutory Authority

 

To do all such
works as may be directed or required by any statutory authority or by any
public or other authority to be
done during the Term in respect of the Demised Premises whether by the owner or
occupier or the Landlord or the Tenant arising only out of the Tenant’s use and
occupation of the Demised Premises and to indemnify and keep indemnified the
Landlord against all claims and liabilities in respect thereof excepting those
claims liabilities or works resulting from the Landlord’s negligence, wilful
misconduct or omission.

 

2.07                           To comply with statutory notices

 

To comply, at the
Tenant’s own expense, with any statutory notice lawfully served by any local or
public authority upon the Tenant concerning the Demised Premises.

 

2.08                           To permit the Landlord and the Superior Landlord to enter to view

 

To permit (after
receiving reasonable notice in writing) the Landlord and the Superior Landlord
with or without their agents, surveyors, workmen and others as the case may be
to enter and view the condition of the Demised Premises and of any defects,
decays and wants of reparation to the same, or any works or acts to be done there and for which the Tenant
shall be liable hereunder, to give notice to the Tenant or leave on the Demised
Premises notice thereof in writing together with such notice of the hours
within which such repairs may be executed.

 

2.09                           To permit the Landlord and others to exercise rights

 

To permit the
Landlord, the Superior Landlord the Management Company and (if authorised in writing
by the Landlord) the owners, lessees or occupiers of Nearby Premises and the
Dublin Exchange Facility and their respective agents, officers, servants,
contractors, licensees and workmen with all necessary appliances, at all
reasonable times during the Term and after giving reasonable notice in writing
(except in the case of emergency) to enter the Demised Premises to execute
repairs to the Nearby Premises, the Dublin Exchange Facility or to other
premises belonging to the Landlord, or to secure or exercise any of the rights
excepted and reserved in Part Two of the Second Schedule hereto or for or
in connection with the provisions of the maintenance and services to be
provided as set out in the Sixth Schedule hereto, the person or persons so
entering causing as little damage to the Demised Premises and making good all
damage thereto occasioned 

 

19

 

by such entry
without unreasonable delay but without payment or compensation for any
unavoidable or necessary annoyance, nuisance, noise, vibration or inconvenience
caused to the Tenant.

 

2.10                           To protect the Conducting Media

 

To keep all the
Conducting Media in the interior of the Demised Premises reasonably protected
from frost and to be responsible for all damage (except damage arising from the
occurrence of any of the Insured Risks and the policy of insurance shall not
have been vitiated by any act or omission of the Tenant their servants agents
invitees or licensees) occasioned through the bursting, overflow or stopping up
of pipes, fixtures and fittings occasioned by the negligence of the Tenant, or
by its servants and others and not to permit the waste of any water.

 

2.11                           Not to damage the Demised Premises or the Development Area

 

Not to cause or
permit any damage to be done to any part of the Demised Premises or the
Development Area or the Nearby Premises or the Dublin Exchange Facility and if any
damage is so caused or permitted in contravention of this Clause to pay to the
Landlord on demand all costs and expenses incurred by the Landlord or the Management
Company in repairing such damage and in reinstating the damaged portion of the
Demised Premises or the Development Area or the Nearby Premises or the Dublin Exchange
Facility to its former state and all loss and expense sustained by the Landlord
or the Management Company by reason of such damage.

 

3.00                           Use of the Premises

 

3.01                           User

 

Throughout the
Term and Subject Always to the other provisions of this Lease to use the
Demised Premises as offices in connection with the activities of the Dublin
Exchange Facility in the Landlord’s Building for the purposes of stockbroking
and/or dealing in equities, currencies, financial futures, derivatives
products, commodities and commodity futures and derivatives thereof but not
further or otherwise and the Demised Premises are hereby expressly authorised
to be used wholly or partly for the purpose of carrying on an activity
consisting of or including a relevant trading operation within the meaning of
Section 39B (inserted by Section 30 of the Finance Act 1987 as
amended by Section 36 of the Finance Act 1988) of the Finance Act, 1980.

 

20

 

3.02                       Not
to overload

 

Not to overload or
permit to be overloaded in any way whatsoever the floors and other structural
parts of the Demised Premises or the supplies and services thereto so as to
exceed the load which it shall have been designed to bear and to take
reasonable steps to acquaint occupiers of the Demised Premises with particulars
of maximum permitted floor loadings for the floor of the respective parts of
the Demised Premises which such occupiers shall be entitled to use.

 

3.03                       Not to
suspend objects from the ceiling

 

Not without the
consent of the Landlord, to suspend anything from any ceiling of the Demised
Premises. On any application by the Tenant for the Landlord’s consent the
Landlord may consult and obtain the advice of an engineer or other person in
relation to the loading proposed by the Tenant and the Tenant shall repay to
the Landlord on demand the fees of any such engineer or other person.

 

3.04                       Not to
permit nuisance or annoyance

 

Not to permit or
suffer to be done in or upon the Demised Premises or any part thereof anything
which in the Landlord’s opinion may be or become a nuisance, damage,
disturbance, danger, annoyance or inconvenience to the Landlord, or the owners
or lessees or occupiers of the Nearby Premises and not at any time during the
Term to use the Demised Premises as a residence or to carry on there any noisy,
noxious, dangerous or offensive trade or business or to use the same for any
illegal or immoral purpose, pursuit or occupation, or as a betting office.

 

3.05                       Not to
instal machinery

 

Not to instal or
suffer to be installed any machinery on the Demised Premises which may be noisy
or cause undue vibration or which shall be either dangerous or a nuisance to
the Landlord or the owners, licensees or occupiers of Nearby Premises or the
Dublin Exchange Facility.

 

3.06                       Not to allow easements to be acquired

 

Not to permit or
suffer any encroachment upon the Demised Premises or the acquisition of any
right to light, passage, drainage or other easement on, over or under the Demised
Premises, and if any such encroachment or easement shall be made or acquired or
threatened to be acquired, forthwith to give notice to the Landlord and at the
cost of the Tenant to do all such things as may be proper and necessary for the
purpose of preventing the making of such encroachment or the acquisition of
such easement or right.

 

21

 

3.07                       Not to
obstruct the Conducting Media

 

Not to stop up,
obstruct, permit or suffer to be stopped up or obstrusted or to suffer oil,
grease or other deleterious matter or substances to enter the Conducting Media
of or serving the Demised Premises.

 

3.08                       Not to
obstruct any windows or other lights

 

Not to stop up,
darken or obstruct any windows or other lights belonging to the Demised
Premises or permit any new window light, opening doorway, paths, passages,
drains or other encroachment or easement to be made or acquired in, against,
out of or Upon the Demised Premises, which may be or grow to the damage, annoyance
or inconvenience of the Landlord or any of its tenants.

 

3.09                       Not to
leave impediments in the Public Areas

 

Not at any time to
leave or allow to be left any goods, packing esses, parcels, bicycles or
impediments of any sort whatsoever in the Common Parts of the Offices Portion
of the Landlord’s Building or in the Public Areas.

 

3.10                       Not to
display advertisements and signs

 

Not to place or
display on the exterior of the Demised Premises or on the windows or inside the
Demised Premises so as to be visible from the exterior of the Demised Premises
any name, writing, notice, sign, illuminated sign, display of lights, placard,
poster sticker or advertisement and forthwith upon the receipt of written
notice to that effect from the Landlord to remove any notice, sign, poster,
advertisement, label, showcase, stall, goods or machinery of any description on
the external parts or visible from the exterior of the Demised Premises to
which the Landlord reasonably objects.

 

3.11                       Not to
allow loud music

 

Not to play or use
in theDemised Premises any musical instrument, loudspeaker, tape recorder,
gramophone, radio or other equipment or apparatus that produces sound that may
be heard in the Nearby Premises, the Dublin Exchange Facility or outside the
Demised Premises.

 

3.12                       Not to hold “fire sale” or “bankruptcy sale”

 

Not to hold within
the Demised Premises a “fire sale” or a “bankruptcy sale” or to advertise the
holding of such a sale in the Demised Premises.

 

22

 

3.13                       Not to sell
Intoxicating Liquor

 

Not to use, permit
or suffer the Demised Premises to be used in any way whatsoever for the sale of
beer, wine, spirituous or other intoxicating Liquor to the public whether the
same are sold for consumption on or off the Demised Premises.

 

3.14                       Not to
place or deposit outside any vehicle or article

 

Not without the
consent in writing of the Landlord to stand or place of permit or suffer to be
placed or deposited outside any part of the Demised Premises or on any part of
the Common Parts of the Offices Portion of the Landlord’s Building, the
Development Area or the Public Areas any automatic machine, display case,
board, vehicle (other than while loading or unloading) or article of any
description whatsoever or to solicit the customers or to transact business upon
the same or to obstruct the same in any way whatsoever but at all times to
co-operate in keeping all such areas free and unobstructed.

 

3.15                       Not to hold
sales by auction

 

Not to allow any
auction other than in accordance with the permitted use of the Demised Premises
to be held on the Demised Premises or to solicit or tout for customers or to
transact business on the footway or Pavements outside the Demised Premises or
anywhere within the Development Area

 

3.16                       Not to
allow infestation

 

Not to bring any
furniture, shelving or other wood into the Demised Premises which has or is
infected by woodworm or other pests.

 

3.17                       Nuisance
use restriction

 

Not to do about
the Demised Premises anything which may be immoral or illegal.

 

3.18                       Safety use
restriction

 

Not to do or
permit any act to be done upon the Demised Premises which may endanger the
safety or stability or security of the Demised Premises, the Development Area,
the Dublin Exchange Facility or the Nearby Premises or which obstructs the
access to any fire equipment or the means of escape from the Demised Premises,
the Dublin Exchange Facility or the Nearby Premises and not to lock any fire
door while the Demised Premises are occupied.

 

23

 

3.19                       Storage use
restriction

 

Not to store or
place any inflammable, dangerous or explosive substance, liquid or gas upon the
Demised Premises other than in a container or building properly constructed for
the purpose and having obtained the prior written consent of the Landlord and
the approval of the Local Authority.

 

3.20                       To comply
with all statutory requirements

 

At all times
during the said Term to observe and comply in all respects with all and any
provision, requirement and direction of the Acts of the Oireachtas, the Dublin
Corporation or the relevant Local Authority or any regulations or orders made
under the said Acts or by Dublin Corporation or the relevant Local Authority so
far as they relate to or affect the Demised Premises or the user thereof and to
execute all works and provide and maintain all arrangements which are or may be
so directed or required to be executed, provided or maintained whether by the
Landlord or the Tenant upon or in respect of the Demised Premises.

 

3.21                       To comply
with regulations

 

To perform,
observe and be bound by such regulations as may be reasonably made by the
Landlord from time to time regarding the Landlord’s Building or the Management
Company from time to time regarding the use of the Public Areas including but
not so as to limit the foregoing the regulation of the removal of garbage from
the Demised Premises, the Landlord’s Building, the Nearby Premises or any of
them, and for preserving the amenities or otherwise in connection with the
management, use or enjoyment of the Common Parts of the Offices Portion of the
Landlord’s Building or the Development Area which may be made known to the
Tenant by the Landlord.

 

3.22                       Reletting
sign

 

To permit the
Landlord and its agents at any time within six calendar months next before the
expiration or sooner determination of the Term to enter upon the Demised
Premises and to fix and retain without interference upon any suitable part or
parts of the Demised Premises (but not in any position likely to interfere with
the user of the Demised Premises) a notice board for reletting or disposing of
the same and not to remove or obscure the same and to permit all persons
authorised by the Landlord or its agents to view the Demised Premises at all
reasonable times in the day time without interruption having first made
appointments to do so after reasonable notice has been given to the Tenant.

 

24

 

3.23                       Additions
and alterations

 

(a)                                  Not
to make or carry out or suffer or permit any material internal or external
alteration or addition to the Demised Premises or any part thereof except:-

 

(i)                                   with
the prior written consent of the Landlord (whose consent shall not be
unreasonably withheld or delayed); and

 

(ii)                                subject
to such terms and conditions as the Landlord may reasonably require; and

 

(iii)                             in
accordance with drawings and specifications previously approved in writing by
the Landlord (such approval not to be unreasonably withheld or delayed); and

 

(iv)                            after
having obtained and supplied the Landlord with copies of all requisite
consents, licences and permissions for the carrying out of such works from any
local or public or other statutory or other competent authority or body.

 

3.24                       Not to make
any claim or objection

 

Not to make or
permit to be made any claim or objection against the Landlord, the Superior
Landlord or the Management Company in respect of any works of construction,
building, installation, alteration, addition or repair carried out to the
Landlord’s Building, Stack L or within the Development Area or upon any land or
property of the Landlord or the Superior Landlord adjoining or near thereto by
the Landlord, or the Superior Landlord or by any persons authorised by the
Landlord, or the Superior Landlord Provided Always that any such works shall be
carried out with as little inconvenience to the Tenant as is reasonably
practicable and no damage is caused to the Demised Premised Provided Always
that nothing herein shall detract from or be deemed to be a waiver by the Tenant
of any of its rights created or preserved by Statute.

 

3.25                       Planning
Acts

 

(a)                                  Not
at any time during the Term to do or omit or suffer to be done or omitted any act, matter or thing
in, on or respecting the Demised Premises required to be omitted or done by or
under the Planning Acts for the time being in force or which shall contravene
the Planning Acts.

 

(b)                                 As
soon as practicable to give to the Landlord notice of any order, direction,
proposal or notice under the Planning Acts which is served

 

25

 

upon or received
by or comes to the notice of the Tenant
in connection with the Demised Premises and to produce to the Landlord
if so required any such order, direction, proposal or notice as
aforesaid as is in the possession of the Tenant and in relation to any such
order, direction, proposal or notice as aforesaid and to comply with the terms
and provisions thereof as soon as possible.

 

3.26                       To comply
with Local Authority requirements

 

At all times
throughout the Term to comply with all legally binding requirements of Dublin
Corporation or the relevant Local Authority in connection with the use or uses
of the Demised Premises from time to time.

 

3.27                       Fire
requirements

 

At all times
throughout the Term to comply with all legally binding requirements of the
appropriate authority notified to the Tenant together with all the
recommendations of such authority notified to the Tenant which any insurers of
the Demised Premises may from time to time require to be complied with in
respect of the Demised Premises arising only out of the Tenant’s use and
occupation of the Demised Premises whether notified or directed to the Landlord
or the Tenant in relation to fire precautions;

 

3.28                       Not to use
the Public Areas until Formally Opened

 

Not to use any
part of the Public Areas until such part thereof is Formally Opened;

 

4.00                       Alienation

 

4.01                       No
assignment or underletting of the Demised Premises or any part thereof without
consent

 

Not without the
prior consent of the Landlord (such consent not to be unreasonably withheld but
which may be subject to reasonable conditions) to assign, underlet, charge,
sublet or part with or share possession or occupation of the whole or any part
of the Demised Premises;

 

4.02                       Alienation
conditions

 

All assignments or
sub-lettings shall be of the entire of the Demised Premises and the Landlord
may in addition to such other conditions which the Landlord consider
appropriate as the conditions of giving consent require:

 

26

 

(a)                                  an
express covenant by the sub-lessee with the Tenant as intermediate landlord to
observe and perform the covenants herein contained including a covenant not to
further assign, sublet or part with the possession of the whole or any part of
the Demised Premises without such consent as aforesaid; and

 

(b)                                 in
the case of an assignment to a limited liability company which is not an
institutionally acceptable tenant on its own, not less than two directors
thereof shall join in the assignment as sureties for the company in such form
as the Landlord shall require and who shall covenant with the Landlord to make
good to the Landlord all losses, costs and expenses sustained by the Landlord
through the default of the company and to observe and perform the Tenant’s
covenants and conditions contained herein; and

 

(c)                                  in
the case of an assignment to a subsidiary body corporate which is not an
institutionally acceptable tenant on its own, its holding body corporate shall
join in the assignment as surety for the subsidiary body corporate and shall
covenant with the Landlord that in the event of the subsidiary body corporate
going into liquidation and the liquidator disclaiming this Lease the holding
body corporate shall itself accept a new lease of the Demised Premises in the
terms hereof for the then unexpired balance of the Term; and

 

(d)                                 in
the case of an assignment to an individual or group of individuals who are not
institutionally acceptable tenants on their own, that an independent surety
shall be procured by the proposed assignee to guarantee the payment of the Rent
and the due performance of the covenants and conditions herein contained by the
Tenant; and

 

(e)                                  that
(if necessary) adequate security for the payment of the Rent and the due
performance and observance of the covenants on the Tenant’s part (whether with
or without surety) in a form suitable to the Landlord shall be provided by the
proposed assignee; and

 

(g)                                 an
express covenant, condition or proviso in every sub-lease that the rent from
time to time payable under such sub-lease shall not be less at any time than
the rent per square foot from time to time payable hereunder.

 

4.03                       Applications
for consent to alienate

 

Each application
for consent to assign or sub-let the Demised Premises shall be in a form and
content satisfactory to the Landlord and be accompanied, if required by the
Landlord, by the following (if it is reasonable to require all or any of the
same):

 

27

 

In the case of a
proposed assignee company by:

 

(a)                                  the
memorandum and articles of association of the company; and

 

(b)                                 a
banker’s reference for such company; and

 

(c)                                  at
least two trade references for such company by parties acceptable to the
Landlord; and

 

(d)                                 three
years audited accounts of such company for the most recent period; and

 

(e)                                  full
particulars of the proposed use of the Demised Premises; and

 

(f)                                    an
acceptable undertaking to pay Landlord’s reasonable legal (on a solicitor and
own client basis) and other costs of the application whether consent is granted
or not;

 

and in the case of a proposed individual assignee by:-

 

(a)                                  a
bank reference for such individual; and

 

(b)                                 at
least two trade references for such individual by parties acceptable to the
Landlord; and

 

(c)                                  the
names and full particulars of two acceptable sureties with bank references; and

 

(d)                                 a
description of the nature of the business of the individual; and

 

(e)                                  full
particulars of the proposed use of the Premises; and

 

(f)                                    an
acceptable undertaking to pay the Landlord’s reasonable legal (on a solicitor
and own client basis) and other costs of the application whether consent is
granted or not.

 

4.04                       To register
assignments

 

Within 28 days of
the execution of any disposition of this Lease or the Demised Premises whether
by assignment, underlease, charge, transfer, or upon any transmission by death
or otherwise affecting the Demised Premises, to register every such assignment,
underlease or other devolution of the Tenant’s interest in the Demised Premises
by producing to the Landlord’s solicitors a certified copy of the instrument
affecting or evidencing the same.

 

28

 

4.05                       To notify
of assignments

 

Not at any time
during the Term to assign, transfer or charge the Demised Premises without
giving to the Landlord formal written notice of such assignment and reasonable
information in respect of the assignee or assignees.

 

5.00                       Insurance

 

5.01                       Not to
Avoid Insurance

 

(a)                                  To
comply with all the requirements of the insurers of the Landlord’s Building.

 

(b)                                 Not
to knowingly do or omit anything that could cause any policy of insurance on or
in relation to the Landlord’s Building to become void or voidable wholly or in
part nor (unless the Tenant shall have previously notified the Landlord and
shall have agreed to pay the increased premium) anything by which additional
insurance premiums may become payable.

 

(c)                                  To
keep the Demised Premises supplied with such fire fighting equipment as the
insurers and the Fire Authority may require or as the Landlord may reasonably
require and to maintain such equipment in a satisfactory and efficient working
order and at least once every six months to cause any sprinkler system and
other fire fighting equipment to be inspected by a competent person.

 

(d)                                 To
give notice to the Landlord immediately upon the happening of any event which
might affect any insurance policy on or relating to the Landlord’s Building or
upon the happening of any event against which the Landlord may have insured under
this Lease and of which the Tenant is aware.

 

(e)                                  Immediately
to inform the Landlord in writing of any convictions, judgments or findings of
any Court or Tribunal relating
to the Tenant (or any director, other officer or major shareholder of the
Tenant) of such a nature as to be likely to affect the decision of any insurer
or underwriter to grant or to continue any such insurance.

 

(f)                                    If
and whenever during the Term the Landlord’s Building or any part thereof are
damaged or destroyed by an Insured Risk and the insurance money under the policy
of insurance effected by the
Landlord pursuant to its obligations contained in this Lease is by reason of
any act or default of the Tenant or anyone at the Demised Premises expressly
with the Tenant’s authority wholly or partially

 

29

 

irrecoverable
immediately in every case to pay to the Landlord on demand with interest at the
Prescribed Rate from the date of such damage or destruction up to the date of
such payment the amount of such insurance money so irrecoverable.

 

6.00                       Miscellaneous

 

6.01                       Accidents
on the Demised Premises, etc.

 

To indemnify the
Landlord against all actions, claims, costs, damages and expenses arising out
of any accident, happening or injury
suffered by the Tenant, its invitees, licensees, servants, agents, officials or
any other person or persons on, at or in the Demised Premises arising through
the neglect, omission or default of the Tenant.

 

6.02                       To yield up

 

At the expiration
or sooner determination of this Lease peaceably and quietly to yield up to the
Landlord all of the Demised Premises in such repair, condition, decoration and
otherwise as provided by the Tenant’s covenants herein contained together with
all fixtures and Landlord’s plant and machinery and fittings which are at the
commencement of this Lease or shall be at any time during the Term fixed into
or about the Demised Premises except the Tenant’s own fixtures and trade
fixtures which the Tenant shall be at liberty to remove before the expiration
or Determination of the Term and to make good all damage to the Demised
Premises caused by the removal of the Tenant’s fixtures and trade fixtures as
aforesaid.

 

6.03                       Not to
Vitiate Insurance

 

Not to knowingly
do or permit or suffer to be done any act or thing whereby any policy or
policies of insurance in respect of the Landlord’s Building may be or become
void, voidable, invalidated, cancelled or altered and to comply with any
requirements of the insurers.

 

6.04                       Notice

 

To give immediate
notice to the Landlord of any notices or claims affecting the Demised Premises
or any part thereof.

 

6.05                       Indemnity

 

Excepting that
which may be due to the Landlord’s negligence, wilful misconduct or omission to
indemnify and keep indemnified the Landlord against all and any expenses,
costs, claims, demands, damages and other liabilities whatsoever in respect of
the injury or death of any person or

 

30

 

damage to any
property howsoever arising directly or indirectly out of:

 

(a)                                  the
state of repair or condition of the Demised Premises; or

 

(b)                                 the
existence of any alteration thereto or the state of repair or condition of such
alteration; or

 

(c)                                  the
user of the Demised Premises; or

 

(d)                                 any
work carried out or in the course of being carried out by the Tenant their
servants agents invitees or licensees (including permitted licensees of bases
for booths) and permitted undertenants; or

 

(e)                                  anything
now or hereafter attached to or projecting therefrom; or

 

(f)                                    any
other cause save the Insured Risks.

 

AND fully and
effectually to indemnify the Landlord against the breach, non observance or non
performance by the Tenant of any of the covenants or conditions on the part of
the Tenant herein contained or of the provisos or stipulations herein contained
and intended to be performed and observed by the Tenant and against any
actions, costs, claims, expenses and demands whatsoever or howsoever arising in
respect of or as a consequence (whether direct or indirect) of any such breach,
non performance or non observance.

 

6.06                       Landlord’s
agent

 

To admit the right
of the Landlord’s agents for the time being to sign on behalf of the Landlord,
notice to quit or other documents connected with the tenancy held under this
agreement.

 

6.07                       Keyholders

 

To ensure that at
all times the Landlord and the local police have written notice of the name,
home address and home telephone number of at least two keyholders of the
Demised Premises.

 

6.08                       Blinds

 

Not to install any
blinds in the Demised Premises without the prior approval in writing of the
Landlord who may require that such blinds be of a similar type to those used in
the remainder of the Landlord’s Building.

 

31

6.09                       Covenants
in Superior Lease

 

To perform and
observe the covenants on the part of the Tenant contained in the Superior Lease
insofar as they do not fall to be performed by the Landlord under the terms of
this Lease.

 

FOURTH SCHEDULE

(Covenants by the Landlord)

 

1.                                      To
insure

 

To insure the
Landlord’s Building against the Insured Risks in accordance with the terms of
the Superior Lease together with the Landlord’s Building Plant and Machinery
and to the extent and for the sums specified in the definition of Insured Risks
unless such insurance shall be vitiated by any act of the Tenant or by anyone
on the Demised Premises expressly or by implication with the Tenant’s
authority;

 

Damage
to Demised Premises by Insured Risks

 

(a)                                  if
and whenever during the Term the Demised Premises or any part thereof is
damaged or destroyed by any of the Insured Risks and the payment of the
insurance money is not refused in whole or in part by reason of any act or
default of the Tenant or any one on the Demised Premises expressly or by
implication with the Tenant’s authority the Landlord shall use its reasonable
endeavours in accordance with the terms of the Superior Lease to obtain all
planning permissions or other permits and consents that may be required under
the Planning Acts or other statutes (if any) to enable the Landlord to rebuild
and reinstate (hereinafter called “the permissions”);

 

(b)                                 subject
to the provisions of Sub-clause (e) below the Landlord shall as soon as
the permissions have been obtained or immediately where no permissions are
required apply all monies received in respect of such insurance (except sums in
respect of loss of rent) in rebuilding or reinstating the Demised Premises so
destroyed or damaged;

 

(c)                                  the
Landlord shall not be liable to rebuild or reinstate the Demised Premises if
and so long as such rebuilding or reinstating is prevented by Supervening
Events;

 

(d)                                 if
two years after the destruction or damage of the Demised Premises it appears to
the Landlord that it will not be practical to rebuild or reinstate the Demised Premises
due to a Supervening Event or

 

32

 

Supervening Events the Landlord may by notice in writing served at any
time on the Tenant invoke the provisions of sub-clause (e) below;

 

(e)                             on
service of a notice in accordance with sub-clause (d) above the Term will
absolutely cease but without prejudice to any rights or remedies that may have
accrued to either party against the other including (without prejudice to the
generality of the above) any right that the Tenant might have against the
Landlord. All money received in respect of the insurance effected by the
Landlord shall be the property of the Landlord. The Tenant shall at the
expiration of not less than 28 days prior written notice given by the Landlord
in the circumstances outlined above at any time surrender to the Landlord all
rights and interests of the Tenant in these presents to the Landlord free of
all charges sub-leases and incumbrances of any nature and without any cost to
the Landlord;

 

3.                                    Covenants
in Superior Lease

 

To perform and
observe the covenants and conditions on the Tenant’s part contained in the
Superior Lease and to use its best endeavours to procure that the Superior
Landlord or the Management Company provides the Public Area Services;

 

4.                                    Services

 

Subject to the
Tenant complying with all the other covenants and conditions in this Lease the
Landlord will use its reasonable endeavours to perform the Landlord’s Offices
Services throughout the Term provided that the Landlord shall not be liable to
the Tenant in respect of:

 

(i)                                      any
failure or interruption in any of the Landlord’s Offices Services by reason of
necessary repair, replacements, maintenance of any Equipment or its damage or
destruction or by reason of mechanical or other defect or breakdown or frost or
other inclement conditions or shortage of fuel, materials, water or labour or
any other cause beyond the Landlord’s control.

 

(ii)                                any
act omission or negligence of any person undertaking the Landlord’s Offices
Services or any of them on behalf of the Landlord.

 

PROVIDED
ALWAYS that the Landlord may withhold, add to, extend, vary
or make any alteration in the rendering of the Landlord’s Offices Services or
any of them.

 

33

 

5.                                      The Museum Rent

 

To pay the Museum
Rent as and when demanded by the Superior Landlord in accordance with the
provisions of the Superior Lease.

 

6.                                      The Public Area Service Charge

 

To pay the “due proportion” as defined by the
Superior Lease of the Public Area Service Charge to the Superior Landlord in accordance with the provisions of
the Superior Lease.

 

FIFTH SCHEDULE

 

(Provisos matters and things agreed
and

declared by and between the parties)

 

1.                                      Forfeiture

 

If the Rent or any part thereof shall remain unpaid for twenty-one
days after demand therefor or if any of the covenants on the part of the Tenant
or conditions or agreements herein contained shall not be performed or observed
or if the Tenant being a company shall enter into liquidation (whether
compulsory or voluntary) save for the purpose of amalgamation or reconstruction or if the Tenant being an individual shall enter into a
composition with his creditors or commit any act of bankruptcy or have a receiving or adjudication
order made against him or if the
Tenant shall suffer any execution or attempted execution to be made against any
of the Tenant’s effects then
and in any of the said cases it shall be lawful for the Landlord at any time thereafter to re-enter the Demised Premises or any part thereof in the name of the whole and thereupon this
demise shall absolutely determine but without prejudice to the right of action of the Landlord in respect of any arrears of Rent or any antecedent breach of
covenant. Without prejudice to the generality of the foregoing the Landlord
shall give 28 days written notice of its intention to forfeit this Lease to the
Tenant and to any mortgagee of the Tenant from whom the Landlord has received
prior written notice of such
mortgage.

 

2.                                      Arbitration

 

(a)                           All
disputes or differences which may arise touching the provisions of this Lease
or the operation or construction
hereof or the rights or liabilities
of the parties hereto shall be referred
to arbitration by a single arbitrator to be appointed by agreement
between the parties or in default of agreement to be appointed on the
application of either

 

34

 

party
by the President for the time being of
the Incorporated Law Society of Ireland Provided That in making such appointment the teid President shall
be obliged to have regard to the nature
of the dispute or difference in question and shall appoint a
professional from a discipline appropriate in all the circumstances of the
dispute.

 

3.                                      Consents
of Landlord to be in writing

 

Any approval,
licence, consent, notice or request by the Landlord for any of the purposes of
this Lease shall be in writing and shall be sufficient as regards the Landlord
if it purports to be signed by a duly authorised officer and the giving of the
same shall be at the expense of the Tenant.

 

4.                                      Planning
permission, etc.

 

No warranty is
given or implied by the Lease or by the Landlord or otherwise that the use to
which the Tenant proposes now or hereafter to put the Demised Premises or any
alterations or additions which the Tenant may now or hereafter desire to carry
out will not require planning permission under the Planning Acts and the Tenant
will indemnify and keep indemnified the Landlord against all costs, claims,
actions, proceedings, compensation, demands or charges which may arise directly
or indirectly under the said acts in respect of the Demised Premises.

 

5.                                      Covenants
relating to other property

 

Nothing herein
contained shall confer on the Tenant any right to the benefit or to enforce any
covenant or agreement contained in any lease or underlease or other instrument
relating to any other property belonging to the Landlord.

 

6.                                      Payments
to be treated as Rent

 

All payments due
hereunder by the Tenant to the Landlord shall for the purpose of recovery
thereof be deemed to be Rent and recoverable as such.

 

7.                                      Break
Option

 

The Tenant shall
have the option of terminating this Lease on the 1 day of August 2008 (“the Termination Date”) by serving not less than six months
notice in writing on the Landlord of its intention to so terminate (time being
of the essence in this regard) and PROVIDED THAT
full vacant possession of the Demised Premises is delivered up and all
covenants and conditions on the Tenant’s part contained in this Lease have been
performed and observed (including without prejudice to the generality of

 

35

 

the foregoing, the
payment of all sums due) this Lease will absolutely determine and it shall be
lawful at any time on or  after the Termination Date for the
Landlord or any other person or persons authorised by the Landlord to enter
upon the Demised Premises in whole or part in the name of the Landlord and to
repossess the same and enjoy the same as if this Lease had not been granted but
without prejudice to any right of action or remedy of the Landlord in respect
of any antecedent breach of any of the covenants or other conditions contained
in this Lease.

 

8.                                   Notice

 

Any document or  notice
requiring to be served on the Landlord or on the Tenant may be served on the
Landlord by delivering it or by sending it by pre-paid registered post
addressed to the Landlord at the Landlord’s registered office or such other
address as the Landlord shall notify the Tenant in writing and may be served on
the Tenant by delivering it at or by sending it by pre-paid registered post to
the Demised Premises and any documents so posted shall be deemed to have
reached the party to whom it was addressed in the usual course of the post.

 

9.                                    Boundary
walls and columns

 

Any boundary walls
and columns of the Demised Premises which have been or are to be erected and
are to afford support or shelter or use for or with the buildings structures
and erections for the time being and from time to time on or within and forming
part of the Demised Premises or any part thereof in common with other
structures shall be party walls or party structures as the case may be.

 

10.                              Rights
in respect of adjoining land

 

Notwithstanding
any provision to the contrary in this Lease the Landlord shall have power at
all times without obtaining any consent from or making compensation to the
Tenant to deal with and use any other part of the Landlord’s Building or any
property for the time being belonging to the Landlord or the Superior Landlord
which adjoins or is opposite or near to the Demised Premises as it may think
fit and to erect or suffer to be erected on such other part of the Landlord’s
Building or on such adjoining opposite or neighbouring property any building or
erection whatsoever.

 

11.                               Waiver

 

That no acceptance
of or a demand for a receipt of Rent nor grant of any licence, consent or
approval and no acceptance of any document for registration hereunder by the
Landlord or its agent with notice of a breach of any covenant on the part of
the Tenant shall be or be deemed to be a

 

36

 

waiver wholly or
partially of any such breach but any such breach shall be deemed to be a
continuing breach of covenant and the Tenant shall not be entitled to set up
any such demand, receipt, grant or acceptance in any action arising from the
same.

 

12.                            Restrictions
on adjoining land

 

Nothing herein
contained or implied shall impose or be deemed to impose any restriction on the
use of any other part of the Landlord’s Building or of any land or buildings of
the Landlord or the Superior Landlord and not comprised in this Lease nor shall
it operate to prevent or restrict in any way the development of any land not
comprised in this Lease.

 

13.                            Right
of entry to remedy breaches of covenant

 

If the Tenant
shall not within two months after any notice (or forthwith in the case of
emergency) commence and proceed diligently with the remedying of any breach of
covenant on the Tenants part it shall be lawful for the Landlord and its
contractors, agents and workmen (but without prejudice to the right of re-entry
hereinafter contained) to enter the Demised Premises and to execute all repairs
and works and to do such acts as may be necessary to comply with the said
notice and the cost thereof shall be a debt due from the Tenant to the Landlord
and shall be forthwith recoverable by action or by distress as rent in arrear,
or to enter the Demised Premises for the purpose of taking schedules or
inventories of fixtures, fittings and things in the Demised Premises to be
yielded up at the expiration or sooner determination of this demise.

 

14.                             Entitlement
to alter or vary or extend the Public Areas

 

The Superior
Landlord shall be entitled in its absolute discretion from time to time and at
any time to alter, reduce, extend, vary or abolish the Public Areas (other than
the portion thereof within or giving direct access to the Demised Premises).
The Landlord shall use reasonable endeavours to notify such alterations, reductions,
extensions, variations or abolitions to the Tenant but any failure to notify
shall not prejudice or affect the rights of the Superior Landlord, or the
Landlord against the Tenant hereunder.

 

15.                              Removal
of property after determination of Term

 

(a)                                  If
at such time as the Tenant has vacated the Demised Premises after the
determination of this Lease any property of the Tenant shall remain in or on
the Demised Premises and the Tenant shall fail to remove the same within 28
days after being requested by the Landlord so to do by a notice to that effect
then the Landlord may as the agent of the Tenant sell such property and shall
then hold the

 

37

 

proceeds of sale
after deducting the costs and expenses of
removal, storage and sale reasonably and properly incurred by it to the order of the Tenant.

 

(b)                                 The
Tenant shall indemnify the Landlord against any liability incurred by it to any
third party whose property shall have been sold by the Landlord in the bona
fide mistaken belief (which shall be presumed unless the contrary be proved)
that such property belonged to the Tenant and was liable to be dealt with as
such pursuant to this Clause.

 

16.                               Section 40
Deasy’s Act, 1860

 

In case the
Demised Premises or any part thereof shall be destroyed or become ruinous or
uninhabitable or incapable of beneficial occupation or enjoyment by or from any
of the Insured Risks the Tenant hereby absolutely waives and abandons its
rights, (if any) to surrender this Lease under the provisions of Section 40
of the Landlord and Tenant Law Amendment Act (Ireland), 1860 or otherwise.

 

17.                               Suspension
of Rent

 

If the Demised
Premises or any part thereof shall at any time be destroyed or damaged by any
of the Insured Risks so as to render the Demised Premises or any part thereof
unfit for occupation or use and the relative policy or policies of insurance
effected by the Landlord shall not have been vitiated or payment of the policy
monies refused in whole or in part in consequence of any act, neglect or
default on the part of or suffered by the Tenant then the Rent or a fair and
just proportion thereof according to the nature and extent of the damage
sustained shall be suspended and cease to be payable until such time as
appropriate reinstatement shall have taken place or three years (whichever
period is the shorter) and in case of dispute as to the proportion or period of
such abatement the same shall be referred to arbitration by a surveyor to be
appointed in accordance with Clause 2 of the Fifth Schedule.

 

18.                               JURISDICTION

 

18.1                           This
Lease shall be governed by and construed according to the laws of Ireland
applicable to contracts made wholly to be performed in Ireland.

 

18.2                           The
Tenant submits to the jurisdiction of the Courts of Ireland for all the
purposes of this Lease and the Tenant acknowledges that this agreement as to
jurisdiction is incorporated at the request of the Landlord and for the benefit
only of the Landlord.

 

38

 

18.3                          The
Tenant consents to the service of any legal proceedings on it or them at the Demised Premises.

 

19.                               It is hereby agreed and acknowledged by the parties that the Tenant is expressly authorised and
required by this Lease to use or cause
the Demised Premises to be used, wholly or partly for the purpose of
carrying on an activity consisting of or including a relevant trading operation
within the meaning of Section 39B (inserted by Section 30 of the
Finance Act, 1987, as amended by Section 36 of the Finance Act, 1988) of the
Finance Act, 1980, or bona fide used for preparing for the carrying on of such
an activity for the purposes of Section 13(3) of the Landlord and
Tenant (Amendment) Act, 1980 (inserted by Section 1 of the Landlord and
Tenant (Amendment) Act, 1989).

 

SIXTH SCHEDULE

 

Part 1

 

(The Landlord’s Offices Services)

 

1.                                     Repairing
replacing renewing and maintaining (including painting and/or other decorative
treatment and periodic cleaning and washing) of the Common Parts of the Offices
Portion of the Landlord’s Building including (without prejudice to the
generality of the foregoing) the Landlord’s Building Plant and Machinery and
the primary PSTN telephone cabling system serving the Landlord’s Building.

 

2.                                     In
the event of any damage caused to the Landlord’s Offices Portion of the
Building by the Insured Risks to discharge the amount of any Insurance Excess
or the part thereof which covers the costs of such damage (as the case may be).

 

3.                                     The
provision of electricity to and the cleaning and lighting of the Common Parts
of the Offices Portion of the Landlord’s Building and such heating and
ventilation of the Offices Portion of the Landlord’s Building as the Landlord
may decide to provide from time to time.

 

4.                                     The
providing of such amenities and services as the Landlord is by law or by
contract required to provide and/or shall be reasonable and proper to provide
taking into account principles of good estate management including (where
appropriate) landscaped areas, seating ornamental features and information
signs.

 

5.                                     The
replanting and maintenance of landscape features and grassed areas (if any) and
the maintenance and repairing and replacement (when

 

39

 

necessary) of any
statuary or other decorative items and decorative lighting and flood-lighting
in the Common Parts of the Offices Portion of the Landlord’s Building.

 

6.                                     Installing
maintaining repairing and replacing intruder security and/or fire fighting
equipment alarm systems closed circuit television escape routes or other
matters and things associated therewith in the Common Parts of the Offices
Portion of the Landlord’s Building.

 

7.                                     The
engagement or provision of management staff and such advisers and contractors
as may be reasonably necessary for the efficient provision of the Landlord’s
Offices Services including a caretaker, superintending staff, maintenance,
cleaning and security staff.

 

8.                                     In
respect of all persons employed for the purposes of carrying out the Landlord’s
Offices Services the paying of all wages and PRSI Social Welfare and Insurance
contributions and other payments required to be made by employers under any
statute or other authority pensions or other payments and benefits (whether or
not ex gratia) uniforms and other necessary clothing equipment and materials
and payments for accommodation including a notional rent (not exceeding current
market rent) for any premises in the Landlord’s Building or elsewhere provided
rent free for the residence of any such person or persons.

 

10.                               The
collecting storing and disposing of refuse including the maintaining repairing
and replacing of refuse incinerators and/or compactors and suitable containers
and other receptacles from the Common Areas of the Offices Portion of the
Landlord’s Building.

 

11.                               Complying
in respect of the Common Parts of the Offices Portion of the Landlord’s
Building with:

 

11.1                         Any
notice regulation or order of any competent authority and

 

11.2                         Any
requirement of any present or future act of Parliament Order Bye-Law or
regulation except where the same is the responsibility of a Tenant or occupier
of part of the Offices Portion of the Landlord’s Building.

 

12.                               The
making and publishing of any regulations for or in connection with the proper
use of the Offices Portion of the Landlord’s Building and enforcement thereof.

 

13.                               The
carrying out of any reasonable and proper work for the improvement or
maintenance of the Common Parts of the Offices Portion of the Landlord’s
Building and for the providing of services to the Common Parts of the Offices
Portion of the Landlord’s Building.

 

40

 

14.                                 The
management of the Offices Portion of the Landlord’s Building including the
engagement of managing agents and the management fees thereof or (in the event
that the Landlord’s employees manage the Offices Portion of the Landlord’s
Building) the Landlord’s management fees therefor and including for the
avoidance of doubt the cost of managing and arranging all of the services.

 

15.                               Insurance
against public liability in relation to use and occupation of the Common Areas.

 

16.                                 Any
other service or undertakings which in the reasonable opinion of the Landlord
or the Landlord’s Managing Agents are desirable for the comfort and convenience
of the tenants of the Landlord’s Building generally.

 

17.                                 The
provision of a receptionist if required by the Landlord at the ground floor
entrance and security for the Offices Portion of the Landlord’s Building.

 

18.                               Payment
of the Museum Rent;

 

19.                               Payment
of the Landlord’s Insurance Premiums;

 

20.                                Payment
of the due proportion of the Public Area Service Charge under the provisions of
the Superior Lease.

 

Part 2

 

Services Ascertainment and Payment

 

1.                                      In
this Schedule and in this Lease (unless otherwise stated):

 

1.1                                “the
Services” means the Landlord’s Offices Services and the Public Area Services.

 

1.2                                 “Service
Costs” mean the costs and expenditure properly incurred by the Landlord in
relation to the Services and may (in the discretion of the Landlord) include a
reasonable sum by way of provision for future expenditure on any of the
Services which the Landlord’s Managing Agents reasonably estimate will be
expended within the following four years after the end of the particular
Accounting Period (whether such expenditure is likely to be incurred during or
after the end of the tenancy created by this Lease)

 

1.3                                 “The
Accounting Period” means the period of twelve calendar months ending on 31 December in
each year or such other period of twelve months as the Landlord may from time
to time decide to use for the purposes of

 

41

 

calculating service charge.

 

1.4           “The
Initial Date” means 1 August 1998.

 

2.                                       The
Tenant shall pay:

 

2.1                                 For
any period prior to the Initial Date for which the Tenant shall be liable such
proportion of the Service Costs as the Landlord’s Managing Agents shall certify
as being fairly and reasonably attributable to the Demised Premises any such
payments to be made on demand and

 

2.2                                 The
Tenant shall pay from and after the Initial Date the Due Proportion of the
Total Service Charges on the days and in the manner and otherwise in accordance
with the provisions hereinafter contained.

 

3.                                       The
Landlord shall on or before the commencement of each Accounting Period (or as
soon thereafter as circumstances shall require or permit) supply the Tenant
with a written statement specifying:

 

3.1                                 The
Landlord’s estimate of the likely amount of the Total Service Charges in
respect of such Accounting Period and

 

3.2                                 The
amount of the estimated Due Proportion of the Total Service Charges payable by
the Tenant divided by the number of instalments equivalent to the number of the
Instalment Days for the relevant Accounting Period (such instalments being
wherever practicable in equal amounts).

 

4.1                                 On
each Instalment Day the Tenant shall pay the amount as detailed in sub-clause
3.2. above as specified in the aforesaid statement.

 

4.2                                 PROVIDED THAT if the Landlord has not supplied the relevant
statement under Clause 3 of this schedule then the Tenant will pending receipt
of the same pay on each Instalment day the amount payable hereunder in the
previous Accounting Period on each Payment Date. On such Statement being issued
the Tenant will on the next Payment Date pay or be allowed (as the case may be)
the difference between the total of any such payments which should have been
made if the Statement had been issued before the commencement of the Accounting
Period.

 

5.1                                 The
Landlord shall cause proper Books of Account to be kept in respect of the
Service Costs for each Accounting Period.

 

5.2                                 The
Landlord shall cause an account of the Service Costs to be taken as soon as
practicable after the completion of each Accounting Period prepared and audited
by a Chartered Accountant who shall certify the actual Service Costs for the
relevant Accounting Period and a copy of the

 

42

 

audited account
shall be served on the Tenant as soon as practicable with a statement from the
Landlord or the Landlord’s Managing Agents as to the balance (if any) due to or
from the Tenant having regard to the payments already made on account.

 

5.3.                              Any
balance due from the Tenant to the Landlord in respect of the relevant
Accounting Period shall be paid within fourteen days of the service of the copy
account and statement and any balance due from the Landlord to the Tenant shall
be allowed from the instalment of the Due Proportion of the Total Service
Charges next due or shall be forthwith paid to the Tenant if the term has come
to an end.

 

6.                                       If
during any Accounting Period it shall reasonably appear to the Landlord that by
reason of unexpected expenses or liabilities its previous estimate of Service
Costs is likely to be exceeded then the Landlords may in their absolute
discretion serve on the Tenant a statement of such expenses and liabilities and
the proportion thereof due as the Due Proportion of the Total Service Charges
in consequence thereof and any such sums so required shall be paid by the
Tenant within fourteen days of the demand therefor and such demand and payment
shall be taken into account under 5.2 and 5.3 of this Schedule.

 

7.                                       A
duly certified copy of any statement or Certificate provided for by this
Schedule shall be evidence for the purposes of this Lease of the matters
covered by such statement or Certificate.

 

8.                                       The
Total Service Charges and any payments on account thereof under Clause 4 above
shall be deemed to accrue from day to day.

 

SEVENTH SCHEDULE

 

(Rent Review)

 

1.                                       In
this Schedule the following expressions shall have the following meanings
respectively:-

 

1.1.                              “Review
Date” shall mean the last day of the fifth year and the last day of each
subsequent fifth year of the term hereby granted;

 

1.2.                              “Current Market Rent” shall mean the gross
full market rent without any deduction whatsoever at which the demised premises
might reasonably be expected to be let at the nearest Review Date in the open
market without fine or premium as between a willing Lessor and a willing Lessee
and with vacant possession for a  term (commencing on the review
date) equal to the

 

43

 

greater of fifteen
years or the residue then unexpired of the term hereby granted and on the same
terms and conditions in all other respects as this present Lease (other than
the amount of rent hereby reserved but including the provision for five yearly rent
reviews) and upon the supposition (if not a fact) that the covenants on the
part of the Lessee herein have been fully performed and observed and that in
the event of the demised premises having being destroyed or damaged by any of
the insured risks the same shall then have been fully rebuilt, repaired or
reinstated (as the case may be) in a good and substantial manner there being
disregarded:

 

1.2.1                      any effect on rent of the fact
the Lessee has been in occupation of the demised premises and any goodwill attached
to the demised premises by reason of the carrying on therein of the business of
the Lessee;

 

1.2.2                      any effect on rent of any
improvement (within the meaning of the Landlord and Tenant Acts, 1931 to 1980
or any Acts amending or extending or re-enacting the same) of the demised
premises or any part thereof carried out by the Lessee with the licence of the
Lessor at the Lessee’s own expense (otherwise than in pursuance of any
obligation to the Lessor whether pursuant to the provisions of this Lease or
otherwise) and carried out prior to or during the currency of this Lease;

 

1.2.3                      any diminution of the rental
value of the demised premises caused by works carried out thereon by the Lessee
its sub-tenants or predecessors in title during the term of this Lease;

 

2.                                       The
Rent for the time being payable by the Lessee hereunder shall be subject to
increase in accordance with the following provisions of this Clause.

 

3.                                       The
Lessor its servants or agents shall be entitled by notice in writing given to
the Lessee its servants or agents not earlier than twelve months before and not
more than twelve months after a Review Date to call for review of the rent
payable by the Lessee to the Lessor at the Review Date specified in the notice
and if upon any such review it shall be ascertained or determined that the
Current Market Rent of the demised premises at the Review Date is greater than
the rent payable hereunder immediately prior to such Review Date then as from
that Review Date the yearly rent payable hereunder shall be increased to the
Current Market Rent so ascertained PROVIDED ALWAYS
that if the Lessor shall not serve such notice as aforesaid for the review of
rent prior to or within twelve months after any Review Date it shall
nevertheless be entitled to do so at any time prior to the following Review
Date upon the same terms and conditions as are hereinbefore provided for save
that the expression “Current Market Rent”

 

44

 

shall be deemed to
be the Current Market Rent on the immediately
preceding Review Date and in such event such reviewed rent shall be payable by the Lessee from
the gale day preceding the date of the said
notice up to the following Review Date or until it is further reviewed in
accordance with the foregoing provisions PROVIDED FURTHER
that in no circumstances shall the rent payable hereunder following such review
be less than the rent payable by the Lessee immediately prior to the Review
Date.

 

4.                                       Every
such review as aforesaid shall in the first instance be made by the Lessor and
Lessee or their respective surveyors in collaboration but if no agreement as to
the amount of the Current Market Rent at the Review Date shall have been
reached between the parties hereto or their surveyors within three months or
such extended period as may be agreed by the Lessor and the Lessee after the
date of the Lessor’s notice calling for such review then the question of the
amount of the Current Market Rent of the demised premises at the Review Date
shall be referred to the decision of a single Chartered Surveyor who shall act
as an independent Valuer (acting as an expert) such Chartered Surveyor to be
nominated by the Lessor by notice in writing to the Lessee and if the Lessee
shall reject such nomination or fail or neglect to agree within one month of
the Lessor’s notice such Chartered Surveyor shall be appointed on the
application of the Lessor by the Chairman or acting Chairman for the time being
of The Society of Chartered Surveyors in the Republic of Ireland which term
shall include any other body established from time to time in succession or
substitution or carrying on the function currently carried out by the same and
in default of any such appointment for any reason within one month of such
application by a Chartered Surveyor to be nominated by the Lessor.

 

5.                                       If
the Chartered Surveyor shall fail to determine the new rent within three months
of his appointment or if he shall relinquish his appointment or die or if it
shall become apparent that for any reason he will be unable to complete his
duties hereunder a new Chartered Surveyor shall be appointed in his place in
accordance with sub-clause 1.5 above.

 

6.                                       If
upon any such review the amount of any increased rent shall not be ascertained
or determined prior to the Review Date the Lessee shall continue to pay rent at
the yearly rate payable immediately prior to the Review Date until the gale day
next following the ascertainment or determination of any increased rent
whereupon subject to the first proviso to Clause 1.4 hereof there shall be due
as a debt payable by the Lessee to the Lessor on demand a sum equal to the
amount by which the rent for the period since the Review Date calculated at the
increased rate exceeds the rent for that period calculated at the previous rate
and in addition the Lessee shall pay interest on the said sum from the Review
Date until the date of actual payment at the 3 month Dublin inter-bank offer
rate at the Review

 

45

 

Date or if there
shall be no 3 month Dublin inter-bank
offer rate the corresponding or nearest appropriate rate thereto or if there shall be no such rate twelve per
centum.

 

7.                                       If
upon such review as aforesaid it shall be agreed or determined that the rent
previously payable hereunder shall be increased the Lessor and the Lessee shall
(if required by the Lessor) forthwith complete and sign a written memorandum or
if the Lessor shall so elect execute a deed of record recording the increased
rent thenceforth payable and the Lessee shall pay the Stamp Duty (if any)
payable on such memorandum or deed of record.

 

8.                                       In
the event of the Lessor being prevented or prohibited in whole or in part from
exercising its rights under this Clause and/or obtaining an increase in the
rent on any of the Review Dates by reason of any legislation Government Order
or decree or Notice (increase in this context meaning such increase as would be
obtainable disregarding the provisions of any such legislation and otherwise as
aforesaid) then the date at which the review would otherwise have taken effect
shall be deemed to be extended to permit and require such review to take place
on the first date thereafter upon which such right or increase may be exercised
and/or obtained in whole or in part and when in part on so many occasions as
shall be necessary to obtain the whole increase (meaning the whole of the
increase which the Lessor would have obtained if not prevented or prohibited as
aforesaid) and if there shall be a partial prevention only there shall be a
further review on the first date or dates as aforesaid notwithstanding the rent
may have been increased in part on or since the date of review but in no
instance shall the increase in rent be dated back to exceed the statutory
controls on increases of rent laid down by law.

 

46

 

PRESENT when the Common Seal of

INDUSTRIAL DEVELOPMENT
AGENCY (IRELAND)

was affixed hereto:

 

	
   

  	
  /s/ [ILLEGIBLE]

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  /s/ [ILLEGIBLE]

  	
   

  
	
   

  	
   

  	
   

  

 

PRESENT
when the Common Seal of

INVESTMENT TECHNOLOGY
GROUP

was affixed hereto:

 

	
  Witness:

  	
    Nicola
  Rooney

  	
   

  	
    /s/
  [ILLEGIBLE]

  
	
   

  	
   

  	
   

  	
  Director

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Address:

  	
    30 Herbert
  Street

  	
   

  	
    /s/
  [ILLEGIBLE]

  
	
   

  	
    Dublin 2

  	
   

  	
  Director

  	
   

  
	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  Occupation:

  	
    Solicitor

  	
   

  	
   

  
							

 

47

 

PRIOR RENUNCIATION OF RIGHTS

 

RE OFFICE AT UNIT NO. GO1 PART OF
STACK L,

CUSTOM HOUSE DOCK, DUBLIN 1

 

IN consideration
of the within named Landlord agreeing to grant this within Lease of the Demised
Premises as therein defined and prior to commencement of the Tenancy the within
named Tenant hereby renounces any entitlement to a new tenancy in the Demised
Premises under the Landlord and Tenant (Amendment) Act 1980 (as amended).

 

The within named Tenant
confirms that it has received independent legal advice from its Solicitors
prior to signing this renunciation pursuant to the provisions of Section 17(1)(a)(iii) of
the Landlord and Tenant (Amendment) Act 1980 as inserted by Section 4
Landlord and Tenant (Amendment) Act 1994.

 

 

Dated                14 August           1998

 

 

PRESENT WHEN THE COMMON SEAL

of  INVESTMENT TECHNOLOGY GROUP

Limited was affixed hereto:

 

	
  Witness:

  	
    Nicola
  Rooney

  	
   

  	
  /s/ [ILLEGIBLE]

  
	
   

  	
   

  	
   

  	
  Director

  	
   

  
	
  Name:

  	
    NICOLA
  ROONEY

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Occupation:

  	
    Solicitor

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
  Address:

  	
    30 Herbert
  Street

  	
   

  	
  /s/ [ILLEGIBLE]

  
	
   

  	
    Dublin 2

  	
   

  	
  Director

  	
   

  
							

 

48Exhibit 10.33.1

 

Dated
this 10 day of January 2007

 

JOSEPH
COSGRAVE, PETER COSGRAVE AND MICHAEL COSGRAVE

Licensor

 

AND

 

INVESTMENT
TECHNOLOGY GROUP LIMITED

Licensee

 

LICENCE
AGREEMENT

 

Premises at Dublin Exchange Facility, IFSC,
Dublin 1

 

 

Licence Agreement

 

1.   DATE:  10 January 2007

 

2.   PARTIES

 

2.1.             JOSEPH COSGRAVE, PETER
COSGRAVE AND MICHAEL COSGRAVE all of 15 Hogan Place, Lower Grand
Canal Street, Dublin 2 (hereinafter called “the Licensor” which expression
shall include their executors, administrators, successors and assigns) of the
one part.

 

2.2.             INVESTMENT TECHNOLOGY GROUP LIMITED having
its registered office at 2nd Floor, Dublin Exchange Facility, IFSC, Dublin 1
(hereinafter called “the Licensee” which expression shall where the context so
admits or requires include its nominees, employees, servants or agents) of the
other part.

 

3.   DEFINITIONS

 

	
  “the Fee”

  	
   

  	
  shall mean the sum of €1,000
  per month plus any value added tax arising thereon.

  
	
   

  	
   

  	
   

  
	
  “Insured Risks”

  	
   

  	
  shall mean public and
  property owners liability and such other risks as the Licensor shall consider
  prudent or desirable.

  
	
   

  	
   

  	
   

  
	
  “Permitted Use”

  	
   

  	
  shall mean the use of
  the Premises as a conference room only.

  
	
   

  	
   

  	
   

  
	
  “Premises”

  	
   

  	
  shall mean ALL THAT the premises within Dublin
  Exchange Facility, IFSC, Dublin 1 formerly known as MTH Communications
  Room and lately in use by the Licensee as a conference room.

  
	
   

  	
   

  	
   

  
	
  “the Term”

  	
   

  	
  shall mean the period
  from 1st September 2006 to 28th February 2007
  subject to termination in accordance with Clause 9.

  

 

1

 

4.   RECITALS

 

4.1.      The Licensor is the owner of
the building of which the Premises forms part and which was developed for
commercial purposes.

 

4.2.      The Licensor has agreed to
grant a licence to the Licensee in relation to the Premises for the temporary
convenience of both parties on the terms and conditions hereinafter contained.

 

5.   THE
LICENCE

 

In
consideration of the Fee the Licensor hereby grants to the Licensee the
exclusive right to use the Premises for the Permitted Use for the Term.

 

6.   COVENANTS BY THE LICENSEE

 

The
Licensee hereby covenants with the Licensor as follows :

 

6.1.      To pay the Fee, together
with any Value Added Tax that may arise thereon, monthly in advance by way of
cheque made payable to the Licensor or by direct debit to the Licensor’s bank
account, whichever is required from time to time by the Licensor.

 

6.2.      To pay on demand all
commercial rates, assessments, duties or impositions that may arise as a
consequence of the Licensee’s use of the Premises.

 

6.3.      To pay on demand all
premiums payable by the Licensor for the purposes of effecting or maintaining
policies of insurance in respect of the Insured Risks.

 

6.4.      Not to use the Premises for
any purpose other than the Permitted Use.

 

2

 

6.5.            Not
to allow any third party (save an employee or agent of the Licensee) to operate
the Premises for the Permitted Use save with the prior written consent of the
Licensor.

 

6.6.            To
indemnify the Licensor against the breach, non-performance or non-observance by
the Licensee of any of the covenants and conditions contained herein and against
all actions, costs, claims, expenses and demands whatsoever or howsoever
arising in respect of or in consequence (whether direct or indirect) of any
such breach, non-performance or non-observance as aforesaid and in particular
but without prejudice to the generality of the foregoing arising directly or
indirectly out of:

 

6.6.1.            the user of the
Premises;

 

6.6.2.            any
work carried out or in the course of being carried out by the Licensee on the
Premises.

 

6.7               To
maintain full and proper employers and public liability insurance to an
appropriate level with the interest of the Licensor noted thereon and to
indemnify and keep indemnified the Licensor from and against all claims,
charges, losses, demands, proceedings, costs or expenses whatsoever or
howsoever arising due to any damage, injury, loss or expense incurred by any
person using the Premises or otherwise in connection with this Licence.

 

6.8               Not
to carry out any alterations of any kind to the Premises without the Licensor’s
prior written consent.

 

6.9               To
notify the Licensor of any notices or correspondence received by the Licensee
in respect of the Premises or the use of the Premises.

 

6.10         Upon
termination of this licence to deliver up the Premises to the Licensor in the
same condition as it now is.

 

3

 

6.11         To
permit the Licensor or any persons authorised by the Licensor at all reasonable
times to enter the Premises or any part thereof to examine the state and
condition thereof and to ascertain whether the Licensee’s covenants are being
duly observed and performed.

 

6.12         To keep the Premises
in a clean, tidy and secure condition at all times and in particular to ensure
that there is no noise or disturbance arising from the user of the Premises.

 

6.13         Not
to assign or transfer the Licencee’s interest in this agreement to any third
party.

 

7
        STAMP
DUTY

 

Any
stamp duty which may be payable in respect of this Agreement shall be paid by
the Licensee.

 

8
        NO
WARRANTY

 

It is
hereby acknowledged by the Licensee that the Licensor does not give any
warranty or confirmation that the Permitted User is a user which is permitted
to be carried on in the Premises or any part thereof by any of the Planning
Acts or under any other statutory or local authority requirements.

 

9
        TERMINATION

 

This
Licence may be terminated by the Licensor:

 

9.1                   After
the first month of the Term by the Licensor giving to the Licensee one month’s
notice in writing to that effect.

 

9.2                   Immediately
upon service by the Local Authority of any notice requesting or directing that
the Permitted Use must cease.

 

4

 

9.3                On 7 days notice in the event of there being
any material breach or non-observance by the Licensee of any of the terms or conditions
herein contained.

 

10  AGREEMENT

 

It is hereby expressly agreed between the parties
that this Licence Agreement constitutes a bare licence only, is for the
temporary convenience of both parties and confers no tenancy upon the Licensee.

 

 

	
  SIGNED on behalf of the said

  	
   

  
	
  JOSEPH COSGRAVE, PETER COSGRAVE

  	
  /s/ Peter Cosgrave

  	
   

  
	
  AND MICHAEL COSGRAVE

  	
  /s/ Joseph Cosgrave

  	
   

  
	
  In the presence of:-

  	
  /s/ Michael Cosgrave

  	
   

  
	
   

  	
  MEL FERGUSON

  	
   

  
	
   

  	
  SOLICITOR

  	
   

  
	
   

  	
  SHEEHAN & CO

  	
   

  
	
   

  	
  1 CLARE STREET

  	
   

  
	
   

  	
  DUBLIN 2

  	
   

  
	
  /s/ [ILLEGIBLE]

  	
   

  
	
  SIGNED on behalf of the said

  
	
  INVESTMENT TECHNOLOGY GROUP LIMITED

  
	
  In the presence of:-

  
	
   

  	
  /s/ [ILLEGBILE]

  	
   

  
							

 

DATED THE                          DAY OF           2006

 

5

 

	
  [DTZ]

  	
   

  
	
  Sherry FitzGerald

  	
   

  
	
   

  	
   

  
	
  15 JAN 2007

  	
   

  
	
   

  	
   

  
	
  Limited

  	
   

  

 

	
   

  	
  LICENCE
  AGREEMENT

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  Sheehan & Company

  
	
   

  	
  Solicitors

  
	
   

  	
  1 Clare Street

  
	
   

  	
  Dublin 2

  

 

6

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