Document:

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                                                                    Exhibit 10.8

                           FACILITIES USE AGREEMENT

This Facilities Use Agreement ("Agreement") is effective as of the 5/th/ day of
April 1999 between Multilink Technology Corporation, a corporation organized
under the laws of the State of California, with offices located at 2601 Ocean
Park, Suite 108, Santa Monica, California 90405 (hereinafter called "Multilink")
and TRW Inc., a corporation organized under the laws of the State of Ohio,
acting through its Telecommunications business unit, having an office at 1800
Glenn Curtiss Street, Carson, California 90746 (hereinafter called "TRW").

                                   ARTICLE 1
                               SUBJECT AND TERM
                                 Original Term

Section 1.01. The term of this Agreement shall commence at 12:01 A.M. on April
5, 1999, and end at 12:0l A.M. August 31, 2000, unless terminated sooner as
provided in this Agreement.

                                 Holding Over

Section 1.02. If Multilink holds over and continues in the Premises after
termination of the term of this Agreement, including any extended term,
Multilink's continued use of the Premises shall be a breach of this Agreement
and Multilink shall be liable to TRW for any and all costs it incurs as a result
of such holdover, including charges assessed against TRW by its landlord under
TRW's lease for the premises.

                                   Premises

Section 1.03. TRW shall lease to Multilink, subject to the terms of this
Agreement, the space known as Room 1849 (Lab) and 1384 (Office) in a building
designated as "DH1" located in the TRW office complex at 1800 Glenn Curtiss
Street, Carson, California consisting of a total of approximately 3214 square
feet of space, more or less, together with the fixtures thereon (the
"Premises"), as set forth on Exhibit "B" attached hereto. The Premises are part
of a building that is leased by TRW from Watson Land Company (the "Landlord")
which lease, if not extended, expires on August 31, 2000. TRW shall provide
Multilink with access to the Premises.

                             Products and Services

Section 1.04. TRW shall also provide to Multilink, subject to the terms of this
Agreement, the products and services identified in Exhibit A. All prices and
costs to be paid by Multilink are net of taxes, duties, fees or charges
assessed by any governmental authority.
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                                  ARTICLE 2
                                   Payments

Section 2.01. (a) Interim Payments. Multilink agrees to pay to TRW during the
term of this Agreement specified in Section 1.01.

                                   ARTICLE 3
                            REPAIRS AND MAINTENANCE

                         Present Condition of Premises

Section 3.01. Multilink agrees and hereby stipulates with TRW that the Premises
are in good and acceptable condition on the date of this Agreement and that the
improvements on the premises have been constructed by TRW and made available to
Multilink in good and acceptable condition and in accordance with plans and
specifications approved by Multilink.

                                Repairs by TRW

Section 3.02. During the term of this Agreement and any renewal or extension of
the term of this Agreement, TRW shall, at TRW's own cost and expense, keep the
exterior roof, sidewalls, structural portions, and foundation of the building in
which the Premises are located (the "Building"), and the building systems and
equipment in good order and repair; provided, however, TRW shall not:

(a)  Be required to make any repairs that are rendered necessary by the
     negligence of or abuse of that property by Multilink or any employees or
     agents of Multilink; or

(b)  Be liable for any damages resulting from TRW's failure to make any repairs
     required by this section to be made by TRW, unless Multilink gives written
     notice to TRW specifying the need for the repairs and TRW fails to make the
     repairs or to commence making the repairs within thirty (30) days after
     Multilink gives notice or TRW fails to thereafter diligently pursue the
     completion of the repairs.

TRW shall not materially interfere with Multilink's use of or access to the
Premises in performing any repairs or maintenance under this Agreement.

                             Repairs by Multilink

Section 3.03. Except as provided in Section 3.02 of this Agreement, Multilink
shall, at Multilink's own cost and expense, during the term of this Agreement or
any extension of the term of this Agreement:

(a)  Keep and maintain the interior, non-structural portions of the Premises in
     good order, repair, and tenantable condition, except to the extent caused
     by the negligence or willful misconduct of TRW or its employees or agents;
     and

(b)  Repair any defects in the exterior roof, sidewalls, structural portions,
     and foundations of the Building caused by the negligence of or abuse of the
     Building by Multilink or any employees, agents or subtenants of Multilink.

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                   Multilink Improvements and Trade Fixtures

Section 3.04. (a) On expiration or earlier termination of this Agreement,
Multilink shall surrender the Premises and all improvements thereon to TRW in
good, sanitary, and neat order, condition, and repair, excluding ordinary wear
and tear and casualty damage. Multilink shall have the right to remove its trade
fixtures from the Premises at the expiration or earlier termination of this
Agreement term provided that Multilink shall repair any damage to the Premises
caused by that removal.

                                     Liens

Section 3.05. (a) Multilink agrees to keep the Premises and every part thereof
and the Building and other improvements at any time located on the Premises free
and clear of any and all mechanics', materialmen's, and other liens for or
arising out of or in connection with work or labor done, services performed, or
materials or appliances used or furnished for or in connection with any
operations of Multilink, any alteration, improvement, or repairs or additions
that Multilink may make or permit or cause to be made, or any work or
construction by, for, or permitted by Multilink on or about the Premises, or any
obligations of any kind incurred by Multilink. Multilink further agrees to pay
promptly and fully and discharge any and all claims on which any such lien may
or could be based, and to save and hold TRW and its Landlord and the Premises
and the Building and any other improvements on the Premises free and harmless
from any and all such liens and claims of liens and suits or other proceedings
pertaining thereto.

(b)  If Multilink desires to contest any such lien, it shall notify TRW of its
     intention so to do within ten (10) days after the filing of that lien. In
                               --------
     such a case, and provided that Multilink on demand of TRW protects TRW by a
     good and sufficient surety bond against any such lien and any costs,
     liability, or damage arising our of that contest, Multilink shall not be in
     default hereunder until five (5) days after the final determination of the
                             --------
     validity thereof, within which time Multilink shall satisfy and discharge
     that lien to the extent held valid. The satisfaction and discharge of any
     such lien shall not, in any case, be delayed until execution is had on any
     judgment rendered on the lien, and that delay shall be a default of
     Multilink under this Agreement. In the event of any such contest Multilink
     shall protect and indemnify TRW and its Landlord against all loss, cost,
     expense, and damage resulting from the contest.

                           TRW's Right of Inspection

Section 3.06. TRW or TRW's duly authorized agents may enter the Premises at any
and all reasonable times during the term of this Agreement, including any
extended term, to determine whether Multilink is complying with the terms and
conditions of this Agreement or to perform any other acts authorized by this
Agreement to be performed by TRW or reasonably necessary to protect TRW's rights
under this Agreement.

                             Surrender of Premises

Section 3.07. On expiration or earlier termination of this Agreement, Multilink
shall promptly surrender possession of the Premises to TRW in as good condition
as the Premises are on the date of this Agreement, reasonable wear and tear and
casualty damage excepted.

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                                   ARTICLE 4
                                USE OF PREMISES

                   Permitted and Prohibited Use of Premises

Section 4.01. Multilink shall use the Premises for operating and conducting
business for the design, development or manufacture of telecommunication
equipment and for no other purpose without the prior written consent of TRW. TRW
may withhold consent for any reason. Under no circumstances during the term of
this Agreement shall Multilink use or cause to be used in the business operated
on the Premises any hazardous or toxic substances or materials, as defined by
the State of California or store or dispose of any such substances or materials
on the Premises, except for incidental amounts thereof.

                             Compliance with Laws

Section 4.02. The Premises shall not be used or permitted by Multilink to be
used in violation of any law or ordinance. Multilink shall maintain the Premises
in a clean and sanitary manner and shall comply with:

(a)  All laws, ordinances, rules, and regulations related to Multilink's
     specific use of the Premises, now in effect or subsequently enacted or
     promulgated by any public or governmental authority or agency having
     jurisdiction over the Premises (and specifically excluding any such laws
     and requirements which would pertain to any lawful use and occupancy of the
     Premises in contrast to Multilink's specific use); and

(b)  The recorded restrictions governing the Dominguez Technology Center, in
     which the Premises are located, a copy of which are attached as Exhibit
     "C", as amended from time to time, provided Multilink is given a copy of
     any such amendment.

TRW shall comply with all laws, ordinances, rules and regulations with respect
to the Building which are not Multilink's obligation under Section 4.02(a)
above.

                                     Signs

Section 4.03. Multilink may not erect and maintain any signs on the Premises
relating to Multilink's business on the Premises without TRW consent not
unreasonably withheld.

                                   ARTICLE 5
                                   INSURANCE

                              Liability Insurance

Section 5.01. Multilink shall, at Multilink's own cost and expense, secure and
maintain during the entire term of this Agreement and any extended term of this
Agreement, public liability, property damage, and products liability insurance,
insuring Multilink and Multilink's employees against all bodily injury, property
damage, personal injury, and other loss or liability caused by or connected with
Multilink's occupation and use of the Premises under this Agreement in amounts
not less than:

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(a)  $1,000,000 for injury to or death of one person and, subject to the
     limitation for the injury or death of one person, of not less than
     $2,000,000 for injury to or death of two or more persons as a result of any
     one accident or incident; and

(c)  $1,000,000 for property damage.

TRW shall be named as an additional insured and the policy or policies shall
contain cross-liability endorsements.

                         Multilink's Personal Property

Section 5.02. Multilink shall at all times during the term of this Agreement and
at Multilink's sole expense, keep all of Multilink's personal property,
including trade fixtures and equipment and all merchandise of Multilink that may
be in the Premises from time to time, insured against loss or damage by fire and
by any peril included within fire and extended coverage insurance for an amount
reasonably determined by Multilink.

                        Workers' Compensation Insurance

Section 5.03. Multilink shall maintain in effect throughout the term of this
Agreement, at Multilink's sole expense, Workers' compensation insurance in
accordance with the laws of California and employer's liability insurance with a
limit of not less than $1 million per employee and $1 million per occurrence.

                              Cancellation Clause

Section 5.04. Any policy of insurance required under this Article shall be
written by insurance companies authorized to do business in California. Each
policy of insurance procured by Multilink pursuant to this Article shall
expressly provide that it cannot be canceled for any reason or altered in any
manner unless at least thirty (30) days prior written notice has been given by
the insurance company issuing the policy to TRW in the manner specified in this
Agreement for service of notices on TRW by Multilink.

                    Deposit of Insurance Policies with TRW

Section 5.05. Promptly on the issuance or renewal of any insurance policy
required by this Agreement, including fire and liability insurance policies,
Multilink shall cause a duplicate copy of the policy or a certificate evidencing
the policy and executed by the insurance company issuing the policy or its
authorized agent to be given to TRW.

                           Blanket Insurance Policy

Section 5.06. To satisfy its obligations under this Article, Multilink may at
any time during the term of this Agreement, have in full force and effect a
"blanket" policy of insurance insuring the Premises as well as other property
owned or occupied by Multilink provided the blanket policy does not in any way
diminish the amount or coverage of the insurance required under this

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  Article, and further provided that the blanket policy otherwise meets all
  requirements of this Article.

                       TRW's Right to Procure Insurance

  Section 5.07. If at anytime Multilink fails to procure or maintain the
  insurance required by this Article, then following fifteen (15) days prior
  written notice to Multilink, TRW may obtain that insurance and pay the
  premiums on it for the benefit of Multilink. Any amounts paid by TRW to
  procure or maintain insurance pursuant to this section shall be immediately
  due and repayable to TRW by Multilink with the next then due installment of
  rent under this Agreement; failure to repay at that time any amount expended
  by TRW shall be considered a default by Multilink under this Agreement.

                                TRW's Insurance

  Section 5.08. TRW's Fire and Casualty Insurance. TRW shall carry commercial
  general liability insurance with respect to the Building during the term of
  this Agreement, and shall further insure the Building during the term of this
  Agreement against loss or damage due to fire and other casualties covered
  within the classification of fire and extended coverage, vandalism coverage
  and malicious mischief, sprinkler leakage, water damage and special extended
  coverage, Such coverage shall be in such amounts, from such companies, and on
  such other terms and conditions as TRW may from time to time reasonably
  determine.

                                  Subrogation

  Section 5.09 TRW and Multilink agree to have their respective insurance
  companies issuing property damage insurance waive any rights of subrogation
  that such companies may have against TRW or Multilink, as the case may be, so
  long as the insurance carried by TRW and Multilink, respectively, is not
  invalidated thereby. As long as such waivers of subrogation are contained
  in their respective insurance policies, TRW and Multilink hereby waive any
  right that either may have against the other on account of any loss or damage
  to their respective property to the extent such loss or damage is insurable
  under policies of insurance for fire and all risk coverage, theft, public
  liability, or other similar insurance.

                                   ARTICLE 6
                            DESTRUCTION OF PREMISES

                           Duty to Repair or Restore

   Section 6.01. If the Premises or any improvements therein are damaged or
   destroyed during the term of this Agreement or any renewal or extension
   thereof, the damage shall be repaired as follows:

   (a)  TRW shall repair that damage as soon as reasonably possible and restore
        the Premises and improvements to substantially the same condition as
        existed before the damage or destruction, regardless of whether the
        insurance proceeds are sufficient to cover the actual cost of repair and
        restoration.

   (b)  Multilink expressly waives any right under California Civil Code
        Sections 1931 - 1933 to terminate this Agreement for damage or
        destruction to the Premises.

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                  Termination of Agreement for Certain Losses

Section 6.02. (a) Notwithstanding any other provision of this Agreement, if the
Premises are damaged or destroyed to such an extent it will cost more than
$50,000 to repair or replace them, and the damage or destruction is caused by a
peril against which insurance is not carried, TRW may terminate this Agreement
by giving Multilink written notice of the termination, which termination shall
not be effective for at least three (3) months following the delivery of the
notice of termination, unless the Premises are substantially damaged, in which
event such termination shall be effective sooner. The notice must be given
within thirty (30) days after occurrence of the damage or destruction.

(a)  Multilink or TRW shall have the right to terminate this Agreement under
     either of the following circumstances:

     (1)  If the Building is damaged or destroyed from any cause whatsoever,
          insured or uninsured, and the laws then in existence do not permit the
          repair or restoration of the Building; or

     (2)  If the Building is destroyed from any cause whatsoever, insured or
          uninsured, during the last year of the term of this Agreement.

(b)  In the event the damage or destruction is caused by a peril not insured
     against, either party may terminate this Agreement by giving written notice
     of termination to the other not later than 14 days after occurrence of the
     event giving rise to terminate and termination shall be effective as of the
     date set forth in the notice of termination, which termination shall not be
     effective for at least three (3) months following the delivery of the
     notice of termination, unless the Premises are substantially damaged, in
     which event such termination shall be effective sooner. In the event of a
     termination, Multilink shall not be entitled to collect any insurance
     proceeds attributable to insurance policies covering the Building or
     improvements, except those proceeds attributable to Multilnk's personal
     property, equipment, merchandise and trade fixtures.

(d)  If this Agreement is terminated pursuant to either subsection (a) or (b)
     above, rent, taxes, assessments, and other sums payable by Multilink to TRW
     under this Agreement shall be prorated as of the termination date. If any
     taxes, assessments, or rent has been paid in advance by Multilink, TRW
     shall refund it to Multilink for the unexpired period for which the payment
     has been made.

                       Time for Construction of Repairs

Section 6.03. Any and all repairs and restoration of improvements required by
this Article shall be commenced by TRW within a reasonable time after occurrence
of the damage or destruction requiring the repairs or restoration; shall be
diligently pursued after being commenced; and shall be completed within a
reasonable time after the loss. If TRW is required under this Agreement to
perform the repairs and restoration, TRW shall cause the repairs and restoration
to be completed not later than 90 days after occurrence of the event causing
destruction [or Multilink shall have the right to terminate this Agreement].

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                    Abatement of Fees Payable by Multilink

  Section 6.04. If any casualty shall have damaged the Premises or Multilink's
  access thereto, TRW shall allow Multilink a proportionate abatement of the
  fees payable by Multilink for the Premises during the time and to the extent
  the Premises are unfit for occupancy for the purposes permitted under this
  Agreement, and not occupied by Multilink as a result thereof; provided that if
  the Premises are damaged such that the remaining portion of the Premises is
  not sufficient to allow Multilink to conduct its business operations
  therefrom, then TRW shall allow Multilink a total abatement of such fees
  during the time and to the extent that the entire Premises are unfit for
  occupancy for the purposes permitted under this Agreement, and not occupied by
  Multilink as a result of the subject damage.

                                  ARTICLE 7
                                 CONDEMNATION

                          Total Condemnation Defined

  Section 7.01. The term "total condemnation" as used in this Article shall mean
  the taking by eminent domain ("condemnation") by a public or quasi-public
  agency or entity having the power of eminent domain ("condemnor") of

  (a)  More than thirty-five (35) percent of the ground area of the Premises; or

  (b)  Less than thirty-five (35) percent of the ground area of the Premises at
       a time when the remaining buildings or improvements on the Premises
       cannot reasonably be restored to a condition suitable for Multilink"
       occupancy for the uses permitted by this Agreement within sixty (60)
       normal eight-hour working days under all laws and regulations then
       applicable; or

  (c)  Less than thirty-five (35) percent of the ground area of the Premises in
       such a manner that Multilink is substantially prevented from carrying on
       operations of a permitted use under this Agreement on the remaining
       portion of the Premises.

                         Partial Condemnation Defined

   Section 7.02. The term "partial condemnation" as used in this Article shall
   mean any condemnation of a portion of the Premises that is not a total
   condemnation under Section 7.01 of this Agreement.

                      Termination for Total Condemnation

   Section 7.03. In the event of a total condemnation of the Premises during the
   term of this Agreement, this Agreement shall terminate without further notice
   as of 12:01 A.M. on the date actual physical possession of the condemned
   property is taken by the condemnor. All amounts payable under this Agreement
   shall be prorated as of 12:01 A.M. on that date.

                        Effect of Partial Condemnation

   Section 7.04. In the event of a partial condemnation of the Premises, this
   Agreement shall terminate as to the portion of the Premises taken on the date
   actual physical possession of that

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   portion is taken by the condemnor, and at Multilink's option may remain in
   full force and effect or terminate as to the remainder of the Premises;
   provided, however, that promptly after the taking of actual physical
   possession by the condemnor of the portion taken by condemnation, if
   Multilink elects to continue in possession of the remainder of the Premises
   TRW shall restore, at Multinlink's own cost and expense, the improvements on
   the remainder of the Premises to a condition making the Premises tenantable
   by Multilink for the uses permitted by this Agreement. Any rent payable under
   this Agreement after the date actual physical possession is taken by the
   condemnor of the portion of the Premises condemned shall be reduced by the
   percentage the ground area of the portion taken by eminent domain bears to
   the total ground area of the Premises on the date of this Agreement. In
   addition, the rent payable under this Agreement shall be further abated
   during the time and to the extent Multilink is prevented from occupying all
   of the remainder of the Premises by the work of restoration required by this
   section to be performed by TRW.

                                   ARTICLE 8
                                INDEMNIFICATION

                       Multilink's Hold-Harmless Clause

   Section 8.01. Except as otherwise provided in Section 8.02, Multilink shall
   indemnify and hold TRW and the property of TRW, including the Premises, free
   and harmless from any and all liability, claims, loss, damages, or expenses,
   including reasonable counsel fees and costs, arising by reason of the death
   or injury of any person, including Multilink or any person who is an employee
   or agent of Multilink, or by reason of damage to or destruction of any
   property, including property owned by Multilink or any person who is an
   employee or agent of Multilink, caused by (1) any act or omission on the
   Premises of Multilink or any person in, on, or about the Premises with the
   permission and consent of Multilink; or (2) Multilink's breach of this
   Agreement.

   Section 8.02. Notwithstanding the provisions of Section 8.01 of this
   Agreement, Multilink shall be under no duty to indemnify and hold TRW
   harmless from any liability, claims, losses, expenses, or damages arising
   because of TRW's failure to make any repairs required by this Agreement to be
   made by TRW or because of any negligence or willful acts of misconduct by TRW
   or by any person who is an agent or employee of TRW acting in the course and
   scope of its agency or employment. TRW agrees to indemnify, defend, protect,
   and hold Multilink free and harmless from and against any liability, claims,
   losses, expenses, or damages, including reasonable counsel fees and costs,
   arising from or in connection with TRW's failure to make any repairs required
   by this Agreement to be made by TRW or in connection with TRW's breach of
   this Agreement, or because of any negligence or willful acts of misconduct by
   TRW or by any person who is an agent or employee of TRW acting in the course
   and scope of its agency or employment.

                                   ARTICLE 9
                             DEFAULT AND REMEDIES

                        Remedies on Multilink's Default

   Section 9.01. If Multilink breaches this Agreement, TRW, in addition to any
   other remedy given TRW by law or equity, may

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  (a)  Continue this Agreement in effect by not terminating Multilink's access
       to the Premises, in which case TRW shall be entitled to enforce all TRW's
       rights and remedies under this Agreement, including the right to recover
       the amounts specified in this Agreement as it becomes due under this
       Agreement;

  (b)  Terminate this Agreement and recover from Multilink

       (1)  The worth, at the time of award, of any unpaid amounts that had been
            earned at the time of termination of the lease;

       (2)  The worth, at the time of award, of the amount by which the unpaid
            rent that would have been earned after termination of the Agreement
            until the time of award exceeds the amount of rental loss that
            Multilink proves could have been reasonably avoided;

       (3)  The worth, at the time of award, of the amount by which the unpaid
            rent for the balance of the term after the time of award exceeds the
            amount of rental loss that Multilink proves could be reasonably
            avoided; and

       (4)  Any other amount necessary to compensate TRW for all detriment
            proximately caused by Multilink's failure to perform the obligations
            under this Agreement; or

  (c)  Terminate the Agreement and, in addition to any recoveries Multilink may
       seek under subsection (b) of this section, bring an action to reenter and
       regain possession of the Premises in the manner provided by the law of
       unlawful detainer then in effect in California.

                              Termination by TRW

Section 9.02. No act of TRW or its landlord, including but not limited to TRW's
or its landlord's entry on the Premises or efforts to relet the Premises, or the
giving by TRW to Multilink of a notice of default, shall be construed as an
election to terminate this Agreement unless a written notice of the-TRW's
election to terminate is given to Multilink or unless termination of this
Agreement is decreed by a court of competent jurisdiction.

                             Default by Multilink

Section 9.03. All covenants and agreements contained in this Agreement are
declared to be conditions to this Agreement and to the term hereof. The
following constitute a material default and breach of this Agreement by
Multilink:

(a)  Any failure to pay amounts when due when the failure continues for five
     (5) days after written notice that said amount is overdue.

(b)  Any failure by Multilink to perform any other covenant, condition, or
     agreement contained in this Agreement when the failure is not cured within
     thirty (30) days after written notice of the specific failure is given by
     TRW to Multilink unless Multilink commences to cure within such thirty (30)
     day period and thereafter diligently prosecutes such cure to completion.

(c)  The bankruptcy or insolvency of Multilink, the making by Multilink of any
     general assignment for the benefit of creditors; the filing by or against
     Multilink of a petition to have Multilink adjudged a bankrupt or of a
     petition for reorganization or arrangement under the Bankruptcy Act
     (unless, in the case of a petition filed against Multilink, it is dismissed
     within sixty (60)

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   days; the appointment of a trustee or receiver to take possession of
   substantially all of Multilink's assets located at the Premises or of
   Multilink's interest in this Agreement, if possession is not restored to
   Multilink with thirty (30) days; or the attachment, execution, or other
   judicial seizure of substantially all of Multilink's assets located at the
   Premises or of Multilink's interest in this Agreement, when that seizure is
   not discharged within fifteen (15) days.

                              Cumulative Remedies

Section 9.04. The remedies granted to TRW in this Article shall not be exclusive
but shall be cumulative and in addition to all other remedies now or hereafter
allowed by law or authorized in this Agreement.

                               Waiver of Breach

Section 9.05. The waiver by either party of any breach by the other party of any
of the provisions of this Agreement shall not constitute a continuing waiver or
a waiver of any subsequent default or breach by such other party either of the
same or a different provision of this Agreement.

                                  ARTICLE 10
                                   WARRANTY

                                   Warranty

Section 10.01. The Products to be delivered under this Agreement are warranted
only to the extent of and by the original manufacturer's warranty. Any defective
part or parts must be returned to the manufacturer or vendor and not to TRW.
Otherwise, all products delivered and services performed under this Agreement
are provided "As Is", without warranty.

                              Warranty Exclusion

Section 10.02. THE FOREGOING WARRANTIES ARE IN LIEU OF ALL OTHER WARRANTIES,
WHETHER ORAL, WRITTEN, EXPRESS, IMPLIED, OR STATUTORY. IMPLIED WARRANTIES OF
FITNESS FOR PARTICULAR PURPOSE AND MERCHANTABILITY SHALL NOT APPLY. TRW'S
WARRANTY OBLIGATIONS AND CLIENT'S REMEDIES THEREUNDER (EXCEPT AS TO TITLE) ARE
SOLELY AND EXCLUSIVELY AS STATED HEREIN. IN NO CASE WILL TRW BE LIABLE FOR
CONSEQUENTIAL DAMAGES, LABOR PERFORMED IN CONNECTION WITH REMOVAL AND
REPLACEMENT, LOSS OF PRODUCTION, OR ANY OTHER LOSS INCURRED BECAUSE OF
INTERRUPTION OF SERVICE.

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                                  ARTICLE 11
                         INTELLECTUAL PROPERTY RIGHTS

                              Rights of Multilink

Section 11.01. All right, title and interest in and to any data relating to
Multilink business operations are and shall remain the exclusive property of
Multilink, whether or not provided to TRW during the performance of this
contract.

                        Rights in Third Party Software

Section 11.02. Use by Multilink of commercial third party software and related
documentation shall be subject to the license rights accompanying that software
or documentation. Multilink shall indemnify and hold harmless TRW from any and
all costs, expenses, reasonable attorneys' fees and liability for any claim,
settlement, and judgment based upon, arising out of or relating to Multilink's
or its employee's failure to comply with any such license provisions.

                                  ARTICLE 12
                                 MISCELLANEOUS

                           Assignment and Subletting

Section 12.01. Multilink shall not encumber, assign or otherwise transfer this
Agreement, any right or interest therein, or any right or interest in the
Premises or any of the improvements that may now or hereafter be constructed or
installed on the Premises without first obtaining the written consent of TRW
which consent shall be in the sole discretion of TRW. Multilink shall not allow
any other person, other than Multilink's agents, servants, and employees, to
occupy the Premises or any part of the Premises without the prior written
consent of TRW. Any encumbrance, assignment, or transfer without the prior
written consent of TRW, whether voluntary or involuntary, by operation of law or
otherwise, is void and shall, at the option of TRW, terminate this Agreement.

                                 Force Majeure

Section 12.02. With respect to the delivery of products or the performance of
services under this Agreement, the date on which each party's obligations are to
be fulfilled shall be extended for a period equal to any delay arising directly
or indirectly from any cause beyond such party's reasonable control. Such causes
include, but are not limited to, acts of God; earthquake; the laws, actions, or
inactions of any governmental authority in either its sovereign or contractual
capacity; civil or military conflicts; riot; revolution; fires; strikes; labor
disputes; epidemics; and embargoes. Such extension shall apply whether or not
there is another concurrent cause of delay.

                           Force Majeure Termination

Section 12.03. If the delays resulting from any of the causes stated in Section
12.02 extend in the aggregate for more than ninety (90) days and the parties
have not agreed upon a revised basis for continuing this Agreement, including
adjustment of the price, then either party, upon at least thirty (30) days
written notice, may terminate this Agreement.

                                       12
<PAGE>

                                     Time

Section 12.04. Time is expressly declared to be of the essence in this
Agreement.

                                   Headings

Section 12.05. The headings and titles to the articles, sections, and paragraphs
of this Agreement are inserted for convenience only and shall not be deemed a
part hereof or affect the construction or interpretation of any provision
hereof.

                                 Counterparts

Section 12.06. This Agreement has been executed in several counterparts, each of
which shall be deemed to be an original, and all such counterparts together
shall constitute but one and the same instrument.

                             Modification - Waiver

Section 12.07. No cancellation, modification, amendment, deletion, addition or
other change in this Agreement or any provision thereof, or waiver of any right
or remedy herein provided, shall be effective for any purpose unless
specifically set forth in a writing signed by the party to be bound. No waiver
of any right or remedy with respect to any occurrence or event on one occasion
shall be deemed a waiver of such right or remedy with respect to a similar or
like occurrence or event on any other occasion.

                               Entire Agreement

Section 12.08. This Agreement supersedes all other prior agreements, whether
oral or written, which may have been made with respect to the subject of this
Agreement and the transactions contemplated herein, and this Agreement contains
the entire agreement of the parties with respect to the subject matter hereof.

                                 Severability

Section 12.09. Any provision of this Agreement which is determined to be
unlawful, unenforceable, or without effect under any applicable law of any
jurisdiction shall, as to such jurisdiction, be ineffective without affecting
any other provision of this Agreement. To the full extent that the provisions of
such applicable law may be waived, they are hereby waived, to the end that this
Agreement be deemed to be a valid and binding agreement enforceable in
accordance with its terms.

                                       13
<PAGE>

                       Successors and Assigns

Section 12.10. The provisions of this Agreement shall be binding upon and inure
to the benefits of TRW and Multilink and their respective successors and
assigns. No third party is intended to or shall have any right or interest under
this Agreement.

                              Binding Arbitration

Section 12.11. The parties agree that they shall negotiate in good faith to
resolve any dispute which arises out of or in connection with this Agreement. In
the event the parties are unable to resolve any such dispute within a reasonable
time by good faith efforts, the dispute shall be settled by final binding
arbitration. Such arbitration shall be referred to the American Arbitration
Association in accordance with the rules thereof then in effect, and the hearing
thereon shall be held at a mutually acceptable neutral site. Unless otherwise
agreed to in writing, the parties shall comply with the ruling resulting from
such final binding arbitration and neither party shall appeal the decision
thereof.

                                Attorney's Fees

Section 12.12. Unless otherwise provided for by the arbitrator, each party in
any action brought to enforce or interpret this Agreement or to seek relief for
breach of this Agreement shall be responsible for its own expenses and
attorney's fee incurred therefor.

                                 Governing Law

Section 12.13. This Agreement shall be governed and construed in accordance with
the laws of the State of California, without regard to the "choice of law"
rules.

                            Limitation of Liability

Section 12.14. The total liability of TRW on any claim for use of the products,
services or premise shall not exceed one Thousand Dollars. Except as otherwise
expressly provided in this Agreement, in no event shall either party be
liability to the other for incidental, consequential or special damages.

                          TRW Relocation Termination

Section 12.15. Notwithstanding any other provision of this Agreement, TRW may,
without charge, terminate Multilink's access to the Premises and the services to
be provided under this Agreement if TRW elects to vacate the building designated
as "DH1", by giving Multilink 180 days prior written notice of such
termination. In such event, Multilink shall pay for access to the Premises and
services until the termination date. Multilink shall have the right, upon
written notice to TRW, to terminate this Agreement earlier than the termination
date selected by TRW.

                                       14
<PAGE>

                                Brokers

Section 12.16. TRW and Multilink hereby warrant to each other that they have had
no dealings with any real estate broker or agent in connection with the
negotiation of this Agreement and that they know of no real restate broker or
agent who is entitled to a commission in connection with this Agreement. Each
party agrees to indemnify and defend the other party against and hold the other
party harmless from any and all claims, demands, losses, liabilities, lawsuits,
judgments, and costs and expenses (including without limitation reasonable
attorneys' fees) with respect to any leasing commission or equivalent
compensation alleged to be owing on account of the indemnifying party's dealings
with any real estate broker or agent.

                                  TRW Default

Section 12.17. Notwithstanding anything to the contrary set forth in this
Agreement, TRW shall be in default in the performance of any obligation required
to be performed by TRW pursuant to this Agreement if TRW fails to perform such
obligation within thirty (30) days after the receipt of notice from Multilink
specifying in detail TRW's failure to perform; provided, however, if the nature
of TRW's obligation is such that more than thirty (30) days after required for
its performance, then TRW shall not be in default under this Agreement if it
shall commence such performance within such thirty (30) day period and
thereafter diligently pursue the same to completion. Upon any such default by
TRW under this Agreement, Multilink may exercise any of its rights provided at
law or in equity.

                               Abatement of Fees

Section 12.18. In the event that Multilink is prevented by acts of TRW from
using, and does not use, the Premises or any portion thereof for five (5)
consecutive business days (the "Eligibility Period"), then the fees payable by
Multilink under this Agreement shall be abated or reduced, as the case may be,
after expiration of the Eligibility Period for such time that Multilink
continues to be so prevented from using, and does not use, the Premises or a
portion thereof, in the proportion that the area of the portion of the Premises
that Multilink is prevented from using, and does not use, bears to the total
area of the premises; provided, however, in the event that Multilink is
prevented from using, and does not use, a portion of the Premises for a period
of time in excess of the Eligibility Period and the remaining portion of the
Premises is not sufficient to allow Multilink to effectively conduct its
business therein, and if Multilink does not conduct its business from such
remaining portion, then for such time after expiration of the Eligibility Period
during which Multilink is so prevented from effectively conducting its business
therein, the fees payable by Multilink under this Agreement shall be abated for
such time as Multilink continues to be so prevented from using, and does not
use, the Premises. To the extent Multilink is entitled to abatement without
regard to the Eligibility Period, because of an event described in Article 6
above, then the Eligibility Period shall not be applicable. If Multilink is
prevented from using and does not use all or a material portion of the Premises
for three (3) months following the Eligibility Period, then Multilink shall
thereafter have the right to terminate this Agreement upon written notice to
TRW.

                                       15
<PAGE>

                                    Notices

Section 12.19. All notices, demands, statements or communications (collectively,
"Notices") given or required to be given by either party to the other hereunder
shall be in writing, shall be sent by United States certified or registered
mail, postage prepaid, return receipt requested ("Mail"), delivered by a
nationally recognized overnight courier, or delivered personally, to Multilink
or to TRW at the addresses set forth below, or to such other place as TRW or
Multilink may from time to time designate in a Notice to the other party. Any
Notice will be deemed given, sent or delivered, as the case may be, (i) three
(3) days after the date it is posted if sent by Mail, (ii) the date the
overnight courier delivery is made, or (iii) the date personal delivery is made.

          TRW:         TRW Inc.
                       1800 Glenn Curtiss Street
                       Carson, California 90746

          Multilink:   Multilink Technology Corporation
                       2601 Ccean Park Boulevard, Suite 108
                       Santa Monica, California 90405
                       Attention: Dr. Richard Nottenburg

                       With a copy to:

                       Allen, Matkins, Leck, Gamble & Mallory LLP
                       1999 Avenue of the Stars, Suite 1800
                       Los Angeles, California 90067-6050
                       Attention: Mark Kelson, Esq.

IN WITNESS WHEREOF, the parties hereto have entered into this Agreement to be
effective as of the day and year first above written.

Multilink Technology Corporation              TRW Inc.

By: /s/ Richard N Nottenburg                  By:  /s/ Paul D. Pratt
   -------------------------                     --------------------------

Printed:  Richard N Nottenburg                Printed:  Paul D. Pratt
        ----------------------                        ---------------------

Title: President                              Title: Div Mgr. of Contracting
      ------------------------                      -----------------------

     Date:  7/28/99                                Date:    7/28/99
         ---------------------                          -------------------

                                       16
<PAGE>

                                  Exhibit "A"

            Summary of Premises, Products and Services, Payments,
               and Schedule for Access, Delivery and Performance

A.  The Premises, Products and Services.
    -----------------------------------

TRW shall provide Multilink with the following products and services access to
the following Premises:

Item No.  Description
--------  -----------
                          Products and Services

1.        Electronic Access to DELL PE4300 Server from the Premises

2.        Use of thirteen (13) DELL PCs with 17" Monitors on the Premises

3.        Telecommunications Services on the Premises to include sixteen (16)
          telephones with digital lines, three (3) analog lines, local and long
          distance telecommunications services.

4.        Hardware consisting of the following:

          Qty           Description
          ---           -----------

          One  (1)      HP4500 DN
          One  (1)      ScanJet 6200 CXI
          Four (4)      HP LJ 1100 XI
          One  (1)      HP 750C Plotter
          One  (1)      LaserJet 8000N Printer
          One  (1)      10/100 Mb Switch, Dedicated

5.        Installation of the Hardware identified in 2, 3 and 4 above on the
          Premises.

6.        Multilink Unique Operation and Maintenance Services for the Hardware
          identified above not included in TRW's standard service center
          operation and maintenance efforts.

7.        Fit-up of the Premises

8.        Other consulting, engineering, technical or administrative services
          as requested by Multilink not included above or not included in TRW's
          standard service center rates.

                                       17
<PAGE>

                                 The Premises

9.        Office Space (Room 1384)
          401 sq. ft., more or less

10.       Laboratory Space (Room 1849)
          2813 sq. ft., more or less

B.   Payments.
     --------

     Basis of Payments:

     Products and Services shall be paid for on the following basis.

       Item No.              Description               Basis for Payment
       -------               -----------               -----------------

          1.      Access to DELL PE 4300 Server        TRW Cost

          2.      Use of Thirteen (13) DELL PCs.       TRW Cost

          3.      Telecommunications Services          TRW Cost

          4.      Hardware                             Firm Fixed Price

          5.      Installation Services                TRW Cost

          6.      Multilink Unique Operation and       TRW Cost
                  Maintenance Services

          7.      Fit-up                               TRW Cost

          8.      Other Services                       TRW Cost

          9.      Office Space                         TRW Cost

          10.     Laboratory Space                     TRW Cost

      Interim Billings
      ----------------

      Multilink shall pay TRW for the products delivered, services performed and
      Premises accessed under this Agreement at the following rates until final
      rates are determined in accordance with this Exhibit.

                                       18
<PAGE>

Item No.
-------

  1.    Access to Dell PE4300 Server         $ 111.00/wk

  2.    Use of PCs                           $  50.00/PC/wk

  3.    Telecommunications Services          $ 1,075/per mo.

  4.    Hardware

<TABLE>
<CAPTION>
                                                 Qty.      Unit            Total
                                                 ----      ----            -----
<S>                                              <C>       <C>             <C>
          HP4500 DN                               1        $ 3,663     $      3,663
          SunJet 6200 CXI                         1            37l              371
          HP LJ 1100 XI                           4            391.50         1,566
          HP 75OC Plotter                         1          5,454            5,454
          LaserJet 8000 N Printer                 1          2,479            2,479
          10/100 mb Switch, Dedicated             1          1,797            1,797
          Total Hardware (Fixed Price)                                 $     15,330

   5.   Acquisition & Installation Services                            $      5,000

   6.   Multilink Unique Operation and                                 $ 290/per wk
        Maintenance Services

   7.   Fit-up Services                                                $    189,000

   8.   Other Consulting, Engineering or                                       TBD*
        Administrative Services

   9.   Office Space                                                   $     887/mo

  10.   Laboratory Space                                               $   6,217/mo
</TABLE>

C.   Delivery and Performance Schedule

<TABLE>
<CAPTION>
     Item No.                 Delivery, Term or Performance Schedule
     --------                 --------------------------------------
<S>                            <C>
     1                        May 3, 1999 to August 31, 2000
     2                        May 3, 1999 to August 31, 2000
     3                        May 3, 1999 to August 31, 2000
     4                        Deliver by May 12, 1999
     5                        Installed by May 12, 1999
     6                        Installation of Item No. 4 through August 31, 2000
     7                        Complete by May 19, 1999
     8                        Complete by August 31, 2000
     9                        April 5, 1999 to August 31, 2000
     10                       May 3, 1999 to August 31, 2000
</TABLE>

*These services may only be ordered by mutual agreement of the parties. None
have been ordered as part of the date of signing of this Agreement.

                                       19
<PAGE>

D.   Invoices

1.0  Submission of Invoices. TRW may submit invoices to Multilink for items Nos.
1, 2, 3, 5, 6, 7, 8, 9 and 10 no more frequently than monthly for services
actually performed, for costs actually incurred and premises access actually
provided. TRW may submit invoices to Multilink for Item 4 at the fixed prices
set forth in Section B of this Exhibit upon delivery and installation thereof.

Invoices shall be submitted to:

                       Multilink Technology Corporation
                          2850 Ocean park, Suite 335
                            Santa Monica, CA 90405
                            Attention: Alan Brunell

2.0  Payment of Invoices. Payments shall be made by Multilink so as to be
received by TRW not later than thirty (30) days after Multilink's receipt of
invoice. Checks shall be made payable to TRW Inc. and shall be addressed and
sent to TRW as follows:

                            TRW Space and Defense
                                File No. 41818
                          Los Angeles, CA 90074-1818
                                      USA

3.0  Set-Off. TRW may set-off amounts due under this Agreement against any
amounts due by TRW to Multilink under the Spitfire Development Agreement, dated
May 1999.

4.0  Final Amounts. For access to the Premises and all items of products or
services for which the basis of payment is "TRW Cost", Multilink shall pay TRW
the TRW Telecommunications unit's actual direct and indirect cost for such items
in accordance with TRW's usual accounting practices.

In the event Multilink's telecommunication usage of Item 3 under this Exhibit
exceeds the standard TRW usage rate by more than ten (10) percent, Multilink
shall pay TRW the standard rate plus the percentage amount by which Multilink's
usage exceeded TRW's standard rate, together with the related indirect costs
thereon in accordance with TRW's usual accounting practices.

For items identified in Section B of this Exhibit as "Firm Fixed Price", the
final amount to be paid by Multilink shall be the amount specified in Section B
above.

                                       20
<PAGE>

                                  EXHIBIT "B"
                                  -----------

                              OUTLINE OF PREMISES
                              -------------------

                               [To Be Attached]
                               ----------------

                                       21
<PAGE>

                                  EXHIBIT "C"
                                  -----------

                   DOMINGUEZ TECHNOLOGY CENTER RESTRICTIONS
                   ----------------------------------------

                               [To Be Attached]
                               ----------------

                                       22<PAGE>

                                                                    EXHIBIT 10.9

                              SUBLEASE AGREEMENT
                              ------------------

     THIS SUBLEASE AGREEMENT (this "Sublease") is entered into as of the ____
day of August, 1999, by and between IMS HEALTH INCORPORATED, a Delaware
corporation, successor by merger to IMS AMERICA, LTD. ("Sublessor"), and
MULTILINK TECHNOLOGY CORPORATION, a California corporation ("Sublessee").

                           W I T N E S S E T H:

     WHEREAS, Sublessor has heretofore entered into that certain Office Lease
Agreement with Townsend Property Trust Limited Partnership, d/b/a TPT Limited
Partnership (the "Landlord") dated February 21, 1997, (the "Master Lease"), a
true and correct copy of which (except for certain economic terms which have
been blacked out) is attached hereto as Exhibit B, whereby Sublessor agreed to
lease from the Landlord certain premises comprised of approximately 12,663
rentable square feet located on the second floor in the building known as 300
Atrium Drive, Franklin Township, New Jersey; and

     WHEREAS, Sublessee desires to sublease from Sublessor the entire premises
leased by Sublessor from Landlord under the Master Lease.

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

                                   ARTICLE 1
                                   ---------
                                  DEFINITIONS
                                  -----------

     All capitalized terms not otherwise defined in this Sublease shall have the
meanings ascribed thereto in the Master Lease.

                                   ARTICLE 2
                                   ---------
                      DEMISE, DESCRIPTION, USE, AND TERM
                      ----------------------------------

     Sublessor hereby subleases to Sublessee, and Sublessee hereby subleases
from Sublessor, the entire premises leased by Sublessor from Landlord under the
Master Lease comprised of approximately 12,663 rentable square feet, as more
fully described in the Master Lease (the "Subleased Premises"), to be used only
for the purposes expressly permitted under the Master Lease and for no other
purpose, for the term (the "Sublease Term") commencing on the day immediately
following the date Sublessor notifies Sublessee that Landlord has consented to
this Sublease (the "Commencement Date") and ending at midnight on April 27, 2007
(the "Sublease Expiration Date"). Sublessor also leases to Sublessee and
Sublessee hereby subleases from
<PAGE>

Sublessor the furniture currently used by Sublessor in the Subleased Premises
and more particularly described on Exhibit A attached hereto and incorporated
herein by reference (the "Leased Furniture"). The Leased Furniture will be in
the same condition as existed on June 10, 1999, reasonable wear and tear
excepted.

                                   ARTICLE 3
                                   ---------
                           RENT AND SECURITY DEPOSIT
                           -------------------------

     3.1  Base Rent. Sublessee shall pay to Sublessor with respect to both the
          ---------
Subleased Premises and the Leased Furniture the following as base rent (the
"Base Rent"):

          (a)  for the period from the Commencement Date through and including
     June 30, 2000, monthly installments of $22,001.96 each;

          (b)  for the period from July 1, 2000 through and including June 30,
     2004, an aggregate annual amount of $264,023.55, payable in equal monthly
     installments of $22,001.96 each; and

          (c)  for the period from July 1, 2004 through and including April 27,
     2007, an aggregate annual amount of $305,178.30 payable in equal monthly
     installments of $25,431.53 each.

The component of the annual Base Rent attributable to the Leased Furniture is
$12,663.00 (or $1,055.25 as to each monthly installment). All such sums are due
and payable in advance on the first day of each and every calendar month during
such term, or in the case of the first month on the Commencement Date, at the
main office of Sublessor at 660 West Germantown Pike, Plymouth Meeting,
Pennsylvania 19462, Attention: James J. O'Brien, or at such other place as
Sublessor may designate from time to time in writing. All payments shall be
without set off or deduction. Base Rent payable with respect to partial months
shall be prorated based on the number of days within such month falling within
the Sublease Term.

     3.2  Operating Expenses and Real Estate Taxes. Sublessee shall be liable
          ----------------------------------------
during the Sublease Term to pay to Sublessor as additional rent hereunder
Sublessor's Pro Rata Share of Operating Expenses and Taxes under the Master
Lease in accordance with the terms of the Master Lease, except as follows:

          (a)  for purposes of this Sublease, the "Base Year" shall be 1999
     rather than 1997;

          (b)  for purposes of this Sublease, the "Base Tax Year" shall be 1999
     rather than 1997:

          (c)  Sublessee shall pay to Sublessor Sublessor's Pro Rata Share (as
     set forth in the Master Lease) of increased Operating Expenses and Tax
     Escalations (subject to the modified Base Year and Base Tax Year set forth
     herein) based on Sublessor's reasonable

                                       2
<PAGE>

     estimates of such amounts (which will be calculated based on Landlord's
     estimates under Section 3(c) of the Master Lease). Sublessor will provide
     Sublessee with a copy of Landlord's statement and Sublessor's calculations
     of Sublessee's Pro Rata Share Operating Expense increase and Tax Escalation
     charges following Sublessor's receipt of Landlord's Statement. Any
     adjustments required as a result of such annual statement shall be made in
     accordance with the terms of the Master Lease.

     3.3  Electric Charges. Sublessee shall pay amounts required to be paid by
          ----------------
Sublessor under the Master Lease for Tenant Electric usage, provided, however,
such costs shall be prorated to the extent the commencement or expiration of the
Sublease Term falls on a date other than the first and last day of the
applicable billing period for Tenant Electric under the Master Lease.

     3.4  Security Deposit. Within five (5) days following Landlord's approval
          ----------------
of this Sublease, but in any event prior to the date Sublessee takes possession
of the Subleased Premises, Sublessee shall deposit with Sublessor the sum of
$198,017.64 in cash (the "Security Deposit"), as security for the performance
by Sublessee of its obligations under this Sublease. Such Security Deposit as
held by Sublessor shall be deemed to constitute "cash collateral" within the
meaning of applicable Federal and State bankruptcy and insolvency laws and
regulations. In the event Sublessee defaults under this Sublease, and such
default continues beyond the notice and cure period available therefor, if any,
Sublessor, in addition to its right to recoup possession and control of the
Subleased Premises, shall have the right to take and collect the Security
Deposit as liquidated damages for Sublessee's breach in accordance with Article
12. Provided that Landlord determines on advice of counsel that the
enforceability of the liquidated damages provisions of this Sublease will not be
adversely impacted thereby, Sublessor agrees to apply a portion of the Security
Deposit from time to time to cure Sublessee's defaults hereunder which are
curable by the payment of an amount less than $5,000 for an individual default
and $50,000 for all defaults in the aggregate; provided however, that Sublessor
shall have no obligation to apply such funds if Sublessee fails to approve in
writing such application upon written request therefor by Sublessor (but
Sublessor shall have no obligation to request such approval) and provided
further that within five (5) business days of Sublessee's learning of
Sublessor's application of a portion of the Security Deposit to cure a default
by Sublessee, Sublessee shall forward to Sublessor such amounts as are necessary
to restore the Security Deposit to its full amount of $198,017.64 and failure to
do so will constitute an event of default under this Sublease without any
further notice, demand or opportunity to cure. The Security Deposit need not be
segregated by Sublessor from other funds of Sublessor and Sublessee shall not be
entitled to any interest thereon. In no event shall the Security Deposit
constitute or be deemed to constitute rent payment or rent prepayment, and, if
applied by Sublessor as contemplated hereunder, will not constitute or be deemed
to constitute a cure of Sublessee's default. Notwithstanding the foregoing,
Sublessor agrees to apply the Security Deposit as follows:

          (a)  Provided Sublessee has made twelve (12) consecutive monthly
     payments of Base Rent and all additional rent required hereunder within the
     cure periods allowed therefor hereunder and there then exists no default
     hereunder or an event or circumstance which, with the giving of notice or
     passage of time or both would constitute a default

                                       3
<PAGE>

     hereunder (a "Potential Default"), Sublessor agrees to apply a portion of
     the Security Deposit sufficient to pay Sublessor's Base Rent due hereunder
     for the month immediately succeeding such twelve consecutive month period;

          (b)  Provided Sublessee has satisfied subsection (a) above and
     thereafter has timely made the next four (4) consecutive monthly payments
     of Base Rent and all additional rent required hereunder within the cure
     periods allowed therefor hereunder and there then exists no default or
     Potential Default hereunder, Sublessor agrees to apply a portion of the
     Security Deposit sufficient to pay Sublessor's Base Rent due hereunder for
     the month immediately succeeding such four (4) consecutive month period;

          (c)  Provided Sublessee has satisfied subsections (a) and (b) above
     and thereafter has timely made the next four (4) consecutive monthly
     payments of Base Rent and all additional rent required hereunder within the
     cure periods allowed therefor hereunder and there then exists no default or
     Potential Default hereunder, Sublessor agrees to apply a portion of the
     Security Deposit sufficient to pay Sublessor's Base Rent due hereunder for
     the month immediately succeeding such four (4) consecutive month period;

          (d)  Provided Sublessee has satisfied subsections (a), (b) and (c)
     above and thereafter has timely made the next four (4) consecutive monthly
     payments of Base Rent and all additional rent required hereunder within the
     cure periods allowed therefor hereunder, there then exists no default or a
     Potential Default hereunder, Sublessee has executed its planned initial
     public offering, and Sublessee delivers to Sublessor current financial
     statements audited by an independent certified public accountant verifying
     that Sublessee maintains as of the date of such financial statements a
     "Current Ratio" (as that term is defined according to generally accepted
     accounting principles) of 2.0 to 1, Sublessor agrees to apply a portion of
     the Security Deposit sufficient to pay Sublessor's Base Rent due hereunder
     for the three (3) months immediately succeeding such four (4) consecutive
     month period;

          (e)  Provided Sublessee has satisfied subsections (a), (b), (c) and
     (d) above and has achieved a credit rating of B+ or higher with Moody's
     Investor Service or Standard & Poor's Rating Services, Sublessor agrees to
     apply the balance of the Security Deposit against Sublessee's Base Rent
     next becoming due hereunder until the Security Deposit shall have been
     completely exhausted;

          (f)  Any obligation of Sublessor to apply the Security Deposit as
     contemplated under subsections (a)-(e) above shall be limited to the extent
     of the unapplied balance of the Security Deposit at the time of such
     contemplated application; and

          (g)  Sublessee shall return the remaining unapplied balance of the
     Security Deposit, if any, within thirty (30) days following the Sublease
     Expiration Date so long as no default or Potential Default exists as of the
     Sublease Expiration Date and Sublessee returns the Subleased Premises to
     Sublessor on the Sublease Expiration Date in the condition and otherwise as
     required hereunder.

                                       4
<PAGE>

          (h)  In the event (i) Sublessor defaults under the Master Lease, (ii)
     such default under the Master Lease is unrelated to any default by
     Sublessee under this Sublease, and (iii) the Master Lease is terminated by
     Landlord as a result of such default by Sublessor, Sublessor shall return
     to Sublessee promptly any unapplied balance of the Security Deposit.

                                   ARTICLE 4
                                  ----------
                               THE MASTER LEASE
                               ----------------

     4.1  Subordinate to Master Lease. This Sublease is and shall be at all
          ---------------------------
times subject and subordinate to the Master Lease, a true and correct copy of
which (except for certain economic terms which have been blacked out) is
attached hereto as Exhibit B. All of the terms and provisions of the Master
Lease are incorporated by reference as if fully restated herein, and Sublessee
shall be entitled to all of the benefits (including without limitation any
parking privileges), and subject to all of the conditions and obligations, of
Sublessor as tenant under the Master Lease, except as otherwise expressly
provided to the contrary herein.

     4.2  Conflicts with Master Lease. The terms, conditions and respective
          ---------------------------
obligations of Sublessor and Sublessee with respect to each other under this
Sublease shall be the terms and conditions of the Master Lease (including,
without limitation, the insurance and indemnity provisions of the Master Lease)
except for those provisions of the Master Lease which are directly contradicted
by this Sublease (i.e., base rent terms, delivery of the Premises, etc.), in
which event the terms of this Sublease shall control over the Master Lease.
Further, the terms and conditions of this Sublease shall not include and
                                                         ---
Sublessee shall have no rights or obligations, as applicable, with respect to
the renewal option under Section 1(g) of the Master Lease.

Subject to the foregoing, for the purposes of this Sublease, wherever in the
Master Lease the word "Landlord" or "Lessor" is used, it shall be deemed to mean
Sublessor, and wherever in the Master Lease the word "Tenant" or "Lessee" is
used, it shall be deemed to mean Sublessee. Notwithstanding the foregoing,
Sublessee acknowledges and agrees that Sublessor shall not be deemed a guarantor
of the performance by Landlord of Landlord's obligations under the Master Lease,
and Sublessee agrees to look solely to Landlord for the performance of
Landlord's obligations and Sublessor's sole obligation with respect thereto
shall be to request Landlord to perform its obligations under the Master Lease;
provided however, upon written request by Sublessee and as long as Sublessee
advances to Sublessor in cash such amounts reasonably deemed by Sublessor from
time to time to be necessary to cover the anticipated costs of causing Landlord
to perform its obligations under the Master Lease, Sublessor agrees to use
commercially reasonable efforts (short of litigation) to cause Landlord to
perform its obligations under the Master Lease. Sublessee agrees to indemnify
and hold Sublessor harmless for all costs, damages and claims suffered by
Sublessor in carrying out Sublessee's request to cause Landlord to comply with
the terms of the Master Lease, including without limitation, Sublessor's
reasonable attorneys' fees. In no event shall Sublessor be obligated to
institute any litigation or accrue any expense (other than de minimus expense)
                                                           -- -------
above amounts covered by Sublessee's cash

                                       5
<PAGE>

advances in seeking performance by Landlord of its obligations under the Master
Lease. It is likewise agreed that Sublessor shall have no liability to Sublessee
for any default or other act of Landlord under the Master Lease and that
Sublessor shall not be obligated to provide any services to Sublessee or
otherwise perform any obligations in connection with this Sublease except as
specifically set forth herein.

     4.3  Assumption of Obligations. During the term of this Sublease, Sublessee
          -------------------------
does hereby expressly assume and agree to perform and comply with, for the
benefit of Sublessor and Landlord, the obligations of Sublessor under the Master
Lease including, without limitation, the maintenance of the Subleased Premises,
the maintenance of insurance coverages, and compliance with all affirmative and
negative covenants. Notwithstanding the foregoing, the obligation to pay rent to
the Landlord shall be considered performed by Sublessee to the extent and in the
amount rent is paid to Sublessor in accordance with Article 3 of this Sublease.

     4.4  Termination of Master Lease. If the Master Lease terminates through
          ---------------------------
any event that is not caused by a default of Sublessee or Sublessor under this
Sublease, this Sublease shall terminate and the parties hereto shall be relieved
of any further liability or obligation under this Sublease, except that any
prepaid portion of Base Rent not yet earned by Sublessor and the Security
Deposit, to the extent not heretofore applied by Sublessor to Sublessee's
obligations under this Sublease, shall be promptly returned to Sublessee. If the
Master Lease terminates, in no event shall Sublessor be required to act beyond
its obligations as tenant in the Master Lease.

     4.5  Sublessor's Representations. Sublessor represents, warrants and
          ---------------------------
covenants as follows:

          (a)  Provided that Sublessee pays all Base Rent, additional rent and
other charges required under this Sublease within any applicable cure period,
Sublessor shall take such action and perform such acts as are necessary to keep
the Master Lease in full force and effect except with respect to those
obligations under the Master Lease which Sublessee has agreed to perform
hereunder. If Sublessor shall fail to perform any obligations under the Master
Lease (other than those Sublessee has agreed to perform hereunder), Sublessee,
in addition to all other available rights and remedies, shall have the right to
perform such obligations on behalf of Sublessor, including without limitation
the payment of Base Rent and Additional Rent due hereunder directly to Landlord
rather than to Sublandlord hereunder, and such action by Sublessee shall not
constitute a default under this Sublease.

          (b)  The Master Lease attached hereto as Exhibit B is a true and
correct copy thereof (except for certain economic terms which have been blacked
out), has not been modified except as set forth in Exhibit B, and is in full
force and effect.

          (c)  To Sublessor's actual knowledge there currently exists no uncured
default under the Master Lease on the part of either Landlord or Sublessor.

          (d)  Sublessor shall not modify the Master Lease in a manner which
would adversely affect Sublessee's rights under this Sublease without first
obtaining Sublessee's written consent.

                                       6
<PAGE>

                                   ARTICLE 5
                                   ---------
                          INSURANCE AND RISK OF LOSS
                          --------------------------

     5.1  Insurance Requirements. (a) All personal property belonging to
          ----------------------
Sublessee or to any other person, located in or about the Subleased Premises or
the surrounding building and premises, shall be at the sole risk of Sublessee or
such other person, and neither Sublessor nor its agents shall be liable for the
theft or misappropriation thereof, or for any damage or injury thereto, or for
any damage or injury to Sublessee or other persons or to any of their respective
property caused by fire, water, snow, frost, steam, heat, cold, dampness,
falling plaster, sewers or sewage, gas, odors, noise, the bursting or leaking of
pipes, plumbing, electrical wiring or equipment or fixtures of any kind, or of
any other extended coverage perils, or by any act or neglect of any other tenant
or occupant of the building, or of any other person or caused in any manner
whatsoever.

          (b) Sublessee will protect, indemnify and save harmless the Landlord
and Sublessor from all losses, costs or damages sustained by reason of any act
or other occurrence causing injury or harm to any person or property whatsoever,
resulting directly or indirectly from the Sublessee's use of the Premises or any
part thereof.

     5.2  Casualty. If the Premises or the building in which it is situated
          --------
become untenantable due to fire, flood or other casualty, and if the Landlord
terminates the Master Lease, then this Sublease shall terminate. If the Landlord
does not terminate the Lease, but undertakes to repair, restore or rehabilitate
the building or the Premises, this Sublease shall continue in full force and
effect and the rent payable hereunder during the restoration period shall not be
abated unless Sublessor's rent under the Master Lease is abated. If Sublessor's
rent under the Master Lease is so abated, Sublessee's rent under this Sublease
Agreement shall be abated during the restoration period by an amount equal to
the Base Rent otherwise required to be paid under this Sublease times the
percentage of the base rent under the Master Lease for which Sublessor receives
abatement under the Master Lease. If as a result of any casualty, Sublessor has
the right to terminate the Master Lease, Sublessor agrees to carry out
Sublessee's written direction to terminate the Master Lease; provided however,
that Sublessee shall indemnify and hold Sublessor harmless from any and all
costs, losses and damage suffered by Sublessee as a result of carrying out
Sublessee's direction to terminate the Master Lease. Sublessor shall have no
obligation to pursue any such termination if such termination right is contested
by Landlord unless Sublessee advances sufficient funds determined by Sublessor
from time to time to be necessary to cover the costs of such pursuit. In no
event, however, shall Sublessor be obligated to institute any litigation or
accrue any expenses (other than de minimus expense) above amounts covered by
                                -- -------
Sublessee's cash advances in pursuing the termination of the Lease.

                                       7
<PAGE>

                                   ARTICLE 6
                                   ---------
                              WASTE AND NUISANCE
                              ------------------

     Sublessee shall not commit, or suffer to be committed, any waste on the
Subleased Premises, nor shall it maintain, commit, or permit the maintenance or
commission of any nuisance on the Subleased Premises or use the Subleased
Premises for any unlawful purpose.

                                   ARTICLE 7
                                   ---------
                        POSSESSION AND QUIET ENJOYMENT
                        ------------------------------

     7.1  Quiet Enjoyment. Sublessor shall, on the Commencement Date, deliver to
          ---------------
Sublessee possession of the Subleased Premises and, provided Sublessee fulfills
all of Sublessee's obligations hereunder in accordance with the terms hereof,
Sublessor shall secure Sublessee in the quiet enjoyment thereof against all
persons lawfully claiming the same under Sublessor during the entire Sublease
Term.

     7.2  Subordination. This Sublease shall be subordinate in all respects to
          -------------
the Master Lease and shall be subordinate, at the option of either the Landlord
or Sublessor, to any mortgages or underlying land leases in accordance with the
terms of Section 14 of the Master Lease, whether placed by the Landlord upon the
building or land of which of the Subleased Premises is a part or placed by
Sublessor upon its leasehold interest. Sublessee agrees to execute a
subordination and attornment agreement consistent with the requirements of the
Master Lease, provided, however, that any such agreement must be delivered by
Sublessee to Sublessor at least five (5) days prior to the date Sublessor is
required to deliver any subordination and attornment agreement to Landlord under
the Master Lease.

     7.3  Early Termination Option. Provided there then exists no default or
          ------------------------
Potential Default under this Sublease, Sublessor agrees to exercise Sublessor's
early termination rights under Section 1(h) of the Master Lease at the request
of Sublease in order to effect a simultaneous early termination of this Sublease
(the "Early Termination") subject to and in accordance with the following terms
and conditions:

          (a) Sublessee shall provide Sublessor with written notice (the "Early
     Termination Notice") of its desire to effect the Early Termination on or
     before June 28, 2003;

          (b) the Early Termination Notice shall be accompanied by (i) the full
     cancellation payment required in connection with the early termination of
     the Master Lease under Section 1(g) of the Master Lease, plus (ii) $25,326
     in consideration of the early acquisition of the Leased Furniture
     (collectively, the "Early Termination Consideration");

          (c) Landlord shall recognize in writing the effective exercise by
     Sublessor of its early termination rights under the Master Lease.

                                       8
<PAGE>

     Upon the effective Early Termination, the Sublease Expiration Date
hereunder shall be modified to the effective Early Termination date. Provided
that Sublessor provides Landlord with timely notice of its desire to terminate
the Master Lease early under Section 1(h) of the Master Lease following timely
receipt of Sublessee's Early Termination Notice and Sublessor forwards to
Landlord with such notice the Early Termination Consideration delivered by
Sublessee to Sublessor, Sublessor shall have no liability if Landlord, for any
reason, refuses to recognize the early termination of the Master Lease and in no
event shall the Early Termination be effective as to this Sublease unless and
until such early termination is acknowledged by Landlord to be effective as to
the Master Lease.

     Sublessor agrees not to exercise Sublessor's early termination rights under
Section 1(h) of the Master Lease except as requested by Sublessee pursuant to an
Early Termination Notice.

                                   ARTICLE 8
                                   ---------
                            [INTENTIONALLY DELETED]

                                   ARTICLE 9
                                   ---------
                   SURRENDER OF LEASED PREMISES AND HOLDOVER
                   -----------------------------------------

     9.1  Removal of Property. Sublessee shall, without demand therefor and at
          -------------------
its own cost and expense, prior to the expiration or sooner termination of the
term hereof, (a) remove all property required by the Master Lease to be removed,
including the Leased Furniture acquired under Article 11 hereof, (b) repair all
damage to the Subleased Premises caused by such removal, (c) restore the
Subleased Premises to the condition it was in prior to the installation of the
property so removed, and (d) leave all improvements and fixtures in the Premises
as and if required by the Master Lease.

     9.2  Surrender. Sublessee agrees to and shall, on the expiration or sooner
          ---------
termination of the Sublease Term, promptly surrender and deliver the Subleased
Premises to Sublessor without demand therefor in good condition, ordinary wear
and tear and casualty damage and repairs for which Sublessor has no
responsibility hereunder excepted.

     9.3  Holding-Over. If Sublessee fails to surrender and deliver the
          ------------
Subleased Premises in accordance with this Article 9, Sublessee, in addition to
being liable to Sublessor for any loss or damage arising from such failure
(including inability to deliver the Subleased Premises to a successor subtenant
and any holdover liability of Sublessor under the Master Lease), shall be
considered a tenant at will and shall be required to pay Sublessor holdover rent
in an amount equal to one hundred fifty percent (150%) of all Base Rent,
additional rent and other amounts otherwise payable by Sublessee under this
Sublease immediately prior to the expiration of the term hereof, (b) all other
costs, including reasonable attorneys' fees, incurred by Sublessor as a direct
or indirect result of such holdover.

                                       9
<PAGE>

                                  ARTICLE 10
                                  ----------
                                 CONDEMNATION
                                 ------------

     The terms of the Master Lease shall apply to any taking of all or a portion
of the Subleased Premises for any public or quasi-public use under any law,
ordinance, or regulation or by right of eminent domain, or upon the sale of all
or a portion of the Subleased Premises to the condemning authority under threat
of condemnation; and this Sublease shall terminate upon any termination of the
Master Lease arising from any such taking.

                                  ARTICLE 11
                                  ----------
                               LEASED FURNITURE
                               ----------------

     11.1 Maintenance of Leased Property. Sublessee shall properly use and shall
          ------------------------------
be solely responsible for the maintenance of the Leased Furniture during the
Sublease Term, and to the extent not acquired by Sublessee pursuant to Section
11.2 below, shall return possession of the Leased Furniture to Sublessor on the
Sublease Expiration Date in as good or better condition than existed on the
Commencement Date, reasonable wear and tear excepted.

     11.2 Title to Leased Property. Provided that there then exists no uncured
          ------------------------
default under this Sublease (or Sublessor shall have waived any such default
solely in connection with the operation of this Section 11.2), title to the
Leased Furniture shall automatically vest with Sublessee on the Sublease
Expiration Date. Sublessee agrees to pay Sublessor $25,326 for the Leased
Furniture in connection with Sublessee's exercise of its Early Termination
option under Section 7.3.

                                  ARTICLE 12
                                  ----------
                             DEFAULTS AND REMEDIES
                             ---------------------

     If Sublessee (a) shall allow the rent or any other sum of money owed by
Sublessee hereunder to be in arrears more than five (5) days after written
notice of such delinquency is given to Sublessee, or (b) shall remain in default
under the terms of the Master Lease beyond any applicable grace period set forth
herein or therein, or (c) shall remain in default under any other condition of
this Sublease for a period of thirty (30) days after written notice of such
default is given to Sublessee, or (d) should any person other than Sublessee
secure possession of the Subleased Premises or any part thereof by reason of any
receivership, bankruptcy proceedings, or other operation of law in any manner
whatsoever, Sublessor in addition to any other remedies available to Landlord
under the Master Lease or available at law or in equity, may, at its option,
without notice to Sublessee, (i) terminate this Sublease or, (ii) in the
alternative, Sublessor may re-enter and take possession of the Subleased
Premises and remove all persons and property therefrom, without being deemed
guilty of any manner of trespass, re-let the Subleased Premises or any part
thereof for all or any part of the remainder of said term to a party
satisfactory to Sublessor and the Landlord, and at such monthly rental as
Sublessor may with reasonable diligence be able to secure, and in either case
Sublessor may take and collect the Security Deposit as liquidated damages for
Sublessee's breach of this Sublease, the parties hereto

                                       10
<PAGE>

acknowledging that actual damages arising from such default would be difficult
to determine and that the Security Deposit constitutes the parties' reasonable
estimate of such damages and not a penalty. Sublessor shall have no duty to
mitigate damages hereunder except as may be specifically required by applicable
law. The rights of Sublessor under this Article 12 are in addition to and not in
lieu of any rights and remedies available to Sublessor pursuant to the terms of
this Sublease (including those incorporated herein by reference from the Master
Lease) or otherwise available at law or in equity; provided however, that
Sublessee's affirmative election to apply the Security Deposit as liquidated
damage and recoupment of possession and control of the Subleased Premises shall
collectively be deemed Sublessor's exclusive remedy for such breach.

     Sublessor and Sublessee further agree that the Security Deposit held by
Sublessor represents cash collateral (as such term is used and interpreted
under applicable State and Federal bankruptcy and insolvency laws) securing
Sublessee's obligations under this Sublease.

     Except as otherwise expressly set forth herein, all rights and remedies of
Sublessor under this Sublease shall be cumulative, and none shall exclude any
other right or remedy at law. Such rights and remedies may be exercised and
enforced concurrently and whenever and as often as occasion therefor arises.

                                  ARTICLE 13
                                  ----------
                            [INTENTIONALLY DELETED]

                                  ARTICLE 14
                                  ----------
                            ASSIGNMENT AND SUBLEASE
                            -----------------------

     Notwithstanding any rights Sublessor may have as tenant under the Master
Lease, without the prior written consent of Landlord and Sublessor, which
consent may be withheld in their sole discretion, Sublessee shall not pledge,
assign or convey this Sublease or any interest hereunder, allow any transfer
hereof or any lien upon Sublessee's interest by operation of law, sublet the
Subleased Premises or any part thereof, or permit the use or occupancy of the
Subleased Premises or any part thereof by anyone other than Sublessee; provided
however, if Sublessee executes its planned initial public offering and achieves
a credit rating of B+ or higher with Moody's Investor Service or Standard &
Poor's Rating Services, Sublessor agrees not to unreasonably withhold it consent
to a proposed assignment or sublease. The restrictions set forth in this Article
14 are in addition to and not in lieu of any restrictions on assignment and
subletting, including transfer of ownership interests in Sublessee and its
constituent parts, set forth in the Master Lease.

                                       11
<PAGE>

                                  ARTICLE 15
                                  ----------
                                 MISCELLANEOUS
                                 -------------

     15.1  Notices.  All notices to be given under this Sublease shall be given
           -------
either personally, by a reputable commercial overnight courier service (such as
Federal Express and UPS), or by certified or registered mail, return receipt
requested, addressed to the proper party as follows:

           Sublessor:    IMS Health Incorporated
                         660 West Germantown Pike
                         Plymouth Meeting, Pennsylvania 19462
                         Attention: James J. O'Brien

           with a copy to:

                         IMS Health Incorporated
                         200 Nyala Farms
                         Westport, Connecticut 06880
                         Attention: Director of Global Real Estate

           Sublessee:    Multilink Technology Corporation
                         2601 Ocean Park Boulevard
                         Suite 108
                         Santa Monica, California 90405
                         Attention: Chief Executive Officer

Notice shall be deemed given and received on the date indicated on the return
receipt therefor. In the event the notice is refused or cannot be delivered due
to a change of address for which no notice has been provided in accordance with
this Section 15.1, such notice shall be deemed given and received on the first
date of refusal or attempted delivery, as applicable.

     15.2  Successors, Assigns, Etc. This Sublease shall be binding upon and
           ------------------------
inure to the benefit of the parties hereto and their respective heirs,
executors, administrators, legal representatives, successors, and assigns when
permitted hereby.

     15.3  Governing Law. This Sublease shall be construed under and in
           -------------
accordance with the laws of the State in which the Premises are located.

     15.4  Severability.  In case any one or more of the provisions contained
           ------------
in this Sublease shall for any reason be held to be invalid, illegal, or
unenforceable, no other provision hereof shall be affected thereby and this
Sublease shall be construed as if such invalid, illegal or unenforceable
provision had never been contained herein.

     15.5  Entire Agreement. This Sublease constitutes the sole and only
           ----------------
agreement of the parties hereto and supersedes any prior understandings or
written or oral agreements between the parties respecting the subject matter
hereof.

                                       12
<PAGE>

     15.6  Amendments. No amendment, modification, or alteration of the terms
           ----------
hereof shall be binding unless the same shall be in writing, dated subsequent to
the date hereof, and duly executed by the parties hereto.

     15.7  Rights Cumulative. The rights and remedies provided by this Sublease
           -----------------
are cumulative and the use of any one right or remedy by either party shall not
preclude or waive its right to use any or all other remedies. Said rights and
remedies are given in addition to any other rights the parties may have by law,
statute, ordinance, or otherwise.

     15.8  No Waiver. No waiver by the parties hereto of any default or breach
           ---------
of any term, condition, or covenant of this Sublease shall be deemed to be a
waiver of any other breach of the same or any other term, condition, or covenant
contained herein.

     15.9  Attorneys' Fees. In the event Sublessor or Sublessee breaches any of
           ---------------
the terms of this Sublease whereby the party not in default employs attorneys to
protect or enforce its rights hereunder and prevails, then the defaulting party
agrees to pay the prevailing party's reasonable attorneys' fees, including,
without limitation, attorneys' fees incurred in connection with any bankruptcy
or insolvency proceeding.

     15.10 Force Majeure. Neither Sublessor nor Sublessee shall be required to
           -------------
perform any term, condition, or covenant in this Sublease so long as such
performance is delayed or prevented by any acts of God, strikes, lock-outs,
material or labor restrictions by any governmental authority, civil riot,
floods, or any other cause not reasonably within the control of Sublessor or
Sublessee and which by the exercise of due diligence such party is unable, in
whole or in part, to prevent or overcome.

     15.11 Landlord's Consent. Landlord's prior written consent may be required
           ------------------
pursuant to the terms of the Master Lease for certain actions by Sublessee
whether or not Sublessor's consent is required hereunder. Sublessee agrees to
refrain from taking any such action unless and until all requisite consents are
obtained.

     15.12 Time of the Essence. Time is of the essence of this Sublease.
           -------------------

     15.13 Roof Access. Sublessor agrees to cooperate with Sublessee in
           -----------
connection with any request or negotiation with Landlord for the use and
installation of Sublessee's equipment on the roof of the building in which the
Subleased Premises are situate provided that (a) such use or installation does
not create any additional expense or liability for Sublessor, or (b) Sublessee
posts with Sublessor such additional security as Sublessor deems necessary to
cover any such increased liability. Sublessee hereby acknowledges that Sublessor
has no right under the Master Lease to use or install equipment on the roof and
makes no representations that such rights will be available for Sublessor's
benefit.

     15.14 DISCLAIMERS. SUBLESSEE HEREBY AGREES TO SUBLEASE THE SUBLEASED
           -----------
PREMISES ON AN "AS IS, WHERE IS, WITH ALL FAULTS" BASIS WITHOUT ANY
REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, ON THE

                                       13
<PAGE>

PART OF SUBLESSOR WITH RESPECT TO THE SUBLEASED PREMISES, INCLUDING BUT NOT
LIMITED TO, WARRANTIES OR REPRESENTATIONS AS TO HABITABILITY, MERCHANTABILITY OR
FITNESS FOR A PARTICULAR PURPOSE. SUBLESSEE REPRESENTS TO SUBLESSOR THAT
SUBLESSEE IS RELYING SOLELY UPON ITS OWN INVESTIGATIONS AS TO THE FITNESS OF THE
SUBLEASED PROPERTY AND THE TERMS OF THE MASTER LEASE FOR SUBLESSEE'S INTENDED
PURPOSES.

     15.15 Card Access System. Sublessee shall have the right to utilize the
           ------------------
card access security system (the "Security System") currently in place with
respect to the Subleased Premises and Sublessee agrees to properly maintain at
Sublessee's sole expense the Security System in good working order throughout
the term of this Sublease. Sublessor agrees to make a representative of
Sublessor familiar with the Security System available to Sublessee for
consultation during normal business hours. Sublessee will be responsible for the
cost of all supplies relating to the operation and maintenance of the Security
System, including without limitation, access cards.

     15.16 Additional Rent. all amounts required to be paid by Sublessee under
           ---------------
this Sublease, except Base Rent, shall be deemed "additional rent" owed
hereunder and "rent" as used herein shall mean collectively the Base Rent and
the additional rent.

     15.17 Brokers. Except for Huff Real Estate, Inc. and Insignia/ESG, Inc. to
           -------
which Sublessor has agreed to pay a commission in accordance with the terms of
one or more separate written commission agreements, Sublessee has not engaged
the services or otherwise negotiated with any broker in connection with this
Sublease. Sublessee agrees to indemnify and hold Sublessor harmless from and
against any and all claims for commission or other remuneration made by parties
acting or purporting to act by or through Sublessee.

     15.18 Landlord's Consent. Sublessee acknowledges and agrees that this
           ------------------
Sublease shall be of no force and effect unless approved by Landlord in
accordance with the terms of the Master Lease. Sublessee agrees to execute any
modifications to this Sublease and any additional documentation and to supply
any additional information as Landlord may request provided that such request is
consistent with the Master Lease or is otherwise reasonable. Furthermore,
Sublessee agrees that if during the Sublease Term any action or matter requires
either Landlord's consent under the Master Lease or Sublessor's consent under
this Sublease, such action or matter shall be construed to require, at the
option of Sublessor, the consent of both Landlord and Sublessor. Sublessor shall
have no obligation to consent to any action or matter with respect to which
Landlord withholds or refuses consent, regardless of Landlord's reason therefor.
Sublessor agrees to submit this Sublease to Landlord for approval promptly
following execution of this Sublease: Sublessee shall be entitled to terminate
this Sublease if Landlord does not provide its consent to this Sublease within
thirty (30) days following execution of this Sublease by all parties.

     15.19 Landlord's Acknowledgment. By its approval of this Sublease Landlord
           -------------------------
acknowledges that notwithstanding anything to the contrary in Section 11(a) of
the Master Lease and in clarification of the effect thereof, Sublessee shall
have no liability for any monetary

                                       14
<PAGE>

obligations under the Master Lease in excess of Sublessee's monetary obligations
under this Sublease.

     IN WITNESS WHEREOF, Sublessor and Sublessee have caused this Sublease to be
executed by their duly authorized representatives as of the day and year first
written above.

                                   IMS HEALTH INCORPORATED,
                                   a Delaware corporation

                                   By: ____________________________________
                                   Name: __________________________________
                                   Title:__________________________________

                                   MULTILINK TECHNOLOGY
                                   CORPORATION, a California corporation

                                   By:    Richard N. Nottenburg
                                          ---------------------------------
                                   Name:  Richard N. Nottenburg
                                          ---------------------------------
                                   Title: President
                                          ---------------------------------

                                       15
<PAGE>

                                   EXHIBIT A
                                   ---------

                       (Description of Leased Furniture)

<PAGE>

                                   EXHIBIT B
                                   ---------

        (Copy of Master Lease with Certain Economic Terms Blacked Out)

<PAGE>

                               300 ATRIUM DRIVE
                         FRANKLIN TOWNSHIP, NEW JERSEY

                            OFFICE LEASE AGREEMENT

     Landlord:   TOWNSEND PROPERTY TRUST LIMITED PARTNERSHIP, Doing Business in
                 New Jersey as TPT Limited Partnership

       Tenant:   IMS AMERICA, LTD., a New Jersey corporation

     Building:   300 ATRIUM DRIVE
                 FRANKLIN TOWNSHIP, NEW JERSEY

     Floor(s):   Portion of Second (2nd)

      Sq. Ft.:   12,663 Rentable Square Feet

         Term:   Ten (10) years

     Extension
     Option:     One (1) option to extend for five (5) years at 95% of market
                 rent

   Termination
   Option:       After seventh (7th) lease year

<PAGE>

                               TABLE OF CONTENTS
                               -----------------

<TABLE>
<CAPTION>
                                                                           Page
                                                                           ----
<S>                                                                        <C>
1.    PREMISES AND TERM...................................................    2

2.    RENT................................................................    5

3.    OPERATING EXPENSE ESCALATION, TAXES AND TENANT ELECTRIC.............    6

4.    DELIVERY OF THE PREMISES............................................   10

6.    USE.................................................................   14

7.    TENANT'S CARE OF THE PREMISES......................................   14

8.    SERVICES............................................................   16

9.    DESTRUCTION OR DAMAGE TO PREMISES...................................   18

10.   DEFAULT BY TENANT; LANDLORD'S REMEDIES..............................   20

11.   ASSIGNMENT AND SUBLETTING...........................................   23

12.   CONDEMNATION........................................................   25

13.   RIGHT TO ENTER......................................................   25

14.   SUBORDINATION.......................................................   26

15.   INDEMNIFICATION AND HOLD HARMLESS...................................   27

16.   INSURANCE...........................................................   28

17.   ENTIRE AGREEMENT - NO WAIVER........................................   29

18.   HOLDING OVER........................................................   30

19.   HEADINGS............................................................   30

20.   NOTICES.............................................................   30
</TABLE>

                                       i

<PAGE>

<TABLE>
<S>                                                                         <C>
21.  HEIRS, SUCCESSORS, AND ASSIGNS - PARTIES.............................   30

22.  ATTORNEY'S FEES......................................................   31

23.  SECURITY DEPOSIT.....................................................   31

24.  RULES AND REGULATIONS................................................   32

25.  INTENTIONALLY DELETED................................................   32

26.  LATE PAYMENTS........................................................   32

27.  ESTOPPEL CERTIFICATE.................................................   33

28.  SEVERABILITY AND INTERPRETATION......................................   33

29.  MULTIPLE TENANTS......................................................  34

30.  FORCE MAJEURE.........................................................  34

31.  QUIET ENJOYMENT.......................................................  34

32.  BROKERAGE COMMISSION; INDEMNITY.......................................  34

33.  EXCULPATION OF LANDLORD...............................................  34

34.  ORIGINAL INSTRUMENT...................................................  35

35.  NEW JERSEY LAW........................................................  35

36.  NO RECORDATION OF LEASE...............................................  35

37.  HAZARDOUS WASTES/ENVIRONMENTAL COMPLIANCE.............................  35

38.  LEASE BINDING UPON DELIVERY; NO OPTION................................  37

39.  INTENTIONALLY DELETED.................................................  37

40.  JURISDICTION; SERVICE; WAIVER OF JURY TRIAL...........................  37

41.  TENANT'S FINANCIAL STATEMENTS.........................................  37
</TABLE>

                                      ii

<PAGE>

<TABLE>
<S>                                                                         <C>
EXHIBIT A     SPACE PLAN OF PREMISE......................................   A-1

EXHIBIT B     LEGAL DESCRIPTION OF THE LAND..............................   B-1

EXHIBIT C     RULES AND REGULATIONS......................................   C-1

EXHIBIT D     CLEANING SPECIFICATIONS....................................   D-1
</TABLE>

                                      iii

<PAGE>

                           LEASE AGREEMENT

          THIS LEASE AGREEMENT (the "Lease"), made as of this 21st day of
February, 1997, by and between Townsend Property Trust Limited Partnership, a
Maryland limited partnership, doing business in New Jersey as TPT Limited
Partnership ("Landlord"), which has as its address for all purposes hereunder
as follows:

          Townsend Property Trust Limited Partnership
          c/o The Townsend Company
          210 West Pennsylvania Avenue, Suite 610
          Towson, Maryland 21204

and IMS America, Ltd. ("Tenant"), a corporation of the State of New Jersey,
which has as its address for all purposes hereunder:

          Prior to the Commencement Date (as hereinafter defined):

          IMS America, Ltd.
          c/o The Plymouth Group Inc.
          15 Independence Boulevard
          Warren, New Jersey 07059

          After the Commencement Date:

          IMS America, Ltd.
          300 Atrium Drive
          Somerset, New Jersey 08873

All correspondence to Tenant shall be copied to:

          Cognizant Corporation
          200 Nyala Farms Road
          Westport, Connecticut 06880
          Attn: Director of Global Real Estate

                                       1
<PAGE>

                                  WITNESSETH:

          1.   PREMISES AND TERM

               (a)  Landlord hereby rents and leases to Tenant, and Tenant
hereby rents and leases from Landlord, the following described space (the
"Premises"):

     Floor(s): a portion of the second (2nd) floor
     Rentable Square Feet: 12,663 as shown on Exhibit "A"
                                              -----------

located at the "Building":

     Address:  300 Atrium Drive
                    Franklin Township, New Jersey

     Total Building Rentable Square Feet: 149,359

               (b)  The parties agree that the Building contains 149,359
Rentable Square Feet ("RSF") and the Premises contain 12,663 RSF regardless of
the actual square footage amounts. "Tenant's Pro Rata Share" shall mean 8.48%.

               (c)  The Premises are more particularly shown and outlined on the
space plans attached hereto as Exhibit "A", and made a part hereof.
                               -----------

               (d)  The Building is located on a parcel of land described in the
attached Exhibit "B" (the "Land"). The Land, the Building and the other
         -----------
improvements on the Land are hereafter called the "Property".

               (e)  The Premises shall include the appurtenant right to use, in
common with others, public lobbies, entrances, stairs, corridors, elevators, and
other public portions of the Building, subject in all instances and under all
circumstances to Landlord's right to alter, modify and, to the extent necessary
to temporarily block off access to portions of such public areas if Landlord
deems it desirable or appropriate to do so. All the windows and outside walls of
the Premises, and any space in the Premises used for shafts, pipes, conduits,
ducts, telephone ducts and equipment, electric or other utilities, sinks or
other Building facilities, and the use thereof and access thereto through the
Premises for the purposes of operation, maintenance, inspection, display and
repairs are hereby reserved to Landlord. No easement for light, air or view is
granted or implied hereunder, and the reduction or elimination of Tenant's
light, air or view will not affect Tenant's liability or obligations under this
Lease. Tenant shall have the right to use forty-one (41) spaces in the parking
lot serving the Building on a non-reserved basis, and four spaces (in a location
to be

                                       2
<PAGE>

determined by Landlord in its sole discretion) on a reserved basis, for the
daily temporary parking of automobiles of employees and business invitees. The
reserved spaces shall be identified by Landlord as reserved for the use of
Tenant.

               (f)  The term (the "Term") of this Lease shall commence on the
date (the "Commencement Date") that the Tenant Improvement Work (defined below)
is "substantially complete" (defined below), to and expiring on the date that is
ten (10) years from the Commencement Date unless earlier terminated in
accordance with this Lease. This Lease shall be effective and enforceable
between Landlord and Tenant upon its execution and delivery, whether such
execution and delivery occurs on, prior to, or after the Commencement Date. If
the term of the Lease is extended, then the Expiration Date shall be the last
day of this term as extended and "Term" shall mean the Term including such
extension.

               (g)  Provided there is no uncured event of default under this
Lease at the time Tenant exercises the option described in this Paragraph 1(g)
or at the commencement of the Renewal Term (defined below), Tenant shall have
the option to renew this Lease for one additional term (the "Renewal Term") of
five (5) years by giving Landlord written notice at least two hundred seventy
(270) days prior to the expiration date of the Lease. The Renewal Term shall be
on the same terms and conditions as set forth in this Lease, except that (i) the
Base Rental shall be ninety-five percent (95%) of market rent ("Market Rent")
for renewals of tenant space in comparable quality office buildings in the area
in which the Premises is located, and (ii) the "Base Year" for calculating
Tenant's Pro Rata Share of the increase in Operating Expenses and the "Base Tax
Year" for calculating Tenant's Pro Share of the increase in Taxes, shall be
2007.

          Market Rent shall be determined as follows. Within thirty (30) days
after Tenant exercises its option to renew, Landlord will advise Tenant of the
Market Rent. If Landlord and Tenant cannot agree on the Market Rent within
thirty (30) days of the date that Landlord provides Tenant with Landlord's
determination of the Market Rent, then within thirty (30) days after such
failure to reach agreement, Landlord shall furnish to Tenant a notice in writing
("Landlord's Notice") stating what Landlord perceives to be Market Rent.
Landlord's Notice shall be accompanied by a statement from a qualified real
estate appraiser stating the appraiser's opinion of Market Rent and that it has
been determined in accordance with this Section. If the Tenant disagrees with
the estimate of Market Rent submitted by Landlord with Landlord's Notice, then
within thirty (30) days after receipt of Landlord's Notice, Tenant shall have
the right to submit to Landlord an appraisal by a qualified real estate
appraiser of Market Rent effective as of the commencement date of the Renewal
Term. If the higher estimate is not more than 105% of the lower estimate, the
Market Rent shall be established as the average of the two appraisals. If not,
the two appraisers acting on behalf of Landlord and Tenant, shall, within
fifteen (15) days after Tenant's appraisal has been

                                       3
<PAGE>

submitted, jointly appoint a third qualified real estate appraiser (the
"Referee"). If the two appraisers are unable to agree upon the selection of a
Referee, then the Referee shall be selected within fifteen (15) days
thereafter by an arbitrator pursuant to the rules of the American Arbitration
Association.

          The Referee shall, within thirty (30) days after appointment, render
his decision which decision shall be strictly limited to choosing one of the two
determinations made by the two appraisers chosen by Landlord and Tenant with
respect to Market Rent. The decision of the Referee shall be binding upon
Landlord and Tenant and shall constitute the Base' Rental for the Renewal Term.
Landlord and Tenant shall each pay for their own appraisal, and the cost of the
Referee shall be shared equally by Landlord and Tenant. In determining Market
Rent, the appraisers shall each take into account the following: (a) the amount
of space and length of term taken by the Tenant; (b) the credit worthiness and
quality of Tenant; and (c) rent for comparable space with similar improvements
to the Tenant Improvement Work (in the condition of such Tenant Improvement
Work) in comparable buildings in the relevant competitive market but excluding
concessions offered to new tenants such as free rent, tenant improvement
allowances, moving allowances and other concessions. In determining Market Rent,
the appraisers shall exclude from consideration: (i) tenant improvements
installed by Tenant; (ii) alterations installed by Tenant at its expense, during
the Term; and (iii) concessions offered to new tenants such as free rent, tenant
improvement allowances and other concessions. Notwithstanding the foregoing to
the contrary, in no event shall the Base Rental for the Renewal Term be less
than the Base Rental last in effect during the original Term of this Lease.

               (h)  Tenant shall have the option to terminate this Lease
effective as of the seventh (7th) anniversary of the Commencement Date by
providing Landlord with written notice not less than nine (9) months prior to
the seventh (7th) anniversary of the Commencement Date, which notice shall
include a cancellation payment equal to the sum of (i) three (3) months Base
Rent and Additional Rent at the rates then in effect, plus (ii) an amount equal
to the unamortized portion of the TI Allowance (as hereinafter defined), which
amortization shall be as permitted under the Internal Revenue Code of 1986, as
amended. Tenant's exercise of its option to terminate shall be effective to
terminate this Lease only if, at the time of the notice and on the seventh (7th)
anniversary of this Lease, Tenant is not in default under this Lease, and no
event exists which with the passage of time or the giving of notice or both
would ripen into a default. If Tenant fails to give timely notice of its option
as provided above, said option shall be forever waived.

               (i)  "Lease Year" as used herein shall mean (i) each and every
consecutive twelve (12) month period during the Term of this Lease, or (ii) in
the event of Lease expiration or termination, the period between the last
complete Lease Year and said expiration or termination. The first such twelve
(12) month period shall commence on the

                                       4
<PAGE>

Commencement Date. If the Commencement Date is any day other than the first day
of a month, then the first Lease Year shall be the partial month in which the
Commencement Date occurs and the next consecutive twelve (12) months.

               (j)  "Business Days" as used herein shall mean Monday through
Friday, New Jersey state holidays excepted.

          2.   RENT

               (a)  Tenant shall pay to Landlord at the address of Landlord
indicated herein, or at such other place as Landlord may designate in writing,
without demand, deduction or setoff, an annual base rental (said rent, and as
the same may be adjusted from time to time, is herein referred to as the "Base
Rental"), due and payable in equal monthly installments (the "Monthly Base
Rental") in advance commencing on the Commencement Date and continuing on the
first (1st) day of each calendar month during the Term. The term "Rent", as used
herein, shall mean Base Rental (as adjusted from time to time), and any
additional rents or charges due of Tenant hereunder.

               (b)  The annual Base Rental for Lease Years 1 through 3 shall be
      per RSF or        and the Monthly Base Rental for Lease Years 1 through 3
shall be

               (c)  The annual Base Rental for Lease Years 4 through 6 shall be
      per RSF or        and the Monthly Base Rental for Lease Years 4 through 6
shall be

               (d)  The annual Base Rental for Lease Years 7 and 8 shall be
      per RSF or        and the Monthly Base Rental for Lease Years 7 and 8
shall be

               (e)  The annual Base Rental for Lease Years 9 and 10 shall be
      per RSF or        and the Monthly Base Rental for Lease Years 9 and 10
shall be

               (f)  Should this Lease commence on other than the first (1st) day
or terminate at any time other than the last day of a calendar month, the amount
of Base Rental due from Tenant shall be proportionately adjusted based on that
portion of the month that this Lease is in effect.

               (g)  Tenant has deposited with Landlord a security deposit of

                                       5
<PAGE>

$41,154.76 (the "Security Deposit") which is governed by terms of Paragraph 23
of this Lease.

          3.   OPERATING EXPENSE ESCALATION, TAXES AND TENANT ELECTRIC

               (a)  Operation Expense Escalation.
                    ----------------------------

                    (i)    Commencing with calendar year 1998, and for each
calendar year falling wholly or partially within the Term thereafter, Tenant
shall pay to Landlord as additional rent, Tenant's Pro Rata Share of the amount
by which Operating Expenses for such calendar year exceed the Operating Expenses
for the Base Year.

                    (ii)   For the purposes hereof, the following definitions
shall apply:

                           (A)  "Base Year" shall mean calendar year 1997.

                           (B)  "Landlord's Statement" shall mean a statement
furnished by Landlord to Tenant containing a computation or information
relating to any additional rent asserted by Landlord to be due pursuant to the
provisions of this Lease.

                           (C)  "Operating Expenses" shall mean:

                                (1)  all costs and expenses incurred and
expenditures made by Landlord in the operation and management of the Building
and the Property, exclusive of financing expenses, real estate taxes, and costs
paid directly by individual tenants to suppliers. Operating Expenses include,
without limitation, (i) costs of cleaning, security, janitorial service, rubbish
removal, heating, electricity, air conditioning, utilities, tempered water,
maintenance and repairs, maintenance of the grounds, snow removal and window
cleaning, (ii) service contracts with independent contractors for any of the
foregoing (including, but not limited to, elevator and HVAC maintenance), (iii)
management fees not to exceed four percent (4%) of gross revenue from the
Property, (iv) wages, salaries, benefits, payroll taxes and unemployment
compensation insurance for employees of Landlord or any contractor of Landlord
engaged in the cleaning, operating, maintenance or security of the Building and
Property, (v) the cost of all insurance including, without limitation, casualty,
liability and loss of rent insurance equal to one (1) year's rent for the gross
rent roll (including Additional Rent), (vi) legal fees (except as excluded
below), (vii) an allowance for depreciation over the useful life (as determined
by Landlord) of any

                                       6
<PAGE>

items or improvements properly chargeable to the capital account; (viii)
payments other than real estate taxes to the city in which the Building is
located and other agencies, or other governmental agencies including, but not
limited to, water and sewer charges, (ix) supplies, (x) the annual amortization
over its useful life on a straight-line basis of the costs of any capital
improvement made by Landlord and required by any changes in applicable laws,
rules or regulations of any governmental authorities, (xi) the annual
amortization over its useful life on a straight-line basis of the cost of any
equipment or capital improvement made by Landlord as a labor-saving measure or
to accomplish other savings in operating, repairing, managing or maintaining the
Property (but only to the extent of the savings), and (xii) an administrative
fee of four percent (4%) of the Operating Expenses; but excluding (I) the cost
of all electricity furnished to all tenants in their leased premises (provided
that the cost of electricity to common areas on the Property shall be included
in Operating Expenses), (II) overtime electricity usage of other tenants, (III)
legal fees relating to disputes with Tenants, based upon Landlord's negligence,
or relating to the defense of Landlord's title to or interest in the Property,
(IV) leasing commissions and other expenses incurred for leasing, renovating or
improving space for tenants, (V) costs of a capital nature as determined under
generally accepted accounting principles consistently applied, except that the
annual amortization of these costs may be included in Operating Expenses to the
extent permitted under subsection (a)(ii)(C)(l)(x) and (xi) of this Section 3,
(VI) costs incurred because another tenant violated the terms of any lease in
the Building, (VII) interest on debt or amortization payment on mortgages or any
other debt or borrowed money, (VIII) advertising and promotional expenses, (IX)
repairs or other work needed because of fire or other casualty insured against
by Landlord, (X) any costs, fines or penalties incurred due to violations by
Landlord of any governmental rule or authority, and (XI) costs for which
Landlord is reimbursed by tenants of the Building (except for costs included in
Operating Expenses).

                                (2)  If occupancy of the Building during the
Base Year or any subsequent calendar year is less than ninety-five percent (95
%), then Operating Expenses for the Base Year or such calendar year shall be
"grossed up" to the amount of Operating Expenses that, using reasonable
projections, would normally be expected to be incurred during the Base Year or
such succeeding calendar year if the Building was ninety-five percent (95%)
occupied during the Base Year or such succeeding calendar year, as determined
under generally accepted accounting principles consistently applied.

               (b)  Tax Expense Escalation.
                    ----------------------

                    (i)  For purposes hereof the following Definitions shall
apply:

                         (A)    "Base Tax Year" shall mean 1997.

                                       7
<PAGE>

                         (B)    "Tax Year" shall mean each twelve month period
following the Base Tax Year.

                         (C)    "Taxes" shall mean:

                                (1)  Payments in lieu of taxes pursuant to the
Fox-Lance Act, all real estate taxes, personal property taxes, assessments
(special or otherwise), sewer and water rents, rates and charges, and any other
governmental levies, impositions and charges of a similar nature
("Impositions"), which may be levied, assessed or imposed on or in respect of
all or any part of the Property and any improvements, fixtures and equipment of
Landlord, real or personal, located in or around the Property.

                                (2)  Any reasonable and appropriate expenses
incurred by Landlord in contesting any of the foregoing or the assessed
valuation of all or any part of the Property.

                                (3)  If at any time during the Term the methods
of taxation prevailing at the date hereof shall be altered so that in lieu of or
as a substitute for the whole or any part of the Impositions now levied,
assessed or imposed on all or any part of the Property, there shall be levied,
assessed or imposed (i) an Imposition based on the income or rents received
therefrom whether or not wholly or partially as a capital levy or otherwise, or
(ii) an Imposition measured by or based in whole or in part upon all or any part
of the Property and imposed on Landlord, then all Impositions shall be deemed to
be Taxes.

                                (4)  "Taxes" shall not include any penalties or
interest paid by the Landlord on account of taxes or any income tax (except as
set forth in Subsection (b)(i)(C)(3) above), estate tax, franchise tax, transfer
tax or corporate taxes due and payable in connection with the Property.

                    (ii)   If Taxes payable in any Tax Year falling wholly or
substantially within the Term shall be in excess of Taxes for the Base Tax Year,
Tenant shall pay to Landlord as Additional Rent for such Tax Year at the time
Fixed Rent is due hereunder, a sum equal to Tenant's Proportionate Share of the
amount by which Taxes for such Tax Year exceed Taxes for the Base Tax Year (the
"Tax Escalation").

               (c)  Payment of Operating Expenses and Taxes Escalation.
                    --------------------------------------------------

                    (i)    At least forty-five (45) days prior to each calendar
year (commencing with calendar year 1998), Landlord shall advise Tenant in
writing of the estimated Tenant's Pro Rata Share of the increase in annual
Operating Expenses for such

                                       8
<PAGE>

calendar year over the Base Year Operating Expenses and of the increase in Taxes
for the Tax Year over the Base Tax Year. Commencing on the first day of each
calendar year, Tenant shall pay as Additional Rent one-twelfth (1/12th) of the
estimated Tenant's Pro Rata Share of such increases concurrently with the
Monthly Base Rental payment.

                    (ii)   Within ninety (90) days after the close of each
calendar year, Landlord shall deliver to Tenant an itemized statement
("Landlord's Statement") showing in reasonable detail the (i) actual Operating
Expenses and Taxes for the previous year broken down by component expenses; (ii)
Base Year Operating Expenses and Base Year Taxes; (iii) the increase, if any, in
Operating Expenses and Taxes; (iv) Tenant's Pro Rata Share of such increases;
(v) the amount paid by Tenant during the Expense Year towards the increase in
Operating Expenses and the amount paid by Tenant during the Tax Year towards the
increase in Taxes; and (vi) the amount Tenant owes to Landlord for the increase,
or the amount of the refund Landlord owes to Tenant. Any such amount due from
Tenant to Landlord shall be paid within ten (10) days after receipt of
Landlord's Statement. Any such refund due from Landlord to Tenant shall be
credited against the next due payment of the estimated Tenant's Pro Rata Share
of the increase of Operating Expenses and Taxes, or, if at the end of the Term,
shall be paid to Tenant within thirty (30) days of the end of the Term provided
Tenant is not in default under this Lease.

                    (iii)  Landlord's failure to submit a Landlord's Statement
to Tenant within ninety (90) days after the expiration of any calendar year or
Tax Year shall not affect Tenant's obligations to pay Tenant's Pro Rata Share of
the increase in Operating Expenses and Taxes.

               (d)  Tenant Electric Charge.  Notwithstanding the foregoing,
                    ----------------------
Tenant shall pay for all electricity used in the Premises at the rates billed by
the utility provider without mark-up, including, but not limited to, electricity
for lights, office machinery and equipment, any appliances and supplemental air
conditioning above building standard air conditioning ("Tenant Electric").
Landlord at its expense shall install a submeter to determine Tenant's electric
usage in the Premises, and Tenant shall thereafter pay Landlord for the actual
electricity consumed in the Premises as determined by such submeter monthly with
its monthly installments of Monthly Base Rent.

               (e)  Should the Term commence at any time other than the first
day or terminate on other than the last day of a calendar year the amount of
additional rent due from Tenant shall be proportionately adjusted based on that
portion of the year that this Lease was in effect.

                                       9
<PAGE>

               (f)  Tenant's payments of Additional Rent shall not be deemed
payments of base rental as that term is construed relative to governmental wage
and price controls or analogous governmental actions affecting the amount of
Rent which Landlord may charge Tenant for the Premises.

               (g)  Tenant shall have the right, not more than one (1) time in
each Lease Year, to audit the books and records of Landlord as they relate to
Operating Expenses and Taxes, at Landlord's offices set forth in the
introductory paragraph to this Lease, during Business Hours (as hereinafter
defined), upon not less than fifteen (15) days prior written notice to Landlord.
All information obtained during such audit shall be kept confidential by Tenant
and Tenant's agents, employees and advisors. Each audit must be performed at
Tenant's expense by an accounting firm reasonably acceptable to Landlord, and
must conclude with the preparation of a written report detailing the auditor's
findings, a copy of which shall be provided to Landlord and Landlord's
accountants. In the event such report shows that Tenant has underpaid for
Tenant's Share of Operating Expenses or Taxes, Tenant shall promptly remit such
underpayment to Landlord. In the event Tenant's audit states that Tenant has
overpaid Tenant's proportion share of Operating Expenses or Taxes, Landlord
shall have thirty (30) days to review such report. If Landlord disagrees with
Tenant's auditor's report, Landlord, within such thirty (30) day review period,
shall notify Tenant in writing setting forth in reasonable detail its basis for
disagreement, and the parties shall select a mutually acceptable third-party
accountant to review the relevant information and to decide in favor of Tenant's
position or Landlord's position, which decision shall be binding upon the
parties. Any overpayment or underpayment as determined by such third-party
auditor shall be promptly paid. The parties shall equally share the fees of the
third-party auditor.

                    4.   DELIVERY OF THE PREMISES

          (a)  Promptly after execution of this Lease, Tenant shall consult with
an architect selected by Tenant (and approved by Landlord, such approval not to
be unreasonably withheld or delayed) (the "TI Architect") concerning Tenant's
construction improvement needs for occupancy of the Premises, and then shall
cause the TI Architect to prepare architectural, electrical and mechanical
construction drawings, plans and specifications necessary to construct the
Tenant Improvements, subject to approval by Landlord and Landlord's architect,
which approval shall not be unreasonably withheld or delayed (as approved, the
"Tenant Plans"), to be made to the Premises. Tenant agrees to use diligent
efforts to work with the TI Architect to develop Tenant Plans that are
acceptable to Landlord within thirty (30) days from the date hereof. Tenant
shall not request, nor shall Landlord have any obligation to approve,
improvements that are not consistent with the quality of tenant improvements in
the Building and class "A" general office space. Upon approval of the Tenant
Plans, Landlord shall promptly bid the Tenant Improvement Work to

                                      10
<PAGE>

not more than three (3) contractors, and Landlord and Tenant shall select a
contractor and cause the selected contractor to agree to a guaranteed maximum
price contract approved by Landlord and Tenant, to obtain all required permits
and to construct the improvements in the Premises pursuant to the Tenant Plans
with the objective of completing such work (the "Tenant Improvement Work") by
April 1, 1997 (the "Target Commencement Date"). The Tenant Improvement Work
shall not include furniture and similar items not customarily included in
"tenant improvements". The Tenant Improvement Work shall be performed at
Tenant's sole cost and expense, provided that Landlord shall contribute not more
than $27.00 per RSF of the Premises (the "TI Allowance") towards the fees of the
TI Architect in designing the Tenant Improvement Work and the cost of building
the Tenant Improvement Work. Upon the execution of the construction contract,
Tenant shall deposit with Landlord, in cash, the amount by which the guaranteed
maximum price under the construction contract exceeds the TI Allowance less the
fees of the TI Architect (the "Excess TI amount"), and thereafter, to the extent
that they cause the cost of the Tenant Improvement work (less the TI Architect's
fees) to exceed the TI Allowance or if the TI Allowance has already been
exhausted, Tenant shall pay, within ten (10) days of receiving invoices
therefor, additional sums relating to any increase to the guaranteed maximum
price pursuant to any change orders that are issued (each, a "Change Order
Amount"), and to cover reimbursable expenses under the contract
("Reimbursables"). Tenant shall respond to any requests from Landlord or
Landlord's architect or contractor for approvals, authorizations to proceed or
information in connection with the Tenant Improvement Work within two (2)
business days of a request. Tenant shall not be obligated to remove any Tenant
Improvement Work at the end of the Term.

               (b)  The Premises shall be deemed ready for occupancy and the
Tenant Improvement Work shall be deemed to have been "substantially completed"
on the date: (i) the TI Architect has certified that the Tenant Improvement Work
is completed except for minor or insubstantial details of construction,
mechanical adjustment or decoration which remain to be performed, the non-
completion of which do not materially interfere with Tenant's use of the
Premises; and (ii) all certificates of occupancy necessary for Tenant's
occupancy of the Premises have been issued. Landlord shall endeavor to provide
Tenant with five (5) days advance notice of substantial completion. If the
Tenant Improvement Work requires any specialized permits or approvals due to the
nature of Tenant's use or specialized needs, Tenant shall be responsible for and
shall obtain all such permits and approvals. At or prior to the Commencement
Date, representatives of Landlord and Tenant shall inspect the Premises and
shall cooperate in producing and signing a punch list identifying Tenant
Improvement Work which has either not been completed or which has been not
completed properly, and Landlord shall cause all items on such agreed punch list
to be diligently completed or corrected, but such items shall not cause a
postponement in the Commencement Date.

                                      11
<PAGE>

               (c)  If the occurrence of the conditions listed in subsection (b)
above, and thereby making the Premises ready for occupancy, shall be delayed due
to:

                    (i)    failure of Tenant to respond to any requests from
Landlord or Landlord's architect or contractor for approvals, authorizations to
proceed or information in connection with the Tenant Plans and the Tenant
Improvement Work within three (3) business days of a request; or

                    (ii)   failure of Tenant to deposit the Excess TI Amount
with Landlord within two (2) business days of Landlord's request therefor; or

                    (iii)  changes in the Tenant Improvement Work which are
requested by Tenant and approved by Landlord; or

                    (iv)   any other act or omission of Tenant or any of its
employees, agents or contractors, then the Premises shall be deemed
substantially complete on the date when they would have been ready but for such
delay (certified to Tenant in writing by Landlord's architect), and the
Commencement Date shall be deemed to occur on such earlier date.

               (d)  If and when Tenant shall take actual possession of the
Premises, it shall be conclusively presumed that the same were in satisfactory
condition as of the date of such taking of possession, unless within thirty (30)
days after such date Tenant shall give Landlord notice specifying the respects
in which the Premises were not in satisfactory condition.

               (e)  If Landlord shall be unable to give possession of the
Premises on the Target Commencement Date by reason of the holding over or
retention of possession of any tenant or occupant, or if repairs, improvements
or decoration of the Premises or of the Building are not completed, or for any
other reason, Landlord shall not be subject to any liability for failure to give
possession on said date. Instead, Landlord shall use reasonable efforts to
provide possession of the as soon as possible after the Target Commencement Date
and shall provide Tenant with written notice of the date on which the Premises
shall be available for occupancy. No such failure to give possession on the
Target Commencement Date shall in any other respect affect the validity of this
Lease or the obligations of Tenant hereunder.

               (f)  By taking possession of the Premises, Tenant shall be deemed
to have accepted the Premises as being in good sanitary order, condition and
repair, except for the deficiencies identified in writing by Tenant as provided
in subsection (d) above. Tenant shall, at Tenant's sole cost and expense, keep
the Premises and every part thereof in good

                                      12
<PAGE>

condition and repair, damage thereto from fire or other casualty and ordinary
wear and tear, condemnation, and from the negligence from misconduct of
Landlord, its agents, employees, invitees, contractors, subcontractors and
others for whom Landlord is legally responsible, alone excepted. Landlord shall
have no obligation whatsoever to alter, remodel, improve, repair, decorate or
paint the Premises or any part thereof except as otherwise expressly provided
herein or agreed upon in writing by Landlord, and the parties hereto affirm that
Landlord has made no representations to Tenant respecting the condition of the
Premises, the Building or the Property except as specifically herein set forth
in writing. Landlord represents and warrants to Tenant that, to the best of
Landlord's knowledge, on the date hereof the Building systems are in good
working condition.

               (g)  Prior to substantial completion of the Tenant Improvement
Work and delivery of the Premises to Tenant, Tenant may access the Premises at
Tenant's risk and perform all work in or about the Premises which is not within
the scope of the work necessary to construct and install the Tenant Improvement
Work and which is necessary for Tenant's occupancy of the Premises, including g,
without limitation, delivery and installation of furniture, equipment, data and
telecommunicating systems, telephone equipment, wiring and office equipment
("Tenant's Work"). No such entry shall be made unless and until (i) Tenant shall
have notified Landlord in writing that it desires to enter the Premises, which
notice shall state in reasonable detail the work that Tenant proposes to
perform, and Landlord and Landlord and Tenant have coordinated, to Landlord's
reasonable satisfaction, Tenant's entry with Landlord's contractors; and (ii)
prior to such entry Tenant shall have submitted to Landlord evidence that Tenant
has obtained the insurance required by this Lease. Any work performed by Tenant
or its agents, contractors, workers, mechanics, suppliers and invitees shall be
performed in harmony with Landlord and Landlord's contractors, agents, workers,
mechanics, suppliers and invitees, and if at any time the presence of Tenant or
its agents, contractors, workers, mechanics, suppliers and/or invitees shall
cause an interruption of, or a disruption of, or shall interfere with Landlord's
performance of the Tenant Improvement Work or any other work in the Premises or
the Building, Landlord shall have the right, upon twenty-four (24) hours prior
notice to Tenant, to order Tenant to cease all work on the Premises, in which
event such work shall be halted and shall not be recommenced until and unless
the conflicts which caused to Landlord to give such notice have been resolved.
Tenant is aware of the fact that Landlord will require a high-grade, first-class
operation to be conducted in the Premises. Toward that end, Tenant's Work shall
be performed in a first-class workman-like manner, using new and first-class
quality materials; and all furniture, fixtures and equipment used or installed
by Tenant in the Premises shall be new or otherwise in first-class condition.
All of Tenant's Work shall be constructed and installed in accordance with all
applicable laws, ordinances, codes and rules and regulations of governmental
authorities; and Tenant shall promptly correct any of Tenant's Work which is not
in conformance therewith. In performing Tenant's Work, Tenant shall require its
contract parties and their subcontractors to furnish Landlord with

                                      13
<PAGE>

evidence of insurance coverage as may reasonably be required by Landlord prior
to the performance of any work by Tenant's contract parties or their
subcontractors. Tenant shall proceed with due diligence to complete Tenant's
Work.

          5.   ACCEPTANCE OF THE PREMISES

          The taking of possession of Premises by Tenant shall be conclusive
evidence that Tenant accepts the same "as is" and that said Premises and the
Building were in good and satisfactory condition for the use intended at the
time such possession was taken, subject to any "punch list" items agreed upon by
Landlord and Tenant which must be remedied after Tenant's acceptance of the
Premises.

          6.   USE

          Tenant shall use the Premises only for professional executive office
purposes, generally in accordance with the manner of use by other non-retail
tenants in the Building. Tenant's use of the Premises shall not violate any
ordinance, law or regulation of any governmental body now or hereafter in effect
or the "Rules and Regulations" of Landlord (the "Rules") as set forth in Exhibit
                                                                         -------
"C" attached hereto and made a part hereof (as the same may be modified or
---
supplemented by Landlord from time to time), or cause an unreasonable amount of
use of any of the services provided in the Building. Tenant agrees to conduct
its business in the manner and according to the generally accepted business
principles of the business or profession in which Tenant is engaged.

           7.   TENANT'S CARE OF THE PREMISES

               (a)  Tenant will take good care of the Premises and the fixtures
and appurtenances therein, and will neither commit nor suffer any active or
permissive waste or injury thereof, subject to reasonable wear and tear and loss
by fire and other casualty not caused by Tenant's wilful misconduct. Tenant's
responsibilities in conjunction therewith shall include, but not be limited to,
the cleaning of draperies, the shampooing and/or re-stretching of the carpeting
located in the Premises, and the regular painting and decorating of the Premises
so as to maintain the Premises in a first-class condition and state of repair,
subject to reasonable wear and tear and loss by fire and other casualty not
caused by Tenant's wilful misconduct. All such repair work and maintenance and
any alterations permitted by Landlord shall be done at Tenant's sole cost and
expense by Landlord's employees or agents or, with Landlord's express written
consent, by persons requested by Tenant and consented to in writing by Landlord,
which consent Landlord shall not

                                      14
<PAGE>

unreasonably withhold or delay. Tenant shall, at Tenant's expense, but under the
direction of Landlord and performed by Landlord's employees or agents, or with
Landlord's express written consent, which consent Landlord shall not
unreasonably withhold or delay, by persons requested by Tenant and consented to
in writing by Landlord, promptly repair any injury or damage to the Premises or
Building caused by the misuse or neglect thereof by Tenant, by Tenant's
contractors, subcontractors, customers, employees, licensees, agents, or
invitees permitted or invited (whether by express or implied invitation) on the
Premises by Tenant, or by Tenant moving in or out of the Premises.

               (b)  Tenant will not, without Landlord's prior written consent,
which consent shall not be unreasonably withheld or delayed, make alterations,
additions or improvements in or about Premises and will not do anything to or on
the Premises which will increase the rate of fire or other insurance on the
Building or the Property, provided that Tenant may make minor alterations in the
nature of decorating without Landlord's prior consent. All alterations,
additions or improvements of a permanent nature made or installed by Tenant in
the Premises shall become the property of Landlord at the expiration or early
termination of this Lease. Landlord reserves the right to require Tenant to
remove any improvements or additions made to the Premises by Tenant and to
repair and restore the Premises to their condition prior to such alteration,
addition or improvement, reasonable wear and tear, unrepaired casualty not
caused by Tenant, and condemnation excepted, unless Landlord has agreed in
writing, at or prior to the time Tenant requests the right to make such
alteration, addition or improvement, that such item need not be removed by
Tenant at the expiration or early termination of the Lease.

               (c)  No later than the last day of the Term or earlier
termination as provided herein, Tenant will remove all Tenant's personal
property and repair all injury done by or in connection with installation or
removal of said property and surrender the Premises (together with all keys,
access cards or entrance passes to the Premises and/or Building) in as good a
condition as they were at the beginning of the Term, reasonable wear and tear,
unrepaired casualty not caused by the wilful misconduct of Tenant and
condemnation excepted. All property of Tenant remaining in the Premises after
expiration or earlier termination of the Term shall be deemed conclusively
abandoned and may be removed by Landlord, and Tenant shall reimburse Landlord
for the cost of removing the same, subject however, to Landlord's right to
require Tenant to remove any improvements or additions made to the Premises by
Tenant pursuant to the preceding Paragraph.

               (d)  In doing any work in the Premises, Tenant will use only
contractors or workers consented to by Landlord in writing prior to the time
such work is commenced, which consent Landlord shall not unreasonably withhold
or delay. Landlord may condition its consent upon its receipt of acceptable lien
waivers from such contractors or workmen, or an agreement to provide partial
releases of lien at each payment to such

                                      15
<PAGE>

contractors and full lien waivers and releases upon completion. Tenant shall
promptly bond over or remove any lien or claim of lien for material or labor
claimed against the Premises or Building, or both, by such contractors or
workmen if such claim should arise, and hereby indemnifies and holds Landlord
harmless from and against any and all losses, costs, damages, expenses or
liabilities including, but not limited to, reasonable attorney's fees, incurred
by Landlord, as a result of or in any way related to such claims or such liens.

               (e)  All personal property brought into the Premises by Tenant,
its employees, licensees and invitees shall be at the sole risk of Tenant, and
Landlord shall not be liable for theft thereof or of money deposited therein or
for any damages thereto, such theft or damage being the sole responsibility of
Tenant.

               (f)  Tenant, at its expense, shall comply with all applicable
laws, ordinances, orders, rules and regulations of any governmental authority
having jurisdiction, whether now or hereafter in effect ("Applicable Laws"),
which pertain to the Premises or Tenant's use thereof, including, but not
limited to the Americans with Disabilities Act and all Applicable Laws affecting
the physical condition of the Premises or the particular manner in which Tenant
uses the Premises, and all Applicable Laws pertaining to air or water quality,
the use, storage or disposal of any hazardous substance, pollutant or other
contaminant, waste disposal, air emissions and other environmental matters.

          8.   SERVICES

               (a)  Landlord shall furnish the following services (the cost of
which services shall be reimbursed to Landlord in accordance with Paragraph 3
herein):

                    (i)    Access to the Premises and elevator service for
passenger and delivery needs, twenty-four (24) hours a day, 365 days a year
except for emergencies and scheduled maintenance closures.

                    (ii)   During Business Hours, air conditioning during summer
operations and heat during winter operations at temperature levels similar to
other first class office buildings in the area in which the Premises is located
(but at a maximum temperature of 78(degree) Fahrenheit during summer operations
and a minimum temperature of 68(degree) Fahrenheit during winter operations),
but consistent with and subject to all Federal and local energy conservation
regulations.

                    (iii)  Public restrooms, including the furnishing of soap,
paper towels, and toilet tissue, during Business Hours.

                                      16
<PAGE>

                    (iv)   Either hot and cold or tempered running water for all
restrooms, lavatories and pantries in the Premises, twenty-four (24) hours a
day, seven (7) days a week.

                    (v)    Janitorial service will be provided in accordance

with Exhibit "D", Cleaning Specification which is attached to and part of this
     -----------
Lease.

                    (vi)   The replacement of building standard fluorescent
lamps and ballasts as needed in the Premises and Common Areas.

                    (vii)  Repairs and maintenance, for maintaining in good
order at all times the exterior walls, exterior windows, exterior doors and roof
and all structural components of the Building, public corridors, stairs,
elevators, storage rooms, restrooms, the heating, ventilating and air
conditioning systems, electrical and plumbing systems of the Building, and the
walks, paving, striping and landscaping surrounding the Building.

                    (viii) Grounds care, including the sweeping and shovelling
of walks and parking areas and the maintenance of landscaping in an attractive
and safe manner.

                    (ix)   General management, including supervision,
inspections and management functions.

                    (x)    Electricity to operate the Building, Property and
Premises twenty-four (24) hours a day, seven (7) days a week, by providing
electric current in reasonable amounts necessary for normal office uses.

               (b)  The services provided for in Paragraph 8(a) herein are
predicated on and are in anticipation of certain usage of the Premises by Tenant
as follows:

                    (i)    "Business Hours" shall mean the hours of 8 AM to 6 PM
on Business Days and 9 AM to 1 PM Saturdays (except New Jersey state holidays).

                    (ii)   Electric power usage and consumption for the Premises
shall be based on lighting of the Premises during Business Hours on a level
suitable for normal office use and power for small desk-top machines and devices
using no more than 110 volt, 20 amp circuits. Heavier use items shall not be
used or installed, unless expressly permitted elsewhere herein or by separate
written consent of Landlord.

                    (iii)  Should Tenant's total rated electrical design load
per square foot in the Premises exceed the Building standard rated electrical
design load, on a per Rentable Square Foot basis, as determined by Landlord from
time to time, for either low

                                      17
<PAGE>

or high voltage electrical consumption, or if Tenant's electrical design
requires low voltage or high voltage circuits in excess of Tenant's share of the
Building standard circuits, as such share is determined by Landlord in
Landlord's reasonable judgment, Landlord may (at Tenant's expense), if
reasonably possible, install within the Building one (1) additional high voltage
panel and/or one (1) additional low voltage panel with associated transformer
(the "Additional Electrical Equipment") as necessary to accommodate the
aforesaid requirements. If the Additional Electrical Equipment is installed
because Tenant's low or high voltage rated electrical design load exceeds the
applicable Building standard rated electrical design load (on a per Rentable
Square Foot basis), then a meter may also be added by Landlord (at Tenant's
expense) to measure the electricity provided through the Additional Electrical
Equipment.

               (c)  If Tenant uses HVAC services for a period in excess of
Business Hours, Landlord also reserves the right to charge Tenant as additional
rent a reasonable sum as reimbursement for the direct cost of such added
services. Landlord further reserves the right to install separate metering
devices for the purpose of determining such excessive periods and/or amounts at
Tenant's sole cost and expense. In the event of disagreement as to the
reasonableness of such additional charge, the opinion of the appropriate local
utility company or an independent professional engineering firm selected b
Landlord shall prevail.

               (d)  In the event of any failure or interruption of any service
or utility whether caused by breakage, accident, strikes, repairs, failure of
fuel supply, or for any other cause or causes, Tenant shall not be entitled to
any abatement or set off of Rent or Additional Rent payable hereunder except if,
and only if, such failure or interruption in service was caused solely by the
negligence or wilful misconduct of Landlord and such failure continues for five
(5) business days after Landlord's receipt of written notice thereof from
Tenant. However, in no event shall Landlord be liable to Tenant for any direct,
indirect or consequential damages, or for damages caused directly or indirectly
by any malfunction of Tenant's computer systems resulting from or arising out of
the failure or malfunction of any electrical, air conditioning or other system
serving the Building, and Tenant hereby expressly waives rights to make any such
claim against Landlord.

          9.   DESTRUCTION OR DAMAGE TO PREMISES

               (a)  Tenant shall promptly notify Landlord of any damage to the
Premises or the Building occasioned by fire, the elements, casualty or any other
cause. If the Premises are totally destroyed (or so substantially damaged as to
be untenantable in the reasonable determination of an architect selected by
Landlord ("Architect")) by storm, fire, earthquake or other casualty or any
ocher cause, Landlord shall have the option to terminate this Lease. In the
event such damage, in the reasonable determination of the Architect

                                      18
<PAGE>

cannot be repaired within one hundred eighty (180) days from the date of the
Architect's determination (which shall be made not less than thirty (30) days
from the date of such damage or destruction), then this Lease shall terminate.
If, in Architect's reasonable determination, the damage can be repaired and the
Premises restored to Tenant's use within one hundred eighty (180) days from the
date of the Architect's determination, then, if Landlord elects (in Landlord's
sole discretion), Landlord shall repair the damage and restore the Premises
(including the Tenant Improvement Work) to its prior condition.

          In the event Landlord fails to complete such restoration with
reasonable diligence within one hundred eighty (180) days of the date of the
Architect's determination, as described above, this Lease may be terminated upon
written notice from either party to the other given not more than ten (10) days
following the expiration of said one hundred eighty (180) day period. In the
event such notice is not given, then this Lease shall remain in force and effect
and Rent shall commence upon delivery of the Premises to Tenant in a tenantable
condition (evidenced by notice to Tenant that the Premises are in Landlord's
judgment substantially repaired). In the event such damage or destruction occurs
within six (6) months of the expiration of the Term, Tenant may, at its option
on written notice to Landlord within thirty (30) days of such destruction or
damage, terminate this Lease as of the date of such destruction or damage.
Tenant shall not have the right to cancel this Lease if the damage to the
Premises is the result of Tenant's willful misconduct.

               (b)  Unless this Lease is terminated pursuant to Paragraph 9(a)
above, Landlord shall commence and thereafter pursue diligently and as
expeditiously as practicable, the repair and restoration of damage to the
Premises, using standard working methods and procedures; provided, however,
that for purposes of this Paragraph 9, Landlord shall not be obligated to
commence any repair or restoration until insurance proceeds are actually
received by Landlord and Landlord's repair obligations shall be limited to the
extent of the insurance proceeds actually received by Landlord therefor which
have not been required by the holder of any mortgage or deed to secure debt
encumbering any portion of the Property to be applied toward the reduction of
any indebtedness secured by the Property.

               (c)  The Rent shall abate in proportion to that part of the
Premises (measured in Rentable Square Feet) rendered unfit for use in Tenant's
business as a result of such damage or casualty. The nature and extent of
interference to Tenant's ability to conduct business in the Premises shall be
considered in determining the amount of said abatement, and the abatement shall
commence and continue from the date the damage occurred until ten (10) days
after the date Landlord substantially completes the repair and restoration of
the Premises and gives notice to Tenant that said repairs and restoration are
substantially completed, or until Tenant again uses the Premises or the portions
thereof rendered unusable, whichever occurs first.

                                      19
<PAGE>

               (d)  Notwithstanding anything to the contrary contained or
implied elsewhere in this Lease, Landlord is not and shall not be obligated to
repair or restore damage to Tenant's trade fixtures, furniture, furnishings,
equipment or other personal property, or any Tenant's Work, except for the
Tenant Improvement Work.

               (e)  If during the Term of this Lease, the Building is so damaged
by fire or other casualty or any other cause (regardless of whether the Premises
also are damaged) such that (i) in Landlord's reasonable judgment repair and
restoration of the Building is economically infeasible; (ii) the holder of any
mortgage or deed to secure debt encumbering the Building or the Property shall
not allow adequate insurance proceeds to be made available for repair and
restoration; (iii) the damage is not covered by Landlord's insurance; or (iv)
the Lease is in the last twelve (12) months of its Term, then Landlord may
cancel this Lease by giving written notice thereof within thirty (30) days after
Landlord knows of the damage to the Building. Any such cancellation notice must
specify the cancellation date, which shall be at least thirty (30) but no more
than sixty (60) days after the date notice of cancellation is given.

               (f)  If either party cancels this Lease as permitted under this
Paragraph 9, then this Lease shall end on the date specified in the cancellation
notice. The Rent, including any additional rent, and other charges shall be
payable up to the cancellation date, after taking into account any applicable
abatement. Landlord shall promptly refund to Tenant any prepaid, unaccrued Rent
and additional rent (after taking into account any applicable abatement), plus
the Security Deposit, if any, less any sums then owing by Tenant to Landlord.

          10.  DEFAULT BY TENANT; LANDLORD'S REMEDIES

               (a)  The occurrence of any of the following shall constitute an
event of default hereunder by Tenant:

                    (i)    The Rent or any other sum of money due of Tenant
hereunder is not paid (1) within five (5) days after receipt by Tenant of notice
from Landlord of late payment, which notice Landlord shall be obligated to give
not more than two (2) times in any calendar year; or (2) after Landlord has
given two (2) late payment notices to Tenant in any calendar year, for the
balance of such calendar year, within ten (10) days of the date when due;

                    (ii)   Any petition is filed by or against Tenant under any
section or chapter of the National or Federal Bankruptcy Act or any other
applicable Federal or State bankruptcy, insolvency or other similar law, and, in
the case of a petition filed against

                                      20
<PAGE>

Tenant, such petition is not dismissed within sixty (60) days after the date of
such filing; if Tenant shall become insolvent or transfer property to defraud
creditors; if Tenant shall make an assignment for the benefit of creditors; or
if a receiver is appointed for any of Tenant's assets;

                    (iii)  Tenant fails to bond off or otherwise remove any lien
filed against the Premises or the Building by reason of Tenant's actions, within
fifteen (15) days after Tenant has notice of the filing of such lien;

                    (iv)   Tenant fails to observe, perform and keep the
covenants, agreements, provisions, stipulations, conditions, and Rules and
Regulations herein contained to be observed, performed and kept by Tenant and
persists in such failure after twenty (20) days written notice by Landlord
requiring that Tenant remedy, correct, desist or comply (or if any such failure
to comply on the part of Tenant would reasonably require more than twenty (20)
days to rectify, unless Tenant commences rectification within the twenty (20)
day period and thereafter promptly, effectively and continuously proceeds with
the rectification of the failure to comply on the part of Tenant and, in all
such events, cures such failure to comply on the part of Tenant no later than
sixty (60) days after such notice);

                    (v)    If all or any part of this Lease shall be assigned,
or if all or any part of the Premises shall be sublet, either voluntarily or by
operation of law, except in strict accordance with the requirements of Paragraph
11 hereof;

                    (vi)   If Tenant shall default with respect to any other
lease or agreement between Landlord and Tenant;

                    (vii)  Tenant or any guarantor of Tenant's obligations
("Guarantor") (if either is a corporation) is liquidated or dissolved or its
charter expires or is revoked, or Tenant or Guarantor (if either is a
partnership or business association) is dissolved or partitioned, or Tenant or
Guarantor (if either is a trust) is terminated or expires, or if Tenant or
Guarantor (if either is an individual) dies.

               (b)  Upon the occurrence of an event of default, Landlord shall
have the option to do and perform any one or more of the following:

                    (i)    Terminate this Lease, in which event Tenant shall
immediately surrender the Premises to Landlord. If Tenant shall fail to do so,
Landlord may, without further notice and without prejudice to any other remedy
Landlord may have, enter upon the Premises without the requirement of resorting
to the dispossessory procedures and expel or remove Tenant and Tenant's effects
without being liable for any claim for trespass or damages therefor. Upon any
such termination, Tenant shall remain liable to

                                      21
<PAGE>

Landlord for damages, due and payable monthly on the day Rent would have been
payable hereunder, in an amount equal to the Rent and any ocher amounts which
would have been owing by Tenant for the balance of the Term, had this Lease not
been terminated, less the net proceeds, if any, of any reletting of the
Premises by Landlord, after deducting all of Landlord's costs and expenses
(including, without limitation, brokerage and attorneys' fees and expenses)
incurred in connection with or in any way related to the termination of this
Lease, eviction of Tenant and such reletting; and/or

                    (ii)   Declare the entire amount of Rent calculated on the
current rate being paid by Tenant, and other sums which in Landlord's reasonable
determination would become due and payable during the remainder of the Term
(including, but not limited to, increases in Rent pursuant to Paragraph 2(b) and
3 herein), discounted to present value by using a reasonable discount rate
selected by Landlord, to be due and payable immediately. Upon such acceleration
of such amounts, Tenant agrees to pay the same at once, together with all Rent
and other amounts theretofore due, at Landlord's address as provided herein;
provided however, that such payment shall not constitute a penalty or forfeiture
but shall constitute liquidated damages for Tenant's failure to comply with the
terms and provisions of this Lease (Landlord and Tenant agreeing that Landlord's
actual damages in such an event are impossible to ascertain and that the amount
set forth above is a reasonable estimate thereof). Upon making such payment,
Tenant shall receive from Landlord all rents received by Landlord from other
tenants renting the Premises during the Term, provided that the monies to which
Tenant shall so become entitled shall in no event exceed the entire amount
actually paid by Tenant to Landlord pursuant to the preceding sentence, less all
of Landlord's costs and expenses (including, without limitation, brokerage and
reasonable attorneys' fees and expenses) incurred in connection with or in any
way related to termination of this Lease, eviction of Tenant and the reletting
of the Premises. The acceptance of such payment by Landlord shall not constitute
a waiver of rights or remedies to Landlord for any failure of Tenant thereafter
occurring to comply with any term, provision, condition or covenant of this
Lease; and/or

                    (iii)  Enter the Premises as the agent of Tenant without the
requirement of resorting to the dispossessory procedures and without being
liable for any claim for trespass or damages therefor, and, in connection
therewith, rekey the Premises, remove Tenant's effects therefrom and store the
same at Tenant's expense, without being liable for any damage thereto, and relet
the Premises as the agent of Tenant, with or without advertisement, by private
negotiations or otherwise, for any term Landlord deems proper, and receive the
rent therefor. Tenant shall pay Landlord on demand any deficiency that may arise
by reason of such reletting, but Tenant shall not be entitled to any surplus so
arising. Tenant shall reimburse Landlord for all costs and expenses (including,
without limitation, brokerage and reasonable attorneys' fees and expenses)
incurred in connection with or in any way related to the eviction of Tenant and
reletting the Premises, and for the amount of any

                                      22
<PAGE>

other Rent which would have been due from Tenant to Landlord hereunder which is
not recovered from reletting or due to inability to relet the Premises.
Landlord, in addition to but not in lieu of or in limitation of any other right
or remedy provided to Landlord under the terms of this Lease or otherwise (but
only to the extent such sum is not reimbursed to Landlord in conjunction with
any other payment made by Tenant to Landlord), shall have the right to be
promptly repaid by Tenant the amount of all reasonable sums expended by Landlord
and not repaid by Tenant in connection with preparing or improving the Premises
to Tenant's specifications and any and all costs and expenses incurred in
renovating or altering the Premises to make it suitable for reletting; and/or

                    (iv) As agent of Tenant, do whatever Tenant is obligated to
do by the provisions of this Lease, including, but not limited to, entering the
Premises, without being liable to prosecution or any claims for damages in order
to accomplish this purpose. Tenant agrees to reimburse Landlord immediately upon
demand for any expenses which Landlord may incur in thus effecting compliance
with this Lease on behalf of Tenant, and Tenant further agrees that Landlord
shall not be liable for any damages resulting to Tenant from such action,
whether caused by the negligence of Landlord or otherwise; and/or

                    (v)  Pursue any other right or remedy available to Landlord
at law or in equity.

               (c)  Pursuit by Landlord or any of the foregoing remedies shall
not preclude the pursuit of any damages incurred, or of any of the other
remedies provided herein or available, at law or in equity.

               (d)  No act or thing done by Landlord or Landlord's employees or
agents during the Term shall be deemed an acceptance of a surrender of the
Premises. Neither the mention in this Lease of any particular remedy, nor the
exercise by Landlord of any particular remedy hereunder, or at law or in equity,
shall preclude Landlord from any other remedy Landlord might have under this
Lease, or at law or in equity. Any waiver of or redress for any violation of any
covenant or condition contained in this Lease or any of the Rules and
Regulations now or hereafter adopted by Landlord, shall not prevent a subsequent
act, which would have originally constituted a violation, from having all the
force and effect of an original violation. The receipt by Landlord of Rent with
knowledge of the breach of any covenant in this Lease shall not be deemed a
waiver of such breach.

          11.  ASSIGNMENT AND SUBLETTING

               (a)  Tenant shall not sublet any part of the Premises, nor
assign, pledge or encumber this Lease or any interest herein, without the prior
written consent of

                                      23
<PAGE>

Landlord. Landlord shall be entitled to deny consent to an assignment or
sublease if, by way of illustration but not limitation, the rate of
compensation, including, but not limited to, all rent, requested by Tenant for
the portion of the Premises to be subleased or for the assignment of the Lease
would materially impact upon or impair, in Landlord's reasonable judgment,
Landlord's ability to rent space in the Building at the then market rate as
offered by Landlord or if the financial statements of the proposed assignee or
sublessee are unsatisfactory. Consent by Landlord to one assignment or sublease
shall not destroy or waive this provision, and all later assignments and
subleases shall likewise be made only upon prior written consent of Landlord. In
the event a sublease or assignment is consented to by Landlord, any sublessees
or assignees shall become liable directly to Landlord for all obligations of
Tenant hereunder without relieving or in any way modifying Tenant's liability
hereunder, In the event Landlord gives its consent to any such assignment or
sublease, fifty percent (50%) of any rent or other cost to the assignee or
subtenant for all or any portion of the Premises over and above the Rent payable
by Tenant for such space shall be due and payable, and shall be paid, to
Landlord. In the event a sublease or assignment is made as herein provided,
Tenant shall pay Landlord a charge equal to the reasonable and customary third-
party costs incurred by Landlord, in Landlord's reasonable judgment (including,
but not limited to, the use and time of Landlord's personnel), for all of the
necessary legal and accounting services required to accomplish such assignment
or subletting, as the case may be. Any transfer, assignment or sublease of all
or any portion of the Premises or Tenant's interest under this Lease made
without Landlord's consent shall be void and of no force or effect.

          (b)  The sale or transfer of Tenant's voting stock (if not a publicly
traded corporation) or partnership interest (if a partnership) resulting in the
transfer of control of a majority of such stock or interest, or the occupancy of
the Premises by any successor firm of Tenant or by any firm into which or with
which Tenant may become merged or consolidated shall be deemed an assignment of
this Lease requiring the prior written consent of Landlord. Notwithstanding the
foregoing to the contrary, Tenant may assign this Lease to a corporation
resulting from the merger by Tenant with another entity or to a corporation
acquiring all or substantially all of Tenant's assets as a going concern of the
business that is conducted from the Premises without Landlord's consent provided
that (i) Tenant, in advance of such assignment, provides written notice to
Landlord containing such financial information regarding the surviving entity or
acquiring entity as shall reasonably requested by Landlord to assess its
financial condition, (ii) the net worth of such surviving entity shall be at
least equal to that of Tenant on the date of execution of this Lease (adjusted
for inflation), (iii) the assignee assumes the obligations of the Tenant under
this Lease in writing, and (iv) Tenant remains liable under the Lease.

          (c)  Any assignment or sublease by Tenant to any corporation or
partnership that is controlled by, or is under common control with, Cognizant
Corporation

                                      24
<PAGE>

may be made on prior notice to Landlord but shall not require the consent of
Landlord, provided that IMS America, Ltd. shall remain liable under this Lease,
and any further sublease or assignment shall be subject to all of the terms and
conditions of this Section 11.

          12.  CONDEMNATION

               (a)  If all of the Premises, or a part of such Premises such that
the Premises in the commercially reasonable judgment of the Architect are
untenantable, are taken by virtue of eminent domain or other similar proceeding
or are conveyed in lieu of such taking, this Lease shall expire on the date when
title or right of possession shall vest, and any Rent paid for any period beyond
said date shall be repaid to Tenant. In the event of a partial taking where this
Lease is not terminated, the Rent shall be adjusted in proportion to the
Rentable Square Feet of Premises taken, as determined by the Architect, and
Landlord shall restore the remaining portion of the Premises to substantially
the same condition they were in prior thereto, to the extent practical, to
render it reasonably suitable for Tenant's use provided, however, that Landlord
shall not be obligated to expend an amount greater than the award received by
Landlord in connection with such restoration, and such restoration shall be
subject to zoning laws and building codes then in existence. In either event,
Landlord shall be entitled to, and Tenant shall not have any right to claim, any
award made in any condemnation proceeding, action or ruling relating to the
Building or the Property; provided however, Tenant shall be entitled to make a
claim in any condemnation proceeding, action or ruling relating to the Building
for Tenant's moving expenses, loss of goodwill and the unamortized value of
leasehold improvements in the Premises actually paid for by Tenant, to the
extent such claim does not in any manner impact upon or reduce Landlord's claim
or award in such condemnation proceeding, acting or ruling.

               (b)  Landlord shall have, in Landlord's sole discretion, the
option of terminating this Lease in the event any such condemnation, action or
ruling or conveyance in lieu thereof makes continuation of Landlord's use of the
Building as contemplated herein economically unfeasible.

               (c)  Tenant shall have the right to terminate this Lease in the
event that more than twenty percent (20%) of the Rental Square Footage of the
Premises are taken by virtue of eminent domain during the last six (6) months of
the Term.

          13.  RIGHT TO ENTER

          Landlord, its agents or employees may enter the Premises at all
reasonable times (including Business Hours) with at least twenty-four (24) hours
advance notice, and at

                                      25
<PAGE>

any time without notice in the event of an emergency, to: (a) exhibit the
Premises to prospective purchasers or tenants of the Building or the Premises;
(b) inspect the Premises to see that Tenant is complying with its obligations
hereunder; (c) make repairs, alterations, improvements and additions required of
Landlord under the terms hereof, or that are advisable in Landlord's
determination to preserve the integrity, safety and good order of all or any
part of the Premises or the Building, including any systems serving the Building
which run through the Premises, or which may be necessary to comply with
applicable laws, ordinances or other requirements of any governmental entity or
agency having jurisdiction; (d) provide janitorial or other services required
under this Lease; and (e) remove any alterations, additions or improvements made
by Tenant in violation of Paragraph 7(b) hereof.

          14.  SUBORDINATION

               (a)  This Lease shall be subject and subordinate to any
underlying land leases or deed to secure debt which may now or hereafter affect
this Lease, the Building or the Property and also to all renewals,
modifications, extensions, consolidations, and replacements of such underlying
land leases and such deeds to secure debt. Such subordination shall be effective
without the necessity of any further instrument or act on the part of Tenant to
effectuate such subordination, but Tenant agrees that, in confirmation of the
subordination set forth in this Paragraph 14, Tenant shall, at Landlord's
request, execute and deliver such further instruments as may be desired by any
holder of a deed to secure debt (a "Mortgagee") or by any lessor under any such
underlying land leases (a "Lessor"). Tenant shall also deliver to any such
Mortgagee or Lessor within ten (10) business days of written request an
attornment agreement, providing that such Tenant shall continue to abide by and
comply with the terms and conditions of this Lease in the event such Mortgagee
or Lessor takes title to the Property, so long as the Mortgagee or Lessor
delivers to Tenant a non-disturbance agreement (which non-disturbance agreement
may be a part of the above-mentioned attornment agreement), which non-
disturbance agreement shall provide that so long as Tenant continues to abide by
the terms and conditions of this Lease, Mortgagee or Lessor, whichever the case
may be, will permit Tenant to continue to occupy the Premises. Landlord shall
use reasonable efforts to obtain a non-disturbance and attornment agreement for
Tenant from its existing Mortgagee, and from any future Mortgagee, provided that
Tenant shall not interfere with Landlord's relationship with any such Mortgagee
and the failure of such Mortgagee to provide such subordination and attornment
agreement shall not affect the validity of this Lease or of the automatic
subordination of this Lease to any mortgage held by such Mortgagee as provided
above.

               (b)  In the event any proceedings are brought for the foreclosure
of, or in the event of exercise of the power of sale or conveyance in lieu of
foreclosure under any deed to secure debt, Tenant shall at the option of the
purchaser at such foreclosure or

                                      26
<PAGE>

other sale, attorn to such purchaser and recognize such person as Landlord under
this Lease. Tenant agrees that the institution of any suit, action or other
proceeding by a Mortgagee or a Lessor, a sale of the Property pursuant to the
powers granted to a Mortgagee under its deed to secure debt, or a termination or
cancellation of a ground lease by Lessor, shall not, by operation of law or
otherwise, result in the cancellation or the termination of this Lease or of the
obligations of the Tenant hereunder.

               (c)  In the event that such purchaser requests and accepts such
attornment, from and after the time of such attornment, Tenant shall have the
same remedies against such purchaser for the breach of an agreement contained in
this Lease that Tenant might have had against Landlord if the deed to secure
debt had not been terminated or foreclosed except that such purchaser shall not
be (i) liable for any act or omission of the prior Landlord; (ii) subject to any
offsets or defenses which Tenant might have against the prior Landlord; (iii)
bound by any Rent which Tenant might have paid more than one (1) month in
advance to the prior Landlord, or (iv) bound by any Security Deposit which
Tenant might have paid to Landlord, unless such Security Deposit is actually
received by such purchaser.

          15.  INDEMNIFICATION AND HOLD HARMLESS

               (a)  Tenant does hereby agree to defend, indemnify and hold
Landlord harmless from and against any and all liability for any injury to or
death of any person or persons or any damage to property in any way arising out
of or in connection with the condition, use or occupancy of the Premises, or in
any way arising out of any activities in or about the Premises, the Building or
other portions of the Property, of Tenant, its assignees or subtenants or of the
respective agents, employees, licensees, contractors or invitees of Tenant or
its assignees or subtenants, and from all costs, expenses and liabilities
(including, but not limited to, court costs and reasonable attorneys' fees)
incurred by Landlord in connection therewith, excepting however, liability
caused by or resulting from the negligence or willful misconduct of Landlord or
its agents, employees, licensees or contractors.

               (b)  Tenant covenants and agrees that Landlord shall not be
liable to Tenant for any injury to or death of any person or persons or for
damage to any property of Tenant, or any person claiming through Tenant, arising
out of any accident or occurrence in or about the Premises or other portions of
the Building or the Property, including, but not limited to, injury, death or
damage caused by the Premises or other portions of the Building becoming out of
repair or caused by any defect in or failure of equipment, pipes or wiring, or
caused by broken glass, or caused by the backing up of drains, or caused by gas,
water, steam, electricity, or oil leaking, escaping or flowing into the
Premises, or caused by fire or

                                      27
<PAGE>

smoke or caused by the acts or omissions of other tenants and occupants of the
Building.

               (c)  Tenant agrees to report in writing to Landlord any defective
condition in or about the Premises known to Tenant, and further agrees to
attempt to contact Landlord by telephone immediately in such instance.

               (d)  Landlord does hereby agree to defend, indemnify and hold
Tenant harmless from and against any and all liability for any injury to or
death of any person or persons or damage to property arising out of Landlord's
or Landlord's agent's, employees', licensees', contractors' or invitees'
negligent acts or omissions, and from all costs, expenses and liabilities
(including, but not limited to, court costs and reasonable attorneys' fees)
incurred by Tenant in connection therewith, excepting, however, liability caused
by or resulting from the negligence or willful misconduct of Tenant, its agents,
employees, licensees, contractors or invitees.

          16.  INSURANCE

               (a)  Tenant shall carry (at its sole expense during the Term) (i)
all-risk insurance, or its equivalent, insuring Tenant's interest in its
improvements to the Premises and any and all furniture, equipment, supplies,
contents and other property owned, leased, held or possessed by it and contained
therein, such insurance coverage to be in an amount equal to the full insurable
value of such improvements and property, as such may increase from time to time;
and (ii) worker's compensation insurance as required by applicable law. Tenant
shall also procure and maintain throughout the Term a policy or policies of
insurance, insuring Tenant, Landlord and any other person designated by
Landlord, against any and all liability for injury to or death of a person or
persons and for damage to property occasioned by or arising out of any
construction work being done on the Premises, or arising out of the condition,
use, or occupancy of the Premises, or other portions of the Building or
Property, such policy to have a combined single limit of not less than Three
Million and No/100 Dollars ($3,000,000) for any bodily injury or property damage
occurring as a result of or in conjunction with the above. Landlord and Tenant
shall each have included in all policies of insurance respectively obtained by
them with respect to the Building or the Premises a waiver by the insurer of all
right of subrogation against the other in connection with any loss or damage
thereby insured against. To the full extent permitted by law, Landlord and
Tenant each waive all right of recovery against the other for, and agree to
release the other from liability for, loss or damage to the extent such loss or
damage is covered by valid and collectible insurance in effect at the time of
such loss or damage; provided however, that the foregoing release by each party
is conditioned upon the other party's carrying insurance with the above
described waiver of subrogation, and if such coverage is not obtained or
maintained by either party, then the other party's foregoing

                                      28
<PAGE>

release shall be deemed to be rescinded until such waiver is either obtained or
reinstated. All said insurance policies shall be carried with companies licensed
to do business in the State of New Jersey reasonably satisfactory to Landlord
and shall be noncancelable except after thirty (30) days' written notice to
Landlord. Duly executed certificates of such insurance shall be delivered to
Landlord prior to the Commencement Date and at least thirty (30) days prior to
the expiration of each respective policy term. Each insurance policy will
contain a provision requiring thirty (30) days prior written notice to Landlord
and any named insured if the policy is cancelled or not renewed.

               (b)  Throughout the making of any alterations or improvements
(other than mere decorations) by Tenant, its agent, contractors or employees,
Tenant, at its expense, shall carry or cause to be carried (i) workmen's
compensation insurance in statutory limits, covering all persons employed in
connection with such Improvements, (ii) all-risk property insurance, completed
value form, covering all physical loss (including any loss of or damage to
supplies, machinery and equipment) in connection with the making of such
alterations or improvements, and (iii) comprehensive liability insurance, with
completed operations endorsement, covering any occurrence in or about the
Property in connection with such improvements, which comprehensive liability
insurance policy shall have a combined single limit of not less than Three
Million and No/100 dollars ($3,000,000). Tenant shall furnish Landlord with
satisfactory evidence that such insurance is in effect before the commencement
of its improvements and, on request, at reasonable intervals thereafter. Duly
executed certificates of such insurance shall be delivered to Landlord prior to
the commencement of any such alterations or improvements. Each policy shall name
Landlord and any other person designated by Landlord as an additional insured
and shall contain a provision requiring thirty (30) days prior written notice to
Landlord and any named insured in the policy is cancelled or not renewed.

              (c)   Throughout the term of this Lease, Landlord shall carry
commercial general public liability insurance and extended fire and casualty
insurance covering the Building and Property, with such companies and in such
amounts (with such deductibles) as Landlord shall reasonably determine.

          17.  ENTIRE AGREEMENT - NO WAIVER

          This Lease contains the entire agreement of the parties hereto and no
representations, inducements, promises or agreements, oral or otherwise, between
the parties not embodied herein shall be of any force and effect. The failure of
either party to insist in any instance on strict performance of any covenant or
condition hereof, or to exercise any option herein contained, shall not be
construed as a waiver of such covenant, condition or option in any other
instance. This Lease cannot be changed or terminated orally, and can be

                                      29
<PAGE>

modified only in writing, executed by each party hereto.

          18.  HOLDING OVER

          If Tenant remains in possession of the Premises after expiration of
the Term, or after any permitted termination of the Lease by Landlord, with
Landlord's acquiescence and without any written agreement between the parties,
Tenant shall be a tenant at sufferance and such tenancy shall be subject to all
the provisions hereof, except that the Monthly Base Rental for said holdover
period shall be one hundred fifty percent (150%) of the amount of Rent due in
the last full month of the Term. There shall be no renewal of this Lease by
operation of law. Nothing in this Paragraph shall be construed as a consent by
Landlord to the possession of the Premises by Tenant after the expiration or
earlier termination of the Term.

          19.  HEADINGS

          The headings in this Lease are included for convenience only and shall
not be taken into consideration in any construction or interpretation of any
part of this Lease.

          20.  NOTICES

               (a)  Any notice by either party to the other shall be valid only
if in writing and shall be deemed to be duly given only if delivered personally
or sent by certified mail or via reputable overnight courier that issues written
receipts, addressed (i) if to Tenant, at the Premises, with a copy to Cognizant
Corporation, 200 Nyala Farms Road, Westport, Connecticut 06880, Attention:
Director of Global Real Estate and (ii) if to Landlord, at Landlord's address
set forth above, or at such other address for either party as that party may
designate by notice to the other. Notice shall be deemed given, if delivered
personally, upon delivery thereof, and if mailed, upon the mailing thereof.

               (b)  Tenant hereby appoints as its agent to receive service of
all dispossessory or distraint proceedings Corporation Trust Corporation, 820
Bear Tavern Road, West Trenton, New Jersey 08628.

          21.  HEIRS, SUCCESSORS, AND ASSIGNS - PARTIES

               (a)  The provisions of this Lease shall bind and inure to the
benefit

                                      30
<PAGE>

of Landlord and Tenant, and their respective permitted successors, heirs, legal
representatives and assigns, it being understood that the term "Landlord" as
used in this Lease means only the owner or prime lessee (or the ground lessee)
for the time being of the Property and Building of which the Premises are a
part, so that in the event of any sale or sales of said Property or assignment
of the prime lease (or of any ground lease thereof), Landlord named herein shall
be and hereby is entirely released of all covenants and obligations of Landlord
hereunder accruing thereafter, and it shall be deemed without further agreement
that the purchaser, assignee, or the ground lessee, as the case may be, has
assumed and agreed to carry out any and all covenants and obligations of
Landlord hereunder during the period such party has possession of the Property
and Building. Should the Property and the entire Building be severed as to
ownership by sale and/or lease, then the owner of the entire Building or lessee
of the entire Building that has the right to lease space in the Building to
tenants shall be deemed "Landlord". Tenant shall be bound to any such succeeding
party for performance by Tenant of all the terms, covenants, and conditions of
this Lease and agrees to execute any attornment agreement not in conflict with
the terms and provisions of this Lease at the request of any such party.

               (b)  The parties "Landlord" and "Tenant" and pronouns relating
thereto, as used herein, shall include male, female, singular and plural,
corporation, partnership or individual, as may fit the particular parties.

          22.  ATTORNEY'S FEES

          In the event of any law suit or court action between Landlord and
Tenant arising out of or under this Lease or the terms and conditions stated
herein, the prevailing party in such law suit or court action shall be entitled
to and shall collect from the non-prevailing party the reasonable attorney's
fees and court costs actually incurred by the prevailing party with respect to
said lawsuit or court action.

          23.  SECURITY DEPOSIT

               (a)  Tenant has this day deposited with Landlord the Security
Deposit (if any) specified in Paragraph 2 as security for the performance by
Tenant of all of the terms, covenants and conditions of this Lease upon Tenant's
pan to be performed. Landlord shall have no obligation to segregate such
Security Deposit from any other funds of Landlord, and interest earned on such
Security Deposit, if any, shall belong to Landlord. The Security Deposit shall
be returned to Tenant within thirty (30) days after the expiration of the Term
hereof, provided Tenant has fully performed its obligations hereunder. Landlord
shall have the right to apply any party of the Security Deposit to cure any
default of Tenant and if Landlord does so, Tenant shall upon demand deposit with
Landlord the amount so

                                      31
<PAGE>

applied so that Landlord shall have the full Security Deposit on hand at all
times during the Term of this Lease. In the event of a sale or lease of the
Building subject to this Lease, Landlord shall transfer the Security Deposit to
the vendee or lessee, and Landlord shall thereupon be released from all
liability for the return of such Security Deposit. Tenant shall look solely to
the successor Landlord for the return of said Security Deposit. This provision
shall apply to every transfer or assignment made of the Security Deposit to a
successor Landlord. The Security Deposit shall not be assigned or encumbered by
Tenant without the prior written consent of Landlord and any such unapproved
assignment or encumbrance shall be void.

               (b)  Notwithstanding the foregoing, in the event that after the
execution of this Lease and delivery to Landlord of the Security Deposit (i)
Tenant provides Landlord with a guaranty of the Rent payments hereunder, in form
and substance acceptable to Landlord in its sole discretion, signed by Cognizant
Corporation, or (ii) Tenant provides Landlord with financial statements and
other financial information regarding Tenant as is requested by Landlord which
establishes to Landlord, in Landlord's sole discretion, that Tenant has a
significant net worth, then Landlord shall return the Security Deposit to Tenant
and Tenant's obligations under this Paragraph 23 shall terminate.

          24.  RULES AND REGULATIONS

          The Rules and Regulations set forth in Exhibit "C" are a part of this
                                                 -----------
Lease. Landlord may from time to time amend, modify, delete or add new and
additional reasonable Rules and Regulations for the use, operation, safety,
cleanliness and care of the Premises and the Building. Such new or modified
Rules and Regulations shall be effective upon notice thereof to Tenant. Tenant
will cause its employees and agents, or any others permitted by Tenant to occupy
or enter the Premises to at all times abide by the Rules and Regulations. In the
event of any breach of any Rules and Regulations, Landlord shall have all
remedies in this Lease provided for in the event of default by Tenant and shall,
in addition, have any remedies available at law or in equity, including but not
limited to, the right to enjoin any breach of such Rules and Regulations.
Landlord shall not be responsible to Tenant for the nonobservance by any other
tenant or person of any such Rules and Regulations.

          25.  INTENTIONALLY DELETED

          26.  LATE PAYMENTS

          Any payment due of Tenant hereunder not received by Landlord within
five (5) days of the date when due shall be assessed a five percent (5%) charge
for Landlord's

                                      32
<PAGE>

administrative and other costs in processing and pursuing the payment of such
late payment, and shall be assessed an additional four percent (4%) charge for
the aforesaid costs of Landlord for each month thereafter until paid in full.
Acceptance by Landlord of a payment, and the cashing of a check, in an amount
less than that which is currently due shall in no way affect Landlord's rights
under this Lease and in no way be an accord and satisfaction. This provision
does not prevent Landlord from declaring the non-payment of Rent when due an
event of default hereunder.

          27.  ESTOPPEL CERTIFICATE

          At any time during the period beginning with the execution of this
Lease and ending with the termination of this Lease, Tenant shall, within ten
(10) business days of the request by Landlord, execute, acknowledge and deliver
to Landlord, any Mortgagee, prospective Mortgagee, Lessor, or any prospective
purchaser of the Property, the Building, or both (as designated by Landlord), or
any prospective purchaser or transferee of the Building an estoppel certificate
in recordable form, or in such other form as Landlord may from time to time
require, evidencing whether or not (a) this Lease is in full force and effect;
(b) this Lease has been amended in any way; (c) Tenant has accepted and is
occupying the Premises; (d) there are any existing defaults on the part of
Landlord hereunder or defenses or offsets against the enforcement of this Lease
to the knowledge of Tenant (specifying the nature of such defaults, defenses or
offsets, if any); (e) the date to which Rent and other amounts due hereunder, if
any, have been paid; and (f) any such other information as may be reasonably
requested by Landlord regarding the Lease. Each certificate delivered pursuant
to this Paragraph may be relied on by Landlord, any prospective purchaser or
transferee of Landlord's interest hereunder, or any Mortgagee or prospective
Mortgagee, or any Lessor.

          28.  SEVERABILITY AND INTERPRETATION

               (a)  If any clause or provision of this Lease shall be deemed
illegal, invalid or unenforceable under present or future laws effective during
the Term, the remainder of this Lease shall not be affected by such illegality,
invalidity or unenforceable, and in lieu of each clause or provision of this
Lease that is illegal, invalid or unenforceable, there shall be added as a part
of this Lease a clause or provision as similar in terms to such illegal, invalid
or unenforceable clause or provision as may be possible and be legal, valid and
enforceable.

               (b)  Should any provisions of this Lease require judicial
interpretation, it is agreed that the court interpreting or construing the same
shall not apply a presumption that the terms of any such provision shall be more
strictly construed against one
<PAGE>

party or the other by reason of the rule of construction that a document is to
be construed most strictly against the party who itself or through its agent
prepared the same, it being agreed that the agents of all parties hereto have
participated in the preparation of this Lease.

          29.  MULTIPLE TENANTS

          If more than one individual or entity comprises and constitutes
Tenant, then all individuals and entities comprising Tenant are and shall be
jointly and severally liable for the due and proper performance of Tenant's
duties and obligations arising under or in connection with this Lease.

          30.  FORCE MAJEURE

          Landlord shall be excused for the period of any delay and shall not be
deemed in default with respect to the performance of any of the terms,
covenants, and conditions of this Lease when prevented from so doing by causes
beyond Landlord's control, which shall include, but not be limited to, all labor
disputes, governmental regulations or controls, fire or other casualty,
inability to obtain any material or services, or acts of God.

          31.  QUIET ENJOYMENT

          So long as Tenant is in full compliance with terms and conditions of
this Lease, Landlord shall warrant and defend Tenant in the quiet enjoyment and
possession of the Premises during the Term against any and all claims made by,
through or under Landlord, subject to the terms of this Lease.

          32.  BROKERAGE COMMISSION; INDEMNITY

          TENANT WARRANTS AND REPRESENTS THAT IT HAS DEALT WITH NO BROKER OR
FINDER IN CONNECTION WITH THIS LEASE EXCEPT FOR KOLL REAL ESTATE SERVICES
COMPANY AND THE EDWARD S. GORDON CO. OF NEW JERSEY, INC. ("BROKERS"). TENANT
AGREES TO DEFEND AND INDEMNIFY LANDLORD AGAINST ANY BROKERAGE CLAIMS RELATED TO
THIS LEASE OTHER THAN BY BROKERS.

          33.  EXCULPATION OF LANDLORD

                                      34
<PAGE>

               Landlord's liability to Tenant with respect to this Lease shall
be limited solely to Landlord's interest in the Building. Neither Landlord, nor
any of the partners of Landlord, nor any officer, director, or shareholder of
Landlord shall have any personal liability whatsoever with respect to this
Lease.

          34.  ORIGINAL INSTRUMENT

          Any number of counterparts of this Lease may be executed, and each
such counterpart shall be deemed to be an original instrument.

          35.  NEW JERSEY LAW

          This Lease has been made under and shall be construed and interpreted
under and in accordance with the laws of the State of New Jersey.

          36.  NO RECORDATION OF LEASE

          Without the prior written consent of Landlord, neither this Lease nor
any memorandum thereof shall be recorded or placed on public record.

          37.  HAZARDOUS WASTES/ENVIRONMENTAL COMPLIANCE

               (a)  Tenant covenants and agrees that Tenant will not store, use,
or dispose of any Hazardous Materials (as hereinafter defined) on or about the
Premises, Building or Property. Tenant further agrees to indemnify and hold
Landlord harmless from and against all claims, costs, liabilities, losses and
damages, including but not limited to reasonable attorneys' fees and costs of
litigation, incurred as a result of a release or threatened release of Hazardous
Materials on the Premises, Building or Property caused by Tenant, its agents,
employees, contractors, invitees or others for which Tenant is legally
responsible. The foregoing indemnification of Landlord by Tenant includes,
without limitation, all costs incurred by or imposed upon Landlord in connection
with any judgments, damages, penalties, fines, liabilities or losses (including,
without limitation, diminution in value of the Premises, damages for the loss or
restriction on use of any space or of any amenity in or around the Building in
which the Premises are located, damages arising from any adverse impact on
marketing of space, and sums paid in settlement of claims, attorneys' fees,
consultant fees and expert fees) or in connection with the investigation of site
conditions or any clean-up, or remedial, removal or restoration work required by
any federal, state or

                                      35
<PAGE>

local governmental agency or political subdivision occurring as a result of the
presence of any Hazardous Material in the Premises caused or permitted by Tenant
or for which Tenant is legally liable. Tenant's obligations under this Paragraph
will survive the termination or early expiration of the Lease. Any default under
this Paragraph 37 shall be a material default enabling Landlord to exercise any
of the remedies set forth in this Lease.

               (b)  Tenant agrees to comply with the provisions of the New
Jersey Industrial Site Recovery Act ("ISRA"), if applicable, or any similar
applicable laws, prior to its termination of any activities in the Premises or
the expiration of the term of this Lease, whichever is earlier. If ISRA is not
applicable, Tenant will use best efforts to obtain a Letter of Nonapplicability
from the New Jersey Department of Environmental Protection by the time stated in
the previous sentence. If in connection with a sale, transfer, or mortgage of
the Real Property by Landlord or other transaction by the Landlord where
Landlord is required or deems it desirable to comply with ISRA, Tenant will
cooperate with Landlord and provide any information reasonably requested by
Landlord to comply with ISRA or to obtain a Letter of Nonapplicability.

               (c)  Landlord shall indemnify and hold harmless Tenant from any
and all claims, liabilities, losses, damages or costs (including, without
limitation, reasonable attorneys' fees) arising out of or related to any and all
Environmental Conditions or Environmental Compliance Liability, except those
caused by Tenant, or its agents, employees, contractors, invitees or others for
whom Tenant is legally responsible, or arising out of Tenant's use of the
Premises.

               (d)  For the purposes of this Lease, the following terms shall
be defined as follows:

                    (i)    "Environmental Conditions" shall mean all
circumstances with respect to soil, surface waters, ground waters, ponds, stream
sediment, air, building materials and similar environmental media, on the
Property that may require remedial action and/or that may result in claims
and/or demands by and/or liabilities to third-parties including, but not limited
to, governmental entities.

                    (ii)   "Environmental Compliance Liability" means any and
all liabilities arising under or related to compliance with any Environmental
Law applicable to the Property or any operations or assets associated with the
Property, including, without limitation, the Premises, which may result in
claims and/or demands by and/or liability to third-parties, including, without
limitation, governmental authorities.

                    (iii)  "Hazardous Materials" means any petroleum, petroleum
products, fuel oil, waste oil, explosives, reactive materials, ignitable
materials, corrosive materials, hazardous chemicals, hazardous waste, hazardous
substances, extremely hazardous

                                      36
<PAGE>

substances, toxic substances, toxic chemicals, radioactive materials,
pollutants, toxic pollutants, herbicides, fungicides, rodenticides,
insecticides, contaminants, or pesticides including, but not limited to, any
other element, compound, mixture, solution or substance which may pose or
present a potential hazard to human health or to the environment, provided that
in each case the foregoing are listed as "hazardous materials" or "hazardous
substances" under Environmental Laws.

                    (iv) "Environmental Laws" means any and all federal, state,
local or municipal written and published laws, rules, orders, regulations,
statutes, ordinances, or codes, or requirements of any governmental authority
relating or imposing standards of liability or standards of conduct concerning
air, water, solid waste, and other environmental, health, safety, building, land
use and local government concerns.

          38.  LEASE BINDING UPON DELIVERY; NO OPTION

          Submission of this Lease for examination and negotiation does not
constitute an option to lease or reservation of space for the Premises. This
Lease shall be effective only when executed by both parties and received by
Landlord. If this Lease has been submitted to Tenant in form already signed by
Landlord, it evidences only Landlord's offer to enter into this Lease on the
exact terms provided as delivered, which offer may be revoked at any time and
which may additionally expire at any certain time established by Landlord in
writing.

          39.  INTENTIONALLY DELETED

          40.  JURISDICTION; SERVICE; WAIVER OF JURY TRIAL

          Tenant hereby consents to the jurisdiction of the courts of the State
of New Jersey or of the United States District Courts of New Jersey. Tenant
hereby waives the requirement of service pursuant to the applicable rules of
such courts, and consents to accept service by certified mail, return receipt
requested, to the address set forth in Paragraph 20(b) above. It is mutually
agreed that Landlord and Tenant hereby waive trial by jury in any action,
proceeding or counterclaim brought by either of the parties hereto against the
other as to any matters arising out of or in any way connected with this Lease.

          41.  TENANT'S FINANCIAL STATEMENTS

          If requested in writing by Landlord, Tenant shall, within ninety (90)
days of the end of each fiscal year of Tenant, deliver to Landlord a current
balance sheet and statement of profit and loss for the preceding year prepared
and reviewed by an independent

                                      37
<PAGE>

certified public accountant in accordance with generally accepted accounting
principal consistently applied.

          IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be
executed under seal, on the day and year first above written.

                                   "TENANT":

                                   IMS AMERICA, LTD., a New Jersey
                                   corporation

                                   By: /s/ Myron E. Holugiak
                                      -------------------------------------
                                      Name: Myron E. Holugiak
                                           --------------------------------
                                      Title: General Manager
                                            -------------------------------

                                    "LANDLORD":

                                   TOWNSEND PROPERTY TRUST
                                   LIMITED PARTNERSHIP, doing
                                   business in New Jersey as TPT Limited
                                   Partnership

                                      By:  DWT ATRIUM. INC., its
                                           general partner

                                      By: /s/[ILLEGIBLE]
                                         ----------------------------------
                                         Name: /s/[ILLEGIBLE]
                                              -----------------------------
                                         Title: Vice President
                                               ----------------------------

                                      38
<PAGE>

                                   EXHIBIT A
                                   ---------

                               SECOND FLOOR PLAN

                                      A-1
<PAGE>

                                  EXHIBIT B
                                  ---------

ALL THAT CERTAIN TRACT, PARCEL AND LOT OF LAND LYING AND BEING SITUATE IN THE
TOWNSHIP OF FRANKLIN, COUNTY OF SOMERSET, STATE OF NEW JERSEY, BEING MORE
PARTICULARLY DESCRIBED AS FOLLOWS:

BEING KNOWN AS BLOCK 468.01, LOT 21.06 AS SHOWN ON A MAP ENTITLED "AMENDED
SECTION TWO OF THE ATRIUM AT SOMERSET, TOWNSHIP OF FRANKLIN, SOMERSET COUNTY,
NEW JERSEY" FILED IN THE SOMERSET COUNTY CLERK'S OFFICE DECEMBER 14, 1983. AS
MAP NUMBER 2067. BEING FURTHER DESCRIBED AS BEGINNING AT A POINT IN THE MOST
SOUTHEASTERLY LINE OF THE WHOLE TRACT OF WHICH THIS IS A PART BEING DISTANT
1050.23 FEET ALONG SAID OUTSIDE LINE ON A COURSE OF NORTH 48 DEGREES 54
MINUTES 40 SECONDS EAST FROM THE MOST SOUTHERLY CORNER OF THE WHOLE TRACT OF
WHICH THIS IS A PART AND CORNER OF THE LANDS OF WORLDS FAIR ASSOCIATES AND
RUNNING; THENCE

1.   ALONG THE NORTHEASTERLY LINE OF LOT 21.08 AS SHOWN ON SAID MAP ON A
COURSE OF NORTH 4.0 DEGREES 51 MINUTES 00 SECONDS WEST A DISTANCE OF 308.94
FEET TO A POINT; THENCE

2.   STILL ALONG SAID LINE OF LOT 21.08 IN A NORTHWESTERLY DIRECTION ALONG A
CURVE TO THE RIGHT HAVING A RADIUS OF 60.00 FEET AN ARC DISTANCE OF 79.54 FEET
TO A POINT; THENCE

3.   ALONG THE SOUTHEASTERLY LINE OF LOT 21.07 AS SHOWN ON SAID MAP ON A COURSE
OF NORTH 48 DEGREES 44 MINUTES 36 SECONDS EAST A DISTANCE OF 115.14 FEET TO A
POINT; THENCE

4.   ALONG THE NORTHEASTERLY LINE OF LOT 21.07 AS SHOWN ON SAID MAP IN A
NORTHWESTERLY DIRECTION ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 60.00
FEET AN ARC DISTANCE OF 30.17 FEET TO A POINT; THENCE

5.   STILL ALONG SAID LINE OF LOT 21.07 IN A NORTHWESTERLY DIRECTION ALONG
A CURVE TO THE RIGHT HAVING A RADIUS OF 40.00 FEET AN ARC DISTANCE OF 31.82
FEET TO A POINT; THENCE

6.   STILL ALONG SAID LINE OF LOT 21.07 ON A COURSE OF NORTH 40 DEGREES
MINUTES 00 SECONDS WEST A DISTANCE OF 319.66 FEET TO A POINT; THENCE

7.   ON A COURSE OF NORTH 48 DEGREES 49 MINUTES 16 SECONDS EAST A
DISTANCE OF 58.43 FEET TO A POINT; THENCE

                                      B-1
<PAGE>

8.   STILL ALONG THE SOUTHEASTERLY LINE OF LOT 21.03 AS SHOWN ON A MAP ENTITLED
"AMENDED SECTION ONE OF THE ATRIUM AT SOMERSET" FILED IN THE SOMERSET COUNTY
CLERK'S OFFICE JUNE 4, 1982 AS MAP NUMBER 1963, ON A COURSE OF NORTH 48 DEGREES
35 MINUTES 40 SECONDS EAST A DISTANCE OF 324.59 FEET TO A POINT; THENCE

9.   STILL ALONG SAID LINE OF LOT 21.03 IN A NORTHERLY DIRECTION ALONG A CURVE
TO THE LEFT HAVING A RADIUS OF 195.00 FEET AN ARC DISTANCE OF 192.08 FEET TO A
POINT; THENCE

10.  STILL ALONG SAID LINE OF LOT 21.03 ON A COURSE OF NORTH 7 DEGREES 50
MINUTES 38 SECONDS WEST A DISTANCE OF 7.40 FEET TO A POINT; THENCE

11.  STILL ALONG SAID LINE OF LOT 21.03 IN A NORTHERLY DIRECTION ALONG A CURVE
TO THE LEFT HAVING A RADIUS OF 35.00 FEET AN ARC DISTANCE OF 48.34 FEET TO A
POINT; THENCE

12.  STILL ALONG A LINE OF LOT 21.03 ON A COURSE OF NORTH 3 DEGREES 00 MINUTES
57 SECONDS EAST A DISTANCE OF 60.00 FEET; THENCE

13.  ALONG THE SOUTHERLY LINE OF LOT 21.04 AS SHOWN ON SAID MAP OF SECTION ONE
IN AN EASTERLY DIRECTION ALONG A CURVE TO THE LEFT HAVING A RADIUS OF 250.00
FEET AN ARC DISTANCE OF 193.82 FEET TO A POINT; THENCE

14.  STILL ALONG SAID LINE OF LOT 21.04 ON A COURSE OF NORTH 48 DEGREES 35
MINUTES 40 SECONDS EAST A DISTANCE OF 175.00 FEET TO A POINT; THENCE

15.  ALONG THE SOUTHWESTERLY LINE OF LOT 21.05 AS SHOWN AS SAID MAP OF SECTION
TWO IN AN EASTERLY DIRECTION ALONG A CURVE TO THE RIGHT HAVING A RADIUS OF
110.00 FEET AN ARC DISTANCE OF 172.79 FEET TO A POINT; THENCE

16.  STILL ALONG SAID LINE OF LOT 21.05 ON A COURSE OF SOUTH 41 DEGREES 24
MINUTES 20 SECONDS EAST A DISTANCE OF 250.00 FEET TO A POINT; THENCE

17.  STILL ALONG SAID LINE OF LOT 21.05 AND THE SOUTHEASTERLY LINE OF LOT
21.09 IN A SOUTHEASTERLY DIRECTION ALONG A CURVE TO THE LEFT HAVING A RADIUS OF
40.00 FEET AN ARC DISTANCE OF 31.82 FEET TO A POINT; THENCE

18.  STILL ALONG SAID LINE OF LOT 21.09 IN A SOUTHEASTERLY DIRECTION ALONG A
CURVE TO THE RIGHT HAVING A RADIUS OF 60.00 FEET AN ARC DISTANCE OF 99.02 FEET
TO A POINT; THENCE

19.  STILL ALONG SAID LINE OF LOT 21.09 SOUTH 55 DEGREES 57 MINUTES ??? SECONDS
EAST A DISTANCE OF 290.11 FEET TO A POINT; THENCE

                                      B-2
<PAGE>

20.  ALONG AN OUTSIDE LINE OF THE WHOLE TRACT OF WHICH THIS IS A PART ON A
COURSE OF SOUTH 15 DEGREES 35 MINUTES 50 SECONDS EAST A DISTANCE OF 97.02 FEET
TO A POINT; THENCE

21.  STILL ALONG AN OUTSIDE LINE OF THE WHOLE TRACT ON A COURSE OF SOUTH 48
DEGREES 37 MINUTES 00 SECONDS WEST A DISTANCE OF 904.26 FEET TO A POINT; THENCE

22.  STILL ALONG AN OUTSIDE LINE OF THE WHOLE TRACT ON A COURSE OF SOUTH 39
DEGREES 47 MINUTES 00 SECONDS EAST A DISTANCE OF 17.16 FEET TO A POINT; THENCE

23.  STILL ALONG AN OUTSIDE LINE OF THE WHOLE TRACT ON A COURSE OF SOUTH 48
DEGREES 54 MINUTES 40 SECONDS WEST A DISTANCE OF 249.51 FEET TO A POINT BEING
THE POINT OR PLACE OF BEGINNING.

TOGETHER WITH AN EASEMENT BEING IDENTIFIED AS FOLLOWS;
TOGETHER WITH AND SUBJECT TO ALL OF THE RIGHT TITLE AND INTEREST OF S/A
ASSOCIATES IN TO AND UNDER THAT CERTAIN DECLARATION OF EASEMENTS DATED APRIL
15, 1982 BY S/A ASSOCIATES RECORDED IN DEED BOOK 1457 PAGE 828 ON APRIL 20,
1982, AS AMENDED BY AMENDMENT TO DECLARATION OF EASEMENTS DATED APRIL 15,
1983 BY S/A ASSOCIATES AND RECORDED IN DEED BOOK 1488 PAGE 315 ON SEPTEMBER
16, 1983

THE ABOVE DESCRIPTION IS IN ACCORDANCE WITH A SURVEY PREPARED BY JOSEPH D.
GREENAWAY, P.L.S. DATED JULY 30, 1996 AND LAST REVISED TO AUGUST 22, 1996.

LOT 21.06, BLOCK 468.1, ON THE OFFICIAL TAX MAP OF FRANKLIN TOWNSHIP
<PAGE>

                                  EXHIBIT "C"
                                  -----------

                             RULES AND REGULATIONS

          1.   Tenant shall not obstruct or encumber or use for any purpose
 other than ingress and egress to and from the Premises any sidewalk, entrance,
 passage, court, elevator, vestibule, stairway, corridor, hall or other part of
 the Building not exclusively occupied by Tenant. Landlord shall have the right
 to control and operate the public portions of the Building and the facilities
 furnished for common use of the tenants, in such manner as Landlord deems best
 for the benefit of the tenants generally. Tenant shall not permit the visit to
 the Premises of persons in such numbers or under such conditions as to
 interfere with the use and enjoyment of the entrances, corridors, elevators and
 other public portions or facilities of the Building by other tenants. Tenant
 shall coordinate in advance with Landlord's property management department all
 deliveries to the Building so that arrangements can be made to minimize such
 interference. Tenant and its employees shall not use any of the parking spaces
 designated for use by visitors only or the roof of the Building except as
 specifically authorized in the Lease.

          2.   Tenant shall not attach, hang or use in connection with any
  window or door of the Premises any drape, blind, shade or screen, without
  Landlord's prior written consent. All awnings, drapes projections, curtains,
  blinds, shades, screens and other fixtures shall be of a quality, type, design
  and color, and attached in a manner, approved in writing by Landlord.

          3.   Tenant shall not place any showcase, mat or other article in
  any part of the exterior of the Premises.

          4.   Tenant shall not use the water fountains, water and wash closets
  and other plumbing fixtures for any purpose other than those for which they
  were constructed, and Tenant shall not place any debris, rubbish, rag or other
  substance therein (including, without limitation, coffee grounds).

          5.   Tenant shall not construct, maintain, use or operate within the
   Premises any electrical device, wiring or apparatus in connection with a loud
   speaker system or other sound system without Landlord's prior written
   consent. Tenant shall not construct, Landlord's prior written consent. Tenant
   shall not construct, maintain, use or operate any such loud speaker or sound
   system outside of its Premises or within such Premises so that the same can
   be heard from outside the Premises.

          6.   Tenant shall not bring any bicycle, vehicle, animal, bird or
   pet of any kind into the Building, except seeing eye or hearing ear dogs for
   handicapped persons

                                      C-1
<PAGE>

visiting the Premises.

     7.   Except as specifically provided to the contrary in the Lease, Tenant
shall not cook or permit any cooking on the Premises, except for microwave
cooking and use of coffee machines by Tenant's employees for their own
consumption. Tenant shall not install any microwave oven or coffee machine in
the Premises without Landlord's prior written approval of such equipment and its
location within the Premises. Tenant shall not cause or permit any unusual or
objectionable odor to be produced upon or permeate from the Premises. Tenant may
construct a kitchen facility in the Demised Premises in accordance with plans
and specifications to be approved by Landlord. Landlord shall have no
responsibility for cleaning or maintaining any such kitchen facility, and Tenant
shall maintain same in accordance with the terms of the Lease and this Exhibit
"C".

     8.   Tenant shall not make any unseemly or disturbing noise or disturb or
interfere with occupants of the Building.

     9.   Tenant shall not place on any floor a load exceeding the floor load
per square foot which such floor was designed to carry. Landlord shall have the
right to prescribe the weight, position and manner of installation of safes and
other heavy equipment and fixtures. Landlord shall have the right to repair at
Tenant's expense any damage to the Premises or the Building caused by Tenant's
moving property into or out of the Premises or due to the same being in or upon
the Premises or to require Tenant to do the same. Tenant shall not receive into
the Building or carry in the elevators any furniture, equipment or bulky item
except as approved by Landlord, and any such furniture, equipment and bulky item
shall be delivered only through the designated delivery entrance of the Building
and the designated freight elevator. Tenant shall remove promptly from any
sidewalk adjacent to the Building any furniture, furnishing, equipment or other
material there delivered or deposited for Tenant.

     10.  Landlord shall at all times have the right to retain and use keys to
the Premises and to all locks or bolts to or within the Premises. Tenant shall
not place additional locks or bolts of any kind on any of the doors or windows,
and shall not make any change in any existing lock or locking mechanism therein,
without Landlord's prior written approval. Tenant shall keep doors leading to a
corridor or main hall closed during Business Hours except as such doors may be
used for ingress or egress. Tenant shall, upon the termination of its tenancy,
restore to Landlord all keys of the Premises, stores, offices, storage and
toilet rooms either furnished to, or otherwise procured by, Tenant, and in the
event of the loss of any keys so furnished, Tenant shall pay the replacement
cost thereof. Tenant's key system shall be consistent with that for the rest of
the Building.

     11.  Tenant shall not install or operate in the Premises any electrically
operated equipment or machinery that operates on greater than 110 volt power
without

                                      C-2
<PAGE>

obtaining the prior written consent of Landlord. Landlord may condition such
consent upon Tenant's payment of additional rent in compensation for the excess
consumption of electricity or other utilities and for the cost of any
additional wiring or apparatus that may be occasioned by the operation of such
equipment or machinery. Tenant shall not install any equipment of any type or
nature that will or may necessitate any changes, replacements or additions to,
or changes in the use of, the water system, heating system, plumbing system,
air-conditioning system or electrical system of the Premises or the Building,
without obtaining Landlord's prior written consent, which consent may be granted
or withheld in Landlord's sole and absolute discretion. If any machine or
equipment of Tenant causes noise or vibration that may be transmitted to such a
degree as to be objectionable to Landlord or any tenant in the Building, then
Landlord shall have the right to install at Tenant's expense vibration
eliminators or other devices sufficient to reduce such noise and vibration to a
level satisfactory to Landlord or to require Tenant to do the same.

     12.  Landlord reserves the right to exclude from the Building at all times
any person who does not properly identify himself to the Building management or
watchman on duty. Landlord may require all persons admitted to or leaving the
Building to register.

     13.  Tenant shall not permit or encourage any loitering in or about the
Premises and shall not use or permit the use of the Premises for lodging or
sleeping.

     14.  Tenant, before closing and leaving the Premises at any time, shall see
that all windows are closed and all lights and equipment are turned off,
including, without limitation, coffee machines.

     15.  Tenant shall not request Landlord's employees to perform an work or do
anything outside of such employees' regular duties without Landlord's prior
written consent. Tenant's special requirements will be amended to only upon
application to Landlord, and any such special requirements shall be billed to
Tenant in accordance with the schedule of charges maintained by Landlord from
time to time or as is agreed upon in writing in advance by Landlord and Tenant.
Tenant shall not employ any of Landlord's employees for any purpose whatsoever
without Landlord's prior written consent.

     16.  Canvassing, soliciting and peddling in the Building are prohibited and
Tenant shall cooperate to prevent the same.

     17.  There shall not be used in any space, or in the public halls of the
Building, either by any tenant or by jobbers or others in the delivery or
receipt of merchandise, any hand trucks, except those equipped with rubber tires
and side guards. Tenant shall be responsible for any loss or damage resulting
from any deliveries made by or for Tenant.

                                      C-3
<PAGE>

          18.  Drapes (whether installed by Landlord or Tenant) which are
visible, from the exterior of the Building, shall be cleaned by Tenant at least
once a year, without notice from Landlord, at Tenant's own expense.

          19.  Tenant shall not install or permit the installation of any wiring
for any purpose on the exterior of the Premises.

          20.  Tenant acknowledges that it is Landlord's intention that the
Building be operated in a manner which is consistent with the highest standards
of cleanliness, decency and morals in the community which it serves. Toward that
end, Tenant shall not sell, distribute, display or offer for sale any item
which, in Landlord's judgment, is inconsistent with the quality of operation of
the Building or may tend to impose or-detract from the moral character or image
of the Building. Tenant shall not use the Premises for any immoral or illegal
purpose.

          21.  Unless otherwise expressly provided in the Lease, Tenant shall
not use, occupy or permit any portion of the Premises to be used or occupied for
the storage, manufacture, or sale of liquor.

          22.  Tenant shall purchase or contract for waxing, rug shampooing,
Venetian blind washing, interior glass washing, furniture polishing, janitorial
work, removal of any garbage from any dining or eating facility or for towel
service in the Premises, only from contractors, companies or persons approved by
Landlord.

          23.  Tenant shall not remove, alter or replace the ceiling
light diffusers in any portion the Premises without the prior written consent of
Landlord.

          24.  Tenant shah not purchase spring water, ice, coffee, soft drinks,
towels, or other merchandise or services from any company or person whose
repeated violation of Building regulations has caused, in Landlord's opinion, a
hazard or nuisance to the Building and/or its occupants.

          25.  Tenant shall not place or permit the placement of any vending or
dispensing machines of any kind in or about the Premises without Landlord's
prior written consent. Landlord hereby consents to the placement of five (5)
vending machines in the area designated as the lunchroom of the Premises to be
used by Tenant's employees.

          26.  Landlord may, upon request of Tenant, waive Tenant's compliance
with any of the rules, provided that (a) no waiver shall be effective unless
signed by Landlord, (b) no waiver shall relieve Tenant from the obligation to
comply with such rule in the future unless otherwise agreed in writing by
Landlord, (c) no waiver granted to any tenant shall relieve any other tenant
from the obligation of complying with these rules and

                                      C-4
<PAGE>

regulations, and (d) no waiver shall relieve Tenant from any liability for any
loss or damage resulting from Tenant's failure to comply with any rule.

          27.  In any instance under these rules and regulations where Tenant is
required to obtain Landlord's consent or approval, said consent or approval
shall not be unreasonably withheld, conditioned or delayed.

          28.  In the event of any inconsistencies between these rules and
regulations and the terms and conditions of the Lease, the terms and conditions
of the Lease shall govern and control.

                                      C-5
<PAGE>

                                  EXHIBIT "D"
                                  -----------

                            CLEANING SPECIFICATIONS

                  JANITORIAL SERVICES - MONDAY THROUGH FRIDAY

                               DAY HOURS - DAILY

Lavatories - Replenish paper stock and keep neat, sanitary, clean and orderly.

Water Coolers - Damp wipe with disinfectant and water.

General Office Area - Damp mop spots and spills as required.

Walls and Columns - Spot clean daily as required.

Torpedo Cans - Change liners twice a week and empty cans daily.

NIGHTLY JANITORIAL CLEANING

Clean sink and countertops in pantries.
Damp mop tile floors.
Empty waste paper baskets.
Clean laminated countertops in utility room.
Spot clean walls as required.
Clean water fountains.
Vacuum rugs and spot clean as required.
Wash and clean lavatories.

WEEKLY

Low dust all horizontal surfaces.

MONTHLY

Clean and buff vinyl tile floors.
High dust all horizontal surfaces.

                                      D-1
<PAGE>

QUARTERLY

Clean windows in Premises inside and out.

ANNUAL

Shampoo all carpets in Premises and common areas.

                                      D-2

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