Document:

Exhibit 10.6

 Exhibit 10.6 

LEASE 
 BETWEEN 

THE IRVINE COMPANY LLC 

AND 
 LOMBARD MEDICAL
TECHNOLOGIES, INC. 

 LEASE 

(Short Form) 
 THIS LEASE
is made as of the 2 day of August, 2013, by and between THE IRVINE COMPANY LLC, a Delaware limited liability company, hereafter called “Landlord,” and LOMBARD MEDICAL TECHNOLOGIES, INC., a Delaware corporation, hereafter
called “Tenant.” 
 ARTICLE 1. BASIC LEASE PROVISIONS 

Each reference in this Lease to the “Basic Lease Provisions” shall mean and refer to the following collective terms,
the application of which shall be governed by the provisions in the remaining Articles of this Lease. 
  

					
	1.	  	Tenant’s Trade Name:	  	N/A
			
	2.	  	Premises:	  	Suite No. 260(The Premises are more particularly described in Section 2.1)
			
		  	Address of Building:	  	15420 Laguna Canyon Road, Irvine, CA 92618
			
		  	Project Description:	  	Discovery Business Center (as shown on Exhibit Y to this Lease)
			
	3.	  	Use of Premises:	  	General office and for no other use.
			
	4.	  	Estimated Commencement Date:	  	10 weeks following the date of this Lease.
			
	5.	  	Lease Term:	  	60 months, plus such additional days as may be required to cause this Lease to expire on the final day of the calendar month.
			
	6.	  	Basic Rent:	  	

  

									
	Months of
Term or
Period	 	Monthly Rate Per Rentable
Square Foot	 	 	Monthly Basic Rent
(rounded to the nearest
dollar)	 
	1 to 12	 	$	1.20	  	 	$	5,018.00	  
	13 to 24	 	$	1.25	  	 	$	5,228.00	  
	25 to 36	 	$	1.31	  	 	$	5,478.00	  
	37 to 48	 	$	1.37	  	 	$	5,729.00	  
	49 to 60	 	$	1.43	  	 	$	5,980.00	  

 Notwithstanding the above schedule of Basic Rent to the contrary, as long as Tenant is not in material monetary
Default after receipt of notice and the 

 
expiration of all applicable cure periods (as defined in Section 14.1) under this Lease, Tenant shall be entitled to an abatement of 3 full calendar months of Basic Rent in the aggregate
amount of $15,054.00 (the “Abated Basic Rent”) for first 3 calendar months of the initial Term (i.e. $5,018.00 for each month) (the “Abatement Period”). In the event Tenant Defaults after receipt of notice thereof
and the expiration of all applicable cure periods at any time during the Term, all Abated Basic Rent shall immediately become due and payable. The payment by Tenant of the Abated Basic Rent in the event of a Default shall not limit or affect any of
Landlord’s other rights, pursuant to this Lease or at law or in equity. Only Basic Rent shall be abated during the Abatement Period and all other additional rent and other costs and charges specified in this Lease shall remain as due and
payable pursuant to the provisions of this Lease. 
  

					
	7.	  	Expense Recovery Period:	  	Every twelve month period during the Term (or portion thereof during the first and last Lease years) ending June 30.
			
	8.	  	Floor Area of Premises:	  	approximately 4,182 rentable square feet (Landlord and Tenant stipulate and agree that the Floor Area of Premises is correct).
			
		  	Floor Area of Building:	  	approximately 54,720 rentable square feet
			
	9.	  	Security Deposit:	  	$6,578.00
			
	10.	  	Broker(s):	  	Irvine Realty Company (“Landlord’s Broker”) and Jones Lang LaSalle (“Tenant’s Broker”)
			
	11.	  	Parking:	  	14 parking spaces in accordance with the provisions set forth in Exhibit F to this Lease.
		
	12.	  	Address for Payments and Notices:

  

			
	LANDLORD	  	TENANT
		
	 Payment Address:
  

THE IRVINE COMPANY LLC
 Department #1491

Los Angeles, CA 90084-1491
  

Notice Address:
  

THE IRVINE COMPANY LLC
 550 Newport Center Drive

Newport Beach, CA 92660
 Attn: Senior Vice President,

Property Operations
 Irvine Office
Properties
  
 with a copy of notices to:
	  	 LOMBARD MEDICAL TECHNOLOGIES, INC.
 15420 Laguna
Canyon Road. Suite 260
 Irvine, CA 92618

		
	 THE IRVINE COMPANY LLC
 550 Newport Center
Drive
 Newport Beach, CA 92660
 Attn: Vice President
Operations
            Irvine Office Properties,

           Technology Portfolio
	  	

  
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 LIST OF LEASE EXHIBITS (Ail exhibits, riders and addenda attached to this Lease are hereby incorporated
into and made a part of this Lease): 
  

			
	Exhibit A	  	Description of Premises
	Exhibit B	  	Operating Expenses
	Exhibit C	  	Utilities and Services
	Exhibit D	  	Tenant’s Insurance
	Exhibit E	  	Rules and Regulations
	Exhibit F	  	Parking
	Exhibit G	  	Additional Provisions
	Exhibit H	  	Landlord’s Disclosures
	Exhibit X	  	Work Letter
	Exhibit Y	  	Project Description

  
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 ARTICLE 2. PREMISES 

2.1. LEASED PREMISES. Landlord leases to Tenant and Tenant leases from Landlord the Premises shown in Exhibit A (the
“Premises”), containing approximately the floor area set forth in Item 8 of the Basic Lease Provisions (the “Floor Area”). The Premises are located in the building identified in Item 2 of the Basic Lease
Provisions (the “Building”), which is a portion of the project described in Item 2 (the “Project”). 
 2.2.
ACCEPTANCE OF PREMISES. Tenant acknowledges that neither Landlord nor any representative of Landlord has made any representation or warranty with respect to the Premises, the Building or the Project or the suitability or fitness of either for any
purpose, except as set forth in this Lease. Tenant acknowledges that the flooring materials which may be installed within portions of the Premises located on the ground floor of the Building may be limited by the moisture content of the Building
slab and underlying soils. The taking of possession or use of the Premises by Tenant for any purpose other than construction shall conclusively establish that the Premises and the Building were in satisfactory condition and in conformity with the
provisions of this Lease in all respects, except for those matters which Tenant shall have brought to Landlord’s attention on a written punch list. The punch list shall be limited to the “Tenant Improvements” required to be
accomplished by Landlord under the Work Letter attached as Exhibit X to this Lease, and shall be delivered to Landlord within 30 days after the Commencement Date (as defined herein). Nothing contained in this Section 2.2 shall affect the
commencement of the Term or the obligation of Tenant to pay rent. Landlord shall diligently complete all punch list items of which it is notified as provided above. 

ARTICLE 3. TERM 

3.1. GENERAL. The term of this Lease (“Term”) shall be for the period shown in Item 5 of the Basic Lease
Provisions. The Term shall commence (“Commencement Date”) on the earlier of (a) the date the Premises are deemed “ready for occupancy” (as hereinafter defined) and possession thereof is delivered to Tenant, or (b) the
date Tenant commences its regular business activities within the Premises. Promptly following request by Landlord, the parties shall memorialize on a form provided by Landlord (the “Commencement Memorandum”) the actual Commencement Date
and the expiration date (“Expiration Date”) of this Lease; should Tenant fail to execute and return the Commencement Memorandum to Landlord within 5 business days (or provide specific written objections thereto within that period), then
Landlord’s determination of the Commencement and Expiration Dates as set forth in the Commencement Memorandum shall be conclusive. The Premises shall be deemed “ready for occupancy” when Landlord, to the extent applicable, has
substantially completed all the work required to be completed by Landlord pursuant to the Work Letter (if any) attached to this Lease but for minor punch list matters, and has obtained the requisite governmental approvals for Tenant’s occupancy
in connection with such work. 
 3.2. DELAY IN POSSESSION. If Landlord, for any reason whatsoever, cannot deliver
possession of the Premises to Tenant on or before the Estimated Commencement Date set forth in item 4 of the Basic Lease Provisions, this Lease shall not be void or voidable nor shall Landlord be liable to Tenant for any resulting loss or damage.
However, Tenant shall not be liable for any rent until the Commencement Date occurs as provided in Section 3.1 above, except  

  
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that if Landlord’s failure to substantially complete all work required of Landlord pursuant to Section 3.1 above is attributable to any action or inaction by Tenant (including without
limitation any Tenant Delay described in the Work Letter, if any, attached to this Lease), then the Premises shall be deemed ready for occupancy, and Landlord shall be entitled to full performance by Tenant (including the payment of rent), as of the
date Landlord would have been able to substantially complete such work and deliver the Premises to Tenant but for Tenant’s delay(s). 

ARTICLE 4. RENT AND OPERATING EXPENSES 

4.1. BASIC RENT. From and after the Commencement Date, Tenant shall pay to Landlord without deduction or offset a Basic Rent for
the Premises in the total amount shown (including subsequent adjustments, if any) in Item 6 of the Basic Lease Provisions (the “Basic Rent”). If the Commencement Date is other than the first day of a calendar month, any rental
adjustment shown in Item 6 shall be deemed to occur on the first day of the next calendar month following the specified monthly anniversary of the Commencement Date. The Basic Rent shall be due and payable in advance commencing on the
Commencement Date and continuing thereafter on the first day of each successive calendar month of the Term, as prorated for any partial month. No demand, notice or invoice shall be required. An installment in the amount of 1 full month’s Basic
Rent at the initial rate specified in Item 6 of the Basic Lease Provisions shall be delivered to Landlord concurrently with Tenant’s execution of this Lease. 

4.2. OPERATING EXPENSES. Tenant shall pay Tenant’s Share of Operating Expenses in accordance with Exhibit B of this
Lease. 
 4.3. SECURITY DEPOSIT. Concurrently with Tenants delivery of this Lease, Tenant shall deposit with Landlord
the sum, if any, stated in Item 9 of the Basic Lease Provisions (the “Security Deposit”), to be held by Landlord as security for the full and faithful performance of Tenant’s obligations under this Lease, to pay any rental
sums, including without limitation such additional rent as may be owing under any provision hereof, and to maintain the Premises as required by this Lease. Upon any breach of the foregoing obligations by Tenant, Landlord may apply all or part of the
Security Deposit as full or partial compensation. If any portion of the Security Deposit is so applied, Tenant shall within 5 days after written demand by Landlord deposit cash with Landlord in an amount sufficient to restore the Security Deposit to
its original amount. Landlord shall not be required to keep the Security Deposit separate from its general funds, and Tenant shall not be entitled to interest on the Security Deposit. In no event may Tenant utilize all or any portion of the Security
Deposit as a payment toward any rental sum due under this Lease. Any unapplied balance of the Security Deposit shall be returned to Tenant or, at Landlord’s option, to the last assignee of Tenant’s interest in this Lease within 30 days
following the termination of this Lease and Tenant’s vacation of the Premises. Tenant hereby waives the provisions of Section 1950.7 of the California Civil Code, or any similar or successor laws now or hereafter in effect. 

ARTICLE 5. USES 

5.1. USE. Tenant shall use the Premises only for the purposes stated in Item 3 of the Basic Lease Provisions and for no
other use whatsoever. Tenant shall not do or permit anything to be done in or about the Premises which will in any way interfere with the rights or quiet  

  
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enjoyment of other occupants of the Building or the Project, or use or allow the Premises to be used for any unlawful purpose, nor shall Tenant permit any nuisance in the Premises or the Project.
Tenant shall comply at its expense with all present and future laws, ordinances and requirements of all governmental authorities that pertain to Tenant or its use of the Premises, and with all energy usage reporting requirements of Landlord. As of
the date of this Lease, there has been no inspection of the Building and Project by a Certified Access Specialist as referenced in Section 1938 of the California Civil Code. 

5.2. SIGNS. Except for Landlord’s standard suite signage identifying Tenant’s name and/or logo, Tenant shall have no
right to maintain signs in any location in, on or about the Premises, the Building or the Project and shall not place or erect any signs that are visible from the exterior of the Building. The size, design, graphics, material, style, color and other
physical aspects of any permitted sign shall be subject to Landlord’s written determination, as determined solely by Landlord, prior to installation, that signage is in compliance with any covenants, conditions or restrictions encumbering the
Premises and Landlord’s signage program for the Project, as in effect from time to time and approved by the City in which the Premises are located (“Signage Criteria”). Prior to placing or erecting any such signs, Tenant shall obtain
and deliver to Landlord a copy of any applicable municipal or other governmental permits and approvals, except to Landlord’s standard suite signage. Tenant shall be responsible for all costs of any permitted sign, including, without limitation,
the fabrication, installation, maintenance and removal thereof and the cost of any permits therefor, except that Landlord shall pay for the initial installation costs only of the standard suite and lobby directory signage. If Tenant fails to
maintain its sign in good condition, or if Tenant fails to remove same upon termination of this Lease and repair and restore any damage caused by the sign or its removal, Landlord may do so at Tenant’s expense. Landlord shall have the right to
temporarily remove any signs in connection with any repairs or maintenance in or upon the Building. The term “sign” as used in this Section shall include all signs, designs, monuments, displays, advertising materials, logos, banners,
projected images, pennants, decals, pictures, notices, lettering, numerals or graphics. 
 5.3. HAZARDOUS MATERIALS.
Tenant shall not generate, handle, store or dispose of hazardous or toxic materials (as such materials may be identified in any federal, state or local law or regulation) (“Hazardous Materials” herein) in the Premises or Project
without the prior written consent of Landlord. Tenant acknowledges that it has read, and understands the provisions of Exhibit H to this Lease, Except as disclosed in Exhibit H (and/or as may otherwise be disclosed to Tenant in writing), Landlord
warrants that, to “Landlord’s knowledge” (as hereinafter defined), there are no Hazardous Materials in or about the Premises as of the date of this Lease which are in violation of any applicable federal, state or local law, ordinance
or regulation. As used herein, “Landlord’s knowledge” shall mean the actual knowledge, without duty of inquiry or investigation, of the current employees or authorized agents of Landlord responsible for Hazardous Materials compliance
matters. 
 ARTICLE 6. LANDLORD SERVICES 

6.1. UTILITIES AND SERVICES. Landlord and Tenant shall be responsible to furnish those utilities and services to the Premises to the
extent provided in Exhibit C, subject to the conditions and payment obligations and standards set forth in this Lease. Landlord’s failure to furnish, or any interruption, diminishment or termination of, services due to the application of

  
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laws, the failure of any equipment, the performance of repairs, improvements or alterations, utility interruptions or the occurrence of an event of force majeure (defined in Section 20.8)
shall not render Landlord liable to Tenant, constitute a constructive eviction of Tenant, give rise to an abatement of Rent, nor relieve Tenant from the obligation to fulfill any covenant or agreement, except that Landlord shall diligently attempt
to restore the service or utility promptly. However, if the Premises, or a material portion of the Premises, are made untenantable for a period in excess of 5 consecutive business days as a result of a service interruption that is reasonably within
the control of Landlord to correct and through no fault of Tenant and for reasons other than as contemplated in Article 11, then Tenant, as its sole remedy, shall be entitled to receive an abatement of Rent payable hereunder during the period
beginning on the 6th consecutive business day of the service interruption and ending on the day the service has been restored. Tenant shall comply with all rules and regulations which Landlord may reasonably establish for the provision of services
and utilities, and shall cooperate with all reasonable conservation practices established by Landlord. Landlord shall at all reasonable times, upon reasonable advanced notice and during normal business hours (except in the case of emergency when no
advance notice shall be required), have free access to all electrical and mechanical installations of Landlord. 
 6.2. OPERATION
AND MAINTENANCE OF COMMON AREAS. During the Term, Landlord shall operate and maintain all Common Areas within the Building and the Project in a good condition and repair. The term “Common Areas’ shall mean all areas within the
Building, Project and other buildings in the Project which are not held for exclusive use by persons entitled to occupy space. 

6.3. USE OF COMMON AREAS. The occupancy by Tenant of the Premises shall include the use of the Common Areas in common with
Landlord and with all others for whose convenience and use the Common Areas may be provided by Landlord, subject, however, to compliance with reasonable and nondiscriminatory Rules and Regulations described in Article 17 below, Landlord shall at all
times during the Term have exclusive control of the Common Areas, and may restrain or permit any use or occupancy, except as otherwise provided in this Lease or in Landlord’s Rules and Regulations. Landlord may temporarily close any portion of
the Common Areas for repairs, remodeling and/or alterations, to prevent a public dedication or the accrual of prescriptive rights, or for any other reasonable purpose. 

ARTICLE 7. REPAIRS AND MAINTENANCE 

7.1. TENANT’S MAINTENANCE AND REPAIR. Subject to Articles 11 and 12, Tenant at its sole expense shall make all repairs necessary
to keep the Premises and all improvements and fixtures therein in good condition and repair, excepting ordinary wear and tear. Tenant’s maintenance obligation shall include without limitation all appliances, interior glass, doors, door
closures, hardware, fixtures, electrical, plumbing, fire extinguisher equipment and other equipment installed in the Premises, together with any supplemental HVAC equipment servicing only the Premises. To the extent that the exercise of
Tenant’s maintenance and repair obligations relate to any items included in the Tenant Improvements covered by a then current warranty provided by Landlord’s contractor for such items, Landlord hereby agrees to reasonably cooperate with
Tenant in exercising such applicable warranty rights in connection with Tenant’s maintenance and repair obligations. Alternatively, should Landlord or its 

  
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management agent agree to make a repair on behalf of Tenant and at Tenant’s request, Tenant shall promptly reimburse Landlord as additional rent for all reasonable costs incurred (including
the standard supervision fee) upon submission of an invoice, 
 7.2. LANDLORD’S MAINTENANCE AND REPAIR. Subject to Articles 11
and 12, Landlord shall provide service, maintenance and repair with respect to the heating, ventilating and air conditioning (“HVAC”) equipment of the Building (exclusive of any supplemental HVAC equipment servicing only the Premises) and
shall maintain in good repair the Common Areas, roof, foundations, footings, the exterior surfaces of the exterior walls of the Building (including exterior glass), and the structural, electrical, mechanical and plumbing systems of the Building
(including elevators, if any, serving the Building), except to the extent provided in Section 7.1 above. Notwithstanding any provision of the California Civil Code or any similar or successor laws to the contrary, Tenant understands that it
shall not make repairs at Landlord’s expense or by rental offset. Except as provided in Section 11.1 and Article 12 below, there shall be no abatement of rent and no liability of Landlord by reason of any injury to or interference with
Tenant’s business arising from the making of any repairs, alterations or improvements to any portion of the Building, including repairs to the Premises, nor shall any related activity by Landlord constitute an actual or constructive eviction;
provided, however that in making repairs, alterations or improvements, Landlord shall interfere as little as reasonable practicable with the conduct of Tenant’s business in the Premises. Tenant hereby waives any and all rights under and
benefits of subsection 1 of Section 1932, and Sections 1941 and 1942 of the California Civil Code, or any similar or successor laws now or hereafter in effect. 

7.3. ALTERATIONS. Except for cosmetic alteration projects that do not exceed $25,000.00 in aggregate cost during the Term and that
satisfy the criteria in the next following sentence (which work shall require notice to Landlord but not Landlord’s consent), Tenant shall make no alterations, additions, decorations, or improvements (collectively referred to as
“Alterations”) to the Premises without the prior written consent of Landlord. For all Alterations that require the prior written consent of Landlord, Landlord’s consent shall not be unreasonably withheld, conditioned or delayed as
long as the proposed Alterations do not affect the structural, electrical or mechanical components or systems of the Building, are not visible from the exterior of the Premises, do not change the basic floor plan of the Premises, and utilize only
Landlord’s building standard materials (“Standard Improvements”). For all Alterations that require the prior written consent of Landlord, Landlord may impose, as a condition to its consent, any requirements that Landlord in its
discretion may deem reasonable or desirable; provided that, for projects that do not exceed $50,000.00, Landlord shall not require Tenant to post a lien or completion bond. Without limiting the generality of the foregoing, Tenant shall use
Landlord’s designated mechanical and electrical contractors for all Alterations work affecting the mechanical or electrical systems of the Building. Should Tenant perform any Alterations work that would necessitate any ancillary Building
modification or other expenditure by Landlord, then Tenant shall promptly fund the cost thereof to Landlord. Tenant shall obtain all required permits for the Alterations and shall perform the work in compliance with all applicable laws, regulations
and ordinances with contractors reasonably acceptable to Landlord, and except for cosmetic Alterations not requiring a permit, Landlord shall be entitled to a supervision fee in the amount of 5% of the cost of the Alterations. Landlord may elect to
cause its architect to review Tenant’s architectural plans, and the reasonable cost of that review shall be reimbursed by Tenant. Should the Alterations proposed by Tenant and consented to by Landlord change the

  
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floor plan of the Premises, then Tenant shall, at its expense, furnish Landlord with as-built drawings and CAD disks compatible with Landlord’s systems. Unless Landlord otherwise agrees in
writing, all Alterations affixed to the Premises, including without limitation all Tenant Improvements constructed pursuant to the Work Letter (except as otherwise provided in the Work Letter), but excluding moveable trade fixtures, furniture,
office/telephone equipment, computers, and other personal property, shall become the property of Landlord and shall be surrendered with the Premises at the end of the Term, except that Landlord may, by notice to Tenant given at least 30 days prior
to the Expiration Date, require Tenant to remove by the Expiration Date, or sooner termination date of this Lease, all or any Alterations (including without limitation all telephone and data cabling) installed either by Tenant or by Landlord at
Tenant’s request (collectively, the “Required Removables”), and to replace any non-Standard Improvements with the applicable Standard Improvements. Tenant, at the time it requests approval for a proposed Alteration, may request in
writing that Landlord advise Tenant whether the Alteration or any portion thereof, is a Required Removable. Within 10 days after receipt of Tenant’s request, Landlord shall advise Tenant in writing as to which portions of the subject
Alterations are Required Removables. If Landlord fails to respond to any request for consent within the 10 day period set forth in the preceding sentence, Tenant shall have the right to provide Landlord with a second request for consent.
Tenant’s second request for consent must specifically state that Landlord’s failure to respond within a period of 5 business days shall be deemed to be an approval by Landlord. In connection with its removal of Required Removables, Tenant
shall repair any damage to the Premises arising from that removal and shall restore the affected area to its pre-existing condition, reasonable wear and tear excepted. 

7.4. MECHANIC’S LIENS. Tenant shall keep the Premises free from any liens arising out of any work performed, materials
furnished, or obligations incurred by or for Tenant. In the event that Tenant shall not, within 20 days following delivery by Landlord of written notice of the imposition of any lien, cause the lien to be released of record by payment or posting of
a proper bond in accordance with California Civil Code Section 8424 or any successor statute, Landlord shall have, in addition to all other available remedies, the right to cause the lien to be released by any means it deems proper, including
payment of or defense against the claim giving rise to the lien. All expenses so incurred by Landlord shall be reimbursed by Tenant within 30 days following Landlord’s demand. Tenant shall give Landlord no less than 20 days’ prior notice
in writing before commencing construction of any kind on the Premises. 
 7.5. ENTRY AND INSPECTION. Landlord shall at
all reasonable times, upon at least 24 hours advance, written or verbal notice, except in emergencies or to provide Building services,(when no notice shall be required), have the right to enter the Premises to inspect them, to supply services in
accordance with this Lease, to make repairs and renovations as reasonably deemed necessary by Landlord, and to submit the Premises to prospective or actual purchasers or encumbrance holders (or, during the final twelve months of the Term or when an
uncured Default exists, to prospective tenants), all without being deemed to have caused an eviction of Tenant and without abatement of rent except as provided elsewhere in this Lease. Landlord shall use reasonable efforts to minimize any
interference with Tenant’s use of the Premises. 

  
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 ARTICLE 8. SPACE PLANNING AND SUBSTITUTION 

Landlord shall have the right, upon providing not less than 90 days prior written notice, to move Tenant to other space of comparable size in
the Building or in the Project. The new space shall be provided with improvements of comparable or better quality to those within the Premises and shall contain similar or better finishes as the Premises, approximately the same or more rentable
square footage as the Premises and approximately the same or more number of work stations, offices, breakrooms and reception areas as are contained in the Premises as of the date Tenant receives Landlord’s notice of relocation. The total
monthly Basic Rent for the new space shall in no event exceed the total monthly Basic Rent for the Premises prior to the relocation and Tenant’s Share for the new space shall in no event exceed Tenant’s Share for the Premises prior to the
relocation. Landlord shall pay the reasonable out-of-pocket costs to relocate and reconnect all of Tenant’s personal property and equipment within the new space, including, but not limited to, all telecommunications and audio/visual equipment.
Landlord shall also reimburse Tenant for such other reasonable out-of-pocket costs that Tenant may incur in connection with the relocation. Within 10 days following request by Landlord, Tenant shall execute an amendment to this Lease prepared by
Landlord to memorialize the relocation. Notwithstanding the foregoing, if the new space is not acceptable to Tenant for any reason, then Tenant may, by written notice to Landlord given not later than 15 days following Landlord’s original 90-day
notice to Tenant, elect to terminate this Lease (such termination to be effective 90 days following such notice to Landlord). 
 ARTICLE
9. ASSIGNMENT AND SUBLETTING 
 (a) Tenant shall not, directly or indirectly, assign, sublease, transfer or encumber any interest in
this Lease or allow any third party to use any portion of the Premises (collectively or individually, a “Transfer”) without the prior written consent of Landlord, which consent shall not be unreasonably withheld if Landlord does not
exercise its recapture rights. Tenant agrees that it is not unreasonable for Landlord to withhold consent to a Transfer to a proposed assignee or subtenant who is an existing tenant or occupant of the Building or Project or to a prospective tenant
with whom Landlord or Landlord’s affiliate has been actively negotiating. Any attempted Transfer in violation of this Article shall be a Default by Tenant and shall, at Landlord’s option, be void. Within 30 days after receipt of executed
copies of the transfer documentation and such other information as Landlord may request, Landlord shall either: (a) consent to the Transfer by execution of a consent agreement in a form reasonably designated by Landlord; (b) refuse to
consent to the Transfer; or (c) recapture the portion of the Premises that Tenant is proposing to Transfer. Tenant hereby waives the provisions of Section 1995.310 of the California Civil Code, or any similar or successor Laws, now or
hereinafter in effect, and all other remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted under all applicable laws, on behalf of the proposed transferee. In no
event shall any Transfer release or relieve Tenant from any obligation under this Lease, as same may be amended. Tenant shall pay Landlord a review fee of $1,000.00 for Landlord’s review of any requested Transfer. Tenant shall pay Landlord, as
additional Rent, 50% of all rent and other consideration which Tenant receives as a result of a Transfer that is in excess of the Rent payable to Landlord for the portion of the Premises and Term covered by the Transfer. Tenant may deduct from the
excess all reasonable and customary expenses directly incurred by Tenant attributable to the Transfer, including brokerage fees, marketing expenses, legal fees and constructions costs. If Tenant is in Default, Landlord may require that all sublease
payments be made directly to Landlord, in which case Tenant shall receive a credit against Rent in the amount of Tenant’s share of payments received by Landlord. 

  
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 (b) Notwithstanding the foregoing, Tenant may assign this Lease to a successor to Tenant by
merger, consolidation or the purchase of substantially all of Tenant’s assets, or assign this Lease or sublet all or a portion of the Premises to an Affiliate (defined below), without the consent of Landlord, provided that all of the following
conditions are satisfied (a “Permitted Transfer”): (i) Tenant is not then in Default hereunder; (ii) Tenant gives Landlord written notice prior to such Permitted Transfer; and (iii) the successor entity resulting from
any merger or consolidation of Tenant or the sale of all or substantially all of the assets or ownership interests of Tenant, has a net worth at the time of the Permitted Transfer that is at least equal to the net worth of Tenant immediately before
the Permitted Transfer. “Affiliate” shall mean an entity controlled by, controlling or under common control with Tenant. 

ARTICLE 10. INSURANCE AND INDEMNITY 

10.1. TENANT’S INSURANCE. Tenant, at its sole cost and expense, shall provide and maintain in effect the insurance
described in Exhibit D. Evidence of that insurance must be delivered to Landlord prior to the Commencement Date. 
 10.2.
TENANT’S INDEMNITY. To the fullest extent permitted by law, but subject to Section 10.4 below, Tenant shall defend, indemnify and hold harmless Landlord, its agents, lenders, and any and all affiliates of Landlord, from and against
any and all claims, liabilities, costs or expenses arising either before or after the Commencement Date from Tenant’s use or occupancy of the Premises, the Building or the Common Areas, or from the conduct of its business, or from any activity,
work, or thing done, permitted or suffered by Tenant or its agents, employees, subtenants, vendors, contractors, invitees or licensees in or about the Premises, the Building or the Common Areas, or from any Default in the performance of any
obligation on Tenant’s part to be performed under this Lease, or from any act or negligence of Tenant or its agents, employees, subtenants, vendors, contractors, invitees or licensees. Landlord may, at its option, require Tenant to assume
Landlord’s defense in any action covered by this Section 10.2 through counsel reasonably satisfactory to Landlord. Notwithstanding the foregoing, Tenant shall not be obligated to indemnify Landlord against any liability or expense to the
extent it is ultimately determined that the same was caused by the sole negligence or willful misconduct of Landlord, its agents, contractors or employees. 

10.3. LANDLORD’S NONLIABILITY. Landlord shall not be liable to Tenant, its employees, agents and invitees, and Tenant hereby
waives all claims against Landlord, its employees and agents for loss of or damage to any property, or any injury to any person, resulting from any condition including, but not limited to, acts or omissions (criminal or otherwise) of third parties
and/or other tenants of the Project, or their agents, employees or invitees, fire, explosion, falling plaster, steam, gas, electricity, water or rain which may leak or flow from or into any part of the Premises or from the breakage, leakage,
obstruction or other defects of the pipes, sprinklers, wires, appliances, plumbing, air conditioning, electrical works or other fixtures in the Building, whether the damage or injury results from conditions arising in the Premises or in other
portions of the Building, except to the extent of the gross negligence or willful misconduct of Landlord, its agents or any and all affiliates of Landlord in connection with 

  
 11 

 
the foregoing (but subject to Section 10.4 below). Notwithstanding anything to the contrary contained in this Lease, in no event shall Landlord be liable for Tenant’s loss or
interruption of business or income (including without limitation, Tenant’s consequential damages, lost profits or opportunity costs), or for interference with light or other similar intangible interests. 

10.4. WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives all rights of recovery against the other on account of loss
and damage occasioned to the property of such waiving party to the extent that the waiving party is entitled to proceeds for such loss and damage under any property insurance policies carried or otherwise required to be carried by this Lease;
provided however, that the foregoing waiver shall not apply to the extent of Tenant’s obligation to pay deductibles under any such policies and this Lease. By this waiver it is the intent of the parties that neither Landlord nor Tenant shall be
liable to any insurance company (by way of subrogation or otherwise) insuring the other party for any loss or damage insured against under any property insurance policies, even though such loss or damage might be occasioned by the negligence of such
party, its agents, employees, contractors or invitees. The foregoing waiver by Tenant shall also inure to the benefit of Landlord’s management agent for the Building. 

ARTICLE 11. DAMAGE OR DESTRUCTION 

11.1. RESTORATION. 
 (a) If the
Building of which the Premises are a part is damaged as the result of an event of casualty, then subject to the provisions below, Landlord shall repair that damage as soon as reasonably possible unless Landlord reasonably determines that:
(i) the Premises have been materially damaged and there is less than 1 year of the Term remaining on the date of the casualty; (ii) any Mortgagee (defined in Section 13.1) requires that the insurance proceeds be applied to the payment
of the mortgage debt; or (iii) proceeds necessary to pay the full cost of the repair are not available from Landlord’s insurance, including without limitation earthquake insurance. Should Landlord elect not to repair the damage for one of
the preceding reasons, Landlord shall so notify Tenant in the “Casualty Notice” (as defined below), and this Lease shall terminate as of the date of delivery of that notice. 

(b) As soon as reasonably practicable following the casualty event but not later than 60 days thereafter, Landlord shall notify Tenant in
writing (‘Casualty Notice) of Landlord’s election, if applicable, to terminate this Lease. If this Lease is not so terminated, the Casualty Notice shall set forth the anticipated period for repairing the casualty damage. If the anticipated
repair period exceeds 270 days and if the damage is so extensive as to reasonably prevent Tenant’s substantial use and enjoyment of the Premises, then either party may elect to terminate this Lease by written notice to the other within 30 days
following delivery of the Casualty Notice. In addition, Tenant shall have the right to terminate this Lease if all of the following apply: (1) a substantial portion of the Premises has been damaged by casualty and such damage cannot reasonably
be repaired within 90 days after Tenant’s receipt of the Casualty Notice; (ii) there is less than 1 year of the Term remaining on the date of the casualty; (Hi) the casualty was not caused by the negligence or willful misconduct of Tenant
or its agents, employees or contractors; and (iv) Tenant provides Landlord with written notice of its intent to terminate within 10 days after the date of Tenant’s receipt of the Casualty Notice. 

  
 12 

 (c) In the event that neither Landlord nor Tenant terminates this Lease pursuant to
Section 11.1 (b), Landlord shall repair all material damage to the Premises or the Building as soon as reasonably possible and this Lease shall continue in effect for the remainder of the Term. Upon notice from Landlord, Tenant shall assign or
endorse over to Landlord (or to any party designated by Landlord) all property insurance proceeds payable to Tenant under Tenant’s insurance with respect to any Alterations. Within 15 days of demand, Tenant shall also pay Landlord for any
additional excess costs that are determined during the performance of the repairs to such Alterations. 
 (d) From and after the 6`’
business day following the casualty event, the rental to be paid under this Lease shall be abated in the same proportion that the Floor Area of the Premises that is rendered unusable by the damage from time to time bears to the total Floor Area of
the Premises. 
 (e) Notwithstanding the provisions of subsections (a), (b) and (c) of this Section 11.1, but subject to
Section 10.4, the cost of any repairs shall be borne by Tenant, and Tenant shall not be entitled to rental abatement or termination rights, if the damage is due to the fault or neglect of Tenant or its employees, subtenants, contractors,
invitees or representatives. 
 11.2. LEASE GOVERNS. Tenant agrees that the provisions of this Lease, including without
limitation Section 11.1, shall govern any damage or destruction and shall accordingly supersede any contrary statute or rule of law. 

ARTICLE 12. EMINENT DOMAIN 

Either party may terminate this Lease if any material part of the Premises is taken or condemned for any public or quasi-public use
under Law, by eminent domain or private purchase in lieu thereof (a “Taking”). Landlord shall also have the right to terminate this Lease if there is a Taking of any portion of the Building or Project which would have a material
adverse effect on Landlord’s ability to profitably operate the remainder of the Building. The terminating party shall provide written notice of termination to the other party within 45 days after it first receives notice of the Taking. The
termination shall be effective as of the effective date of any order granting possession to, or vesting legal title in, the condemning authority. If this Lease is not terminated, Basic Rent and Tenant’s Share of Operating Expenses shall be
appropriately adjusted to account for any reduction in the square footage of the Building or Premises. All compensation awarded for a Taking shall be the property of Landlord and the right to receive compensation or proceeds in connection with a
Taking are expressly waived by Tenant; provided, however, Tenant may file a separate claim for Tenant’s personal property and Tenant’s reasonable relocation expenses, provided the filing of the claim does not diminish the amount of
Landlord’s award. If only a part of the Premises is subject to a Taking and this Lease is not terminated, Landlord, with reasonable diligence, will restore the remaining portion of the Premises as nearly as practicable to the condition
immediately prior to the Taking. Tenant agrees that the provisions of this Lease shall govern any Taking and shall accordingly supersede any contrary statute or rule of law. 

  
 13 

 ARTICLE 13. SUBORDINATION; ESTOPPEL CERTIFICATE 

13.1. SUBORDINATION. Tenant accepts this Lease subject and subordinate to any mortgage(s), deed(s) of trust, ground lease(s) or
other lien(s) now or subsequently arising upon the Premises, the Building or the Project, and to renewals, modifications, refinancings and extensions thereof (collectively referred to as a “Mortgage”). The party having the benefit
of a Mortgage shall be referred to as a “Mortgagee.” This clause shall be self-operative, but upon request from a Mortgagee, Tenant shall execute a commercially reasonable subordination and attornment agreement in favor of the Mortgagee,
provided such agreement provides a non-disturbance covenant benefitting Tenant. Alternatively, a Mortgagee shall have the right at any time to subordinate its Mortgage to this Lease. Upon request, Tenant, without charge, shall attorn to any
successor to Landlord’s interest in this Lease in the event of a foreclosure of any mortgage. Tenant agrees that any purchaser at a foreclosure sale or lender taking title under a deed in lieu of foreclosure shall not be responsible for any act
or omission of a prior landlord, shall not be subject to any offsets or defenses Tenant may have against a prior landlord, and shall not be liable for the return of the Security Deposit not actually recovered by such purchaser nor bound by any rent
paid in advance of the calendar month in which the transfer of title occurred; provided that the foregoing shall not release the applicable prior landlord from any liability for those obligations. Tenant acknowledges that Landlord’s Mortgagees
and their successors-in-interest are intended third party beneficiaries of this Section 13.1. 
 13.2. ESTOPPEL
CERTIFICATE. Tenant shall, within 10 business days after receipt of a written request from Landlord, execute and deliver a commercially reasonable estoppel certificate in favor of those parties as are reasonably requested by Landlord (including
a Mortgagee or a prospective purchaser of the Building or the Project). 
 ARTICLE 14. DEFAULTS AND REMEDIES 

14.1. TENANT’S DEFAULTS. In addition to any other event of default set forth in this Lease, the occurrence of any one or
more of the following events shall constitute a “Default” by Tenant: 
 (a) The failure by Tenant to make any payment of
Rent required to be made by Tenant, as and when due, where the failure continues for a period of 3 days after written notice from Landlord to Tenant. The term “Rent” as used in this Lease shall be deemed to mean the Basic Rent and all
other sums required to be paid by Tenant to Landlord pursuant to the terms of this Lease. 
 (b) Except where a specific time period is
otherwise set forth for Tenant’s performance in this Lease (in which event the failure to perform by Tenant within such time period shall be a Default), the failure or inability by Tenant to observe or perform any of the covenants or provisions
of this Lease to be observed or performed by Tenant, other than as specified in any other subsection of this Section 14.1, where the failure continues for a period of 30 days after written notice from Landlord to Tenant. 

The notice periods provided herein are in lieu of, and not in addition to, any notice periods provided by law, and Landlord shall not be
required to give any additional notice under California Code of Civil Procedure Section 1161, or any successor statute, in order to be entitled to commence an unlawful detainer proceeding. 

  
 14 

 14.2. LANDLORD’S REMEDIES. 

(a) Upon the occurrence of any Default by Tenant, then in addition to any other remedies available to Landlord, Landlord may exercise the
following remedies: 
 (i) Landlord may terminate Tenant’s right to possession of the Premises by any lawful means, in which case this
Lease shall terminate and Tenant shall immediately surrender possession of the Premises to Landlord. Such termination shall not affect any accrued obligations of Tenant under this Lease. Upon termination, Landlord shall have the right to reenter the
Premises and remove all persons and property. Landlord shall also be entitled to recover from Tenant 
 (1) The worth at the time of award
of the unpaid Rent which had been earned at the time of termination; 
 (2) The worth at the time of award of the amount by which the
unpaid Rent which would have been earned after termination until the time of award exceeds the amount of such loss that Tenant 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 such loss that Tenant proves could be reasonably avoided; 
 (4) Any other amount necessary to compensate Landlord for all the
detriment proximately caused by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result from Tenant’s default, including, but not limited to, the cost of recovering
possession of the Premises, commissions and other expenses of reletting, including necessary repair, renovation, improvement and alteration of the Premises for a new tenant, reasonable attorneys’ fees, and any other reasonable costs; and 

(5) At Landlord’s election, all other amounts in addition to or in lieu of the foregoing as may be permitted by law. Any sum, other than
Basic Rent, shall be computed on the basis of the average monthly amount accruing during the 24 month period immediately prior to Default, except that if it becomes necessary to compute such rental before the 24 month period has occurred, then the
computation shall be on the basis of the average monthly amount during the shorter period. As used in subparagraphs (1) and (2) above, the “worth at the time of award” shall be computed by allowing interest at the rate of
10% per annum. As used in subparagraph (3) above, the “worth at the time of award” shall be computed by discounting the amount at the discount rate of the Federal Reserve Bank of San Francisco at the time of award plus 1%. 

(ii) Employ the remedy described in California Civil Code § 1951.4 (Landlord may continue this Lease in effect after Tenant’s
breach and abandonment and recover Rent as it becomes due, if Tenant has the right to sublet or assign, subject only to reasonable limitations). 

(b) The various rights and remedies reserved to Landlord in this Lease or otherwise shall be cumulative and, except as otherwise provided by
California law, Landlord 

  
 15 

 
may pursue any or all of its rights and remedies at the same time. No delay or omission of Landlord to exercise any right or remedy shall be construed as a waiver of the right or remedy or of any
breach or Default by Tenant. The acceptance by Landlord of rent shall not be a (i) waiver of any preceding breach or Default by Tenant of any provision of this Lease, other than the failure of Tenant to pay the particular rent accepted,
regardless of Landlord’s knowledge of the preceding breach or Default at the time of acceptance of rent or (ii) a waiver of Landlord’s right to exercise any remedy available to Landlord by virtue of the breach or Default. No payment
by Tenant or receipt by Landlord of a lesser amount than the rent required by this Lease shall be deemed to be other than a partial payment on account of the earliest due stipulated rent, nor shall any endorsement or statement on any check or letter
be deemed an accord and satisfaction and Landlord shall accept the check or payment without prejudice to Landlord’s right to recover the balance of the rent or pursue any other remedy available to it. Tenant hereby waives any right of
redemption or relief from forfeiture under California Code of Civil Procedure Section 1174 or 1179, or under any successor statute, in the event this Lease is terminated by reason of any Default by Tenant. No act or thing done by Landlord or
Landlord’s agents during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to accept a surrender shall be valid unless in writing and signed by Landlord. 

14.3. LATE PAYMENTS. Any Rent due under this Lease that is not paid to Landlord within 5 days of the date when due shall bear
interest at the maximum rate permitted by law from the date due until fully paid and if any Rent due from Tenant shall not be received by Landlord or Landlord’s designee within 5 days after the date due, then Tenant shall pay to Landlord, in
addition to the interest, a late charge for each delinquent payment equal to the greater of (i) 5% of that delinquent payment or (ii) $100.00. 

14.4. DEFAULT BY LANDLORD. Landlord shall not be deemed to be in default in the performance of any obligation under this Lease
unless and until it has failed to perform the obligation within 30 days after written notice by Tenant to Landlord specifying in reasonable detail the nature and extent of the failure; provided, however, that if the nature of Landlord’s
obligation is such that more than 30 days are required for its performance, then Landlord shall not be deemed to be in default if it commences performance within the 30 day period and thereafter diligently pursues the cure to completion. 

14.5. EXPENSES AND LEGAL FEES. Should either Landlord or Tenant bring any action in connection with this Lease, the prevailing
party shall be entitled to recover as a part of the action its reasonable attorneys’ fees, and all other reasonable costs. The prevailing party for the purpose of this paragraph shall be determined by the trier of the facts. 

14.6. WAIVER OF JURY TRIAL/JUDICIAL REFERENCE. 

(a) LANDLORD AND TENANT EACH ACKNOWLEDGES THAT IT IS AWARE OF AND HAS HAD THE ADVICE OF COUNSEL OF ITS CHOICE WITH RESPECT TO ITS RIGHT TO
TRIAL BY JURY, AND EACH PARTY DOES HEREBY EXPRESSLY AND KNOWINGLY WAIVE AND RELEASE ALL SUCH RIGHTS TO TRIAL BY JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS,
EMPLOYEES, AGENTS, OR SUBSIDIARY OR AFFILIATED ENTITIES) ON 

  
 16 

 
ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THIS LEASE, TENANT’S USE OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM OF INJURY OR DAMAGE. 

(b) In the event that the jury waiver provisions of Section 14.6 (a) are not enforceable under California law, then, unless
otherwise agreed to by the parties, the provisions of this Section 14.6 (b) shall apply. Landlord and Tenant agree that any disputes arising in connection with this Lease (including but not limited to a determination of any and all of the
issues in such dispute, whether of fact or of law) shall be resolved (and a decision shall be rendered) by way of a general reference as provided for in Part 2, Title 8, Chapter 6 (§§ 638 et. seq.) of the California Code of Civil
Procedure, or any successor California statute governing resolution of disputes by a court appointed referee. Nothing within this Section 14.8 shall apply to an unlawful detainer action. 

14.7. SATISFACTION OF JUDGMENT. The obligations of Landlord do not constitute the personal obligations of the individual
partners, trustees, directors, officers, members or shareholders of Landlord or its constituent partners or members. Should Tenant recover a money judgment against Landlord, such judgment shall be satisfied only from the interest of Landlord in the
Project and out of the rent or other income from such property receivable by Landlord, and no action for any deficiency may be sought or obtained by Tenant. 

ARTICLE 15. END OF TERM 

15.1. HOLDING OVER. If Tenant holds over for any period after the Expiration Date (or earlier termination of the Term) without
the prior written consent of Landlord, such tenancy shall constitute a tenancy at sufferance only and a Default by Tenant; such holding over with the prior written consent of Landlord shall constitute a month-to-month tenancy commencing on the 1st
day following the termination of this Lease and terminating 30 days following delivery of written notice of termination by either Landlord or Tenant to the other. In either of such events, possession shall be subject to all of the terms of this
Lease, except that during the first 30 days of such holdover the monthly Basic Rent shall be 150% of the Basic Rent for the month immediately preceding the date of termination. After the initial 30 days of such holdover, the monthly Basic Rent shall
be increased to 200% of the total monthly Basic Rent for the month immediately preceding the date of termination, subject to Landlord’s right to modify same upon 30 days’ notice to Tenant. The acceptance by Landlord of monthly hold-over
rental in a lesser amount shall not constitute a waiver of Landlord’s right to recover the full amount due unless otherwise agreed in writing by Landlord. If Tenant fails to surrender the Premises upon the expiration of this Lease despite
demand to do so by Landlord, Tenant shall indemnify and hold Landlord harmless from all Loss or liability, including without limitation, any claims made by any succeeding tenant relating to such failure to surrender. The foregoing provisions of this
Section 15.1 are in addition to and do not affect Landlord’s right of re-entry or any other rights of Landlord under this Lease or at law. 

15.2. SURRENDER OF PREMISES; REMOVAL OF PROPERTY. Upon the Expiration Date or upon any earlier termination of this Lease, Tenant shall
quit and surrender possession of the Premises to Landlord in as good order, condition and repair as when received or as hereafter may be improved by Landlord or Tenant, reasonable wear and tear and repairs

  
 17 

 
which are Landlord’s obligation excepted, and shall remove or fund to Landlord the cost of removing all wallpapering, voice and/or data transmission cabling installed by or for Tenant and
Required Removables, together with all personal property and debris, and shall perform all work required under Section 7.3 of this Lease. If Tenant shall fail to comply with the provisions of this Section 15.2, Landlord may effect the
removal and/or make any repairs, and the cost to Landlord shall be additional rent payable by Tenant upon demand. 
 ARTICLE 16. PAYMENTS
AND NOTICES 
 All sums payable by Tenant to Landlord shall be paid, without deduction or offset, in lawful money of the United States
to Landlord at its address set forth in Item 12 of the Basic Lease Provisions, or at any other place as Landlord may designate in writing. Unless this Lease expressly provides otherwise, all payments shall be due and payable within 5 days after
demand. All payments requiring proration shall be prorated on the basis of the number of days in the pertinent calendar month or year, as applicable. Any notice, election, demand, consent, approval or other communication to be given or other
document to be delivered by either party to the other may be delivered to the other party, at the address set forth in Item 12 of the Basic Lease Provisions, by personal service or by any courier or ‘overnight” express mailing
service. Either party may, by written notice to the other, served in the manner provided in this Article, designate a different address. The refusal to accept delivery of a notice, or the inability to deliver the notice (whether due to a change of
address for which notice was not duly given or other good reason), shall be deemed delivery and receipt of the notice as of the date of attempted delivery. If more than one person or entity is named as Tenant under this Lease, service of any notice
upon any one of them shall be deemed as service upon all of them. 
 ARTICLE 17. RULES AND REGULATIONS 

Tenant agrees to comply with the “Rules and Regulations” attached as Exhibit E, and any reasonable and nondiscriminatory amendments,
modifications and/or additions as may be adopted by Landlord from time to time. 
 ARTICLE 18. BROKER’S COMMISSION 

The parties recognize as the broker(s) who negotiated this Lease the firm(s) whose name(s) is (are) stated in Item 10 of the Basic Lease
Provisions, and agree that Landlord shall be responsible for the payment of brokerage commissions to those broker(s) unless otherwise provided in this Lease. Tenant agrees to indemnify and hold Landlord harmless from any cost, expense or liability
(including reasonable attorneys’ fees) for any compensation, commissions or charges claimed by any other real estate broker or agent employed or claiming to represent or to have been employed by Tenant in connection with the negotiation of this
Lease. 
 ARTICLE 19. TRANSFER OF LANDLORD’S INTEREST 

Landlord shall have the right to transfer and assign, in whole or in part, all of its ownership interest, rights and obligations in the
Building, Project or Lease, including the Security Deposit, and upon transfer Landlord shall be released from any further obligations hereunder, and Tenant agrees to look solely to the successor in interest of Landlord for the performance of such
obligations and the return of any Security Deposit. 

  
 18 

 ARTICLE 20. INTERPRETATION 

20.1. NUMBER. Whenever the context of this Lease requires, the words “Landlord” and “Tenant” shall include
the plural as well as the singular. 
 20.2. JOINT AND SEVERAL LIABILITY. If more than one person or entity is named as
Tenant, the obligations imposed upon each shall be joint and several and the act of or notice from, or notice or refund to, or the signature of, any one or more of them shall be binding on all of them with respect to the tenancy of this Lease,
including, but not limited to, any renewal, extension, termination or modification of this Lease. 
 20.3. SUCCESSORS.
The expiration of the Term, whether by lapse of time, termination or otherwise, shall not relieve either party of any obligations which accrued prior to or which may continue to accrue after the expiration or termination of this Lease.

 20.4. TIME OF ESSENCE. Time is of the essence with respect to the performance of every provision of this Lease in which
time of performance is a factor. 
 20.5. CONTROLLING LAW/VENUE. This Lease shall be governed by and interpreted in
accordance with the laws of the State of California. Should any litigation be commenced between the parties in connection with this Lease, such action shall be prosecuted in the applicable State Court of California in the county in which the
Building is located. 
 20.6. SEVERABILITY. If any term or provision of this Lease, the deletion of which would not
adversely affect the receipt of any material benefit by either party or the deletion of which is consented to by the party adversely affected, shall be held invalid or unenforceable to any extent, the remainder of this Lease shall not be affected
and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law. 
 20.7.
WAIVER. One or more waivers by Landlord or Tenant of any breach of any term, covenant or condition contained in this Lease shall not be a waiver of any subsequent breach of the same or any other term, covenant or condition. Consent to any act
by one of the parties shall not be deemed to render unnecessary the obtaining of that party’s consent to any subsequent act. No breach of this Lease shall be deemed to have been waived unless the waiver is in a writing signed by the waiving
party. 
 20.8. INABILITY TO PERFORM. In the event that either party shall be delayed or hindered in or prevented from
the performance of any work or in performing any act required under this Lease by reason of any cause beyond the reasonable control of that party, then the performance of the work or the doing of the act shall be excused for the period of the delay
and the time for performance shall be extended for a period equivalent to the period of the delay. The provisions of this Section 20.8 shall not operate to excuse Tenant from the prompt payment of Rent. 

20.9. ENTIRE AGREEMENT. This Lease constitutes the entire agreement between the parties and supersedes all prior agreements and
understandings related to the Premises. This Lease may be modified only by a written agreement signed by Landlord and Tenant. 

  
 19 

 20.10. QUIET ENJOYMENT. Upon the observance and performance of all the covenants,
terms and conditions on Tenant’s part to be observed and performed, and subject to the other provisions of this Lease, Tenant shall have the right of quiet enjoyment and use of the Premises for the Term without hindrance or interruption by
Landlord or any other person claiming by or through Landlord. 
 20.11. SURVIVAL. All covenants of Landlord or Tenant
which reasonably would be intended to survive the expiration or sooner termination of this Lease, including without limitation any warranty or indemnity hereunder, shall so survive and continue to be binding upon and inure to the benefit of the
respective parties and their successors and assigns. 
 ARTICLE 21. EXECUTION 

21.1. COUNTERPARTS. This Lease may be executed in one or more counterparts, each of which shall constitute an original and all
of which shall be one and the same agreement. 
 21.2. CORPORATE AND PARTNERSHIP AUTHORITY. Tenant represents and
warrants to Landlord, and agrees, that each individual executing this Lease on behalf of Tenant is authorized to do so on behalf of Tenant. 

21.3. EXECUTION OF LEASE; NO OPTION OR OFFER. The submission of this Lease to Tenant shall be for examination purposes only, and
shall not constitute an offer to or option for Tenant to lease the Premises. Execution of this Lease by Tenant and its return to Landlord shall not be binding upon Landlord, notwithstanding any time interval, until Landlord has in fact executed and
delivered this Lease to Tenant, it being intended that this Lease shall only become effective upon execution by Landlord and delivery of a fully executed counterpart to Tenant. 

ARTICLE 22. MISCELLANEOUS 

22.1. MORTGAGEE PROTECTION. No act or failure to act on the part of Landlord which would otherwise entitle Tenant to be relieved
of its obligations hereunder or to terminate this Lease shall result in such a release or termination unless (a) Tenant has given notice by registered or certified mail to any Mortgagee of a Mortgage covering the Building whose address has been
furnished to Tenant and (b) such Mortgagee is afforded a reasonable opportunity to cure the default by Landlord. Tenant shall comply with any written directions by any Mortgagee to pay Rent due hereunder directly to such Mortgagee without
determining whether a default exists under such Mortgagee’s Mortgage. 
 22.2. SDN LIST. Tenant hereby represents
and wan-ants that neither Tenant nor any officer, director, employee, partner, member or other principal of Tenant (collectively, “Tenant Parties”) is listed as a Specially Designated National and Blocked Person
(“SDN’) on the list of such persons and entities issued by the U.S. Treasury Office of Foreign Assets Control (OFAC). Landlord hereby represents and warrants that neither Landlord nor any officer, director, employee, partner, member
or other principal of Landlord (collectively, “Landlord Parties”) is listed as a SDN on the list of such persons and entities issued by the OFAC. 

  
 20 

									
	LANDLORD:	 		 	TENANT:
	 THE IRVINE COMPANY LLC,
 a Delaware
limited liability company
	 		 	 LOMBARD MEDICAL TECHNOLOGIES, INC.,

a Delaware corporation

					
	By	 	 /s/ Steven M. Case
	 		 	By	 	 /s/ Michael Gioffredi

		 	Steven M. Case	 		 	Printed Name	 	 Michael Gioffredi 

		 	Executive Vice President	 		 	Title	 	 President, North America

		 	Office Properties	 		 		 	
					
	By:	 	 /s/ Christopher J. Popma
	 		 	By:	 	 /s/ Ian Ardill

		 	Christopher J. Popma	 		 	Printed Name	 	 Ian Ardill

	 	Vice President, Operations	 	 	Title	 	 Treasurer and Secretary

		 	Office Properties	 		 		 	

  
 

 

  
 21 

  
 

 
 EXHIBIT A 

  
 1 

 EXHIBIT B 

Operating Expenses 

(Net) 
 (a) From and after
the Commencement Date, Tenant shall pay to Landlord, as additional rent, Tenants Share of all Operating Expenses, as defined in Section (f) below, incurred by Landlord in the operation of the Building and the Project. The term
“Tenant’s Share” means that portion of any Operating Expenses determined by multiplying the cost of such item by a fraction, the numerator of which is the Floor Area and the denominator of which is the total rentable square footage,
as determined from time to time by Landlord, of (i) the Building, for expenses determined by Landlord to benefit or relate substantially to the Building rather than the entire Project, and (ii) all or some of the buildings in the Project,
for expenses determined by Landlord to benefit or relate substantially to all or some of the buildings in the Project rather than any specific building. Landlord reserves the right to allocate to the entire Project any Operating Expenses which may
benefit or substantially relate to a particular building within the Project in order to maintain greater consistency of Operating Expenses among buildings within the Project. In the event that Landlord determines that the Premises or the Building
incur a non-proportional benefit from any expense, or is the non-proportional cause of any such expense, Landlord may allocate a greater percentage of such Operating Expense to the Premises or the Building. In the event that any management and/or
overhead fee payable or imposed by Landlord for the management of Tenants Premises is calculated as a percentage of the rent payable by Tenant and other tenants of Landlord, then the full amount of such management and/or overhead fee which is
attributable to the rent paid by Tenant shall be additional rent payable by Tenant, in full, provided, however, that Landlord may elect to include such full amount as part of Tenant’s Share of Operating Expenses. 

(b) Commencing prior to the start of the first full “Expense Recovery Period” of the Lease (as defined in Item 7 of the Basic
Lease Provisions), and prior to the start of each full or partial Expense Recovery Period thereafter, Landlord shall give Tenant a written estimate of the amount of Tenant’s Share of Operating Expenses for the applicable Expense Recovery
Period. Tenant shall pay the estimated amounts to Landlord in equal monthly installments, in advance, concurrently with payments of Basic Rent. If Landlord has not furnished its written estimate for any Expense Recovery Period by the time set forth
above, Tenant shall continue to pay monthly the estimated Tenant’s Share of Operating Expenses in effect during the prior Expense Recovery Period; provided that when the new estimate is delivered to Tenant, Tenant shall, at the next monthly
payment date, pay any accrued estimated Tenant’s Share of Operating Expenses based upon the new estimate. Landlord may from time to time change the Expense Recovery Period to reflect a calendar year or a new fiscal year of Landlord, as
applicable, in which event Tenant’s Share of Operating Expenses shall be equitably prorated for any partial year. 
 (c) Within 180
days after the end of each Expense Recovery Period, Landlord shall furnish to Tenant a statement (a “Reconciliation Statement”) showing in reasonable detail the actual or prorated Tenant’s Share of Operating Expenses incurred
by Landlord during such Expense Recovery Period, and the parties shall within 30 days thereafter make any payment or allowance necessary to adjust Tenant’s estimated payments of Tenant’s Share of Operating Expenses, if any, to the actual
Tenant’s Share of Operating Expenses as shown by the 

  
 2 

 
Reconciliation Statement. Any delay or failure by Landlord in delivering any Reconciliation Statement shall not constitute a waiver of Landlord’s right to require Tenant to pay Tenant’s
Share of Operating Expenses pursuant hereto. Any amount due Tenant shall be credited against installments next coming due under this Exhibit B, and any deficiency shall be paid by Tenant together with the next installment. Should Tenant fail to
object in writing to Landlord’s determination of Tenant’s Share of Operating Expenses within 60 days following delivery of Landlord’s Reconciliation Statement, Landlord’s determination of Tenant’s Share of Operating Expenses
for the applicable Expense Recovery Period shall be conclusive and binding on Tenant for all purposes and any future claims by Tenant to the contrary shall be barred. 

(d) Even though this Lease has terminated and the Tenant has vacated the Premises, when the final determination is made of Tenant’s Share
of Operating Expenses for the Expense Recovery Period in which this Lease terminates, Tenant shall within 30 days of written notice pay the entire increase over the estimated Tenant’s Share of Operating Expenses already paid. Conversely, any
overpayment by Tenant shall be rebated by Landlord to Tenant not later than 30 days after such final determination. However, in lieu thereof, Landlord may deliver a reasonable estimate of the anticipated reconciliation amount to Tenant prior to the
Expiration Date of the Term, in which event the appropriate party shall fund the amount by the Expiration Date. 
 (e) If, at any time
during any Expense Recovery Period, any one or more of the Operating Expenses are increased to a rate(s) or amount(s) in excess of the rate(s) or amount(s) used in calculating the estimated Tenant’s Share of Operating Expenses for the year,
then the estimate of Tenant’s Share of Operating Expenses may be increased by written notice from Landlord for the month in which such rate(s) or amount(s) becomes effective and for all succeeding months by an amount equal to the estimated
amount of Tenant’s Share of the increase. Landlord shall give Tenant written notice of the amount or estimated amount of the increase, the month in which the increase will become effective, Tenant’s Share thereof and the months for which
the payments are due. Tenant shall pay the increase to Landlord as part of the Tenant’s monthly payments of estimated expenses as provided in paragraph (b) above, commencing with the month in which effective. 

(f) The term “Operating Expenses” shall mean and include all Project Costs, as defined in Section (g) below, and
Property Taxes, as defined in Section (h) below. 
 (g) The term “Project Costs” shall mean all expenses of operation,
management, repair, replacement and maintenance of the Building and the Project, including without limitation all appurtenant Common Areas (as defined in Section 6.2 of the Lease), and shall include the following charges by way of illustration
but not limitation: water and sewer charges; insurance premiums, deductibles, or reasonable premium equivalents or deductible equivalents should Landlord elect to self insure any risk that Landlord is authorized to insure hereunder; license, permit,
and inspection fees; light; power; window washing; trash pickup; janitorial services to any interior Common Areas; heating, ventilating and air conditioning; supplies; materials; equipment; tools; reasonable fees for consulting services; access
control/security costs, inclusive of the reasonable cost of improvements made to enhance access control systems and procedures; establishment of reasonable reserves for replacement of the roof of the Building; costs incurred in connection with
compliance with any laws or changes in laws 

  
 3 

 
applicable to the Building or the Project; the cost of any capital improvements or replacements (other than tenant improvements for specific tenants) to the extent of the amortized amount thereof
over the useful life of such capital improvements or replacements (or, if such capital improvements or replacements are anticipated to achieve a cost savings as to the Operating Expenses, any shorter estimated period of time over which the cost of
the capital improvements or replacements would be recovered from the estimated cost savings) calculated at a market cost of funds, all as determined by Landlord, for each year of useful life or shorter recovery period of such capital expenditure
whether such capital expenditure occurs during or prior to the Term; costs associated with the maintenance of an air conditioning, heating and ventilation service agreement, and maintenance of any communications or networked data transmission
equipment, conduit, cabling, wiring and related telecommunications facilitating automation and control systems, remote telecommunication or data transmission infrastructure within the Building and/or the Project, and any other maintenance, repair
and replacement costs associated with such infrastructure; capital costs associated with a requirement related to demands on utilities by Project tenants, including without limitation the cost to obtain additional voice, data and modem connections;
labor; reasonably allocated wages and salaries, fringe benefits, and payroll taxes for administrative and other personnel directly applicable to the Building and/or Project, including both Landlord’s personnel and outside personnel; any expense
incurred pursuant to Sections 6.1, 6.2, 7.2, 10.2, and Exhibits C and F of the Lease; and reasonable and market-competitive overhead and/or management fees for the professional operation of the Project. It is understood and agreed that Project Costs
may include competitive charges for direct services (including, without limitation, management and/or operations services) provided by any subsidiary, division or affiliate of Landlord. 

(h) The term “Property Taxes’ as used herein shall include any form of federal, state, county or local government or municipal
taxes, fees, charges or other impositions of every kind (whether general, special, ordinary or extraordinary) related to the ownership, leasing or operation of the Premises, Building or Project, including without limitation, the following:
(i) all real estate taxes or personal property taxes levied against the Premises, the Building or Project, as such property taxes may be reassessed from time to time; and (ii) other taxes, charges and assessments which are levied with
respect to this Lease or to the Building and/or the Project, and any improvements, fixtures and equipment and other property of Landlord located in the Building and/or the Project, (iii) all assessments and fees for public improvements,
services, and facilities and impacts thereon, including without limitation arising out of any Community Facilities Districts, “Mello Roos” districts, similar assessment districts, and any traffic impact mitigation assessments or fees;
(iv) any tax, surcharge or assessment which shall be levied in addition to or in lieu of real estate or personal property taxes, and (v) taxes based on the receipt of rent (including gross receipts or sales taxes applicable to the receipt
of rent), and (vi) costs and expenses incurred in contesting the amount or validity of any Property Tax by appropriate proceedings. Notwithstanding the foregoing, general net income or franchise taxes imposed against Landlord shall be excluded.

 (i) Notwithstanding the foregoing provisions of this Exhibit B, Operating Expenses shall exclude the following: 

(1) Any ground lease rental; 

  
 4 

 (2) Costs incurred by Landlord with respect to goods and services (including utilities sold and
supplied to tenants and occupants of the Building) to the extent that Landlord is actually reimbursed for such costs other than through the Operating Expense pass-through provisions of such tenants’ lease; 

(3) Costs incurred by Landlord for repairs, replacements and/or restoration to or of the Building to the extent that Landlord is actually
reimbursed by insurance or condemnation proceeds or by tenants (other than through Operating Expense pass-throughs), warrantors or other third persons; 

(4) Costs, including permit, license and inspection costs, incurred with respect to the installation of tenant improvements made for other
tenants in the Building or incurred in renovating or otherwise improving, decorating, painting or redecorating vacant rentable space for tenants or other occupants of the Building; 

(5) Costs arising from Landlord’s charitable or political contributions; 

(6) Attorneys’ fees and other costs and expenses incurred in connection with negotiations or disputes with present or prospective
tenants or other occupants of the Building, except those attorneys’ fees and other costs and expenses incurred in connection with negotiations, disputes or claims relating to items of Operating Expenses, enforcement of rules and regulations of
the Building and such other matters relating to the maintenance of standards required of Landlord under this Lease; 
 (7) [Intentionally
Deleted] 
 (8) Brokers’ commissions, finders’ fees, attorneys’ fees, entertainment and travel expenses and other costs
incurred by Landlord in leasing or attempting to lease space in the Building; 
 (9) Expenses in connection with services or other benefits
which are not provided to Tenant or for which Tenant is charged for directly but which are provided to another tenant or occupant of the Building; 

(10) Costs incurred by Landlord due to the violation by Landlord of any law, code, regulation, or ordinance. 

(11) Overhead and profit increments paid to subsidiaries or affiliates of Landlord for services provided to the Building to the extent the
same exceeds the costs that would generally be charged for such services if rendered on a competitive basis (based upon a standard of similar of buildings in the general market area of the Premises) by unaffiliated third parties capable of providing
such service; 
 (12) interest on debt or amortization on any mortgage or mortgages encumbering the Building; 

  
 5 

 (13) Landlord’s general corporate overhead, except as it relates to the specific
management, operation, repair, replacement and maintenance of the Building or Project; 
 (14) Costs of installing the initial landscaping
and the initial sculpture, paintings and objects of art for the Building and Project; 
 (15) Advertising expenditures; 

(16) Any bad debt loss, rent loss, or reserves for bad debts or rent loss; 

(17) Costs associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the same are
distinguished from the costs of the operation, management, repair, replacement and maintenance of the Project, including partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the actions of Tenant
may be in issue), costs of selling, syndicating, financing, mortgaging or hypothecating any of Landlord’s interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and
Project management; 
 (18) The wages and benefits of any employee who does not devote substantially all of his or her employed time to the
Project unless such wages and benefits are prorated to reflect time spent on operating and managing the Project vis-á-vis time spent on matters unrelated to operating and managing the Project; provided that in no event shall Project Costs
include wages and/or benefits attributable to personnel above the level of property manager or chief portfolio engineer; and 
 (19) Costs
incurred by Landlord for improvements or replacements (including structural additions), repairs, equipment and tools which are of a “capital” nature and/or which are considered “capital’ improvements or replacements under GAAP,
except to the extent included in Project Costs pursuant to the definition in Section (g) above or by other express terms of this Lease 

  
 6 

 EXHIBIT C 

UTILITIES AND SERVICE 
 Tenant
shall be responsible for and shall pay promptly, directly to the appropriate supplier, all charges for electricity metered to the Premises, telephone, telecommunications service, janitorial service, interior landscape maintenance and all other
utilities, materials and services furnished directly to Tenant or the Premises or used by Tenant in, on or about the Premises during the Term, together with any taxes thereon. Landlord shall make a reasonable determination of Tenant’s
proportionate share of the cost of water, gas, sewer, refuse pickup and any other utilities and services that are not separately metered to the Premises and services, and Tenant shall pay such amount to Landlord, as an item of additional rent,
within 10 days after delivery of Landlord’s statement or invoice therefor. Alternatively, Landlord may elect to include such cost in the definition of Project Costs in which event Tenant shall pay Tenant’s proportionate share of such costs
in the manner set forth in Section 4.2. Tenant shall also pay to Landlord as an item of additional rent, within 10 days after delivery of Landlord’s statement or invoice therefor, Landlord’s “standard charges” (as
hereinafter defined, which shall be in addition to the electricity charge paid to the utility provider) for “after hours” usage by Tenant of each HVAC unit servicing the Premises. If the HVAC unit(s) servicing the Premises also serve other
leased premises in the Building, “after hours” shall mean usage of said unit(s) before 6:00 A.M. or after 6:00 P.M. on Mondays through Fridays, before 9:00 A.M. or after 1:00 P.M. on Saturdays, and all day on Sundays and
nationally-recognized holidays, subject to reasonable adjustment of said hours by Landlord. If the HVAC unit(s) serve only the Premises, “after hours” shall mean more than 66 hours of usage during any week during the Term. “After
hours” usage shall be determined based upon the operation of the applicable HVAC unit during each of the foregoing periods on a “non-cumulative” basis (that is, without regard to Tenant’s usage or nonusage of other unit(s)
serving the Premises, or of the applicable unit during other periods of the Term). As used herein, “standard charges” shall mean the following charges for each hour of “after hours” use (in addition to the applicable electricity
charges paid to the utility provider) of the following described HVAC units: (i) $5.00 per hour for 1-5 ton HVAC units, (ii) $7.50 per hour for 6-30 ton HVAC units and (iii) $10.00 per hour for HVAC units of greater than 30 tons. 

  

					
	July 29, 2013	 	1	 	

 EXHIBIT D 

TENANT’S INSURANCE 
 The
following requirements for Tenant’s insurance shall be in effect during the Term, and Tenant shall also cause any subtenant to comply with the requirements. Landlord reserves the right to adopt reasonable nondiscriminatory modifications and
additions to these requirements. 
 1. Tenant shall maintain, at its sole cost and expense, during the entire Term: (i) commercial
general liability insurance with respect to the Premises and the operations of Tenant in, on or about the Premises, including but not limited to coverage for personal injury, contractual liability, independent contractors, broad form property
damage, fire legal liability, products liability (if a product is manufactured within or sold from the Premises), and liquor law liability (if alcoholic beverages are sold, served or consumed within the Premises), which policy(ies) shall be written
on an “occurrence” basis and for not less than $2,000,000 combined single limit per occurrence for bodily injury, death, and property damage liability; (ii) workers’ compensation insurance coverage as required by law, together
with employers’ liability insurance coverage of at least $1,000,000 each accident and each disease; (iii) with respect to Alterations constructed by Tenant under this Lease, builder’s risk insurance, in an amount equal to the
replacement cost of the work; and (iv) insurance against fire, vandalism, malicious mischief and such other additional perils as may be included in a standard “special form” policy, insuring all Alterations, trade fixtures,
furnishings, equipment and items of personal property in the Premises, in an amount equal to not less than 90% of their replacement cost (with replacement cost endorsement), which policy shall also include business interruption coverage in an amount
sufficient to cover 1 year of loss. In no event shall the limits of any policy be considered as limiting the liability of Tenant under this Lease. 

2. All policies of insurance required to be carried by Tenant pursuant to this Exhibit D shall be written by insurance companies authorized to
do business in the State of California and with a general policyholder rating of not less than “A-” and financial rating of not less than “VIII” in the most current Best’s insurance Report. The deductible or other retained
limit under any policy carried by Tenant shall be commercially reasonable, and Tenant shall be responsible for payment of such deductible or retained limit with waiver of subrogation in favor of Landlord. Any insurance required of Tenant may be
furnished by Tenant under any blanket policy carried by it or under a separate policy. A certificate of insurance, certifying that the policy has been issued, provides the coverage required by this Exhibit and contains the required provisions,
together with endorsements acceptable to Landlord evidencing the waiver of subrogation and additional insured provisions required below, shall be delivered to Landlord prior to the date Tenant is given the right of possession of the Premises. Proper
evidence of the renewal of any insurance coverage shall also be delivered to Landlord not less than thirty (30) days prior to the expiration of the coverage. In the event of a loss covered by any policy under which Landlord is an additional
insured, Landlord shall be entitled to review a copy of such policy. 
 3. Tenant’s commercial general liability insurance shall
contain a provision that the policy shall be primary to and noncontributory with any policies carried by Landlord, together with a provision including Landlord and any other parties in interest designated by Landlord as additional insureds.
Tenant’s policies described in Subsections 1 (ii), (iii) and (iv) above shall 

  

					
	July 29, 2013	 	1	 	

 
each contain a waiver by the insurer of any right to subrogation against Landlord, its agents, employees, contractors and representatives. Tenant also waives its right of recovery for any
deductible or retained limit under same policies enumerated above. All of Tenant’s policies shall contain a provision that the insurer will not cancel or change the coverage provided by the policy without first giving Landlord 30 days prior
written notice. Tenant shall also name Landlord as an additional insured on any excess or umbrella liability insurance policy carried by Tenant. 
 NOTICE
TO TENANT: IN ACCORDANCE WITH THE TERMS OF THIS LEASE, TENANT MUST PROVIDE EVIDENCE OF THE REQUIRED INSURANCE TO LANDLORD’S MANAGEMENT AGENT PRIOR TO BEING AFFORDED ACCESS TO THE PREMISES. 

  

					
	July 29, 2013	 	2	 	

 EXHIBIT E 

RULES AND REGULATIONS 
 The
following Rules and Regulations shall be in effect at the Building. Landlord reserves the right to adopt reasonable nondiscriminatory modifications and additions at any time. In the case of any conflict between these regulations and the Lease, the
Lease shall be controlling. 
 1. The sidewalks, halls, passages, elevators, stairways, and other common areas shall not be obstructed by
Tenant or used by it for storage, for depositing items, or for any purpose other than for ingress to and egress from the Premises. Should Tenant have access to any balcony or patio area, Tenant shall not place any furniture other personal property
in such area without the prior written approval of Landlord. 
 2. Neither Tenant nor any employee or contractor of Tenant shall go upon the
roof of the Building without the prior written consent of Landlord. 
 3. Tenant shall, at its expense, be required to utilize the third
party contractor designated by Landlord for the Building to provide any telephone wiring services from the minimum point of entry of the telephone cable in the Building to the Premises. 

4. No antenna or satellite dish shall be installed by Tenant without the prior written agreement of Landlord. 

5. The sashes, sash doors, windows, glass lights, solar film and/or screen, and any lights or skylights that reflect or admit light into the
halls or other places of the Building shall not be covered or obstructed. If Landlord, by a notice in writing to Tenant, shall object to any curtain, blind, tinting, shade or screen attached to, or hung in, or used in connection with, any window or
door of the Premises, the use of that curtain, blind, tinting, shade or screen shall be immediately discontinued and removed by Tenant. No awnings shall be permitted on any part of the Premises. 

6. The installation and location of any unusually heavy equipment in the Premises, including without limitation file storage units, safes and
electronic data processing equipment, shall require the prior written approval of Landlord. The moving of large or heavy objects shall occur only between those hours as may be designated by, and only upon previous notice to, Landlord. No freight,
furniture or bulky matter of any description shall be received into or moved out of the lobby of the Building or carried in any elevator other than the freight elevator (if available) designated by Landlord unless approved in writing by Landlord.

 7. Any pipes or tubing used by Tenant to transmit water to an appliance or device in the Premises must be made of copper or stainless
steel, and in no event shall plastic tubing be used for that purpose. 
 3. Tenant shall not place any lock(s) on any door in the Premises
or Building without Landlord’s prior written consent, which consent shall not be unreasonably withheld. Upon the termination of its tenancy, Tenant shall deliver to Landlord all the keys to offices, rooms and toilet rooms and all access cards
which shall have been furnished to Tenant or which Tenant shall have had made. 

  

					
	July 29, 2013	 	1	 	

 9. Tenant shall not install equipment requiring electrical or air conditioning service in excess
of that to be provided by Landlord under the Lease without prior written approval from Landlord. 
 10. Tenant shall not use space heaters
within the Premises. 
 11. Tenant shall not do or permit anything to be done in the Premises, or bring or keep anything in the Premises,
which shall in any way increase the insurance on the Building, or on the property kept in the Building, or interfere with the rights of other tenants, or conflict with any government rule or regulation. 

12. Tenant shall not use or keep any foul or noxious gas or substance in the Premises. 

13. Tenant shall not permit the Premises to be occupied or used in a manner offensive or objectionable to Landlord or other occupants of the
Building by reason of noise, odors and/or vibrations, or interfere in any way with other tenants or those having business with other tenants. 

14. Tenant shall not permit any animals or birds be kept by Tenant in or about the Building. 

15. Neither Tenant nor its employees, agents, contractors, invitees or licensees shall bring any firearm, whether loaded or unloaded, into the
Project at any time. 
 16. Smoking anywhere within the Premises or Building is strictly prohibited, and Landlord may enforce such
prohibition pursuant to Landlord’s leasehold remedies. Smoking is permitted outside the Building and within the project only in areas designated by Landlord. 

17. Tenant shall not install an aquarium of any size in the Premises unless otherwise approved by Landlord. 

18. Tenant shall not utilize any name selected by Landlord from time to time for the Building and/or the Project as any part of Tenant’s
corporate or trade name. Landlord shall have the right to change the name, number or designation of the Building or Project without liability to Tenant. Tenant shall not use any picture of the Building in its advertising, stationery or in any other
manner. 
 19. Tenant shall, upon request by Landlord, supply Landlord with the names and telephone numbers of personnel designated by
Tenant to be contacted on an after-hours basis should circumstances warrant. 
 20. Landlord may from time to time grant tenants individual
and temporary variances from these Rules, provided that any variance does not have a material adverse effect on the use and enjoyment of the Premises by Tenant. 

  

					
	July 29, 2013	 	2	 	

 EXHIBIT F 

PARKING 
 Tenant shall be
entitled to the number of vehicle parking spaces set forth in Item 11 of the Basic Lease Provisions, which spaces shall be unreserved and unassigned, on those portions of the Common Areas designated by Landlord for parking. Tenant shall not use
more parking spaces than such number. All parking spaces shall be used only for parking of vehicles no larger than full size passenger automobiles, sport utility vehicles or pickup trucks. Tenant shall not permit or allow any vehicles that belong to
or are controlled by Tenant or Tenant’s employees, suppliers, shippers, customers or invitees to be loaded, unloaded or parked in areas other than those designated by Landlord for such activities. If Tenant permits or allows any of the
prohibited activities described above, then Landlord shall have the right, without notice, in addition to such other rights and remedies that Landlord may have, to remove or tow away the vehicle involved and charge the costs to Tenant. Parking
within the Common Areas shall be limited to striped parking stalls, and no parking shall be permitted in any driveways, access ways or in any area which would prohibit or impede the free flow of traffic within the Common Areas. There shall be no
parking of any vehicles for longer than a forty-eight (48) hour period unless otherwise authorized by Landlord, and vehicles which have been abandoned or parked in violation of the terms hereof may be towed away at the owner’s expense.
Nothing contained in this Lease shall be deemed to create liability upon Landlord for any damage to motor vehicles of visitors or employees, for any loss of property from within those motor vehicles, or for any injury to Tenant, its visitors or
employees, unless ultimately determined to be caused by the sole negligence or willful misconduct of Landlord. Landlord shall have the right to establish, and from time to time amend, and to enforce against all users all reasonable rules and
regulations (including the designation of areas for employee parking) that Landlord may deem necessary and advisable for the proper and efficient operation and maintenance of parking within the Common Areas. Landlord shall have the right to
construct, maintain and operate lighting facilities within the parking areas; to change the area, level, location and arrangement of the parking areas and improvements therein; to restrict parking by tenants, their officers, agents and employees to
employee parking areas; after the expiration of the initial 60-month Term of this Lease, to enforce parking charges (by operation of meters or otherwise); and to do and perform such other acts in and to the parking areas and improvements therein as,
in the use of good business judgment, Landlord shall determine to be advisable. Any person using the parking area shall observe all directional signs and arrows and any posted speed limits. In no event shall Tenant interfere with the use and
enjoyment of the parking area by other tenants of the Project or their employees or invitees. Parking areas shall be used only for parking vehicles. Washing, waxing, cleaning or servicing of vehicles, or the storage of vehicles for longer than
48-hours, is prohibited unless otherwise authorized by Landlord. Tenant shall be liable for any damage to the parking areas caused by Tenant or Tenant’s employees, suppliers, shippers, customers or invitees, including without limitation damage
from excess oil leakage. Tenant shall have no right to install any fixtures, equipment or personal property in the parking areas. 

  

					
	July 29, 2013	 	1	 	

 EXHIBIT G 

ADDITIONAL PROVISIONS 
 1.
FITNESS CENTER. Upon completion of a fitness center in the building located at 47 Discovery, Irvine, California, and provided: (a) Tenant is not in Default under any provision of this Lease, and (b) Tenant’s employees execute
Landlord’s standard waiver of liability form, then Tenant’s employees (the “Fitness Center Users”) shall be entitled to use said fitness center (the “Fitness Center”). No separate charges shall be assessed to Fitness
Center Users for the use of the Fitness Center (with the exception of towel/laundry fees) during the initial Term of this Lease, provided, however, that the costs of operating, maintaining and repairing the Fitness Center shall be included as part
of Operating Expenses. The use of the Fitness Center by the Fitness Center Users shall be subject to the reasonable rules and regulations (including rules regarding hours of use) established from time to time by Landlord. Landlord and Tenant
acknowledge that the use of the Fitness Center by the Fitness Center Users shall be at their own risk and that the terms and provisions of Section 10.2 of this Lease and shall apply to Tenant and the Fitness Center User’s use of the
Fitness Center. Tenant acknowledges that the provisions of this Section shall not be deemed to be a representation by Landlord that Landlord shall continuously maintain the Fitness Center (or any other fitness facility) throughout the Term of this
Lease, and Landlord shall have the right, at Landlord’s sole discretion, to expand, contract, eliminate or otherwise modify the Fitness Center. No expansion, contraction, elimination or modification of the Fitness Center, and no termination of
Tenant’s or the Fitness Center Users’ rights to the Fitness Center shall entitle Tenant to an abatement or reduction in Basic Rent constitute a constructive eviction, or result in an event of default by Landlord under this Lease. Tenant
hereby voluntarily releases, discharges, waives and relinquishes any and all actions or causes of action for personal injury or property damage occurring to Tenant or its employees or agents arising as a result of the use of the Fitness Center, or
any activities incidental thereto, wherever or however the same may occur, and further agrees that Tenant will not prosecute any claim for personal injury or property damage against Landlord or any of its officers, agents, servants or employees for
any said causes of action. It is the intention of Tenant with respect to the Fitness Center to exempt and relieve Landlord from liability for personal injury or property damage caused by negligence. Tenant’s right to use the Fitness Center
shall belong solely to Tenant and may not be transferred or assigned without Landlord’s prior written consent, which may be withheld by Landlord in Landlord’s sole discretion 

2. CONFERENCE ROOM. Landlord currently provides a conference room (the “Conference Room”) in a building located at 49 Discovery,
Irvine, California, which is capable of accommodating groups of people for use by Building tenants (including Tenant) on a reserved basis. Tenant shall, subject to availability, have the use of the Conference Room subject to Landlord’s
procedures and charges. The use of the Common Area Conference Room shall be subject to the reasonable rules and regulations (including rules regarding hours of use and priorities for the tenants of the particular building in which a Common Area
Conference Room is located, set up and clean up charges, etc.) established from time to time by Landlord for the Common Area Conference Room. Landlord and Tenant acknowledge that the terms and provisions of Section 10.3 (Tenant’s
Indemnity) of this Lease shall apply to Tenant’s use of the Conference Room. Further, Landlord shall have no liability whatsoever with respect to the existence, condition or availability of any Common Area Conference Room(s) nor shall

  
 1 

 
Landlord have any obligation whatsoever to enforce or make reservations thereof, and Tenant hereby expressly waives all claims against Landlord with respect to the same. No expansion,
contraction, elimination, unavailability or modification of the Common Area Conference Room(s), and no termination of or interference with Tenant’s rights to the Common Area Conference Room(s), shall entitle Tenant to an abatement or reduction
in rent or constitute a constructive eviction or an event of default by Landlord under this Lease. 
 3. GOOD WORKING ORDER WARRANTY.
Landlord warrants to Tenant that , as of the Commencement Date of this Lease, the windows and seals, fire sprinkler system, lighting, heating, ventilation and air conditioning systems and all plumbing and electrical systems serving the Building and
the Premises (collectively, the “Building Systems”) shall be in good working order and operating condition. If Tenant shall notify Landlord of a non-compliance with the foregoing warranty not later than 30 days following the Commencement
Date, then Landlord shall, except as otherwise provided in this Lease, promptly after receipt of such notice from Tenant setting forth the nature and extent of such noncompliance, rectify same at Landlord’s sole cost and expense and not as part
of the Operating Expenses described in Exhibit B of this Lease. 

  

					
	July 29, 2013	 	2	 	

 EXHIBIT H 

LANDLORD’S DISCLOSURES 

SPECTRUM 
 The capitalized terms
used and not otherwise defined in this Exhibit shall have the same definitions as set forth in the Lease. The provisions of this Exhibit shall supersede any inconsistent or conflicting provisions of the Lease. 

1. Landlord has been informed that the El Toro Marine Corps Air Station (MCAS) has been listed as a Federal Superfund site as a result of
chemical releases occurring over many years of occupancy. Various chemicals including jet fuel, motor oil and solvents have been discharged in several areas throughout the MCAS site. A regional study conducted by the Orange County Water District has
estimated that groundwaters beneath more than 2.900 acres have been impacted by Trichloroethlene (TOE), an industrial solvent. There is a potential that this substance may have migrated into the ground water underlying the Premises. The U.S.
Environmental Protection Agency, the Santa Ana Region Quality Control Board, and the Orange County Health Care Agency are overseeing the investigation/cleanup of this contamination. To the Landlord’s current actual knowledge, the ground water
in this area is used for irrigation purposes only, and there is no practical impediment to the use or occupancy of the Premises due to the El Toro discharges. 

  

					
	July 29, 2013	 	1	 	

 EXHIBIT X 

WORK LETTER 
 BUILD TO SUIT 

(Landlord’s Contribution) 

The tenant improvement work (the “Tenant Improvements” and the “Tenant Improvement Work”) shall consist of the work,
including work in place as of the date hereof, required to complete the improvements to the Premises as shown in those certain construction drawings (the “Plan”) prepared by Casco Contractors, dated July 22, 2013. The Tenant
Improvement Work shall be performed by a contractor selected by Landlord and in accordance with the requirements and procedures set forth below. 
  

	 	I.	ARCHITECTURAL AND CONSTRUCTION PROCEDURES. 

 A. Landlord shall pay up to the amount of the
“Landlord’s Contribution” (as defined below) towards the cost of the Tenant Improvement Work. Any additional cost of the Tenant Improvement Work, including, without limitation, additional costs resulting from Changes (as hereinafter
defined) requested by Tenant that would cause the Tenant Improvement Work to exceed Landlord’s Contribution, shall be borne solely by Tenant and paid to Landlord as hereinafter provided. To the extent applicable, the build-out of the Tenant
Improvements shall include Landlord’s building standard tenant improvements, materials and specifications for the Project as set forth in Schedule I attached hereto (“Building Standard Improvements”), except for those additions or
variations to Building Standard Improvements expressly approved by Landlord and noted on the Preliminary Plan (any such addition or variation from the Standard Improvements shall be referred to herein as a “Non-Standard improvement”).
Should Landlord submit any additional plans, equipment specification sheets, or other matters to Tenant for approval or completion in connection with the Tenant improvement Work, Tenant shall respond in writing, as appropriate, within 5 business
days unless a shorter period is provided herein. Tenant shall not unreasonably withhold its approval of any matter, and any disapproval shall be limited to items not previously approved by Tenant in the Plan or otherwise. 

B. In the event that Tenant requests in writing a revision to the Plan (“Change”), and Landlord so approves such Change as provided
in the Section next below, Landlord shall advise Tenant by written change order as soon as is practical of any increase in the cost to complete the Tenant Improvement Work that such Change would cause. Tenant shall approve or disapprove such change
order, if any, in writing within 2 days following Tenant’s receipt of such change order. If Tenant approves any such change order and the cost of such change order causes the Tenant Improvement Work to exceed Landlord’s Contribution,
Landlord, at its election, may either (i) require as a condition to the effectiveness of such change order that Tenant pay the increase in the Completion Cost attributable to such change order concurrently with delivery of Tenant’s
approval of the change order, or (ii) defer Tenant’s payment of such increase until the date 10 days after delivery of invoices for same, provided however, that the Tenant Contribution must in any event be paid in full prior to
Tenant’s commencing occupancy of the Premises, If Tenant disapproves any such change order, Tenant 

  

					
	July 29, 2013	 	1	 	

 
shall nonetheless be responsible for the reasonable architectural and/or planning fees incurred in preparing such change order. Landlord shall have no obligation to interrupt or modify the Tenant
Improvement Work pending Tenant’s approval of a change order, but If Tenant fails to timely approve a change order, Landlord may (but shall not be required to) suspend the applicable Tenant Improvement Work, in which event any related critical
path delays because of such suspension shall constitute Tenant Delays hereunder. 
 C. Landlord agrees that it shall not unreasonably
withhold its consent to Tenant’s requested Changes, provided that such consent may be withheld in all events if the requested Change (i) is of a lesser quality than the Tenant Improvements previously approved by Landlord, (ii) fails
to conform to applicable governmental requirements, (iii) would result in the Premises requiring building services beyond the level normally provided to other tenants, (iv) would delay construction of the Tenant Improvements and Tenant
declines to accept such delay in writing as a Tenant Delay, (v) interferes in any manner with the proper functioning of, or Landlord’s access to, any mechanical, electrical, plumbing or HVAC systems, facilities or equipment in or serving
the Building, or (vi) would have an adverse aesthetic impact to the Premises or would cause additional expenses to Landlord in reletting the Premises. 

D. Notwithstanding any provision in the Lease to the contrary, and not by way of limitation of any other rights or remedies of Landlord, if
Tenant fails to comply with any of the time periods specified in this Work Letter, fails otherwise to approve or reasonably disapprove any submittal within the time period specified herein for such response (or if no time period is so specified,
within 5 business days following Tenant’s receipt thereof), requests any Changes, furnishes inaccurate or erroneous specifications or other information, or otherwise delays in any manner the completion of the Tenant Improvements (including
without [imitation by specifying materials that are not readily available) or the issuance of an occupancy certificate (any of the foregoing being referred to in this Lease as a “Tenant Delay”), then Tenant shall bear any resulting
additional construction cost or other expenses, and the Commencement Date of this Lease shall be deemed to have occurred for all purposes, including without limitation Tenant’s obligation to pay rent, as of the date Landlord reasonably
determines that it would have been able to deliver the Premises to Tenant but for the collective Tenant Delays. Should Landlord determine that the Commencement Date should be advanced in accordance with the foregoing, it shall so notify Tenant in
writing. Landlord’s determination shall be conclusive unless Tenant notifies Landlord in writing, within 5 days thereafter, of Tenant’s election to contest same by arbitration pursuant to the provisions of Section III below. Pending the
outcome of such arbitration proceedings, Tenant shall make timely payment of all rent due under this Lease based upon the Commencement Date set forth in the aforesaid notice from Landlord. 

E. All Standard Tenant Improvements and Non-Standard Improvements shall become the property of Landlord and shall be surrendered with the
Premises at the end of the Term; except that Landlord may, by notice to Tenant given at the time of Landlord’s approval thereof, require Tenant either (i) to remove all or any of the “Alternates” in the Plan which are elected by
Tenant, and all or any of the Tenant Improvements approved by way of a Change requested by Tenant, to repair any damage to the Premises or the Common Area arising from such removal, and to replace any such Non-Standard Improvements with the
applicable Building Standard Improvements, or (ii) to reimburse Landlord for the reasonable cost of such removal, repair and replacement upon demand. Any such removals, repairs and replacements by Tenant

  

					
	July 29, 2013	 	2	 	

 
shall be completed by the Expiration Date, or sooner termination of this Lease, or within 10 days following notice to Tenant if such notice is given following the Expiration Date or sooner
termination. Landlord confirms and agrees, however, that no such removal and/or replacement shall be required for any of the Tenant Improvements shown in the approved Plan. 

F. Landlord shall permit Tenant and its agents to enter the Premises up to 10 days prior to the Commencement Date of the Lease in order that
Tenant may install fixtures, furniture and cabling through Tenant’s own contractors prior to the Commencement Date. Any such work shall be subject to Landlord’s prior written approval, and shall be performed in a manner and upon terms and
conditions and at times satisfactory to Landlord’s representative. The foregoing license to enter the Premises prior to the Commencement Date is, however, conditioned upon Tenant’s contractors and their subcontractors and employees working
in harmony and not interfering with the work being performed by Landlord. If at any time that entry shall cause disharmony or interfere with the work being performed by Landlord, this license may be withdrawn by Landlord upon 24 hours written notice
to Tenant. That license is further conditioned upon the compliance by Tenant’s contractors with all requirements imposed by Landlord on third party contractors, including without limitation the maintenance by Tenant and its contractors and
subcontractors of workers’ compensation and public liability and property damage insurance in amounts and with companies and on forms satisfactory to Landlord, with certificates of such insurance being furnished to Landlord prior to proceeding
with any such entry. The entry shall be deemed to be under all of the provisions of the Lease except as to the covenants to pay rent. Landlord shall not be liable in any way for any personal injury, and/or loss or damage of property which may occur
in connection with such entry by Tenant or in connection with such work being performed by Tenant, the same being solely at Tenant’s risk. In no event shall the failure of Tenant’s contractors to complete any work in the Premises extend
the Commencement Date of this Lease. 
 G. Tenant hereby designates Michael Gioffredi (Tenant’s Construction Representative”),
Telephone No. (949) 413-0523, as its representative, agent and attorney-in-fact for all matters related to the Tenant Improvement Work, including but not by way of limitation, for purposes of receiving notices, approving submittals and issuing
requests for Changes, and Landlord shall be entitled to rely upon authorizations and directives of such person(s) as if given directly by Tenant. The foregoing authorization is intended to provide assurance to Landlord that it may rely upon the
directives and decision making of the Tenant’s Construction Representative with respect to the Tenant Improvement Work and is not intended to limit or reduce Landlord’s right to reasonably rely upon any decisions or directives given by
other officers or representatives of Tenant. Tenant may amend the designation of its Tenant’s Construction Representative(s) at any time upon delivery of written notice to Landlord. 

 

	 	II.	COST OF THE TENANT IMPROVEMENTS WORK 

 A. Landlord shall provide an allowance towards the
“Completion Cost” (as defined below) of constructing the Tenant Improvement Work in the amount of $70,400.00 (the “Landlord’s Contribution”), based on $20.00 per usable square foot of the Premises, with any excess cost of
the Tenant Improvements Work to be borne solely by Tenant If the actual cost of completion of the Tenant Improvements is less than the maximum amount provided for the Landlord’s Contribution, such savings shall inure to the benefit of Landlord
and Tenant shall not 

  

					
	July 29, 2013	 	3	 	

 
be entitled to any credit or payment. Notwithstanding the foregoing, Tenant may utilize a portion of the Landlord’s Contribution, not to exceed the amount of Twelve Thousand Five Hundred
Forty-Six Dollars ($12,546.00) based on $3.00 per usable square foot of the Premises, towards Tenant’s cost of cabling, furniture, and related moving expenses for Tenant’s move to the Premises. 

B. Tenant shall pay all Completion Costs attributable to any Changes requested by the Tenant which cause the Tenant Improvement Work to exceed
Landlord’s Contribution, any costs attributable to Tenant Delays and the amount, if any, by which aggregate Completion Cost of the Tenant Improvements Work exceeds the Landlord’s Contribution. The amounts to be paid by Tenant for the
Tenant Improvements pursuant to this Section II.C. are sometimes cumulatively referred to herein as the “Tenant’s Contribution”. 

C. The “Completion Cost” shall mean all costs of Landlord in completing the Tenant improvements Work, including but not limited to
the following: (i) payments made to architects, engineers, contractors, subcontractors and other third party consultants in the performance of the Work, (ii) permit fees and other sums paid to governmental agencies, and (iii) costs of
all materials incorporated into the Work or used in connection with the Work. The Completion Cost shall also include an administrative/supervision fee to be paid to Landlord or to Landlord’s management agent in the amount of 5% of the
Completion Cost. Unless expressly authorized in writing by Landlord, the Completion Cost shall not include (and no portion of the Landlord Contribution shall be paid for) any costs incurred by Tenant, including without limitation, any costs for
space planners, managers, advisors or consultants retained by Tenant in connection with the Tenant Improvements. 
 D. Prior to start of
construction of the Tenant Improvements, Tenant shall pay to Landlord in full the estimated amount of the Tenant’s Contribution, if any. Following completion of the Tenant Improvements Work, Tenant shall pay (or be refunded) any difference
between the estimated and the actual amount of the Tenant’s Contribution towards the Completion Cost. The balance of all sums due and owing and not otherwise paid by Tenant shall be due and payable on or before the Commencement Date of this
Lease. If Tenant defaults in the payment of any sums due under this Work Letter, Landlord shall (in addition to all other remedies) have the same rights as in the case of Tenant’s failure to pay rent under the Lease, including, without
limitation, the right to terminate this Lease and recover damages from Tenant and/or to charge a late payment fee and to collect interest on delinquent payments, and Landlord may (but shall not be required to) suspend the Tenant Improvement Work
following such default, in which event any delays because of such suspension shall constitute Tenant Delays hereunder. 
  

	 	III.	DISPUTE RESOLUTION 

 A. All claims or disputes between Landlord and Tenant arising out of, or
relating to, this Work Letter shall be decided by the JAMS/ENDISPUTE (“JAMS”), or its successor, with such arbitration to be held in Orange County, California, unless the parties mutually agree otherwise. Within 10 business days following
submission to JAMS, JAMS shall designate three arbitrators and each party may, within 5 business days thereafter, veto one of the three persons so designated. If two different designated arbitrators have been vetoed, the third

  

					
	July 29, 2013	 	4	 	

 
arbitrator shall hear and decide the matter. If less than 2 arbitrators are timely vetoed, JAMS shall select a single arbitrator from the non-vetoed arbitrators originally designated by JAMS, who
shall hear and decide the matter. Any arbitration pursuant to this section shall be decided within 30 days of submission to JAMS. The decision of the arbitrator shall be final and binding on the parties. All costs associated with the arbitration
shall be awarded to the prevailing party as determined by the arbitrator. 
 B. Notice of the demand for arbitration by either party to the
Work Letter shall be filed in writing with the other party to the Work Letter and with JAMS and shall be made within a reasonable time after the dispute has arisen. The award rendered by the arbitrator shall be final, and judgment may be entered
upon it in accordance with applicable law in any court having jurisdiction thereof. Except by written consent of the person or entity sought to be joined, no arbitration arising out of or relating to this Work Letter shall include, by consolidation,
joinder or in any other manner, any person or entity not a party to the Work Letter unless (1) such person or entity is substantially involved in a common question of fact or law, (2) the presence of such person or entity is required if
complete relief is to be accorded in the arbitration, or (3) the interest or responsibility of such person or entity in the matter is not insubstantial. 

C. The agreement herein among the parties to arbitrate shall be specifically enforceable under prevailing law. The agreement to arbitrate
hereunder shall apply only to disputes arising out of, or relating to, this Work Letter, and shall not apply to other matters of dispute under the Lease except as may be expressly provided in the Lease. 

  

					
	July 29, 2013	 	5Exhibit 10.7

 Exhibit 10.7 

12 November 2013 
 Lease 

Unit 2A Trident Park, Basil Hill Road, Didcot, OX11 
 7HJ 

Hartberg Investments Limited (1) and 

Lombard Medical Technologies Plc (2) 

 CONTENTS 
  

							
	Clause	  	 	  	Page	 
			
	 1
	  	 Definitions and Interpretation
	  	 	8	  
	 2.
	  	 Demise
	  	 	12	  
	 3.
	  	 Rents
	  	 	13	  
	 4
	  	 Tenant’s Covenants
	  	 	13	  
	 5.
	  	 Landlord’s Covenants
	  	 	26	  
	 6
	  	 Insurance
	  	 	27	  
	 7
	  	 Provisos
	  	 	30	  
	 8
	  	 Service Charge
	  	 	33	  
	 SCHEDULE 1
	  	 	36	  
	 SCHEDULE 2
	  	 	42	  
	 SCHEDULE 3
	  	 	43	  
	 SCHEDULE 4
	  	 	45	  
	 SCHEDULE 5
	  	 	47	  
	 SCHEDULE 6
	  	 	48	  
	 SCHEDULE 7
	  	 	51	  
	 SCHEDULE 8
	  	 	55	  

 PARTICULARS 

LAND REGISTRY PRESCRIBED CLAUSES 

PRESCRIBED CLAUSES 
  

					
	LR1.	  	Date of Lease	  	12 November 2013
			
	LR2.	  	Title number(s)	  	
			
	LR2.1	  	 Landlord’s title number(s)
  

Title number(s) out of which this lease is granted. Leave blank if not registered.
	  	ON292583
			
	LR2.2	  	 Other title numbers
  

Existing title number(s) against which entries of matters referred to in LR9, LR1 0, LR11 and LR13 are to be made.
	  	None
			
	LR3.	  	 Parties to this lease
  

Give full names and addresses of each of the parties. For UK incorporated companies and limited liability partnerships, a/so give the registered number
including any prefix. For overseas companies, a/so give the territory of incorporation and, if appropriate, the registered number in the United Kingdom including any prefix.
	  	
			
		  	 Landlord
	  	Hartberg Investments Limited a company registered in the British Virgin Islands and whose address for service is the United Kingdom is care of Formal Investments Limited, Festival House, Jessop Avenue, Cheltenham, Gloucestershire,
GL50 3SH and any other person entitled to the immediate reversion to this Lease (“the Landlord”).
			
		  	 Tenant
	  	 Lombard Medical Technologies pic (Company Number 4636949) whose registered office is at Lombard Medical House, 4 Trident Park, Basil Hill
Road, Didcot, Oxfordshire OX11 7HJ and its successors in title (“the Tenant”).

			
		  	 Other parties
  

Specify capacity of each party, for example “management company”, “guarantor”, etc.
	  	

  
 3 

					
	LR4.	  	 Property
  

Insert a full description of the land being leased
  

or
  

Refer to the clause, schedule or paragraph of a schedule in this lease in which the land being leased is more fully described.

 
 Where there is a letting of part of a registered title, a plan must be attached to this
lease and any floor levels must be specified.
	  	Premises known as Unit 2A Trident Park, Basil Insert a full description of the land being Hill Road, Didcot more particularly described in leased the definition of “the Premises” in Schedule 1.
			
	LR5.	  	Prescribed statements etc.	  	
			
	LR5.1	  	 Statements prescribed under rules 179 (dispositions in favour of a charity), 180 {dispositions by a charity) or 196 {leases under the I
Leasehold Reform, Housing and Urban Development Act 1993) of the Land Registration Rules 2003.
  

If this lease includes a statement falling within LR5.1, insert under that subclause the relevant statement or refer to the clause, schedule or paragraph of
a schedule in this lease which contains the I statement.
	  	None
			
	LR5.2	  	 This lease is made under, or by reference to, provisions of:

 
 In LR5. 2, omit or delete those Acts which do not apply to this lease.
	  	
			
	LR6.	  	 Term for which the Property is leased
  

Include only the appropriate statement (duly completed) from the three options.
  

NOTE: The information you provide, or refer to, here Will be used as part of the particulars to identify the lease under rule 6 of the Land
Registration Rules 2003.
	  	The term is as follows: a term commencing on and including the Term Commencement Date, and expiring on 26 July 2022
			
	LR7.	  	 Premium
  

Specify the total premium, inclusive of any VAT where payable.
	  	None.
			
	LR8.	  	 Prohibitions or restrictions on disposing of this lease
  

Include whichever of the two statements is appropriate. Do not set out here the wording of the provision. 
	  	This lease contains a provision that prohibits or restricts dispositions.

  
 4 

					
	LR9.	  	 Rights of acquisition etc.
  

Insert the relevant provisions in the subclauses or refer to the clause, schedule or paragraph of a schedule in this lease which contains the
provisions.
	  	None.
			
	LR9.1	  	Tenant’s contractual rights to renew this lease, to acquire the reversion or another lease of the Property, or to acquire an interest in other land	  	None.
			
	LR9.2	  	Tenant’s covenant to (or offer to) surrender this lease	  	None.
			
	LR9.3	  	Landlord’s contractual rights to I acquire this lease	  	None.
			
	LR10.	  	 Restrictive covenants given in this lease by the Landlord in respect of land other than the Property

 
 Insert the relevant provisions or refer to the clause, schedule or paragraph of a
schedule in this lease which contains the provisions.
	  	None.
			
	LR11.	  	 Easements
  

Refer here only to the clause, schedule or paragraph of a schedule in this lease which sets out the easements.
	  	
			
	LR11.1	  	Easements granted by this lease for the benefit of the Property	  	See Schedule 2
			
	LR11.2	  	Easements granted or reserved by this lease over the Property for the benefit of other property	  	See Schedule 3
			
	LR12.	  	 Estate rentcharge burdening the Property
  

Refer here only to the clause, schedule or paragraph of a schedule in this lease which sets out the rentcharge.
	  	None.
			
	LR13.	  	 Application for standard form of restriction
  

Set out the full text of the standard form of restriction and the title against which it is to be entered. If you wish to apply for more than one standard
form of restriction use this clause to apply for each of them, tell HMLR who is applying against which title and set out the full text of the restriction you are applying for.

 
 Standard forms of restriction are set out in Schedule 4 to the Land Registration Rules
2003.
	  	None.

  
 5 

					
	LR14.	  	 Declaration of trust where there is more than one person comprising the Tenant

 
 If the Tenant is one person, omit or delete all the alternative statements.

 
 If the Tenant is more than one person, complete this clause by omitting or deleting all
inapplicable alternative statements.
	  	None.

  
 6 

 ADDITIONAL PARTICULARS 

 

			
	Rent Commencement Date	 	28 October 2013
		
	Permitted User	 	Use for the design development manufacture and distribution of advanced medical devices and subject to the Landlord’s consent (not to be unreasonably withheld or delayed) other uses within Class B1 of the Schedule to the Town
and Country Planning (Use Classes) Order 1987 (which for the purposes of this definition shall not include any amendments or re­ enactment of such order after the date of this Lease).
		
	Term Commencement Date	 	28 October 2013
		
	Yearly Rent	 	£64,350 subject to review in accordance with the provisions of Schedule 8

  
 7 

 Dated 12 November 2013 

THIS LEASE is made on the date set out in the Particulars between the Landlord and the Tenant named in the Particulars. 

 

	1	Definitions and Interpretation 

  

	 	1.1	Definitions In this Lease unless the context otherwise requires the following expressions shall have the following meanings: 

  

					
	1954 Act	 	the Landlord and Tenant Act 1954 and any subsequent legislation of a similar nature;
		
	1995 Act	 	the Landlord and Tenant (Covenants) Act 1995;
		
	Adjoining Property	 	all parts of the Landlord’s Estate (save and except the Premises) and any land and/or buildings adjoining or neighbouring the Premises and/or the Landlord’s Estate including the Building;
		
	Agreement for Lease	 	an agreement for lease relating to the Premises dated 13 September 2013 and made between the Landlord and the Tenant
		
	Authorised Guarantee Agreement	 	an authorised guarantee agreement within the meaning of section 16 of the 1995 Act such agreement to be by way of indemnity guarantee with the Landlord and (to the extent permitted by the 1995 Act) in the form set out in
Schedule 7 (with such amendments only as permitted by law and as are necessary to comply with the provisions of the 199 Act);
		
	Boiler Room	 	the room edged red on Plan 4;
		
	Building	 	Unit 2 Trident Park, Didcot of which the Premises form part shown edged red on Plan 3
		
	COM Regulations	 	the Construction (Design and Management) Regulations 1994;
		
	Common Areas of the Landlord’s Estate	 	the service roads, service areas, service yard roundabouts, car and vehicle parking areas, loading areas, landscaped areas pedestrian ways, pavements, fire escape routes and any other amenities available within or in
connection with the Landlord’s Estate or within the curtilage thereof which are from time to time provided or designated by the Landlord for use in common by the tenants and occupiers of the Landlord’s Estate and all persons expressly or
by implication authorised by them (or any of them) but excluding the Lettable Areas of the Landlord’s Estate;
		
	Conduits	 	all sewers, drains, pipes, gullies, gutters, ducts, mains, watercourses, channels, subways, wires, cables, conduits, flues and other conducting media of whatsoever
nature;

  
 8 

					
		
	Contents Insurance Policy	 	a contents insurance policy in respect of the equipment at the Property to include as an insured risk the risk of damage to equipment or loss of business arising from flood damage;
		
	Development	 	Development as define in Section 55 of the town and country Planning Act 1990;
		
	Group Company	 	a company that is a member of the same group as the Landlord within the meaning of section 42 of the 1954 Act;
		
	Health and Safety Law	 	all applicable statutes, statutory instruments, common law, treaties, regulations, directives, codes of practice and guidance notes concerning:
			
		 	(a)	  	the health safety and welfare of the Tenant’s employees; or
			
		 	(b)	  	the health safety and welfare of other persons who are at the Premises for any purposes in connection with the Tenant’s presence there and are exposed to risks to their health and safety arising out of or in connection with the
Tenant’s occupation of the Premises; or
			
		 	(c)	  	 the control, use, keeping and transport of explosive, highly flammable or

dangerous substances or substances hazardous to human health;

		
	Insurance Rent	 	the rent reserved by Clause 3.2;
		
	Insured Risks	 	fire, storm, tempest, flood, earthquake, lightning, explosion, impact, aircraft (other than hostile aircraft) and other aerial devices and articles dropped therefrom, riot, civil commotion and malicious damage, bursting
or overflowing of water tanks, apparatus or pipes, subsidence, landslip and heave and such other risks as the Landlord may in its absolute discretion from time to time determine but such expression shall exclude any of such risks against which the
Landlord does not insure by virtue of the operation of Clause 6.1.4.(b);
		
	Interest Rate	 	4 per cent per annum above the base rate of HSBC Bank pic or any other clearing bank the Landlord nominates;
		
	Landlord’s Estate	 	each and every part of the Landlord’s estate as shown edged red on Plan 2 and shall include any other land and/or buildings which the Landlord shall (by notice in writing to the Tenant) deem to form part of the
Landlord’s Estate from time to time;
		
	Lettable Areas of the Landlord’s Estate this Lease	 	those parts of the Landlord’s Estate leased or intended to be leased to occupational tenants; this lease and any document supplemental thereto or which is entered into pursuant to or in accordance with the terms of
this Lease;

  
 9 

			
		
	Particulars	 	the descriptions and terms appearing on the preceding pages headed “Particulars” and “Additional Particulars” which comprise part of this Lease and have the meanings therein specified;
		
	Planning Acts	 	The Town and Country Planning Act 1990, the Planning (Listed Buildings and Conservation Areas) Act 1990, the Planning (Hazardous Substances) Act 1990, the Planning (Consequential Provisions) Act 1990 and any associated or related or
subsequent legislation of a similar nature;
		
	the Rents	 	the rents reserved by Clause 3 of the Lease;
		
	Retained Areas of the Landlord’s Estate	 	all parts of the Landlord’s Estate which do not comprise Lettable Areas of the Landlord’s Estate including (but not limited to):
		
		 	(a) all Common Areas of the Landlord’s Estate;
		
		 	(b) office and other accommodation which may from time to time be reserved within the Landlord’s Estate for staff;
		
		 	(c) any parts of the Landlord’s Estate reserved by the Landlord for the housing of plant, machinery and equipment for the supply of services to the Landlord’s Estate; and
		
		 	(d) all Conduits in upon, over or under or exclusively serving the Landlord’s Estate except any which exclusively serve a Lettable Area of the Landlord’s Estate;
		
	Schedule of Condition	 	the Schedule of Condition relating to the floor of the Premises at ground floor level annexed hereto
		
	Surety	 	the party (if any) named as “Surety” in the Particulars and includes any person who at any time guarantees the performance and observance of the covenants on the part of the Tenant contained in this Lease together with any
substituted surety and its or their successors in title and assigns and in the case of an individual includes his personal representatives;
		
	Surveyor	 	any person appointed by the Landlord to perform the function of a surveyor for any purpose of this Lease (including an employee of the Landlord or a Group Company and the person appointed by the Landlord to collect the rents and
manage the Premises);
		
	Terminating Event	 	any of the following:

  

	 	(a)	in relation to an individual: 

  

	 	(i)	the making of an application for the appointment of an interim receiver in respect of the individual’s property under section 286 of the Insolvency Act 1986; 

  
 10 

	 	(ii)	the individual becoming subject to an interim order under section 252 of the Insolvency Act 1986; 

  

	 	(iii)	the individual becoming subject to a voluntary arrangement as defined in section 253 of the Insolvency Act 1986; 

  

	 	(b)	in relation to a company or a partnership (together “the company” for the purposes of this clause (b) and clause (c) below): 

 

	 	(i)	having against it an application for the appointment of an administrator or having an administrator appointed (whether by court order or otherwise); 

 

	 	(ii)	any person becoming entitled to exercise in relation to the company the powers conferred on a receiver or an administrative receiver or any person being appointed as a receiver or an administrative receiver in respect
of the whole or any part of the assets or undertaking of the company; 

  

	 	(iii)	the making of an order or the passing of a resolution to wind up the company either by the court or voluntarily (except for the purpose of reconstruction or amalgamation not involving any reduction of capital);

  

	 	(v)	the making of a proposal under section 1 of the Insolvency Act 1986 for a voluntary arrangement in respect of the company; 

  

	 	(vi)	the company being unable, or liable to be found unable, to pay its debts within the meaning of section 123 of the Insolvency Act 1986; and 

 

	 	(vii)	the company being struck off the register of companies under section 652 or 652A of the Companies Act 1985. 

  

	 	(c)	in relation to any person (whether an individual or a company): 

  

	 	(i)	the appointment of a receiver (including an administrative receiver) in respect of any of the person’s assets; 

  

	 	(ii)	the person entering into an arrangement for the benefit of creditors; 

  

	 	(iii)	any distress or execution being levied on any of the person’s assets; 

  

	 	(iv)	the person ceasing for any reason to be or remain liable to perform its obligations contained in this Lease; 

  

	 	(v)	the person becoming subject to any analogous events to those listed in (a), (b) and (c) above in a foreign jurisdiction; 

  
 11 

			
	Utilities	  	water, soil, air, electricity, radio, television, telegraphic, telephone, telecommunications and other services and supplies of whatsoever nature;
		
	Value Added Tax	  	value added tax or any tax of a similar nature which may be substituted for it or levied in addition to it;

  

	 	1.2	Headings 

 The headings in this Lease are for convenience only and shall be ignored in
construing this Lease. 
  

	 	1.3	Interpretation 

 Unless there is something in the subject or context inconsistent therewith:

  

	 	1.3.1	where two or more persons are included in the expression “the Tenant” and/or “the Surety” the covenants which are expressed to be made by the Tenant and/or the Surety shall be deemed to be made by
such persons jointly and severally; 

  

	 	1.3.2	words importing persons shall include firms companies and corporations and vice versa; 

  

	 	1.3.3	any covenant by the Tenant not to do any act or thing shall include an obligation not to permit or suffer such act or thing to be done; 

 

	 	1.3.4	references to any right of the Landlord to have access to or entry upon the Premises shall be construed as extending to all persons authorised by the Landlord including in either of such cases agents, professional
advisers, contractors, workmen and others and whether with or without equipment, plant, machinery and other apparatus; 

  

	 	1.3.5	any reference to a statute (whether specifically named or not) shall include any modification, extension, amendment or re-enactment of such statute for the time being in force and all instruments, orders, notices,
regulations, directions, by-laws, permissions and plans for the time being made, issued or given thereunder or deriving validity therefrom; 

  

	 	1.3.6	references to the legislation concerning Value Added Tax shall include a reference to any directives and regulations adopted by the Council of the European Communities which relate to Value Added Tax; 

 

	 	1.3.7	the provisions of this Lease are to be construed independently and if any provision is void or unenforceable in whole or in part that provision to that extent is to be deemed not to form part of this Lease but the
validity and enforceability of the remainder of that provision or of the Lease is not to be affected. 

  

	2	Demise 

 The Landlord demises the Premises to the Tenant for the Term, together with the
rights set out in Schedule 2 in common with others, except and reserving in favour of the Landlord and anyone properly authorised by the Landlord the rights set out in Schedule 3, and subject to the matters set out in Schedule 5. 

  
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	3	Rents 

 The following rents are reserved and payable by the Tenant 

 

	 	3.1	The Yearly Rent (increased by an amount equal to the Value Added Tax thereon (if applicable)) shall be paid (by bank standing order or credit transfer if required by the Landlord) by four equal instalments in advance on
the usual quarter days. The first payment, for the period from and including the Rent Commencement Date up to but excluding the quarter day following the Rent Commencement Date, is to be made on the Rent Commencement Date. 

 

	 	3.2	On demand a due proportion to be determined by the Landlord acting reasonably of all sums (including the proper cost of valuations for insurance purposes) which the Landlord shall from time to time pay for insuring the
Landlord’s Estate against the Insured Risks and the other matters referred to in Clause 6.1 (in each case as increased by an amount equal to the Value Added Tax thereon (if applicable)) the first payment of which sums shall be made on the Rent
Commencement Date; 

  

	 	3.3	The moneys referred to in Clause 4.2 (as increased by an amount equal to the Value Added Tax thereon (if applicable)) to be paid on demand; 

 

	 	3.4	The moneys referred to in Clause 4.4 (as increased by an amount equal to the Value Added Tax thereon (if applicable)) to be paid on demand; and 

 

	 	3.5	The service charge (as increased by an amount equal to the Value Added Tax thereon (if applicable)) to be paid in accordance with Clause 8. 

 

	4	Tenant’s Covenants 

 The Tenant hereby covenants with the Landlord throughout the
Term: 
  

	 	4.1	Rents 

 To pay the Rents at the times and in the manner aforesaid. 

 

	 	4.2	Interest on arrears 

 Without prejudice to any other right, remedy or power contained in this
Lease or otherwise available to the Landlord if any of the Rents reserved by this Lease {whether formally demanded or not) or any other sum of money payable to the Landlord by the Tenant under this Lease shall remain unpaid for more than seven days
after the date when payment was due to pay interest thereon at the Interest Rate from and including the date on which payment was due to the date of payment to the Landlord {both before and after any judgment). 

 

	 	4.3	Outgoings 

  

	 	4.3.1	To pay and discharge all existing and future rates, taxes, duties, charges, assessments, impositions and outgoings whatsoever {whether parliamentary, parochial, local or of any other description and whether or not of a
capital or non­recurring nature or of a wholly novel character) which now are or may at any time during the Term be charged, levied, rated, assessed or imposed upon the Premises or upon the owner or occupier of them (but excluding any payable by
the Landlord as a result of the receipt of the Rents or of any disposition of or dealing with or the ownership of any interest reversionary to the interest created by this Lease). 

 

	 	4.3.2	To pay and discharge or repay to the Landlord the proportion properly attributable to the Premises of any such outgoings which may be payable in respect of any premises (including the Landlord’s Estate) of which
the Premises form part such proportion to be fairly and properly determined by the Landlord. 

  
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	 	4.3.3	To pay or reimburse to the Landlord (as the case may be} all charges for electricity and gas (if any) consumed in the Premises during the Term (including any connection charge and meter rents) including a fair and
proper proportion of any gas electricity water or other utility charges due and shared with any Adjoining Property (including the Building) to be determined by the Landlord acting reasonably. 

 

	 	4.3.4	To indemnify the Landlord against any loss of void rate relief as a result of relief given to the Tenant or other permitted occupier for any period before the termination of the Term. 

 

	 	4.4	Common facilities 

 Upon demand to pay to the Landlord the whole or a due and fair proportion
considering the benefit to the Tenant (such proportion to be determined by the Landlord) (acting reasonably) of all costs, charges, fees and expenses incurred or expended by the Landlord (save to the extent that the same shall be recovered by the
Landlord pursuant to Clause 8) in or in connection with decorating, cleansing, lighting, maintaining, repairing, building, rebuilding, repointing and reconstructing all buildings, walls (including party walls}, fences (including party fences},
forecourts, open areas, roads, ways, passages, pavements, structures (including party structures), roofs (including party roofs}, Conduits and easements which may either belong to or be used. or be capable of being used by the Premises or the
Building in common with any Adjoining Property or not be the specific responsibility of the Tenant under this Lease. 
  

	 	4.5	Repairs 

  

	 	4.5.1	Irrespective of the current state of repair and condition of the Premises, to repair and keep in good and substantial repair and condition the Premises (damage by the Insured Risks excepted save to the extent that
payment of the insurance moneys shall be withheld by reason of any act, neglect or default of the Tenant or any undertenant or any person under its or their control) provided that the Tenant shall not be obliged to put the floor of the Premises at
ground floor level in any better state or condition than is shown in the Schedule of Condition. 

  

	 	4.5.2	To replace from time to time any of the Landlord’s fixtures and fittings which may be or become in need of replacement with new ones of similar kind and quality. 4.5.3 In every third year and in the last three
months of the Term (whether determined by effluxion of time or otherwise) in a good and workmanlike manner and to the satisfaction of the Landlord to clean prepare and decorate (with two coats at least of good quality paint) or otherwise treat (as
appropriate) the exterior of the Premises required to be so prepared, decorated or treated (in such colours and materials as the Landlord may reasonably require) and to so decorate the interior every fifth year of the Term and in the last three
months of the Term. 

  

	 	4.6	Plant and machinery 

 Without prejudice to the provisions of Clause 4.5 above to keep in good
and substantial repair and condition all plant and machinery in and forming part of the Premises (but excluding all plant and equipment belonging to the Tenant) and for that purpose at all times to ensure that such plant, and machinery, is properly
operated, maintained and serviced. 
  

	 	4.7	Cleaning 

 To keep the Premises in a clean and tidy condition and at least once in every month
properly to clean both sides of all windows and window frames and all other glass in the Premises. 
  

	 	4.8	Yield up 

  

	 	4.8.1	Immediately prior to the expiration or sooner determination of the Term (including any termination pursuant to clause 7.18) at the cost of the Tenant: 

 

	 	(a)	to replace any of the Landlord’s fixtures and fittings which shall be missing, broken damaged or destroyed with new ones of a similar kind and quality or (at the option of the Landlord) to pay to the Landlord as a
debt the cost of replacing any of the same; 

  
 14 

	 	(b)	to remove from the Premises any moulding, sign, writing or painting of the name or business of the Tenant or occupiers and. all tenant’s fixtures, fittings, furniture and effects and to make good to the reasonable
satisfaction of the Landlord all damage caused by such removal; 

  

	 	(c)	to remove and make good all alterations or additions made to the Premises during the Term and well and substantially to reinstate the Premises in such manner as the Landlord shall direct and to its reasonable
satisfaction unless the Landlord waives this condition to reinstate by notice in writing to the Tenant; and 

  

	 	(d)	at the Landlord’s request (such request to be made not less than 3 months prior to the determination of the Term to remove the dividing wall between the Premises and the adjoining unit so as to restore the Building
to one unit with commensurate services as existed prior to the date of the Agreement for Lease (provided that the Tenant shall not be required to comply with this Clause 4.8.1(d) if this Lease is terminated pursuant to clause 7.18).

  

	 	4.8.2	At the expiration or sooner determination of the Term quietly to yield up the Premises to the Landlord with vacant possession in good and substantial repair and condition and in accordance with the covenants by the
Tenant contained in this Lease. 

  

	 	4.9	Rights of entry by Landlord To permit the Landlord with all necessary materials and appliances at all reasonable times upon reasonable prior notice (except in cases of emergency when no notice shall be required) to
enter and remain upon the Premises for any of the following purposes: 

  

	 	4.9.1	to view and examine the state and condition of the Premises and to take schedules or inventories of the Landlord’s fixtures; 

  

	 	4.9.2	to exercise any of the rights excepted and reserved by this Lease; and 

  

	 	4.9.3	for any other proper purpose connected with the interest of the Landlord in the Premises, the Building, or the Landlord’s Estate including but not limited to valuing or disposing of any interest of the Landlord.

  

	 	4.10	To comply with notices 

  

	 	4.10.1	Whenever the Landlord shall give written notice to the Tenant of any defects, wants of repair or breaches of covenant the Tenant shall within 40 days of such notice or sooner if requisite make good and remedy the breach
of covenant to the reasonable satisfaction of the Landlord. 

  

	 	4.10.2	If the Tenant shall fail within 21 days of such notice or as soon as reasonably possible in the case of emergency to commence and then diligently and expeditiously to continue to comply with such notice the Landlord may
enter the Premises and carry out or cause to be carried out all or any of the works referred to in such notice. The Tenant shall on demand pay as a debt the costs incurred pursuant to this Clause 4.10.2 together with interest at the Interest Rate
from the date on which the costs are incurred until the date of payment. 

  
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	 	4.11	Dangerous materials and use of machinery 

  

	 	4.11.1	Not to bring into or keep in the Premises any article or thing which is or might become dangerous, offensive, combustible, inflammable, radioactive or explosive or which might increase the risk of fire or explosion
other than in quantities normal to the Tenant’s use of the Premises for the Permitted User and not to burn any rubbish or refuse on the Premises. 

  

	 	4.11.2	Not to keep or operate in the Premises any machinery which shall be unduly noisy or cause excessive vibration or which is likely to annoy or disturb the tenants or occupiers of any Adjoining Premises. 

 

	 	4.12	Overloading of floors and services 

  

	 	4.12.1	Not to overload the floors of the Premises or suspend any excessive weight from the roofs, ceilings, walls, stanchions or structure of the Building and not to overload the Utilities in or serving the Landlord’s
Estate, the Building or the Premises. 

  

	 	4.12.2	Not to do anything which may subject the Building to any strain beyond that which they are designed to bear with due margin for safety and to pay to the Landlord on demand all costs reasonably incurred by the Landlord
in obtaining the opinion of a qualified structural engineer as to whether the structure of the Building is being or is about to be overloaded. 

  

	 	4.13	Conduits and pollution Not to discharge into any Conduits nor into any stream, river, canal or watercourse whatsoever any noxious or deleterious effluent fluid or substance whatsoever which may cause an obstruction or
might be or become a source of danger or which might cause damage or injury to any person or be deleterious to health or which may or might injure the Conduits or the drainage system of the Premises the Building or any Adjoining Property.

  

	 	4.14	Disposal of refuse Not to deposit on any part of the Building or the Landlord’s Estate any trade empties, rubbish or refuse of any kind (other than in proper receptacles provided for the purpose) which is or might
become untidy, unclean, unsightly, injurious to health or in any way detrimental to the Premises or the Landlord’s Estate or any Adjoining Property. 

  

	 	4.15	Prohibited users 

  

	 	4.15.1	Not to use the Premises or any part thereof for any public or political meeting, public exhibition or public entertainment, show or spectacle of any kind nor for any dangerous, noisy, noxious or offensive trade,
business or occupation whatsoever nor for any illegal or immoral purpose nor for residential or sleeping purposes. 

  

	 	4.15.2	Not to use the Premises or any part thereof for gambling, betting, gaming or wagering or as a betting office or as a club or for the sale of beer, wines or spirits and not to play or use any musical instrument, record
player, loud speaker or similar apparatus in such a manner as to be audible outside the Premises and not to hold any auction on the Premises. 

  

	 	4.15.3	Not to cause the Building or any Adjoining Property to be untidy or in a dirty condition and in particular (but without limiting the foregoing) not to deposit on the exterior of the Premises or any Adjoining Property
any refuse or other materials. 

  

	 	4.15.4	Not to store, stack or lay out on the Landlord’s Estate any materials, equipment, plant, bins, crates, cartons, boxes or other item which is or might become untidy, unclean, unsightly or in any way detrimental to
the amenity of the Premises, the Building or any Adjoining Property. 

  
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	 	4.15.5	Not to load or unload any goods arriving at or dispatched from the Premises except within the curtilage of the Premises and in such a way that access to or egress from the Building or any Adjoining Property is not
obstructed for more than 30 minutes. 

  

	 	4.15.6	Not to use the Landlord’s Estate the Building or the Premises nor to permit, suffer or allow the same to be used for any purpose whatsoever or in any way which might result in the Landlord’s Estate the
Building or the Premises becoming “Contaminated Land” as the term is defined by section 78A(2) of the Environmental Protection Act 1990 (whether or not the same is in force at the date of this Lease). 

 

	 	4.16	User 

  

	 	4.16.1	Not to use the Premises or any part thereof except for the Permitted User. 

  

	 	4.16.2	Not to leave the Premises continuously unoccupied for more than 20 days without both notifying the Landlord and providing or paying for such caretaking or security arrangements as the Landlord shall reasonably require
in order to protect the Premises from vandalism, theft or unlawful occupation. 

  

	 	4.16.3	To ensure that at all times the Landlord has written notice of the name, home address and home telephone number of at least two keyholders of the Premises 

 

	 	4.17	Nuisance 

  

	 	4.17.1	Not to do anything in or about the Premises or any part of the Building or the Landlord’s Estate which may be or become a nuisance or which may cause damage, annoyance, inconvenience or disturbance to the Landlord
or the owners, tenants or occupiers of the Adjoining Property or which may be injurious to the value, tone, amenity or character of the Premises, the Building or the Landlord’s Estate. 

 

	 	4.17.2	Without prejudice to the provisions of Clause 4.17.1 above not to emit from the Premises any noise, vibration, smell, fumes, smoke, dust, soot, ash, grit or any noxious or deleterious substances, effluvia or effluent
(nor to permit, suffer or allow the same to be emitted). 

  

	 	4.18	Alterations 

  

	 	4.18.1	Not to alter, divide, cut, maim, injure or remove any of the principal or load bearing walls, floors, beams or columns of or enclosing the Building nor to unite the Premises with any adjoining premises nor to make any
other alterations or additions of a structural nature to the Building or the Premises nor to make any alterations or additions to the Landlord’s fixtures. 

  

	 	4.18.2	Not to make any internal alterations or additions of a non-structural nature to the Premises without the prior written consent of the Landlord such consent not to be unreasonably withheld PROVIDED THAT the Tenant shall
be entitled to erect and dismantle demountable partitioning and to carry out ancillary electrical work without obtaining the consent of the Landlord provided that the Tenant provides plans of the proposed alterations to the Landlord in advance of
carrying out such works 

  

	 	4.18.3	Not to make any material alterations or additions to the Conduits save with the prior written consent of the Landlord such consent not to be unreasonably withheld. 

 

	 	4.18.4	The Landlord may as a condition of giving any such consent require the Tenant to enter into such covenants as the Landlord shall reasonably require regarding the execution of any such works and the reinstatement of the
Premises at the end or sooner determination of the Term. 

  
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	 	4.19	Aerial signs and advertisements 

 Not to erect or display on the exterior of the Building or in
the windows of the Premises so as to be visible from the exterior any pole, flag, aerial advertisement, poster, notice or other sign or thing whatsoever save that the Tenant may display on the Premises a sign stating the Tenant’s name and
business subject to the Tenant obtaining the prior written consent of the Landlord to the size, style and position thereof and the materials to be used such consent not to be unreasonably withheld. 

 

	 	4.20	Alienation 

  

	 	4.20.1	Not by way of assignment, underletting or otherwise nor by any means whereby the Premises or any part thereof may be held on trust to permit the Premises or any part of them to be occupied by or in any way vested in any
person, firm, corporation or other body or entity which is or may become entitled to claim immunity or exemption in relation to compliance with or performance or observance of any covenant, condition or provision of this Lease whether by reason of
diplomatic or sovereign immunity or otherwise howsoever. 

  

	 	4.20.2	Not to assign underlet or charge part only (as distinct from the whole) of the Premises and not to agree so to do. 

  

	 	4.20.3	Not to hold on trust for another, part with possession or occupation nor to share the possession or occupation of the whole or any part of the Premises (or to agree so to do) nor to permit any person to occupy the
Premises nor grant licences or franchises to use or occupy the whole or any part of the Premises save by way of an assignment of an underlease of the whole of the Premises in accordance with the provisions of this Clause 4.20. 

 

	 	4.20.4	Not without the prior written consent of the Landlord such consent not to be unreasonably withheld to mortgage or charge the whole of the Premises. 

 

	 	4.20.5	Not without the prior written consent of the Landlord such consent not to be unreasonably withheld to assign the whole of the Premises provided that the Landlord shall be entitled (for the purposes of section 19(1A) of
the Landlord and Tenant Act 1927): 

  

	 	(a)	to withhold its consent in any of the circumstances set out Clause 4.20.6 below; 

  

	 	(b)	to impose all or any of the matters set out in Clause 4.20.7 below as a condition of its consent. 

  

	 	4.20.6	The circumstances referred to in Clause 4.20.5.1 above are: 

  

	 	(a)	any rent or other sum due under this Lease is in arrears; 

  

	 	(b)	in the Landlord’s reasonable opinion the proposed assignee is a person who is unlikely to be able to comply with the Tenant’s covenants in this Lease; 

 

	 	(c)	the proposed assignee is not a corporation registered in (or if an individual is not resident in) a jurisdiction in which the order of a court obtained in England and Wales will be enforced without any consideration of
the merits of the case or the assets of the proposed assignee upon which any reasonable assessment of financial strength is based are not in such a jurisdiction; 

  

	 	(d)	the proposed assignee is a company which is in the same group (within the meaning of section 42 of the Landlord and Tenant Act 1954) as the assignor unless that company is of no lesser financial strength than the
assignor as at the date of this Lease or the date of the assignment of the Lease to the assignor (as applicable}; 

  

	 	(e)	where in the reasonable opinion of the Landlord an assignment to the proposed assignee taking into account any proposed security or guarantee would materially reduce the value of the Landlord’s interest in the
Premises on the assumption (whether or not a fact) that the Landlord wished to sell its interest on the day following completion of the proposed assignment; 

  
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	 	4.20.7	The conditions referred to in Clause 4.20.5.2 above are that: 

  

	 	(a)	upon or before any assignment and before giving occupation to the assignee the assignor shall enter into an Authorised Guarantee Agreement with the Landlord; 

 

	 	(b)	the assignee shall if it is reasonable for the Landlord to so require upon or before any assignment and before taking occupation obtain guarantors reasonably acceptable to the Landlord who shall covenant by way of
indemnity and guarantee (if more than one jointly and severally) with the Landlord in the terms set out in Schedule 4; 

  

	 	(c)	upon or before any assignment and before giving occupation to the assignee the intended assignor shall procure that any person who has provided a guarantee to the Landlord in respect of the obligations of such assignor
shall join in any Authorised Guarantee Agreement to be entered into by such assignor in the terms required under paragraph 7 of Schedule 4; 

  

	 	(d)	if it is reasonable to so require and as an alternative to a guarantor provided in sub clause (b) a rent deposit deed for such sum as the Landlord may reasonably determine in such form as the Landlord may
reasonably require has been executed and delivered to the Landlord prior to any assignment together with the payment by way of cleared funds of the sum specified in the rent deposit deed; 

 

	 	(e)	together with any guarantees or other security for the performance by the assignee of the Tenant’s obligations under this Lease (other than any Authorised Guarantee Agreement) the proposed assignee is in the
reasonable opinion of the Landlord no less substantial in financial terms than the proposed assignor and any surety to it were in aggregate at the date on which this Lease was granted (after taking into account the value at that date of any other
security for the performance of the Tenant’s obligations under this Lease by such assignor) or the date on which this Lease was assigned to the assignor (as applicable). 

 

	 	4.20.8	It is agreed and declared that (in respect of any application for consent to an assignment of this Lease and subject to such consent not being unreasonably withheld) the Landlord may impose reasonable conditions in
addition to those referred to in Clause 4.20.7 of this Clause or withhold consent notwithstanding the absence of all of the circumstances set out in Clause 4.20.6 if it is reasonable to do so 

 

	 	4.20.9	Not to underlet the whole of the Premises: 

  

	 	(a)	without procuring that the underlessee of the Premises has first entered into direct covenants by deed with the Landlord of this Lease in the following terms: 

 

	 	(i)	not to assign or charge (nor to agree to do so) any part or parts (as distinct from the whole) of the Premises or the part demised; 

  

	 	(ii)	not to part with or share possession or occupation of the whole or any part of the Premises (or the part demised) or agree to do so or permit any person to occupy the same otherwise than by way of an assignment of the
whole; 

  
 19 

	 	(iii)	not to assign or charge the whole of the Premises (nor to agree to do any of the same) otherwise than with the prior written consent of the Landlord such consent not to be unreasonably withheld and not to assign the
Premises in any event without entering into an Authorised Guarantee Agreement with the Tenant; 

  

	 	(iv)	to perform and observe the covenants on the part of the Tenant contained in this Lease save for the payment of rents and other sums due and payable to the Landlord for so long as such undertenant is bound by the
lessee’s obligations in the underlease; 

  

	 	(v)	to observe and perform the covenants, conditions, provisions and other matters on its part contained in the underlease to be granted to it for so long as such undertenant is bound by them; 

 

	 	(b)	without procuring (if the Landlord shall so reasonably require) a guarantor or guarantors acceptable to the Landlord under this Lease acting reasonably in respect of the person to whom such underlease of the Premises is
to be granted which guarantor or guarantors shall (by way of separate covenant and before the grant of the underlease in question) covenant directly by deed with the Landlord under this Lease in the terms of Schedule 4 hereto (mutatis mutandis);

  

	 	(c)	otherwise than by means of an underlease of the Premises in a form which has been first approved by the Landlord under this Lease such approval not to be unreasonably withheld or delayed and which if completed would
comply with the terms of this Clause 4.20 and also: 

  

	 	(i)	provide for the rent reserved by the underlease to be payable in advance on the days on which the Rents reserved under this Lease are payable; 

 

	 	(ii)	contains provisions for rent review on the same dates and on the same terms as provided for in this Lease; 

  

	 	(iii)	incorporate such provisions as are necessary to ensure that such underlease is in all material respects consistent with the provisions of this Lease save where necessary given the extent of the premises to be underlet;

  

	 	(iv)	not contain any matter which would contravene or if entered into would be likely to give rise to a contravention of any matter contained in this Lease; 

 

	 	(v)	provides that any dealings with the underlet premises are subject to the Landlord’s prior written consent (not to be unreasonably withheld or delayed); 

 

	 	(vi)	be on terms that the permitted underlease shall be excluded from the security of tenure provisions afforded by sections 24 - 28 (inclusive) of the 1954 Act by agreement between the Tenant and such undertenant, in
compliance with the requirements of the contracting-out procedure as set out in the Regulatory Reform (Business Tenancies) (England and Wales) Order 2003 and the Tenant shall produce evidence acceptable to the Landlord that the Tenant has taken the
necessary steps to ensure that exclusion is legally effective. 

  

	 	4.20.10	Not to underlet the whole of the Premises for a fine or premium nor at a rent which is less than the market rent for the Premises obtainable at the time of the grant of such underlease nor to reduce or permit the
reduction of rent paid or payable by any underlessee (whether immediate or mediate) nor to enter or permit any arrangement to like effect. 

  
 20 

	 	4.20.11	Not to underlet the whole of the Premises without the prior written consent of the Landlord which consent shall (subject to compliance with the foregoing) not be unreasonably withheld. 

 

	 	4.20.12	In relation to every permitted underletting: 

  

	 	(a)	not at any time either expressly or by implication to waive any breach of any of the covenants or conditions in any underlease subordinate to this Lease; 

 

	 	(b)	not without the prior written approval of the Landlord to vary the terms of or accept a surrender of part of any underlease nor to agree to do any of the same; 

 

	 	(c)	to enforce the performance and observance of the covenants made in favour of the Tenant by any underlessee whether contained in a lease or otherwise; 

 

	 	(d)	not at any time either expressly or by implication to waive any breach of any of the covenants or conditions in any underlease subordinate to this Lease; 

 

	 	(e)	to procure that the rent reserved by any underlease shall not be commuted or payable more than one quarter in advance; 

  

	 	(f)	not to agree any rent review under any underlease without the Landlord’s consent such consent not to be unreasonably withheld or delayed 

provided that the Landlord’s approvals specified in this Clause shall not be unreasonably withheld or delayed. 

 

	 	4.20.13	The Tenant shall procure that every permitted assignee of every underlease of the Premises granted by the Tenant covenants directly with the Landlord to perform all the Tenant’s covenants herein (save as to payment
of the Rents and other sums payable hereunder) for so long as such assignee is bound by the underlessee’s obligations in such underlease and that if it is reasonable for the Landlord to so require such persons as the Landlord shall reasonably
require shall join as guarantor to any such assignee and enter into direct covenants with the Landlord in the terms (mutatis mutandis) set out in Schedule 4 of this Lease. 

 

	 	4.20.14	Not (other than by an assignment or underletting permitted by this Lease) to part with or share possession or occupation of the whole or any part of the Premises (nor to agree to do any of the same) provided that
subject to the conditions set out in Clause being and continuing to be satisfied the Tenant may share occupation of the Premises or any part of them with any company (“Occupational Company”) which is a subsidiary (within the meaning of
section 42 of the 1954 Act) of the Tenant. 

  

	 	4.20.15	The conditions referred to in Clause 4.20.14 are that: 

  

	 	(a)	before any Occupational Company takes occupation in accordance with Clause 4.20.14 the Tenant shall first give written details to the Landlord of the identity of the Occupational Company and of its relationship to the
Tenant; 

  

	 	(b)	no such Occupational Company shall at any time have or enjoy exclusive possession or occupation of the Premises or any part of them or have or acquire any interest or right in or in respect of the Premises;

  

	 	(c)	this permission for any Occupational Company to occupy in accordance with Clause 4.20.14 shall cease immediately upon such Occupational Company ceasing to be an Occupational Company and the Tenant shall thereupon
procure that the Occupational Company shall vacate the Premises. 

  
 21 

	 	4.21	Registration of dispositions 

 Within 21 days of every assignment, transfer, assent,
underlease, mortgage, charge or other disposition whether mediate or immediate of or relating to the Premises or any part thereof to produce to and leave with the Landlord or its Solicitors a certified copy of the deed instrument or other document
evidencing or effecting such disposition and on each occasion to pay to the Landlord or its Solicitors a reasonable registration fee being not less than £35 (together with Value Added Tax thereon). 

 

	 	4.22	Disclosure of information Upon making any application or request in connection with the Premises or this Lease to disclose to the Landlord such information as the Landlord may reasonably require and whenever the
Landlord shall reasonably request to supply full particulars of all occupations and derivative interests in the Premises however remote or inferior. 

  

	 	4.23	Landlord’s costs 

 To pay and indemnify the Landlord on a full indemnity basis against all
costs, fees, charges, disbursements and expenses properly incurred by the Landlord including but not limited to those payable to solicitors, counsel, architects, surveyors and bailiffs: 

 

	 	4.23.1	in relation to or in contemplation of the preparation and service of a notice under section 146 of the Law of Property Act 1925 and of any proceedings under sections 146 or 147 of that Act (whether or not any right of
re-entry or forfeiture has been waived by the Landlord or a notice served under section 146 is complied with by the Tenant or the Tenant has been relieved under the provisions of the said Act and notwithstanding forfeiture is avoided otherwise than
by relief granted by the court); 

  

	 	4.23.2	in relation to or in contemplation of the preparation and service of all notices and schedules relating to wants of repair whether served during or within 6 months after the expiration of the Term (but relating in all
cases only to such wants of repair that accrued not later than the expiration or sooner determination of the Term); 

  

	 	4.23.3	in connection with the recovery or attempted recovery of arrears of rent or other sums due from the Tenant or in procuring the remedying of the breach of any covenant by the Tenant; and 

 

	 	4.23.4	in relation to any application for consent required or made necessary by this Lease (such costs to include reasonable management fees and expenses) whether or not the same is granted or whether the application be
withdrawn provided in such case that the fees are reasonable. 

  

	 	4.24	Statutory requirements 

  

	 	4.24.1	At the Tenant’s own expense to comply in all respects with the provisions of the Offices Shops and Railway Premises Act 1963, the Fire Precautions Act 1971, the Defective Premises Act 1972, the Health and Safety at
Work etc. 1974 and the Environmental Protection Act 1990 and every other statute now in force or which may come into force after the date of this Lease and any other obligations imposed by law relating to the Premises or the user thereof.

  

	 	4.24.2	To execute all works and provide and maintain all arrangements upon or in respect of the Premises or the user thereof which are directed or required to be undertaken (whether by the Landlord, Tenant or occupier) by any
statute now in force or which may come into force after the date of this Lease or by any government department local or other competent authority or duly authorised officer or court of competent jurisdiction acting under or in pursuance of any
statute. 

  
 22 

	 	4.24.3	To indemnify and keep indemnified the Landlord against all costs, charges, fees and expenses of or incidental to the execution of any works” or the provision or maintenance of any arrangements so directed or
required. 

  

	 	4.24.4	Not to do or omit to be done in or near the Premises or on any part of the Landlord’s Estate any act or thing by reason of which the Landlord may under any statute incur or have imposed upon it or become liable to
pay any penalty, damages, compensation, costs, charges or expenses. 

  

	 	4.25	Planning Acts 

  

	 	4.25.1	To comply with the provisions and requirements of the Planning Acts and to indemnify and keep the Landlord indemnified against all actions, proceedings, claims, demands, losses, costs, expenses, damages and liability
whatsoever in respect of any contravention of the Planning Acts. 

  

	 	4.25.2	At the expense of the Tenant to obtain all planning permissions and any other consents and to serve all notices which may be required for the carrying out of any operations or user on the Premises which may constitute
Development provided that no application for planning permission shall be made or any notice given to any authority of the commencement or carrying out of any Development nor shall any notice be given of an intention to commence or carry out the
same without the prior written consent of the Landlord. 

  

	 	4.25.3	To pay and satisfy any charge or levy that may be imposed after the date of this Lease under the Planning Acts in respect of the carrying out of any such operations or the commencement or continuation of any such user
as is referred to in Clause 4.26.2 above. 

  

	 	4.25.4	Notwithstanding any consent which may be granted by the Landlord under this Lease not to carry out or make any alteration or addition to the Premises or any change of use nor to implement any planning permission
obtained in respect of the Premises until: 

  

	 	(a)	all necessary notices under the Planning Acts have been served and copies produced to the Landlord; 

  

	 	(b)	any necessary permission under the Planning Acts has been obtained and produced to the Landlord; and 

  

	 	(c)	the Landlord has acknowledged that the planning permission is acceptable to it, 

 provided that
the Landlord may refuse to acknowledge its acceptance of a planning permission on the grounds that any condition contained in it or anything omitted from it or the period referred to in it would in the reasonable opinion of the Landlord be or be
likely to be prejudicial to the Landlord’s interest in the Premises whether during or following the expiration or sooner determination of the Term. 
  

	 	4.25.5	Unless the Landlord shall otherwise direct to carry out and complete before the expiration or sooner determination of the Term: 

  

	 	(a)	any works stipulated to be carried out to the Premises by a date subsequent to such expiration or sooner determination as a condition of any planning permission granted to the Tenant for any Development which is
commenced before the expiration or sooner determination of the Term; and 

  

	 	(b)	any Development commenced by the Tenant upon the Premises in respect of which the Landlord shall or may be or become liable for any charge or levy under the Planning Acts. 

  
 23 

	 	4.25.6	If and when called upon so to do to produce to the Landlord all plans, documents and other evidence which the Landlord may reasonably require in order to satisfy itself that the provisions of this Clause 4.26 have been
complied with in all respects. 

  

	 	4.25.7	Not without the prior Written consent of the Landlord to enter into any agreement with any competent authority regulating the Development or use of the Premises or any part of the Building or the Landlord’s Estate
nor (without the prior written consent of the Landlord) to offer any competent authority a unilateral undertaking. 

  

	 	4.25.8	Not without the prior written consent of the Landlord to serve any notice relating to the Premises under Part VI of the Town and Country Planning Act 1990. 

 

	 	4.25.9	In any case where a planning permission has been granted subject to conditions the Landlord shall be entitled where it is reasonable to do so to require the Tenant to provide security for the compliance with such
conditions and the Tenant shall not implement the planning permission until security shall have been provided to the reasonable satisfaction of the Landlord. 

  

	 	4.26	Statutory notices 

 Within 14 days of receipt of the same (or sooner if requisite having regard
to the requirements of the notice or order in question or the time limits stated therein) to produce to the Landlord a true copy and any further particulars required by the Landlord of any notice or order or proposal for the same given to the Tenant
and relevant to the Premises or the Landlord’s Estate or the owner or occupier of the whole or any part of either thereof by any government department or local or public or other authority and without delay to take all necessary steps to comply
with the notice or order so far as the same is the responsibility of the Tenant and at the request of the Landlord but at the cost of the Tenant to make or join with the Landlord in making such objection or representation against or in respect of
any such notice order or proposal as the Landlord shall deem expedient. 
  

	 	4.27	Fire precautions and equipment. 

  

	 	4.27.1	To comply with the requirements and recommendations of the fire authority, the insurers of the Building and/or the Landlord’s Estate and the Landlord in relation to fire precautions affecting the Premises or the
Landlord’s Estate. 

  

	 	4.27.2	To keep the Premises supplied and equipped with such fire fighting and extinguishing appliances as shall be required by any statute, the fire authority or the insurers of the Building and/or the Landlord’s Estate
or as shall be reasonably required by the Landlord (or at the Landlord’s option to pay to the Landlord on demand the cost of providing and installing any of the same) and such appliances shall be open to inspection and shall be maintained to
the reasonable satisfaction of the Landlord. 

  

	 	4.27.3	Not to obstruct the access to or means of working any fire fighting and extinguishing appliances or the means of escape from the Premises the Building or the Landlord’s Estate in case of fire or other emergency.

  

	 	4.28	Defective premises Forthwith upon becoming aware of the same to give written notice to the Landlord of any defect in the Premises which might give rise to an obligation on the Landlord to do or refrain from doing any
act or thing so as to comply with the duty of care imposed on the Landlord pursuant to the Defective Premises Act 1972 and at all times to display and maintain all notices which the Landlord may from time to time reasonably require to be displayed
in respect thereof at the Premises. 

  
 24 

	 	4.29	Encroachments and easements 

 Not to stop up or obstruct any of the windows or lights belonging
to the Premises and not to permit any new window, light, opening, doorway, passage, Conduit or other encroachment or easement to be made or acquired into, upon or over the Premises or any part thereof and in case any person shall attempt to make or
acquire any encroachment or easement whatsoever to give written notice thereof to the Landlord immediately the same shall come to the notice of the Tenant and at the request of the Landlord but at the cost of the Tenant to adopt such means as may be
reasonably required by the Landlord for preventing any such encroachment or the acquisition of any such easement. 
  

	 	4.30	Reletting and sale notices 

 To permit the Landlord at all reasonable times to enter upon the
Premises and affix and retain without interference upon any suitable parts of the Premises {but not so as materially to affect the access of light and air to the Premises) during the last six months of the Term notices for reletting the same and at
any time during the Term notices for selling the Landlord’s interest in the Premises the Building or the Landlord’s Estate and not to remove or obscure the said notices and to permit all persons with the written authority of the Landlord
to view the Premises at all reasonable hours in the daytime upon prior appointment having been made. 
  

	 	4.31	Indemnity 

 To keep the Landlord fully indemnified from and against all actions, proceedings,
claims, demands, losses, costs, expenses, damages and liability arising in any way directly or indirectly out of the state of repair of the Premises or any breach of the Tenant’s covenants contained in this Lease or the occupation and use of
the Premises by the Tenant or any other permitted occupier. 
  

	 	4.32	New surety 

 If a Terminating Event shall occur in relation to the Surety or any surety who at
any time after the date of this Lease guarantees the obligations of the Tenant contained in this Lease then the Tenant shall give written notice to the Landlord within 14 days of any such event and if so required by the Landlord and at the expense
of the Tenant within a further 30 days shall procure some other person acceptable to the Landlord to execute and deliver to the Landlord a deed containing a covenant with the Landlord as a primary obligation in the terms contained in Schedule 4
(mutatis mutandis). 
  

	 	4.33	Value Added Tax It is hereby agreed and declared that: 

  

	 	4.33.1	if the Landlord makes any supply for Value Added Tax purposes pursuant to or in connection with this Lease the Tenant shall (save to the extent that the Landlord is entitled to be indemnified in respect of Value Added
Tax by an increased payment under Clause 4.34.4 below) pay to the Landlord on demand an amount equal to any Value Added Tax which is payable (whether or not as the result of the exercise of any option or the making of any election) in respect of
that supply; 

  

	 	4.33.2	all payments to be made by the Tenant under this Lease (whether by way of rent or otherwise) are calculated without regard to Value Added Tax so that if any such payment constitutes the whole or any part of the
consideration for a taxable supply {whether that supply is taxable as a result of the exercise of an option or the making of an election or otherwise) by the Landlord the amount of that payment shall be increased by an amount equal to the amount of
Value Added Tax which is chargeable in respect of the taxable supply in question; 

  
 25 

	 	4.33.3	without prejudice to any statutory rights which the Landlord has in this respect it is agreed and declared that the Landlord reserves the right in its absolute discretion from time to time to exercise or not as the case
may be any option or election in relation to Value Added Tax and nothing in this Lease or otherwise shall create any implication as to how the Landlord may exercise that discretion from time to time; 

 

	 	4.33.4	where under this Lease the Tenant agrees to pay contribute to or indemnify the Landlord or any other person in respect of any costs, fees, expenses, outgoings or liabilities of whatsoever nature whether of the Landlord
or any third party reference to such costs, fees, expenses, outgoings or liabilities shall (for the avoidance of doubt) be taken to be increased (except to the extent that the Landlord or the third party obtains a credit for the same as allowable
input tax) by any Value Added Tax charged in relation thereto. 

 Provided that all liability of the Tenant to pay Value Added
Tax shall be subject to the provision of a valid Value Added Tax invoice within the statutory time limits for the provision of such invoice 
  

	 	4.34	Covenants affecting reversion 

 To perform and observe all obligations in respect of the
Premises arising from the matters specified in Schedule 5 and to keep the Landlord indemnified against all actions, claims, demands, costs, expenses, damages and liability in any way relating thereto. 

 

	 	4.35	Regulations 

 To comply with any regulations that the Landlord may reasonably impose in the
interests of good estate management in connection with the use and operation of the Premises and/or the Landlord’s Estate and which are made and communicated to the Tenant in writing. 

 

	 	4.36	Health and Safety 

  

	 	4.36.1	At the Tenant’s own expense to comply at all times with Health and Safety Law and all its requirements relating to the use or occupation of the Premises. 

 

	 	4.36.2	To prepare a formal assessment of the risks to the health and safety of the Tenant’s employees and of persons who are not the Tenant’s employees arising out of or in connection with the Tenant’s
occupation of the Premises. 

  

	 	4.36.3	To co-operate and co-ordinate all health and safety procedures with the Landlord. 

  

	 	4.36.4	To provide upon written request to the Landlord a copy of its current health and safety policy statement and full details of any events or accidents reportable under Health and Safety Law together with copies of any
notices and any associated correspondence served or sent by any regulatory body on or to the Tenant or other occupier of the Premises under Health and Safety Law. 

 

	5	Landlord’s Covenants 

 The Landlord hereby covenants with the Tenant: 

 

	 	5.1	Quiet enjoyment Subject to the Tenant paying the Rents and performing and observing the covenants on the part of the Tenant herein contained the Tenant shall and may peaceably hold and enjoy the Premises during the Term
without any interruption by the Landlord or any person lawfully claiming through under or in trust for it. 

  
 26 

	 	5.2	Landlord’s services 

 Subject to the Tenant punctually paying the Service Charge (as such
term is defined in Clause 8) to provide the following services: 
  

	 	5.2.1	Common Areas of the Landlord’s Estate 

 To keep the Common Areas of the Landlord’s
Estate reasonably clean and (so far as may be necessary for the reasonable use and enjoyment by the Tenant of the Premises) maintained in good repair and condition. 
  

	 	5.2.2	Staff 

 To employ such staff (if any) as the Landlord may in its absolute discretion deem
desirable or necessary to enable the Landlord to provide all or any of the services to the Building or the Landlord’s. Estate as the Landlord shall deem necessary or desirable and as are requisite for the good and proper management conduct and
security of the Building or the Landlord’s Estate. 
  

	 	5.2.3	Name boards 

 To provide and install name boards of such size and design as the Landlord may in
its absolute discretion determine at such locations as the Landlord shall deem appropriate. 
  

	 	5.2.4	Landscaped areas 

 To keep those parts of the Retained Areas of the Landlord’s Estate
which have been landscaped properly maintained, planted and free from weeds and where laid to grass regularly mown and to keep all water features on the Retained Areas of the Landlord’s Estate properly maintained. 

 

	 	5.2.5	Keyholders 

 To keep the list of keyholders provided by the Tenant in accordance with Clause
4.16.3 in a secure place accessible only to senior and/or relevant members of the Landlord’s staff or its appointed managing agents. 
  

	 	5.2.6	The Landlord shall use reasonable endeavours to keep the structure and exterior of the Building and any common parts of the Building in good repair and condition and use reasonable endeavours to keep all services in the
Building for which the Landlord is responsible in good working order and regularly serviced subject to the provisions of clause 8.6 and provided that the Landlord shall not be responsible for any temporary interruptions to services, not for any
failure to perform its covenants due to any reason outside the Landlord’s reasonable control. 

  

	6	Insurance 

  

	 	6.1	Landlord to insure 

 Subject to (i) the Tenant paying the Insurance Rent, (ii) any
excesses, exclusions or limitations required by the insurers and (iii) the other provisions of this Clause 6, the Landlord shall insure and keep insured through such agency as the Landlord may from time to time determine: 

 

	 	6.1.1	the Building and the Landlord’s Estate in the full reinstatement cost (together with any Value Added Tax thereon) of the Landlord’s Estate against loss or damage by the Insured Risks including but not limited
to architects’, surveyors’ and other professional fees (together with any Value Added Tax thereon) and expenses incidental thereto, the cost of shoring up, demolition and site clearance and similar expenses (together with any Value Added
Tax thereon); 

  
 27 

	 	6.1.2	the loss of Yearly Rent (together with any Value Added Tax thereon (if any)) from time to time payable or reasonably estimated to be payable under this Lease taking account (in the case of loss of rent) of any review of
the Yearly Rent which may become due under this Lease for three years or such longer period as the Landlord may from time to time reasonably deem to be necessary having regard to the likely period required for obtaining planning permission and
rebuilding the Premises in accordance with its covenants contained herein; and 

  

	 	6.1.3	property owner’s liability and such other insurances as the Landlord may from time to time deem necessary to effect. 

Provided that the Landlord shall not be obliged to insure pursuant to this clause:- 

 

	 	(a)	any tenant’s and trade fixtures and fittings; 

  

	 	(b)	to the extent that insurance is not available in the normal market at a reasonable premium; and 

  

	 	(c)	to the extent that insurance is vitiated or is unobtainable by reason of the Tenant’s default. 

  

	 	6.2	Landlord to produce evidence of insurance 

 At the request of the Tenant the Landlord shall
produce to the Tenant reasonable evidence from the insurers of the terms of the insurance policy and the fact that the policy is subsisting and in effect. 
  

	 	6.3	Destruction of the Building and/or the Landlord’s Estate 

 If the Building or the
Landlord’s Estate or any part thereof is destroyed or damaged by any of the Insured Risks so as to render the Premises unfit for use and occupation or inaccessible then: 
  

	 	6.3.1	unless payment of the insurance moneys shall be refused in whole or in part by reason of any act or default of the Tenant or any undertenant or any person under its or their control; 

 

	 	6.3.2	unless there is some defect in the site so that rebuilding, repair or reinstatement could not reasonably be undertaken or could not be undertaken at reasonable cost; 

 

	 	6.3.3	subject to the Landlord being able to obtain any necessary planning permission and all other necessary licences, approvals and consents (in respect of which the Landlord shall use its reasonable endeavours to obtain the
same but shall not be obliged to appeal against any refusal thereof) and provided such consents are not subject to a condition with which it would be unreasonable to expect the Landlord to comply; 

 

	 	6.3.4	subject to the necessary labour and materials being and remaining available to the Landlord; 

  

	 	6.3.5	subject to any war, act of God, government action, strike, lock-out or any other circumstance beyond the Landlord’s reasonable control which prevents the Landlord from doing so, the Landlord shall lay out the net
proceeds of such insurance (other than any in respect of loss of rent) in the rebuilding of the Premises, the Building the Landlord’s Estate (as the case may be) so destroyed or damaged (but not so that the Landlord shall be obliged in such
rebuilding to provide accommodation identical in layout to that which existed prior to such rebuilding) provided the accommodation is of similar size or standard. 

  
 28 

	 	6.4	Where reinstatement is prevented 

 If for any reason whatsoever the Landlord is prevented from
rebuilding the Premises the Building or the Landlord’s Estate in accordance with Clause 6.3 above then the Landlord shall be relieved from such obligation and shall be solely entitled to all the insurance moneys and if such rebuilding shall
continue to be so prevented for three years after the date of the destruction or damage and this Lease has not been terminated by frustration the Landlord or the Tenant may at any time after the expiry of such period of three years by written notice
given to the other party determine this demise but without prejudice to any claim by either party against the other in respect of any antecedent breach of covenant. 
  

	 	6.5	Payment of insurance moneys refused 

 If the payment of any insurance moneys is refused as a
result of some act or default of the Tenant or any undertenant or any person under its or their control, the Tenant hereby covenants to pay to the Landlord on demand the amount so refused with interest thereon at the Interest Rate from the date of
demand to the date of payment. 
  

	 	6.6	Suspension of rent 

 If the Building or the Landlord’s Estate or any part thereof (other
than tenant’s and trade fixtures and fittings) shall be destroyed or damaged by any of the Insured Risks so as to render the Premises unfit for use and occupation or inaccessible and the insurance shall not have been vitiated or payment of the
policy moneys refused in whole or in part as a result of some act or default of the Tenant or any undertenant or any person under its or their control and the Landlord is not relieved of its obligations to insure against loss of Yearly Rent by
virtue of Clause 6.1.4 then (subject to any excesses, exclusions or limitations on loss of rent insurance) the Yearly Rent or a fair proportion thereof according to the nature and extent of the damage sustained shall be suspended until the Premises
or the part so destroyed or damaged shall be again rendered fit for use and occupation and accessible or until the expiration of three years from the date of the destruction or damage (whichever is the earlier) and any dispute regarding the cesser
of rent shall be referred to a single arbitrator to be appointed in default of agreement upon the application of either party by or on behalf of the President for the time being of the Royal Institution of Chartered Surveyors in accordance with the
provisions of the Arbitration Act 1996 provided always that under no circumstances shall the amount of the Yearly Rent which ceases to be payable under this Lease exceed the amount received by the Landlord in respect of the loss of rent insurance.

  

	 	6.7	Benefit of other insurances 

 If the Tenant shall become entitled to the benefit of any
insurance on the Premises the Building or the Landlord’s Estate which is not effected or maintained in pursuance of the obligations herein contained then the Tenant shall apply all moneys received from such insurance (insofar as the same shall
extend) in making good the loss or damage in respect of which the same shall have been received. 
  

	 	6.8	Insurance becoming void 

 The Tenant shall not do or omit to do anything that could cause any
policy of insurance in respect of or covering the Premises the Building and/or the Landlord’s Estate and/or any Adjoining Property owned by the Landlord to become void or voidable (whether wholly or in part) nor anything whereby any additional
insurance premiums may become payable (unless the Tenant shall have previously notified the Landlord and shall have agreed to pay the increased premiums) and in the event of breach of this clause by the Tenant the Tenant shall on demand pay to the
Landlord all expenses incurred by the Landlord in renewing any such policy and any increased insurance premiums. 
  

	 	6.9	Requirements of insurers 

 The Tenant shall at all times comply with all the requirements of
the insurers in respect of the Building the Landlord’s Estate and the Premises provided the have been notified to the Tenant. 
  

	 	6.10	Notice by Tenant 

 The Tenant shall give notice to the Landlord forthwith upon becoming aware
of any event or thing which might affect any insurance policy relating to the Building the Landlord’s Estate or the Premises. 

  
 29 

	7	Provisos 

 Provided always and it is hereby agreed and declared as follows: 

 

	 	7.1	Forfeiture 

 Without prejudice to any other right, remedy or power herein contained or
otherwise available to the Landlord if and whenever during the Term: 
  

	 	7.1.1	the Rents or any part thereof shall be unpaid for 14 days after becoming payable (whether formally demanded or not); 

  

	 	7.1.2	there is a breach by the Tenant of any covenant or other term of this Lease; 

  

	 	7.1.3	there is a breach by the Surety (if any) of any of the Surety’s covenants contained in this Lease; or 

  

	 	7.1.4	there occurs in relation to the Tenant or the Surety (or where the Tenant or any Surety comprises two or more persons there occurs in relation to any of such persons) a Terminating Event or any of them shall suffer any
distress or execution to be levied on the Premises, then and in any such case the Landlord may at any time thereafter re-enter the Premises or any part of them in the name of the whole and thereupon the Term shall absolutely cease and determine but
without prejudice to any rights or remedies which may then have accrued to the Landlord against the Tenant or the Surety (if any) in respect of any antecedent breach of any of the covenants contained in this Lease. 

 

	 	7.2	No implied easements 

 Nothing herein contained shall impliedly confer upon or grant to the
Tenant any easement, right or privilege other than those expressly granted by this Lease. 
  

	 	7.3	Exclusion of warranty as to user 

  

	 	7.3.1	Nothing contained in this Lease or in any consent granted by the Landlord under this Lease shall imply or warrant that the Premises the Building or the Landlord’s Estate may be used under the Planning Acts for the
purpose herein authorised or any purpose subsequently authorised. 

  

	 	7.3.2	The Tenant hereby acknowledges and admits that the Landlord has not given or made at any time any representation or warranty that any such use is or will be or will remain a permitted use under the Planning Acts.

  

	 	7.3.3	Notwithstanding that any such use might not be a permitted use under the Planning Acts the Tenant shall remain fully bound and liable to the Landlord in respect of the obligations undertaken by the Tenant in this Lease
without being entitled to any compensation, recompense or relief of any kind whatsoever. 

  

	 	7.4	Representations 

 The Tenant acknowledges that this Lease has not been entered into in reliance
wholly or partly on any statement or representation made by or on behalf of the Landlord except any such statement or representation that is expressly set out in this Lease. 

  
 30 

	 	7.5	Failure by Landlord to provide services 

 The Landlord shall not in any event be liable to the
Tenant in respect of any failure of the Landlord to perform any of the services referred to in this Lease whether express or implied unless the Tenant has notified and the Landlord has failed within a reasonable time to remedy the same and then in
such case the Landlord shall be liable to compensate the Tenant only for loss or damage sustained by the Tenant after such reasonable time has elapsed. 
  

	 	7.6	Exclusion of Landlord’s Liability 

 The Landlord shall not in any circumstances incur any
liability for any failure or interruption in any of the services provided by the Landlord or for any inconvenience or injury to person or property arising from such failure or interruption due to mechanical breakdown, failure or malfunction,
overhauling, maintenance, repair or replacement, strikes, labour disputes, shortages, malicious damage or terrorist activity or any other cause or circumstance beyond the control of the Landlord. 

 

	 	7.7	Covenants relating to the Building the Landlord’s Estate and/or Adjoining Property 

Nothing contained in or implied by this Lease shall give the Tenant the benefit of or the right to enforce or to prevent the release or
modification of any covenant, agreement or condition entered into by any tenant of the Landlord in respect of any property not comprised in this Lease. 
  

	 	7.8	Effect of waiver 

 Each of the Tenant’s covenants shall remain in full force both at law
and in equity notwithstanding that the Landlord shalf have waived or released temporarily any such covenant or waived or released temporarily or permanently revocably or irrevocably a similar covenant or similar covenants affecting other property
belonging to the Landlord. 
  

	 	7.9	Exclusion of statutory compensation 

 Except where any statutory provision prohibits or
modifies the right of the Tenant to compensation being reduced or excluded by agreement neither the Tenant nor any undertenant (whether immediate or not) shall be entitled on quitting the Premises or any part thereof to claim any compensation from
the Landlord under the 1954 Act. 
  

	 	7.10	Schedules 

 The parties mutually undertake with each other to observe and perform the
provisions contained in the Schedules. 
  

	 	7.11	Notices 

  

	 	7.11.1	Any demand or notice required to be made, given to or served on the Tenant or the Surety (if any) under this Lease shall be duly and validly made, given or served if addressed to the Tenant or the Surety respectively
and delivered personally or sent by pre-paid registered or recorded delivery mail addressed (in the case of a company) to its registered office or (if an individual) to its last known address. 

 

	 	7.11.2	Any notice required to be given to or served on the Landlord shall be duly and validly given or served if sent by pre-paid registered or recorded delivery mail to the Landlord at its registered office provided that
whilst the Landlord is Hartberg Investments Limited notices shall be sent to its address for service in the UK being c/o Formal Investments Limited, Festival House, Jessop Avenue, Cheltenham, Gloucestershire, GL50 3SH or such other address in the UK
as the Landlord may from time to time notify to the Tenant in writing. 

  

	 	7.11.3	Any demand or notice shall be conclusively treated as having been made, given or served if by mail on the second working day after the day of posting. 

  
 31 

	 	7.12	Disputes with adjoining occupiers 

 Any dispute arising between the Tenant and the tenants or
occupiers of any part of the Building the Landlord’s Estate or of any Adjoining Property belonging to the Landlord as to any easement, quasi-easement, right, privilege or Conduit used in connection with the Premises or such Adjoining Property
shall be fairly and reasonably determined by the Landlord. 
  

	 	7.13	Effect of document 

 This Lease is intended to be and shall take effect as a deed and shall be
governed by and construed in all respects in accordance with English law and the parties hereto irrevocably agree that the courts of England shall have jurisdiction in respect of any dispute, suit, action or proceedings (in this Clause referred to
as “Proceedings”) which may arise out of or in connection with this deed save that nothing shall be taken to have limited the right of either party to bring proceedings in any other jurisdiction or jurisdictions whether concurrently or
not. 
  

	 	7.14	Landlord’s covenants 

 The original landlord under this Lease (meaning the person or
persons named as Landlord in the Particulars) shall not be liable under or in respect of any landlord covenant of the tenancy created by this Lease (the expressions “landlord covenant” and “tenancy” having the meanings given to
them in section 28(1) of the 1995 Act) after it ceases to be entitled to the reversion immediately expectant on the determination of this Lease. 
  

	 	7.15	New tenancy 

 This Lease creates a “new tenancy” as defined by section 28(1) of the
1995 Act. 
  

	 	7.16	Contracts (Rights of Third Parties) Act 1999 

 No term of this Lease may be enforced solely by
virtue of Section 1 of the Contracts (Rights of Third Parties) Act 1999. 
  

	 	7.17	Exclusion of Sections 24-28 of the 1954 Act 

  

	 	7.17.1	The Tenant hereby confirms that before it became contractually bound to enter into the tenancy created by this Lease: 

  

	 	(a)	The Landlord served on the Tenant a notice dated                      in relation to the tenancy created by this Lease
(“the Notice”) in a form complying with the requirements of Schedule 1 to the Regulatory Reform (Business Tenancies) (England and Wales) Order 2003 (“the Order”) 

 

	 	(b)	The Tenant, or a personal duly authorised by the Tenant, in relation to the Notice made a statutory declaration (“the declaration”) dated
                     2013 in a form complying with the requirement of Schedule 2 of the Order. 

 

	 	(c)	The Tenant further confirms that, where the Declaration was made by a person other than the Tenant, the declarant was duly authorised by the Tenant to make the Declaration on the Tenant’s behalf. 

 

	 	(d)	The Landlord and tenant agree to exclude the provisions of section 24 to 28 (inclusive) (of the 1954 Act in relation to the tenancy created by this Lease. 

  
 32 

	 	7.18	Tenant’s Break 

  

	 	7.18.1	The Tenant may terminate this. Lease on 27 July 2015 or 27 July 2017 (each a “Termination Date”} by giving to the Landlord not less than six months’ prior written notice of such termination
expiring on the relevant Termination Date and if such notice is given and if the Tenant shall: 

  

	 	7.18.2	Up to and including the relevant Termination Date have paid the Yearly Rent; 

  

	 	7.18.3	On the relevant Termination Date give vacant possession of the Premises; and 

  

	 	7.18.4	In the case of termination of the Lease on: 

  

	 	(a)	the first Termination Date (27 July 2015) pay to the Landlord a sum equal to £50,000 plus (subject to the Landlord having provided the Tenant with a valid VAT invoice prior to such Termination Date) VAT on such
sum on or before the first Termination Date; 

  

	 	(b)	on the second Termination Date (27 July 2017} pay to the Landlord a sum equal £30,000 plus (subject to the Landlord having provided the Tenant with a valid VAT invoice prior to such Termination Date) VAT on such
sum on or before the second Termination Date. 

 then on the relevant Termination Date this Lease shall absolutely terminate
and be of no further effect, but such termination shall be without prejudice to the rights of either party in respect of any antecedent claim or breach of covenant or condition under this Lease but if no VAT invoice is provided by the Landlord to
the Tenant prior to the relevant Termination Date the Tenant shall pay VAT on the relevant sum within five working days of receipt. 
  

	8	Service Charge 

  

	 	8.1	For the purpose of this Clause 8 the following expressions shall have the following meanings: 

  

			
	Accountant	  	any person appointed by the Landlord (including an employee of the Landlord or a Group Company) to perform the function of an accountant in relation to the Expenditure;
		
	Building Repairs Service Charge Cap	  	a maximum sum within the Service Charge relating to costs incurred by the Landlord pursuant to paragraph 1.2 of Schedule 6 relating to the maintenance and repair of fair wear and tear to the Building which shall be capped for
each Financial Year during the term at £6,500;

  
 33 

					
	Expenditure	 	the aggregate of:
			
		 	(a)	    	all costs, fees, expenses and outgoings whatsoever properly incurred by the Landlord in (i) complying with its obligations in Clause 5.2 and/or (ii) in respect of the items and. other matters set out in Schedule 6 (whether or not
the Landlord is obliged by this Lease to incur any of the same);
			
		 	(b)	    	such provision for anticipated expenditure in respect of any of the services to be provided by the Landlord or any of the items or other matters referred to in Schedule 6 as the Landlord shall in its absolute discretion consider
fair and reasonable appropriate in the circumstances;
		
	Financial Year	 	the period from (but including) the 1 January in every year to and including the 31 December the same year or such other period as the Landlord may in its absolute discretion from time to time reasonably
determine;
		
	Roof Repairs Service Charge	 	a maximum sum within the Building Repairs Service Charge Cap relating to the services to be provided pursuant to paragraph 1.2 of Schedule 6 relating to the repair and maintenance of fair wear and tear to the roof of the
Building which shall be capped for each Financial Year during the term at £2,500;
		
	Service Charge	 	a fair and proper proportion of the Expenditure attributed to the Premises by the Landlord acting reasonably and in the interests of good estate management; and
		
	Walls Repairs Service Charge Cap	 	a maximum sum within the Building Repairs Service Charge Cap relating to the services to be provided pursuant to paragraph 1.2 of Schedule 6 relating to the repair and maintenance of fair wear and tear to the walls of
the Building which shall be capped for each Financial Year during the term at £2,000.

  

	 	8.2	The Landlord shall as soon as convenient after the end of each Financial Year prepare an account showing the Expenditure for that Financial Year and containing a summary of the various items comprising the Expenditure
and upon such account being certified by the Accountant (a copy of which shall be supplied to the Tenant) the same shall be conclusive evidence save in the case of manifest error for the purposes of this Lease of all matters of fact referred to in
the account. 

  

	 	8.3	On each of the usual quarter days in every year during the Term the Tenant shall pay to the Landlord such a sum in advance and on account of the Service Charge for the Financial Year then current as the Landlord shall
from time to time specify as being in its absolute discretion a fair and reasonable assessment of one quarter of the likely Service Charge for that particular Financial Year (“the Advance Payment”). 

  
 34 

	 	8.4	If the Service Charge for any Financial Year shall 

  

	 	8.4.1	exceed the Advance Payment for that Financial Year the excess shall be paid by the Tenant to the Landlord within 14 days following production by the Landlord of the account referred to in Clause 8.2 above; or

  

	 	8.4.2	be less than the Advance Payment for that Financial Year the overpayment shall be credited to the Tenant against the next quarterly payment of the Service Charge provided that in the last year of the Term such
overpayment shall be repaid to the Tenant promptly after the preparation of the relevant account. 

 Provided that the maximum
Service Charge payable by the Tenant in relation to the services to be provided pursuant to paragraph 1.2 of Schedule 6 for each Financial Year shall be subject to the Building Repairs Service Charge Cap, Roof Repairs Service Charge Cap and Walls
Repairs Service Charge Cap and proportionately for any part of a Financial Year. 
  

	 	8.5	Any omission by the Landlord to include in any Financial Year a sum expended or a liability incurred in that Financial Year shall not preclude the Landlord from including such sum or the amount of such liability in any
subsequent Financial Year as the Landlord shall reasonably determine. 

  

	 	8.6	The Landlord may at its discretion withhold, add to, extend, vary or make any alterations to any of the services from time to time if the Landlord shall reasonably deem it desirable to do so for the more efficient
management security and operation of the Building or Landlord’s Estate or for the comfort of the tenants of the Building or Landlord’s Estate. 

  

	 	8.7	The provisions of this Clause 8 shall continue to apply notwithstanding the expiration or sooner determination of the Term but only in respect of the period up to such expiration or sooner determination the Service
Charge for that Financial Year being apportioned for the said period on a daily basis. 

 In Witness whereof this document has
been duly executed as a deed and delivered the day and year first above written. 

  
 35 

 SCHEDULE 1 

The Premises 
 Part Ground and Mezzanine Floors
Building 2, Trident Park, Basil Hill Road, Didcot forming part of the Landlord’s Estate and shown edged red on Plan 1 including: 
  

	1	The internal surfaces of all walls enclosing the said premises; 

  

	2	All non-loadbearing walls within the said premises; 

  

	3	All ceilings of the said premises up to the level of (but excluding) the bottom of the joists, beams or slabs above them; 

  

	4	The surfaces of all floors and floorboards of the said premises where applicable down to the level of (but excluding) the tops of the joists beams or slabs below them and all carpets and floor coverings in the said
premises; 

  

	5	The glass in all windows of the said premises but excluding the window frames; 

  

	6	All internal and external doors and door frames belonging to the said premises; 

  

	7	All alterations and additions and improvements to the said premises during the Term; 

  

	8	All fixtures and fittings from time to time in or on the said premises except those fixed by the Tenant which are generally regarded as tenant’s or trade fixtures; and 

 

	9	All conduits within and exclusively serving the said premises 

 but not including any part of the structure or
exterior of the Building or any services within the said premises which do not exclusively serve the said premises. 

  
 36 

 SCHEDULE 2 

Rights and easements granted 
  

	1	The right at all times for the Tenant and all persons expressly or by implication authorised by the Tenant (in common with the Landlord and all persons having a like right) but subject to any existing or future
regulations made by the Landlord: 

  

	1.1	to use those parts of the Building and/or the Common Areas of the Landlord’s Estate designated by the Landlord for use by the Tenant from time to time for such purposes as are reasonably required for the proper use
and enjoyment of the Premises; 

  

	1.2	to use the access roads and footpaths designated by the Landlord for use by the Tenant from time to time for the purposes of obtaining access to and egress from the Premises both on foot and with vehicles provided that
the rights hereby granted shall terminate if (and to the extent that) the said access roads and footpaths shall become adopted as highways maintainable at the public expense; and 

 

	1.3	to use that part of the Building and/or the Landlord’s Estate designated by the Landlord for such use for the purpose of depositing rubbish and refuse in the receptacles provided thereon for such purpose.

  

	2	To the extent that the exercise of such rights are necessary in order to effect emergency escape from the Premises the right at all times (in common with the Landlord and all others having a like right) to use such part
of the Building and/or the Landlord’s Estate as the Landlord shall from time to time reasonably designate for the purpose of a means of escape in case of fire or other emergency. 

 

	3	The free passage and running of the Utilities (subject to temporary interruption for repair, alteration or replacement) to and from the Premises through the Conduits which are now laid or shall be laid in, under or
through other parts of the Building and/or the Landlord’s Estate so far as any of the same are necessary for the reasonable use and enjoyment of the Premises. 

 

	4	The right of support and protection for the benefit of the Premises as is now enjoyed from all other parts of the Building. 

  

	5	The right to park up to 20 motor vehicles on the Common Areas of the Landlord’s Estate in positions designated by the Landlord from time to time and until further notice from the Landlord such positions shall be
those shown coloured red on Plan 5. 

  

	6	The right at all reasonable times upon reasonable prior notice except in cases of emergency when no notice shall be required to enter upon the Landlord’s Estate (but not any building thereon) in order to:

  

	6.1	inspect, cleanse, maintain, repair, connect, remove, lay, renew, relay, replace with others, alter or execute any works whatever to or in connection with the Conduits exclusively serving the Premises; 

 

	6.2	execute repairs, decorations, alterations and make installations to the Premises, provided that (where applicable) the Tenant has obtained the consent of the Landlord pursuant to Clause 4.18.3 and shall only make such
entry where it is reasonably necessary to do so because the object of making such entry cannot otherwise practicably be attained and shalf in such entry cause as little inconvenience as possible to the other occupiers of the Landlord’s Estate
and to the Landlord and shall without delay make good to the absolute satisfaction of the Landlord and damage thereby caused to the Landlord’s Estate or any part of it. 

 

	7	The right to be represented on any tenant name board at the entrance to the Estate in a form reasonably designated by the Landlord. 

  
 37 

 SCHEDULE 3 

Exceptions and reservations 
 The
following rights and easements are excepted and reserved out of the Premises to the Landlord and the tenants and occupiers of the Building and/or the Landlord’s Estate and the Adjoining Property and all other persons authorised by the Landlord
or having the like rights and easements: 
  

	1	The free and uninterrupted passage and running of the Utilities through the Conduits which are now or may at any time be in under or passing through or over the Premises. 

 

	2	The right (without making compensation to the Tenant) at all reasonable times upon reasonable prior notice except in cases of emergency to enter (or in cases of emergency or after the giving of reasonable notice d.
uring the Tenant’s absence -to break and enter) the Premises in order to: 

  

	2.1	inspect, cleanse, maintain, repair, connect, remove, lay, renew, relay, replace with others, alter or execute any works whatever to or in connection with the Conduits and any other services; 

 

	2.2	execute repairs, decorations, alterations and any other works and to make installations to the Premises the Landlord’s Estate or the Adjoining Property or to do anything whatsoever which the Landlord may or must do
under this Lease, provided that the Landlord or the person exercising the foregoing rights shall cause as little inconvenience as possible to the Premises and shall make good without delay any physical damage thereby caused to the Premises.

  

	3	The right to erect scaffolding for the purpose of repairing or cleaning any part of the Building and/or the Landlord’s Estate (including the Premises) and any buildings which are now or which may in future be
erected thereon or any Adjoining Property or in connection with the exercise of any of the rights mentioned in this Schedule notwithstanding that such scaffolding may temporarily restrict the access to or enjoyment and use of the Premises.

  

	4	The rights of light, air, support, protection and shelter and all other easements and rights which now or in future belong to or are enjoyed by other parts of the Building and/or the Landlord’s Estate or the
Adjoining Property over the Premises. 

  

	5	Full right and liberty at any time after the date of this Lease to raise the height of or make any alterations or additions or execute any other works to the Building and/or the Landlord’s Estate or any buildings
on the Landlord’s Estate or any Adjoining Property or to erect any new buildings of any height on the Building and/or the Landlord’s Estate or any Adjoining Property in such a manner as the Landlord or the person exercising the right shall
think fit and for such purpose to oversail the Premises by cranes and with cradles notwithstanding the fact that the exercise of the said rights may obstruct, affect or interfere with the amenity of or access to the Premises or the passage of light
and air to the Premises. 

  

	6	Full right and liberty upon giving to the Tenant reasonable prior written notice to enter Premises from any part of the Building and/or the Landlord’s Estate or any Adjoining Property for the purpose of excavating
such trenches on the Premises and for laying therein any foundations or footings as may be necessary or requisite for the purpose of constructing any party wall, party boundary or other structure which (in the reasonable opinion of the Landlord) is
required to enable the Landlord to construct upon any part of the Building and/or the Landlord’s Estate or any Adjoining Property any building intended to form part of the Building and/or the Landlord’s Estate together with the right
(after giving such notice as aforesaid) to build on or into any boundary or party wall of the Premises for such purposes as aforesaid and to keep and maintain on the Premises such foundations, footings, party walls, party boundaries or other
structures provided that the Landlord shall only make such entry where it is necessary to do so because the object of making such entry cannot otherwise practicably be attained and shall in such entry cause as little inconvenience as possible to the
Tenant and occupiers of the Premises and shall make good without delay any damage thereby caused to the Premises to the reasonable satisfaction of the Tenant. 

  
 38 

	7	A right of entry to and egress from the Premises upon giving to the Tenant reasonable prior notice to access the Boiler Room and to inspect maintain use cleanse repair remove renew replace alter or execute any works
whatsoever to the boilers in the Boiler Room and any associated equipment and the Conduits leading thereto provided that the Landlord shall cause as little inconvenience as possible to the Premises and shall promptly remedy any damage caused to the
Tenant’s reasonable satisfaction. 

  
 39 

 SCHEDULE 4 

Covenants by the Surety 
  

	1	Indemnity by Surety 

 The Tenant or the Surety shall while the Tenant remains bound by the
Tenant’s covenants duly perform and observe all the covenants and other terms on the part of the Tenant contained in this Lease and of every document supplemental to this Lease including the payment of the Rents and all other sums payable under
this Lease in the manner and at the times herein specified and the Surety hereby indemnifies the Landlord against all claims, demands, losses, damages, liability, costs, fees and expenses whatsoever sustained by the Landlord by reason of or arising
in any way directly or indirectly out of any default by the Tenant in the performance and observance of any of its said obligations or the payment of any rent and other sums under this Lease or any document supplemental to this Lease. 

 

	2	Surety jointly and severally liable with Tenant 

 The Surety hereby further covenants with the
Landlord that the Surety is jointly and severally liable with the Tenant (whether before or after any disclaimer by a liquidator or trustee in bankruptcy or any forfeiture of this Lease) for the fulfilment of all the obligations of the Tenant under
this Lease and agrees that the Landlord in the enforcement of its rights under this Lease may proceed against the Surety as if the Surety was named as the Tenant in this Lease. 

 

	3	Waiver by Surety 

 The Surety hereby waives any right to require the Landlord to proceed against
the Tenant or to pursue any other remedy whatsoever which may be available to the Landlord before proceeding against the Surety. 
  

	4	No release of Surety 

 None of the following or any combination of them shall release, discharge
or in any way lessen or affect the liability of the Surety under this Lease: 
  

	4.1	any neglect, delay or forbearance of the Landlord in endeavouring to obtain payment of the Rents or the amounts required to be paid by the Tenant or in enforcing the performance or observance of any of the obligations
of the Tenant under this Lease; 

  

	4.2	any refusal by the Landlord to accept rent tendered by or on behalf of the Tenant at a time when the Landlord was entitled (or would after the service of a notice under section 146 of the Law of Property Act 1925 have
been entitled) to re-enter the Premises; 

  

	4.3	any extension of time given by the Landlord to the Tenant; 

  

	4.4	any variation of the terms of this Lease (including any reviews of the rent payable under this Lease} or the transfer of the Landlord’s reversion or the assignment of this Lease; 

 

	4.5	any surrender by the Tenant of any part of the Premises (in which event the liability of the Surety shall continue in respect of the part of the Premises not so surrendered after making any necessary apportionments
under section 140 of the Law of Property Act 1925); 

  

	4.6	any other act, omission, matter or thing whatsoever whereby but for this provision the Surety would be released either wholly or in part (other than a release under seal given by the Landlord). 

  
 40 

	5	Disclaimer or forfeiture of Lease 

  

	5.1	The Surety hereby further covenants with the Landlord that if at any time during the Term the Tenant (being an individual) shall become bankrupt or (being a company) shall enter into liquidation and the trustee in
bankruptcy or liquidator shall disclaim or surrender this Lease or this Lease shall be forfeited then the Surety shall if the Landlord by notice in writing given to the Surety within 90 days after such disclaimer or other event so requires accept
from and execute and deliver to the Landlord at the cost of the Surety a counterpart of a new lease of the Premises: 

  

	5.1.1	to take effect from the date of the disclaimer or other event; 

  

	5.1.2	for a term commencing on the date of the disclaimer and equal in length to the residue of the Term which would have remained had there been no disclaimer; 

 

	5.1.3	reserving by Vl (ay of initial rent an amount equal to the rent payable immediately prior to the date of the disclaimer or other event such initial rent to be payable from that date; 

 

	5.1.4	imposing on the Surety the same obligations (whether under this Lease or under any document supplemental to this Lease) as the Tenant was subject to immediately before the disclaimer or other event; and

  

	5.1.5	otherwise containing the same terms and provisions as this Lease including the provisions for rent review (except that the Surety shall not be required to procure that any other person is made a party to the new lease
as surety). 

  

	5.2	If the Landlord shall not require the Surety to take a new lease the Surety shall nevertheless upon demand pay to the Landlord a sum equal to the Rents and other sums that would have been payable under this Lease but
for the disclaimer or other event in respect of the period from and including the date of such disclaimer or other event until the expiration of two years therefrom or until the Landlord shall have granted a lease of the Premises to a third party
(whichever shall first occur). 

  

	6	Supplemental documents 

 The Surety shall at the request of the Landlord join in any document
made supplemental or collateral to this Lease. 
  

	7	Authorised Guarantee Agreement 

 The Surety shall join in as a party to any Authorised Guarantee
Agreement entered into by the Tenant in order to guarantee that the Tenant shall duly perform and observe the obligations it undertakes within such Authorised Guarantee Agreement and to indemnify the Landlord against all claims, demands, losses,
damages, liability, costs, fees and expenses whatsoever sustained by the Landlord by reason of or arising in any way directly or indirectly out of any default by the Tenant in the performance and observance of any of its said obligations. 

  
 41 

 SCHEDULE 5 

The matters contained or referred to in the property and charges registers of registered title number ON292583 as at 6 August 2013
insofar as the same relate to and affect the Premises. 

  
 42 

 SCHEDULE 6 

Items of Expenditure as referred to in Clause 8 
  

	1	Retained Areas of the Landlord’s Estate and Common Areas of the Landlord’s Estate and the Building 

Repairing, maintaining, decorating and cleaning, washing down, lighting, heating, servicing, furnishing, equipping, altering, renewing,
rebuilding and reinstating: 
  

	1.1	the Retained Areas of the Landlord’s Estate and/or the Common Areas of the Landlord’s Estate and/or 

  

	1.2	the Building (in the case of the Building to the extent that the same do not relate to any lettable part of the Building). 

  

	2	Plant and machinery 

 Operating, servicing, overhauling, repairing, maintaining, cleaning,
lighting and (as necessary) renewing or replacing all plant, machinery, apparatus and equipment within the Retained Areas of the Landlord’s Estate and/or the Common Areas of the Landlord’s Estate and the Building save for such plant and
other items which would be the sole responsibility of any lettable part of the Building if that part were let and any necessary maintenance contracts and insurance in respect thereof together with all costs and expenses incurred by the Landlord in
or as a consequence of such operating, inspecting, servicing, overhauling, repairing, maintaining, cleansing, lighting, renewing or replacing and any compensation payable to any tenant or occupier of the Building or of the Landlord’s Estate for
any damage, disruption or inconvenience caused in or in connection with any of the items referred to above. 
  

	3	Security and emergency systems 

 Providing, maintaining and repairing and (as necessary)
renewing or replacing all security and emergency systems for the Building or the Landlord’s Estate including but not limited to alarm systems, generators, emergency lighting, fire detection and prevention systems and any fire or other means of
escape in respect of the Building or the Landlord’s Estate and all fire fighting and fire prevention equipment and appliances (other than those for which a tenant is responsible). 

 

	4	Staff 

 The provision of staff (including such direct or indirect labour as the Landlord deems
appropriate) for the day-to-day running of the installations and plant and the provision of other services to the Building or the Landlord’s Estate and for the general management, operation and security of the Building or the Landlord’s
Estate and all other incidental expenditure including but not limited to: 
  

	4.1	insurance, health, pension, welfare, severance and other payments, contributions and premiums; 

  

	4.2	the provision of uniforms, working clothes, tools, appliances, materials and equipment (including telephones) for the proper performance of the duties of any such staff; 

 

	4.3	providing, maintaining, repairing, decorating and lighting any accommodation and facilities for staff including any residential accommodation for staff employed in the Building or on the Landlord’s Estate and all
rates, gas and electricity charges in respect thereof and any actual or notional rent for any such accommodation. 

  

	5	Signs 

 Providing, maintaining and renewing name boards and signs in the Retained Areas of the
Landlord’s Estate including (without prejudice to the generality of the foregoing) any such situate at the main or other entrances to the Landlord’s Estate and all directional signs and fire regulation notices and all other notices which
the Landlord must or may supply to the Landlord’s Estate whether under any statutory provision or otherwise. 

  
 43 

	6	Refuse 

 Providing, maintaining, renewing, replacing and cleansing (a) any areas within the
Landlord’s Estate for the collection or deposit of waste or refuse; and (b) any dustbins or other receptacles supplied for the deposit of refuse or waste in the Landlord’s Estate and the cost of collecting, storing and disposing of
refuse. 
  

	7	Landscaping 

 Providing and maintaining any landscaped areas forming part of the Retained Areas
of the Landlord’s Estate and/or the Common Areas of the Landlord’s Estate and providing, planting, replanting, tending and caring for any plants, shrubs, trees or garden areas forming part of the Retained Areas of the Landlord’s
Estate and/or the Common Areas of the Landlord’s Estate together with providing and maintaining any floodlighting to the Retained Areas of the Landlord’s Estate and/or the Common Areas of the Landlord’s Estate. 

 

	8	Common facilities 

 The costs, charges, fees and expenses incurred or expended by the Landlord
in making, laying, repairing, maintaining, rebuilding, decorating, cleansing and lighting as the case may be any roads, walls, forecourts, passages, pavements, lightwells, party walls or fences, party structures, Conduits or other conveniences and
easements whatsoever which may belong to or be capable of being used or enjoyed by either (a) the Premises in common with any part of the Building and/or the Landlord’s Estate; or (b) the Landlord’s Estate in common with any
Adjoining Property. 
  

	9	Outgoings 

 All existing and future rates (including water rates), taxes, duties, charges,
assessments, impositions and outgoings whatsoever (whether parliamentary, parochial, local or of any other description and whether or not of a capital or non-recurring nature or of a wholly novel character) payable by the Landlord in respect of the
Retained Areas of the Landlord’s Estate. 
  

	10	Statutory requirements 

 The cost to the Landlord of carrying out any works to the
Landlord’s Estate required to comply with any statute (other than works for which any tenant or occupier is responsible). 
  

	11	Representations 

 The cost of taking any steps deemed desirable or expedient by the Landlord for
complying with making representations against or otherwise contesting the incidence of the provisions of any statute including any statute concerning town planning, public health, highways, streets, drainage and all other matters relating or alleged
to relate to the Building and/or the Landlord’s Estate or any part thereof. 
  

	12	Management 

  

	12.1	The proper and reasonable fees, costs, charges, expenses and disbursements 

 (including any
Value Added Tax payable thereon) of the Surveyor, the Accountant and any other person employed or retained by the Landlord for or in connection with surveying or accounting functions or the performance of the services and any other duties in and
about the Landlord’s Estate or any part of it relating to the general management, administration, security, maintenance, repair, renewal, protection and cleanliness of the Building and/or the Landlord’s Estate. 

  
 44 

	12.2	The proper and reasonable fees and expenses (to include overheads) of the Landlord or any company associated with the Landlord in connection with the management of the Landlord’s Estate and any of the functions and
duties referred to in this paragraph that may be undertaken by the Building and/or the Landlord or any such associated company. 

  

	13	Depreciation 

 Such annual provision as the Landlord may in its absolute discretion decide is
proper and reasonable and in the interest of good estate management for the depreciation and future replacement of any boilers, plant, machinery, apparatus and equipment used in or in connection with the Building and/or the Landlord’s Estate.

  

	14	Generally 

 Any costs and expenses (not referred to above) which the Landlord may incur in
providing such other services, carrying out such other works and doing such other things as the Landlord in its absolute discretion may deem desirable or necessary for the benefit of the Building and/or the Landlord’s Estate or any part of it
or any one or more of the tenants or occupiers of the Building and/or the Landlord’s Estate or for securing or enhancing any amenity of or within the Building and/or the Landlord’s Estate or in the interests of good estate management. 

  
 45 

 SCHEDULE 7 

Authorised Guarantee Agreement 
 DATE 

BETWEEN 
  

	1	[LANDLORD] of [    (the “Landlord”); 

  

	2	[GUARANTOR], a company registered in England and Wales with registered number [    ] and having its registered number office at [(the “Guarantor”)[;and 

 

	3	[SURETY], a company registered in England and Wales with registered number [    ] and having its registered office at [    (the “Surety”)]. 

WHEREAS: 
  

	A	This Deed relates to the Premises and is supplemental to the Lease. 

  

	B	The reversion immediately expectant on the determination of the Lease [remains) [is now] vested in the Landlord and the unexpired residue of the Term [remains][is now) vested in the Guarantor. 

 

	C	The Guarantor wishes to assign the Lease to the Assignee. 

  

	D	The Landlord has agreed to grant licence to the Guarantor to assign the Lease to the 

 Assignee subject (inter
alia) to the condition that the Guarantor [and the Surety] enter into this Deed guaranteeing the performance of the Tenant’s Obligations by the Assignee [and guaranteeing the performance of the Guarantor’s obligations by the Guarantor
respectively]. 
 This Deed is entered into by the Guarantor [and the Surety] in pursuance of the Condition mentioned in Recital 13 and is an authorised
guarantee agreement within the meaning of section 16 of the Landlord and Tenant (Covenants) Act 1995. 
 WITNESSES as follows: 

 

	1	Definitions and Interpretation 

  

	1.1	Definitions 

 In this Deed (including the Recitals) unless the context requires otherwise or
except as otherwise expressly provided: 
  

			
	Assignee	  	means [proposed assignee];
		
	Guarantor	  	means the party so described at the beginning of this Deed;
		
	Landlord	  	means the party so described at the beginning of this Deed and where the context so admits the person for the time being entitled to the reversion immediately expectant on the determination of the Lease
		
	Lease	  	means a lease dated [ 1 between [    ] (1) and J (2) by which the Premises were demised for a term of [    ] years commencing on and including [    ] subject to
the

  
 46 

			
		  	rents reserved by and the other provisions of the Lease and all documents made supplemental or collateral to it;
		
	Premises	  	means the property demised by the Lease and known as [    ];
		
	Relevant Period	  	means the period between the date on which the Lease is assigned to the Assignee and the date on which the Assignee is released from the Tenant’s Obligations by virtue of the Landlord and Tenant (Covenants) Act 1995.
		
	Relevant Period “Surety”	  	means the party so described at the beginning of this Deed;
		
	Tenant’s Obligations	  	means the covenants and conditions to be observed and performed by the tenant under the Lease;
		
	Term	  	means the term granted by the Lease.

  

	1.2	Headings 

 The headings in this Deed are included for convenience only and shall not affect its
interpretation. 
  

	1.3	Interpretation 

 Unless there is something in the subject or context inconsistent therewith:

  

	 	1.3.1	words importing the singular include the plural and vice versa, words denoting one gender include all genders, and words denoting persons include firms, trusts companies and corporations and vice versa;

  

	 	1.3.2	references to a Recital or Clause are references respectively to a recital or to a clause of this Deed; and 

  

	 	1.3.3	where any party to this Deed comprises two or more persons any obligations on the part of that party contained or implied in this Deed shall be deemed to be joint and several obligations on the part of those persons and
references to that party shall include references to each or any of those persons. 

  

	2	Default of Assignee 

 The Guarantor HEREBY COVENANTS with the Landlord (as an obligation
distinct from and without prejudice to any contained in the Lease) that during the Relevant Period: 
  

	2.1	The Assignee will pay the rents reserved by the Lease on the days and in the manner set out in the Lease and will observe and perform the Tenant’s Obligations and the Guarantor will indemnify the Landlord on demand
against all losses, damages, costs and expenses arising out of any default of the Assignee; 

  

	2.2	If the Lease is disclaimed or determined by forfeiture or re-entry and within six months of any such event the Landlord by notice in writing so requires the Guarantor will enter into a new lease of the Premises at the
cost of the Guarantor whose term expires no later than the Term and whose tenant covenants are no more onerous than those under the Lease (but as if the Lease had continued and so that any outstanding matters relating to rent review or otherwise
shall be determined as between the Landlord and the Guarantor) from and with effect from the date of the disclaimer, forfeiture or re-entry and the Guarantor shall execute and deliver to the Landlord a counterpart of the new lease and shall pay all
the Landlord’s reasonable costs in connection with the grant of the lease; 

  
 47 

	2.3	If the Landlord does not require the Guarantor to take a new lease pursuant to this Clause 2 the Guarantor shall pay to the Landlord on demand a sum equal to the moneys payable under the Lease but for the disclaimer,
forfeiture or re-entry until six months after such event or if earlier the Premises shall be re-let. 

  

	3	Liability of Guarantor 

 Save as provided for in the Landlord and Tenant (Covenants) Act 1995
the liability of the Guarantor hereunder shall not in any way be released or affected by: 
  

	3.1	any failure or delay by the Landlord to enforce the payment of the rents or the observance or performance of the Tenant’s Obligations or to pursue any other remedy which may be available to it before proceeding
against the Guarantor; or 

  

	3.2	any time which may be given by the Landlord to the Assignee or the Guarantor; or 

  

	3.3	any refusal by the Landlord to accept rent at a time when the Landlord was entitled (or would after the service of a Notice under section 146 of the Law of Property Act 1925 have been entitled} to re-enter the Premises;
or 

  

	3.4	any variations of the terms of this Lease; or 

  

	3.5	any change in the constitution, structure or powers of the Guarantor, the Assignee or the Landlord; or 

  

	3.6	any act which is beyond the powers of the Assignee; or 

  

	3.7	the surrender of part of the Premises; or 

  

	3.8	the transfer of the reversion expectant on the Term; or 

  

	3.9	any other act, omission, matter or thing which but for this Clause 3 would cause the Guarantor’s obligations under this Deed to be released wholly or in part other than a release given under sealby the Landlord

  

	4	Principal debtor 

 As between the Landlord and the Guarantor the Guarantor shall be deemed to be
a principal debtor. 
  

	5	No sharing of security 

 The Guarantor shall not be entitled to participate in any security held
by the Landlord in respect of the Assignee’s obligations or stand in the Landlord’s place in respect of such security. 
  

	6	No release 

 Where the Guarantor is more than one person the release of one or more of them
shall not release the others. 

  
 48 

	7	Notices 

  

	7.1	Any notice to be given pursuant to this Deed shall be delivered by hand, sent by prepaid post sent first class (for inland mail) or airmail (for overseas mail}, or shall be transmitted by facsimile provided that any
facsimile notice is confirmed forthwith by hand delivery or postal delivery (as aforesaid). Any such notice shall be addressed to the party to be served in the case of: 

 

	 	7.1.1	a company at its registered office for the time being; and 

  

	 	7.1.2	an individual to the address specified above, or to such other address [in England] as a party may notify to the other [party] [parties] in writing as being its address for service. 

 

	7.2	Notices delivered by hand shall be deemed served at the time of delivery, notices sent by post shall be deemed served on the second business day (for inland mail) or the fifth business day (for overseas mail) after the
date of posting and any notice transmitted by facsimile shall be deemed served on the business day following the date of transmission. 

  

	8	Surety’s covenant 

  

	8.1	The Surety hereby covenants with the Landlord (as an obligation distinct from and without prejudice to any contained in the Lease) that during the Relevant Period the Guarantor shall duly perform and observe all the
covenants and other terms on the part of the Guarantor contained in this Deed and the Surety hereby indemnifies the Landlord against all claims, losses, demands, damages, liability, costs, fees and expenses whatsoever sustained by the Landlord by
reason of or arising in any way directly or indirectly out of any default by the Guarantor in the performance and observance of any of its said obligations. 

  

	8.2	The Surety hereby further covenants with the Landlord that the Surety is jointly and severally Hable with the Guarantor for the fulfilment of all the obligations of the Guarantor under this Deed and agrees that the
Landlord in the enforcement of its rights under this Deed may proceed against the Surety as if the Surety was named as the Guarantor in this Deed. 

EXECUTED as a Deed and delivered on the date set out at the head of this Deed of Guarantee. 

  
 49 

 SCHEDULE 8 

Rent Review 
  

	1	For the purposes of this Schedule, the following expressions shall mean: 

  

	1.1	“Base Figure”
                                        

  

	1.2	“Index” “all items” figure of the Retail Prices Index published by the Office for National Statistics or any successor organisation and in the absence of any such index such alternative
index as the Landlord may specify 

  

	1.3	“Market Rent” the yearly rent at which the Premises might reasonably be .expected to be let in the open market with vacant possession by a willing landlord to a willing tenant without payment of any
premium or other payment by or to the willing tenant after the expiry of a rent free period or other allowance that the willing tenant would require for the time required to be spent in fitting out the Premises; 

Assuming that at the Review Date: 
  

	 	1.3.1	the term shall commence on the Review Date and that the rent is payable from then; 

  

	 	1.3.2	the term shall be ten years 

  

	 	1.3.3	the lease shall contain the same terms as this Lease except for the term and the rent firstly reserved by this Lease, but including the same provisions for rent review as are contained in this Lease but effective from
the fifth anniversary of the Review Date; 

  

	 	1.3.4	the Premises may be lawfully occupied and used for the use for the time being permitted and that there are no planning or other statutory restrictions preventing such occupation and use; 

 

	 	1.3.5	the Premises are ready for immediate use and occupation for trading by the willing tenant for the use for the time being permitted and are fully fitted out and equipped to meet the requirements of the willing tenant;

  

	 	1.3.6	all the Tenant’s covenants and conditions in this Lease have been fully complied with; 

  

	 	1.3.7	if the Premises have been destroyed or damaged (or made unfit for use and occupation by reason of destruction or damage to the Premises), by an Insured Risk they have been fully reinstated and rendered fit for use and
occupation; 

  

	 	1.3.8	no work has been carried out on or to the Premises before or during the Term which has diminished the rental value of the Premises save where required by statute; 

 

	 	1.3.9	there is not in operation any statute, order, instrument, regulation or direction which has the effect of regulating or restricting the amount of rent for the Premises which might otherwise be payable;

 But disregarding: 
  

	 	1.3.10	any effect on rent of the fact that the Tenant has been in occupation of the Premises or any adjoining premises; 

  

	 	1.3.11	any goodwill attached to the Premises by reason of the carrying on at the Premises or any adjoining premises of the business of the Tenant; and 

  
 50 

	 	1.3.12	any increase in rental value of the Premises attributable to the existence at the Review Date of any improvement to the Premises carried out by the Tenant or any predecessor in title pursuant to the Principal Leases
with the prior written consent of the Landlord where required, other than those: 

  

	 	(a)	made pursuant to an obligation to the Landlord (save where the obligation is contained in a Licence for such works) or in the case of an undertenant to its immediate reversioner; or 

 

	 	(b)	completed more than 21 years before the Review Date; or 

  

	 	(c)	for which the Landlord has made or is under an obligation to make a financial contribution; 

and in paragraphs 1.1.10-1.1.12 (inclusive), references to the “Tenant” include predecessors in title to the Premises of the Tenant
and any person claiming title to the Premises through or under the Tenant or any of them. 
  

	1.4	“Review Date” 27 July 2017 

  

	1.5	“Reviewed Rent” shall be the higher of: 

  

	 	1.5.1	the Market Rent of the Premises at the Review Date; and 

  

	 	1.5.2	the figure determined on the Review Date by multiplying £64,350.00 (Sixty Four Thousand Three Hundred and Fifty Pounds) by the last published Index figure before the Review Date and dividing the result by the Base
Figure; and 

  

	 	1.5.3	£64,350.00 {Sixty Four Thousand Three Hundred and Fifty Pounds) 

  

	2	The Yearly Rent payable under this Lease shall be reviewed on the Review Dates and with effect from and including the Review Date the Reviewed Rent (as agreed or determined in accordance with this Schedule} shall become
payable as the Yearly Rent reserved by this Lease. 

  

	3.1	The Landlord and the Tenant (or their respective surveyors) may at any time consult together and endeavour to reach agreement as to the amount of the Market Rent. 

 

	3.2	If the Landlord and the Tenant (or their respective surveyors) shall fail so to consult or to agree upon the Market Rent by the Review Date (or within such extended period as the Landlord and the Tenant mutually agree
in writing) the determination of the Market Rent may at the instance of either party be referred to a duly qualified independent surveyor (“Surveyor”) to be appointed by agreement between the Landlord and the Tenant and in default of such
agreement to be appointed on the application of either party by the President or any Vice-President for the time being of the Royal Institution of Chartered Surveyors (who shall from time to time if necessary appoint a successor or successors).

  

	3.3	The Landlord may before the appointment of the Surveyor by the Landlord and the Tenant or at the time of the application to the said President or Vice-President or if the Tenant fails to observe the requirements of
paragraph 3.4 below, within a reasonable time of being notified that the Tenant has made such an application, direct that the Surveyor is to act as an independent expert and if the Landlord does not so direct at that time the review of the rent will
be referred to arbitration with the Surveyor acting as the arbitrator. 

  

	3.4	The Tenant may not make an application for the appointment of a Surveyor without first notifying the Landlord and allowing the Landlord to direct that the Surveyor is to act as an expert. 

 

	3.5	Any reference to arbitration shall be conducted in accordance with the Arbitration Act 1996. 

  
 51 

	3.6	If the Surveyor shall act as an independent expert he shall allow the parties to submit within such reasonable time as he may stipulate representations and cross-representations (accompanied if the parties so wish by
statements of reasons and professional valuations or reports (as the case may be) of which copies are to be supplied to each party) as to their opinion of the Market Rent and shall have due regard to the same but shall nevertheless determine the
Market Rent in his own absolute discretion, which determination will be final and binding, except in the case of manifest arithmetical error. 

  

	3.7	If the Surveyor refuses to act, becomes incapable of acting or dies, the Landlord or the Tenant may seek to agree or require the appointment of another surveyor in accordance with paragraph 3 and references to
“Surveyor” in paragraph 3 shall include the replacement surveyor. 

  

	3.8	The costs of the Surveyor (including the costs of appointment) shall be paid as determined by the Surveyor or in the absence of such determination by the Landlord and Tenant in equal shares. 

 

	3.9	One party may pay the costs required to be borne by another party if they remain unpaid for more than 21 days after they become due, and then recover them and any incidental expenses incurred from that other party on
demand. 

  

	4	The Landlord and the Tenant may at any time before the Market Rent is determined by the Surveyor settle the amount of the Reviewed Rent. 

 

	5	Immediately after the Market Rent has from time to time been agreed or determined in accordance with this Schedule, a memorandum specifying the Reviewed Rent shall be recorded in writing by separate instrument and
signed by or on behalf of the Landlord and the Tenant and shall at all times thereafter be conclusive evidence of the amount of the yearly rent then payable. 

  

	6	If the Reviewed Rent shall for any reason not have been agreed or determined prior to the Review Date, the Tenant shall continue to pay rent at the rate payable immediately prior to the Review Date until the Market Rent
shall have been agreed or determined, and upon the date (‘‘Due Date”) 14 days after the date of such agreement or determination there shall be payable (in addition to any rent then due and payable at the rate of the Reviewed Rent):

  

	6.1	such sum (“Addition”) as with the rent already paid for the period from and after the Review Date down to the quarter day following the Due Date will equal the total amount of the Reviewed Rent payable for
that period; and 

  

	6.2	interest at Base Rate calculated on a daily basis on each of the instalments of the Addition from the time that it would have become due for payment if the Market Rent had been agreed or determined prior to the Review
Date, to the Due Date. 

  

	7	If at any Review Date the Landlord is prevented by any legislation from reviewing rent pursuant to this Schedule or recovering any Reviewed Rent, then the Landlord may by written notice to the Tenant postpone such
Review Date to the first day upon which such review may lawfully be implemented or the Reviewed Rent lawfully recovered, but if the Landlord shall not so require, then the Review Date shall be that specified in this Lease or as otherwise stipulated
or permitted by such legislation. 

  

	8	Time is not of the essence in relation to this Schedule. 

  

	9	If the reference base used to compile the Index changes after the date of this Lease, the figure taken to be shown in the Index after the change is to be the figure that would have been shown in the index if the
reference base current at the date of this Lease had been retained. 

  
 52 

 Executed as a deed by 

Hartberg Investments Limited 
 Acting by a Director or
two Directors 
 and the Company Secretary 
  

 
 Executed as a deed by 

Lombard Medical Technologies Plc 
 Acting by a Director
or two Directors 
 and the Company Secretary 
  

 

  
 53 

 APPENDIX 1 

Schedule of Condition 

  
 54 

 SCHEDULE OF CONDITION 
  

			
	PROPERTY:	  	 Unit 2A Trident Business Park
 Basil Hill
Road
 Didcot
 Oxford

OX11 7HJ

		
	DATE OF INSPECTION:	  	23rd October 2013
		
	INSPECTED BY:	  	 R. C. Willes FRICS
 Willes Simpson Woods

Telephone: 01252 811011
 Fax: 01252 360910

Email: roger@willes-simpson-woods.co.uk

		
	DIRECTIONS:	  	Any directional references left, right, front or rear are taken as if facing the front elevation of the property which contains the load doors from the Service Road.
		
	ORIENTATION:	  	For orientation purposes the front of the building faces north.
		
	CIRCUMSTANCES OF INSPECTION:	  	At the time of inspection, the premises were vacant, Building Contractors were in the process of setting up the site to conduct fitting out works.
		
	REASONS FOR SCHEDULE OF CONDITION:	  	The Schedule of Condition is to be attached to the Lease between the Landlord and Tenant and will be referred to in the Repairing Covenants.
		
	BRIEF DESCRIPTION:	  	 The property is a semi-detached warehouse extending to approximately 9,900 square feet (920 square metres) with accommodation comprising
Warehouse, Boiler Room, Three Ground Floor Offices, Tea Point, Cloakroom having one urinal, two WC suites and three lavatory basins and at first floor level, an Office with Store adjoining.

 
 This Schedule of Condition is limited to the floor only within the Warehouse
area.

		
	CONTENTS:	  	 1.      Schedule of Condition

2.      Record Photographs

3.      CD of Photographs

  
 55 

 SCHEDULE OF CONDITION 

FLOOR AT UNIT2 A TRIDENT BUSINESS PARK. BASIL HILL ROAD. DIDCOT, 

OXFORD. OX11 7HJ 
  

									
	 Item/No.
	  	 Description
	  	 	  	 Condition
	  	 Photograph No.

					
	FLOOR	  		  		  		  	
					
	1.	  	Power Float concrete floor with painted finish.	  	 i.         
	  	The floor is relatively level (excepting slight ramp at junction between east and west areas). The floor is generally soiled.	  	1, 2, 3, 4, 5
					
		  		  	 ii.        
	  	The majority of floor studs have been removed in the west area and subsequently repaired.	  	6, 7, 8
					
		  		  	 iii.       
	  	5 No. metal studs remain in the west area, there are three studs close to the junction between the east and west wings and many studs in the east wing have yet to be removed and repaired. These amount to at least 48 No.	  	9, 10, 11, 12
					
		  		  	 iv.       
	  	Old bay marking tape remains in situ in isolated areas in the west wing.	  	13
					
		  		  	 v.        
	  	There are isolated areas of historical coating repairs.	  	14, 15, 16, 17, 18
					
		  		  	 vi.       
	  	There are isolated areas of “swirling” partly in the western area of the west wing and also in the east wing.	  	19, 20
					
		  		  	 vii.      
	  	There are isolated scuff marks and staining to the floor surface generally.	  	21
					
		  		  	 viii.    
	  	There are hairline cracks around the pad base to the south east corner of the west wing.	  	22

  
 56 

									
					
		  		  	 ix.       
	  	There is an open joint varying in width between 5 mm and 20mm, approximately 1200mm long between the solid floor and the return wall to the south east corner of the west wing.	  	23
					
		  		  	 X.       
	  	There is a ramp at the junction between the east and west wings ramping down into the east area with a continuous hairline crack to the top of the ramp in a north-south direction.	  	24, 25
					
		  		  	 xi.       
	  	There are isolated areas of damaged paint finish.	  	26, 27, 28, 29, 30
					
		  		  	 xii.      
	  	There are isolated areas of lifting paint.	  	31
					
		  		  	 xiii.    
	  	There is an irregular floor joint around the downpipe penetration to the rear column at the junction between east and west wings.	  	32

  

									
	 Signed by the Surveyor for
 Hartberg
Investments Limited,
 c/o Formal Investments Limited
	  		  	 Hartberg Investments Limited
 c/o
Formal Investments Limited

					
	Date	 	  
	  		  		  	
			
	 Signed by the Surveyor for
 Lombard
Medical Technologies
	  		  	 R.C. Willies FRICS
 Willes Simpson
Woods

					
	Date	 	  
	  		  		  	

  
 57 

									
					
		  		  	 ix.       
	  	There is an open joint varying in width between 5 mm and 20mm, approximately 1200mm long between the solid floor and the return wall to the south east corner of the west wing.	  	23
					
		  		  	 X.       
	  	There is a ramp at the junction between the east and west wings ramping down into the east area with a continuous hairline crack to the top of the ramp in a north-south direction.	  	24, 25
					
		  		  	 xi.       
	  	There are isolated areas of damaged paint finish.	  	26, 27, 28, 29, 30
					
		  		  	 xii.      
	  	There are isolated areas of lifting paint.	  	31
					
		  		  	 xiii.    
	  	There is an irregular floor joint around the downpipe penetration to the rear column at the junction between east and west wings.	  	32

  

									
	 Signed by the Surveyor for
 Hartberg
Investments Limited,
 c/o Formal Investments Limited
	  		  	 Hartberg Investments Limited
 c/o
Formal Investments Limited

					
	Date	 	  
	  		  		  	
			
	 Signed by the Surveyor for
 Lombard
Medical Technologies
	  		  	 R.C. Willies FRICS
 Willes Simpson
Woods

					
	Date	 	  
	  		  		  	

  
 58 

 UNIT 2A TRIDENT BUSINESS PARK 

BASIL HILL ROAD 

DIDCOT 
 OXFORD

 OX11 7HJ 

RECORD PHOTOGRAPHS 

  
 59 

 UNIT 2A TRIDENT BUSINESS PARK 

BASIL HILL ROAD 

DIDCOT 
 OXFORD

 OX11 7HJ 

CD OF PHOTOGRAPHS 

  
 60

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00227-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00227-of-00352.parquet"}]]