Document:

EXHIBIT 10.31(a)

                      AMENDMENT TO STOCK PURCHASE AGREEMENT

     THIS  AMENDMENT TO THE STOCK  PURCHASE  AGREEMENT  dated as of May 12, 2005
(this "AMENDMENT"),  is entered into by and between KARAMCO,  INC.  ("KARAMCO"),
EFONICA,   FZ-LLC   ("EFONICA   OR  COMPANY")   AND  FUSION   TELECOMMUNICATIONS
INTERNATIONAL, INC. ("FUSION").

                                R E C I T A L S:

     A.   Fusion, Efonica and  Karamco  have  entered  into that  certain  Stock
Purchase  Agreement dated January 11, 2005, as amended on February 9, 2005, (the
"AGREEMENT"),  pursuant to which Fusion  purchased  all of  Karamco's  shares of
Efonica, FZ-LLC (the "Company").

     B.   At the present time, Fusion, Efonica and Karamco request,  and all are
agreeable  to  amend  the  Agreement,   subject  to  the  terms  and  conditions
hereinafter set forth.

     NOW,  THEREFORE,  in  consideration  of the  premises  and  other  good and
valuable   consideration,   the  receipt  and   adequacy  of  which  are  hereby
acknowledged, Fusion, Efonica and Karamco hereby agree as follows:

                              A G R E E M E N T S:

     1.   RECITALS.  The  foregoing  Recitals  are  hereby  made a part  of this
          Amendment.

     2.   DEFINITIONS.   Capitalized  words  and  phrases  used  herein  without
          definition shall have the respective  meanings  ascribed to such words
          and phrases in the Agreement.

     (a)  AMENDMENT TO AGREEMENT.  Section 1.2(C)(iv) of the Agreement is hereby
          amended in its entirety to read as follows:

          "(iv) (a)  Registration.  Buyer  shall use its  reasonable  efforts to
     cause 150,000 shares of the Base Shares to be registered  (the  "Registered
     Shares") within 60 days of the Buyer's initial public offering, unless said
     date is extended with Karamco's consent. The date the Registered Shares are
     effectively  registered  shall  be  defined  as  the  "Registration  Date."
     Following  registration,  Karamco may sell up to an aggregate of $1 million
     in Registered Shares in transactions  (including block  transactions)  that
     may take  place in the  over-the-counter  market or an  exchange  including
     ordinary broker transactions,  privately negotiated  transaction or through
     sales  to  one or  more  dealers  for  resale  as  principals  (1/2  of the
     Registered Shares on the Registration Date and the remaining 1/2 on May 15,
     2005).  In the event Buyer is unable to cause the  Registered  Shares to be
     registered as set forth above,  Buyer shall purchase the Registered  Shares
     from Karamco (in the amount  Karamco would have been otherwise able to sell
     as set forth above) at the higher of the IPO price or the average 5 day bid
     price prior to the date Buyer  notifies  Karamco that it is unable to cause
     the  registered  Shares  to be  registered.  In the  event  that  Karamco's
     aggregate gross proceeds of a sale of the Registered Shares as set forth in
     this Section  1.2C(iv)(a),  in the aggregate,  and within 65 days following
     the effective date of the Registration  Statement,  does not equal $967,500
     (150,000  x the IPO price of  $6.45),  the  Buyer  shall  pay  Karamco  the
     difference  between the aggregate  gross  proceeds of Karamco's sale of the
     Registered  Shares and $967,5000 (the "Difference  Payment").  On April 25,
     2005,  Fusion made a payment of $150,000 to Karamco and on the date hereof,
     will make an additional payment of $175,000 which payments ($325,000 in the
     aggregate) shall be deducted from the Difference Payment owed. In the event
     that the Difference Payment owed, pursuant to this Section 1.2(C)(iv)(a) of
     the Agreement,  is less than $325,000,  Karamco shall immediately reimburse
     Fusion for such excess. The Company retains the right to advance additional
     funds in its sole discretion.

<PAGE>

     (b)  Karamco's  Obligation  to  reimburse  Fusion for any  excess  shall be
secured by 50,387 shares (the "Escrowed  Shares") of Fusion's common stock owned
by Karamco. Upon execution of this Agreement,  Karamco will deliver the Escrowed
Shares to the Escrow Agent until such excess is repaid or it is determined  that
no  repayment  is due based on the  formula  in  section  1.2(C)(iv)  (a) of the
Agreement."

     3.   REPRESENTATIONS  AND  WARRANTIES. To induce Karamco to enter into this
Amendment, Fusion hereby certifies, represents and warrants to Karamco that:

          3.1   AUTHORIZATION. It is duly authorized to execute and deliver this
Amendment  and  is  and  will continue  to  perform  its  obligations  under the
Agreement, as amended hereby.

          3.2   NO CONFLICTS.  The  execution and delivery of this Amendment and
the  performance by Fusion of its  obligations  under the Agreement,  as amended
hereby,  do not and  will  not  conflict  with  any  provision  of law or of the
articles of  incorporation  or  bylaws/articles  of  organization  or  operating
agreement, as applicable, of Fusion or of any agreement binding upon Fusion.

          3.3   VALIDITY AND BINDING EFFECT.  The Agreement,  as amended hereby,
is a legal, valid and binding obligation of Fusion,  enforceable  against Fusion
in  accordance  with its  terms,  except as  enforceability  may be  limited  by
bankruptcy,  insolvency or other similar laws of general  application  affecting
the enforcement of creditors' rights or by general principles of equity limiting
the availability of equitable remedies.

     4.   GENERAL.

          4.1   GOVERNING LAW; SEVERABILITY.  This  Amendment shall be construed
in accordance  with and governed by the laws of the State of New York.  Wherever
possible each provision of the Agreement and this Amendment shall be interpreted
in such manner as to be  effective  and valid under  applicable  law, but if any
provision of the Agreement and this Amendment  shall be prohibited by or invalid
under  such law,  such  provision  shall be  ineffective  to the  extent of such
prohibition or invalidity,  without invalidating the remainder of such provision
or the remaining provisions of the Agreement and this Amendment.

          4.2   SUCCESSORS  AND  ASSIGNS.  This Amendment  shall be binding upon
Fusion, Efonica and Karamco and their respective successors and assigns.

          4.3   CONTINUING  FORCE  AND  EFFECT  OF  THE  AGREEMENT.   Except  as
specifically modified or amended by the terms of this Amendment, all other terms
and provisions of the Agreement are incorporated by reference herein, and in all
respects,  shall continue in full force and effect. Fusion, by execution of this
Amendment, hereby reaffirms, assumes and binds itself to all of the obligations,
duties,  rights,  covenants,  terms and  conditions  that are  contained  in the
Agreement

          4.4   EXPENSES. Fusion shall pay all costs and expenses in  connection
with the preparation of this Amendment.

                                      -2-
<PAGE>

          4.5   COUNTERPARTS. This  Amendment  may be  executed in any number of
counterparts, all of which shall constitute one and the same agreement.

     IN WITNESS WHEREOF,  the parties hereto have executed this Amendment to the
Stock Purchase Agreement as of the date first above written.

                                  FUSION TELECOMMUNICATIONS INTERNATIONAL, INC.

                                   By:
                                        ----------------------------------------
                                            Name:
                                                   -----------------------------
                                            Title:
                                                   -----------------------------

                                  KARAMCO, INC.

                                   By:
                                        ----------------------------------------
                                            Name:
                                                   -----------------------------
                                            Title:
                                                   -----------------------------

                                  EFONICA, FZ-LLC

                                   By:
                                        ----------------------------------------
                                            Name:
                                                   -----------------------------
                                            Title:
                                                   -----------------------------

                                      -3-

<PAGE>

         IN WITNESS WHEREOF,  the parties hereto have executed this Amendment to
the Stock Purchase Agreement as of the date first above written.

                                   FUSION TELECOMMUNICATIONS INTERNATIONAL, INC.

                                   By:
                                        ----------------------------------------
                                            Name:
                                                   -----------------------------
                                            Title:
                                                   -----------------------------

                                   KARAMCO, INC.

                                   By:
                                        ----------------------------------------
                                            Name:
                                                   -----------------------------
                                            Title:
                                                    ----------------------------

                                   EFONICA, FZ-LLC

                                   By:
                                        ----------------------------------------
                                            Name:
                                                   -----------------------------
                                            Title:
                                                    ------------------------------------------------------------------------------------------------------------

                        DATED THE 25TH DAY OF APRIL, 2005

                     --------------------------------------

                               INSTRUMENT OF LEASE

                     --------------------------------------

                         OCEANIC DIGITAL JAMAICA LIMITED

                                       TO

                         CONVERGENT TECHNOLOGIES LIMITED

                                   BRADY & CO.
                                ATTORNEYS-AT-LAW
                            30-36 KNUTSFORD BOULEVARD
                                   KINGSTON 5
                                  SAINT ANDREW

--------------------------------------------------------------------------------

<PAGE>

                               INSTRUMENT OF LEASE

                      UNDER THE REGISTRATION OF TITLES ACT

         THIS LEASE is made the 25th day of April Two  Thousand and Five BETWEEN
OCEANIC DIGITAL JAMAICA LIMITED a company duly incorporated  under the Companies
Act and having its registered office at 30-36 Knutsford Boulevard, Kingston 5 in
the  parish of Saint  Andrew  (hereinafter  referred  to as "the  Lessor"  which
expression  .;shall where the context so admits  include the person for the time
being entitled to the reversion  immediately  expectant on the  determination of
the term hereby  created) of the ONE PART and the party whose name,  address and
description  are set out in Item I of  Schedule II  (hereinafter  referred to as
"the  Lessee" - which  expression  shall  where the  context so admits  mean and
include the Lessee's assigns, successors, and transferees) of the OTHER PART and
WITNESSETH as follows:

1.       INTERPRETATION

         In this Lease, where the context so admits, the expression:-

         (1)      "THE  TERM"  means  the  term  of  years  hereby  created  and
                  specified at Item 3 of SCHEDULE II together with any statutory
                  or other continuation or extension thereof;

         (2)      "THE STRATA LOT" means the Strata Lot  mentioned  in Item 2 of
                  SCHEDULE II of which the leased premises comprise a part;

         (3)      "THE  BUILDING"  means the  buildings  and other  improvements
                  erected on ALL THAT parcel of land being the Lot numbered four
                  (4) part of  KNUTSFORD  PARK in the Parish of Saint  Andrew as
                  appears by the Plan of part of Knutsford Park now known as New
                  Kingston  prepared  by  Earle  B.  Cooke,   Commissioned  Land
                  Surveyor and being a part of the lands  formerly  comprised in
                  Certificate  of Title  registered at Volume 1140 Folio 917-926
                  of the  Register  Book of Titles now known as The Towers,  NEW
                  KINGSTON, of which the Strata Lot forms a part;

         (4)      "THE LEASED  PREMISES"  means and includes ALL THAT portion of
                  the Strata Lot  described  in Item 2 of  SCHEDULE  II together
                  with all permitted  fixtures,  alterations,  improvements  and
                  additions to the same and  including  the rights in connection
                  therewith  endorsed on the  Certificates of Title therefor and
                  imposed or implied under the Registration (Strata Titles) Act;

                                                                               2
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<PAGE>

         (5)      "UNIT  ENTITLEMENT"  means the number of individual shares in.
                  the  common  property  contained  in  the  building  which  is
                  ascribed to a Strata Lot on the  Certificate of Title for such
                  Strata Lot;

         (6)      "ANNUAL  OPERATING  Costs" shall mean such  aggregate  sums as
                  shall  enable the Lessor from time to time during each year of
                  the Term to pay all of the expenses, outlays and contingencies
                  for the  provision  of services set out in Item 10 of SCHEDULE
                  II which  relate to all strata  lots and  common  areas in the
                  building including the provision by the Lessor in any year (if
                  necessary)  for any expense which accrued or became payable in
                  a  previous  year  or  years  (in  accordance   with  ordinary
                  accounting  principles)  which  expense may be spread over any
                  number  of  accounting  years  as the  Lessor  may see fit and
                  including  also such  sums as the  Lessor  with its  auditors'
                  concurrence deem it prudent to reserve against  liabilities or
                  expense  then  accrued or  thereafter  to accrue  although not
                  payable in that  year.  The Annual  Operating  Costs  shall be
                  ascertained by the Lessor in relation to each calendar year of
                  the Term;

         (7)      "THE  COMMENCEMENT  DATE"  means the date set out at Item 4 of
                  SCHEDULE II;

         (8)      "THE PLANNING ACTS" means the Local Improvements Act, the Town
                  and   Country   Planning   Act  and  any  similar  or  related
                  legislation  or any  statutory  modification  or  re-enactment
                  thereof for the time being in force and any order, instrument,
                  plan,  regulation,  permission  and  direction  made or issued
                  thereunder or deriving validity therefrom;

         (9)      "THE PLANS" mean the plans (if any) attached to this Lease for
                  purposes of  identification;  (10) "THE  UTILITIES"  mean air,
                  water,    sewerage   of   all   kinds,    gas,    electricity,
                  airconditioning, telephone and other services;

         (11)     "THE CONDUITS"  mean gutters,  gullies,  pipe drains,  sewers,
                  watercourses,  channels, ducts, flues, wires, cables and other
                  conducting media;

         (12)     words importing the masculine  gender only,  shall include the
                  feminine and neuter genders;

                                                                               3
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<PAGE>

         (13)     words importing the singular shall include the plural and vice
                  versa, and where there are two or more persons included in the
                  expression "the Lessee", covenants expressed to be made by the
                  Lessee, shall be deemed to be made by such persons jointly and
                  severally;

         (14)     the  headings   appearing  in  this  lease  are  inserted  for
                  convenience  of  reference  only and shall  not in any  manner
                  affect the  construction  meaning or effect of anything herein
                  contained or govern the rights or  liabilities  of the parties
                  thereto.

2.       IN  CONSIDERATION  of the  rents,  Lessee's  covenants  and  agreements
hereinafter  reserved and contained the LESSOR HEREBY LEASES unto the Lessee the
leased  premises  TOGETHER  WITH the full right and  liberty  for the Lessee its
servants and  licensees and invitees in common with the Lessor and other persons
having  the like  right at all  times  during  the  permitted  hours and for all
purposes  connected  with the leased  premises but not for any other  purpose to
pass and repass to and from the leased  premises over and along the  staircases,
lifts and any other ways  leading to the leased  premises  for the term of years
set forth at Item 3 of Schedule II from the commencement  date set forth at Item
4 of Schedule II but subject to  determination  as is  hereinafter  provided and
EXCEPTING AND RESERVING  unto the Lessor and to all persons  authorised by it or
entitled  thereto  the free  and  uninterrupted  passage  of gas,  water,  soil,
electricity and other services through the pipes, drains,  channels,  cables and
wires which are or at any time now or hereafter in or under the leased  premises
TO BE HELD by the Lessee for the said term upon the terms and conditions  herein
set forth the Lessee paying during the said term:

                  (a)      the yearly  rental set forth at Item 5 of Schedule 11
                           hereto in the  manner  and at the times  therein  set
                           forth (hereinafter referred to as "the rent")

                  (b)      the monthly  maintenance charge described in clause 3
                           hereof  at the times and in the  manner  therein  set
                           forth.

3.       MAINTENANCE CHARGES

         (1)      MONTHLY MAINTENANCE CHARGE

                  The monthly maintenance charge hereinbefore  referred to shall
                  be one-twelfth of the Lessee's portion of the annual operating
                  costs in  relation  to the  Strata  Lot and the  building  (as
                  defined in clauses 3 (2) (a) and 3 (2) (b) hereof).

                                                                               4
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<PAGE>

         (2)      LESSEE'S PORTION OF ANNUAL OPERATING COSTS

                  (a)      The  Lessee's  portion of all  operating  costs other
                           than  electricity  charges  shall  be  calculated  by
                           multiplying  the said Annual  operating  Costs by the
                           Unit  Entitlement  of the  Strata Lot and the area of
                           the  Leased  Premises  and  dividing  the  product so
                           obtained by the product of the total Unit Entitlement
                           of all Strata Lots in the building  multiplied by the
                           total rentable area in the Strata Lot.

<TABLE>
<CAPTION>
                         <S>       <C>           <C>   <C>                <C>   <C>
                         THUS:     Annual              Unit                     Area of
                                   Operating           Entitlement of           leased
                                   Costs         X     Strata Lot         X     premises
                                                       Total Unit               Total
                                                       Entitlement              Rentable
                                                       All Strata               Areas in
                                                       Lots in                  Strata
                                                       Building                 Lot
</TABLE>

         (b)      ELECTRICITY AND WATER CHARGES

                  (i)      For as  long as the  entire  building  shares  common
                           electricity meters then the Lessee's portion of these
                           charges shall be calculated in the manner provided by
                           sub-clause  3(2)(a) above.  However,  the electricity
                           usage of the  following  areas shall be excluded from
                           the above calculation:

                                    (a)      Switch Room

                                    (b)      Call Centre Station (5th Floor)

                           The  electrical  usage  of the  abovementioned  areas
                           shall  be  deducted  from  the  general   bill,   the
                           remainder  of which will be  apportioned  amongst the
                           tenant per square  footage.  The electrical  usage of
                           the  abovementioned  areas will be  calculated by the
                           use of "MODBUS Network Cabling".

                  (ii)     In the event that the Strata Lot should  obtain  it's
                           own electricity meter(s) then the Lessee's portion of
                           these  charges  shall be  calculated  by dividing the
                           total of these charges by the total square footage of
                           rentable area in the Strata Lot and then  multiplying
                           the  resultant  amount by the  square  footage of the
                           leased premises.

                           If at any time all rentable area in the Strata Lot to
                           which these charges apply is not fully  occupied then
                           the  Lessee's  portion  of  these  charges  shall  be

                                                                               5
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<PAGE>

                           calculated  by the  Lessor  to  reflect  as nearly as
                           possible  the  actual  consumption  by the  Lessee of
                           these services AND shall in no event be less than the
                           portion which would have applied if all rentable area
                           in the Strata Lot had been fully occupied.

(3)      OTHER COMMON EXPENSES

         Common  Expenses  include,  but not  limited  to,  expenses  related to
         Electricity,   Elevator  Repairs,  Water,   Insurance,   Air  Condition
         Maintenance,   Repairs  and  Maintenance  to  Building,  Labour  Costs,
         Property Tax,  Standby  Repairs and  Maintenance,  Fuel for Standby and
         Security Personnel.

(4)      ESTIMATED MONTHLY MAINTENANCE CHARGE

         The  Lessor  shall  at the  commencement  of each  calendar  year,  and
         thereafter  from  time to time  during  such  year as  often  as may be
         necessary,  make a  genuine  pre-estimate  of the  monthly  maintenance
         charge (herein called "the estimated monthly  maintenance  charge") and
         the Lessee shall upon each day fixed for the payment of rent pay to the
         Lessor the estimated monthly maintenance charge it being understood and
         agreed that as soon, after the end of each calendar year as the monthly
         maintenance  charge for the said year is  determined  the Lessee  shall
         pay,  or be  refunded  by the  Lessor as the case may be the  amount by
         which the  monthly  maintenance  charge  during each month of the Lease
         over the  preceding  calendar  year of the term exceeds or is less than
         the estimated monthly maintenance charge during each such month.

(5)      AUDITED STATEMENT OF ACCOUNT

         As soon as  possible  after the end of each  calendar  year the  Lessor
         shall  prepare or cause to be prepared an audited  statement of account
         which shall show all relevant figures and  calculations  relied upon by
         the Lessor for the determination of the monthly  maintenance charge and
         shall make the same available to the Lessee. The cost of preparing such
         audited statement of accounts shall be borne by the Lessee and shall be
         paid by the Lessee to the Lessor.

(6)      The Lessor shall whenever  fixing the estimated  monthly charge provide
         to the Lessee  full and  adequate  figures  and  explanations  so as to
         enable the Lessee to ascertain  how the charge has been arrived at. The
         certificate  of the  Lessor's  auditors  that the  monthly

                                                                               6
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<PAGE>

         maintenance  charge has been computed in accordance with this agreement
         and is correct shall be absolute and binding upon the parties.

(7)      Notwithstanding  the  foregoing  provisions  of this  paragraph and the
         provisions  of Item 10 of Schedule II the Lessor  reserves the right to
         install  the  necessary  metering  or other  device  for  measuring  or
         ascertaining the actual  consumption of water or electricity or both by
         the Lessee on the Leased  Premises or by any  machinery,  equipment  or
         apparatus being used by the Lessee on the leased  premises.  The Lessee
         shall permit the Lessor and its agents access to the leased premises at
         all  reasonable  times  for the  purpose  of  monitoring  checking  and
         repairing any such metering device installed  therein where applicable.
         The cost  (including  the direct cost of obtaining and  installing  the
         metering device or referred to in this subclause) shall be borne by the
         Lessee in respect of the leased  premises  and shall be  calculated  by
         substituting  the  actual  costs as  ascertained  by  metering  for the
         proportion  ascertained  for  electricity  and  water  under  the other
         provisions hereof.

4        THE LESSEE HEREBY COVENANTS WITH THE LANDLORD:

(1)

         (a)      RENT

                  To punctually  and regularly pay the rents  reserved and other
                  moneys  payable under this Lease on the days and in the manner
                  herein  provided  clear of all deductions  whatsoever.  If the
                  aforementioned  rent  maintenance  charges  and  other  moneys
                  payable  under  this  Lease  are not paid on the due dates and
                  such non-payment  continues for thirty (30) days and over, the
                  Lessee shall pay to the Lessor interest upon such arrears at a
                  rate  equivalent  to one percent (1%) above the interest  rate
                  charged for commercial  loans by any commercial  bank selected
                  by the Lessor.

                  The Lessor's  rights  herein shall be in addition to and shall
                  not  affect or  prejudice  in any way any other  rights of the
                  Lessor in this lease.

         (b)      UTILITIES AND SERVICES CONTRACTED BY THE LESSEE

                  To pay all charges and outgoings for all Utilities or services
                  contracted  by the  Lessee  which  do not  form a part  of the
                  monthly maintenance charge.

                                                                               7
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<PAGE>

         (c)      SECURITY DEPOSIT

                  (i)      To pay a security  deposit  of two (2) months  rental
                           payable on signing.

                  (ii)     Maintenance  will be paid  during  the one (1)  month
                           buildout

(2)      (a)      UPKEEP

                  To  keep  the   interior  of  the  leased   premises  and  the
                  appurtenances  thereof  including the carpeting  therein,  the
                  doors,  inside  windows,  the  sanitary  and  water  apparatus
                  therein  (if any) and all the  Lessor's  fixtures at all times
                  cleaned  and  maintained  in a good and  substantial  state of
                  repair,  fair wear and tear excepted,  and promptly to replace
                  any of the fixtures or fittings  therein  which are damaged or
                  destroyed,  subject to recovery  under any insurance  policies
                  required to be effected by the Lessor hereunder.

         (b)      WINDOWS

                  Not to clean  the  windows  of the  Leased  Premises  with any
                  material,  abrasive  or  otherwise  which may  damage the said
                  windows or the tinting of same.

         (c)      RE-PAINTING

                  In every third year during the  continuance  of this Lease (or
                  more often if necessary  in order to keep the Leased  Premises
                  free of  offensive  marks) and at the end of the Term to cause
                  the painted areas in the interior of the Leased Premises to be
                  properly  repainted  with two  coats  of  paint of  equivalent
                  standard to that currently  thereon and so that such repainted
                  areas shall be of the original tint or colour.

         (d)      CONTRACTOR

                  Any  repainting  or upkeep to be effected by the Lessee  under
                  the  provisions  of  this  Lease  shall  be  carried  out by a
                  contractor or parties nominated or approved by the Lessor.

         (e)      PLUMBING

                  Not to  use  any  wash  basin,  lavatory  and  other  plumbing
                  facility  in the  Leased  Premises  or the  building  for  any
                  purpose  other than that for which it was  intended and not to
                  throw or permit to be thrown any  foreign  matter or  articles
                  therein.

                                                                               8
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<PAGE>

         (f)      ALTERATION

                  (i)      Not to cut, maim or injure any of the walls,  floors,
                           beams, ceilings, wires, pipes, drains, appurtenances,
                           fixtures or fittings of or in the Leased  Premises or
                           permit  the same to be done  nor  without  the  prior
                           written  consent of the Lessor,  such written consent
                           not  to  be  unreasonably   withheld,   to  make  any
                           alterations or additions in or to the leased premises
                           or  the  structure  of the  building  or  change  the
                           location  or style  of any  partitions  or  permanent
                           fixtures nor to add or in any way interfere  with the
                           electric cables  switches  junctions or points or the
                           pipes taps or other apparatus installed in connection
                           with the supply or use of electricity water or gas or
                           the  telephone   installation  and  prior  to  taking
                           possession,  to provide the Lessor with a plan of the
                           layout  of each  floor of the  Leased  Premises.  Any
                           damage done to the leased premises or the building in
                           carrying  out  such  or  any  other  work  as  may be
                           permitted  shall  be  made  good  immediately  by the
                           Lessee at the Lessee's expense.

                  (ii)     In  the  event  that  the  Lessor   consents  to  any
                           alterations,  to provide  the  Lessor  with plans and
                           specifications  setting out the proposed  alterations
                           and to  pay to the  Lessor  any  costs  and  expenses
                           incurred  in   connection   with  the   approval  and
                           supervision of such works.

(3)      DANGEROUS ARTICLES

         Not to store or bring into or upon the building or the Leased  Premises
         or any part  thereof  or  suffer  or permit or allow to be so stored or
         brought  in  any  article  or  matter  of a  dangerous  combustible  or
         inflammable nature.

(4)      AVOID INSURANCE

         Not to do or permit  or suffer to be done any act deed  matter or thing
         whatsoever whereby the present or any future policy of insurance on the
         building and/or on the leased premises may be rendered void or voidable
         or whereby the rate of premium thereon may be increased and to repay to
         the  Lessor  upon  demand  all sums paid by way of  increased  premiums
         occasioned by any breach of the provisions of this sub-clause or by the
         permitted  use by the  Lessee  of any  electrical  equipment  or  other
         appliances.

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(5)      TO GIVE NOTICE OF DAMAGE

         In the event the  Leased  Premises  or any part  thereof  is damaged or
         destroyed  by any risks  against  which the Lessor is obliged to insure
         hereunder,  to give  immediate  notice in  writing to the Lessor and to
         cooperate  without  charge in all ways in the  making of any claims for
         damage or destruction on insurance.

(6)      TO PAY COST OF REPAIR IF INSURANCE IS INVALIDATED

         In the event of the Leased Premises or any part thereof being destroyed
         or damaged and the insurance money under any insurance  effected by the
         Lessor  being  wholly or partly  irrecoverable  by reason of any act or
         default of the  Lessee,  then and in every such case,  the Lessee  will
         forthwith  (in addition to the said rent) pay the whole or (as the case
         may require) a fair  proportion of the cost of  completely  rebuilding,
         reinstating or replacing the same.

(7)      PERMITTED USE

         To use  the  Leased  Premises  and  every  part  thereof  only  for the
         permitted  use  set  out in  Item 7 of  SCHEDULE  II and  for no  other
         purpose.

(8)      STRUCTURAL LOAD

         Not to suspend or permit to be  suspended  any heavy load from the main
         structure  of the  building or the Leased  Premises or any part thereof
         nor to load or permit to be loaded or use the floor or structure of the
         Leased  Premises in any manner  which will impose a weight or strain in
         excess of that which the Leased  Premises is  constructed  to bear with
         proper  margin for safety or which will in any way strain or  interfere
         with the main supports thereof.

(9)      SIGNS AND ADVERTISEMENTS

         Not  to  affix  or  have  exposed  on the  Leased  Premises  any  sign,
         signboard, advertisements or indication of the occupation of the Lessee
         on or near any  wall,  door,  window,  stair or  other  portion  of the
         building or the Leased  Premises  except those  already  affixed to the
         building or otherwise authorized by the Lessor in writing.

(10)     TELEVISION OR RADIO APPARATUS

         Not without the  previous  consent in writing of the Lessor to erect on
         or  affix  to  the  premises  any   apparatus   for  the  reception  or
         transmission of television radio or wireless

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<PAGE>

         telegraphy nor to install any loudspeakers, sound amplifiers or similar
         apparatus in the leased  premises  and in the event of such  permission
         being  obtained  not to play  such  apparatus  so as to make  the  same
         audible  outside  of the  Leased  Premises  and not to make  any  claim
         against the Lessor in respect of any disturbance or  interference  with
         the  reception  or  transmission  of  television,   radio  or  wireless
         telegraphy howsoever caused.

(11)     ILLEGAL PURPOSE

         Not to use the building or the leased  premises or any part thereof nor
         allow the same to be used for any illegal or immoral purpose.

(12)     AUCTION

         Not to hold or permit or suffer to be held any sale by  auction  on the
         leased premises.

(13)     CATERING

         Not to carry on or permit to be carried  on within the Leased  Premises
         any  introduction  or  preparation  of cooked  food  without  the prior
         consent in writing of the Lessor and except in strict  compliance  with
         the terms of any such consent.

(14)     OBSTRUCTION AND REFUSE DISPOSAL

         Not to obstruct any walkway,  access to or egress from the building or,
         any part thereof or put any refuse  outside of the Leased  Premises but
         to store all the refuse in proper bins or containers  within the Leased
         Premises  and to remove the same daily from the  building and place the
         same within such  receptacles  and areas as the Lessor may from time to
         time designate, to the satisfaction of the Lessor.

(15)     ASSIGNMENT

         Not to  assign  underlet  or  part  with  possession  or the  right  to
         possession  or  control  of the  Leased  Premises  or any part  thereof
         whether by way of license  trust or  otherwise  howsoever  without  the
         written   consent  of  the  Lessor  such  consent  however  not  to  be
         unreasonably  withheld  in the case of a  substantial  and  responsible
         lessee,  and not to  mortgage  or charge the  Lessee's  interest in the
         same.

         Any change in the majority of the  shareholding of the Lessee shall for
         the  purposes  of this  clause be deemed to be an  assignment  and such
         assignment  will require the consent of the Lessor which  consent shall
         not be  unreasonably  withheld or delayed  provided  that if the Lessor
         shall consent to any assignment of this lease then and in any such case
         the Lessee

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<PAGE>

         may be  required to join in such  assignment  as security in respect of
         the  performance  and  observance  of the  terms  covenants  conditions
         stipulations and agreements herein contained by the assignee.

(16)     NUISANCE

         Not at any time  during  the said term to use  exercise  or carry on or
         permit or suffer to be used,  exercised  or  carried  on in or upon the
         leased  premises or any part thereof any noxious,  noisome or offensive
         or dangerous art,  trade,  business,  occupation or calling and no act,
         matter or thing  whatsoever  shall at any time  during the said term be
         done in or upon the leased premises or any part thereof which shall or,
         may be or grow to be an annoyance,  nuisance,  grievance,  disturbance,
         damage or distress to the Lessor or any Lessee  thereof or of any other
         occupiers of the building or of the occupiers of the adjoining lands or
         properties.

(17)     INSPECTION

         To permit the Lessor and its agents with or without  workmen and others
         at all reasonable  times upon giving three (3) days previous  notice in
         writing to the  Lessee to enter  into and upon and to view and  examine
         the state and condition of the Leased Premises and thereupon the Lessor
         may serve upon the Lessee a notice in writing  specifying any cleaning,
         maintenance, repairs or replacements required to be executed or done by
         the Lessee in  accordance  with the terms of this Lease and require the
         Lessee  forthwith to execute or do the same and if the Lessee shall not
         within  thirty  (30) days after the  service of such  notice,  using an
         approved  Contractor  or  Contractors  complete or commence and proceed
         diligently  and  carefully  with  the  execution  of such  cleaning  or
         maintenance or carrying out of such repairs or replacements required to
         be executed or done by the Lessee then the Lessor  shall have the right
         to enter  into and upon the  Leased  Premises  with  such  workmen  and
         appliances as may be necessary and execute such cleaning or maintenance
         or carry out such repairs or replacements and in which event the Lessee
         shall pay to the Lessor upon demand the Lessor's  costs and expenses of
         executing  such cleaning or maintenance or carrying out such repairs or
         replacements. The Lessor shall have the right to recover such costs and
         expenses  from the Lessee as additional  rent.  The Lessor shall not in
         any  circumstances  be liable to the Lessee or to any other  person for

                                                                              12
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         any loss injury or damage  occasioned by or as a result of the Lessor's
         exercising  its rights  hereunder  to carry out or have carried out any
         such cleaning, maintenance, repairs or replacements,  except where such
         loss injury or damage  arises as a result of the  negligence or willful
         act of the Lessor, its servants, agents or workmen.

(18)     EMERGENCIES

         To permit the Lessor to enter the  Leased  Premises  at any time in any
         emergency, and only in the presence of an authorized  representative of
         the Lessee and also for the  purposes of doing such works and things as
         may be  lawfully  required  to be done by the  Lessor in respect of any
         repairs,  alterations or improvements either of the Leased Premises and
         the air-conditioning  apparatus, the conduits, or of any other parts of
         the building and its amenities PROVIDED THAT such repairs,  alterations
         and/or  improvements  are not  conducted  in such a  manner  as to be a
         nuisance or annoyance to the Lessee and also with the written authority
         of the Lessor to permit the  tenants  and  occupiers  of any  adjoining
         premises  or parts  thereof  with  their  agents and  workmen  likewise
         PROVIDED  they shall have given  reasonable  notice to enter the Leased
         Premises  for the purpose of  executing  repairs or  alterations  which
         cannot  reasonably be executed  otherwise and further  provided however
         that any such Lessee or occupier of adjoining premises  exercising such
         rights shall make good to the Lessee any damage  thereby  occasioned to
         the Leased Premises.

(19)     REGULATIONS

         To observe and conform to all reasonable  regulations and  restrictions
         made by the Lessor for the proper management of the Leased Premises and
         the  building  and notified in writing by the Lessor to the Lessee from
         time to time.

(20)     TO COMPLY WITH STATUTORY PROVISIONS

         At all times  during the Term,  to observe  and comply in all  respects
         with the provisions and requirements of any and every present or future
         statutory  enactment and order,  regulation  and bye-law  including the
         Planning Laws and  Regulations,  so far as they relate to or affect the
         Leased  Premises or any additions or  improvements  thereto or the user
         thereof  or the use or  employment  therein of any person or persons or
         any fixtures,  machinery,  plant or chattels for the time being affixed
         thereto or being  thereupon  used,  exclusive  of any  requirement  for
         structural repairs or additions,  and to carry out new

                                                                              13
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<PAGE>

         requirements and to execute all works,  exclusive of structural repairs
         and additions as aforesaid,  and provide and maintain all  arrangements
         which (by or under any enactment or by any government department, local
         authority or other public authority or duly authorised officer or Court
         of  competent   jurisdiction  acting  under  or  in  pursuance  of  any
         enactment) are or may be directed or required to be executed,  provided
         and  maintained  at any time during the said Term upon or in respect of
         the Leased  Premises or any  additions  or  improvements  thereto or in
         respect of any such user thereof or employment therein of any person or
         persons or fixtures,  machinery, plant or chattels as aforesaid whether
         by the owner or  occupier  thereof and to  indemnify  the Lessor at all
         times  against all costs,  charges and expenses of or incidental to the
         execution of works which the Lessee is obliged to carry out  hereunder,
         or the  provision  or  maintenance  of any  arrangement  so directed or
         required as aforesaid and not at any time during the Term to do or omit
         or suffer to be done or omitted on or about the  Leased  Premises,  any
         act or thing,  by reason of which the  Lessor  may under any  enactment
         incur or have  imposed  upon it or become  liable  to pay any  penalty,
         damages, compensation costs, levy, charges or expenses.

(21)     TO MAKE GOOD BREACHES OF COVENANT

         Within thirty (30) days of the date of Notice,  to repair and make good
         or  commence to repair and make good and  proceed  diligently  with all
         work in relation  thereto,  all  breaches  of covenant  and defects for
         which the  Lessee  may be liable  under  these  presents,  and of which
         notice  shall  have  been  given by the  Lessor to the  Lessee,  to the
         satisfaction of the Lessor.

(22)     TO INFORM THE LESSOR OF NOTICES RECEIVED

         Within  twenty-four  (24)  hours of the  receipt  of same to give  full
         particulars  to the  Lessor  of any  notice  order  proposal  or  other
         communication  served on or issued to the Lessee by any authority under
         or by virtue of any statutory power or otherwise  affecting or relating
         to the leased  premises  or the use  thereof  and at the request of the
         Lessor to make or join with the Lessor in making  every such  objection
         or  representation   against  the  same  that  the  Lessor  shall  deem
         expedient.

                                                                              14
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(23)     FIXTURES

         That  prior  to the  determination  of the  term  hereby  created,  all
         partitions,  fixtures  and  fittings  installed  by the Lessee shall be
         taken down and removed by the Lessee, the Lessee making good all damage
         occasioned to the leased  premises and the building by such taking down
         and removal.

(24)     RE-LETTING

         To permit the Lessor or its servants or agents  during the three months
         immediately  preceding  the  determination  of the said term and/or any
         extension  thereof (or sooner if rent  hereby made  payable or any part
         thereof  shall be in arrears  and unpaid  for  upwards of one  calendar
         month) to exhibit  the Leased  Premises to any  prospective  tenant and
         also to permit all persons having  written  authority of the Lessor for
         that purpose access to view the leased premises at all reasonable hours
         during such period.

(25)     YIELD UP

         To quietly  yield up to the Lessor or its nominee  the Leased  Premises
         including  all  Lessor's  additions  and  improvements  thereto  at the
         expiration  or sooner  determination  of the said term or any extension
         thereof in good and substantial condition as shall be consistent and in
         accordance with the Lessee's  covenants  herein  contained and with all
         locks, fastenings and fixtures intact and in proper working order.

(26)     DAMAGE INDEMNITY

         To indemnify and hold the Lessor  harmless from and against all claims,
         demands,   actions  and/or  proceedings  (including  costs  on  a  full
         indemnity  basis) made or brought by any person  against the Lessor and
         any loss arising  therefrom in respect of any damage or injury suffered
         by any  person or  property  in or upon the  leased  premises  PROVIDED
         HOWEVER that the Lessee  shall not be obliged to  indemnify  the Lessor
         against any loss which may arise from the  negligence of the Lessor its
         servants or agents.

(27)     GENERAL INDEMNITY

         To pay and make  good to the  Lessor  all and  every  loss  and  damage
         whatsoever  incurred or  sustained  by the Lessor as a  consequence  of
         every  breach  or  non-observance  of  the  Lessee's  covenants  herein
         contained or caused by any act default or  negligence  of the

                                                                              15
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         Lessee or the servants  agents  licensees or invitees of the Lessee and
         to  indemnify  the  Lessor  from  and  against  all  actions,   claims,
         liability, costs and expenses thereby arising.

(28)     COSTS

         To pay on demand a half of the Lessor's  costs of and incidental to the
         preparation stamping, perfecting and registration of this lease.

5        THE LESSOR HEREBY COVENANTS WITH THE LESSEE AS FOLLOWS:

         (1)      REPAIR & MAINTENANCE

                  Subject to and without  prejudice  to the  Lessee's  covenants
                  hereinbefore  contained to manage and maintain the building as
                  a first class office  building and to keep the external  parts
                  and  structural  members of the building and the entrances and
                  other parts of the building forecourts,  pathways and boundary
                  walls  thereto  the use of which  the  Lessee is  entitled  in
                  common  with  the  other  users of the  building,  in good and
                  proper  repair  AND  ALSO  to keep  the  common  areas  of the
                  building well and  sufficiently  cleaned and lighted  PROVIDED
                  THAT there shall be no  diminutions  or abatement of the rents
                  or other compensation  accruing to the I.essor for the failure
                  by the Lessor to perform  any  service  or  obligation  or for
                  interruption  or  curtailment  of  service  when such  failure
                  interruption  or  curtailment  of  service  shall  be  due  to
                  accident or to alterations  or repairs  desirable or necessary
                  to be made, or to inability or difficulty in securing supplies
                  or labour,  or to some other cause not amounting to negligence
                  on the part of the Lessor.

         (2)      INSURANCE

                  To insure and keep  insured the Leased  Premises  and Lessor's
                  fixtures therein against loss or damage by fire and such other
                  risks as the Lessor shall deem  desirable or expedient in some
                  insurance office or with underwriters of repute.

         (3)      OUTGOINGS

                  Subject to the  payment of the monthly  maintenance  charge by
                  the Lessee as aforesaid to pay and  discharge all existing and
                  future water and sewerage rates,  property taxes,  electricity
                  charges,  outgoings  and  assessments  whatsoever  imposed  or
                  charged in respect of the building or any part thereof.

                                                                              16
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         (4)      AIR-CONDITIONING

                  To keep the  Leased  Premises  air  conditioned  on the  usual
                  working  days,  that is,  Mondays  to  Fridays  inclusive  but
                  excluding public holidays,  between the hours of 7:30 a.m. and
                  7:00 p.m.  (herein referred to as "the office hours") provided
                  that the Lessor shall not be liable for damage or compensation
                  in the  event of any  breakdown  of the said air  conditioning
                  service but will use its best  endeavours  to have the service
                  restored as quickly as is practicable.

         (5)      QUIET ENJOYMENT

                  That subject to the terms and conditions hereof and the Lessee
                  paying  the  rent  hereby  reserved  and  other  sums  payable
                  hereunder and observing and performing  the several  covenants
                  and stipulations  herein on its part contained shall peaceably
                  hold and enjoy the Leased  Premises  throughout  the said term
                  without  any   interruption  by  the  Lessor  or  any  person'
                  rightfully claiming through under or in trust for it.

6        PROVIDED ALWAYS AND IT IS HEREBY MUTUALLY AGREED AND

         DECLARED as follows:

         (1)      OPTION TO RENEW

                  (a)      Provided  that there shall be no  material  breach of
                           the Lessee's obligations hereunder then existing, and
                           provided  that the Lessee  shall have given notice to
                           the Lessor in writing of such  intention  to renew at
                           least one hundred and eighty  (180) days prior to the
                           expiration  of the initial  term  hereof,  the Lessee
                           shall  have the  option to renew  this  Lease for the
                           further  period  of  time  specified  at  Item  8  of
                           Schedule II from the  expiration  of the initial term
                           hereby  created  at a  renewal  rental  and a revised
                           maintenance charge to be agreed on by the parties.

                  (b)      In the event  that the  parties  are  unable to agree
                           before the  commencement  of the further  term,  on a
                           renewal rental and a revised  maintenance charge then
                           this clause shall become null and void where upon the
                           Lessee shall be deemed to be holding over.

                                                                              17
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                  (c)      In the  event  that  the  parties  are  able to agree
                           within the time mentioned in  subparagraph  (b) above
                           on a renewal rental and a revised maintenance charge,
                           this Lease shall  continue for such further period as
                           provided  for  herein,  but  otherwise  upon the same
                           terms,  covenants  and  conditions  hereof except for
                           this provision regarding renewal.

         (2)      PARKING

                  The Lessee shall be entitled to the number of reserved covered
                  and uncovered car parking spaces in the building  specified at
                  Item 9 of  SCHEDULE  II and agrees to pay to the Lessor on the
                  Commencement  Date and thereafter on each  anniversary date of
                  the lease annual rental for the same at a rate to be specified
                  each year by the Lessor in writing.

         (3)      OPENING HOURS

                  The building shall be opened for use by the occupants  thereof
                  on  the  usual   working   days   during  the   office   hours
                  abovementioned.  The building shall be opened to the Lessee on
                  Saturdays, Sundays, public holidays or on any day after office
                  hours  PROVIDED  THAT the Lessor shall not be required to keep
                  or have on duty  any  caretaker  or  other  staff  other  than
                  security  personnel  on the  building  AND the  Lessee and its
                  employees,  agents and invitees shall use the Leased  Premises
                  during  such times at the  Lessee's  risk and the Lessee  will
                  indemnify  the  Lessor  against  any  claim for loss or damage
                  arising out of such use by the Lessee.

         (4)      LESSEE UNABLE TO ENTER

                  If the Lessee shall be unable to enter into and use the Leased
                  Premises or any part thereof at the time above specified by or
                  as a result of any cause or reason  beyond the direct  control
                  of the Lessor,  the Lessor shall not be liable  in--damages to
                  the Lessee therefor nor shall this lease be determined.

         (5)      AIR-CONDITIONING

                  During any such period  outside of the office hours the Lessor
                  shall (unless it is not  practicable  for them to do so, or is
                  likely  to be  harmful  to  the  air  conditioning  equipment)
                  provide air conditioning  for the Leased Premises,  the Lessee
                  paying to

                                                                              18
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<PAGE>

                  the Lessor  therefor such fair and reasonable  charge per hour
                  as the Lessor may from time to time fix.

         (6)      THEFT

                  The Lessor shall not be liable for the theft or removal of any
                  property from the Leased Premises,  howsoever caused,  whether
                  by the  negligence of any of its servants  agents or employees
                  or otherwise.

         (7)      DAMAGE TO PREMISES

                  If the Leased  Premises or any part thereof shall be destroyed
                  or  damaged  by  fire,  hurricane,  earthquake,  riot or civil
                  commotion  or acts of God or the  Queen's  enemies so as to be
                  rendered  wholly or  partially  unfit for  occupation  and use
                  then:

                  (a)      The  Lessor  shall  not be under  any  obligation  to
                           re-build  or  reinstate  the Leased  Premises or such
                           part thereof as may have been damaged as aforesaid.

                  (b)      Provided the policy or policies of insurance effected
                           by the Lessor shall not have been vitiated or payment
                           of the policy money  refused in  consequence  of some
                           act or default of the Lessee or any person or persons
                           using or  occupying  the  Leased  Premises  under its
                           authority  then the said  rents or a just  proportion
                           thereof  according  to the  nature and extent of such
                           damage shall be suspended  until the Leased  Premises
                           shall  be   restored  to  their   former   state  and
                           condition.

                  (c)      If the  Lessor  shall not have  commenced  to repair,
                           replace,  rebuild,  reinstate  or restore  the Leased
                           Premises  within three (3) months of any  destruction
                           or damage which renders the same unfit for occupation
                           or having so commenced  shall not proceed  diligently
                           therewith  or if the Leased  Premises  shall not have
                           been rebuilt or  reinstated  within  twelve  calendar
                           months after such  destruction or damage either party
                           may at any time thereafter  determine the term hereby
                           created by one month's notice in writing to the other
                           party  but  such   determination   shall  be  without
                           prejudice  to any claim by either  party  against the
                           other in  respect of any  antecedent  breach of their
                           respective covenants and obligations hereunder.

                                                                              19
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         (8)      REPAIR DAMAGE CAUSED BY LESSEE

                  The Lessee shall, in addition to any other obligations binding
                  upon it hereunder, make good any damage to the building or the
                  Leased Premises  arising from the occupation or use thereof by
                  the Lessee,  its servants agents and others permitted upon the
                  Leased  Premises any such  repairs to be  performed  solely by
                  contractors nominated or approved of by the Lessor.

         (9)      RE-ENTRY

                  If the rents hereby  reserved or any part thereof or any other
                  sum payable hereunder shall at any time be unpaid for FOURTEEN
                  (14) DAYS after becoming due and payable  (whether legally and
                  formally  demanded or not) or if there should be any breach or
                  non-observance   or   nonperformance  of  any  of  the  terms,
                  covenants,  conditions,   agreements  or  stipulations  herein
                  contained  on the part of the  Lessee  and if such  breach  or
                  non-observance  shall  continue  for the space of fifteen (15)
                  days after written  notice of such breach,  non-observance  or
                  nonperformance  by the  Lessor to the  Lessee or if the Lessee
                  shall  compound  with its  creditors or make any  arrangements
                  with its creditors for liquidation of its debts by composition
                  or   otherwise  or  shall  enter  into   liquidation   whether
                  compulsory  or  voluntary  (not being a voluntary  liquidation
                  merely for the purpose of reconstruction) bankruptcy or if the
                  Lessee  shall suffer any distress or process to be levied upon
                  its goods  then and in one or more of the said  cases it shall
                  be lawful  for the  Lessor or any person or persons by it duly
                  authorised in that behalf (and  notwithstanding  the waiver by
                  the   Lessor   of  a   previous   breach   non-observance   or
                  non-performance  or default  and/or  forfeitures)  at any time
                  thereafter to re-enter into and upon and retake  possession of
                  the  leased  premises  or any part  thereof in the name of the
                  whole and  thereupon  this lease shall  immediately  cease and
                  determine  but  without  prejudice  to any  right of action or
                  remedy by the Lessor in respect  of any  antecedent  breach or
                  non-observance or  non-performance  of the Lessee's  covenants
                  and conditions herein contained.

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         (10)     NON FORFEITURE

                  That no neglect  forebearance  or  omission on the part of the
                  Lessor to take advantage of or enforce any right or forfeiture
                  arising out of any breach or nonobservance  or  nonperformance
                  by the Lessee of any term  covenant  condition or  stipulation
                  herein contained or implied,  shall operate as or be deemed to
                  be a  general  waiver  of  such  term  covenant  condition  or
                  stipulation or the right to take advantage  thereof or enforce
                  any  right  or  forfeiture   arising  out  of  any  breach  or
                  nonobservance  or  non-performance  thereof either original or
                  recurring.

         (11)     EASEMENT

                  The Lessee  shall not by virtue of this lease or  otherwise be
                  deemed to have  acquired  or become  entitled  to by length of
                  enjoyment  prescription or any means  whatsoever in respect of
                  the  Leased  Premises  any right of light  air or other  right
                  privilege  or easement  and these  presents are on the express
                  condition that the Lessee and the Leased  Premises  during the
                  term  hereby  granted  are and  shall be  subject  to all such
                  rights  easements  liberties  and  privileges  for  which  the
                  building  is or may for the time being be subject  and subject
                  also to the  right  of the  Lessor  at any time  hereunder  to
                  create any  further or vary any  existing  rights,  easements,
                  liberties or privileges relating thereto.

         (12)     ACCIDENTS

                  The  Lessor  shall  not be  responsible  to the  Lessee or the
                  Lessee's  licensees  servants  agents or other  persons in the
                  leased  premises or calling  upon the Lessee for any  accident
                  happening  or  injury  suffered  or  damage  to or loss of any
                  chattel or property sustained on the Leased Premises or in the
                  building.

         (13)     EXCLUSION OF LESSOR'S LIABILITY

                  (a)      The Lessor shall not be  responsible or liable in any
                           manner  whatsoever  to the Lessee or anyone  claiming
                           any right under the Lessee or anyone using the Leased
                           Premises  or any part  thereof by virtue of any right
                           or  privilege  granted by the  Lessee,  for any claim
                           made by such party in relation to the Leased Premises
                           or the use  thereof  unless  such  claim  shall  have
                           arisen out

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                           of the  negligence or willful act of the Lessor,  and
                           the Lessee  agrees to hold the Lessor  harmless  from
                           all claims in respect of any and all such matters.

                  (b)      Notwithstanding  anything herein contained the Lessor
                           shall not be liable  for:

                           (i)      any act or omission  of any other  Lessee of
                                    the Lessor or other Owner of any

                                    part of the building;
                           (ii)     any loss or damage  caused by any  temporary
                                    interruption  of any  service,  unless  same
                                    shall arise as a result of the negligence of
                                    the Lessor, its servants or agents;

                           (iii)    any loss or damage caused by any breakage of
                                    or defect in any lift, appliance, tank, pipe
                                    or other  thing in or  about  the  building,
                                    unless  same shall  arise as a result of the
                                    negligence  of the Lessor,  its  servants or
                                    agents;

                           (iv)     any other  loss or damage  arising  from any
                                    cause outside the control of the Lessor.

         (14)     HOLDING OVER

                  Upon the determination of the term hereby created by effluxion
                  of time or otherwise,  if the Lessee  remains in possession of
                  the Leased  Premises,  then the  Lessee  shall be deemed to be
                  occupying the Leased  Premises as Lessee at will from month to
                  month on the terms  covenants  and  conditions  of this  Lease
                  where the same are applicable  except the conditions  relating
                  to monthly  base  rental  and  estimated  monthly  maintenance
                  charge.  In the event  that the Lessee  remains in  possession
                  then monthly rental shall be payable at the rate of twenty per
                  centum (20%) over the monthly sum payable immediately prior to
                  such  determination,  and monthly maintenance charges shall be
                  such amount as specified in written notice from the Lessor. In
                  the event of the Lessee  remaining  in  possession  as set out
                  above,  the Lessee shall be liable for all the damage and loss
                  sustained  by the  Lessor  as a result  of such  retention  of
                  possession by the Lessee.

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         (15)     RULES & REGULATIONS

                  The Rules and Regulations  listed in Schedule I annexed hereto
                  and all  future  Rules  and  Regulations  (if any) made by the
                  Lessor  for  the  management   administration  or  proper  and
                  efficient  functioning  of the building and for the comfort or
                  convenience of the lessees generally of which the Lessee shall
                  be  notified,  shall  during  the term  hereby  created or any
                  renewal thereof,  be in all respects observed and performed by
                  the  Lessee  and shall be deemed to be  incorporated  into and
                  form part of this Lease.

         (16)     SET OFF

                  The  Lessee  shall  not  be  entitled  to  offset  any  monies
                  whatsoever against the rent payable to the Lessor hereunder.

         (17)     CONDITION OF LEASED PREMISES

                  (a)      The Lessor has not given an undertaking to the Lessee
                           or in any way  warranted  to the Lessee  that it (the
                           Lessor)  will  remodel,  alter or improve  the Leased
                           Premises.

                  (b)      The Lessee has inspected the Leased  Premises and has
                           found  them  to be in  good  order  and  satisfactory
                           condition  and  the  execution  of the  Lease  by the
                           Lessee  shall be  conclusive  evidence as against the
                           Lessee  that the Leased  Premises  were in good order
                           and  satisfactory  condition  when  the  Lessee  took
                           possession.

         (18)     ARBITRATION

                  In the case of any  dispute or  questions  whatsoever  arising
                  between  the  parties  hereto  with  respect  to the cesser or
                  abatement of rent or other moneys  payable as aforesaid and to
                  the construction or effect of this instrument or any clause or
                  thing herein  contained or the rights duties or liabilities of
                  either party under this  agreement or otherwise in  connection
                  with the  foregoing  the matter in dispute shall be settled by
                  reference to a single arbitrator appointed by the President of
                  the Jamaican Bar  Association  provided that this clause shall
                  not  apply or be  deemed  to apply to any  dispute  or  matter
                  touching or with respect to the rent thereby

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                  reserved or other  monies-payable  hereunder save with regards
                  such cesser or abatement  of rent or other  moneys  payable as
                  aforesaid.

         (19)     SERVICE OF NOTICE

                  Any notice  under this lease  shall be in writing and shall be
                  sufficiently and duly given and received if addressed and sent
                  by prepaid  registered  post or delivered to the Lessor at its
                  registered office or to the Lessee at its address  hereinafter
                  stated or to such  other  address  as may from time to time be
                  notified  in  writing  by  either  party to the  other for the
                  purpose.  Any such notice  shall be deemed to have been served
                  on the  fourth  day  following  the day of its  posting.  This
                  method is not  exclusive and shall be in addition to any other
                  available procedure.

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                                   SCHEDULE I

RULES & REGULATIONS

(i)      The  sidewalks,   entrances,  stairways  and  corridors  shall  not  be
         obstructed  by the Lessee or used by it for any purpose other than that
         of ingress to and egress from the Leased Premises.

(ii)     Directory boards and interior signs and glass doors will be lettered by
         the Lessor as approved by the Lessee,  the cost of such lettering being
         charged to the Lessee,  and if any sign,  advertisement or notice shall
         be  inscribed,  appointed or affixed by the Lessee on or to any part of
         the building  whatever,  except as aforesaid,  the Lessor or its agents
         shall be at liberty  to enter the  premises  and pull down,  remove and
         destroy any such sign,  advertisement or notice and the expense thereof
         shall be payable by the Lessee.  Except on the ground  floor (for which
         approval by the Lessor must  nevertheless  be obtained) no lettering or
         sign will be permitted on or in the windows of the building.

(iii)    The Lessee shall permit any  personnel  employed by or on behalf of the
         Lessor to enter the Leased  Premises  for the purpose of  cleaning  the
         same.

(iv)     Furniture  and  effects  shall not be taken  into or  removed  from the
         building  except at such times and in such manner as may be  previously
         consented  to by the Lessor.  Nothing  shall be moved over the floor or
         stair of the Leased  Premises or  building  so as to mark or  otherwise
         damage the same.

(v)      No  additional or  substituted  locks shall be installed on any door of
         the building  without the written  consent of the Lessor except on such
         interior doors as may have been installed by the Lessee.

(vi)     No spikes,  hooks, screws, or knobs shall be put into the walls or wood
         work without the written consent of the Lessor.  Any damage done by the
         installation  or removal of any such  spikes,  hooks,  nails  screws or
         knobs  shall be made good  immediately  by the  Lessee at the  Lessee's
         expense.

(vii)    The Lessee shall not install within the leased premises or the building
         any equipment or appliance fueled by gas.

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(viii)   The design,  layout and finish of all internal  works  performed by the
         Lessee shall be subject to the approval of the Lessor. The Lessee shall
         in  installing  partition  walls for the Leased  Premises use materials
         with a minimum two hour fire rating.

(ix)     Complaints  of all sorts and  applications  with  regard to repairs and
         other matters shall be made in writing to the Lessor or its agents.

(x)      Letters or parcels  whether  registered  or otherwise  and telegrams or
         keys received by any servants of the Lessor will be received  solely at
         the risk of the Lessee.

(xi)     The  Lessee  shall not  waste or  permit to be wasted  any water in the
         Leased  Premises.

(xii)    No vendors or vending will be permitted in the building.

(xiii)   No pets are allowed within the Leased Premises or the building.

(xiv)    All  decorations to the Leased  Premises  should be in keeping with the
         decoration of the building in general.

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                                   SCHEDULE II

ITEM 1:  LESSEE

         Name:             CONVERGENT  TECHNOLOGIES a company duly  incorporated
                           under the laws of  JAMAICA,  Company  No.  67,765 and
                           whose Tax Registration Number is 001-748-653.

         Address:          MiPhone Building
                           30 Knutsford Boulevard
                           Kingston 5
                           Saint Andrew
                           ATTENTION:  DR. PATRICK DALLAS/VONCIEL TURNER

ITEM 2:                    (a)   DESCRIPTION OF THE LEASED PREMISES

                                 ALL THOSE Lots registered at Volume 1140 Folios
                                 917-926

                           (b)   AREA OF LEASED PREMISES

                                 5,618.2  square  feet on the 3rd floor of 30-36
                                 Knutsford  Boulevard,  Kingston 5 in the parish
                                 of Saint Andrew.

ITEM 3:  THE TERM                Five (5) years.

ITEM 4:  COMMENCEMENT DATE

                                 1ST DAY OF MAY, 2005.

ITEM 5:  THE RENT

                  (a)   Year 1 - US$5.50 per square foot per annum  amounting to
                                 the sum of US$30,900.10  per annum exclusive of
                                 General Consumption Tax.

                  (b)   The rent is payable  in equal  monthly  installments  of
                        US$2,575.00  (excluding General  Consumption Tax) on the
                        first day of each and every month  commencing on the 1ST
                        DAY OF JUNE, 2005.

                  (c)   Commencing  1st May, 2006, the rental payable per square
                        foot per  annum  shall be  increased  each year over and
                        above  the  rental  per  square  feet per  annum for the
                        previous year by ten percent (10%) more than  percentage
                        change in the  CONSUMER  PRICE  INDEX  (C.P.I.),  or the
                        previous  lease year  PROVIDED THAT in no case shall the
                        increase in rental  exceed twelve and a half percent (12
                        1/2 %) of the previous  years' rental or fall below five
                        percent (5%) of the previous years/rental and same shall
                        be payable each year by equal monthly installments.

ITEM 6:  BUDGETED MONTHLY MAINTENANCE CHARGE

         May 2005 to December  2006 = Rate of US$11.59 per square foot per annum
         amounting  to  US$65,114.94  per annum.  Same shall be payable in equal
         monthly installments of US$5,426.25 per month.

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ITEM 7:  PERMITTED USE

         Conducting the business of a Communications Services Provider.

ITEM 8:  OPTION TO RENEW

         (5 years option with 180 days notice).

ITEM 9:  NUMBER OF PARKING SPACES

         Seven  (7)

ITEM 10: COSTS & SERVICES COVERED BY MAINTENANCE CHARGE

         (a)      The costs and  expenses  whatsoever  incurred by the Lessor in
                  and about the discharge of its  obligations  including but not
                  limited  to the  items  set out in  Clause  5 and the  general
                  maintenance and management of the building.

         (b)      WATER & SEWERAGE COSTS

                  The water and  sewerage  costs  associated  with the supply of
                  these  services to all parts of the  building for all purposes
                  in connection with the use and occupation thereof.

         (c)      ELECTRICITY

                  The  costs  of  supplying  electricity  to  all  parts  of the
                  building  for all  purposes  in  connection  with  the use and
                  occupation thereof.

         (d)      TAXES ETC.

                  All existing and future  property  taxes,  rates and outgoings
                  and  assessments  whatsoever  imposed or charged in respect of
                  the said land, the building or any part thereof.

         (e)      INSURANCE

                  The cost of  insuring  and  keeping  insured  the  building at
                  projected  replacement  cost  and all the  said  appurtenances
                  thereof  in  pursuance  of  the  Lessor's   covenants   herein
                  contained,  and in  addition,  the cost of  insurance  against
                  further or other risks that the Lessor may deem  desirable  or
                  expedient.

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         (f)      CLEANING REPAIRS-ETC.

                  The services related to the cleaning,  painting, repairing and
                  maintaining  of any and all parts of the interior and exterior
                  of  the  building  including  the  landscaped  areas  and  all
                  electrical  and  mechanical  vehicles,  plant  and  equipment,
                  chattels,  fixtures  and  fittings  in use or for  the  common
                  benefit of all tenants and occupiers of the building including
                  the costs of providing all necessary replacements thereof from
                  time to time.

         (g)      SECURITY

                  The  cost  of  providing  security  services  for  the  leased
                  premises and the building generally.

         (h)      SERVICES, AMENITIES ETC,

                  Charges and expenses for the safe,  efficient and orderly use,
                  maintenance  and upkeep of all parts of the  building  and the
                  amenities,  equipment, services facilities and systems therein
                  including    the    Elevators,     Standby    Generator    and
                  air-conditioning systems.

         (i)      The Lessor shall be entitled to employ  agents or  contractors
                  and such  other  persons  as the  Lessor may from time to time
                  consider  necessary  or  convenient  for the  performance  and
                  provision of all or any of such service and systems.

         (j)      DEPRECIATION

                  Annual depreciation on the undermentioned  items calculated on
                  historical cost on a straight-line basis to reduce their value
                  to nil over the period of years  specified below computed from
                  the date of acquisition thereof:

                  Carpeting         - 7 years      Elevators -          20 years
                  Air-conditioning  - 20 years     Standby Generator  - 20 years

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         IN WITNESS  WHEREOF the parties hereto have executed this Lease the day
and year first hereinbefore written.

THE CORPORATE SEAL OF               )

OCEANIC  DIGITAL                    )

JAMAICA LIMITED was hereunto        )

affixed and this lease signed by    )

CRAIG MCBURNETT                     )        ______________________________

in the presence of:

----------------------------
ATTORNEY-AT-LAW

THE COMMON SEAL OF                  )

CONVERGENT TECHNOLOGIES             )

LIMITED was hereunto                )

affixed and this lease signed by    )        ______________________________

VONCIEL TURNER                      )

in the presence of:

-------------------------------------
ATTORNEY-AT-LAW

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