Document:

Exhibit 10.34

 

 

 

Dated
the 15 day of January 2018

 

 

 

 

JURCHEN
INVESTMENT CORPORATION

 

 

 

and

 

 

 

APTUS
MANAGEMENT LIMITED

 

 

 

 

****************************************

 

 

SUB
- TENANCY AGREEMENT

 

 

****************************************

 

 

 

MESSRS.
NG, LIE, LAI & CHAN,

SOLICITORS
& NOTARIES

ROOM
808, 8/F, NAN FUNG TOWER,

173
DES VOEUX ROAD CENTRAL,

HONG
KONG

 

 

REF.
NO. : CON/AT/

DOC.
SUB-TA-Guangdong Inv Tower 17 Fl.

 

     

     

    

  

	THIS SUB-TENANCY AGREEMENT	
        made the 15th day of January

        Two thousand and eighteen

 

	Parties	 	
        BETWEEN the Landlord and the Tenant
        whose names addresses and descriptions are more particularly described and set out in the First Schedule hereto.

         

	 	 	
        WHEREAS by a tenancy agreement (“the
        Head Lease”) dated the 15 day of January 2018, SUPER ALPHA LIMITED (“the Head Landlord”), a
        company incorporated and existing under the laws of the Hong Kong, let and the Landlord, as tenant, took the said premises (as
        hereinbelow defined) at such rent and on such terms and conditions as more particularly contained therein.

         

        AND WHEREAS it was provided in the
        Head Lease that the Landlord may assign, underlet, or sub-let the said premises at such consideration and on such terms and conditions
        as the Landlord in its absolute discretion may determine PROVIDED THAT the Landlord must give written notice of any such
        assignment, underletting or sub-letting to the Head Landlord within one month of its date, and forward a certified copy of the
        instrument to the Head Landlord. At all times during the term of this tenancy, the Landlord must give to the Head Landlord, on
        written request by the Head Landlord, the name, address and other reasonable particulars of any person to whom a derivative interest
        in the said premises has been granted.

         

	 	 	
        WHEREBY IT IS AGREED as follows
        :-

         

	
        Premises

         

         

         

         

         

         

        Term Rent
	 	1. The Landlord shall let and the Tenant shall take All That the premises more particularly described and set out in Part 1 of the Second Schedule hereto (hereinafter called “the said premises”) Together with the use in common with the Landlord and all others having the like right of the entrance staircases passages landings and lavatories (if any) of the building of which the said premises form part more particularly described in the Second Schedule hereto (hereinafter called “the said building”) in so far as the same are necessary for the proper use and enjoyment of the said premises (and except in so far as the Landlord may from time to time restrict such use) and together with the use in common with others of the lifts escalators and central air-conditioning, if any (whenever the same shall be operating) for the term and at the rent and in manner more particularly described and set out in the Third Schedule hereto Subject to and with the benefit of the Deed of Mutual Covenant and the Management Agreement (if any) of the said building as described in Part 2 of the Second Schedule hereto (hereinafter called “the said Deed of Covenant and the said Management Agreement” respectively).

 

    	 	1	 

     

    

 

	Tenant’s Covenants	 	
        2. The Tenant hereby agrees with the Landlord
        as follows :-

         

	To pay rent	 	(a)	
        To pay the said rent on the days and in
        manner described and set out in the Third Schedule hereto.

         

	To pay air-conditioning & other charges	 	(b)	
        To pay or discharge all air-conditioning
        (if any), maintenance or management fees or charges in respect of the said premises duly and in accordance with the provisions
        of the Deed of Covenant and/or the said Management Agreement (if any) of the said building.

         

	To pay taxes etc.	 	(c)	
        Subject to Clause 3(a), to pay and discharge
        all taxes, assessments, duties, charges impositions and outgoings of an annual or recurring nature now or hereafter to be assessed,
        imposed or charged by the Government of Hong Kong or other lawful authority upon the said premises or upon the owner or occupier
        thereof (Government Rent, rates and Property Tax (if any) and outgoings of a capital or non-recurring nature only (if any) excepted)
        provided that all charge and outgoings in relation to the Tenant’s own installation shall be borne by the Tenant solely.

         

	To pay gas, water and electricity charges	 	(d)	
        To pay and discharge all charges for gas,
        water, electricity and telephone rental and other outgoings now or at any time hereafter consumed by the Tenant and chargeable
        in respect of the said premises and to make all necessary deposits therefor.

         

	User	 	(e)	
        Not to use the said premises for any purpose
        other than for the purpose and under the name as described and set out in the Third Schedule hereto.

         

	Not to use premises as sleeping quarters or domestic premises	 	(f)	
        Not to use or permit or suffer
the said premises or any part thereof to be used as sleeping quarters or as domestic premises within the meaning of the Landlord
and Tenant (Consolidation) Ordinance or similar legislation for the time being in force nor to allow any person to remain in the
said premises overnight except night-watchman.

 

    	 	2	 

     

    

 

	Not to permit illegal or immoral use	 	(g)	
        Not to use or permit or suffer the said
        premises to be used for any illegal or immoral purpose or for any purpose which is in contravention of the terms and conditions
        contained in the Government Lease or Conditions under which the said premises are held from the Government and not to carry on
        any trade or business thereon which is now or may hereafter be declared to be an offensive trade under the Public Health &
        Urban Services Ordinance or any other Ordinances or Regulations and any enactment amending or substituting the same.

         

	To keep interior etc. in repair	 	(h)	
        To keep all the interior of the said premises
        including the flooring and interior plaster or other finishes or rendering to walls, floors and ceilings and the Landlord’s
        fixtures therein including all doors, windows, installations / wiring / pipes / drains in the said premises for the supply of water,
        gas, electricity, and for sanitation (inclusive of basins, sinks, baths and sanitary conveniences) in good, clean and tenantable
        repair and condition and properly reserved and painted and so to maintain the same at the expense of the Tenant and to deliver
        up the same to the Landlord at the expiration or sooner determination of the term in like condition (fair wear and tear excepted).

         

	To protect interior from approaching typhoons	 	(i)	
        To take all precautions to protect the
        interior of the said premises against damage by storm or typhoon or the like.

         

	To repair and replace electrical wiring etc. within the premises	 	(j)	
        To repair or place, if so required by the
        appropriate supply company, statutory undertaker or authority (as the case may be) under the terms of any Electricity Supply or
        similar Ordinance for the time being in force or any Orders in Council or Regulations made thereunder, all electrical wiring installations
        and fittings within the said premises from the Tenant’s meter or meters to and within the same.

         

	To keep sanitary and water apparatus used exclusively in good repair	 	(k)	
        To keep the sanitary and water
apparatus used exclusively by the Tenant and his servants, agents and licensees in good, clean and tenantable repair and condition
to the satisfaction of the Landlord and in accordance with the Regulations or by-laws of all Public Health and other Government
Authorities concerned.

 

    	 	3	 

     

    

 

	To permit Landlord to enter and view, to repair, etc.	 	(l)	
        To permit the Landlord and all persons
        authorised by him at all reasonable times to enter and :-

         

	 	 	 	(i)	
        view the state of repair of the said premises,
        take inventories of the fixtures therein, carry out any works or repairs which may be required to be done and, during the last
        three months of the said terms, show the said premises to prospective tenants or purchasers; and/or

         

	 	 	 	(ii)	
        carry out any works or repairs in respect
        of other premises in the said building PROVIDED that in this connection the Landlord shall be responsible to make good all damage
        done to the said premises and the chattels of the Tenant.

         

	To execute repair on receipt of notice	 	(m)	
        On receipt of any notice from the Landlord
        or his authorised representatives specifying any works or repairs which they require to be done and which are the responsibility
        of the Tenant hereunder, forthwith to put in hand and execute the same with all possible despatch and without any delay.

         

	
        Not to erect install or alter
partitioning fixtures etc. without Landlord’s consent
	 	(n)	
        Not without the previous written
consent of the Landlord (which consent shall not be unreasonably withheld) to erect, install or alter any fixtures partitioning
or other erection or installation in the said premises or any part thereof.

	 	 	 	 
	
        To remove illegal structures
	 	(o)	
        To remove at any time during the said term
        at the cost of the Tenant any structures erections partitions and other alterations put up by the Tenant with or without the consent
        of the Landlord if required by the Building Authority or other competent Government Departments and to make good all damage caused
        by such removal. The Landlord shall not be responsible to the Tenant for any loss suffered by the Tenant in any way as a result
        of such removal.

         

	Not to cut injure or maim walls, etc.	 	(p)	
        Not to cut, maim, injure, drill into, mark
        or deface or permit or suffer to be cut, maimed, injured, drilled into, marked or defaced any doors, windows, walls, beams, structural
        members or any part of the fabric of the said premises nor any of the plumbing or sanitary apparatus or installations included
        therein without the previous consent of the Landlord which consent shall not be unreasonably withheld.

         

	Not to drive nails etc. into ceilings walls or floors	 	(q)	
        Not to drive or insert or permit
or suffer to be driven or inserted any nails, screws, hooks, brackets or similar articles into the ceilings walls or floor of
the said premises without the previous consent of the Landlord which shall not be unreasonably withheld, nor without the like
consent to lay or use any floor covering which may damage the existing flooring.

 

    	 	4	 

     

    

 

	Not to display signs except name etc. in places provided	 	(r)	
        Not to affix or display or permit or suffer
        to be affixed or displayed outside the said premises any signboard, sign, decoration, or other device whether illuminated or not
        which may be visible from outside the said premises save that :-

         

	 	 	 	(i)	
        if the said premises hereby agreed to be
        let is a shop abutting a street or road, the Tenant may at its own expenses with the previous written consent of the Landlord erect
        and/or display a sign advertising the nature of the business carried on at the said premises by the Tenant provided always that
        the said sign shall in all respect comply with the provisions of the said Deed of Covenant, the said Management Agreement (if any),
        and the applicable Ordinances and Regulations.

         

	 	 	 	(ii)	
        the Tenant shall be entitled at his own
        expense to display his name exhibited in English and Chinese in such form or lettering or characters to be approved by the Landlord
        on the Directory Boards (if the same are provided in the said Building) and to have his name similarly printed on the Tenant’s
        entrance door or doors.

         

	 	 	 	
        If the Tenant carries on business under
        a name other than his own name, he shall notify the Landlord of the name under which his business is carried on and shall be entitled
        to have that name displayed, painted or affixed as aforesaid but the Tenant shall not be entitled to change the business name without
        the previous written consent of the Landlord which the Landlord may give or withhold at his discretion and without prejudice to
        the foregoing, the Landlord may, in connection with any application for consent under this Clause, require the Tenant to produce
        such evidence as it may think fit to show that no breach of Clause 2(aj) has taken place or is about to take place.

         

	No hanging in common parts	 	(s)	
        Not to use or cause or permit
the use of the corridors, staircases or other common passages of the said building for the purpose of drying laundry or hanging
or placing or storing any article or thing thereon or therein and not to permit the Tenant’s agents servants employees guests
invitees to use the same for loitering or eating.

 

    	 	5	 

     

    

 

	Not to encumber or obstruct passages and common areas, etc.	 	(t)	
        Not to encumber or obstruct or permit to
        be encumbered or obstructed with any box, packaging or other obstruction of any kind or nature any of the entrances, staircases,
        landings, passages, lifts, lobbies or other parts of the said building in common use and not to leave rubbish or any other article
        or thing in any part of the said building not in the exclusive occupation of the Tenant.

         

	Not to lay wiring or cable etc. in the public areas	 	(u)	
        Not to lay install affix or attach any
        wiring, cables or other article or thing in or upon any of the entrances, staircases, landings, passage-ways, lobbies or, public
        areas.

         

	
        No supports etc. erected on exterior
        walls
	 	(v)	
        Not to install or fix or erect any supports
        or any iron brackets or venetian blinds or sun blinds of any description to or on any part of the exterior walls of the said building
        for any purpose including the installation of air-conditioners without prior written approval of the Landlord.

         

	
        No openings on exterior wall
	 	(w)	
        Not to make any openings on any
part of the exterior walls of the said building.

	 	 	 	 
	No shelters on flat roofs etc.	 	(x)	
        Not to erect any shelters or coverings
        on any part of the flat-roofs or roof of the said building.

         

	
        No wiring from

        window
	 	(y)	
        Not to erect or hang any wire or aerial
        wiring from the windows or outside the exterior walls of the said building.

         

	Not to overload	 	(z)	
        The Tenant shall not without the
prior written consent of the Landlord make or permit or suffer to be made alterations in or additions to the electrical wiring
and installations or to install or permit or suffer to be installed any equipment, apparatus or machinery which imposes a weight
on any part of the flooring in excess of that for which it is designed, or which requires any additional electrical main wiring
or which consumes electricity not metered through the Tenant’s separate meter. An application by the Tenant for the Landlord’s
consent under this Clause shall be accompanied by a plan showing the proposed changes. The Landlord shall be entitled to prescribe
the maximum weight and permitted location of safes and other heavy equipment and to require that the same stand on supports of
such dimensions and material to distribute the weight as the Landlord may deem necessary. In carrying out any electrical, mechanical
or other building services work in the said premises the Tenant shall use only a contractor nominated and approved by the Landlord
in writing for the purpose.

 

    	 	6	 

     

    

 

	Not to use premises for manufacture or storage of goods	 	(aa)	
        The Tenant shall not use or permit or suffer
        the said premises to be used for the purpose of the manufacture of goods and merchandise or for the storage of goods and merchandise
        other than samples and exhibits reasonably required in connection with the Tenant’s business carried on therein.

         

	Not to alter smoke lobby doors	 	(ab)	
        Not to alter the position of the smoke
        lobby doors or to make any additions to such doors.

         

	
        Delivery of bulky goods
	 	(ac)	
        Not to take delivery of furniture or fixtures
        or bulky items of goods in and out of the said building during normal office hours and under no circumstances shall passenger lifts
        be used for delivery purposes at all times.

         

	Not to overload lifts	 	(ad)	
        Not to overload the lifts in the said building
        in excess of their maximum capacity and to be responsible for any damage caused by any breach hereof.

         

	Not to prepare food or permit odorous	 	(ae)	
        Not to prepare or permit or suffer to be
        prepared any food in the said premises or to cause or permit any offensive or unusual odorous to be produced upon, permeate through
        or emanate from the said premises.

         

	Not to produce music or noise audible outside	 	(af)	
        Not to produce or permit or suffer to be
        produced any music or noise (including sound produced by broadcasting or any apparatus or equipment capable of producing, reproducing,
        receiving or recording sound) so as to cause a nuisance to other users of the said building, and where music is to be regularly
        played, to install at the Tenant’s cost or expense and to the satisfaction of the Landlord adequate sound proving or insulation
        devices in the said premises.

         

	Not to permit any nuisance or annoyance	 	(ag)	
        Not to do or permit or suffer to be done
        any thing which may be or become a nuisance or annoyance to the Landlord or to the tenant or occupiers of other premises in the
        said building or in any adjoining or neighbouring building.

         

	
        Not to keep items of combustible
or hazardous goods
	 	(ah)	
        Not to keep or store or permit
or suffer to be kept or stored in the said premises any arms, ammunition, gun-powder, salt-petre, kerosene or other explosive
or combustible substance or otherwise unlawful or dangerous or hazardous goods.

 

    	 	7	 

     

    

 

	Not to keep animals or pets and to prevent infection	 	(ai)	
        Not to keep or permit or suffer to be kept
        any animals or pets inside the said premises and to take all such steps and precautions to the satisfaction of the Landlord to
        prevent the said premises or any part thereof from becoming infested by termites, rats, mice roaches, or any other pests or vermin.

         

	Not to assign underlet etc.	 	(aj)	
        Not to assign, underlet, part with the
        possession of, or transfer the said premises or any part thereof or any interest therein, nor permit or suffer any arrangement
        or transaction whereby any person who is not a party to this Agreement obtains to use, possession, occupation or enjoyment of the
        said premises or any part thereof irrespective of whether any rental or other consideration is given therefor. The Tenancy shall
        be personal to the Tenant named in this Agreement and without in any way limiting the generality of the foregoing, the following
        acts and events shall, unless approved in writing be deemed to be breaches of this Clause :-

         

	 	 	 	(i)	
        in the case of a tenant which is a partnership,
        the taking in of one or more new partners whether on the death or retirement of an existing partner or otherwise.

         

	 	 	 	(ii)	
        in the case of a tenant who is an individual
        (including a sole surviving partner of a partnership tenant) the death, insanity or other disability of that individual, to the
        intent that no right to use, possess, occupy or enjoy the said premises or any part thereof shall vest in the executors, administrators,
        personal representatives, next of kin, trustee or committee of any such individual.

         

	 	 	 	(iii)	
        in the case of a corporation, any reconstruction,
        amalgamation, merger or voluntary liquidation, or any change in shareholding or in the control of ultimate beneficial ownership.

         

	 	 	 	(iv)	
        the giving by the Tenant of a
Power of Attorney or similar authority whereby the donee of the Power obtains the right to use, possess, occupy or enjoy the said
premises or any part thereof or does in fact use, possess, occupy or enjoy the same.

 

    	 	8	 

     

    

 

	Not to breach Government Lease or cause insurance to be voided or premium increased  	 	(ak)  	Not to do or permit or suffer to be done any act, deed, matter or thing whatsoever which amounts to a breach of any of the terms and conditions under which the land on which the said building stands is held from the Government or whereby any insurance on the said building against loss or damage by fire and/or claims by third parties for the time being in force may be rendered void or voidable or whereby the premium thereon may be increased Provided that if as the result of any act, deed, matter or thing done permitted or suffered by the Tenant, the premium on any such policy of insurance shall be increased, the Landlord shall be entitled at his option either to terminate this Agreement or to continue the same upon payment by the Tenant of the additional premium and upon such other terms and conditions as the Landlord may, at his discretion, think fit to impose.  
	 	 	 	 
	To comply with Deed of Mutual Covenants and Ordinances etc.	 	(al)	
        To obey and comply with and to indemnify
        the Landlord against the breach of the said Deed of Covenant and the said Management Agreement (if any) of the said building and
        all ordinances, regulations, by-laws, rules and requirements of any Governmental or other competent authority relating to the conduct
        and carrying on of the Tenant’s business on the said premises or to any other acts, deed, matter or thing done, permitted
        suffered or omitted therein or thereon by the Tenant or any employee, agent or licensee of the Tenant.

         

	To make good damage to building	 	(am)	
        To make good at the expenses of the Tenant
        any portion of the said building which may be damaged through any omission act or default of the Tenant or of any of his servants
        visitors or through the escape of water, fire, smoke or fumes from or explosion in the said premises.

         

	To reimburse Landlord for work done	 	(an)	
        To reimburse the Landlord for the costs
        of any work which the Tenant is liable to perform hereunder and has defaulted in performing the same including but not limited
        to all costs incurred by the Landlord in cleansing or clearing any of the drains, pipes or sanitary or plumbing apparatus choked
        or stopped up owing to the careless or improper use or neglect by the Tenant or any employee agent or licensee of the Tenant.

         

	To be responsible for loss or damage caused by interior defects	 	(ao)	
        To be wholly responsible for any
loss, damage or injury caused to any other person whomsoever directly or indirectly through the defective or damaged condition
of any part of the interior of the said premises and to make good the same by payment or otherwise and to indemnify the Landlord
against all actions, proceedings, claims and demands made upon the Landlord in respect of any such loss, damage or injury and
all costs and expenses incidental thereto.

 

    	 	9	 

     

    

 

	
        To be responsible for contractors,
servants, agents and licensees
	 	(ap)	
        To be responsible to the Landlord for the
        acts, neglects and defaults of all contractors, servants, agents and licensees of the Tenant as if they were the acts, neglects
        and defaults of the Tenant himself and for the purpose of this Agreement “licensee” shall include any person present
        in, using or visiting the said premises with the consent of the Tenant express or implied.

         

	To notify Landlord of accidents and defects in fittings and fixtures	 	(aq)	
        To notify the Landlord of any accidents
        to or defects in the water pipes gas pipes electrical wire or fittings or other facilities provided by the Landlord in the said
        premises whether or not the Tenant is liable hereunder for the repair of the same upon the same coming to the knowledge of the
        Tenant.

         

	
        To remove refuse to a place specified
by Landlord
	 	(ar)	
        To remove each day from the said premises
        all refuse and rubbish to such spot as shall be specified by the Landlord from time to time and subject to such reasonable rules
        and regulations as the Landlord may from time to time determine.

         

	
        Replacement of windows
	 	(as)	
        To pay to or reimburse the Landlord the
        cost of replacing all broken and damaged windows (if any) and glass and any part of the glass curtain wall (if any) whether or
        not the same be broken or damaged by the negligence of the Tenant or owing to circumstances beyond the control of the Tenant.

         

	Re-instate premises	 	(at)	
        Unless the Landlord otherwise agrees in
        writing, to re-instate and restore the said premises to their original condition and to make good all damage caused or occasioned
        by the erection and removal of alterations partitions or other erections.

         

	To yield up at the end of term	 	(au)	
        Quietly to yield up the said premises
together with all fixtures, fittings and additions therein and thereto which the Landlord agrees to retain at the expiration or
sooner determination of this tenancy in good, clean and tenantable repair and condition (fair wear and tear excepted).

 

    	 	10	 

     

    

 

	Landlord’s covenants	 	3.
        THE LANDLORD HEREBY AGREES WITH THE TENANT as follows:-

         

	To
        pay Government rent etc.
	 	(a)	That
        the Landlord will pay the Government rent and rates payable in respect of the said premises and the Property Tax (if any)
        payable in respect of the said premises and any expenses of a capital or non-recurring nature provided that all charges
        and outgoings in relation to the Tenant’s own installations shall be borne by the Tenant solely.

         

	That Tenant shall have
    quiet enjoyment	 	(b)	That
        the Tenant paying the rent and management fees and maintenance charges hereby agreed to be paid on the days and in manner
        herein provided for payment of the same and observing and performing the agreements, stipulations and conditions herein
        contained and on the Tenant’s part to be observed and performed shall peaceably hold and enjoy the said premises
        during the said term without any interruption by the Landlord or any person lawfully claiming under or in trust for the
        Landlord.

         

	To keep in repair the
    outside main walls and roof, etc.	 	(c)	To
        keep the outside main walls and roof of the said building and the lift entrance hall corridor passages staircases and
        the convenience (if any) intended for the common use of the occupants at all times in repair in accordance with the relevant
        provisions of the said Deed of Covenant and/or the said Management Agreement.

         

	 	 	4.
        IT IS HEREBY FURTHER EXPRESSLY AGREED AND DECLARED as follows :-

         

	Other
                                         provisions 

                                                      Landlord’s
                                         right of re-entry  
	 	(a)
     	If the rent and/or
    air-conditioning charges and/or management fees and maintenance charges and/or other charges hereby agreed to be paid or any
    part thereof shall be unpaid for seven working days after the same shall become payable (whether legally or formally demanded
    or not) or if the Tenant shall fail or neglect to observe or perform any of the agreement, stipulations or conditions herein
    contained and on the Tenant’s part to be observed and performed or if the Tenant shall become bankrupt, or being a corporation
    shall go into liquidation or if any petition shall be filed for the winding up of the Tenant, or if the Tenant otherwise becomes
    insolvent or makes any composition or arrangement with creditors or shall suffer any execution to be levied on the said premises
    or otherwise on the Tenant’s goods, then and in any such case it shall be lawful for the Landlord at any time thereafter
    to re-enter the said premises or any part thereof in the name of the whole whereupon this Agreement shall absolutely cease
    and determine but without prejudice to any right of action by the Landlord in respect of any outstanding breach or non-observance
    or non-performance of any of the agreement, stipulations and conditions herein contained and on the Tenant’s part to
    be observed and performed and to the Landlord’s right to deduct all loss and damage thereby incurred from the deposit
    paid by the Tenant in accordance with Clause 5 hereof.  

 

    	 	11	 

     

    

 

	
        Written notice sufficient exercise
of right
	 	(b)	
        A written notice served by the Landlord
        on the Tenant in manner hereinafter mentioned to the effect that the Landlord thereby exercise the power of re-entry herein contained
        shall be full and sufficient exercise of such power without actual entry on the part of the Landlord.

         

	Acceptance of rent not waiver of breach of covenant	 	(c)	
        Acceptance of rent (or management fees)
        by the Landlord shall not be deemed to operate as a waiver by the Landlord of any right to proceed against the Tenant in respect
        of any breach non-observance or non-performance by the Tenant of any of the agreements, stipulations and conditions herein contained
        and on the Tenant’s part to be observed and performed.

         

	
        Landlord not liable for overflow of water

         

         

         

        

        Tenant to indemnify Landlord against
        certain claims
	 	(d)	
        The Landlord shall not be under any liability
        to the Tenant or to any other person whomsoever in respect of any loss or damage to person or property sustained by the Tenant
        or any such other person caused by or through or in any way owing to the overflow of water from anywhere within the said building.
        The Tenant shall fully and effectually indemnify the Landlord from and against all claims and demands made against the Landlord
        by any person in respect of any loss, damage or injury caused by or through or in any way owing to the overflow of water from the
        said premises or to the neglect or default of the Tenant, his servants, agents or licensees or to the defective or damaged condition
        of the interior of the said premises or any fixtures or fittings for the repair of which the Tenant is responsible hereunder and
        against all costs and expenses incurred by the Landlord in respect of any such claim or demand.

         

	No advance payment of rent	 	(e)	
        No advance payment of rent has been paid
        to the Landlord except in pursuance to Clause 1 hereof.

         

	
        Landlord not liable for breakdown
in air-conditioning or lifts
	 	(f)	
        The Landlord shall not in any
circumstances be liable to the Tenant for any defect in or failure or breakdown of electricity gas or water supply, lifts services
and air-conditioning system nor shall the rent or management fees and maintenance charges abate or cease to be payable on account
thereof.

 

    	 	12	 

     

    

 

	
        Suspension or abatement of rent in
case of fire etc. 
	 	(g)	
        If the said premises or the said building
        or any part thereof shall be at any time during the tenancy be inaccessible or so destroyed or damaged owing to fire water storm
        wind typhoon defective construction white ants earthquake subsidence of the ground or any calamity beyond the control of the Landlord
        as to render the said premises unfit for habitation and use and the policy or policies of insurance effected by the Landlord shall
        not have been vitiated or payment of the policy moneys refused in whole or in part in consequence of any act or default of the
        Tenant or if at any time during the continuance of this tenancy the said premises or the said building shall be condemned as a
        dangerous structure or a demolition order or closing order shall become operative in respect of the said premises or the said building
        then the rent hereby reserved or a fair proportion thereof according to the nature and extent of the damage sustained or order
        made shall after the expiration of the then current month be suspended and ceased until the said premises or said building shall
        again be rendered accessible or fit for habitation and use (as the case may be) provided that should the said premises or the said
        building not have been reinstated in the meantime either the Landlord or the Tenant may at any time after three months from the
        occurrence of such damage or destruction or order give to the other of them notice in writing to determine this present tenancy
        and thereupon the same and everything herein contained shall determine as from the date of the occurrence of such destruction or
        damage or order of the said premises or of the said building becoming inaccessible but without prejudice to the rights and remedies
        of either party against the other in respect of any antecedent claim or breach of the agreements stipulations terms and conditions
        herein contained or of the Landlord in respect of the rent and management fees and other charges payable hereunder prior to the
        coming into effect of the suspension.

         

	For the purpose of distraint of rent in arrears if not paid in advance on due date	 	(h)	
        For the purposes of Part III of
the Landlord and Tenant (Consolidation) Ordinance (Chapter 7) and of these presents, the rent and management fees and other charges
payable in respect of the said premises shall be and be deemed to be in arrears if not paid in advance at the time and in manner
hereinbefore provided for payment thereof. All costs and expenses for and incidental to any distraint shall be paid by the Tenant
and is recoverable from him as a debt on a full indemnity basis. For the purpose of distraint and these presents, any outstanding
management fees payable in respect of the said premises shall be deemed to be arrears of rent.

 

    	 	13	 

     

    

 

	No waiver by Landlord	 	(i)	
        No condoning, excusing or waiving by the
        Landlord of any default, breach or non-observance or non-performance by the Tenant at any time or times of any of the Tenant’s
        obligations herein contained shall operate as a waiver of the Landlord’s rights hereunder in respect of any continuing or
        subsequent default, breach or non-observance or non-performance or so as to defeat or affect in any way the rights and remedies
        of the Landlord hereunder in respect of any such continuing or subsequent default or breach and no waiver by the Landlord shall
        be inferred from or implied by anything done or omitted by the Landlord unless expressed in writing and signed by the Landlord.
        Any consent given by the Landlord shall operate as a consent only for the particular matter to which it relates and in no way shall
        be considered as a waiver or release of any of the provisions hereof nor shall it be construed as dispensing with the necessity
        of obtaining the specific written consent of the Landlord in the future, unless expressly so provided.

         

	Landlord can exhibit letting notices during last three months of term	 	(j)	
        During the three months immediately preceding
        the expiration of the term hereby created, the Landlord shall be at liberty to affix and maintain without interference upon any
        external part of the said premises a notice stating that the said premises are to be let and such other information in connection
        therewith as the Landlord shall reasonably require.

         

	Landlord is entitled to change the name of the building	 	(k)	
        The Landlord shall at any time during the
        term hereby granted be entitled to change the name of the said building on giving reasonable notice to the Tenant and in respect
        thereof the Landlord shall not be liable in damages to the Tenant or be made a party to any other proceedings or for costs or expenses
        of whatsoever nature incurred by the Tenant as a result of such change.

         

	No warranty as to user	 	(l)	
        The Landlord does not warrant that the
        said premises are suitable for any particular purpose.

         

	Service of notice	 	(m)	
        Any notice required to be served
hereunder shall, if to be served on the Tenant, be sufficiently served if addressed to the Tenant and sent by prepaid post to
or delivered at the said premises or the Tenant’s last known place of business or residence in Hong Kong and if to be served
on the Landlord, shall be sufficiently served if addressed to the Landlord and sent by prepaid post to or delivered to the Landlord’s
address as shown in this Agreement.

 

    	 	14	 

     

    

 

	Stamp Duty & Costs	 	(n)	
        The legal costs of Messrs. Ng, Lie, Lai
        & Chan and the stamp duty and other disbursements on this Agreement and its counterpart shall be borne by the Landlord and
        the Tenant in equal shares.

         

	Tenant’s deposit	 	5.	(a)	
        The Tenant shall on the signing hereof
        deposit and maintain with the Landlord a deposit of the amount as set out in the Third Schedule hereto to secure the due observance
        and performance by the Tenant of the agreements, stipulations and conditions herein contained and on the Tenant’s part to
        be observed and performed. The said deposit shall be retained by the Landlord throughout the said term free of any interest to
        the Tenant and in the event of any breach or non-observance or non-performance by the Tenant of any of the said agreements, stipulations
        or conditions aforesaid, the Landlord shall be entitled to terminate this Agreement and to forfeit the said deposit by way of liquidated
        damages without prejudice to the Landlord’s right to claim against the Tenant for further damages suffered by the Landlord
        as a result of the Tenant’s breach of this Agreement. Notwithstanding the foregoing, the Landlord may in any such event at
        his option elect not to terminate this Agreement and forfeit the deposit but to deduct therefrom the amount of any monetary loss
        incurred by the Landlord in consequence of the breach, non-observance or non-performance by the Tenant in which event the Tenant
        shall as a condition precedent to the continuation of the tenancy deposit with the Landlord the amount so deducted and if the Tenant
        shall fail so to do, the Landlord shall forthwith be entitled to re-enter the said premises and to determine this Agreement and
        forfeit the deposit as hereinbefore provided.

         

	Repayment of deposit	 	 	(b)	
        Subject as aforesaid, the said
deposit shall be refunded to the Tenant by the Landlord without interest within thirty days after the expiration or sooner determination
of this Agreement and the delivery of vacant possession to the Landlord or within thirty days of the settlement of the last outstanding
claim by the Landlord against the Tenant in respect of any breach, non-observance or non-performance of any of the agreements,
stipulations or conditions herein contained and on the part of the Tenant to be observed and performed, whichever is the later.

 

    	 	15	 

     

    

 

	 	 	 	(c)	
        In the event that the Landlord
shall assign its reversionary interest in the said premises, the Tenant shall agree to the Landlord transferring the said Deposit
to the assignee and shall waive its right to recover the said Deposit from the Landlord upon receipt of a written notice from
the Landlord that such transfer has been effected.

 

	Resumption	 	6. 	
        Notwithstanding anything herein contained,
        the parties hereto agree that if the said premises form the subject matter of resumption by the Hong Kong SAR Government or similar
        authority under the Lands Resumption Ordinance or similar legislation direct or through Urban Renewal Authority or other authority,
        the only compensation that the Tenant may have for early termination of the term herein created as a result of the resumption shall
        be such that is available to the Tenant as contained in the provisions of the Lands Resumption Ordinance Cap.124. The Landlord
        undertakes to give notice to the Tenant as soon as practicable once such resumption notice shall have been duly served on the Landlord.

         

	Third Party Rights	 	7. 	
        Any person, firm, company or corporation
        who is not a party to this Agreement shall have no right under the Contracts (Rights of Third Parties) Ordinance to enforce any
        of its terms except and to the extent that this Agreement expressly provides otherwise and without prejudice to any right of the
        Landlord provided in this Agreement which is also applicable to and enforceable by or against such third party without resorting
        to the Contracts (Rights of Third Parties) Ordinance.

         

	Break Clause	 	8. 	
        The Tenant has an option to terminate
        this Agreement after twenty four months from 1st February 2018 by giving to the Landlord not less than three months’ prior
        written notice or by payment of three months’ rent in lieu of such notice and during the said three months period the Tenant
        shall allow the Landlord together with the intended tenant to enter the said premises at any reasonable time with prior appointment.
        For the avoidance of doubt, the said notice shall not be served on the Landlord on or before 31st January 2020.

         

	Law	 	9. 	
        This Agreement shall be construed and
        take effect in accordance with Hong Kong law.

         

	Marginal notes	 	10. 	The marginal notes are intended for guidance only and do not form part of this Agreement nor
shall any of the provisions in this Agreement be construed or interpreted by reference thereto or in any way affected or limited
thereby.

 

    	 	16	 

     

    

 

THE
FIRST SCHEDULE ABOVE REFERRED TO

 

	LANDLORD	:	JURCHEN
        INVESTMENT CORPORATION (率然投資有限公司) a company incorporated in the
        British Virgin Islands with its registered office at Vistra Corporate Services Centre, Wickhams Cay II, Road Town, Tortola,
        VG1110, British Virgin Islands.

        (hereinafter
        called “the Landlord”)

        

	 	 	 
	TENANT	:	APTUS
        MANAGEMENT LIMITED whose registered office is situate at 17th Floor, Guangdong Investment Tower, 148 Connaught Road Central,
        Hong Kong.

        (hereinafter
        called “the Tenant”)

        

 

 

THE
SECOND SCHEDULE ABOVE REFERRED TO

 

Part
1 : The Premises

 

ALL
THAT PORTION of the SEVENTEENTH FLOOR of GUANGDONG INVESTMENT TOWER, No.148 Connaught Road Central, Hong Kong as shown within
the area outlined or delineated in pink on the Plan annexed hereto standing on ALL THAT piece or parcel of ground registered in
the Land Registry as Marine Lot No.332, Marine Lot No.333, Section A of Marine Lot No.334, The Remaining Portion of Marine Lot
No.334, Marine Lot No.335, Section A of Marine Lot No.336, The Remaining Portion of Marine Lot No.336, Inland Lot No.2142 and
Inland Lot No.2143 subject to the right of access in favour of the Landlord, its assigns, nominees and tenants over the portion
of the said Seventeenth Floor hatched black on the Plan annexed hereto.

 

Part
2

 

Deed
of Mutual Covenant incorporation Management Agreement registered in the Land Registry by Memorial No.6911305.

 

    	 	17	 

     

    

 

THE
THIRD SCHEDULE ABOVE REFERRED TO

 

 

	Term	:	For
the term of THREE (3) YEARS commencing from the 1st day of February 2018 to the 31st day of January 2021 (both dates inclusive)

	 	 	 
	Rent	:	HK$130,000.00
per calendar month (exclusive of management fee but inclusive of rates) payable in advance clear of all deductions on the first
day of each and every calendar month, the first of such payments to be made on the signing hereof

	 	 	 
	User	:	For
commercial purpose

	 	 	 
	Deposit	:	Hong
        Kong Dollars Three Hundred and Ninety Thousand Only

        (HK$390,000.00)

 

    	 	18	 

     

    

 

AS
WITNESS the hands of the parties hereto the day and year first above written.

 

	SIGNED
    by	)
	 	)
	for
    and on behalf of the Landlord	)
	 	)
	in
    the presence of :-	)

  

 

 

 

 

 

	SIGNED
    by	)
	 	)
	for
    and on behalf of the Tenant in the	)
	 	)
	presence
    of :-	)

 

 

 

 

  

	RECEIVED  of
    and from the Tenant the	)	 	 
	 	)	 	 
	sum
    of Hong Kong Dollars Three Hundred and Ninety	)	HK$390,000.00	 
	 	)	 	 
	Thousand
    Only being the deposit money above	)	 	 
	 	)	 	 
	expressed
    to be paid by the Tenant to the Landlord.	)	 	 

 

	 	 
	 	the
    Landlord

 

    	 	19Exhibit 10.35

 

SERVICE
AGREEMENT

 

THIS
SERVICE AGREEMENT (this “Agreement”) is entered into as of May 15, 2017 by and between Covar Pharmaceuticals Incorporated,
a Corporation having its principal place of business located at 5276 Champlain Trail, Mississauga, Ontario, Canada (the “Consultant”),
and Videns Incorporation Limited (and associated companies), a company having its correspondence address at Unit B, 17/F,
Guangdong Investment Tower, 148 Connaught Road Central, Hong Kong (the “Corporation”).

 

W
I T N E S S E T H :

 

WHEREAS
the Corporation desires to engage the services of Consultant, and Consultant is willing to render services to the Corporation,
each upon the terms and conditions herein set forth.

 

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

 

		1.	SERVICES

 

Consultant
shall be engaged as “Product and Clinical Development Advisor” of the Corporation.

 

Consultant
shall be available to perform and shall perform for the Corporation the development of contrast agents (including, but not limited
to, Curcumin Conjugated Magnetic Nanoparticles (CCMN)) for MRI imaging applicable to the human brain (the “Program”).
Examples of the services shall include, but are not limited to, the following:

 

		(a)	Program
Management Services

 

		●	Lead
                                         and support strategic planning to complete a Phase I (First Time in Humans [FTIH]) clinical
                                         study and, where possible, proof of concept clinical studies

 

		●	Project
                                         Plan Development

 

		o	High
level strategic plan and timeline

 

		o	Detailed
plan, timeline and budget

 

		●	Project
                                         Management

 

		o	Set
goals and define responsibilities of team members

 

		o	Coordinate
core project team meetings

 

		o	Attend,
coordinate and support functional project team meetings if required

 

		o	Review
and update of project plan and budget at regular intervals or as required

 

		o	Follow
up action items with team members

 

		o	Risk
assessment and mitigation strategies

 

    	 	Page | 1

     

    

 

		●	Provide
                                         development services or support and identify outsourcing to service providers for services
                                         including, but not limited to:

 

		o	Preclinical
(non-clinical) toxicology studies

 

		o	ADME

 

		o	Functional
ingredient sourcing/qualification/characterization/supplier site auditing

 

		o	Excipient
sourcing/qualification/characterization/supplier site auditing

 

		o	Clinical
trial batches (CTM batches) manufacturer

 

		o	GLP/GMP
testing laboratories

 

		●	Evaluate
                                         service providers including preparation of “Request for Proposal” details,
                                         reference checks, auditing, evaluation of proposals, recommendations and contract negotiation.

 

		●	Recruit
                                         experts to support the development program for strategic planning, protocol development,
                                         regulatory document preparation and filing, preclinical studies, material characterization
                                         and CMC development.

 

		(b)	Technical
Services by Consultant or Contractors

 

		●	Develop
                                         feasible, regulatory compliant manufacturing process for toxicology and clinical batches

 

		●	Develop
                                         regulatory acceptable method to characterize the contrast agents (including CCMN)

 

		●	Develop
                                         method of administration of contrast agents (including CCMN) to animals for pre-clinical
                                         studies and to humans for FTIH

 

		●	Develop
                                         sufficiently stable contrast agents (including CCMN) formulation if required. For example,
                                         stabilizer(s) for nanoparticles may be added or lyophilization excipients may be included
                                         in the formulation

 

		●	Source
                                         or fabricate (if needed by contractor) equipment for the manufacture of the pre-clinical/toxicology
                                         or clinical batches

 

		●	Develop
                                         and qualify suitable physical and/or chemical testing methods suitable for GLP or GMP
                                         product characterization or release

 

		●	Develop
                                         and qualify stability-indicating physical and chemical testing methods

 

		●	Technology
                                         transfer for CTM manufacturing site

 

		●	Support
                                         definition of animal and FTIH dosing ranges

 

		●	Support
                                         or perform audits to qualify contractors

 

		●	Coordinate
                                         the preparation of documentation for regulatory submission

  

    	 	Page | 2

     

    

 

Consultant
shall perform such services at such times and such places as may be reasonably designated by:

 

Mr
Ian Huen

 

Dr
Owen Ko

 

Mr
Kenrick Fok

 

Mr
Darren Lui

 

Professor
Thomas Lee

 

Dr
Vincent Mok

 

The
Corporation retains the right to amend the list of authorized individuals above at any time by written notification to the Consultant.

 

Consultant
shall perform such services in a manner consistent with industry standards for similar professional consulting work. Upon mutual
agreement and under the request of the Corporation, Consultant may need to travel from time to time to perform the services described
herein.

 

		2.	COMPENSATION

 

In
consideration of Consultant’s performance of the consulting services described above, the Corporation shall compensate Consultant
based on:

 

	(a)	A
                                         fixed fee approach with a defined scope to be agreed between the Consultant and the Corporation
                                         for each critical study, project or milestone;

 

	(b)	In
                                         all other circumstances, the hourly rate of its employees who perform the services. Both
                                         Mr. Austin Freedman, Dr. Kwok Chow and technical and supporting staff at the Consultant
                                         company will provide the technical services. The Consultant may bring qualified external
                                         consultants with the Corporation’s agreement to support the Program. Austin Freedman
                                         shall provide his services at an hourly rate of USD $150 per hour; Dr. Kwok Chow shall
                                         provide technical and consulting services, including pharmaceutical and analytical development
                                         services, at an hourly rate of USD $200 per hour. The technical and supporting staff
                                         will provide services at an hourly rate of USD $65 to $100 per hour depending on their
                                         backgrounds and experience. The fee for external consulting will be determined on a case
                                         by case basis with prior Corporation approval.

 

Both
parties agree that:

 

	(a)	Mr.
                                         Austin Freedman, Executive Director, Cover Pharmaceuticals Incorporated, will provide
                                         the lead program management services for the Project;

 

	(c)	Dr.
                                         Kwok Chow, President, Cover Pharmaceuticals Incorporated, will also provide program management
                                         support when needed.

 

    	 	Page | 3

     

    

 

	3.	EXPENSES

 

The
Corporation shall reimburse Consultant for all direct out-of-pocket expenses of Consultant actually and reasonably incurred in
connection with the performance of Consultant’s obligations under this Agreement insofar as such expenses relate to travel
expenses, third party payments and other reasonable expenses, provided that such expenses are specifically approved in advance
in writing by the Corporation.

 

	4.	RECORDS
                                         AND REPORTS 

 

		4.1.	Books
and Records

 

Consultant
shall maintain books and records adequate for the determination of all services rendered, expenses and other data, which shall
be available for inspection by the Corporation through its agents or representatives during normal working hours as the Corporation
shall reasonably request.

 

		4.2.	Payment
of Invoices

 

Consultant
shall submit invoices to the Corporation within ten (10) days after the end of each calendar month during the term of this Agreement,
specifying in reasonable detail the nature and extent of the services performed by Consultant for the preceding month, and the
amount of expenses incurred by Consultant which are subject to reimbursement by the Corporation in accordance with Article
3. The Corporation shall remit payment for all such compensation and expenses in the amounts called for by this Agreement
within 30 days after receipt of such invoices.

 

A
retainer fee of USD $10,000 will be provided by the Corporation upon execution of this Agreement and the retainer fee will be
deducted from the last payment upon termination of the Agreement or completion of the Program. Any remaining funds, if any, will
be refunded.

 

The
Consultant will provide the Corporation a quotation with estimated time and cost for individual service items exceeding USD $10,000
for approval before execution.

 

		4.3.	Monthly
Status Reports

 

Upon
request by the Corporation, Consultant shall prepare and submit to the Corporation on a monthly basis a status report setting
forth a summary of Consultant’s activities and progress during the preceding month with respect to the matters set forth in Article
1.

 

	5.	TERM
                                         AND TERMINATION

 

		5.1.	Term

 

Subject
to the termination provisions set forth in Article 5.2, this Agreement shall have an initial term of 12 months,
commencing on the date this agreement is executed, which term may be automatically renewable for another 12 months, and
thereafter extended from time to time by the mutual written agreement of Consultant and the Corporation.

 

    	 	Page | 4

     

    

 

		5.2.	Termination
and Actions Thereafter

 

		(a)	This
                                         Agreement may be terminated by the Corporation by written notice to Consultant at any
                                         time upon (i) Consultant’s permanent disability or incapacity to perform services hereunder;
                                         or (ii) a breach by Consultant of any of the provisions of this Agreement.

 

		(b)	Either
                                         party may, at any time and with or without cause, terminate this Agreement upon written
                                         notice to the other party given not less than fifteen (15) days prior to such termination.
                                         Such notice shall specify the effective date of termination for all purposes hereunder.

 

		(c)	Upon
                                         termination or expiration of this Agreement, Consultant (or his representatives) shall
                                         promptly submit to the Corporation an invoice covering all unbilled compensation and
                                         expenses to date, together with an estimate of the compensation and expenses that would
                                         be chargeable to the Corporation if any particular services for work then in progress
                                         were to be completed by Consultant. Except in the case of termination under Article5.2(a)(i),
                                         upon request by the Corporation (but not otherwise) Consultant shall complete
                                         such work in progress as the Corporation shall designate, and this Agreement shall in
                                         such case be deemed extended until such work is completed and paid for. The Corporation
                                         shall pay Consultant for any services performed to and including the date of termination
                                         in accordance with the provisions for compensation set forth in Articles 2 and
                                         3.

 

		(d)	The
                                         provisions of Articles 7 and 8 shall survive expiration or termination
                                         of this Agreement for any reason whatsoever.

 

		6.	RELATIONSHIP
OF THE PARTIES

 

		6.1.	Independent
Status

 

The
relationship of Consultant to the Corporation hereunder shall be that of an independent contractor, Nothing in this Agreement
is intended or shall be construed to constitute Consultant an employee, agent or partner of the Corporation nor shall Consultant
have authority to bind the Corporation in any respect. The Corporation shall not be liable for any act or omission of Consultant
or his employees or agents, and Consultant agrees to indemnify and hold harmless the Corporation from any and all losses, damages,
costs and expenses (including attorneys’ fees) in any manner resulting from or arising out of any such act or omission or any
breach of Consultant’s obligations under this Agreement.

 

		6.2.	Services
for Third Parties

 

Nothing
in this Agreement shall be construed to prevent Consultant from concurrently providing services to persons other than the Corporation,
subject to the limitations set forth in Articles 7 and 8.

 

    	 	Page | 5

     

    

 

		6.3.	Certain
Tax Matters

 

Consultant
shall not be treated as an employee for tax purposes with respect to the services performed pursuant to this Agreement. Consultant
shall be responsible for the filing of all necessary income tax returns and the payment of all taxes required by law. Consultant
acknowledges that he understands his tax obligations.

 

		6.4.	Disclosure
of Consultant Relationship by Corporation

 

Subject
to article 6.1 above, the Corporation may include and disclose, for example, in its corporate presentations, marketing materials,
due diligence related documentation to third parties, the credentials and advisory role of the Consultant and its employees (for
example, Dr Kwok Chow and Mr. Austin Freedman). On this basis, the Corporation will seek the Consultant’s approval prior to such
inclusion.

 

		7.	RESTRICTIVE
COVENANTS

 

		7.1.	Confidential
Information

 

Unless
authorized or instructed in writing by the Corporation, Consultant shall not, during or at any time after the term of this Agreement
except as required in the conduct of the Corporation’s business, disclose to others, or use, or permit to be disclosed to others
or used, any of the Corporation’s inventions, discoveries, works, ideas, information, knowledge or data (whether in oral, written,
or machine-readable form) which Consultant may develop or obtain during the course of or in connection with Consultant’s engagement,
including such inventions, discoveries, works, ideas, information, knowledge, or data relating to machines, equipment, products,
systems, software, research and/or development, designs, compositions, formulae, processes, manufacturing procedures, business
methods, present and prospective customers of the Corporation, business dealings with such customers, prospective marketing, promotion,
sales and advertising programs and strategies, and agreements with representatives or prospective representatives of the Corporation,
present or prospective sources of supply or any other business arrangements of the Corporation, including but not limited to customers,
customer lists, costs, prices and earnings, whether or not developed by Consultant, by others in the Corporation or obtained by
the Corporation from third parties, and irrespective of whether or not such inventions, discoveries, works, ideas, information,
knowledge or data have been identified by the Corporation as secret or confidential, unless and until, and then to the extent
and only to the extent that, such inventions, discoveries, works, ideas, information, knowledge or data become available to the
public otherwise than by Consultant’s act or omission. All inventions, discoveries, works, ideas, information, knowledge, and
data described or referred to in this Article 7.1 are referred to herein collectively as “Confidential Information”.

 

		7.2.	Essence
of Agreement

 

Consultant
acknowledges (i) that the use, misappropriation or disclosure of the Confidential Information (as defined in Article
7.1) would constitute a breach of trust and cause irreparable injury to the Corporation, (ii) that all such
Confidential Information is the property of the Corporation and (iii) that it is essential to the protection of the
Corporation’s goodwill and to the maintenance of the Corporation’s competitive position that the Confidential Information be
kept secret and that the Confidential Information not be disclosed by Consultant to others or used by Consultant to
Consultant’s own advantage or the advantage of others. Consultant further acknowledges that Consultant’s agreement to the
provisions of this Article 7 and the enforceability of such provisions against Consultant are an essential element of
this Agreement and that, absent such provisions and the enforceability thereof, the Corporation would not (a) engage
Consultant nor (b) permit Consultant access to and use of Confidential Information.

 

    	 	Page | 6

     

    

 

		7.3.	Non-solicitation/Noncompetition

 

Consultant
further recognizes and acknowledges that it is essential for the proper protection of the business of the Corporation that Consultant
be restrained (a) from soliciting or inducing any employee of the Corporation to leave the employ of the Corporation, (b) from
hiring or attempting to hire any employee of the Corporation, (c) from soliciting the business of the customers (actual or potential)
and suppliers of the Corporation for any business purpose, and (d) from competing against the Corporation, including, but not
limited to, provides services relating to generic drug development to any third party in China.

 

		7.4.	Ability
to Earn Livelihood

 

Consultant
represents that his experience and capabilities are such that the provisions of this Article 7 will not prevent him from
earning his livelihood, and acknowledges that it would cause the Corporation serious and irreparable injury and cost if Consultant
were to use his ability and knowledge in competition with the Corporation or to otherwise breach the obligations contained in
Article 7.

 

		8.	PROPRIETARY
RIGHTS

 

		8.1.	Assignment
of Rights

 

For
the term of this Agreement, the Corporation hereby grants to the Consultant, a non-exclusive, paid-up, royalty-free, non-transferable
license of Client’s Intellectual Property which the Consultant must use in order to perform the Services.

 

All
Intellectual Property generated or derived by the Consultant in the course of performing the Services, to the extent it is specific
to the development. manufacture, use and sale of the Client’s Product that is the subject of the Services, will be the exclusive
property of the Corporation.

 

All
Intellectual Property generated or derived by the Consultant while performing the Services which is not specific to, or dependent
upon, the Corporation’s Product and which has application to manufacturing processes or formulation development of pharmaceutical
products or pharmaceutical delivery systems will be the exclusive property of the Consultant. The Consultant hereby grants to
the Corporation, a non-exclusive, paid-up, royalty-free, transferable license of the Intellectual Property which the Corporation
may use for the manufacture of Client’s Product.

 

    	 	Page | 7

     

    

 

		8.2.	Return
of Materials

 

Upon
expiration or termination of this Agreement, Consultant agrees to return to the Corporation all computer software, computer programs,
source codes, object codes, magnetic tapes, printouts, designs, proposals, samples, notes, records, reports, documents, customer
and prospective customer lists, memoranda, plans, blue prints, correspondence, proposals, drawings, letters, flow-charts, manuals,
strategies, techniques, photographs, catalogs and writings and all copies thereof, directly or indirectly, related to, or developed,
prepared or created during, Consultant’s engagement by the Corporation and, without limiting the foregoing, Consultant shall promptly
deliver to the Corporation any and all documents or materials constituting or, directly or indirectly, relating to any Confidential
Information. The Corporation may withhold Consultant’s outstanding compensation against return of these materials and any other
materials of the Corporation or its customers.

 

		9.	REPRESENTATIONS
AND WARRANTIES BY CONSULTANT

 

Consultant
represents and warrants to the Corporation that neither the execution and delivery of this Agreement nor the carrying out of any
of the transactions contemplated hereby will in any respect result in any violation of or be in conflict with any term or provision
of any agreement, document or instrument to which Consultant is a party or by which he is bound. Consultant further represents
and warrants to the Corporation that he has furnished the Corporation with copies of all such agreements, documents or instruments
to which Consultant is a party or by which he is bound. Consultant agrees not to divulge to the Corporation any information which
would violate any such agreement, document or instrument, nor to divulge to the Corporation any trade secrets of prior employers
or contracting parties.

 

		10.	MISCELLANEOUS

 

		10.1.	Additional
Actions and Documents

 

Each
of the parties hereto hereby agrees to take or cause to be taken such further actions, to execute, deliver and file or cause to
be executed, delivered and filed such further documents, and will obtain such consents, as may be necessary or as may be reasonably
requested in order to fully effectuate the purposes, terms and conditions of this Agreement.

 

		10.2.	Assignment

 

Consultant
shall not assign his rights and obligations under this agreement, in whole or in part, whether by operation of law or otherwise,
without the prior written consent of the Corporation, and any such assignment contrary to the terms hereof shall be null and void
and of no force and effect.

 

		10.3.	Entire
Agreement; Amendment

 

This
Agreement constitutes the entire agreement between the parties hereto with respect to the transactions contemplated herein, and
it supersedes all prior oral or written agreements, commitments or understandings with respect to the matters provided for herein.
No amendment, modification or discharge of this Agreement shall be valid or binding unless set forth in writing
and duly executed and delivered by the party against whom enforcement of the amendment, modification, or discharge is sought.

 

    	 	Page | 8

     

    

 

		10.4.	Waiver

 

No
delay or failure on the part of any party hereto in exercising any right, power or privilege under this Agreement or under any
other documents furnished in connection with or pursuant to this Agreement shall impair any such right, power or privilege or
be construed as a waiver of any default or any acquiescence therein. No single or partial exercise of any such right, power or
privilege shall preclude the further exercise of such right, power or privilege, or the exercise of any other right, power or
privilege. No waiver shall be valid against any party hereto unless made in writing and signed by the party against whom enforcement
of such waiver is sought and then only to the extent expressly specified therein.

 

		10.5.	Governing
Law

 

This
Agreement, the rights and obligations of the parties hereto, and any claims or disputes relating thereto, shall be governed by
and construed in accordance with the laws of Ontario, excluding the choice of law rules thereof).

 

		10.6.	Notices

 

All
notices, demands, requests, or other communications that may be or are required to be given, served, or sent by any party to any
other party pursuant to this Agreement shall be in writing and shall be hand delivered, sent by overnight courier or mailed by
first-class, registered or certified mail, return receipt requested, postage prepaid, or transmitted by telegram, telecopy or
telex, to the addresses indicated at the beginning of this agreement for each party.

 

Each
party may designate by notice in writing a new address to which any notice, demand, request or communication may thereafter be
so given, served or sent. Each notice, demand, request, or communication that shall be hand delivered, sent, mailed, telecopied
or telexed in the manner described above, or that shall be delivered to a telegraph Corporation, shall be deemed sufficiently
given, served, sent, received or delivered for all purposes at such time as it is delivered to the addressee (with the return
receipt, the delivery receipt, or (with respect to a telecopy or telex) the answerback being deemed conclusive, but not exclusive,
evidence of such delivery) or at such time as delivery is refused by the addressee upon presentation.

 

		10.7.	Execution
in Counterparts

 

To
facilitate execution, this Agreement may be executed in as many counterparts as may be required. It shall not be necessary that
the signatures of, or on behalf of, each party, or that the signatures of all persons required to bind any party, appear on each
counterpart; but it shall be sufficient that the signature of, or on behalf of, each party, or that the signatures of the persons
required to bind any party, appear on one or more of the counterparts. Ail counterparts shall collectively constitute a single
agreement. It shall not be necessary in making proof of this Agreement to produce or account for more than a number of counterparts
containing the respective signatures of, or on behalf of, all of the parties hereto.

 

    	 	Page | 9

     

    

 

		10.8.	Limitation
on Benefits

 

The
covenants, undertakings and agreements set forth in this Agreement shall be solely for the benefit of, and shall be enforceable
only by, the parties hereto and their respective successors, heirs, executors, administrators, legal representatives and permitted
assigns.

 

	 	10.9.	Binding Effect

 

Subject
to any provisions hereof restricting assignment, this Agreement shall be binding upon and shall inure to the benefit of the parties
hereto and their respective successors, heirs, executors, administrators, legal representatives and assigns.

 

IN
WITNESS WHEREOF, the Corporation has caused this Agreement to be executed by its duly authorized officer and Consultant has
hereunto set his hand as of the date first above written.

 

Videns
Incorporation Limited

 

	By: 	/s/ Ian Huen	 	Date:	 May 31, 2017
	 	Name: Ian Huen	 	 
	 	Title: Chief Executive Officer	 	 

 

Covar Pharmaceuticals Incorporated

 

	By:
    	/s/
Kwok Chow	 	Date:	May
25, 2017
	 	Name:
    Kwok Chow, Ph.D.	 	 
	 	Title:
    President	 	 

 

 

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