Document:

EX-10.30

 Exhibit 10.30 

MLM.2504.SUBLEASE.DFT        <LCH> 

 

	Ref:	MLM/MFF/105053-4 

 SUB LEASE 

among 
 SCOTTISH ENTERPRISE 

with consent ut intus 

and 
 BIOSIL LIMITED 

and 
 NAGOR LIMITED 

 
  

Premises: Unit 127, Deerdykes View, Cumbernauld 

 INDEX 
  

			
		
	1.	  	 Definitions.

		
	2.	  	 Grant of Sub-Lease.

		
	3.	  	 Rent.

		
	4.	  	 Rent Review.

		
	5.	  	 Assignation and Sub-Letting.

		
	6.	  	 Condition of Premises etc.

		
	7.	  	 Use.

		
	8.	  	 Head Landlords’ Consent.

		
	9.	  	 Head Lease.

		
	10.	  	 Alterations.

		
	11.	  	 Interest.

		
	12.	  	 Insurance.

		
	13.	  	 Appointment of Managing Agents.

		
	14.	  	 Irritancy.

		
	15.	  	 Enforcement of Rights.

		
	16.	  	 Removal.

		
	17.	  	 Notices.

		
	18.	  	 Tenants a Partnership.

		
	19.	  	 Arbitration.

		
	20.	  	 Expenses.

		
	21.	  	 Clause Headings.

		
	22.	  	 Unenforceable Provisions.

	
	 [Illegible]

		
	24.	  	 Head Landlords Rights.

		
	25.	  	 Guarantors.

		
	26.	  	 Stamp Certificate.

		
	27.	  	 Consent to Registration.

 MLM.0704.SUBLEASE.DFT        <LCH> 

 

			
			SUB-LEASE
		
			among
		
			SCOTTISH ENTERPRISE established by the Enterprise and New Towns (Scotland) Act 1990 and having their principal place of business at 120 Bothwell Street, Glasgow (who and whose successors in the tenants’ part of the Head
Lease as hereinafter defined are hereinafter called “the Head Tenants”) OF THE FIRST PART
		
			and
		
			BIOSIL LIMITED, incorporated in the Isle of Man (registered number 5022) and having their Registered Office at Winchester Court, Second Avenue, Onchan, Isle of Man (who and whose permitted successors in the tenants’ part of
this Sub-Lease are hereinafter called “the Sub-Tenants”) OF THE SECOND PART
		
			and
		
			NAGOR LIMITED, incorporated in the Isle of Man and having their Registered Office at Winchester Court, Second Avenue, Onchan, Isle of Man (hereinafter called “the Guarantors”) OF THE THIRD PART
		
			and
		
			HIGHCROSS (CUMBERNAULD) LIMITED incorporated under the Companies Acts (registered number 2888246) and having their registered office at Twelve Sheet Street, Windsor (who and whose successors in the landlords’ part of the
Head Lease are hereinafter called “the Head Landlords”) OF THE FOURTH PART

 It is contracted and agreed among the Head Tenants, the Sub-Tenants, the Guarantors and the Head Landlords as
follows:- 
 Definitions 
  

	1.	In this Sub-Lease the following words and phrases shall bear the following meanings:- 

  

	1.1	“the Head Tenants”, “the Sub-Tenants”, “the Guarantors” and the “Head Landlords” bear the meanings respectively ascribed to them in the preamble to this Sub-Lease.

  

	1.2	“the Head Lease” means the Lease between Cumbernauld Development Corporation and Exabyte (Scotland) Limited dated 17th August (and redeclared on 16th October) and 31st October and registered in the
Land Register for Scotland under Title Number DMB39761 on 27th November, all months of 1990 in respect of the premises known as 127 Deerdykes View, Westfield Industrial Area, Cumbernauld therein described, to the tenant’s part of which
lease the Head Tenants now have right. 

  

	1.3	“the Premises” means the said premises let under the Head Lease. 

  

	1.4	“the Date of Entry” means Third April Nineteen hundred and ninety five. 

  

	1.5	“the Date of Termination” means Fifteenth May Two thousand and fifteen. 

  

	1.6	“the Permitted Use” means the manufacture of medical devices with ancillary research and development. 

  

	1.7	“the Rights Conferred” means all rights conferred upon the Head Tenants under the Head Lease for the use and enjoyment of the Premises . 

 

	1.8	“the Rights Reserved” means all rights reserved to the Head Landlords under the Head Lease, which rights are hereby also reserved to the Head Tenants so far as applicable. 

 

	1.9	“the Base Rate” means the Base Lending Rate from time to time of the Bank of Scotland or, in the event that the said Base Lending Rate ceases to exist, such other rate reasonably equivalent to the said Base
Lending Rate as the Head Tenants may from time to time by notice specify. 

  
 4. 

	1.10	“the Prescribed Rate” means 4% per annum above the Base Rate. 

  

	1.11	“the Initial Rent” means THIRTY SEVEN THOUSAND ONE HUNDRED POUNDS (£37,100) STERLING per annum. 

  

	1.12	“the Review Dates” means Fifteenth May in each of the years Nineteen hundred and ninety five, Two thousand, Two thousand and five and Two thousand and ten. 

 

	1.13	“the Quarter Days” means Second February, Fifteenth May, First August and Eleventh November. 

  

	1.14	“the Head Lease Rent Review Provisions” means the provisions for the review of rent contained in Clause Third of the Head Lease. 

 

	1.15	“the Break Option Dates” means 15th May in each of the years Two thousand, Two thousand and five and Two thousand and ten. 

Grant of Sub-Lease 
  

	2.	The Head Tenants hereby sub-let to the Sub-Tenants the Premises with the benefit of the Rights Conferred but subject to the Rights Reserved, for the period from the Date of Entry to the Date of Termination provided that
the Sub-Tenants will be entitled to terminate this Sub-Lease on the Break Option Dates upon giving five months prior written notice to the Head-Tenants. 

Rent 
  

	3.	 The Sub-Tenants bind and oblige themselves to pay to the Head Tenants the Initial Rent, subject to review as aftermentioned, such rent to be paid
without any retention or deduction quarterly in advance on the Quarter Days in each year beginning the first payment of the said rent at the Date of Entry and such payment shall cover the period from the Date of Entry to the Quarter Day next
succeeding and the next payment being due at such Quarter Day for the quarter succeeding and so forth termly, quarterly and proportionally thereafter, with interest on each such payment as provided in Clause 11 hereof. Each rental payment shall,
unless otherwise requested 

  
 5. 

	 	
by the Head Tenants in writing, be made by Bankers’ Standing Order in favour of such Bank Account as the Head Tenants may direct in writing and the Sub-Tenants shall forthwith complete and
deliver to the Head Tenants all appropriate Bankers’ Order forms provided by the Head Tenants for that purpose; the Sub-Tenants shall not, without the prior written consent of the Head Tenants, vary, amend or cancel any Bankers’ Order form
completed by them in accordance with the foregoing provisions. 

 Rent Review 

 

	4.1	The rent payable hereunder shall be subject to review, in an upwards direction only, as from each Review Date. 

  

	4.2	Such reviews of rent shall be carried out in accordance with the Head Lease Rent Review Provisions, which shall be deemed to be incorporated herein but shal1 apply hereto as if, for this purpose only, the references, in
the Head Lease Rent Review Provisions to “the Landlords” and “the Tenants” were references to the Head Tenants and the Sub-Tenants respectively, subject, however, to the following provisions:- 

 

	 	4.2.1	the rent agreed or determined at each review hereunder shall in no circumstances be less than the rent agreed or determined at the contemporaneous review under the Head Lease; 

 

	 	4.2.2	the reference in the Head Lease Rent Review Provisions to six months shall be deemed to be a reference to five months; 

  

	 	4.2.3	notwithstanding the foregoing, the Head Tenants shall permit the Sub-Tenants, should the Sub-Tenants so elect and should the Head Landlords agree, to negotiate each such review direct with the Head Landlords at the cost
of the Sub-Tenants in accordance with the said provisions for review of rent in the Head Lease, with a view to agreeing or determining a single rental figure payable from such Review Date for the purpose of both the Head Lease and this Sub-Lease,
subject, however, to the overriding proviso that any such rental figure so agreed or determined shall be first approved by the Head Tenants such approval not to be unreasonably withheld or delayed. 

  
 6. 

	4.3	In the event that by the relevant Review Date the amount of the reviewed rent has not been agreed between the Head Tenants and the Sub-Tenants or determined as aforesaid, then in respect of the period of time
(hereinafter called “the said interval”) beginning with the relevant Review Date and ending on the Quarter Day immediately following the date upon which the amount of the reviewed rent is agreed or determined as aforesaid, the Sub-Tenants
shall pay to the Head Tenants in manner hereinbefore provided rent at the yearly rate payable immediately before the relevant Review Date and, at the expiry of the said interval, the Sub-Tenants shall make payment to the Head Tenants forthwith upon
demand of rent in respect of the said interval at a yearly rate equal to the difference between the amount of the rent payable immediately before the relevant Review Date and the reviewed rent with interest thereon at the Base Rate as if it had
fallen due and payable as part of the rent due hereunder as from the relevant Review Date. 

  

	4.4	As soon as the amount of rent payable after a Review Date has been agreed or ascertained in accordance with the terms hereof, the parties hereto will at the expense of the Sub-Tenants (but only if required so to do by
the Head Tenants) forthwith execute a Memorandum thereof specifying the amount of the revised rent. The Stamp Duty on the said Memorandum, dues of registration in the Books of Council and Session and the costs of obtaining three extracts thereof and
if appropriate the recording dues thereof in the Register of Sasines or Land Register of Scotland shall be borne by the Sub-Tenants. 

  

	4.5	It is expressly agreed that acceptance by the Head Tenants at any time after any Review Date of (or demand by the Head Tenants at any such time for) rent at the yearly rate payable immediately before such Review Date
shall not be regarded as acceptance by the Head Tenants that such rent represents the appropriate review rent in accordance with the Head Lease Rent Review Provisions of the Premises as from such Review Date or as a waiver of or personal bar on the
right of the Head Tenants to set in motion at any time after the Review Date the machinery for review of rent or to collect the revised rent as and from such Review Date all as hereinbefore provided for. 

  
 7. 

 Assignation and Sub-Letting 
  

	5.	The Sub-Tenants are prohibited from assigning this Sub-Lease in respect of the whole or part of the Premises or from granting sub-tenancies or other rights of occupancy in respect of the whole or part of the Premises
without, in any case, the prior written consent of the Head Tenants and the Head Landlords which consent shall not be unreasonably withheld or delayed in the case of assignations or sub-under-leases in respect of the whole of the Premises to a
responsible and respectable assignee or sub-under-tenant, as the case may be, of sound financial standing who is demonstrably capable of fulfilling the obligations of the Sub-Tenants hereunder. 

Condition of Premises etc. 
  

	6.	The Sub-Tenants accept the Premises as being in good tenantable condition and repair and satisfactory in all respects and suitable for the purpose for which they are let and bind and oblige themselves to maintain,
repair, replace and renew the same during the currency of this Sub-Lease, irrespective of the cause of damage or destruction, and so to leave them at the natural expiry or earlier termination of this Sub-Lease in good and tenantable condition and
repair, all to the satisfaction of the Head Tenants and in accordance with the provisions of the Head Lease. 

 Use 

 

	7.1	The Premises are let for the Permitted Use and for no other purpose whatsoever without the prior written consent of the Head Tenants, which consent shall not be unreasonably withheld or delayed. 

 

	7.2	Nothing contained in this Sub-Lease shall be deemed to constitute any warranty by the Head Tenants that the Premises or any part thereof are authorised for use under the Town and Country Planning (Scotland) Acts for any
specific purpose. 

  
 8. 

 Head Landlords’ Consent 
  

	8.	Without prejudice to any other reason which may be stated by the Head Tenants, where under this Sub-Lease the consent of the Head Tenants is required or any act, matter or thing is to be done to the satisfaction of the
Head Tenants, it shall be an implicit precondition thereof that the Head Landlords grant consent or express satisfaction, so far as consistent with the provisions of the Head Lease, and, in any case where the consent of the Head Tenants is not to be
unreasonably withheld, such consent shall be deemed not to be unreasonably withheld if the Head Landlords withhold their consent. The Head Tenants shall take all reasonable steps to obtain the consent of the Head Landlords as soon as reasonably
practicable whenever the Sub-Tenants make any application for any consent required hereunder where the consent of both the Head Tenants and the Head Landlords is needed by virtue of this Sub-Lease and the Head Lease and the Sub-Tenants will meet the
whole reasonable and proper costs of both the Head Tenants and the Head Landlords in respect of same. 

 Head Lease 

 

	9.1	The Sub-Tenants bind themselves to implement and fulfil and to relieve the Head Tenants (but not in any way prejudicing the Head Landlords rights against the Head Tenants under the Head Lease) of the whole obligations
and stipulations incumbent on the Head Tenants as tenants under the Head Lease except in so far as inconsistent with the terms hereof and except for the payment of rent due to the Head Landlords under the Head Lease. To the extent that any sums
payable under the Head Lease are not paid direct by the Sub-Tenants to the Head Landlords, such sums shall be paid or reimbursed to the Head Tenants by the Sub-Tenants on demand with interest. 

 

	9.2	The Head Tenants bind themselves to pay the rent due to the Head Landlords under the Head Lease and to perform so far as the Sub-Tenants are not liable for such performance under the terms of this Sub-Lease the
tenant’s obligations under the Head Lease. 

  
 9. 

	9.3	In respect that the Head Tenants have the option, on giving not less than three months notice (hereincalled “the Notice”) in writing to terminate the Head Lease at Whitsunday (Fifteenth May) in the years, Two
thousand, Two thousand and five and Two thousand and ten, upon the Head Tenants giving the Head Landlords such notice, the Notice shall be deemed to incorporate an application to the Head Landlords for consent to assign the Head Tenants’
interest in the Head Lease to the Sub-Tenants and provided that (i) the Sub-Tenants have performed all of its obligations under the Sub-Lease to the satisfaction of the Head Landlords and the Head Tenants; and (ii) there shall be no then
existing grounds for irritancy of the Sub-Lease:- 

  

	 	(a)	the Head Lease shall not be terminated as provided for in the Notice but the Head Tenants shall grant an Assignation of the Head Tenants’ interest in the Head Lease to the Sub-Tenants, the date of entry therein
being the date of expiry of the Notice and incorporating the following variations of the Head Lease:- 

  

	 	(i)	an acknowledgement that the Head Lease shall not terminate at the date of expiry of the Notice but shall continue until 15th May 2015 and under deletion of all rights to terminate the Head Lease contained in Clause
SECOND thereof; 

  

	 	(ii)	a change of user to the Permitted User under this Sub-Lease and for no other purpose whatsoever without the prior written consent of the Head Landlords, which consent shall not be unreasonably withheld or delayed;

  

	 	(iii)	mutatis mutandis including the guarantee provisions in the same terms, mutatis mutandis as contained in this Sub-Lease save that all references to the Sub-Tenants shall become references to
the Tenants under the Head Lease, all references to the Head Tenants shall become references to the Landlords under the Head Lease, all references to this Sub-Lease shall become references to the Head Lease and the reference to the exercise of the
right to break under Clause 2 of the Sub-Lease will be deleted; and 

  
 10. 

	 	(b)	the Sub-Tenants shall grant and the Head Tenants shall accept a Renunciation of the Sub-Lease as at the date of expiry of the Notice. 

 

	 	(c)	the Sub-Tenants meet the Head Tenants’ and the Head Landlords whole reasonable and proper expenses incurred in connection therewith. 

Alterations 
  

	10.	The Sub-Tenants shall not at any time during the currency of this Sub-Lease make any alterations or additions whether of a structural or non-structural nature to the Premises, without the prior written consent of the
Head Tenants, which consent shall not be unreasonably withheld or delayed in the case of non- structural internal alterations, but subject always to the Head Tenants having the right to require reinstatement of such alterations at the expiry of the
Sub-Lease. 

 Interest 
  

	11.	Interest at the Prescribed Rate shall be due and payable by the Sub-Tenants to the Head Tenants on each payment of rent due hereunder (whether demanded or not) and on any other sum properly due and payable hereunder,
such interest to run from the due date for payment (in the case of rent) unless settled within 14 days after the due date for payment and from the date of demand (in all other cases) until payment is made unless settled within 14 days after the date
of demand. 

 Insurance 
  

	12.	Without prejudice to the generality of the obligations incumbent on the Sub-Tenants in terms of Clause 9 hereof and without in any way limiting such obligations:- 

 

	12.1	 The Sub-Tenants shall not do or suffer to be done any act, matter or thing whatsoever whereby the insurance of the Premises shall be made void or
voidable in whole or in part, and in the event of default the Sub-Tenants will fully relieve and indemnify the 

  
 11. 

	 	
Head Tenants against any claims, loss, costs, damages or expenses thereby incurred by the Head Tenants, including without prejudice to the foregoing generality the making good of any shortfall in
insurance monies which would otherwise have been paid to the Head Tenants or the Head Landlords. 

  

	12.2	In the event that the use to which the Sub-Tenants put the Premises results in the insurance premium payable in respect of the Premises being increased above normal rates, the Sub-Tenant will, in addition to the sums
payable in terms of sub-clause 12.1 hereof, pay to the Head Tenants the amount of such increase or increases in premiums. 

  

	12.3	If the Premises or any part thereof shall at any time be destroyed or so damaged as to be unfit for use by any risk covered by the insurance maintained by the Head Landlords in terms of the Head Lease, then, except to
the extent that the policy or policies of insurance effected by the Head Landlords shall be vitiated or payment of the policy monies refused in consequence of any act or default of the Sub-Tenants, the rent hereunder or a fair proportion thereof
according to the nature and extent of the damage sustained shall be suspended and cease to be payable for the same period (but no longer) as the rent payable in terms of the Head Lease shall cease to be payable. 

 

	12.4	This Sub-Lease shall not be terminated by reason of the destruction in whole or in part of the Premises but shall nevertheless endure for the whole term thereof and the rent shall continue to be payable subject always
to the rent abatement provisions specified in sub-clause 12.3 hereof, provided that if for any reason the Head Lease comes to an end as a result of total destruction of the Premises by an insured risk or otherwise either party may forthwith
terminate this Sub-Lease. 

  

	12.5	The Sub-Tenants shall reimburse to the Head Tenants on demand all sums which the Head Tenants may expend from time to time in effecting loss of rent insurance (for not more than two years) in respect of the rent payable
under this Sub-Lease. 

  
 12. 

 Appointment of Managing Agents 
  

	13.	The Head Tenants shall be entitled but not bound to appoint Managing Agents from time to time who shall manage the Premises in all respects and collect the rents, insurance premiums and other payments due by the
Sub-Tenants hereunder. The fees, commission and outlays of the Managing Agents shall, in no circumstances exceed in any year, 1% of the annual rent payable hereunder for that year and will be paid by the Sub-Tenants on demand with interest from the
date of demand until payment. 

 Irritancy 
  

	14.	 Subject always to the terms of Section 4, 5 and 6 of the Law Reform (Miscellaneous) (Provisions) (Scotland) Act 1985 as currently existing if the
said rent or other payments due hereunder or any part thereof shall be unpaid for the space of fourteen days after any of the due dates for payment thereof (whether legally demanded or not) or if default shall be made by the Sub-Tenants in the performance or observance of any of the obligations, conditions or agreements on the part of the Sub-Tenants herein contained or if a poinding of the Sub-Tenants’ or the Guarantors effects
shall be executed or if the Sub-Tenants shall go into liquidation (save for a voluntary liquidation not involving insolvency for reconstruction or amalgamation) or have a receiver or administrator appointed to
any of their assets or enter into a voluntary arrangement in terms of the Insolvency Act or, if the Sub-Tenants or the Guarantors being for the time being an individual or firm, shall become bankrupt or apparently insolvent, then the Head Tenants
shall in any such case be entitled forthwith to terminate this Sub-Lease and the Sub-Tenants shall thereupon forfeit all right and title under this Sub-Lease which Sub-Lease shall thereupon become ipso facto void and null and that
without the necessity of any declarator, process of removal or other procedure at law and the Premises shall thereupon revert to the Head Tenants who shall be entitled to enter upon possession thereof, uplift rents, eject tenants and occupiers and
thereafter use, possess and enjoy the same free of all claims by the Sub-Tenants as if these presents had never been granted but without prejudice to the right of action of the Head Tenants in respect of any
antecedent breach of the Sub-Tenants’ 
	 

  
 13. 

	 	
obligations herein provided always that the 1iquidator or receiver or administrator or trustee (as the case may be) intimates to the Head Tenants within fourteen days of their appointment as such
then (a) the Head Tenants shall first allow a liquidator or receiver or administrator or trustee of the Sub-Tenants (as the case may be) a period of six months in which to dispose of the Sub-Tenants’ interest in this Sub-Lease but only if
such liquidator, receiver, administrator or trustee (as the case may be) shall personally accept full responsibility for payment of rent and performance of all other obligations on the part of the Sub-Tenants
under this Sub-Lease (whether in respect of the period before or after their appointment) to the date of entry under such disposal and (b) in the case of liquidation, receivership or administration of the Guarantors the Head Tenants shall give
the Sub-Tenants three months to provide such additional guarantees of performance of their obligations to the Head Tenants under this Sub-Lease as the Head Tenants shall reasonably require. 

Enforcement of Rights 
  

	15.1	The Head Tenants hereby undertake, provided that the Sub-Tenants indemnify the Head Tenants against any costs reasonably incurred by or awarded against the Head Tenants in the course of fulfilment of such undertaking,
on the request of the Sub-Tenants, unless such request is demonstrably unreasonable having regard to the Head Tenants’ interest in the Premises, to take all reasonable steps to enforce fulfilment by the
Head Landlords of the obligations enforceable against the Head Landlords in terms of the Head Lease. 

  

	15.2	Except for the obligations as specified in sub-clause 15.1 of this clause the Head Tenants shall not have responsibility to the Sub-Tenants for the state or condition of the Premises and the Sub-Tenants hereby waive any
right which it may otherwise have had at common law against the Head Tenants in respect of obligations of maintenance of the structure of the Premises. 

  
 14. 

 Removal 
  

	16.	At the expiration or sooner determination of this Sub-Lease the Sub-Tenants shall quietly yield up unto the Head Tenants the Premises, together with all additions and improvements made thereto in the meantime (unless
the Head Tenants shall request the Sub-Tenants to remove such additions and improvements at the expense of the Sub-Tenants), and in such state and condition as shall in all respects be consistent with a full and due performance by the Sub-Tenants of
their obligations contained herein and all fixtures (other than trade or tenants’ fixtures affixed by the Sub-Tenants) in or upon the Premises or which during the subsistence of this Sub-Lease may have been affixed or fastened to or upon the
same and the Sub-Tenants shall make good any damage caused by the removal of any additions, erections, fixtures, fittings, plant and machinery in the nature of tenants’ or trade fixtures or fittings which the Sub-Tenants shall be entitled to
remove. 

 Notices 
  

	17.	Any notice under this Sub-Lease shall be in writing. Any notice to the Sub-Tenants or the Guarantors shall be sufficiently served if sent by registered post or recorded delivery to or left addressed to them at their
Registered Office. Any notice to the Head Tenants shall be sufficiently served if sent by registered post or recorded delivery to their Registered Office. Any notice sent by registered post or recorded delivery shall be deemed to have been duly
served at the expiration of forty eight hours after the time of posting. In proving service, it shall be sufficient to prove that the envelope containing the notice was addressed to the Sub-Tenants or the Head Tenants or the Guarantors (as the case
may be) in accordance with this Clause and left at or posted to the place to which it was so addressed. 

 Tenants a Partnership 

 

	18.	 In this Sub-Lease where the Sub-Tenants are a firm or partnership the obligations of the Sub-Tenants hereunder shall be binding jointly and severally
on all persons who are or become partners of the firm at any time during the period of this Sub-Lease and 

  
 15. 

	 	
their respective executors and representatives whomsoever as well as on the firm and its whole stock, funds, assets and estate without the necessity of discussing them in their order and such
obligations shall subsist and remain in full force and effect notwithstanding any change or changes which may take place in the firm or partnership whether by the assumption of a new partner or partners or by the retiral, bankruptcy, apparent
insolvency or death of any individual partner. 

 Arbitration 
  

	19.	Any dispute or difference arising between the parties hereto touching the construction or implementation of this Sub-Lease shall be referred to the decision of a sole arbiter appointed by the President of the Law
Society of Scotland for the time being. The decision of such arbiter (which may include a decision as to the incidence of expenses) shall be final and binding on all parties thereto both on fact and law and the arbiter shall not have the power to
refer any matter to the Court in accordance with the Administration of Justice (Scotland) Act 1972. 

 Expenses 

 

	20.1	The Sub-Tenants will pay forthwith upon the execution of this Sub-Lease the Head Tenants legal fees reasonably and properly incurred in connection with the preparation and execution of the Missives negotiating the
Sub-Lease and of the Sub-Lease of the Premises, (but expressly excluding the legal fees and other expenses of the Head Landlords), Search dues, the stamp duty on the Sub-Lease and the recording and registration dues of the Sub-Lease and of obtaining
four Extracts, and any other expenses and outlays which may be reasonably and properly incurred by the Head Tenants. 

  

	20.2	 The Sub-Tenants shall forthwith upon demand free and relieve the Head Tenants of all surveyors’ and solicitors’ fees and other professional
charges and expenses reasonably and properly incurred by the Head Tenants and the Head Landlords in connection with any application to the Head Tenants for consent or approval in terms of this Sub-Lease (whether granted or not) or in consequence
thereof and in 

  
 16. 

	 	
connection with the enforcement or protection of any of the rights of the Head Tenants under this Sub-Lease, including without prejudice to the foregoing generality, the fees and expenses
incurred by the Head Tenants in the preparation of a Schedule of Dilapidations at the natural expiry or prior termination of this Sub-Lease. 

  

	20.3	Where under this Sub-Lease there is provision for the Sub-Tenants to pay any fees, costs, charges, commission, remuneration, expenses or outlays, the Sub-Tenants shall also be responsible for payment of any Value Added
Tax thereon, together with interest thereon from the date upon which the same are incurred until paid by the Sub-Tenants. 

  

	20.4	Without prejudice to the previous sub-paragraph, in the event that Value Added Tax shall be chargeable on the Head Tenants in respect of any supplies as defined in the Value Added Tax Act 1983 (or any statutory
modification or re-enactment thereof) made to the Sub-Tenants, the Sub-Tenants shall in addition to any amounts otherwise payable, pay to the Head Tenants the amount of the Value Added Tax so chargeable. 

 

	20.5	Any rents and other sums payable under this Sub-Lease shall (notwithstanding any present or future statutory provision to the contrary) be exclusive of any Value Added Tax chargeable thereon (whether or not chargeable
as a result of any change in the law and whether or not chargeable as the result of the exercise by the Head Tenants, the Sub-Tenants or the Head Tenants and the Sub-Tenants jointly of any option in respect of the charging of Value Added Tax).

 Clause Headings 
  

	21.	The Clause headings do not constitute part of this Sub-Lease. 

 Unenforceable Provisions 

 

	22.	 Each provision of this Sub-Lease shall, unless the context otherwise requires, be read and construed independently of every other provision of this
Sub-Lease to the intent that, if any provision of this Sub-Lease is held to be invalid or unenforceable for any reason, then the remaining provisions of this Sub-Lease shall, to the extent that they

  
 17. 

	 	
are not held to be invalid, remain in full force and effect; and if any provision of this Sub-Lease is held to be void or unenforceable but would, if some part thereof was deleted or amended, be
valid and enforceable, then such provision shall apply with such deletion or amendment as may be necessary to make it valid and enforceable. 

Scots Law to Apply etc. 
  

	23.	This Sub-Lease shall be construed in accordance with the law of Scotland and the Head Tenants and the Sub-Tenants and the Guarantors, in so far as not subject to the jurisdiction of the Scottish Courts, prorogate the
jurisdiction of the Court of Session in Scotland subject to the terms of any Clause providing for arbitration herein contained. 

 Head
Landlords Rights 
  

	24.	Save for the provisions of Clause 9.3 hereof the terms of this Sub-Lease shall not affect or prejudice in any manner of way the Head Landlords rights against and the Head Tenants obligations under the Head Lease.

 Guarantors 
  

	25.	 In consideration of the grant of these presents, the Guarantors bind and oblige themselves as cautioners co-obligants and full debtors for and along
with the Sub-Tenants in the whole of the obligations whatsoever (present and future) undertaken by or incumbent upon the Sub-Tenants under or by virtue of these presents for the period from the Date of Entry to the earliest of (a) the Date of
Termination or (b) the relevant break option date pursuant to the exercise by the Sub-Tenants of their rights in Clause 2 hereof or (c) the date of entry in terms of a permitted assignation of the Sub-Tenants of their interest under this Sub-Lease. The liability hereby undertaken by the Guarantors shall be an independent obligation continuing in force while any liability or provision under these presents remains wholly or partially undischarged or
unimplemented by the Sub-Tenants and further shall, notwithstanding any rule of law or of practice to the contrary subsisting, not be discharged or otherwise impaired or prejudiced by the Head
Tenants releasing or giving up any obligation or remedy 

  
 18. 

	 	
(present or future) for the indebtedness or liabilities of the Sub-Tenants or giving time or any other indulgence to the Sub-Tenants or otherwise modifying
the terms of these presents. Furthermore, and notwithstanding any rule of law or of practice to the contrary, the release or discharge by the Head Tenants of or the giving of time by the Head Tenants to any one or more of the Guarantors shall not
discharge or otherwise impair or prejudice the liability of any other of the Guarantors. If the Sub-Tenants shall go into liquidation and the Liquidator shall refuse to adopt or shall otherwise disclaim this Sub-Lease or the Sub-Tenants shall be
wound up or otherwise cease to exist or if this Sub-Lease is treated as terminated prior to its natural expiry for any other reason whatsoever (other than by agreement or by the operation of Clauses 2 or 14 hereof), then and in any of such cases, if
the Head Tenants shall by notice served upon the Guarantors within three months after such refusal or disclaimer or other event as aforesaid so require, the Guarantors hereby bind and oblige themselves to accept a lease of the Premises for a period
commensurate with the residue which if there had been no refusal or disclaimer or other such event would have remained of the period of endurance of this Sub-Lease, at the same rent and subject to the like obligations and conditions as are contained
in this Sub-Lease with the exception of this clause, the said new lease and the rights and liabilities thereunder to take effect as from the date of the said refusal or disclaimer or such other event, the Guarantors shall be responsible for the
whole proper and reasonably incurred costs and expenses of the Head Landlords and the Head Tenants and their respective professional advisors in relation to such lease. Declaring always that the Guarantors shall be deemed to be released from their
obligations hereunder on the date of entry under t permitted assignation by the Sub-Tenants of their interest under this Sub-Lease and when so requested the Head Tenants shall deliver a formally executed discharge (containing the consent of the Head
Landlords) of the Guarantors’ liability under this Sub-Lease, the costs incurred by the Head Tenants and the Head Landlords in relation to such discharge being borne by the Guarantors. 	 

  
 19. 

 Stamp Certificate 
  

	26.	The parties hereto certify that this Sub-Lease is not a lease which gives effect to an agreement for lease as interpreted by the Inland Revenue in terns of the guidance note dated 30th June 1994 referring to
Section 240 of the Finance Act 1994. 

 Consent to Registration 

 

	27.	The parties hereby consent to the registration hereof for preservation and execution: IN WITNESS WHEREOF      

PLEASE LEAVE BLANK 
  

											
						
	 /s/ Joseph Gallagher 
		DR		BIOSIL						 [Ineligible]

						
	 /s/ John Alsop 
		DR/SEC								 [Ineligible]

						
							witness				
						
	 /s/ John Alsop 
		DIR								 [Ineligible]

					
									witness
						
					NAGOR						
						
	 /s/ Mickey Cain 
		DR/SEC								

  
 20.EX-10.31

 Exhibit 10.31 

04/39086 
 Books of Council and Session 

Extract Registered 17 Nov 2004 
 LEASE 

CUMBERNAULD LIMITED PARTNERSHIP 
 BIOSIL LIMITED 

TODS MURRAY LLP 
 DX ED58 EDINBURGH 

 Registers of Scotland 

04/39086 
 AT EDINBURGH the Seventeenth day of November Two
thousand and four the Deed hereinafter reproduced was presented for registration in the Books of the Lords of Council and Session for preservation and execution and is registered in the said Books as follows:- 

INDEX 
  

									
	 	  	 	  	 	  	Page No.	 
	1.	  	DEFINITIONS AND INTERPRETATION	  	 	1	  
			
	2.	  	ENTRY, PERIOD AND INITIAL RENT	  	 	6	  
			
	3.	  	TENANT’S OBLIGATIONS	  	 	7	  
				
		  	1.	  	To pay rent:	  	 	8	  
				
		  	2.	  	To pay interest on sums overdue:	  	 	8	  
				
		  	3.	  	To pay outgoings:	  	 	8	  
				
		  	4.	  	To pay V.A.T.:	  	 	8	  
				
		  	5.	  	To pay irrecoverable insurance monies etc:	  	 	8	  
				
		  	6.	  	To pay the Landlord’s costs:	  	 	9	  
				
		  	7.	  	To pay the Landlord’s costs of Lease:	  	 	10	  
				
		  	8.	  	Not to use otherwise than for specified purpose:	  	 	10	  
				
		  	9.	  	To secure and illuminate:	  	 	11	  
				
		  	10.	  	Management Rules:	  	 	11	  
				
		  	11.	  	Not to obstruct:	  	 	11	  
				
		  	12.	  	To repair, maintain and renew:	  	 	11	  
				
		  	13.	  	To maintain landscaped areas:	  	 	12	  
				
		  	14.	  	To decorate:	  	 	12	  
				
		  	15.	  	To clean and treat surfaces:	  	 	12	  
				
		  	16.	  	To permit entry by the Landlord and others:	  	 	13	  
				
		  	17.	  	To comply with notices to repair:	  	 	13	  
				
		  	18.	  	Not to introduce dangerous things:	  	 	13	  
				
		  	19.	  	Not to overload:	  	 	14	  
				
		  	20.	  	Not to harm drains:	  	 	14	  
				
		  	21.	  	Nuisance:	  	 	14	  
				
		  	22.	  	To inform the Landlord of defects:	  	 	14	  
				
		  	23.	  	Not to make alterations:	  	 	14	  
				
		  	24.	  	To obtain permission for signs	  	 	15	  
				
		  	25.	  	Alienation	  	 	15	  
				
		  	26.	  	 Intimation of devolution of the Tenant’s interest
	  	 	16	  
				
		  	27.	  	To remedy breaches of sub-tenants etc.	  	 	16	  
				
		  	28.	  	Planning	  	 	16	  

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			29.		To observe statutory requirements, fire precautions regulations and Insurers requirements:		 	18	  
				
			30.		To inform the Landlord of Notices:		 	19	  
				
			31.		To observe title conditions:		 	19	  
				
			32.		Servitudes:		 	19	  
				
			33.		Not to duplicate Insurance:		 	20	  
				
			34.		To indemnify the Landlord:		 	20	  
				
			35.		Re-letting Notices:		 	21	  
				
			36.		To remove:		 	21	  
			
	4.		LANDLORD’S OBLIGATIONS		 	23	  
				
			1.		Warrandice:		 	23	  
				
			2.		Insurance:		 	23	  
				
			3.		Application of insurance monies:		 	23	  
				
			4.		Services:		 	24	  
			
	5.		PROVISOS		 	25	  
				
			1.		Irritancy:		 	25	  
				
			2.		No implied servitudes:		 	26	  
				
			3.		No restrictions on adjoining property:		 	26	  
				
			4.		No compensation:		 	26	  
				
			5.		Common Parts:		 	27	  
				
			6.		Rei Interitus not to apply:		 	27	  
				
			7.		Loss of Rent insurance monies:		 	27	  
				
			8.		Notices:		 	28	  
				
			9.		Demand for rent:		 	28	  
				
			10.		Disclaimer of liability:		 	29	  
				
			11.		Approvals:		 	29	  
			
	6.		RENT REVIEW		 	29	  
				
			1.		Date of review:		 	29	  
				
			2.		Valuation:		 	30	  
				
			3.		Decision on rental value:		 	31	  
				
			4.		Upwards only:		 	32	  
				
			5.		Payment after date of review:		 	32	  
				
			6.		Statutory Restriction:		 	32	  
				
			7.		Memorandum:		 	33	  
			
	7.		LAW OF SCOTLAND		 	33	  

  

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	8.	 	STAMP DUTY CERTIFICATE	  	 	33	  
			
	9.	 	CONSENT TO REGISTRATION	  	 	34	  
		
	THE SCHEDULE	  	Page No.	 
		
	Part I The Premises	  	 	35	  
		
	Part II Tenant’s Rights	  	 	36	  
		
	Part III Exceptions and Reservations	  	 	37	  
		
	Part IV Payment of Service Charge	  	 	39	  
		
	Part V The Common Services	  	 	42	  

  

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 LEASE 

Between 
 GE CAPITAL CORPORATION (CUMBERNAULD GP)
LIMITED, A company incorporated under the Companies Acts (Company Number 4222551) and having its Registered office at Clarges House, 6-12 Clarges Street, London W1J 8DH and KENMORE BIRMINGHAM LIMITED a company incorporated under the Companies
Acts (Company Number 3723500)) and having its Registered Office at 6-8 James Street, London, W1V 1ED as general partners and as such trustees of THE CUMBERNAULD LIMITED PARTNERSHIP, having principal place of business at 6-8 James Street,
London, W1V lED (hereinafter designed “the Landlord”) 
 and 

BIOSIL LIMITED, incorporated in the Isle of Man, (Registered Number 50222) and having their Registered Office at 10M Business Park, Cooil Road,
Douglas, Isle of Man (hereinafter designed “the Tenant”) 
  

	1.	DEFINITIONS AND INTERPRETATION 

 In the Lease unless there is something in the subject or
context inconsistent therewith the words and phrases following shall have the meanings specified:- 
  

	1.1.	Definitions: 

  

	1.1 (a)	“the Accounting Period” means (i) the period ending on 27th August next following the Date of Entry and (ii) each subsequent year or period ending on 27th August (or such other date,
to be notified to the Tenant, as the Landlord may nominate from time to time) which commences during the Period of this Lease. 

  

	1.1 (b)	“the Common Parts” means (i) all parts of the Landlord’s Development which do not from time to time comprise Lettable Units and shall without limitation include all roads, footpaths,
pavements, car parking areas, passageways, forecourts, entrances, exits, walls, fences, hedges, gates and gateposts, landscaped areas, trees, shrubs, plants and flowers, notices, sign-boards, street lighting, security apparatus, Service Media and
all buildings, plant and equipment relative to any of the foregoing and (ii) to the extent not adopted for maintenance by the relevant local authority, all roads and footpaths serving the Landlord’s Development. 

  

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	1.1 (c)	“the Common Services” means the services set out in Part V of the Schedule. 

  

	1.1 (d)	“the Common Service Cost” means the aggregate of costs and expenditure reasonably and properly incurred by the Landlord in any Accounting Period in carrying out or providing the carrying out of the
Common Services and any other costs and expenditure reasonably and properly incurred by the Landlord in connection with the Landlord’s Development and the expression “costs and expenditure properly incurred by the Landlord” shall be
deemed to include not only those costs, expenses and outgoings which have actually been disbursed, incurred or made by the Landlord in any Accounting Period but shall also include, without limitation (i) a reasonable charge by the Landlord in
respect of the costs of management (including without limitation the costs of collection of the rent and any other sums due under the Lease) to the extent that they are not included in the costs described in paragraph (ii) of this sub-clause,
(ii) the reasonable costs of employing managing agents and (iii) the reasonable costs of employing any accountant, surveyor and agent or any of them employed to determine, record and certify:- 

(iii) (a) the cost of providing the Common Services and the other matters previously referred to in this Sub-clause; and 

(iii) (b) the Interim Sum; and 

(iii) (c) the Service Charge. 
  

	1.1 (e)	“the Full Cost of Reinstatement” means the costs (including the cost of shoring up, demolition and site clearance, Architects’, Surveyors’ and other professional fees and Value Added Tax where
applicable) which would be likely to be incurred in reinstating the Landlord’s Development at the time when such reinstatement is likely to take place having regard to all relevant factors (including any increases in building costs expected or
anticipated to take place at any time up to the date upon which the Landlord’s Development shall be fully rebuilt or reinstated) and Value Added Tax upon all of the foregoing as shall be conclusively determined by the Landlord.

  

	1.1 (f)	 “the Insured Risks” means risks in respect of loss or damage by fire, explosion, aircraft (other than hostile aircraft) and other
aerial devices or articles dropped 

  
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	 	therefrom, storm or tempest, earthquake, malicious damage, subsidence or landslip, bursting or overflowing of water tanks and apparatus and such other risks as may from time to time reasonably be required by the
Landlord but only to the extent that insurance cover is available in the market at reasonable commercial rates. 

  

	1.1 (g)	“the Insurers” means such reputable insurance office or underwriters as may be selected by the Landlord. 

  

	1.1 (h)	“the Interim Sum” means the yearly sum reasonably assessed by the Landlord as an estimate of and on account of the Service Charge. 

 

	1.1 (i)	“the Landlord” means the party designed as the Landlord herein or its successors whomsoever to the landlord’s interest in the Lease. 

 

	1.1 (j)	“the Landlord’s Development” means the land and premises at Westfield Industrial Estate, Cumbernauld, together with all buildings and heritable fixtures from time to time erected thereon or on any
part or parts thereof and together with all parts, privileges and pertinents thereof owned, as specified from time to time by the Landlord and each and every part thereof. 

 

	1.1 (k)	“the Lease” means this Lease and the Schedule. 

  

	1.1 (l)	“Lettable Unit” means any part of the Landlord’s Development which is or is intended by the Landlord to be and is capable of being the subject matter of a separate letting. 

 

	1.1 (m)	“the Loss of Rent” means such a sum of money as the Landlord may calculate represents the loss of the rent FIRST and the Service Charge payable hereunder which the Landlord will suffer in the event of
the total or partial destruction of the Premises for such period (being not less than three years) as the Landlord may consider necessary from time to time acting reasonably and having regard to the likely period required for reinstatement in the
event of both partial and total destruction and in an amount which takes into account potential increases in rent upon rent review and potential increases in the Service Charge. 

 

	1.1 (n)	“the Period of this Lease” means the period for which the Lease is granted together with any continuation thereof (whether by tacit relocation, under an Act of Parliament or for any other reason).

  
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	1.1 (o)	“the Plan” means the plan annexed and signed as relative hereto, which plan is demonstrative and not taxative. 

  

	1.1 (p)	“the Planning Acts” means the Town and Country Planning (Scotland) Act 1997, the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, the Planning (Hazardous Substances) (Scotland)
Act 1997 and the Planning (Consequential Provisions) (Scotland) Act 1997 and any legislation of a similar nature already or to be enacted. 

  

	1.1 (q)	“the Premises” means the subjects described in Part I of the Schedule together with any buildings now or hereafter erected or in the course of erection thereon and all additions, alterations and
improvements thereto which may be carried out during the Period of this Lease and each and every part thereof and also without limitation (i) all apparatus, plant and machinery (in so far as exclusively serving the Premises) and all
Landlord’s fixtures and fittings from time to time in and about the same and (ii) all service or conducting media so far as serving the said subjects exclusively. 

 

	1.1 (r)	“Prescribed Rate” means the rate of interest which is from time to time 4% above the Base Rate for the time being of the Bank of Scotland or if there shall cease to be such a base rate above such other
rate reasonably equivalent thereto which may from time to time be substituted therefor by the Landlord. 

  

	1.1 (s)	“the Schedule” means the Schedule annexed hereto. 

  

	1.1 (t)	“the Service Charge” means (subject to the provisions of paragraphs (f) and (g) of Part IV of the Schedule) such equitable percentage of the Common Service Cost, as may be from time to time
determined by the Landlord acting in accordance with the principles of good estate management of the Landlord’s Development. 

  

	1.1 (u)	“Service Charge Payment Day” means each of 28th February, 28th May, 28th August and 28th November or such other quarterly payment
days as may be substituted therefor by the Landlord and notified to the Tenant. 

  

	1.1 (v)	 “Service Media” means all service or conducting media, as determined from time to time by the Landlord, including without limitation
all watercourses, water and soil pipes, drains, sewers, gutters, downpipes, gas pipes, fuel pipes, oil pipes, 

  
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electricity cables, television and telephone cables, ducts, flues, wires, conduits, distribution equipment, meters, dry rising fire hydrants, mains and all other plant, equipment and apparatus
for the provision or supply of services serving the Landlord’s Development or any part thereof including any serving (but not serving exclusively) the Premises and where applicable serving in common any property adjoining, neighbouring or
opposite the Landlord’s Development. 

  

	1.1 (w)	“the Tenant” means the party designed as the Tenant herein and in substitution therefor its permitted successors or assignees and in the case of an individual shall include his personal representatives.

  

	1.2.	Interpretation: 

  

	1.2 (a)	words importing the neuter gender only include the masculine and feminine genders; words importing the masculine gender only include the feminine gender, and vice versa. 

 

	1.2 (b)	words importing the singular number only include the plural number and vice versa. Where there are two or more persons included in the expression “the Tenant” obligations contained in the Lease which
are expressed to be made by the Tenant shall be binding jointly and severally on them and their respective executors and representatives whomsoever without the necessity of discussing them in their order. Where the Tenant is a firm or partnership
the obligations of the Tenant under the Lease shall be binding jointly and severally on all persons who are or become partners of the firm at any time during the Period of this Lease and their respective executors and representatives whomsoever as
well as on the firm and its whole stock, funds, assets and estate without the necessity of discussing them in their order and such obligations shall subsist and remain in full force and effect notwithstanding the dissolution of the firm or
partnership or any change which may take place in the firm or partnership whether by the assumption of a new partner or partners or by the retiral, bankruptcy or death of any individual partner or by a change in the firm name. 

 

	1.2 (c)	words importing persons include corporations and vice versa. 

  
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	1.2 (d)	except as otherwise provided any reference to an Act of Parliament shall include any modification, extension or re-enactment thereof for the time being in force and shall also include all instruments, orders, plans,
regulations, permissions and directions for the time being made, issued or given thereunder or deriving validity therefrom. 

  

	1.2 (e)	except as otherwise provided, time shall not be of the essence in relation to the performance of obligations or enforcement of rights within defined periods of time. 

 

	1.2 (f)	any obligation of the Tenant not to do an act or thing shall be deemed to include an obligation to take reasonable steps to ensure that such act or thing is not done. 

 

	1.2 (g)	any provision of the Lease to the effect that any consent or approval will not be unreasonably withheld will be deemed to incorporate a provision to the effect that the decision on whether or not to grant such consent
or approval will not be unreasonably delayed. 

  

	1.2 (h)	the clause and paragraph headings shall be ignored for the purpose of the construction of the Lease. 

  

	2.	ENTRY, PERIOD AND INITIAL RENT 

 The Landlord hereby lets to the Tenant (but excluding
assignees and sub-tenants legal or voluntary and creditors and managers for creditors in any form except where permitted in accordance with the terms of the Lease) the Premises together with the rights specified in Part III of the Schedule, under
reservation of the exceptions and reservations referred to in Part II of the Schedule, which Premises and the Common Parts the Tenant accepts in their present condition as being in good and tenantable condition and repair and fit for their purpose
(subject always to the terms of the Schedule of Condition) and that for the period of 15 years from and including 29th April 2002 (herein called “the Date of Entry”)
notwithstanding the date or dates hereof until 28th April 2017, but the Tenant shall be entitled to terminate the Lease either on the fifth or tenth anniversaries of the Date of Entry
but said break option shall only be effective if: (i) the Tenant has given written notice to the Landlord to that effect at least six months prior to the relevant termination date; (ii) all obligations under the Lease incumbent upon the
Tenant have 

  
 -6- 

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been complied with as at the termination date; and (iii) in the event that the Tenant exercises the said break option at the fifth anniversary aforesaid, they shall be obliged to make
payment of a full month’s rent, plus all if any VAT chargeable thereon, to the Landlord on or before termination date. Any such termination shall be without prejudice to the rights of either party in respect of any antecedent breach by the
other of their obligations under the Lease; FOR WHICH CAUSES and on the OTHER PART the Tenant binds itself to pay to the Landlord by way of rent FIRST without any written demand therefor (to be paid by Banker’s Order or Direct Debit if the
Landlord so requires) the clear yearly rent of TWENTY NINE THOUSAND SEVEN HUNDRED AND EIGHT POUNDS (£29,708) STERLING (subject to variation as hereinafter provided for) by equal quarterly payments in advance on 28th February,
28th May, 28th August and 28th November clear of all deductions, retentions or counterclaims whatsoever and excluding any right of set off, the first of such payments for the period from the Date of Entry until the day preceding the
rent payment date following the Date of Entry inclusive to be made on or before the Date of Entry, the next on the rent payment date following the Date of Entry for the quarter following and so forth quarterly, termly and proportionally thereafter,
SECOND on demand (a) the equitable proportion applicable to the Premises, as determined from time to time by the Landlord acting in accordance with the principles of good estate management of the Landlord’s Development, of all sums which
the Landlord may properly pay for insuring the Landlord’s Development against the Insured Risks and (b) all sums which the Landlord may pay for insuring the Loss of Rent, and THIRD in accordance with the provisions of Part IV of the
Schedule, the Service Charge. 
  

	3.	TENANT’S OBLIGATIONS 

 The Tenant HEREBY UNDERTAKES to the Landlord and binds and
obliges itself throughout the Period of this Lease as follows:- 
  

	3.1.	To pay rent: 

 To pay the rent herein provided for at the times and in the manner
aforesaid. 

  
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	3.2.	To pay interest on sums overdue: 

 Without prejudice to any other right, remedy or power
herein contained or otherwise available to the Landlord if any rent or part thereof shall not be paid on the due date or any other sum of money or part thereof (excluding rent) payable under the Lease shall have become due by the Tenant but remain
unpaid for fourteen days (time being of the essence for the purposes of this provision) to pay on demand to the Landlord interest on all such sums (including rent) at the Prescribed Rate from the date when the same became due as aforesaid until
payment (as well after as before any decree or judgement). 
  

	3.3.	To pay outgoings: 

 To bear, pay and discharge all existing and future rates, taxes
(except taxes payable by the Landlord in consequence of dealings or deemed dealings by the Landlord with its interest in the Premises but including Value Added Tax payable on the rent and any other sums payable under the Lease), duties, charges,
assessments, impositions and outgoings whatsoever whether parliamentary, national, parochial, local or otherwise and whether or not of a wholly novel or capital or non-recurring nature which now are or may at any time hereafter during the Period of
this Lease be charged, levied, assessed or imposed upon the Premises or upon the owner or occupier in respect thereof or which arise from the Lease. 
  

	3.4.	To pay V.A.T.: 

 To pay to the Landlord as additional rent such amount of Value Added Tax
at the rate for the time being in force as shall be legally payable in respect of the rent and all other monies undertaken to be paid to the Landlord by the Tenant under the Lease. 

 

	3.5.	To pay irrecoverable insurance monies etc: 

  

	3.5 (a)	Not to do or omit or suffer to be done or omitted any act, matter or thing whatsoever the doing or omission of which would make void or voidable the insurance effected in terms of Clause 4.2 of the Lease or the
insurance of any adjoining or neighbouring property. 

  
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	3.5 (b)	In the event of the Landlord’s Development being destroyed or damaged by any of the Insured Risks and the insurance money under any insurance against the same being wholly or partly irrecoverable by reason solely
or in part of any act or default of the Tenant or the Tenant’s sub-tenants or other occupiers or the servants, agents, invitees or licensees of any of the foregoing, to pay to the Landlord within 14 days of written demand a sum equal to the
whole or (as the case may require) the irrecoverable portion of the cost (including professional and other fees) of completely rebuilding and reinstating the same whether or not the Landlord’s Development is so rebuilt and reinstated.

  

	3.5 (c)	In the event of the non-occupation of the Premises or any part thereof or any use to which the Tenant or their sub-tenants may put the Premises involving any increase in the rate of insurance of adjoining or
neighbouring property now or at any time hereafter belonging or let to the Landlord whereby the Landlord or their tenants may incur liability for the amount of the increase in the premiums of insurance on such adjoining or neighbouring property the
Tenant shall be bound to pay and free and relieve and indemnify the Landlord or their tenants, as the case may be, of and from all or any such increase in premiums on said adjoining property or otherwise in any manner or way. 

 

	3.6.	To pay the Landlord’s costs: 

  

	3.6 (a)	To pay to the Landlord all costs, charges, expenses, disbursements and fees reasonably and properly incurred by the Landlord:- 

  

	3.6. (a) (i)	in relation to the preparation and service of all notices and schedules relating to wants of repair or requiring the Tenant to remedy any breach of any of the obligations herein contained whether the same be served
during or within six weeks after the expiry or sooner determination of the Period of this Lease; 

  

	3.6. (a) (ii)	in relation to procuring the remedying of any breach of any obligation on the part of the Tenant contained in the Lease; and 

  

	3.6. (a) (iii)	 in relation to the making of any applications for any consent or approval (whether or not consent or approval is refused or the application

  
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withdrawn) and if consent or approval is given, in connection with or incidental to the preparation of any document recording such consent or approval. 

 

	3.6 (b)	To pay to the Landlord on demand but not more often than once in every three years a fair and equitable proportion of the costs of any independent professional valuation of the Landlord’s Development which shall be
reasonably required by the Landlord for the purpose of determining the Full Cost of Reinstatement. 

  

	3.7.	To pay the Landlord’s costs of Lease: 

 To pay on or prior to the Date of Entry all
stamp duties on the Lease and the costs of registration thereof in the Books of Council and Session and of obtaining four extracts one of which will be for the use of the Tenant. 

 

	3.8.	Not to use otherwise than for specified purpose: 

  

	3.8 (a)	Subject to Clause 3.8 (b) not to use the Premises otherwise than for a warehouse and workshop with associated offices or such other purpose within Classes 4, 5 or 6 of the Schedule to The Town and Country Planning
(Use Classes) (Scotland) Order 1997 as may be approved in writing by the Landlord, such approval not to be unreasonably withheld or delayed, provided always that the Tenant will not be entitled in any event to use the Premises for any purpose within
Classes 6-10 of the Schedule to The Town and Country Planning (Use Classes) (Scotland) Order 1989 (notwithstanding the revocation of such Order); 

  

	3.8 (b) (i)	Not to use the Premises for any offensive or dangerous trade, manufacture, business or occupation nor for any illegal or immoral purpose; 

 

	3.8 (b) (ii)	Not to do on the Premises any act or thing whatsoever which may be to the prejudice of the Landlord or any of the owners or occupiers of any adjoining or neighbouring premises; 

 

	3.8 (b) (iii)	Not to hold in the Premises any sale by auction or public exhibition or public show or spectacle or political meetings or gambling. 

  
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 The Tenant acknowledges that notwithstanding the foregoing the Landlord does not give or make
any representation or warranty (i) that any use referred to in Clause 3.8(a) is or will be or will remain a permitted use within the provisions of the Planning Acts or the title deeds of the Premises nor (ii) as to the suitability or
fitness for purpose of the Premises or the Landlord’s Development nor shall any consent in writing which the Landlord may give to any change of use be taken as including any such representation or warranty and that notwithstanding that any such
use may not be a permitted use within such provisions the Tenant shall remain bound and liable to the Landlord under the Lease without any compensation, recompense or relief of any kind whatsoever. 

 

	3.9.	To secure and illuminate: 

 To take such measures to ensure that the Premises are secure
and kept secured and to ensure that the Premises are kept illuminated at such times all as the Landlord may reasonably require. 
  

	3.10.	Management Rules: 

 To observe any management rules made from time to time by the
Landlord in the interests of good estate management of the Landlord’s Development. 
  

	3.11.	Not to obstruct: 

 Not to permit any vehicles belonging to the Tenant or any person
calling on the Premises to obstruct any access road forming part of the Landlord’s Development. 
  

	3.12.	To repair, maintain and renew: 

 At the Tenant’s expense well and substantially to
repair, maintain, renew, rebuild and reinstate and generally in all respects put and keep in good and substantial condition (including without limitation all walls, fences, hedges, gates and gate posts bounding the Premises) with all necessary
maintenance, rebuilding, renewal and reinstatement works whatsoever regardless of the age or state of dilapidation of the buildings for the time being comprised in the Premises and irrespective of the cause or extent of the damage necessitating such
repair, maintenance, renewal, rebuilding and/or reinstatement and including any which may be rendered necessary by any latent or inherent defects in the Premises; But excepting damage by any of the Insured Risks unless and to the extent that

  
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payment of the insurance monies is withheld by reason solely or in part of any act or default of the Tenant, the Tenant’s Sub-tenants or any party for whom the Tenant is responsible in law.

 Notwithstanding the above, and for the avoidance of any doubt, the Tenants shall not be obliged under this or any other provision under
this Lease to keep the premises in any better condition than that evidenced by the Schedule of Condition annexed and executed as relative hereto. 
  

	3.13.	To maintain landscaped areas: 

 To keep any part of the Premises which is not built upon
adequately serviced, in good condition and free from weeds and to tend and keep tidy and plant and replace any grass, landscaped areas, trees, shrubs, plants and flowers as the Landlord shall require, acting reasonably. 

 

	3.14.	To decorate: 

 Regularly, (but not less frequently than once in every three years in the
case of the exterior of the buildings comprised in the Premises, and not less frequently than once in every five years in the case of the interior of the buildings comprised in the Premises and in each case also during the last year of the Period of
this Lease howsoever the same may be determined (but not more than once in any period of twenty four months)) to paint with two coats of good quality paint of a colour which if different from the previous colour shall be previously approved in
writing by the Landlord (such approval not to be unreasonably withheld in the case of the interior of buildings comprised in the Premises) all parts of the buildings comprised in the Premises usually painted and with every such painting to decorate,
restore, and make good all parts of the buildings comprised in the Premises where necessary and to carry out all such work with good quality materials and in accordance with good standards of workmanship and to the reasonable satisfaction of the
Landlord; PROVIDED that the Landlord shall have the option during the last year of the Period of this Lease howsoever the same may be determined in lieu of requiring the Tenant to carry out such works of requiring the Tenant to pay to the Landlord
the sum certified by the Landlord’s surveyors as being equal to the proper and reasonable cost of 

  
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carrying out such works and if the Tenant shall pay to the Landlord the sum as certified within fourteen days of written demand the Landlord shall accept the same in full satisfaction of the
Tenant’s liability under this Clause in relation to such works. 
  

	3.15.	To clean and treat surfaces: 

 As often as the Landlord may reasonably require to clean
or treat in an appropriate manner to the reasonable satisfaction of the Landlord all materials, surfaces and finishes of the interior and of the extenor of the Premises including without limitation all glass, wood, plastic, metal, cladding and
concrete and to wash all surfaces requiring to be washed, and to keep the Premises clear of rubbish at all times. 
  

	3.16.	To permit entry by the Landlord and others: 

 To permit the Landlord and its agents at
all reasonable times with or without workmen on giving reasonable notice in writing of not less than two days (except in emergency) to the Tenant to enter upon the Premises to inspect and examine the same, to view the state of repair and condition
thereof and to take a schedule of the Landlord’s fixtures and of any wants of compliance by the Tenant with its obligations hereunder. 
  

	3.17.	To comply with notices to repair: 

 Well and substantially to make good all wants of
compliance by the Tenant with its obligations hereunder of which notice in writing is given to the Tenant by the Landlord and that within two calendar months after the giving of such notice, or sooner if requisite. If the Tenant fails to comply with
any such notice it shall be lawful but not obligatory for the Landlord (without prejudice to its rights of irritancy) or its agents, either with or without workmen to enter upon the Premises to make good the same at the cost of the Tenant. Such cost
shall be repaid by the Tenant to the Landlord within 14 days of written demand together with all professional fees and other expenses which may be incurred by the Landlord in connection therewith, and interest thereon at the Prescribed Rate from the
due date by the Landlord. 

  
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	3.18.	Not to introduce dangerous things: 

 Not to bring into the Premises or to place or store
in or about the Premises any polluting agent (including, without prejudice to the generality) any pungent or obnoxious waste or oil, grease, dust or other deleterious matter or gas) or any article or thing which is or may become dangerous, unduly
inflammable, radio-active or explosive. Not to carry on in or on the Premises any hazardous trade or act in consequence of which the Landlord might be prevented from insuring the Premises or any other property for the time being owned by the
Landlord at the ordinary rate of premium or any insurance effected in respect of the Premises or any such other property might be vitiated or prejudiced. Not without the written consent of the Landlord to do anything whereby any additional premium
may become payable for the insurance of the Premises or any such other property. 
  

	3.19.	Not to overload: 

 Not to place or keep in the Premises any heavy articles in such
position or in such quantity or weight or otherwise in such manner as to overload or cause damage to the Premises. Not to overload the electrical circuits in the Premises. 
  

	3.20.	Not to harm drains: 

 Not to pass into the sewers, drains or watercourses serving the
Premises any polluting agent, noxious or deleterious effluent or other substance which might cause any obstruction in or damage to the said sewers, drains or watercourses and in the event of any such obstruction or damage forthwith to make good all
such damage to the reasonable satisfaction of the Landlord. 
  

	3.21.	Nuisance: 

 Generally not to do or permit to be done upon or in connection with the
Premises anything which shall be or tend to be a nuisance, annoyance or cause of damage to the Landlord or to any adjoining or neighbouring property or the owner or occupier thereof and without prejudice to the foregoing generality not to allow any
person or persons to reside at any time at the Premises and not to keep or permit to be kept any animal at any time in or upon the Premises. 

  
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	3.22.	To inform the Landlord of defects: 

 To inform the Landlord in writing of any defect in
the Premises and of any destruction of or damage to the Premises by any peril or risk whatsoever as soon as the same shall come to the notice of the Tenant. 
  

	3.23.	Not to make alterations: 

  

	3.23 (a)	Not to make any structural alterations or additions or any external alterations or additions to the Premises without the prior written consent of the Landlord. 

 

	3.23 (b)	Not to make any internal alterations or additions to the Premises except with the previous consent in writing of the Landlord and in accordance with drawings and specifications previously submitted to and approved in
writing by the Landlord, such consent and approval not to be unreasonably withheld and which consent will not be withheld in the case of internal non-structural alterations or additions. 

 

	3.24.	To obtain permission for signs: 

 Not to affix or exhibit in or upon any part of the
Premises or on the forecourt in front thereof any bill, placard, advertisement, or other sign which shall be visible from the outside of the Premises except such as shall have been approved in writing by the Landlord, such approval not to be
withheld in the case of an application for approval of the installation or replacement of the Tenant’s fascia sign. 
  

	3.25.	Alienation: 

  

	3.25 (a)	Not to assign or charge the Lease or sub-let or otherwise in any way or for any purpose dispose of or deal with the Tenant’s interest in or part with or share possession or occupation of part only of the Premises.

  

	3.25 (b)	Not to assign or charge the Lease or sub-let or otherwise in any way or for any purpose dispose of or deal with the Tenant’s interest in or part with possession or occupation of the whole of the Premises without
the prior written consent of the Landlord which consent shall not be unreasonably withheld in the case of a respectable and responsible assignee or sub-tenant in each case of sound financial standing and demonstrably capable of performing the
obligations of the Tenant in terms of the Lease. 

  
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	3.25 (c)	Not to sub-let or agree to sub-let the Premises nor permit any person to occupy the Premises except at a rent which at the date when occupation shall commence is the full rental value (as defined in Clause 6) of the
Premises and not to permit the reduction of rent payable by any sub-tenants and to ensure that each permitted sub-lease is subject to the whole conditions of the Lease and includes provisions that:- 

 

	3.25. (c) (i)	the rent shall be payable no more than one quarter in advance and shall be subject to review in an upward direction only at such times and in such manner as to coincide with the rent reviews provided for under the
Lease; and 

  

	3.25. (c) (ii)	the sub-tenant shall be prohibited from assigning its interest under such sub-lease without the consent of the Landlord (which consent shall not be unreasonably withheld in the case of a respectable and responsible
assignee demonstrably capable of performing the obligations of the Tenant in terms of the Lease) and from granting any further sub-lease of the whole or part of the Premises. 

 

	3.25 (d)	Nothing in this Clause 3.25 shall prevent the Tenant from parting with or sharing possession of the whole or any part of the Premises to a company which is either a subsidiary or the holding company of the Tenant or a
subsidiary of such holding company (as the expressions “subsidiary” and “holding company” shall have the meaning respectively ascribed to them by section 736 of the Companies Act 1985 provided that (i) no relationship of
landlord and tenant is created thereby; and (ii) the Tenant gives the Landlord prior written notice of the identity of said company. 

  

	3.26.	Intimation of devolution of the Tenant’s interest: 

 Within twenty one days after
the date of completion of same, to produce to the Landlord a certified copy of any deed, document or instrument entered into in relation to the Lease, including without limitation any assignation, sub-lease, assignation of sub-lease, standard
security or charge, and to produce within six weeks of such completion two extract registered copies thereof. 

  
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	3.27.	To remedy breaches of sub-tenants etc: 

 In the event of a breach, non-performance or
non-observance by any sub-tenant, licensee, concessionaire or other occupier of any of the obligations, conditions, agreements and provisions contained or referred to in the Lease the observance or performance of which is incumbent upon the Tenant,
forthwith upon discovering the same to take and institute at its own expense all necessary steps and proceedings to remedy such breach, non-performance or non-observance (without prejudice however to the Landlord’s right to irritate the Lease
on account of such breach, non-performance or non-observance). 
  

	3.28.	Planning 

 In addition to the Planning Acts:- 

 

	3.28 (a)	To comply with the Planning Acts and to keep the Landlord indemnified in respect thereof. 

  

	3.28 (b)	Not to make any application for planning permission or give any notice to any authority of an intention to commence any development without the previous written consent of the Landlord. 

 

	3.28 (c)	Forthwith after the grant or refusal of such application to give to the Landlord full particulars in writing thereof and to supply a copy thereof (including in the case of the grant of planning permission a copy of all
approved plans) for the retention of the Landlord and in the case of a refusal of such an application or in the case of a grant thereof subject to conditions which the Landlord considers unreasonable forthwith if the Landlord (acting reasonably) so
requires to lodge the necessary notice of appeal and to proceed diligently with such appeal and at all times at the request of the Landlord to keep the Landlord informed of the progress thereof. 

 

	3.28 (d)	Not to implement any planning permission until the conditions attaching thereto have been submitted to and approved in writing by the Landlord. 

  
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	3.28 (e)	Unless the Landlord shall otherwise direct to carry out before the termination of the Lease howsoever the same may be determined any works stipulated to be carried out to the Premises by a date subsequent to such
expiration or sooner determination as a condition of any planning permission which may have been granted to the Tenant. 

  

	3.28 (f)	Forthwith after receiving any notice, order or proposal from any competent authority under or by virtue of the Planning Acts to send a copy to the Landlord. 

 

	3.28 (g)	At the request of the Landlord but at the cost of the Tenant to make or join with the Landlord in making such objection or representation against or in respect of any notice, order or proposal as the Landlord may
reasonably require. 

  

	3.28 (h)	If called upon so to do to produce to the Landlord all plans, documents and other evidence as the Landlord may reasonably require in order to satisfy itself that the provisions of this sub-clause have been complied
with. 

  

	3.28 (i)	Not without the prior written consent of the Landlord to enter into any agreement in respect of the Premises under Section 75 of the Town and Country Planning (Scotland) Act 1997. 

 

	3.29.	To observe statutory requirements, fire precautions regulations and Insurers requirements: 

  

	3.29 (a)	 To execute all works as are under or in pursuance of any Act of Parliament already or to be enacted (including without limitation the Offices Shops
and Railway Premises Act 1963, the Factories Act 1961, the Fire Precautions Act 1971, the Health and Safety at Work etc. Act 1974, the Control of Pollution Act 1974, the Environmental Protection Act 1990 and the Environment Act 1995) directed or
required to be done upon or in respect of the Premises or the Tenant’s use thereof whether by the owner or the landlord or the tenant thereof. To comply with all the requirements of any such Act of Parliament and all notices which may be served
thereunder and not to do any act or thing whereby the Landlord may become liable to pay any penalty imposed or to bear the whole or any part of any expenses incurred under any such Act. To pay the proportion applicable to the Premises (which
proportion if not stipulated in the title deeds or determined in the 

  
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relevant legislation shall be assessed by the Landlord acting reasonably) of the costs of any such works so required to be carried out on any building or subjects of which the Premises form part.

  

	3.29 (b)	Without prejudice to Sub-clause (a) hereof, to comply with and ensure compliance with the Construction (Design & Management) Regulations 1994 and/or any additional or replacement regulations to similar
effect (“the Regulations”) throughout the duration of the Lease and in the event that the Regulations shall at any time apply to the Premises to ensure that any appropriate Health and Safety File which is required in terms of the
Regulations is made up in respect of the Premises and is at all times kept up to date. To copy to the Landlord all information on the relevant Health and Safety File as it is produced and forthwith, at any time on demand, to produce to the Landlord
the relevant Health and Safety File for the Premises, for inspection, during the currency of the Lease and, for retention, at its expiry or sooner termination. 

  

	3.29 (c)	To keep the Premises sufficiently supplied and equipped with fire fighting and extinguishing apparatus and appliances (which shall be open to the inspection of and maintained to the reasonable satisfaction of the
Landlord) as to comply with the statutory requirements and the Fire Officers’ Committee Code of Practice and not to obstruct the access to or the means of working such apparatus and appliances. 

 

	3.29 (d)	To carry out in accordance with the directions of the Insurers any such works as may be required by the Insurers for the better protection of the Premises and to comply in all respects with the terms and conditions and
any other requirements affecting the Premises or the permitted use contained in any insurance policy maintained in respect of the Premises. 

  

	3.29 (e)	 Without prejudice to the foregoing provisions of this Clause, to keep all lighting, heating, ventilation, security and drainage systems, all water
supply, gas and other installations, all fire fighting equipment and all other machinery in or serving the Premises (including, without prejudice to the foregoing generality, electric wiring, gas and oil and other necessary pipes) in good working
order, repair or condition to the satisfaction of the Landlord and, from time to time, when requisite or when 

  
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reasonably required by the Landlord, to replace the same or any of them by suitable articles or equipment of similar and modern kind, all to the reasonable satisfaction of the Landlord.

  

	3.30.	To inform the Landlord of Notices: 

 Upon the happening of any occurrence or upon the
receipt of any notice, order, requisition, direction or other thing which adversely affects or may be capable of adversely affecting the Landlord’s interest in the Premises forthwith to deliver full particulars or a copy thereof to the
Landlord. 
  

	3.31.	To observe title conditions: 

 To observe and perform the agreements, obligations,
burdens, conditions and others in so far as they affect the Premises contained or referred to in the title deeds of the Landlord’s Development and to keep the Landlord indemnified against all actions, proceedings, costs, claims and demands in
any way relating thereto. 
  

	3.32.	Servitudes: 

  

	3.32 (a)	Not by building or otherwise to stop up or darken any window or light in the Premises, not to permit the obstruction of any wayleave or right of access enjoyed by the Premises and not to permit any new wayleave,
servitude, privilege or encroachment to be made or acquired into against or upon the Premises. If any such wayleave, right of access, privilege or encroachment shall be made or attempted to be made to give immediate notice thereof to the Landlord
and to permit the Landlord and its agents to enter upon the Premises for the purpose of ascertaining the nature of any such servitude right, privilege or encroachment or obstruction and at the request of the Landlord to take such steps as the
Landlord may reasonably require to prevent any such obstruction or encroachment or the acquisition of any such servitude right, privilege or encroachment. 

  

	3.32 (b)	 Not to give to any third party any acknowledgement that the Tenant enjoys the access of light to any of the windows or openings in the Premises or any
right of access to or egress from the Premises or any wayleave or servitude enjoyed by the 

  
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Premises by the consent of such third party and not to pay to such third party any sum of money or enter into any agreement with such third party for the purpose of inducing or binding such third
party to abstain from obstructing the access of light to any windows or openings or obstructing any such right of access or egress or any wayleave or servitude enjoyed by the Premises. In the event of any person doing or threatening to do anything
which obstructs the access of light to any of the said windows or openings or any such right of access or egress or any such wayleave or servitude to notify the same forthwith to the Landlord and at the request of the Landlord to take such steps as
the Landlord may reasonably require in relation to any such obstruction or threatened obstruction. 

  

	3.33.	Not to duplicate Insurance: 

 Not to insure the Premises against the Insured Risks nor in
any way to duplicate the insurance maintained by the Landlord pursuant to the terms of the Lease. 
  

	3.34.	To indemnify the Landlord: 

 To indemnify the Landlord in respect of all liability which
may be incurred by the Landlord in connection with or incidental to all actions, proceedings, costs, claims and demands which might be made by any tenant, occupier, adjoining owner, or any other person whatsoever or any competent authority
including, but without limitation, those which may be incurred by reason of:- 
  

	3.34 (a)	Any use of the Premises or any defect in the Premises or in the execution of any alterations or additions to the Premises. 

  

	3.34 (b)	Any breach by the Tenant of its obligations under the Lease. 

  

	3.34 (c)	Any interference or alleged interference or obstruction of any right or alleged right of light, air, drainage or other right or alleged right now existing for the benefit of any adjoining or neighbouring property.

 Provided that the foregoing indemnity shall not apply if and to the extent that the insurance instituted by the Landlord
pursuant to Clause 4.2 indemnifies the Landlord against the said liability. 

  
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	3.35.	Re-letting Notices: 

 To permit the Landlord to fix and retain in a conspicuous position
on the Premises a notice board for the re-letting (in the event of the termination or likely termination for whatever reason of the Lease) and/or the sale of the same but not so as to restrict or interfere unreasonably with the access of light and
air to the Premises or the Tenant’s signage and not to take down or obscure the said notice board and to permit all persons authorised in writing by the Landlord or its agents to view the Premises at all reasonable hours in the daytime. 

 

	3.36.	To remove: 

  

	3.36 (a)	Immediately prior to the expiration or sooner determination of the Period of this Lease at the cost of the Tenant in accordance with a due and diligent performance of the Tenant’s obligations under this Lease:-

  

	3.36. (a) (i)	to replace any of the Landlord’s fixtures and fittings which shall be missing, broken, damaged or destroyed with others of a similar character and of equal value; 

 

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

  

	3.36. (a) (iii)	unless otherwise requested by the Landlord to remove and make good all alterations or additions made to the Premises at any time during the Period of this Lease and well and substantially to reinstate the Premises in
such manner as the Landlord shall direct, acting reasonably, and to its reasonable satisfaction. 

  

	3.36 (b)	 At the expiration or sooner determination of the Period of this Lease without any warning away or process of removal to that effect to remove from and
leave the Premises in such good and substantial repair and condition as shall be in accordance with the full and due performance by the Tenant of the obligations on 

  
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the part of the Tenant contained in the Lease together with all fixtures and fittings (excepting tenant’s fixtures and fittings) and improvements and additions which now are or may at any
time hereafter be in or about the Premises save such as the Tenant has been required to remove pursuant to the provisions of the Lease; Provided that if at such expiration or sooner determination the Premises shall not be in such good and
substantial repair and condition then without prejudice to the right of the Landlord to recover the loss suffered by the Landlord as a result thereof, the Landlord shall have the option to require that either (i) the Tenant shall carry out the
works necessary to put the Premises into such repair and condition including making good to the reasonable satisfaction of the Landlord all damage to the Premises (including damage to paintwork) caused by removal of trade or tenant’s fixtures
affixed to the Premises by the Tenant or any sub-tenant, or (ii) the Tenant shall pay to the Landlord such sum as may be certified by the Landlord’s surveyors acting reasonably as being equal to the proper and reasonable cost of carrying
out such work and if the Tenant shall pay to the Landlord the said sum as certified within fourteen days of written demand the Landlord shall accept the same in full satisfaction of the Tenant’s liability under this sub-clause in relation to
the work referred to in this proviso. If the Landlord elects to require the Tenant to carry out such work and the Tenant defaults in so doing the Landlord shall be entitled to carry out such work at the cost of the Tenant and whether such work is
carried out by the Tenant or by the Landlord there shall in addition be paid to the Landlord by the Tenant a sum equivalent to the rent prevailing at the expiration of the Lease and which would have been payable if the duration of the Lease had been
extended for such period as is reasonably necessary until the date on which all such necessary works had been completed to the reasonable satisfaction of the Landlord, or to such a date as is reasonably estimated by the Landlord to be the date which
the said necessary works would ordinarily be completed, such cost to be paid by the Tenant not later than fourteen days from the date of demand therefor informing the Tenant that all such works have been so completed. 

  
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	4.	LANDLORD’S OBLIGATIONS 

 The Landlord HEREBY 

 

	4.1.	Warrandice: 

 Grants warrandice. 

 

	4.2.	Insurance: 

 Subject to the Tenant paying the sums SECOND provided for in Clause 2,
undertakes that it will:- 
  

	4.2 (a)	Insure and (unless such insurance shall be vitiated in whole or in part by any act, neglect, default or omission of the Tenant, the Tenant’s sub-tenants or any party for whom the Tenant is responsible in law) keep
insured the Landlord’s Development but excluding any plate glass which forms part of any Lettable Unit against loss or damage by the Insured Risks with the Insurers and through such agency as shall from time to time be nominated by the Landlord
in the Full Cost of Reinstatement. 

  

	4.2 (b)	Insure for the Loss of Rent. 

  

	4.3.	Application of insurance monies: 

 Undertakes as often as the Premises or the Common
Parts on which the Premises rely for service, access, shelter or support shall be destroyed or damaged by the Insured Risks (unless and to the extent that payment of the insurance monies shall be withheld in whole or in part by reason solely or in
part of any act or default of the Tenant, the Tenant’s sub-tenants or any party for whom the Tenant is responsible in law) to negotiate a settlement of all (if any) claims under the policy of insurance effected by the Landlord pursuant to
Clause 4.2 and thereupon subject to the receipt of all insurance monies and all monies (if any) due under Clause 3.5 to rebuild, repair, restore and reinstate the Premises and the said Common Parts (making good any shortfall from their own resources
subject to the provisions of Condition 3.5 of this Lease) with such variations as may be necessary or in the Landlord’s opinion desirable having regard to statutory provisions, bye-laws and 

  
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regulations then in force and any planning approval necessary and also to building standards then prevailing to the intent that the Premises and the said Common Parts to be reconstructed shall
conform to the practice then current and shall afford to the Tenant premises which are substantially comparable to the Premises as at the date of damage or destruction. Provided that in the event of the Premises or the said Common Parts being
destroyed or damaged by any of the Insured Risks and of any competent authority lawfully refusing permission or otherwise lawfully preventing the rebuilding, restoration, repair or reinstatement as aforesaid of the destruction of, or the damage done
to, the Premises or the said Common Parts (despite the Landlord having used all reasonable endeavours (as they shall be obliged to use) to procure the same), the monies received in respect of such insurance (so far as unapplied as aforesaid) shall
forthwith be paid to the Landlord and the Lease shall be determined at the date on which all the insurance monies due are paid over to the Landlord under the provisions of this Clause without prejudice to any right of action or remedy of either
party in respect of any previous breach of any of the undertakings by either party contained in the Lease and without limitation those contained in Clause 3.5. If the Premises shall not have been rebuilt or reinstated as aforesaid within two years
and 10 months after the date of such damage or destruction at any time thereafter either the Landlord or the Tenant shall be entitled, but not bound, to terminate this Lease on giving not less than one month’s written notice to that effect to
the other and on expiry of such notice this Lease shall cease and determine provided the Premises have not been rebuilt or reinstated as aforesaid in the meantime without liability on either side save in respect of antecedent breaches. 

 

	4.4.	Services: 

 Subject to the payment by the Tenant of the Service Charge, at all times
during the Period of this Lease undertakes that it will carry out or procure the carrying out of such of the Common Services as the Landlord considers appropriate from time to time acting in accordance with the principles of good estate management
of the Landlord’s Development; PROVIDED THAT:- 

  
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	4.4 (a)	for the purposes of carrying out or procuring the carrying out of any of the Common Services the Landlord shall be entitled to employ agents, contractors or such other persons as the Landlord may from time to time think
fit; and 

  

	4.4 (b)	save to the extent caused by negligence on the part of the Landlord or those for whom they are responsible in law the Landlord shall not be responsible for any omission, failure, delay or stoppage in connection with the
performance or observance of any such obligations in respect of the Common Services or for any omission to perform the same due to any cause or circumstances not within the Landlord’s immediate and direct control provided that the Landlord
takes all reasonable steps to remedy or make good the same as soon as reasonably practicable after notification thereof. 

  

	5.	PROVISOS 

  

	5.1.	Irritancy: 

 Subject to the provisions of Sections 4, 5 and 6 of the Law Reform
(Miscellaneous Provisions) (Scotland) Act 1985, if the rent herein provided for or any part thereof shall at any time be in arrear (whether demanded or not) or if there shall be any breach of any of the undertakings on the part of the Tenant
contained in the Lease or if the Tenant shall suffer any diligence to be levied on the Premises or the contents thereof or if the Tenant shall become apparently insolvent or shall make any arrangement with creditors or being a company shall go into
liquidation whether voluntary or compulsory (otherwise than a voluntary liquidation of a solvent company for the purpose of amalgamation or reconstruction) on terms approved by the Landlord in writing (acting reasonably)) or suffer a receiver or
administrator to be appointed then and in any such case it shall be lawful for the Landlord at any time thereafter by notice in writing to bring the Lease to an end forthwith and to enter the Premises and repossess and enjoy the same as if the Lease
had not been granted but without prejudice to any right of action or remedy of the Landlord in respect of any previous breach of any of the undertakings by the Tenant contained in the Lease which irritancy is hereby declared to be pactional and not
penal and shall not be purgeable at the Bar. Provided always that (1) in the case of a breach, 

  
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non-observance or non-performance by the Tenant (including the nonpayment of rent) which is capable of being remedied, albeit late, the Landlord shall not exercise such option of forfeiture or
irritancy unless and until it shall first have given, under express threat of irritancy, written notice to the Tenant requiring the same to be remedied and the Tenant shall have failed to remedy the same within such reasonable period as shall be
provided in the notice, which in the case of non-payment of rent or other sum of money shall be fourteen days only and (2) in the case of the Tenant going into liquidation (other than for re-construction or amalgamation not involving
insolvency) or in the case of a receiver or administrator being appointed, the Landlord shall not exercise such option of forfeiture or irritancy on the grounds of liquidation or the appointment of a receiver or administrator unless and until it
shall have allowed the liquidator or receiver or administrator or heritable creditor as aforesaid (as the case may be) a period of six months from the date of the breach, non-observance or non-performance by the Tenant which gave rise to the
irritancy in terms of this Clause, or such shorter period as such liquidator or receiver or administrator as aforesaid shall request in which to dispose of the Tenant’s interest in the Lease (such disposal being subject to the provisions of the
Lease) and only then if the liquidator or receiver or administrator as aforesaid (as the case may be) shall within fourteen days of the appointment (time being of the essence) (a) make all outstanding payments of rents and other monies due by
the Tenant under the Lease and (b) deliver an undertaking in probative writing in a form acceptable to the Landlord acting reasonably to accept personal liability for the timeous payment of rent and all other sums of money (whether due in
respect of a period occurring before, on or after the date of liquidation or receivership or administration) and for performance of all the obligations on the part of the Tenant under the Lease to the date of forfeiture or, if earlier, the date of
entry under the disposal. 
  

	5.2.	No implied servitudes: 

 Nothing herein contained shall by implication of law or
otherwise confer or be deemed to confer upon the Tenant any servitude, right or privilege whatsoever over or against the Landlord’s Development or any land or buildings adjoining, neighbouring or opposite the Landlord’s Development. 

  
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	5.3.	No restrictions on adjoining property: 

 Nothing herein contained or implied shall impose
or be deemed to impose any restriction on the use of the Landlord’s Development or any land or buildings adjoining, neighbouring or opposite the Landlord’s Development or give the Tenant the benefit of or the right to enforce or to have
enforced or to permit the release or modification of any undertaking, agreement or condition entered into by any purchaser from or by any tenant or occupier of the Landlord or to prevent or restrict in any way the development of the Landlord’s
Development or any land or buildings adjoining, neighbouring or opposite the Landlord’s Development but not so as detrimentally to interfere with or adversely affect the quiet enjoyment and use of the Premises by the Tenant. 

 

	5.4.	No compensation: 

 Neither the Tenant nor any sub-tenant (whether immediate or
derivative) or other occupier shall be entitled on leaving the Premises or any part thereof to claim any compensation from the Landlord under any Act of Parliament whether enacted before or after the date hereof. 

 

	5.5.	Common Parts: 

  

	5.5 (a)	So far as the same shall not be the responsibility of the relevant local or statutory authonty:- 

  

	5.5. (a) (i)	the Common Parts shall at all times be subject to the exclusive control and management of the Landlord, and the Landlord shall have the right from time to time to alter, stop up or divert any part thereof leaving
available for use by the Tenant reasonable means of access to the Premises; 

  

	5.5. (a) (ii)	the Landlord shall have the right to construct, maintain and operate lighting, security and other systems serving the Common Parts and to administer and police or procure the administration and policing of the same and
from time to time to change the area, level, location and arrangements thereof; and 

  
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	5.5. (a) (iii)	the Landlord may close temporarily all or any of the Common Parts for the purposes of repairing, rebuilding, altering, replacing, inspecting, decorating, cleansing and maintaining the same provided that there is always
a reasonable means of access to the Premises. 

  

	5.5 (b)	To the extent that all or any of the Common Parts at any time become and remain adopted by or in any other manner the responsibility of the relevant local or statutory authority the Common Parts shall to that extent and
from and during that time cease to be the responsibility of the Landlord but any entitlement of the Landlord to control the use of or other matters affecting the Common Parts shall as between the Landlord and the Tenant remain notwithstanding the
adoption or the responsibility aforesaid in so far as such control is not inconsistent therewith. 

  

	5.6.	Rei Interitus not to apply: 

 Save as specified in Clause 4.3 the
Lease shall not be terminated by reason of damage to or destruction of the Premises or the Common Parts or any part thereof but shall, notwithstanding any such damage or destruction and any rule of law to the contrary, remain in full force and
effect and endure for the full Period of this Lease. 
  

	5.7.	Loss of Rent insurance monies: 

 If the Premises or the Common Parts on which the
Premises rely for service, access, shelter or support shall at any time during the Period of this Lease be so damaged or destroyed by any of the Insured Risks as to render the Premises unfit for occupation and use in accordance with the terms and
provisions of the Lease then (except to the extent that the Loss of Rent insurance money shall be wholly or partially irrecoverable by reason solely or in part of any act or default of the Tenant or the Tenant’s sub-tenants or other occupiers
or the servants, agents, licensees or invitees of any of the foregoing) the rent FIRST payable hereunder and the Service Charge or a fair proportion thereof according to the nature and extent of the damage sustained shall be suspended until the
Premises shall again be rendered fit for occupation and use or until the Loss of Rent insurance effected by the Landlord shall be exhausted (whichever shall be the earlier). In the event of dispute as to the amount or duration of the rent FIRST
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Service Charge to be abated such dispute shall be settled by a single arbiter to be appointed on the application of either party by the Chairman (or senior office holder) of The Royal Institution
of Chartered Surveyors in Scotland. The said arbiter shall have power to award expenses of the one party wholly or partially against the other. The provisions of Section 3(1) of the Administration of Justice (Scotland) Act 1972 are hereby
excluded. 
  

	5.8.	Notices: 

 Any notice, request or consent shall be in writing. Any notice to the Tenant
shall be sufficiently served if sent by recorded delivery post if the Tenant is an incorporated body to its Registered Office and if the Tenant is an individual to his last known address in Great Britain or Northern Ireland or to the Premises and if
the Tenant is a firm to the firm and any one or more of the partners thereof at the Premises and in any other case to the Tenant at the Premises. Any notice to the Landlord if the Landlord is an incorporated body shall be sufficiently served if sent
by recorded delivery post to its Registered Office and if the Landlord is an individual shall be sufficiently served if sent by recorded delivery post to his last known address in Great Britain or Northern Ireland. Any notice sent by recorded
delivery post shall be deemed duly served at the expiry of two days after the day of posting (time being of the essence). In proving service it shall be sufficient to prove that the envelope containing the notice was duly addressed to the Tenant or
the Landlord as the case may be in accordance with this Clause and posted to the place to which it was so addressed. 
  

	5.9.	Demand for rent: 

 No demand for or acceptance of rent or Service Charge by the Landlord
or its agent with knowledge of a breach of any of the obligations on the part of the Tenant shall be or be deemed to be a waiver wholly or partially of any such breach but any such breach shall be deemed to be a continuing breach and the Tenant
shall not be entitled to set up any such demand for or acceptance of rent by the Landlord or its agent as a defence in any action for irritancy or otherwise. No demand for or acceptance of rent by the Landlord or its agent (whether before or after a
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which the Landlord may be entitled following a review of rent in terms of the Lease shall be deemed to be a waiver of the right of the Landlord to require a review of the rent hereunder nor shall
it personally bar the Landlord from requiring such a review in terms hereof. 
  

	5.10.	Disclaimer of liability: 

 The Landlord shall at no time become liable to the Tenant for
any loss, damage or expense sustained by the Tenant by or through any defect, decay, inadequacy, want of repair or decoration or otherwise in the Premises or the Common Parts or any part thereof or in or arising from the choking, bursting, stoppage
or failure of the Service Media or for any loss, damage or expense caused to the Tenant through any act or omission of the other occupiers of the Landlord’s Development or any owners or occupiers of land or buildings adjoining, neighbouring or
opposite the Landlord’s Development. 
  

	5.11.	Approvals: 

 Where the consent or approval of the Landlord is required:- 

 

	5.11 (a)	such consent or approval shall be in writing; and 

  

	5.11 (b)	without prejudice to any other reasons stated by the Landlord the Landlord shall be deemed to be acting reasonably in withholding such consent or approval if the necessary consent or approval of any head-landlord or
interposed landlord or heritable creditor which is required cannot be obtained, or if the consent or approval of any head-landlord or interposed landlord or heritable creditor is required and the Tenant does not agree to pay the costs of procuring
such consent or approval. 

  

	6.	RENT REVIEW 

  

	6.1.	Date of review: 

 With effect from the fifth and tenth anniversaries of the Date of Entry
(the date of each such anniversary being herein called the “date of review”) the yearly rent FIRST payable hereunder shall be reviewed to such an amount as shall be the greater of (a) the yearly

  
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rent FIRST payable hereunder payable by the Tenant to the Landlord immediately before the relevant date of review and (b) an amount (herein called “the revised rent”) which shall
represent the full rental value of the Premises at the relevant date of review assessed in accordance with the following provisions of this Clause 6. 
  

	6.2.	Valuation: 

 The full rental value of the Premises at the relevant date of review shall
be such an amount as may be agreed between the Landlord and the Tenant or determined in accordance with Clause 6.3 as representing the open market rent at which the Premises could be leased on the open market on the relevant date of review for a
period commencing on the relevant date of review equal to the Period of this Lease by a willing lessor to a willing lessee on the terms and conditions of the Lease (excepting the amount of rent but including the provisions for the review of rent)
with vacant possession and without the payment of any fine, grassum or premium but upon the suppositions (if not facts):- 
  

	6.2 (a)	that all parts of the Premises are then available for use for the purposes herein permitted and any building of which the Premises form part is in good and substantial repair and condition; 

 

	6.2 (b)	that the Landlord and the Tenant have each complied with all the obligations imposed on them respectively by the Lease (but without prejudice to any right of either party in regard to such obligations imposed on the
other); and 

  

	6.2 (c)	that if the Premises or the Common Parts or any part thereof or any building of which the Premises forms part shall have been destroyed or damaged the same had before the relevant date of review been fully reinstated.

 And taking no account of:- 
  

	6.2 (d)	any goodwill attributable to the Premises by reason of any trade or business carried on therein by the Tenant or any sub-tenant; 

  

	6.2 (e)	any effect on rent of any alterations to the Premises carried out by the Tenant or any sub-tenant otherwise than in pursuance of an obligation to the Landlord under the provisions of the Lease; 

  
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	6.2 (f)	any effect on rent of the fact that the Tenant or any sub-tenant may have been in occupation of the Premises; and 

  

	6.2 (g)	any effect on rent of the absence of any rent free period or reduced rent period for the purpose of fitting out, contribution towards fitting-out works or other inducement for fitting-out works which it might at the
relevant date of review be the practice in the open market for landlords to allow to tenants taking new leases of property similar to the Premises with vacant possession and declaring that the full rental value shall be ascertained without making
any discount, reduction or allowance to reflect (or compensate the Tenant for the absence of) any such rent free or reduced rent period or contribution towards fitting-out works or other inducement as aforesaid. 

 

	6.3.	Decision on rental value: 

 If the Landlord and the Tenant shall be unable to agree on
the amount of the full rental value by the relevant date of review then at the election of the Landlord or the Tenant the amount of the full rental value shall be decided by a Chartered Surveyor (who shall at the Landlord’s option act and be
deemed to act as an expert or as an arbiter) to be agreed upon by the Landlord and the Tenant or in the event of failure so to agree then the same shall be decided by a Chartered Surveyor experienced in the valuation of properties comparable to the
Premises in the area where the Premises are situated, such Chartered Surveyor to be nominated at any time at the request of either party by the Chairman or Senior Office Holder for the time being of The Royal Institution of Chartered Surveyors in
Scotland and the decision of such Chartered Surveyor shall be binding on both the Landlord and the Tenant. Within one month after the date upon which such Chartered Surveyor is agreed upon or appointed the Landlord and the Tenant shall each be
entitled to submit to such Chartered Surveyor written valuations, statements and other evidence relating to or supporting their assessment of the full rental value in which event they shall, at the same time, deliver to the other party a copy of all
such valuations and others submitted as aforesaid. Such Chartered Surveyor shall, if so requested by written notice from one party (a copy of which shall be served on the other party) received within six weeks after the date the said Chartered
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both parties may be heard and that at such time or times and such place or places as such Chartered Surveyor shall appoint for that purpose; Provided always that if such Chartered Surveyor dies
or is for any other reason unable to act before he shall have given his decision then the Landlord or the Tenant may request the Chairman or Senior Office Holder to nominate a further Chartered Surveyor to act on the terms of this Clause and such
request may be repeated as often as may be necessary. The fees payable to the Chairman or Senior Office Holder and any such Chartered Surveyor shall be borne and paid by the Landlord and the Tenant in such shares and in such manner as such Chartered
Surveyor shall determine and failing any such determination and subject thereto in equal shares. The provisions of Section 3 of the Administration of Justice (Scotland) Act 1972 are hereby excluded. 

 

	6.4.	Upwards only: 

 Notwithstanding the decision of the said Chartered Surveyor in no event
shall the rent FIRST payable by the Tenant after each date of review be less than the rent FIRST payable by the Tenant immediately before such date of review. 
  

	6.5.	Payment after date of review: 

 In the event that by the relevant date of review the
amount of the revised rent has not been agreed or determined as aforesaid then in respect of the period of time (herein called “the said interval”) beginning with the date of review and ending on the rent payment date immediately following
the date upon which the amount of the revised rent is agreed or determined as aforesaid (herein called “the relevant date”) the Tenant shall continue to pay to the Landlord the rent FIRST payable hereunder at the yearly rate payable
immediately before the relevant date of review; Provided that on the relevant date there shall be due as a debt payable by the Tenant to the Landlord (without any requirement for any demand therefor by the Landlord) as arrears of rent an amount
equal to the difference between the revised rent and the rent FIRST actually paid during the said interval and apportioned on a daily basis in respect of the said interval together with interest at 3% below the Prescribed Rate on such amount from
the relevant date of review. 

  
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	6.6.	Statutory Restriction: 

 If at the relevant date of review the Landlord shall be obliged
legally or otherwise to comply with any Act of Parliament dealing with the control of rent and which shall restrict or modify the Landlord’s right to revise the rent in accordance with the terms of this Clause 6 or which shall restrict the
right of the Landlord to demand or accept payment of the full amount of the rent for the time being payable then the Landlord shall on each occasion that any such enactment is removed, relaxed or modified, be entitled on giving not less than three
months’ notice in writing to the Tenant expiring after the date of each such removal, relaxation or modification to introduce an intermediate review date (herein called the “intermediate review date”) which shall be the date of
expiration of such notice and the rent payable hereunder from an intermediate review date to the next succeeding date of review or intermediate review date (whichever shall first occur) shall be determined in like manner as the rent payable from
each date of review as hereinbefore provided. 
  

	6.7.	Memorandum: 

 As soon as the amount of rent FIRST payable hereunder after the relevant
date of review has been agreed or ascertained in accordance with the terms hereof (and if required by the Landlord so to do) the Landlord and the Tenant will at the expense of the Tenant forthwith execute a separate memorandum specifying the yearly
amount of the said revised rent and the stamp duty (if any) payable in respect thereof and the cost of registration thereof and of three extracts shall be borne and paid by the Tenant. 

 

	7.	LAW OF SCOTLAND 

 The Lease shall be construed in accordance with the law of Scotland and
the parties insofar as not subject to the jurisdiction of the Scottish Courts prorogate the jurisdiction of the Scottish Courts subject to any provision for arbitration contained in this Lease. 

  
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	8.	STAMP DUTY CERTIFICATE 

 The Landlord and the Tenant certify that there are no Missives
of Let (constituting a lease) to which this Lease gives effect. 
  

	9.	CONSENT TO REGISTRATION 

 The parties consent to registration of the Lease and of the
determination under Clause 6 and of any certificate issued in terms of the Lease for execution: IN WITNESS WHEREOF these presents consisting of this and thirty three preceding pages together with the Schedule and Plan annexed are subscribed as
follows:- for and on behalf of the said G E Capital Corporation (Cumbernauld GP) Limited by Ian Gatiss and Anne Jevne, both Directors, at London on the Sixteenth day of August Two thousand and Four; for and on behalf of the said Kenmore Birmingham
Limited by Andrew Edward White and John Kenneth Brown, both Directors, at Edinburgh on the Twenty first day of July Two thousand and Four; and they are subscribed for and on behalf of the said Biosil Limited by John Alan Alsop, Director, and Michael
Christopher Cain, Company Secretary, at Douglas, Isle of Man on the Twenty ninth day of June Two thousand and Four. 
 This is the Schedule
referred to in the foregoing Lease between the General Partners and Trustees of The Cumbernauld Limited Partnership and Biosil Limited of premises known as 129 Deerdykes View, Westfield Industrial Estate, Cumbernauld 

 

			
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 This is the Schedule referred to in the 

foregoing lease between the General 

Partners and Trustees of The Cumbernauld 

Limited Partnership and Biosil Limited of 

premises known as 129 Deerdykes View, 

Westfield Industrial Estate, Cumbernauld 
  

                       
                         
                 
 PART I 

The Premises 
 The subjects outlined in
red on the Plan known as129 Deerdykes View, Westfield Industrial Estate, Cumbernauld and forming part of Title Number DMB 49848. 
  

	
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 PART II 

Tenant’s Rights 
  

	1.	A right of access in common with other authorised users for pedestrian and vehicular traffic to and from the Premises by way of the existing access roads and footpaths within the Landlord’s Development.

  

	2.	A non-exclusive right to use such of the Service Media as are necessary for the due and proper enjoyment of the Premises. 

  

	3.	A non-exclusive right to use the parking areas specified from time to time by the Landlord and located within the Landlord’s Development. 

 

	4.	A right in common with the Landlord and other occupiers of the Landlord’s Development, in so far as the Landlord has right hereto, to the use and enjoyment of the Common Parts. 

 

			
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 PART III 

Exceptions and Reservations 
  

	1.	To the Landlord the right to erect or to consent to any person erecting a new building or to alter any building for the time being on the Landlord’s Development or on any land adjoining, neighbouring or opposite to
the Landlord’s Development. Provided that such alteration or erection does not materially diminish the access of light and air enjoyed by the Premises and the right to deal with the Landlord’s Development or any land adjoining,
neighbouring or opposite to the Landlord’s Development as it may think fit but not so as substantially to interfere with the Tenant’s use and enjoyment of the Premises. 

 

	2.	To the Landlord, its servants, agents and licensees at all reasonable times and to the extent only that there is no reasonable and economic alternative with or without workmen the right on giving reasonable notice
(except in emergency) to the Tenant to enter and remain upon the Premises with all necessary tools, appliances and materials (making good all damage occasioned thereby to the Premises) for the purposes of repairing, altering or rebuilding the
Landlord’s Development or any land or buildings adjoining, neighbouring or opposite to the Landlord’s Development belonging to the Landlord and to cleanse, empty and repair any of the sewers, drains and gutters belonging to the same.

  

	3.	To the Landlord the right to retain the Service Media in the Premises and to the Landlord and other occupiers of the Landlord’s Development and to any other owners or occupiers of any land or buildings adjoining,
neighbouring or opposite the Premises the right of passage and running of water and soil, gas and electricity or other services or supplies from and to the same through such of the Service Media which now are or may hereafter be in, on or under the
Premises and the right to enter upon the Premises for the purpose of inspecting, repairing, renewing, relaying, cleansing, maintaining and connecting up to any such existing or future Service Media (making good all damage occasioned thereby to the
Premises). 

  

	4.	 To the Landlord and other occupiers of the Landlord’s Development and to any other owners or occupiers of any land adjoining, neighbouring or
opposite the Premises all necessary rights, servitudes and privileges for the full use and enjoyment of all parts of the Landlord’s Development or any such other land adjoining, neighbouring or opposite

  
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to the Premises. Provided always that in exercising any of the foregoing rights the Landlord shall cause as little interference as reasonably possible to the Premises and the business of the
Tenant and shall forthwith make good any damage caused to the Premises and/or the Tenant’s fixtures and fittings therein by the exercise of the said rights. 

 

			
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 PART IV 

Payment of Service Charge 
 The Service
Charge shall be paid by the Tenant to the Landlord without any deduction, retention, set off or counterclaim whatever throughout the Period of this Lease in accordance with the following provisions:- 

 

	(a)	Subject to the provisions of paragraph (b) of this Part of the Schedule, the Interim Sum for each Accounting Period shall be paid by equal quarterly payments in advance at the four Service Charge Payment Days in
each Accounting Period. The first of such payments shall become due at the Date of Entry and shall be a proportionate payment for the period from the Date of Entry to the first Service Charge Payment Day occurring thereafter and the next payment
shall become due and payable at such Service Charge Payment Day for the quarter following and so forth quarterly thereafter during the Period of this Lease. 

  

	(b)	Either before or as soon as reasonably practicable after the commencement of every Accounting Period the Landlord shall serve or cause to be served on the Tenant written notice of the Interim Sum for the relevant
Accounting Period; Provided that, without prejudice to the provisions of paragraphs (d) and (e) of this Part of the Schedule, if the written notice aforesaid shall be served after the first occurring Service Charge Payment Day in the
relevant Accounting Period the Tenant shall, until service of the written notice aforesaid, make payments on account of the Interim Sum for the relevant Accounting Period in the manner provided by paragraph (a) of this Part of the Schedule at
an annual rate equal to the Interim Sum (or, if greater and if the same shall then have been notified to the Tenant, the Service Charge) for the immediately preceding Accounting Period; Provided further that if the Landlord, by notice given to the
Tenant, shall during the course of an Accounting Period intimate an increase in the Interim Sum already notified by the Landlord in terms hereof for that Accounting Period, the Tenant shall, at the Service Charge Payment Days following such notice
in addition to paying a full quarterly sum based on the increased Interim Sum, pay and make over a further sum equal to the difference between the Service Charge already paid during that Accounting Period and the amount of the Service Charge which
would have been payable in the period prior to the first such Service Charge Payment Day if the increased Interim Sum had been notified prior to the commencement of the Accounting Period in question. 

  
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	(c)	As soon as practicable after the expiry of every Accounting Period the Landlord shall serve or cause to be served on the Tenant a certificate by or on behalf of the Landlord of the Common Service Cost for the relevant
Accounting Period. 

  

	(d)	Within fourteen days after the service on the Tenant by or on behalf of the Landlord of a certificate showing that the Service Charge for any Accounting Period exceeds the Interim Sum for that Accounting Period the
Tenant shall pay the Landlord a sum equal to the excess provided that if there shall be any such excess in respect of the last Accounting Period commencing during the currency of the Lease the amount of such excess shall be a debt due from the
Tenant to the Landlord. 

  

	(e)	If in any Accounting Period the Service Charge is less than the Interim Sum for that Accounting Period, a sum equal to the amount by which the Interim Sum paid exceeds the Service Charge shall be accumulated by the
Landlord and shall be applied in or towards the Service Charge for the next following Accounting Period or Accounting Periods provided that if there shall be any such excess in respect of the last Accounting Period the amount of such excess shall be
a debt due from the Landlord to the Tenant save that the Landlord shall be entitled to retain the amount aforesaid without liability for interest on account of any outstanding debt due from the Tenant to the Landlord under any of the provisions of
the Lease or otherwise. 

  

	(f)	If the apportionment of the Common Service Cost between the several parties interested therein becomes in the sole opinion of the Landlord manifestly inequitable or inappropriate for any reason (including, without
limitation, any adjustment or modification in the size or content of the Landlord’s Development) then the Service Charge shall be calculated and assessed by some just and equitable method to be determined by the Landlord but having reasonable
regard to the interest of the Tenant, and the other occupiers of the Landlord’s Development. 

  

	(g)	 Where in the opinion of the Landlord any tenant of a Lettable Unit in the Landlord’s Development (including the Tenant) derives a materially
disproportionate benefit or advantage or does not derive any benefit or advantage directly or indirectly from the provision of the Common Services such adjustment (upwards or downwards as the case

  
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may require) shall be made to the proportion which the Service Charge bears to the Common Service Cost as the Landlord shall consider appropriate and equitable acting in accordance with the
principles of good estate management of the Landlord’s Development. 

  

	(h)	Every notice, certificate, calculation, determination or assessment made by or on behalf of the Landlord referred to in this Part of the Schedule shall be conclusive and binding on the Tenant. 

 

			
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 PART V 

The Common Services 
  

	1.	Inspecting, maintaining, repairing, cleaning, draining, lighting, landscaping, repainting, replacing, renewing, improving and altering the Common Parts in every case irrespective of the cause of any damage or
deterioration. 

  

	2.	Complying with and executing all works as are or may be directed or required at any time upon or in respect of the Common Parts under any Act of Parliament, already or hereafter to be passed, and all notices which may
be served by any public, local or statutory authority. 

  

	3.	Observing and performing the agreements, obligations, burdens, conditions and others, insofar as they affect the Common Parts, contained or referred to in the title deeds of the Landlord’s Development.

  

	4.	Supplying, maintaining, replacing, repairing, renewing, improving and altering such fire precaution, fighting and warning and other safety equipment located within the Landlord’s Development as the Landlord may
consider necessary or as may be required to be supplied and maintained by statute or by the Insurers and/or the fire or other relevant local or statutory authority and the provision of security fencing, a security and patrol service and such other
security measures as the Landlord may require. 

  

	5.	Collecting and disposing of refuse, waste or other pollution emanating from or arising in respect of the Common Parts including the provision, maintenance, upgrading, replacement, and renewal of compaction equipment,
containers and receptacles, provided however that the Tenant shall be exclusively responsible for ensuring the collection and disposal of all refuse, waste and other pollution emanating from or arising in respect of the Premises. 

 

	6.	In so far as is not the responsibility of the relevant local or statutory authority providing lighting, water, sewerage and drainage in respect of the Landlord’s Development as the Landlord may consider necessary.

  

	7.	Paying all rates, taxes, assessments and outgoings from time to time payable in respect of the Common Parts to the extent that such cost is not wholly reimbursed to the Landlord by any third party or by the relevant
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	8.	Effecting such insurances (including without limitation Property Owner’s Liability, Third Party Liability and Employer’s Liability) as the Landlord may require in relation to the Common Parts or the carrying
out of the Common Services. 

  

	9.	Paying all charges, assessments and outgoings in respect of water, electricity, gas, communications and other public or statutory utilities relative to the Common Parts. 

 

	10.	Paying the irrecoverable cost of enforcing obligations (other than obligations for payment of rent or other liquidated sums) similar to the Tenant’s obligations set out in the Lease entered into now or hereafter by
tenants of Lettable Units and rules and regulations made in relation to the Landlord’s Development. 

  

	11.	Administering, managing, securing and supervising the Landlord’s Development including without limitation (i) arranging for the payment and collection of all sums due to or by the Landlord in connection with
the Landlord’s Development including without limitation the borrowing of monies to finance all or any part of the costs and expenditure involved in respect of the items specified in this Part of the Schedule, (ii) taking steps to abate any
nuisance or disturbance or obstruction affecting the Landlord’s Development, (iii) providing managing agents (including the services of the Landlord), managers, supervisors, and other staff employed in connection therewith.

  

	12.	Recording, allocating, managing and certifying the Common Service Cost, resolving disputes in relation to it and employing accountants, solicitors and surveyors and other professional advisers in these respects.

  

	13.	As ancillary to and in furtherance of the Common Services providing, maintaining and renewing any other equipment and providing any other service which the Landlord considers proper for maintaining, securing or
improving the facilities and amenities of the Landlord’s Development. 

  

			
			 /s/ Illegible Signature

		
			 /s/ Illegible Signature

		
			 /s/ Illegible Signature

		
			 /s/ Illegible Signature

  

	
	 /s/ John Alsop

	
	 /s/ Mickey Cain

  
 -45-

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