Document:

EXHIBIT
        4.10

       

      Extension
        Agreement

      

      Shen
        Bao
        Si Xu Xie (2005) No. 34

      

      Government
        Unit:     Shenzhen
        City Baoan District Foreign Economic Development Limited

       

      Party
        A:     Shenzhen
        Long Cheng Nissin Precision Metal Plastic Factory 

       

      Party
        B:     Hong
        Kong
        Nissin Precision Metal Manufacturing Limited

      

      The
        original agreement Shen Bao Qing Xie Zi (93) No. 12 between both parties
        (sanctified document No. Shen Bao Foreign (93) No. 152) signed on March 24,
        1993
        is going to be expired on 31st
        March,
        2006. As both parties had a good co-operation during the period of the original
        agreement, for a further development of production, both parties have agreed
        to
        extend the original agreement for 10 years to 31st
        March
        2016. The provisions of the original agreement remain unchanged and the
        supplementary provisions as follows:

      

      
        	1.  	
                No
                  of workers is 325 people, the wages of workers should not be less
                  than
                  HKD700 each person per month.

              

      

      
        	2.  	
                According
                  to the factory area of 3,700 square meter, fixed processing charges
                  of
                  HKD13 per every square meter per month, monthly fixed processing
                  charges
                  of HKD48,100.

              

      

      
        	3.  	
                The
                  fee of the point 1 and 2 should be remitted to Party A’s factory through
                  appointed bank. With a continuous increase in living standards,
                  the fees
                  need to adjusted every two years.

              

      

      
        
          	4.  	
                  If
                    any party shall terminate this agreement before its expiration,
                    either
                    party shall pay the other party a compensation equivalent to
                    2 month’s
                    processing charges.

                

        

        
          	 	 

        

      

      This
        agreement is in a form of 6 copies, this agreement is effective with the
        date of
        signature.

      

      
        	
                Business
                  Unit: 

                Shenzhen
                  City Baoan District Foreign 

                Economic
                  Development Limited

                Representative:

                (Chop
                  and signature)

              	
                Contractor
                  Unit: 

                Shenzhen
                  Land & Sun Industrial & Trade

                Company
                  Limited

                Representative:

                (Chop
                  and signature)

              
	 	 
	
                Party
                  A: 

                Shenzhen
                  Long Cheng Nissin Precision Metal Plastic Factory 

                Representative:

                (Chop
                  and signature)

              	
                Party
                  B: Hong
                  Kong Nissin Precision

                Metal
                  Manfuacturing Limited

                Representative:

                (Chop
                  and Signtaure)

              
	 	 

      

      

      Date: January
        26, 2005EXHIBIT
        4.11

       

      Extension
        Agreement

      

      Shen
        Bao
        Si Xu Xie (2005) No. 33

      

      Government
        Unit:     Shenzhen
        City Baoan District Foreign Economic Development Limited

      

      Party
        A:     Shenzhen
        Bao An District Long Cheng Hi-Lite Electronic Factory

      

      Party
        B:     Hong
        Kong
        Hilite Camera Company Limited

      

      The
        original agreement Shen Bao Qing Xie Zi (91) No. 960 between both parties
        (sanctified document No. Shen Bao Foreign (91) No. 2325) signed on December
        13,
        1991 is going to be expired on 31st
        March,
        2006. As both parties had a good co-operation during the period of the original
        agreement, for a further development of production, both parties have agreed
        to
        extend the original agreement for 10 years to 31st
        March
        2016. The provisions of the original agreement remain unchanged and the
        supplementary provisions as follows:

      

      
        	1.  	
                No
                  of workers is 140 people, the wages of workers should not be less
                  than
                  HKD700 each person per month.

              

      

      
        	2.  	
                According
                  to the factory are of 1,200 square meter, fixed processing charges
                  of
                  HKD13 per every square meter per month, monthly fixed processing
                  charges
                  of HKD15,600.

              

      

      
        	3.  	
                The
                  fee of the point 1 and 2 should be remitted to Party A’s factory through
                  appointed bank. With a continuous increase in living standards,
                  the fees
                  need to adjusted every two years.

              

      

      
        	4.  	
                If
                  any party shall terminate this agreement before its expiration,
                  either
                  party shall pay the other party a compensation equivalent to 2
                  month’s
                  processing charges.

              

      

      
        	 	 

      

      This
        agreement is in a form of 6 copies, this agreement is effective with the
        date of
        signature.

      

      
        	
                Business
                  Unit: 

                Shenzhen
                  City Baoan District Foreign 

                Economic
                  Development Limited

                Representative:

              	
                Contractor
                  Unit: 

                Shenzhen
                  Land & Sun Industrial & Trade

                Company
                  Limited

                Representative:

              
	
                (Chop
                  and signature) 

              	
                (Chop
                  and signature) 

              
	 	 
	
                Party
                  A: 

                Bao
                  An Long Cheng Hilite Electronic Factory

              	
                Party
                  B: Hong
                  Kong Hilite Camera

                Company
                  Limited

              
	
                Representative:

                (Chop
                  and signature) 

              	
                Representative:

                (Chop
                  and Signtaure) 

              

      

      

      Date: January
        26, 2005EXHIBIT
        4.12

      

      City
        Gao Xin District Factory Lease Contract

       

      
 

      
        	Party A (Lessor)	: He
                Yuan City Advanced Technological Development District Co.
                Ltd.
	Corporate Body Rep	: Lan
                An   Position
                : General Manager
	Address	: He
                Yuan City, Yuan Cheng Area, Bu Qian Zheng, Advanced Tech Dev
                Office
	Telephone	: 0762-3211806
	 	 
	Party B (Tenant) 	: Hi-Lite
                Camera Co. Ltd.
	Corporate Body Rep	: Roland
                Kohl  Position
                : Director
	Address	: Suite
                No. 810, Level 8, Landmark North, 39 Lung Sum Avenue, Sheung Shui,
                New
                Territories, Hong Kong
	Telephone	: (852)
                2344-4248
	Facsimile	: (852)
                2343-4976

      

       

      According
        to <The Contract Law of PRC> and other interrelated laws, rules, both
        parties must sign this contract based on equality, free will and
        compromise.

      

      

      Clause
        1 : Basic Condition of Building

       

      Party
        A’s
        building (hereinafter called “The Premise”) lies in the Industrial District of
        Yi Min Sheng Chan Jiu Ye Ji Di, in HeYuan City Advanced Technological
        Development Area; Block A; Gross area 2,513.88 sq.m. (including the factory
        building supplementary area).

      

      

      Clause
        2 : Use of Premise

       

      The
        Premise is used to exclusively for the investment of factory by Party B.
        The
        name of the project (initially named) is _________________. Total investment
        is
        US$ --- , registered capital is US$ --- ; Business scope : Manufacturing
        and Sale of Metals, electronics assembly, moulding, plastic products
        etc.
        Except
        agreed by both parties, Party B cannot change the use of the Building, or
        transfer, or lend to others.

      

      

      Clause
        3 : Period of Lease

      

      
        	 	
                1.

              	
                The
                  period of lease is from 1st
                  June 2005
                  to
                  31st
                  May 2008,
                  totally three years.

              

      

      

      
        	 	
                2.

              	
                In
                  order to facilitate Party B’s smooth invested production and its
                  fundamental mutual benefit, Party A gives Party B a month’s free rental
                  period for renovation of the Premise.

              

      

      

      
        	 	
                3.

              	
                When
                  the Contract expires, Party B has to submit in writing on the renewal
                  of
                  contract two months in advance. Under the same conditions, Party
                  B has the
                  preferential right to rent it.

              

      

      

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      Clause
        4 : Rental Fee

      

      
        	 	
                1.

              	
                The
                  factory rental fee is calculated according to the gross area at
                  Rmb
                  7.00
                  per sq.m./month. The monthly rental totally is Rmb
                  17,597.00.

              

      

      

      
        	 	
                2.

              	
                Party
                  A cannot raise up the rental standard within 3 years. When the
                  Contract
                  expires and Party B requests to renew, Party A may increase the
                  rental fee
                  according to the current market value and compromise with Party
                  B. The
                  renewal period is 3 years.

              

      

      

      

      Clause
        5 : Payment Term

      

      
        	 	
                1.

              	
                Within
                  the first 7 days of the Contract period, Party B should pay Party
                  A one
                  month’s rental fee Rmb
                  17,597.00
                  as
                  deposit. The deposit can be transferred as the rental fee for the
                  first
                  month.

              

      

       

      
        	 	
                2.

              	
                When
                  the factory occupation right is transferred to Party B, Party B
                  has to pay
                  three month’s rental fee, totally Rmb
                  52,791.00
                  as
                  deposit.

              

      

       

      
        	 	
                3.

              	
                Party
                  B is required to pay the monthly rental fee before the 10th
                  of
                  each month.

              

      

      

      

      Clause
        6 : Management Fee Within the Area

       

      The
        management fee of building is calculated based on the rental area, at
Rmb
        0.5
        per
        sq.m./ month. Its monthly total management fee is Rmb
        1,256.00.
        The
        management fee and rental fee should both give to Party A. The management
        fee
        includes the services: (1) front door security service (2) the garbage cleaning
        service within the industrial area, (3) the cleaning service of the public
        area,
        (4) the green environmental maintenance fee and, (5) the maintenance of public
        facilities. 

      

      

      Clause
        7 : Responsibilities of Both Parties

      

      1.   Party
        A
        :

      

      
        	 	
                1.1

              	
                Party
                  A should assist Party B to set up the factory in He Yuan City Advanced
                  Technology Development District. Party A should eagerly develop
                  the
                  function of the Government Administrative Resources to create a
                  good
                  investment environment; harmonize all plannings; provide assistance
                  on
                  foreign trade, trade, industrial & commerce, taxation, territory,
                  construction, programming, police, environmental protection, etc.
                  administrative department in the process of approval on plans;
                  Assist,
                  support and offer preferential right to Party B in the land transfer
                  and
                  certificate, business certificate, electricity and water supply,
                  construction approval, environmental approval, labour insurance
                  etc;
                  Guarantee Party B to enjoy the related preferential rights granted
                  by
                  HeYuan City to investors.

              

      

      

      
        	 	
                1.2

              	
                Regarding
                  the electricity and water supply of the Building, Party A is responsible
                  for the high
                  pressure circuit (10.5KV). Water pipes are built at the walls,
                  but Party B
                  should take care
                  the other parts (e.g. high pressure cabinet, transformer, measurer,
                  low
                  pressure cabinet,
                  high/low pressure electric cable, water ventilation pipes network
                  within
                  the Premise etc).
                  Party B should authorize the qualified contractors to proceed on
                  all
                  installation works and
                  bear all fees. If Party B moves out from the Building, Party B
                  has the
                  right to uninstall all
                  facilities which are installed by Party B, but cannot damage the
                  Building
                  and related public facilities.

              

      

       

      
        
           

        

        
           

          
            

          

        

        
           

        

      

       

      
        	 	
                1.3

              	
                For
                  any problem or assistance encounter during the rental period by
                  Party B,
                  Party A should be fully cooperated and try the greatest effort
                  to solve
                  problems.

              

      

      

      
        	 	
                1.4

              	
                When
                  the Contract expires, Party A should give Party B a preferential
                  lease
                  right on renewal. If Party B does not renew, both sides should
                  sign an
                  agreement of cancellation of Contract. Party B can return the Premise
                  and
                  Party A will stop calculate the rental fee, and refund all deposits
                  to
                  Party B within 10 days.

              

      

       

      

      2.   Party
        B :

      

      
        	 	
                1.1

              	
                Party
                  B must obey the national law, rules, and the related government
                  rules
                  within the

              

      

      production.
        With any offences, Party B has to be responsible for all consequence. Party
        A

      will
        not
        bear any legal responsibilities.

      

      
        	 	
                1.2

              	
                In
                  the process of production, Party B should try its best to ensure
                  the
                  production safety, fire prevention, and strengthen the security
                  management, and avoid any accident happened. In case of any accidents,
                  Party should be responsible for it.

              

      

      

      
        	 	
                1.3

              	
                Party
                  B should pay the electricity and water expenses according to actual
                  readings from meter. Party B should pay all electricity and water
                  expenses
                  directly to all related departments, or Party A can pay on its
                  behalf.
                  

              

      

      

      
        	 	
                1.4

              	
                Party
                  B is responsible for the installation of fire prevention facilities
                  and
                  bear all costs.

              

      

      

      
        	 	
                1.5

              	
                Party
                  B should obey the governmental rules and standard on water-venting,
                  pollution-venting, dross-venting, exhaust air, noise, and fire
                  prevention
                  facilities.

              

      

      

      
        	 	
                1.6

              	
                At
                  the time of the transfer of usage right from Party A to Party B,
                  Party B
                  needs to maintain the existing state to use the Premise. If any
                  alterations or increase on the occupation of area required, Party
                  B has to
                  get approval from Party A. Meanwhile, Party B should also maintain
                  the
                  existing Premise and return as an original state to Party A at
                  the
                  expiration date of the Contract. If any additional or extension
                  of
                  construction works, Party B has to return to Party A without of
                  any
                  compensation. When Party B needs to alter or demolish any parts,
                  it must
                  follow the related standard and regulations set by government
                  rules.

              

      

      

       

      Clause
        8 : Early Termination of Contract 

      

      1. Under
        any
        following of the conditions, Party B may exercise a right to terminate the
        Contract early before the expiration date, without compensation on any economic
        loss caused to Party A, but is required to inform Party A three months in
        advance.

      

      
        	 	
                (1)

              	
                Party
                  B finishes the factory building on the self-purchased land at this
                  District No. 7 Road and at the time of moving
                  out.

              

        	 	(2)	Party B requires to rent other parts in this District
                for
                the expansion on production.

      

      
        	 	
                (3)

              	
                Stoppage
                  of operation caused by The Customs and Inspection Departments
                  etc.

              

      

      
        	 	
                (4)

              	
                Any
                  force majeure caused Party B cannot continue
                  production.

              

      

       

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      2. When
        Party B has any following of the conditions, Party A can terminate the Contract
        early before the
        expiration date. Party B is required to compensate any economic loss caused
        to
        Party A.

       

      
        	 	(1)	Unable to pay the rental fee of building for 3
                months;

        	 	(2)	Perform
                any illegal activities within the building
                area;

        	 	
                (3)

              	
                Damage
                  the leased building purposely;

              

      

       

      

      Clause
        9 : Other Conditions

      

      
        	 	
                1. 

              	
                If
                  any other condition is not completely covered in this Contract,
                  the
                  supplementary terms should be signed under mutual agreement will
                  be
                  considered as equal legal binding.

              

      

      
        	 	
                2. 

              	
                There
                  are 6 copies of this Contract. Party A and Party B will individually
                  keep
                  3 sets and all have equal legal binding. This Contract will be
                  effective
                  after signature.

              

      

      

      

      

      
        	Party A (with stamp) :	Party B (with stamp) :
	 	 
	 	 
	Authorized Representative (signature)
                :	Authorized Representative (signature)
                :
	 	 
	 	 
	23rd
                May 2005	23rd
                May 2005

      

      

      

              

      
        
           

        

        
           

          
            

          

        

        
           

        

      

       

      HeYuan
        City Government Document

      Revised
        Notice to Encourage Investment in HeYuan City 

      [2003]
        No. 107

      

      

      Clause
        1

      

      To
        establish investment on productive projects : policy to pay tax only, no
        administrative fee. i.e. according to government tax law but no local government
        administrative fee. Also offer preferential benefit on servicing fee (Details
        see Appendix 1 & 2)

      

      

      Clause
        2

      

      To
        establish investment on industrial projects : set up a maximum price limit
        of
        land use. With “Three Through One Flat”, price at Rmb 50 or below per sq.m.;
        Without “Three Through One Flat”, price at Rmb 20 or below per sq.m. There is
        preferential benefit on land price for any investment on big scale of industrial
        projects.

      

      

      Clause
        3

      

      To
        establish investment on industrial projects of leasing buildings : set up
        a
        maximum rental fee limit. Overall standard is set as : new standard buildings
        with fully-equipped facilities at monthly rental of Rmb 6or below / sq.m.;
        old
        standard buildings at monthly rental of Rmb 5 or below / sq.m.; ordinary
        buildings at monthly rental Rmb 4 or below / sq.m. 

      

      

      Clause
        4

      

      The
        electricity and water supply departments are responsible to connect the water
        and electricity pipes to the borders of the industrial area. And the industrial
        area development unit is responsible to connect the water and electricity
        pipe
        to the outside walls of factory. It will give the preferential right to install
        the water and electricity facilities. Meanwhile, it implements a price
        protection. In other words, the maximum price of water does not exceed Rmb
        0.7 /
        m3, the maximum price of electricity does not exceed Rmb 0.5 / kw.s.

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