Document:

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                                                                   EXHIBIT 10.16

THIS LEASE is made on                                               July 5, 1999

BETWEEN:

(1)      ANTHONY BOYLE PETER CROWLEY and MICHAEL McGINLEY of Unit 1 Printers End
         Gatehouse Way Aylesbury (the "Landlord"); and

(2)      CENTURION OPERATIONS LIMITED, formerly SIGMA WIRELESS (UK) LIMITED
         (Company Number 03210249) whose registered office is at Unit 1 Printers
         End Gatehouse Way Aylesbury (the "Tenant"); and

IT IS AGREED as follows:-

1.       INTERPRETATION

1.1      In this Lease, unless the context otherwise requires:

"1995 Act"                 means the Landlord and Tenant (Covenants) Act 1995

"Amenities"                means drainage, water, gas, electricity, telephone
                           and any other services or amenities of like nature

"Conducting Media"         means gutters, gullies, pipes, sewers, drains,
                           watercourses, channels, ducts, flues, wires, aerials,
                           cables, mains, cisterns, tanks and all other
                           conducting media together with all meters and other
                           apparatus used in connection with them

"Environment Act"          means the Environmental Protection Act 1990 and any
                           other Act of Parliament of a similar nature in force
                           at any time during the Term

"Guarantor"                means the person (if any) referred to as "Guarantor"
                           on page 1 and shall include the personal
                           representatives of the Guarantor and any other person
                           who may from time to time guarantee all or any of the
                           Tenant's obligations under this Lease

"Insurance Rent"           means the sum payable by the Tenant in relation to
                           insurance pursuant to and in the manner set out in
                           Clause 5.2.1

"Insured Risks"            means fire, lightning, explosion, storm, tempest,
                           flood, impact, bursting or overflowing of water tanks
                           and pipes, earthquake, damage by aircraft and other
                           aerial devices or articles dropped
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                           from them, riot and civil commotion, labour
                           disturbances and malicious damage and such other
                           risks as the Landlord shall at any time during the
                           Term reasonably deem desirable or expedient to insure
                           against

"Interest Rate"            means interest at the rate of 4 per centum per annum
                           above Barclays Bank PLC Base Rate for the time being
                           in force, (both before and after any judgment) such
                           interest to be compounded with rests on the usual
                           quarter days, or if such Base Rate shall cease to be
                           published then at the rate of 2 per centum per annum
                           above the rate at which the Landlord could reasonably
                           borrow such sums from time to time

"Landlord"                 means the person referred to as "Landlord" on page 1
                           and shall include the reversioner for the time being
                           immediately expectant on the determination of the
                           Term

"Landlord's Permission"    means the previous consent in writing of the Landlord
                           (such consent not to be unreasonably withheld or
                           delayed) and (where requisite) any Superior Lessor
                           and their respective mortgagees. in the form of a
                           licence executed as a deed by the then Landlord,
                           Tenant and any Guarantor and duly dated and
                           containing such covenants as the Landlord shall
                           reasonably require

"this Lease"               means this deed and any other deed, document or
                           agreement at any time during the Term amending or
                           supplemental to the same

"Planning Acts"            means the Town and Country Planning Act 1990, the
                           Planning (Listed Buildings and Conservation Areas)
                           Act 1990, the Planning (Consequential Provisions) Act
                           1990, the Planning (Hazardous Substances) Act 1990,
                           the Planning and Compensation Act 1991 and any other
                           Act of Parliament of a similar nature in force at any
                           time during the Term

"Premises Acts"            means the Occupiers' Liability Act 1957, the
                           Factories Act 1961, the Offices Shops and Railway
                           Premises Act 1963, the Fire Precautions Act 1971, the
                           Defective Premises Act 1972, the Health and Safety at
                           Work etc. Act 1974, the Occupiers' Liability Act 1984
                           and any other Act of Parliament regulating the safety
                           of premises and those occupying or visiting the same
                           in force at any time during the Term

"Property"                 means the property described in Part 1 of Schedule 1

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"Rent"                     means the yearly rent of (pound sterling) 42,000
                           (forty two thousand pounds)

"any Superior Lessor"      means any person at any time during the Term having a
                           title to the Property in reversion mediately or
                           immediately expectant upon the termination of the
                           Landlord's title

"Tenant"                   means the person referred to as "Tenant" on page 1
                           and shall include the successors in title and
                           permitted assigns of the Tenant and all persons
                           claiming through or under the Tenant

"Term"                     means the term specified in Clause 2 and also the
                           period of any holding over or any extension of this
                           Lease whether by statute or at common law or by
                           agreement

"Termination Date"         means the date of expiration or sooner determination
                           of the Term

"VAT"                      means Value Added Tax or any equivalent tax which may
                           at any time during the currency of this Lease be
                           imposed in substitution for it or in addition to it
                           and all references to rents or other sums payable by
                           the Tenant are exclusive of VAT.

1.2      In interpreting this Lease:

         1.2.1    references to Clauses, pages and Schedules are to Clauses,
                  pages and Schedules of this Lease unless stated otherwise;

         1.2.2    where reference is made to a statute this includes all prior
                  and subsequent enactments, amendments and modifications
                  relating to that statute and any subordinate legislation made
                  under it;

         1.2.3    where the context so admits references to a "person" include
                  any individual, firm, unincorporated association or body
                  corporate, the singular number includes the plural number and
                  vice versa and words importing one gender include all genders;

         1.2.4    if the Tenant or the Guarantor shall at any time be more than
                  one person, any reference to the Tenant or the Guarantor shall
                  be deemed to refer to each such person and any obligation on
                  the part of the Tenant or the Guarantor shall take effect as a
                  joint and several obligation;

         1.2.5    the headings and index to this Lease shall be disregarded;

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         1.2.6    any covenant by the Tenant not to carry out any action shall
                  be construed as if the same were (where appropriate)
                  additionally a covenant by the Tenant not to permit or suffer
                  such action to be done;

         1.2.7    wherever and to the extent that any provision of this Lease
                  would or might contravene the provisions of section 25 of the
                  1995 Act then:

                  (a)      such provision is to take effect only in so far as it
                           may do so without contravening section 25 of the 1995
                           Act; and

                  (b)      where such provision is incapable of having any
                           effect without contravening section 25 of the 1995
                           Act this Lease is to be construed and interpreted as
                           if such provision were deleted; and

                  (c)      the legality, validity and enforceability of any of
                           the remaining provisions of this Lease is not in any
                           way to be affected or impaired as a result.

2.       DEMISE AND RENTS

         The Landlord demises the Property to the Tenant for the term of two
         years commencing on and including              1999 subject to all
         matters contained or referred to in Schedule 3 together with (insofar
         as the Landlord is able to grant the same) the rights set out in Part 2
         of Schedule 1 but except and reserving as set out in Part 3 of Schedule
         1 the Tenant paying therefor by way of rent throughout the Term without
         any deduction, counterclaim or set off (whether legal or equitable):

2.1      the Rent by equal quarterly payments in advance on 25 March, 24 June,
         29 September and 25 December in every year the first payment of the
         Rent or a due proportion of it to the next following rent payment date
         becoming due on the commencement date of the Term;

2.2      the Insurance Rent;

2.3      a fair and reasonable proportion of all costs incurred by the Landlord
         in inspecting, cleaning, maintaining, repairing and renewing any
         boundary or other party structures or Conducting Media or other
         services or conveniences which at any time during the Term belong to or
         be used by the Property in common with any other property;

2.4      all other sums (including VAT) due from the Tenant to the Landlord
         under the terms of this Lease.

3.       TENANT'S COVENANTS

         The Tenant covenants with the Landlord:

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3.1      Rent and Payments

         to pay the Rent and other sums reserved as rent by this Lease at the
         times and in the manner at and in which the same is reserved in this
         Lease and made payable and if required by the Landlord at any time
         during the Term to pay the same by banker's standing order or direct
         debit;

3.2      Outgoings

3.2.1    to pay all rates, taxes, duties, charges, assessments and outgoings
         whatsoever which are now or may during the Term be payable in respect
         of the Property;

3.2.2    to pay for all Amenities used by or available to the Property
         (including all standing charges) and to observe and perform all present
         and future regulations of the statutory supply authorities;

3.3      Repair

         to keep the Property clean and in good and substantial repair and
         working order (damage by those of the Insured Risks from time to time
         insured against alone excepted unless such insurance shall be vitiated
         or payment of the policy monies refused in whole or in part in
         consequence of any act or omission of the Tenant or the Tenant's
         employees, licensees or visitors);

3.4      Decoration

         to put and keep the Property in a state of good and substantial
         decoration and in accordance with a design scheme and using materials
         the quality and colours all of which shall have first been submitted to
         and approved by the Landlord (such approval not to be unreasonably
         withheld or delayed) and:

         3.4.1    in the last year of the Term (howsoever determined) to
                  redecorate in a proper and workmanlike manner those parts of
                  the exterior of the Property previously or usually so dealt
                  with;

         3.4.2    in the last year of the Term (howsoever determined) to
                  redecorate in a proper and workmanlike manner those parts of
                  the interior of the Property previously or usually so dealt
                  with,

         PROVIDED ALWAYS that nothing in this Clause 3.4 shall oblige the Tenant
         to yield up the Property in any better decorative condition than is
         evidenced by the photographs annexed to this Lease;

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3.5      Access of Landlord and Notice to Repair

         to permit the Landlord and all persons authorised by the Landlord (with
         or without equipment) to enter upon the Property at any time on forty
         eight hours prior notice (except in an emergency where no notice is
         required):

         3.5.1    to take inventories, to view and examine the state of repair
                  and condition of the Property and to determine whether the
                  Tenant has complied with all its obligations in this Lease and
                  to give to the Tenant or the Tenant's agent or leave on the
                  Property notice in writing to the Tenant of all defects
                  affecting the Property and the Tenant will, within the period
                  of 28 days after the giving or leaving of such notice, repair
                  and make good the Property and if the Tenant shall fail
                  satisfactorily to comply with such notice the Landlord may at
                  any time (but without prejudice to the right of re-entry
                  contained in this Lease) enter the Property with workmen and
                  all necessary equipment to repair and make good the Property
                  and the proper expense of such repairs together with all
                  reasonable and proper legal and surveyors fees incurred in
                  connection with this Sub-Clause, shall be repaid on a full
                  indemnity basis by the Tenant to the Landlord within 7 days of
                  written demand as a contractual debt with interest at the
                  Interest Rate from the date of demand to the date of
                  repayment;

         3.5.2    to inspect the Property for all purposes connected with any
                  proposed action pursuant to Part II of the Landlord and Tenant
                  Act 1954 or the implementation of the Rent Review Provisions
                  or any dealing with the Landlord's or any Superior Landlord's
                  reversionary interest in the Property and to furnish such
                  information relevant for such purposes as may reasonably be
                  requested in writing by the Landlord;

         3.5.3    for any other reasonable and proper purpose including but
                  without prejudice to the generality of the foregoing the
                  exercise of any rights reserved to the Landlord (or any
                  Superior Landlord) by this Lease and to comply with any
                  obligations of the Landlord (whether arising under this Lease
                  or otherwise)

         Provided that any exercise of the above rights by the Landlord does not
         constitute an action for forfeiture by the Landlord or evidence an
         intention to accept or effect a surrender of the Term;

3.6      Alterations and Additions

         3.6.1    save as permitted by Sub-Clause 3.6.2 not to make any
                  alterations or additions or improvements to the Property
                  whether structural or otherwise nor change the external
                  appearance of the Property and not to merge the Property with
                  any adjoining or adjacent premises;

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         3.6.2    the Tenant may with the Landlord's Permission carry out
                  internal non structural alterations or improvements to the
                  Property where:

                  (a)      details of the proposed works and full specifications
                           with plans in triplicate have been supplied to and
                           approved by the Landlord;

                  (b)      the Tenant has covenanted with the Landlord in such
                           form as the Landlord shall reasonably require with
                           regard to the execution of any such works and the
                           costs of providing the Landlord's Permission and has
                           further covenanted to reinstate the Property at the
                           Termination Date to its condition prior to the
                           carrying out of such alterations or additions;

                  PROVIDED ALWAYS that the Tenant shall be entitled to erect and
                  remove shelving and demountable partitioning without the
                  consent of the Landlord Provided That such shelving and
                  partitioning is removed on or before the Termination Date;

3.7      User

         not to use the Property or any part of it for any other purpose than
         for the design manufacture and testing of molded products relating to
         the handheld wireless communications industry or any other use or uses
         within Class B2 and/or B8 of the Schedule to the Town and Country (Use
         Classes) Order 1987 (notwithstanding any amendment or revocation of
         such Order) as the Landlord shall approve (such approval not to be
         unreasonably withheld) and in particular that the Property shall not be
         used for residential purposes or for any person to sleep in;

3.8      Dealings

         3.8.1    not (except by way of a permitted assignment or transfer of
                  the whole of the Property) to part with or share the
                  possession or occupation of the whole or any part or parts of
                  the Property;

         3.8.2    not to hold the Property or any part or parts of the Property
                  or this Lease on trust for another;

         3.8.3    not to assign, transfer or charge any part or parts (as
                  opposed to the whole) of the Property;

         3.8.4    not to charge the Property as a whole without the Landlord's
                  Permission;

         3.8.5    not to underlet the whole or any part or parts of the
                  Property;

         3.8.6    Assignment/Transfer

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                  not to assign or transfer the Property as a whole without
                  first:

                  (a)      making a written application for a licence to assign
                           and obtaining the Landlords Permission:

                  (b)      satisfying the circumstances specified for the
                           purposes of section 19(1A) of the Landlord and Tenant
                           Act 1927 and set out in Clause 3.8.7; and

                  (c)      complying with the conditions specified for the
                           purposes of section 19(IA) of the Landlord and Tenant
                           Act 1927 and set out in Clause 3.8.8;

         3.8.7    the circumstances referred to in Clause 3.8.6(b) are that:

                  (a)      all sums due from the Tenant under this Lease have
                           been paid at the date of the application of the
                           licence to assign; and

                  (b)      in the Landlord's reasonable opinion there are at the
                           date of the application for the licence to assign no
                           material outstanding breaches of any tenant covenant
                           under this Lease or any personal covenants undertaken
                           by the Tenant relating to the state and condition of
                           the Property;

                  (c)      in the Landlord's reasonable opinion the proposed
                           assignee is a person who at the date of the
                           application for licence to assign is likely to be
                           able to comply with the tenants covenants in this
                           Lease and is likely to continue to be such a person
                           following the assignment;

                  (d)      the proposed assignee does not have the benefit of
                           diplomatic immunity;

                  (e)      the proposed assignee is a corporation registered in
                           (or if an individual is resident in) a jurisdiction
                           in which the order of a Court obtained in England and
                           Wales will be enforced without any consideration of
                           the merits of the case;

         3.8.8    (subject to the provisions of Clause 3.8.9) the conditions
                  referred to in Clause 3.8.6(c) are that:

                  (a)      the Tenant shall enter into an authorised guarantee
                           agreement (as defined in section 16 of the 1995 Act),
                           such agreement to be by way of deed in the form set
                           out in Schedule 2 with such amendments or additions
                           as the Landlord shall reasonably require;

                  (b)      if reasonably required by the Landlord any guarantor
                           of the Tenant shall enter into a guarantee such
                           guarantee to be by way of deed in the form set out in

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                           Schedule 2 with such amendments or additions as the
                           Landlord shall reasonably require;

                  (c)      if reasonably required by the Landlord the proposed
                           assignee shall obtain one or more guarantors
                           reasonably acceptable to the Landlord who shall
                           covenant by deed with the Landlord in the form set
                           out in Schedule 2 with such amendments or additions
                           as the Landlord shall reasonably require;

                  (d)      the written licence to assign shall contain a
                           condition that if at any time prior to the assignment
                           the circumstances (or any of them) specified in
                           Clause 3.8.7 cease to exist the Landlord may revoke
                           the licence by written notice to the Tenant;

                  (e)      if reasonably required by the Landlord the proposed
                           assignee shall deposit in a bank account with a bank
                           nominated by the Landlord a cash deposit equal to the
                           annual Rent and the proposed assignee shall enter
                           into a deed charging that deposit in favour of the
                           Landlord to secure the payment of Rent and other
                           tenant obligations under this Lease, such charge to
                           be in such form as the Landlord shall reasonably
                           require;

         3.8.9    notwithstanding the provisions of Clause 3.8.8 the conditions
                  prescribed in Clause 3.8.8(a), (b), (c) and (e) shall not
                  apply in relation to a proposed assignment to a wholly owned
                  subsidiary company of Centurion International Inc. which is
                  registered in England and Wales;

         3.8.10   nothing in this Clause 3.8 shall limit the Landlord's right to
                  withhold consent to an assignment in circumstances other than
                  those mentioned in Clause 3.8.7 if it is reasonable to do so,
                  or to give consent to an assignment subject to conditions
                  other than those mentioned in Clause 3.8.8 if those conditions
                  are reasonable;

         3.8.11   within one month after any assignment, assent, transfer or
                  devolution of an interest under this Lease or the grant of any
                  underlease of the Property or any mortgage or charge of the
                  Property, to produce to the Landlord's solicitors a certified
                  copy of the document evidencing the same and pay the
                  Landlord's solicitors reasonable fees for its registration
                  (being not less than (pound sterling) 20) together with any
                  fees payable to any Superior Lessor or mortgagee;

         3.8.12   within one month of the service of any notice served under
                  section 40 of the Landlord and Tenant Act 1954 to provide to
                  the Landlord the information required by that section in a
                  full and expeditious manner;

3.9      Advertisements

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         no advertisement, sign or other indications of trade or business shall
         be set up on or affixed to the Property without the Landlords
         Permission provided always that whilst Sigma Wireless (UK) Limited or
         any other wholly owned subsidiary company of Centurion International
         Inc. which is registered in England and Wales occupies the Property the
         Landlord's Permission shall not be required for the erection of sips at
         the Property subject to planning permission (if required) being
         procured before the erection of the sign,

3.10     Notices

         3.10.1   forthwith on receipt to give full particulars to the Landlord
                  of any communication affecting or which may affect the
                  Property or the assessment of any rate, tax, duty, charge or
                  other outgoing now or hereafter payable on or in respect of
                  the Property or the nature or value of the Landlord's or any
                  Superior Lessor's interest in the Property;

         3.10.2   at the request of the Landlord to make or join with the
                  Landlord in making such objections to or representations
                  against or in respect of any such communication as the
                  Landlord shall deem fit;

         3.10.3   forthwith at the Landlord's request to take all steps required
                  by the Landlord in respect of any such notices;

3.11     Statutory Provisions, Fire and Health and Safety and Planning

         3.11.1   at the Tenants cost to comply with all Acts of Parliament both
                  present and future affecting the Property or the user thereof
                  or the use of any plant, machinery, fixtures or fittings in
                  them and to keep the Landlord indemnified against all actions,
                  proceedings, costs, claims, demands and liabilities relating
                  to them;

         3.11.2   not to make any application under the Planning Acts or the
                  Environment Act without the prior written consent of the
                  Landlord;

3.12     Rights of Light and Encroachments

         not to stop up, darken or obstruct any windows or lights belonging to
         the Property or any other premises nor to permit any new window, light,
         opening, doorway, path, passage, conduits or other encroachment or
         easement to be made into, against or upon the Property which might be
         or become a detriment or annoyance or inconvenience to the Landlord or
         any Superior Lessor and in case any such window, light~ opening,
         doorway, path, passage, conduit or other encroachment or easement shall
         be made or attempted to be made the Tenant will give immediate notice
         of it or them to the Landlord and will at the request of the Landlord
         adopt such means as may be required to prevent any such encroachment or
         the acquisition of any such easement;

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3.13     Indemnity

         3.13.1   to keep the Landlord and any Superior Lessor indemnified
                  against all actions, proceedings, costs, claims, demands and
                  expenses in respect of any liability or alleged liability in
                  respect of any injury to or the death of any person (however
                  the same may be caused), damage to any property movable or
                  immovable, the Premises Acts, the Planning Acts and the
                  Environment Act, the infringement, disturbance or destruction
                  of any right, easement or privilege and every other liability
                  arising directly or indirectly out of the use of the Property
                  or anything done or omitted to be done on them, or any breach
                  of the Tenant's obligations in this Lease;

         3.13.2   to notify the Landlord in writing immediately upon any of the
                  events or matters referred to in Sub-Clause 3.13.1 occurring
                  or arising;

3.14     Costs

         3.14.1   to pay to the Landlord on demand and on an indemnity basis all
                  reasonable and proper costs, charges, expenses (including
                  reasonable and proper legal costs and surveyors fees and other
                  professional fees and any commission payable to a Bailiff
                  where appropriate), losses and liabilities which may be
                  reasonably and properly incurred by the Landlord:

                  (a)      in or in contemplation of any proceedings under
                           sections 146 and 147 of the Law of Property Act 1925
                           (notwithstanding that forfeiture may be avoided
                           otherwise than by relief granted by the court);

                  (b)      as a result of or in connection with any application
                           for Landlord's Permission whether or not the
                           application is withdrawn or the Landlord's Permission
                           is refused (other than unreasonably) save where such
                           Landlord's Permission is granted subject to
                           conditions which are declared by a court of competent
                           jurisdiction to be unreasonable; and

                  (c)      remedying any breach by the Tenant of any of the
                           Tenant's covenants or obligations in this Lease;

3.15     Yield Up

         3.15.1   immediately prior to the Termination Date quietly to yield up
                  the Property to the Landlord in accordance with the proper
                  performance of the Tenants covenants contained in this Lease
                  and with all refuse, tenants fixtures and fittings and
                  lettering and signs put up by the Tenant duly removed;

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         3.15.2   in the event of the Tenant failing by the Termination Date
                  wholly to comply with Sub-Clause 3.15.1 to pay to the Landlord
                  on demand:

                  (a)      a sum by way of compensation at a rate equivalent to
                           the Rent payable by the Tenant immediately prior to
                           the Termination Date for the period between the
                           Termination Date and either:

                           (i)      the date when the Tenant shall have fully
                                    complied with the Tenant's covenants
                                    contained in this Lease; or

                           (ii)     the date when the Landlord could reasonably
                                    have been expected to complete all remedial
                                    works required to repair the breach of the
                                    Tenant's covenants; or

                           (iii)    the date from which the Landlord becomes
                                    entitled to and does actually receive the
                                    full rent upon a re-letting of the whole of
                                    the Property

                           whichever of the three dates shall first occur,

                  (b)      the cost of putting the Property into the state of
                           repair, condition and decoration in which they shall
                           have been had the Tenant complied with the terms of
                           this Lease;

                  (c)      on an indemnity basis all costs and expenses
                           (including legal and surveyors' and other
                           professional fees) incurred by the Landlord in
                           connection with the matters referred to in this
                           Sub-Clause 3.15.2;

3.16     VAT

         3.16.1   to pay VAT upon the Rent and upon any other sums payable by
                  the Tenant or any other supply of goods or services (within
                  the meaning of section 5 and Schedule 4 of the Value Added Tax
                  Act 1994) made by the Landlord to the Tenant under this Lease
                  so far as such tax is properly chargeable upon the same and in
                  relation to taxable supplies made by the Landlord to the
                  Tenant the Landlord shall deliver to the Tenant a VAT invoice
                  addressed to the Tenant;

         3.16.2   in every case where the Tenant has agreed to reimburse or
                  indemnify the Landlord in respect of any payment made by the
                  Landlord under the terms of or in connection with this Lease
                  to reimburse also any VAT paid by the Landlord on such payment
                  unless the VAT is actually recovered by the Landlord as an
                  input in relation to supplies to the Landlord;

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3.17     Interest on Arrears

         that if any sums from time to time payable by the Tenant to the
         Landlord under this Lease shall not be paid to the Landlord within 14
         days of the date when such sums become due (whether lawfully demanded
         or not) or are tendered to the Landlord but the Landlord reasonably
         refuses to accept the same so as to preserve any rights the Landlord
         has the Tenant shall pay to the Landlord (without prejudice to any
         other right remedy or power available to the Landlord) interest thereon
         (both before and after any judgement) from the date when such sums
         first became due until the date of actual payment at the Interest Rate;

3.18     Removal of Tenant's Effects

         to remove any signs, refuse, tenant's furniture or goods upon the
         Property at the determination of the Term (howsoever determined) and to
         make good any damage caused by such removal. If the Tenant shall fail
         to remove the same within 30 days of the determination of the. Term
         then (without prejudice to any other remedy of the Landlord) the
         Landlord may, as agent of the Tenant (and the Landlord is appointed by
         the Tenant to so act), sell any property and hold the proceeds of sale
         after deduction of the costs and expenses of removal, storage and sale
         to the order of the Tenant and the Tenant shall indemnify the Landlord
         against any liability incurred by it to any third party whose property
         shall have been sold by the Landlord in the bona fide mistaken belief
         (which shall be presumed unless the contrary be proved) that such
         property belonged to the Tenant;

3.19     Superior Title

         to observe and perform the matters contained or referred to in the
         documents listed in Schedule 3 so far as any of the same are still
         subsisting and capable of taking effect and relate to the Property and
         to keep the Landlord indemnified against all actions, proceedings,
         costs, claims and demands in any way relating thereto;

4.       LANDLORD'S COVENANTS

         The Landlord covenants with the Tenant subject to the Tenant complying
         with terms of this Lease that the Tenant may peaceably and quietly hold
         and enjoy the Property during the Term without any unlawful
         interruption or disturbance by the Landlord or any person rightfully
         claiming through or under the Landlord;

5.       INSURANCE

5.1      Landlord's Insurance Obligations

         The Landlord covenants with the Tenant subject to the Tenant complying
         with the terms of tins Lease, to keep the Property or procure that the
         Property is kept insured during the Term

                                      -13-
<PAGE>   14
         (unless such insurance becomes void or renewal is refused by reason of
         some act, neglect, default or omission of the Tenant or the Tenant's
         employees, licensees or visitors) against:

         5.1.1    the occurrence of such of the Insured Risks as the Landlord
                  may from time to time require to insure against in such a sum
                  as the Landlord shall from time to time be advised represents
                  the full re-instatement value of the Property;

         5.1.2    the cost of demolition and site clearance and the professional
                  and other fees and costs likely to be incurred from time to
                  time in rebuilding or re-instating the Property including (for
                  the avoidance of doubt) any costs incurred by the Landlord in
                  complying with building or other regulations under or framed
                  in pursuance of any Act of Parliament or with By-Laws of any
                  Municipal or Local Authority and any VAT which the Landlord
                  cannot recover from Customs & Excise;

         5.1.3    loss of the Rent due to damage or destruction by any of the
                  Insured Risks for a period of 3 years including an amount
                  equal to any increase in Rent which would have been payable
                  pursuant to a rent review under this Lease but for such damage
                  or destruction;

         5.1.4    third party and public indemnity liability of the Landlord to
                  a reasonable amount having regard to the Landlord's potential
                  liability;

         but so that:

         5.1.5    the Landlord's obligation to maintain insurance shall be
                  subject to insurance cover being obtainable on reasonable
                  terms from a reputable insurance company on the insurance
                  market in the United Kingdom; and

         5.1.6    the Landlord shall not be obliged to insure for any excess
                  exclusion or limitations that are standard in the market place
                  for the type of cover.

5.2      Tenant's Insurance Obligations

         The Tenant covenants with the Landlord:

         5.2.1    to pay within 7 days of demand therefor

                  (a)      all gross premiums and other sums payable by the
                           Landlord in complying with the Landlord's covenant
                           contained in Clause 5.1 of this Lease;

                  (b)      the amount of any additional premiums payable for the
                           insurance of the Property or any other nearby
                           premises of the Landlord against the Insured Risks
                           during the Term by reason of the trade or business
                           carried on or at the

                                      -14-
<PAGE>   15
                           Property or anything done or kept thereon being
                           deemed (in their absolute discretion) a hazardous or
                           special risk by the Landlord's insurers;

         5.2.2    to maintain insurance in respect of the Property against any
                  liability the Tenant or any occupier of the Property may incur
                  under the Premises Acts and any liability under the indemnity
                  provisions of Clause 3.13 such insurances in all cases to be
                  on such terms and for such sums as the Landlord shall
                  reasonably require and it shall be a term of such insurance
                  that all monies payable thereunder in respect of the said
                  indemnity provisions shall be paid to the Landlord;

         5.2.3    to effect all such insurances in the joint names of the
                  Landlord and the Tenant and (if so required by the Landlord)
                  any Superior Lessor and/or any mortgagee of the Landlord
                  and/or of any Superior Lessor in some insurance office or
                  offices of repute approved by the Landlord acting reasonably
                  and at the request of the Landlord to produce the policy or
                  policies of such insurance and the receipt for or evidence of
                  payment of the last premium payable thereunder;

         5.2.4    if the Tenant shall fail to effect and maintain such
                  insurances, the Landlord may effect and maintain the same and
                  the Tenant shall on demand reimburse to the Landlord all
                  monies expended by the Landlord for that purpose;

         5.2.5    to insure and keep insured all plate glass and other windows
                  now or at any time during the Term installed in the Property
                  in their full re-instatement value against the usual risks of
                  destruction or damage and, in case of such damage or
                  destruction, to lay out the whole of the monies obtained from
                  such insurance in repairing or replacing the same, the Tenant
                  making good any deficiency out of the Tenant's own monies;

         5.2.6    to comply with the requirements imposed by the insurers;

         5.2.7    to notify the Landlord of the occurrence of any Insured Risk
                  immediately after becoming aware of the same;

         5.2.8    not to maintain any other insurance in respect of the Property
                  other than as referred to in Sub-Clauses 5.2.2 and 5.2.5 of
                  this Lease;

         5.2.9    not without the consent of the Landlord and without agreeing
                  to pay any increased or extra premium to do anything on the
                  Property which may render any increased or extra premium
                  payable for the insurance of the Property or any part or parts
                  thereof or any other property or which may make void or
                  voidable any insurance policy and if the Tenant breaches this
                  covenant the Tenant shall reimburse to the Landlord forthwith
                  on demand the cost of any such increased or extra premium and
                  all consequential expenses incurred by the Landlord and shall
                  forthwith cease from

                                      -15-
<PAGE>   16
                  doing that thing which may cause or has caused any increased
                  or extra premium to become payable.

5.3      Suspension of Rent

         If the Property or any part of it is at any time during the Term
         destroyed or damaged by any of the Insured Risks from time to time
         insured against so as to be unfit for occupation and use and provided
         that the policy or policies of insurance effected by the Landlord shall
         not have been vitiated or payment of the policy monies refused in whole
         or in part in consequence of some act, neglect, default or omission of
         the Tenant or the Tenant's employees, licensees or visitors then the
         Rent, or a fair proportion of it according to the nature and extent of
         the damage sustained, shall be suspended to the extent (but not
         otherwise) that the insurers meet the Landlord's claim under the policy
         for loss of Rent at the rate which would from time to time be payable
         under this Lease if the Property were undamaged from the date of the
         damage or destruction until the Property shall be again rendered fit
         for occupation and use or for such period as may be covered for loss of
         rent by the policy or policies of insurance effected by the Landlord
         (whichever period shall be the shorter).

5.4      Reinstatement

         If the Property is damaged or destroyed by any of the Insured Risks
         subject to obtaining all necessary consents (which the Landlord
         covenants to use all reasonable endeavours, to obtain) the Landlord
         will cause all insurance monies received by the Landlord (other am in
         respect of loss of Rent costs and fees) to be laid out as soon as
         reasonably practicable in or towards rebuilding or reinstating the
         Property so far as reasonably practicable to the same state as before
         such damage or destruction.

6.       PROVISOS AND DECLARATIONS

6.1      Re-Entry

         if:

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

         6.1.2    any covenant on the Tenant's part or any condition contained
                  in this Lease shall not be performed or observed; or

         6.1.3    the Tenant enters into an arrangement or composition for the
                  benefit of its creditors; or

                                      -16-
<PAGE>   17
         6.1.4    an individual Tenant dies or commits an act of bankruptcy or
                  has an Administration Order made in respect of it or appears
                  unable to pay its debts within the meaning of section 268 of
                  the Insolvency Act 1986; or

         6.1.5    a corporate Tenant has a winding up order made in respect of
                  it other than a members voluntary winding up of a solvent
                  company for the purposes of amalgamation or reconstruction
                  approved by the Landlord (such approval not to be unreasonably
                  withheld) or has a receiver, administrator or an
                  administrative receiver appointed of it or any of its assets
                  or is dissolved or struck off the Register of Companies or
                  (being a corporation incorporated outside the United Kingdom)
                  is dissolved or ceases to exist under the laws of its country
                  or state of incorporation or appears unable to pay its debts
                  within the meaning of section 123 of the Insolvency Act 1986

         then it shall be lawful for the Landlord or any person authorised by
         the Landlord at any time thereafter to re-enter upon the Property or
         any part thereof in the name of the whole and thereupon the Term shall
         absolutely determine without prejudice to any right of action of the
         Landlord in respect of any breach of the Tenants obligations contained
         in this Lease.

6.2      Exclusion of Liability

         Except to the extent that the Landlord is liable under its covenants in
         this Lease and except to the extent that the Landlord is liable due to
         its own negligence or misconduct or the negligence or misconduct of its
         agents or employees, the Landlord is not liable to:-

         6.2.1    the Tenant or any other person for

                  (a)      any accident, loss or damage which:

                           (i)      may be suffered by the Tenant or any other
                                    person; or

                           (ii)     occasioned to the Property or to any goods
                                    or property of the Tenant or any other
                                    person; or

                  (b)      any consequential loss or damage by reason or any
                           act, neglect, default or omission of any employee,
                           agent, invitee or tenant of the Landlord;

         6.2.2    any person not a party to this Lease to perform any of the
                  covenants contained in it (whether express or implied).

         Provided that the above exclusions operate by way of exclusion to the
         maximum extent permitted by law.

6.3      Compensation for Disturbance

                                      -17-
<PAGE>   18
         Any statutory right of the Tenant to compensation from the Landlord on
         vacating the Property is excluded from this letting to the extent
         allowed by law.

6.4      No Implied Rights

         Section 62 of the Law of Property Act 1925 is excluded from this Lease
         and the Tenant shall not by virtue of this Lease be deemed to have
         acquired or be entitled by any means whatsoever to any easement
         affecting any other land or premises now or at any time hereafter
         belonging to the Landlord and not comprised in this Lease.

6.5      Jurisdiction

         This Lease is governed by English law and the parties submit to the
         exclusive jurisdiction of the High Court of Justice in England.

6.6      Service of Notices

         6.6.1    Any notice (which includes any communication) to be served by
                  any party to this Lease must be in writing and is deemed to be
                  properly served if sent by Recorded Delivery or delivery by
                  hand in the case of:

                  (a)      a company, to the registered office of such company;
                           or

                  (b)      an individual, to the address of such individual

                  in both cases to the address as stated in this Lease, unless
                  such company or individual has notified the other of any
                  change in the registered office of such company or address of
                  such individual in accordance with the terms of this Clause.

         6.6.2    Service of any notice is deemed to be effected in the case of:

                  (a)      delivery by hand, at the time of delivery, unless the
                           notice is received either after 4:00 pm on a working
                           day or on a day which is not a working day, in which
                           case it is deemed to be effected on the next working
                           day; or

                  (b)      service by Recorded Delivery, at the expiration of 2
                           (two) working days from delivery into the custody of
                           the postal authorities

                  and in proving service it is sufficient to prove that personal
                  delivery was made or that the envelope containing such notice
                  was properly addressed and delivered into the custody of the
                  postal authorities as a prepaid first class Recorded Delivery.

                                      -18-
<PAGE>   19
         6.6.3    If the party to whom any notice to be served consists of more
                  than, one person the service of notice upon one of such
                  persons constitutes service upon all of them.

         6.6.4    Any notice:

                  (a)      required to be given by a party may be given by that
                           party's solicitor or agent and/or

                  (b)      addressed to a party by name is not rendered invalid
                           by reason of the party having died, become insolvent
                           or changed name, whether or not the party serving
                           notice is aware of the fact.

         6.6.5    If the Landlord assigns the benefit of its interest under this
                  Lease and either the assignee or the Landlord gives notice of
                  such assignment to the Tenant any notice required under this
                  Lease is deemed properly served on the Landlord only if served
                  on both the Landlord and the assignee in accordance with the
                  provisions of this Lease.

6.7      No Warranty as to Use

         Nothing in this Lease implies that the Property may lawfully be used
         for the purpose specified as the authorised use in this Lease.

6.8      New Lease

         This is a new lease for the purposes of the Landlord and Tenant
         (Covenants) Act 1995.

6.9      Tenant's Option to Determine

         6.9.1    If the Tenant desires to determine this Lease at the
                  expiration of the first year of the Term and of such desire
                  gives not less than three calendar months' previous notice in
                  writing to the Landlord then immediately after the expiration
                  of the said first year of the Term this Lease and everything
                  contained in this Lease ceases and determines but without
                  prejudice to any claim by either party against the other in
                  respect of any antecedent breach of any obligation contained
                  in this Lease.

         6.9.2    If at any time during the Term the Local Planning Authority
                  for the area within which the Property is situate serves
                  either an enforcement notice or a stop notice upon the Tenant
                  alleging that the use of the Property for the design,
                  manufacture and testing of molded products relating to the
                  handheld wireless communications industry is not a permitted
                  use of the Property pursuant to the Planning Acts then at any
                  time following the receipt of the enforcement notice and/or
                  stop notice the Tenant shall be entitled to determine this
                  Lease on giving not less than one month's

                                      -19-
<PAGE>   20
                  previous notice in writing to the Landlord and immediately
                  after the expiration of the notice this Lease and everything
                  contained in this Lease shall cease and determine but without
                  prejudice to any claim by either party against the other in
                  respect of any antecedent breach of any obligation contained
                  in this Lease.

6.10     Court Order

         Having been authorised to do so by an Order of the Aylesbury County
         Court made on 7th June 1999 (case number AY901376) under the provisions
         of section 38(4) of the Landlord and Tenant Act 1954 (as amended by
         section 5 of the Law of Property Act 1969) the provisions of sections
         24 to 28 (inclusive) of that Act shall be excluded in relation to this
         Lease.

7.       PERSONAL COVENANTS

         Any covenants or obligations contained in any agreement to grant this
         Lease on the part of the Landlord, any predecessor in title to the
         Landlord or a developer are personal covenants on the part of the
         person entering into such covenants or obligations and are not annexed
         to and incidental to the Property and shall not be enforceable against
         the Landlord qua Landlord.

EXECUTED AS A DEED by the parties on the date which first appears in this Lease.

                                      -20-
<PAGE>   21
                                   SCHEDULE 1

                                     PART 1

                                  THE PROPERTY

ALL THOSE land and building at Unit 1 Printers End Gatehouse Way Aylesbury which
premises are shown for the purposes of identification only edged red on the plan
annexed and include the following so far as the same may exist at any time
during the Term:

(a)      all Conducting Media exclusively within and serving the said premises;

(b)      all fixtures, fittings, plant, machinery and equipment within the said
         premises (except tenant's and trade fixtures, fittings, plant,
         machinery and equipment).

                                     PART 2

                                     RIGHTS

In common with the Landlord and all others from time to time entitled (in so far
as the Landlord is able to grant the same) the benefit of rights referred to in
entry number 3 of the Property Register of Title Number BM88070.

                                     PART 3

                           EXCEPTIONS AND RESERVATIONS

EXCEPT AND RESERVED the right for the Landlord and all those authorised by the
Landlord to enter the Property for the purpose of exercising such rights,
powers, privileges and permissions conferred or granted under the covenants and
provisions of this Lease.

                                      -21-
<PAGE>   22
                                   SCHEDULE 2

                              GUARANTOR'S COVENANTS

1.       GUARANTEE OF PERFORMANCE

         Until such time as the Tenant whose obligations the Guarantor is
         guaranteeing shall be released from its covenants by the terms of the
         1995 Act the Rent and any other sum due under this Lease will be paid
         in accordance with this Lease and all the Tenant's covenants and
         conditions contained in this Lease will be duly observed and performed
         as well after as before any disclaimer of this Lease and in the event
         of default the Guarantor shall pay and make good to the Landlord on
         demand and indemnify the Landlord against all losses, damages, costs
         and expenses arising out of such default or otherwise incurred by the
         Landlord whether arising under a court order or by virtue of any
         judgement or determination.

2.       ACCEPTANCE OF NEW LEASE/RE-LETTING

         If this Lease is disclaimed or if this Lease shall be forfeited by the
         Landlord under the provisions for re-entry herein contained or
         otherwise at any time prior to the Tenant whose obligations the
         Guarantor is guaranteeing being released from its covenants by the
         terms of the 1995 Act then:

2.1      if so required by the Landlord within six months of the disclaimer or
         forfeiture the Guarantor will at its own cost accept a new lease of the
         Property for a term equal to the residue of the term granted by this
         Lease remaining and at the Rent payable at the date of such disclaimer
         or forfeiture and on the same terms as those contained in this Lease
         (and subject to any underlease or tenancy or other interest created by
         the Tenant for the time being affecting the Property or any part
         thereof) such new lease to take effect from the date of such disclaimer
         or forfeiture; and

2.2      if the Landlord shall alternatively desire to relet the Property
         otherwise than to the Guarantor then the Guarantor shall pay to the
         Landlord on demand the Rent and other sums that would have been payable
         under this Lease but for the disclaimer or forfeiture including the
         costs incurred by the Landlord in relation to any such reletting or any
         attempted reletting (together with interest thereon at the Interest
         Rate) from the date of the disclaimer or forfeiture until the date on
         which the

         Property is relet or the date which is six months from the date of the
         disclaimer or forfeiture or the expiry of the Term whichever is the
         earlier provided that the Guarantor's liability to the Landlord under
         this Lease shall not determine until such reletting shall be completed.

3.       LIABILITY OF THE GUARANTOR

                                      -23-
<PAGE>   23
                  The obligations of the Guarantor set out in Paragraphs 1 and 2
                  shall be continuing and shall not be affected by any of the
                  following:

         3.1      the Landlord grants time or indulgence to the Tenant or waives
                  or fails to enforce payment of the Rent or other sums due or
                  the performance and observance of any of the terms of this
                  Lease;

         3.2      the terms of this Lease are varied (whether in writing or
                  otherwise) by the Landlord and the Tenant unless such
                  variation is a relevant variation as defined in section 18(4)
                  of the 1995 Act in which case the Guarantor shall be liable
                  only to the extent provided for by section 18 of the 1995 Act;

         3.3      the reversion to this Lease is transferred;

         3.4      the Landlord refuses to accept the rent tendered when the
                  Landlord was entitled (or would have been entitled after
                  service of a notice under section 146 Law of Property Act
                  1925) to re-enter the Property;

         3.5      the Tenant ceases to exist or its structure, composition or
                  powers are altered;

         3.6      the surrender of any part of the Property or the Term demised
                  by this Lease;

         3.7      the release of any one or more of the Tenants or Guarantors
                  (where there are two or more);

         3.8      the Guarantor would but for this provision have been released
                  by any act or thing.

         4.       GUARANTOR AS PRIMARY OBLIGOR

                  If any purported obligation or liability of the Tenant to the
                  Landlord contained in this Lease shall prove invalid or
                  unenforceable on any ground whatsoever whether or not known to
                  the Landlord including but not limited to any illegality or
                  defect in the powers of the Tenant or the manner in which they
                  are exercised or the authority of the person purporting to
                  exercise them or any legal or other limitation disability or
                  incapacity of the Tenant the Guarantor shall be liable to the
                  Landlord as primary obligor in respect of the purported
                  obligations and liabilities contained in this Lease or arising
                  hereunder as if the same were valid and enforceable, and the
                  Guarantor hereby agrees to indemnify the Landlord fully in
                  respect of any loss suffered by the Landlord as a result of
                  any failure of the Tenant to carry out any such purported
                  obligation or liability.

                                      -24-
<PAGE>   24
                                   SCHEDULE 3

                AGREEMENTS AND COVENANTS RELATING TO THE PROPERTY

The agreements restrictions covenants exceptions reservations and other matters
contained or referred to in the registers of title number BM88070.

                                      -25-
<PAGE>   25
EXECUTED (but not                         ) /s/ Anthony Bowle
delivered until the date hereof)          )
AS A DEED by                              )
ANTHONY BOYLE                             )
in the presence of:                       )

Signature of Witness: /s/ Peter Crowley

Name of Witness: Peter Crowley

Address: 31 Whitethorn Rd.
         Dublin 14

EXECUTED (but not                         ) /s/ Peter Crowley
delivered until the date hereof)          )
AS A DEED by                              )
PETER CROWLEY                             )
in the presence of:                       )

Signature of Witness: /s/ Barry Doherty

Name of Witness: Barry Doherty

Address: Pinsent-Curtis
         3 Colmore Circus
         Birmingham B4 6BH

EXECUTED (but not                         ) /s/ Michael J. McGinley
delivered until the date hereof)          )
AS A DEED by                              )
MICHAEL McGINLEY                          )
in the presence of:                       )

Signature of Witness: /s/ Barry Doherty

                                      -26-
<PAGE>   26
Name of Witness: Barry Doherty

Address: Pinsent-Curtis
         3 Colmore Circus
         Birmingham B4 6BH

EXECUTED (but not                         )
delivered until the date hereof)          ) /s/ Gary L. Kuck
AS A DEED by                              )Director
CENTURION OPERATIONS LIMITED, formerly    )
SIGMA WIRELESS (UK) LIMITED               ) /s/ illegible
in the presence of:                       )Director/Secretary

                                      -27-<PAGE>   1
                                                                  EXHIBIT 10.17

                                 LEASE CONTRACT

Party A: Shanghai Changzheng Nonggongshang Company, PuDong Branch
Party B: Centurion Electronics Shanghai.

Leased Property: 9# Building -- For workshop purpose.
                 Multipurpose Building -- For Office purpose
                  150 Cai Lun Rd., Zhangjiang Industrial. Park Pudong New Area,
                  Shanghai, China

Name of Property: First floor of the 9# Building -- 1000Sq.m.
                  Second floor of the 9# Building -- 1100Sq.m
                  Third floor of the SW Building -- 1100Sq.m
                  Third floor of the Multipurpose Building -- 390Sq.m.

Fees:

1.       Monthly Rental:

For 9# Building   0.8RM[B/Sq.m./Day (0.0963USD)
                  Monthly Rental: 76800RMB(9253USD)
For Multipurpose Building: 1.05RUB/Sq.m./D(O. 1265USD)
                  Monthly Rental: 12285RMB(1480.12USD)
Total Monthly Rental: 89085RMB(10733.13) From February 2000.

2.       Party B shall abided the Chinese policy and relative stipulation. Party
         A will not be an intervenor for party B's manufacturing and operation
         and not afford the economic venture of Part's B.

3.       Party A Shall provide the 300KVA electric energy and 20T/per day water
         energy to ensure Party B's normal operation process.

4.       Party B shall afford charges of the Water and electricity of the
         premises. Party B shall afford the addition charge for the 300KVA. All
         fee will be deal by Party A.

5.       Party A shall have the property administration policy and the guard to
         ensure Party B's security. Party B shall also follow the policy. Both
         parties will discuss in the further whether need pay the administration
         fee.

6.       The eastern elevator of the 9# Building will be used by Party B only,
         party A will be full responsibility of the maintenance and make sure
         repair within 24 hours. The maintenance fee will be charged Party A if
         it causes by the damage of the part of the elevator or other quality
         problem. The maintenance fee will be charged Party B if it cause by the
         incorrect operation.
<PAGE>   2
7.       By the End of the December of 1999, Party A shall clear the 3rd floor
         of 9# in order Party B's decoration. Party B will pay this rent from
         the first Feb. 2000.

8.       Party B will be as possible as not to damage the structure of
         construction for the decoration, for any special case, It's shall be
         get the permission from the Party A.

9.       Both Parties agree that the tenancy term shall from 1999/11/25 to
         2000/12/24. If both Parties wish to choose to renew or terminate this
         lease contract, it shall notify two months (60days) in advance. Party B
         shall be given priority of tenancy and purchase of this premises
         including the 4th floor of the 9# Building.

10.      The 3rd day of every month, Party B shall pay the rent, water and
         electrical fee of premises.

11.      If the rent is not paid from the due date, Party A will have the right
         to penalty Party B, which equals to 0.5% of monthly rent. The overdue
         is more 7 days and one month less, party B shall pay one-month fee.

12.      This Contract have four copies, Party A and party B shall each possess
         two copy of this contract. The contract will be effective after getting
         the signature form per Party.

13.      Any Party can't spread the content of the contract to others before get
         the permission from both Parties.

Party A Stamp                               Representative: Yu Feicang

Party B Stamp                               Representative: Zhu Maozhi

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