Document:

Lease Agreement dated February 23, 2005

 EXHIBIT 10.2 
  
 Lease Agreement 
  
 This Lease Agreement is made on this 23th day of February 2005 by and between TaiHsing Printing and Binding Co., Ltd (the “Lessor”, hereinafter referred to as
“Party A”); and Silicon Motion Inc. (the “Lessee”, hereinafter referred to as “Party B”). 
  
 In consideration that any matter in connection with the Lease shall be binding the parties, the parties hereto agree to the terms and conditions contained hereunder:

  

	1.	Premises and Scope of Use 

  

	 	1.1	Address: Floors 1 and 2, No. 96, Min-Quan Road, Xin-Dian City, Taipei County 

  

	 	1.2	Scope of Use: No.96, Min-Quan Road, Xin-Dian City, Taipei County, the 1st Floor (covering Area A shown in the attached figure) and all of the 2nd Floor. 

  

	 	1.3	Lease Area: Pursuant to the certificate of ownership (including 2 parking spaces, No. 93 and 94 on B3) 

  

	 	1.4	Lease Purpose: Office use 

  

	2.	Lease Period 

  
 The lease term of the Agreement is a year and two months, commencing on the 1st of April 2005 and expiring on the 31st of May 2006. 
  
 No rentals shall be charged during the improvement period commencing on the
1st of March 2005 and expiring on the 31st of March 2005. 
  

	3.	Rentals and Deposit 

  

	 	3.1	The monthly rental for the premises is two hundred thousand NT Dollars (NT$200,000) (including 5% of tax); Party B shall pay a monthly rental to Party A prior to the 1st day of each
calendar month (however, Party B shall issue advance checks due monthly for a year at a time) without delay or objection for whatever reason. 

  

	 	3.2	The deposit is six hundred thousand NT Dollars (NT$600,000). 

  

	 	(1)	Payment: Party B shall pay Party A the deposit (the “Deposit”) upon execution of the Agreement. 

  

	 	(2)	Refund: Party A shall refund to Party B the deposit without interest upon termination or expiry, and Party B’s vacation of the premises. 

  

	4.	Restrictions on Use of Premises 

  

	 	4.1	Part B shall under no circumstances sublease, lend, assign, or in any manners transfer the premises, in part or in whole, to or allow any other third party to use the premises in
any manner without consent of Party A. 

  

	 	4.2	Upon termination or expiry of the Agreement, Party B shall vacate the premises, re-convey the premises to Party A unconditionally without delay or claims to any right, and shall not
claim against Party A for moving expense or any other expenses. 

  

	 	4.3	The premises shall be exclusively for use in compliance with applicable laws. No illegal use or storage of hazardous substances that may affect public safety will be allowed.

  

	 	4.4	No improvement or construction of the premises shall be made unless otherwise Party B notices Party A beforehand. In such a case, Party B shall neither impair the safety of the
original structure nor breach any related laws. 

  

	 	4.5	Party B shall observe the regulations for tenants relating to the premises. 

  

	5.	Risk Liability 

  

	 	5.1	Party B shall be liable for rectification or indemnity in case that any damage occurring to the premises can be attributed to Party B. 

  

	 	5.2	In case of any damage to the premises for reasons not attributable to Party B, Party A shall be liable to rectify the damage within 10 days. Party B may terminate this Agreement if
the premises can not be used or do not meet the purpose of use specified herein after such rectification. 

  

	 	5.3	In the event that Party B fails to pay rentals or makes improper use of the premises, the rentals due and payable as well the amount of compensation shall be withheld from the
deposit by Party A. 

  

	6.	Other Terms and Conditions 

  

	 	6.1	All taxes payable in respect of the premises, including, without limitation, the house tax and land tax, shall be born by Party A unconditionally. Charges for utilities, gas,
administration, telecommunications, and other additional supplies provided for use of the premises shall be born by Party B. 

  

	 	6.2	Upon termination or expiry of the Agreement, Party B shall pay off all charges payable to Party A or Party A may withhold these amounts of the charges from the deposit in priority.

  

	 	6.3	Upon vacation of the premises or termination of this Agreement, Party B agrees that any furniture or other articles left inside shall be regarded as being abandoned or be disposed
by Party A at its sole discretion without any objection. Any expense arising thereof shall be born by Party B in accordance with the previous paragraph. 

  

	 	6.4	Either party shall not terminate the Agreement prior to expiry without consent of the other party. In the event Party B intends to terminate the Agreement and moves out of the
premises prior to the expiry date, Party B shall pay Party A an amount equal to 2 months’ rentals for compensation. If Party A intends to take back the premises ahead of the time, Party A shall likewise pay Party B an amount equal to 2
months’ rentals for compensation. 

  

	 	6.5	In the event either party no longer desires to renew the Agreement, a written notice shall be given to the other Party 60 days prior to expiry of the Agreement.

  

	 	6.6	Air-conditioner equipment, including condenser, air-conditioner machine, electric control panel, and telecommunications cabinet comes with a one-year warranty unconditionally. In
the event of damages due to man-made factors, Party B shall be liable for repairing or indemnity. In case of malfunctions of the aforesaid equipment, Party A shall unconditionally accomplish the repairing within a period of time given by Party B.
Party B shall be responsible for maintenance of all of the equipment mentioned above during the lease period. 

  

	 	6.7	In case that the Lessor is willing to continually lease out the premises upon expiry of the Agreement, the Lessee has the priority to lease the premises from the Lessor.

  

	7.	Penalties 

  

	 	7.1	Party A may terminate the Agreement in case Party B breaches the use of the premises and fails to rectify the breach or rectifies the breach incompletely upon Party A’s request
within a given amendment period. 

  

	 	7.2	Party B shall vacate the premises and reconvey the premises to Party A from the next day of expiry or termination of the Agreement without delay or claims to any right for whatever
reason. Failure to vacate and reconvey the premises may subject Party B to a penalty twice as much as the rental requested by Party A until the reconveyance date. 

  

	 	7.3	In the event of any breach of any provision of the Agreement by a party causing damages to the rights and interests of the other party, such party shall indemnify the other party
for the damages litigation fee, attorney fee (as per minimum charging standard approved by the tax authority) or other costs incurred. 

  

	 	7.4	Party B’s failure to pay the rental for a month as scheduled by shall be deemed to be in breach of the Agreement. 

  

	 	7.5	In case of either party in breach of the Agreement, the other party may terminate the Agreement and may claim for compensation in case of any damage. 

  

	8.	Matters Subject to Compulsory Execution 

  
 Upon expiry of the Agreement, the Lessee shall pay rentals, penalties and reconvey the premises, and the Lessor shall refund the deposit. Failure to
perform the foregoing obligations shall be subject to compulsory execution. The aforesaid terms and conditions are agreed to by the parties hereto. In witness whereof, the parties sign the Agreement in triplicate, each party shall retain one copy,
and cause this Agreement to be executed on the date and year first above written. 
  
 Lessor (Party A): Tai-Hsing Printing and Binding Co., Ltd 
 Responsible Person: /s/ Chih-Li, Lin 
 Tax No.: 04491400 
 Address: No. 33 Bao-Xing Road, Xin-Dian City, Taipei
County 
 Tel: 2913-8623 
  
 Lessee (Party B): Silicon Motion Inc. 
 Responsible Person: /s/ James Chow

 Tax No: 97440546 
 Address: No 20-1, Tai-Yuan Street, Jhu-Bei
City, Hsin-Chu County 
 Tel: (03) 552-6888 
  

 Real Estate Broker: /s/ Li-Jung, Shen 
 Tel: (02) 2219-9566 
 Address: 7F, No. 119, Min-Quan Road, Xin-Dian City, Taipei County 
 Broker Certificate Number: (90) Pei-Hsian-Tze No. 000196 
  
 February 23, 2005Lease Agreement dated November 27, 2003

 EXHIBIT 10.3 
  
 Lease Agreement for TAI YUEN HI-TECH INDUSTRIAL PARK Building 
  
 The Lease Agreement is made on the 27th day of November 2003 by and between Silicon Motion,
Inc. (hereinafter referred to as “the Lessee”); and Winsome Development Inc. (hereinafter referred to as “the Lessor”). 
  
 In consideration that any step taken in good faith under or in connection with the Lease for TAI YUEN HI-TECH INDUSTRIAL PARK Building shall be binding the parties, the
parties hereto agree the following terms and conditions: 
  

	1.	Premises 

  
 The Lessor intends to lease the premises mentioned below to the Lessee: 
  

	 	(1)	Location: No 20-1 Tai-Yuan Street, Jhu-Bei Li, Jhu-Bei City, Hsin-Chu County. The total area of the premises: four hundred and eighty-two point sixty five (482.65) Pins (Parking
Lots: three parking lots, No. 15, 16 and 17, on the second floor of basement in Area BCD is to be used by the Lessee.) 

  

	 	(2)	The Lessor shall ensure that the Lessor has clear titles to the property. 

  

	2.	Rental 

  

	 	(1)	The monthly rental for the premises is four hundred and twenty thousand NT Dollars (NT$420,000), taxes included. 

  

	 	(2)	The rental shall be paid monthly. The Lessee shall issue checks due monthly for a year to the Lessor. The issuance date shall be the first date of each month under the lease
agreement. The Lessor shall issue invoices to Lessee after cashing these checks. The checks for the rental of the second lease year shall be issued in the manner as mentioned above, and shall be delivered to the Lessor before the due date of the
check for the last payment of the first year. In case of dishonor of any of these checks, the Lessee shall be penalized 1% of the monthly rental as the overdue payment for each day. 

  

	3.	Deposit 

  
 Upon signing of this lease agreement, the Lessee shall make a payment of one million two hundred and sixty thousand NT dollars (NT$1,260,000) (equivalent to rentals for three months, tax-included) as the deposit.
Should the Lessee be liable for any failure of payment of rental upon the request of the Lessor or any damage resulting from any material improper use of the premises determined by the parties, such amount may be directly deducted from the deposit.
Upon termination or expiry of the agreement, the deposit, after deduction of unpaid fees, shall be refunded to the Lessee without interest after the Lessee has vacated and returned the premises and where there is no damage confirmed. 
  

	4.	Lease Period: 

  
 The lease term of the agreement is two years, starting from the 1st of March 2004 to the 28th of February 2006. In case that the the Lessor intends to
continually lease out the premises upon expiry of the agreement, the Lessee shall have the priority to lease the premises from the Lessor. In such a case, the Lessee shall notice the Lessor three months prior to the expiration of the agreement, and
the terms and conditions in respect to the lease shall be negotiated separately. 
  

	5.	Use of Premises 

  

	 	(1)	The Lessee shall under no circumstances sublease, lend, assign, or in any manners transfer to others the right to use all of or part of the premises without the written consent of
the Lessor. 

  

	 	(2)	The Lessee shall observe the “Regulations for TAI YUEN HI-TECH INDUSTRIAL PARK”, and no illegal use or storage of hazardous substances that may affect public safety will
be allowed. 

  

	 	(3)	a) No improvement or construction of the premises shall be made unless otherwise the Lessee notices the Lessor beforehand. In such a case, the Lessee shall neither impair the safety
of the original structure nor breach any related laws. In the event of any breach, the Lessee shall be liable to rectify the fault, or otherwise, the Lessor may terminate the agreement; and, the Lessee is obliged to remove any improvement and
equipment and return the premises described under Article 9 (2) of the agreement. The Lessee shall be liable for any damage resulting from infringement to the third parties and which can be attributed to the Lessee. The Lessee shall be also liable
for any indemnity or expense arising from the infringement. 

  

	 	  	b) Upon any required improvement for equipment (such as ceiling or air conditioners), the Lessor shall neither impair the safety of the original structure nor breach any related
laws. The Lessor shall indemnify or be liable for any expense incurred thereof, where such a breach causes damages to the third parties or the Lessee. 

  

	6.	Damage 

  

	 	(1)	The Lessee shall be liable for rectification or indemnity in case that any damage occurring to the premises can be attributed to the Lessee. 

  

	 	(2)	The Lessor shall be liable to rectify the damage that cannot be attributed to the Lessee. In case of the Lessor’s failure to rectify the damage upon the request of the Lessee,
the Lessee may rectify or have someone rectify the damage at the expense of the Lessor. 

  

	7.	Expense and Tax 

  

	 	(1)	The Lessor shall pay the house tax and land tax of the premises while the Lessee shall pay the expenses of utilities, telecommunication, cleaning, waste disposal, equipment
maintenance, and administration and other expenses resulting from the use of the premises. 

  

	 	(2)	The Lessee shall pay off the aforementioned expenses during the lease term no matter whether the Lessee uses the premises. 

  

	8.	Penalties 

  

	 	(1)	The Leasor may terminate the agreement in case the Lessee’s use of the premises breaches the agreement hereof and the Lessee fails to rectify the breach or rectifies the breach
incompletely upon the Lessor’s request within a seven-day amendment period. 

  

	 	(2)	Either of the parties covenants to indemnify the other party for any loss or related expense resulted from the party’s breach of the agreement. 

  

	 	(3)	Unless the Lessor agrees to renew the agreement in written, the Lessee shall restore, vacate and return the premises to the Lessor from the next day of expiry or termination of the
agreement, without delay or claims to any right. Failure to vacate and return the premises may lead to a breach penalty to the Lessee of twice as much as the rental until the date the premises are vacated and re-conveyed. 

 

	 	(4)	Upon the Lessee’s failure to pay the rental for two months, the Lessor may terminate the agreement in written form, unless the Lessor fails to fulfill any previous payment or
obligation to Lessee. 

  

	 	(5)	In case either of the parties breaches the agreement and fails to rectify the breach or rectifies the breach incompletely upon the request of the other party within a seven-day
amendment period, the other party may terminate the agreement in written form and claim for indemnity of, if any, loss. 

  

	9.	Termination of Agreement 

  

	 	(1)	Either of the parties shall not terminate the agreement before expiry of the agreement without the other party’s written consent. If the Lessee intends to terminate the
agreement and moves out before expiry of the agreement, the Lessee shall give the Lessor a prior written notice three month ago and indemnify the Lessor for rentals of three months as compensation. If the Lessor intends terminate the lease before
expiry of the agreement, the Lessor shall also give the Lessee a prior written notice three month ago and indemnify the Lessor for rentals of three months as compensation. 

  

	 	(2)	Upon termination or expiry of the lease agreement, the Lessee shall restore, vacate the premises, and return the premises to the Lessor. Any remaining furniture, equipment or stuff
will be regarded as waste and shall be at the Lessor’s disposal while any expense incurred thereof shall be at the Lessee’s expense and deducted from the deposit. The Lessee shall neither claim any right with excuses nor claim for any
expense to the Lessor. 

  

	10.	Notarization of Lease Agreement 

  

	 	(1)	Both the Lessor and Lessee shall jointly have the lease agreement notarized at the Taiwan HsinChu District Court. The parties shall share the notarization fee equally.

  

	 	(2)	Compulsory execution procedure will be taken upon the Lessee in case of the Lessee’s failure to pay the rentals, breach penalties, or vacation of the premises upon expiry of
the agreement. Compulsory execution procedure will also be taken upon the Lessor for the leasor’s failure to return the deposit or pay the breach penalties. 

  

	11.	Jurisdiction Court 

  
 The parties agree that the Taiwan HsinChu District Court as the court of first instance governing any proceeding arising in relation hereto. 

 

	12.	Miscellaneous 

  

	 	(1)	During the term in respect of the Lessee’s improvement of the premises, rentals are waived while the Lessee shall be liable for the expenses provided in Article 7 under the
agreement. 

  

	 	(2)	The lease agreement is made in triplicate; each party and the court shall hold one copy. 

  

 Contractors: 
  
 Lessee: Silicon Motion, Inc. 
 Statutory
Agent: /s/ James Chow 
 Tax Number: 97440546 
 Address: 3F-8, No. 81 ShuiLi Road, HsinChu City 
 Telephone: 03-5720699 
  
 Lessor: Winsome Development Inc. 
 Statutory Agent: /s/ ChenHua Lee 
 Tax
Number: 86321500 
 Address: 12F, No. 2, Sec. 2, TunHua S. Road, Taipei City 
 Telephone: 02-23252000 
  
 Date:

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