Document:

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                                                                   EXHIBIT 10.17

                             DATED 16TH April 1999

                                     LEASE

                                       of

                               8 Blackstone Road,
                           Huntingdon, Cambridgeshire
                                    PE19 6EF
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THIS LEASE is made the 16th day of April  One thousand nine hundred and ninety
nine

B E T W E E N WINTERTHUR LIFE UK LIMITED whose registered office is at

Basingstoke Hampshire RG21 6SZ ("the Landlord") (1) and

GENOMIC SOLUTIONS LIMITED whose registered office is at Unit 3 Forge Close

Little End Road Eton Socon St Neots Cambridgeshire PE19 3TP ("the Tenant") (2)

GENOMIC SOLUTIONS INC of 4355 Varsity Drive, State East, Ann Arbor, MI 48108

USA ("the Surety") (3)

THIS DEED WITNESSESS THAT:

1.  INTERPRETATION
In this lease:

1.l   A reference to an Act of Parliament (or a section of an Act of Parliament)
      refer to that Act (or section) as it applies at the date of this lease and
      any later amendment or re-enactment of it and to any instruments rules
      regulations or orders made under such Act or section.

1.2   A right given to the Landlord to enter the Property extends to anyone
      the Landlord acting reasonably authorites to enter, and includes the
      right to bring workmen and appliances onto the Property for the purpose
      stated in the relevant provision of this lease.

1.3   Where the Tenant agrees in this Lease not to do or not to omit anything
      that also means that the Tenant will use reasonable endeavours not to
      permit or suffer anyone else to do or omit that thing where the Tenant is
      aware that such act is being done or thing being omitted.

1.4   The expression "the Landlord" includes where the context admits the
      person who for the time being owns the interest in the Property which
      gives the right to possession of it when this lease ends.

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1.5   The expression "the Tenant" includes where the context admits the person
      who for the time being is entitled to the Property as Tenant under this
      lease

1.6   If under this lease there is more than one tenant or landlord any
      reference to "the Tenant" or "the Landlord" will be deemed to refer to
      each tenant or landlord and any obligation on the part of the Tenant or
      the Landlord (as the case may be) can be enforced against all of the
      tenants or all of the landlords (as the case may be) jointly and against
      each individually and any notice to be served on the Tenant or the
      Landlord will be validly served if served on any one or more of (as the
      case may be) the tenants or the landlords.

1.7   Words importing the singular are to be considered where appropriate as
      including the plural and vice versa.

1.8   Words importing the masculine are to be considered where appropriate as
      including the feminine and neuter and vice versa.

1.9   Unless the context requires the expressions to be interpreted differently,
      references in this lease to a "clause" "sub clause" "schedule" or
      "paragraph" are references to the appropriately numbered clause,
      sub-clause, schedule or paragraph of this lease.

1.10  The contents section and headings set out in this lease are included for
      ease of reference only, and should not be taken to affect the meaning of
      the provisions to which they refer.

1.11  The schedules are incorporated in this lease and the Landlord and the
      Tenant agree to be bound by their provisions.

1.12  Unless the context requires the expressions to be interpreted differently,
      the following terms have the following meanings in this lease:

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"Impositions"                       means rates, taxes, assessments, duties,
                                    impositions, and outgoings relating to the
                                    Property whether parliamentary, parochial,
                                    local or of any other description and
                                    whether or not of a capital or non-recurring
                                    nature
"Mortgagee of the Landlord"         means any mortgagee from time to time
                                    having a legal charge over the Landlord's
                                    interest in the Property regardless
                                    of whether or not notice of the legal
                                    charge has actually been given to the Tenant

"the Plan"                          means the plan attached to this lease

"the Planning Acts"                 means (subject to sub-clause 1.1) the Town
                                    and Country Planning Act 1990, the Planning
                                    (Listed Buildings and Conservation Areas)
                                    Act 1990, the Planning (Hazardous
                                    Substances) Act 1990, the Planning
                                    (Consequential Provisions) Act 1990 and the
                                    Planning and Compensation Act 1991

"the Property"                      means 8 Blackstone Road, Huntingdon PE19 6EF
                                    as the same is shown for identification
                                    purposes only edged red on the Plan

"the Rent"                          means:

                                    (A) For the period from the 25th March 1999
                                        to the 24th December 1999 the sum of
                                        one peppercorn (if demanded).

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                                     [MAP]

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          Townsends                 For the period 25th December 1999 to 26
                                    March 2000 the sum of Twelve Thousand Five
                                    Hundred Pounds (Pound Sterling 12,500).

                                    For the period 25th March 2000 to 23rd June
                                    2000 the sum of Sixteen Thousand Seven
                                    Hundred Pounds (Pound Sterling 16,700)

                                    For the period 26th June 2000 to 30th
                                    October 2000 the sum of Sixteen Thousand
                                    Seven Hundred Pounds (Pound Sterling 16,700)

                                    For the period 31st October 2000 to 26th
                                    December 2000 the sum of Sixteen Thousand
                                    Seven Hundred Pounds (Pound Sterling 16,700)

                                    For the period 25th December 2000 to 24th
                                    December 2001 the sum of Sixty Thousand
                                    Pounds (Pound Sterling 60,000)

                                    For the period 25th December 2001 to the
                                    24th March 2002 the sum of Fifteen Thousand
                                    Pounds (Pound Sterling 15,000)

                                    For the period 25th March 2002 to the 24th
                                    December 2003 the sum of Seventy Thousand
                                    Pounds (Pound Sterling 70,000)

                                    For the period 25th March 2003 to the 24th
                                    March 2003 the sum of Fifty Two Thousand
                                    Five Hundred Pounds (Pound Sterling 52,500)

                                    During each successive Review Period a rent
                                    equal to the Rent previously payable under
                                    this lease or such revised Rent as may be
                                    determined in accordance with the provisions
                                    of the Schedule whichever is the higher

          "the Rent Commencement
          Date"                     means the 16th April 1999

          "the Review Date"         means the 25th day of December
                                    in the years 2003 and 2008

          "Review Period"           means the period starting on any
                                    Review Date up to and including the day
                                    before the next Review Date or starting with
                                    the last Review Date up to the end

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                                    of the Term

      "Service Media"               means ducts, sewers, drains,
                                    watercourses, gutters, downspouts, gas
                                    pipes and meters, electric wires and meters,
                                    optical fibres and all other conducting
                                    media

      "the Term"                    means the term of 10 years commencing
                                    on the 16th April 1999 together with any
                                    lawful period of holding over or extension
                                    under statute or common law

      "VAT"                         means Value Added Tax and any similar tax
                                    from time to time replacing or supplementing
                                    it

1.13  Unless the context requires the expressions to be interpreted
      differently, any terms defined elsewhere in this lease have the meanings
      set out in their respective definitions when they are used in this lease.

2. THE DEMISE

IN consideration of the rents and covenants on the part of the Tenant and the
conditions reserved and contained in this lease THE LANDLORD DEMISES to the
Tenant the Property subject to but with the benefit of all matters contained in
the registers of Title Numbers CB88918 and CB 118393.

2.1   EXCEPT AND RESERVED to the Landlord a Mortgagee of the Landlord and any
      tenants and other occupiers of the any adjoining or neighbouring property
      and others entitled to such rights.

      2.1.1  the right for the Landlord a Mortgagee of the Landlord and the
             tenants and occupiers of any adjoining or neighbouring property as
             often as necessary on reasonable notice and by prior appointment to
             enter the Property for the

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          purpose of

               2.1.1.1   inspecting, cleaning, emptying, repairing, renewing, or
                         connecting into any of the Service Media or

               2.1.1.2   executing any works necessary in order to comply with
                         the requirements of any local or other Authority or

               2.1.1.3   inspecting, painting, cleaning, or repairing or
                         altering or carrying out other works on any adjoining
                         or neighbouring property and/or any building thereon

               2.1.1.4   exercising or carrying out its rights and obligations
                         under this lease

the Landlord tenant or person so entering forthwith remedying any damage caused
by such entry and exercising this right so as to cause as little inconvenience
to the Tenant as is reasonably practicable.

      2.1.2  the right of support from the Property for the property adjoining
             the Property.

      2.1.3  all or any rights of light or other easements or quasi-easements
             (if any) enjoyed by the Property over the Property.

      2.1.4  the right to rebuild and make any additions or alteration in
             adjoining or neighbouring property or buildings whether belonging
             to the Landlord or not provided hat no damage is caused to the
             Property in exercise of such right and that this right is exercised
             so as to cause as little inconvenience to the he Tenant as
             possible.

2.2   AND SUBJECT to all matters affecting the Landlord's title to the Property
      at the date of this lease and to all other rights and easements (if any)
      belonging to or enjoyed by any adjoining or neighbouring property.

2.3   TO HOLD the Property (except and reserved and subject as mentioned above)
      to the Tenant for the Term the Tenant YIELDING AND PAYING therefor to the
      Landlord

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      during the Term the Rent by four quarterly payments in advance on the
      usual Quarter Days for payment of rent in every year the first payment of
      one quarter's rent or a proportionate part to be made on the date of this
      lease in respect of the period from the Rent Commencement Date up to and
      including the day prior to the Quarter Day next following the date of this
      lease

3. THE TENANT'S COVENANTS
THE TENANT hereby COVENANTS with the Landlord as follows:

3.1   3.1.1  Rent

             The Tenant will pay to the Landlord the Rent on the days and times
             and in the manner set out in this lease for payment of those sums
             without any deduction or set off (except where lawfully made
             pursuant to statute).

      3.1.2  VAT

             The Tenant will pay to the Landlord the Rent on the days and times
             and in the manner set out in this lease for payment of those sums
             without any deduction or set off (except where lawfully made
             pursuant to statue).

3.2   Outgoings

      The Tenant will during the Term bear pay and discharge all existing and
      future imposition assessed, charged or imposed on the Property except for
      Impositions payable by the Landlord (other than VAT) occasioned by receipt
      of the rents under this Lease or by any dealing with its reversionary
      interest.

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3.3   Interest

      The Tenant will pay interest for each day late at an annual rate
      equivalent to 4% over Lloyds Bank plc Base Rate or its equivalent for the
      time being upon the Rent or other monies from time to time falling due by
      the Tenant to the Landlord under this lease or arising out of or connected
      with or referably to this lease (but not on interest payable under this
      sub-clause) where such sums have been outstanding for more than twenty one
      days after they have fallen due and whether they have been formally
      demanded or not such interest to be payable in respect of the period from
      the date on which the Rent or other monies, fail due to the date of
      payment and to be payable at the rate mentioned above after as well as
      before any judgment relating to the Rent or such other monies, and to
      apply at that rate to any costs fees or similar expenses properly incurred
      by the Landlord in obtaining or enforcing any such judgement BUT so that
      the provisions of this sub-clause 3.3 shall not restrict or cancel any
      other right which the Landlord may have under this lease.

3.4   Water, gas and electricity

      The Tenant will pay for all water electricity and gas consumed on the
      Property and will pay all standing or other related charges and will
      observe and perform all regulations made by the relevant authorities in
      respect of such services and will indemnify and keep indemnified the
      Landlord at all times in respect of the non-payment of the water
      electricity or gas charges or non-observance or non-performance of all or
      any of those regulations in respect of the Property during the Term.

3.5   Repair

      The Tenant will

      3.5.1  not do or permit to be done during the Term any damage or waste to
             the property or any of the fixtures and fittings in the Property.

      3.5.2  maintain and keep the Property in good and substantial repair and
             condition.

      3.5.3  (without restricting sub-clause 3.5.2) keep all parking areas on
             the Property maintained and tidy and keep all landscaped areas on
             the Property properly

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             cultivated and tidy.

      3.5.4  make good all damage to the Property but excluding

             3.5.4.1  damage by fire and other insured risks or risks against
                      which the Landlord is obliged to insure under the terms of
                      this Lease except when the insurance monies are rendered
                      wholly or partly irrecoverable wholly or partly because of
                      the act neglect or default of the Tenant or any person
                      under its control.

             3.5.4.2  structural or inherent defects

             3.5.4.3  damage which other persons are obliged to remedy pursuant
                      to clause 2.1 of this Lease

3.6   Redecoration

      Without restricting or cancelling any other obligation of the Tenant under
      this lease, the Tenant will

      3.6.1  within three months of the date hereof, and during the fifth year
             of the Term and during the last two months (however the Term may
             come to an end) of the Term in a good and workmanlike manner to the
             reasonable satisfaction in all respects of the Landlord redecorate
             the whole of the interior of the Property which has previously been
             or would usually be decorated with appropriate treatment using only
             good quality materials.

      3.6.2  within three months of the date hereof and during every fifth year
             of the Term and during the last two months (however the Term may
             come to an end) of the Term in a good and workmanlike manner to the
             reasonable satisfaction in all respects of the Landlord redecorate
             the whole of the exterior of the Property which has previously been
             or would usually be decorated with appropriate treatment using only
             good quality materials in the same colour and style or as similar
             as may be reasonably possible as that used previously provided that
             the covenants in this clause 3.6 relating to the last two months of
             the Term shall not apply where the Tenant shall have redecorated
             the Property less than 12 months prior to the expiry of the Term.

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3.7  Notice to repair
     The Tenant will

     3.7.1 allow the Landlord at all reasonable times having given at least 48
           hours written notice to the Tenant to enter the Property for the
           purpose of examining the state and condition and use made of the
           Property and of the fixtures and fittings in the Property and of
           taking inventories of such fixtures and fittings and drawing plans of
           the Property but not so often as to be unreasonable and giving and
           leaving upon the Property for the Tenant notice in writing of any
           wants of repair defects and misuse which have been discovered and for
           which the Tenant may be liable under the covenants contained in this
           lease and

     3.7.2 if the Tenant fails to comply with such a notice as is mentioned in
           sub-clause 3.7.1 within such time as may be reasonable in the
           circumstances or in particular (and without restricting the rest of
           this sub-clause 3.7.2) fails at any time to perform any of the
           covenants set out in this lease relating to repair redecoration or
           the carrying out of any works which ought to be carried out on the
           Property by the Tenant within a reasonable period after written
           notice of such failure shall have been given to the Tenant permit the
           Landlord (but without restricting or cancelling the right of re-entry
           contained later in this lease) to enter upon the Property and repair
           redecorate or carry out such works at the expense of the Tenant and
           the Tenant will pay to the Landlord within 21 days of receiving a
           written demand the proper cost of any such repair decorations or
           other works carried out by the Landlord as mentioned above but so
           that such sums will bear interest as mentioned in sub-clause 3.3 with
           such interest running from the date 21 days after the Tenant receives
           the written demand.

3.8 Alterations
      The Tenant will

      3.8.1  not without the Landlords prior consent such consent not to be
      unreasonably withheld or delayed

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               3.8.1.1  make any addition or alteration whatsoever to the
                        Property or to the Landlord's fixtures and fittings or
                        arrangement of the gas, heating, lighting, sanitary or
                        other installations of the Property or in any way cut,
                        alter, injure or disfigure any of the doors, ceilings,
                        windows or walls of the Property ALWAYS PROVIDED that
                        the Landlord's consent shall not be required for
                        internal non-structural alterations or additions
                        including the installation removal or relocation of
                        internal demountable partitioning

     3.8.2    on receiving a written request from the Landlord immediately pull
              down and remove any erection, alteration or addition erected or
              made in breach of sub-clause 3.8.1 and make good any damage caused
              thereby BUT so that this sub-clause 3.8.2 shall not in any way
              restrict or cancel any other remedy which the Landlord may have.

     3.8.3    not apply any substances or coating to the inside or outside of
              the windows of the Property.

3.9  Obstructions
     The Tenant will not obstruct any part of the Property or exit which the
     local Fire Officer requires to be used as a means of escape in the event of
     fire or other emergency.

3.10 Alienation generally

     3.10.1   The Tenant will not part with or share possession or occupation
              of, or grant to anyone else any right over or interest in, the
              whole (as opposed to part) of the Property except by an assignment
              or underletting in accordance with subclauses 3.11 (for an
              assignment) or 3.12 (for an underletting);

     3.10.2   The Tenant will not in any circumstances assign or underlet, or
              part with or share possession or occupation of, or grant to anyone
              else any right over or interest in, any part or parts (as opposed
              to the whole) of the Property, except

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              by an underletting in accordance with subclause 3.12.

    3.10.3    For the purposes of this sub-clause 3.10 and sub-clauses 3.11 and
              3.12 the word "underletting" includes the creation of any
              derivative term and "underlease" and "undertenant" have
              corresponding meanings and the word "assignment" includes any
              assignment of the Term or any derivative term or any estate or
              interest in the Property and "assign" has a corresponding meaning

    3.10.4    The Tenant will within twenty-eight days of every assignment
              underlease or other transfer of the Property or any part of the
              Property or other devolution of the interest of the Tenant in the
              Property or of any derivative interest give notice of that to the
              Landlord and at the same time will produce a copy certified by a
              solicitor of the relevant assignment underlease or other transfer
              or document effecting or evidencing such devolution for
              registration with the Landlord and pay to it a reasonable fee
              being not less than twenty-five pounds and VAT on such fee for
              every such registration

BUT nothing contained in this sub-clause 3.10 or sub-clauses 3.11  or 3.12 shall
prevent the Tenant from sharing occupation of the whole or any part or parts of
the Property with any one company ("the Group Company") which is for the time
being a subsidiary of the Tenant or the holding company of the Tenant or which
is another subsidiary of the holding company of the Tenant (in each case within
the meaning of Section 736 of the Companies Act 1985) subject to the following
conditions:

    A         no relationship of landlord and tenant shall be created or be
              deemed to exist between the Tenant and the Group Company

    B         the Group Company shall not be given exclusive occupation of the
              whole or any part of the Property

    C         the right of any company to occupy the Property or any part
              thereof shall determine upon such company ceasing to be a Group
              Company or not later

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             than the determination (for any reason whatsoever) of the Term

     D       no transfer or creation of a legal estate shall take place in
             connection with such sharing of occupation

     E       the Tenant shall give to the Landlord written notice of the name
             and principal office of the Group Company prior to its occupation

     F       the Tenant shall indemnify the Landlord against any damages,
             claims, costs and expenses arising directly or indirectly from such
             occupation by the Group Company

3.11 Alienation - Assignment

     3.11.1 The Landlord shall be entitled (for the purposes of Section 19(1A)
            of the Landlord and Tenant Act 1927) to withhold its consent to the
            proposed assignment if:

            3.11.1.1   the proposed assignee (if an individual) or any director
                       of the proposed assignee (if the proposed assignee is a
                       corporate body) has been convicted of a criminal
                       conviction involving dishonesty or criminal damage in the
                       five years preceding the date of the proposed assignment;

            3.11.1.2   when the proposed assignee is one or more individuals:
                       that individual or any of them is an undischarged
                       bankrupt or has within the preceding five years had a
                       receiving order made against him or an interim receiver
                       appointed of his property;

            3.11.1.3   when the proposed assignee is one or more companies; it
                       or any of them is in compulsory or voluntary liquidation
                       (unless that is solely for the purpose of amalgamation or
                       reconstruction when solvent), an administrative receiver
                       or receiver of it (or any of them) has been appointed, or
                       an administration order has been made in respect of it
                       (or any of them);

            3.11.1.4   the proposed assignee(or if the proposed assignee is more
                       than one person one or more of them) has within the
                       preceding five

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                       years entered into any arrangement with his creditors.

3.11.2      The Tenant will not assign the whole of the Property unless:

            3.11.2.1   the Tenant first obtains the Landlord's written consent
                       (such consent not to be unreasonably withheld or delayed)
                       to the proposed assignment and the identity of the
                       proposed assignee;

            3.11.2.2   the Tenant shall up to the date of the proposed
                       assignment have paid all Rent due

            3.11.2.3   the proposed assignee is able to demonstrate to the
                       reasonable satisfaction of the Landlord that it has
                       sufficient financial status to meet its obligations under
                       the Lease:

                       or

                       the proposed assignee provides a parent company guarantor
                       who is able to demonstrate to the reasonable satisfaction
                       of the Landlord that it has sufficient financial status
                       to act as guarantor and who will before the assignment is
                       completed execute with the assignee a counterpart Licence
                       under which the parent company guarantor guarantees the
                       performance of the assignee in such form as the Landlord
                       may reasonably require;

                       or

                       the assignee will execute and deliver to the Landlord a
                       rent deposit deed for such sum as the Landlord may
                       reasonably determine in such forms as the Landlord may
                       reasonably require together with the payment by way of
                       cleared funds of the sum specified in the rent deposit
                       deed;

                       or

                       two Directors of the proposed assignee (or other such
                       guarantor or guarantors approved by the Landlord such
                       approval not to be unreasonably withheld or delayed) will
                       before the

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                       assignment is completed execute with the assignee a
                       counterpart Licence under which such Directors or other
                       such guarantor or guarantors guarantee the performance
                       of the assignee in such form as the Landlord may
                       reasonably require.
            3.11.2.4   before the assignment is completed the Tenant and the
                       assignee have first executed a counterpart licence
                       including:
                       (a)   an authorized guarantee agreement as defined by and
                             in accordance with the provisions of the Landlord
                             and Tenant (Covenants) Act 1995 by the Tenant with
                             the Landlord under which the Tenant:
                             (aa) guarantees the performance by the proposed
                                  assignee of all the covenants on the part of
                                  the Tenant contained in this lease

                             (bb) is liable to the Landlord as principal debtor
                                  and is not released even if the Landlord gives
                                  the proposed assignee extra time to comply
                                  with any obligation or does not insist on its
                                  strict terms

                             (cc) agrees that, in the event that this Lease is
                                  disclaimed and on being so required by the
                                  Landlord by notice within 60 days after such
                                  disclaimer, he will accept the grant of a new
                                  tenancy of the demised premises:

                                  (i)   on the same terms and conditions as this
                                        Lease at the date of the disclaimer
                                        subject to any necessary modifications
                                        and save that he shall not be required
                                        to procure that any other person is made
                                        a party to the Lease as guarantor and

                                  (ii)  for a term expiring on the contractual

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                                        expiry date of this lease

                                  - but so that if the Landlord so requests such
                                  authorized guarantee agreement may be set out
                                  in a document separate from the licence

                       (b) a direct covenant by the assignee with the Landlord
                           to observe and perform the covenants by the Tenant
                           and the conditions and provisions contained in this
                           Lease for all the unexpired residue of the Term;

3.12   Alienation - Underletting

       3.12.1 The Tenant will not underlet the whole or any part or parts of the
              Property unless:

              3.12.1.1 the Tenant first obtains the Landlord's written consent
                       (such consent not to be unreasonably withheld or delayed)
                       to the proposed underletting and the identity of the
                       proposed undertenant;

              3.12.1.2 before any underletting is completed the Tenant and the
                       proposed undertenant first execute a counterpart licence
                       in such form as the Landlord reasonably requires
                       permitting the underletting. Such licence is to include a
                       direct covenant by the undertenant with the Landlord to
                       observe and perform the covenants by the Tenant and the
                       conditions and provisions contained in this lease but
                       limited to the duration of such undertenant's lease and
                       not including the covenant to pay the Rent reserved by
                       this Lease;

              3.12.2 the proposed undertenant shall not be permitted to
                     underlet or part with or share possession or occupation
                     of the whole or any part of the premises underlet to it
                     (other than by an assignment to which the Landlord's
                     written consent has first been obtained, such consent not
                     to

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                       be unreasonably withheld or delayed) but otherwise the
                       underlease is in terms similar (in so far as is
                       consistent with the term of the underlease and extent of
                       the Property underlet) to this lease, or in such other
                       form as the Landlord may reasonably require;

              3.12.3   the Tenant and the undertenant agree in the underlease
                       that the provisions of Sections 24 to 28 of the Landlord
                       and Tenant Act 1954 are not to apply in relation to the
                       tenancy to be created by the underlease and before
                       entering into that agreement the Tenant and the
                       undertenant obtain an order from a competent court
                       authorizing them to do so

              3.12.4   the underlease is granted at a rent not less than the
                       lower of the full market rent for the Property or the
                       Rent (or in the case of an Underlease of part the lower
                       of the full market rent for the part of the Property
                       underlet or a proportionate part of the Rent) and the
                       Tenant may not charge any form of premium for granting
                       the underlease or accept rent more than one quarter in
                       advance;

              3.12.6   the Tenant covenants with the Landlord to take such steps
                       to enforce the provisions of the underlease as the
                       Landlord may reasonably require.

3.13  Access
      The Tenant will permit the Landlord and the other persons mentioned in
      sub-clause 2.1 to exercise the rights excepted and reserved by that
      sub-clause.

3.14  Use
      The Tenant will not use or occupy the Property or any part of the Property
      otherwise than for the uses specified in paragraphs B1 and B8 of the
      Schedule to the Town and Country Planning (Use Classes) Order 1987
      (to which the provisions of clause 1.1 of this Lease shall not apply) or
      such other use approved in writing by the Landlord (such approval not to
      be unreasonably withheld or delayed) and permitted by the Planning Acts.

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3.15 Nuisance
     The Tenant will

     3.15.1   not do anything which is, or omit to do anything and thereby
              cause, a nuisance to the Landlord or any of the tenants of the
              Landlord or the occupiers of any adjoining or neighboring
              property or which is or may be detrimental to the Property or the
              amenities of the neighborhood

     3.15.2   (without restricting sub-clause 3.15.1)not

              3.15.2.1  use the Property for any immoral or disreputable purpose

              3.15.2.2  hold any auction on the Property

              3.15.2.3  use all or any part of the Property for the repair,
                        maintenance, breaking or storage of motor vehicles

              3.15.2.4  use all or any part of the Property for the display
                        of items for retail sale.

              3.15.2.5  store any goods or items otherwise than temporarily
                        outside the buildings on the Property.

              3.15.2.6  deposit refuse other than in proper containers (which
                        the Tenant will have emptied regularly).

              3.15.2.7  use any car parking areas at the Property other than
                        for the parking of taxed and roadworthy motor cars and
                        light vans.

     3.15.3   from time to time pay all reasonable costs charges and expenses
              which may be incurred by the Landlord in abating any nuisance upon
              the Property caused by any act or omission of the Tenant or in
              executing all such works as may be necessary for abating any such
              nuisance in obedience to any notice requiring the nuisance to be
              stopped provided that the Tenant shall have first been given a
              reasonable opportunity to remedy the same.

3.16 Compliance with statutes

     The Tenant will at all times during the Term

     3.16.1 conform in all respects with the provisions of any general or local
     Act of

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<PAGE>   21

              Parliament and any instrument, rule, regulation or order made
              under any such Act, and with the Bye-Laws and regulations of any
              local or other authority or supply company (whether already or
              hereafter to be enacted or made) which may be applicable to the
              Property or any part thereof and in particular will not do or omit
              any act matter or thing in on or respecting the Property which may
              be required to be omitted or done (as the case may be) by the
              Planning Acts, the Factories Acts 1961, the Offices Shops and
              Railway Premises Act 1963, the Fire Precautions Act 1971 the
              Health and Safety at Work Act 1974 or the Environmental Protection
              Act 1990.

     3.16.2   indemnify and keep indemnified the Landlord against all
              proceedings costs expenses claims and demands in respect of any
              contravention by the Tenant of any of the provisions of the said
              Acts, Bye Laws, instruments, rules, regulations and orders or in
              respect of the Property provided always that the Tenant shall have
              no such liability where such contravention is caused by or has
              arisen from any act omission or negligence of the Landlord its
              servants agents or invitees.

3.17 Easements
     The Tenant will

     3.17.1   not stop up darken or obscure any window glass door or light nor
              give permission for any new window light opening doorway path
              passage drain or other encroachment to be made nor knowingly
              permit any easement to be acquired over or against the Property
              and
     3.17.2   if the Tenant shall become aware that any encroachment or easement
              shall be made or threatened to be made or any window or opening
              made or opened or threatened to be made or opened in any
              neighboring building (whether erected before or after the date
              this lease) or relating to any neighboring land which if not
              obstructed may be lapse of time confer on the owner of any
              neighbouring property a right of such access of light forthwith
              give written notice to that effect to the Landlord and permit the
              Landlord and its agents to

                                       19
<PAGE>   22

                    enter on the Property and inspect the Property and at the
                    Landlord's expense do all things which the Landlord may
                    reasonably require for preventing the making of such
                    encroachment or the acquisition of such right or easement.

3.18      Safe use of the Property

          The Tenant will take all reasonable steps to ensure that

          3.18.1    nothing of an explosive or highly inflammable nature shall
                    be brought into or stored in the Property unless it is used
                    and kept in accordance with all relevant statutory safety
                    requirements

          3.18.2    no engine machinery safe or other heavy article which in
                    the reasonable opinion of the Landlord is likely to affect
                    the stability of the structure of the Property or any
                    adjoining or neighbouring property or building shall be
                    brought into or stored in the Property.

          3.18.3    no petrol driven vehicle shall be taken or driven into any
                    building forming part of the Property.

          3.18.4    no goods or signs are stored or placed in the roads, paths,
                    loading areas or car parking areas forming part of or
                    adjacent to the Property.

          3.18.5    the Property is equipped with good and sufficient fire
                    fighting equipment to the reasonable satisfaction of the
                    Landlord and of a type to comply with the requirements of
                    the local Fire Officer, and will ensure that such equipment
                    is maintained in good working order.

          3.18.6    no process is carried out or equipment kept or used on the
                    Property which is likely to damage the Property or any
                    other property or is likely to interfere with processes
                    carried out or equipment used elsewhere or on any
                    neighbouring property.

3.19      Signs

          The Tenant will not exhibit either on the external walls or in or on
          the windows or on the doors of the Property so as to be visible from
          outside the Property, or exhibit in

                                       20

<PAGE>   23

                    the grounds forming part of the Property any notice, sign or
                    announcement except such as may first be approved in
                    writing by the Landlord such approval not to be
                    unreasonably withheld or delayed provided that a sign
                    indicating the name of the Tenant and the nature of its
                    business in keeping (both as to design and size) with the
                    building on the Property shall not require such consent.

3.20       Notices received

           The Tenant will

           3.20.1   notify the Landlord within seven days (or sooner if
                    necessary) of receiving them of all notices orders and
                    proposals (including rating proposals) served under any
                    Statute order regulation instrument or bye-law on the Tenant
                    or the Property and

           3.20.2   if required by the Landlord produce such notices orders
                    and proposals to the Landlord or its agents and

           3.20.3   not agree or consent to any such proposals without the
                    Landlord's prior written approval and

           3.20.4   if required by the Landlord at the Landlord's expense join
                    with the Landlord in objecting to or appealing against
                    any such notices orders and proposals except where the
                    Tenant reasonably considers that any such obligations or
                    appeals are against its best interests or those of any
                    undertenant.

3.21      Landlord's costs

          The Tenant will pay to the Landlord all reasonable costs charges and
          expenses (including legal costs and fees payable to a Surveyor) which
          may properly be incurred by the Landlord

          3.21.1    in the preparation and service of a notice under the Law of
                    Property Act 1925 Section 146 or incurred in proceedings
                    under Sections 146 and 147 of the Law of Property Act 1925
                    notwithstanding that forfeiture is avoided otherwise than
                    by relief granted by the Court.

                                       21

<PAGE>   24

          3.21.2    in considering and (if appropriate) granting any request by
                    the Tenant for the Landlord's permission where required by
                    this lease.

          3.21.3    in or directly relating to the preparation, service and
                    negotiation of any schedule of dilapidations which have
                    occurred during the Term (whether the preparation, service
                    and negotiation takes place before or after the end of the
                    Term).

          3.21.4    In the recovery or attempted recovery of arrears of rent or
                    other sums due under the Lease from the Tenant

3.22      Planning applications

          Without restricting or cancelling any other obligation of or
          restriction on the Tenant under this lease the Tenant will not
          without the Landlord's written consent such consent not to be
          unreasonably withheld or delayed.

          3.22.1    apply for any planning permission or enter into any
                    agreement under the Planning Acts relating (in either
                    case) to the Property or to their use or alteration or

          3.22.2    carry out any Development (as that expression is defined in
                    the Planning Acts) at the Property (whether or not the
                    Landlord has consented to the making of an application for
                    planning permission for that Development).

3.23      Indemnity in respect of Outgoings

          The Tenant will

          3.23.1    indemnify the Landlord against any Imposition which either
                    during the Term or at any time after the determination of
                    the Term becomes payable by the Landlord in respect of the
                    Property by reason of any act or omission of the Tenant
                    including any application for or obtaining of planning
                    permission in respect of the Property any a1teration
                    repair or reinstatement and any development or disposal (by
                    way of assignment sub-letting or otherwise howsoever) of the
                    Property or any part of the Property.

          3.23.2    pay to the Landlord a sum or sums equal to any payments in
                    respect of

                                       22

<PAGE>   25

                    outgoings

                    3.23.2.1       which are paid or payable by the Landlord
                                   to any government, local, public or other
                                   authority.

                    3.23.2.2       as a result of the whole or any part of the
                                   Property being unoccupied for some period of
                                   time before the Term comes to an end.

                    3.23.2.3       and which the Landlord would not have had to
                                   make had the Property been occupied during
                                   such period.

          3.23.3    pay to the Landlord a sum or sums equal to any relief or
                    rebate

                    3.23.3.1       to which the Landlord ceases or fails to be
                                   entitled.

                    3.23.3.2       as a result of the Property or part of it
                                   being unoccupied as mentioned in sub-clause
                                   3.23.2.2.

                    3.23.3.3       and to which the Landlord would have been
                                   entitled had the Property (or part) been
                                   occupied during such period.

          3.23.4    make such payments to the Landlord as are referred to in
                    sub-clauses 3.23.2 and 3.23.3 within 14 days of the Landlord
                    notifying the Tenant and providing the Tenant with
                    appropriate evidence that the Landlord has made such payment
                    or has lost such relief or rebate.

          3.23.5    be bound by the provisions of this sub-clause 3.23:

                    3.23.5.1       whether or not such Imposition becomes
                                   payable as a result of the loss of
                                   exemption from tax or the loss of
                                   eligibility for reduced rates of tax or
                                   otherwise howsoever.

                    AND the parties agree that no one part of this sub-clause
                    3.23 shall be considered as restricting or cancelling any
                    other part of the sub-clause

                                           23

<PAGE>   26

                    provided that nothing in this clause 3.23 shall make the
                    Tenant liable for any sum payable by the Landlord
                    occasioned by receipt of the rents under this Lease or by
                    any dealing with its reversionary interest.

3.24      Reletting or sale

          The Tenant will permit the Landlord or its agents at any time within
          the six months before the Term is due or expected to come to an end in
          the case of a reletting or at any time in the case of a disposal of a
          reversionary interest in the Property to enter on the Property and to
          affix on any suitable part or parts of the Property a notice board or
          notice boards for reletting or otherwise disposing of the Property
          (provided that in the case of a disposal of a reversionary interest
          the notice board shall make it clear that the Tenant's business at
          the Property is continuing) and will show the Property to anyone who
          wishes to view it and has the permission of the Landlord to do so at
          reasonable times of the day and on reasonable notice and so that this
          shall be done in such a way as shall not unreasonably interfere with
          the Tenant's course of business.

3.25      Handing back of the Property

          The Tenant will at the time at which the Term expires or otherwise
          ends

          3.25.1    peaceably and quietly leave surrender and yield up to
                    the Landlord the Property together with the Landlord's
                    fixtures and fittings which at any time shall be erected on
                    or used on or fastened to the Property, and all improvements
                    and additions to the Property and those fixtures and
                    fittings, repaired redecorated and treated in accordance
                    with the Tenant's obligations under this lease.

          3.25.2    unless otherwise agreed by the Landlord and the Tenant
                    remove all tenants fixtures and fittings (including all
                    tenant's partitioning and cabling) installed by the Tenant
                    or any previous tenant or other occupier during the Term or
                    by the Tenant during the term granted by any previous lease
                    of the Property.

3.26      Restrictions on pollution

          Without restricting or cancelling any of its other obligations under
          this lease, the

                                       24

<PAGE>   27

           Tenant will

           3.26.1   not permit the discharge release or escape of any fuel gas
                    toxic substance or pollutant from the Property other than
                    in accordance with all statutory requirements.

           3.26.2   not create any environmental hazard or detriment by the
                    storage escape or release of any gas substance or liquid in
                    such quantity (whether that quantity by itself or
                    cumulatively with other deposits of the same or different
                    gases substances or liquids) as to subject persons or
                    animals or vegetation to a material risk of death injury or
                    impairment of health and/or as to threaten the pollution
                    (whether on the surface or underground) of any water supply.

4.        THE LANDLORD'S COVENANTS
THE LANDLORD hereby COVENANTS with the Tenant as follows:

4.1   Quiet enjoyment

So long as the Tenant pays the Rent and performs and observes the covenants on
the Tenant's part contained in this lease, the Tenant shall during the Term
quietly enjoy the Property without interruption by the Landlord or any person
lawfully claiming under or in trust for it or by title paramount.

4.2   Indemnities

4.2.1 The Landlord shall indemnify and keep the Tenant indemnified against
      all proceedings costs expenses claims and demands arising from the use
      by the Tenant or any undertenant of any of the Service Media which now
      run under Chancellor Close and which serve the Property and if the use
      of the same by the Tenant or any undertenant shall be disputed
      obstructed or prevented by any person then the Landlord will take all
      necessary steps at the Landlord's expense expeditiously to resolve
      such dispute or if required so to do to reconnect the service Media to
      Blackstone Road or such other suitable location

4.2.2 The Landlord shall observe and perform the covenants contained at
      paragraphs 4 and 6 of the Third Schedule of the Conveyance dated 11th
      December 1986 and made between

                                       25

<PAGE>   28

(1) J & J Palmer (Property) Limited and (2) Peter David Hammond and John David
Meades and which are mentioned at entry no 2 of the Charges Register of Title
Number CB 118393 and shall indemnify and keep the Tenant indemnified against all
proceedings costs expenses claims and demands in relation thereto

5.        INSURANCE

5.1       The Landlord's obligations

          The Landlord covenants with the Tenant that the Landlord will:

          5.1.1     keep the Property and the Landlord's fixtures and fittings
                    in the Property insured in their full reinstatement value
                    (including three years loss of Rent and architects and
                    surveyors and other professional fees payable and the cost
                    of shoring up demolition site clearance obtaining all
                    necessary consents and permission for any rebuilding or
                    reinstatement and similar expenses and any resulting VAT)
                    against loss or damage by fire, lightning, explosion,
                    aircraft (including articles dropped from aircraft), riot,
                    civil commotion, malicious persons, earthquake, storm,
                    tempest, flood, bursting and overflowing of waterpipes,
                    tanks and other apparatus, impact by road vehicles,
                    subsidence and such other risks as the Landlord may from
                    time to time reasonably require and will pay all premiums
                    necessary for that purpose.

          5.1.2     subject to obtaining all necessary consents which the
                    Landlord will use his reasonable endeavours to obtain to
                    cause all insurance monies received (except those for loss
                    of Rent) to be applied in making good the damage for which
                    the monies have been received or (as the case may be) in
                    rebuilding the Property and to make good any shortfall
                    between the insurance monies and the cost of reinstatement
                    or building (as the case may be) (but not so as to provide
                    accommodation identical in layout if it would not be
                    reasonably practicable to do so) PROVIDED THAT the Landlord
                    shall not be obliged to lay out such monies if:-

                    5.1.2.1 the Landlord has taken all reasonable steps to carry
                    out such making

                                       26

<PAGE>   29

                    good or rebuilding but such making good or rebuilding is
                    rendered impracticable by causes beyond the Landlord's
                    control in which case such monies shall be divided between
                    the Tenant and the Landlord according to the value at the
                    date of the destruction or damage of their respective
                    interests in the Property (to be determined in default of
                    agreement by a single arbitrator to be appointed by the
                    President for the time being of the Royal Institute of
                    Chartered Surveyors on the application of either party)
                    provided that the proportion payable to the Landlord shall
                    not be less than the difference between the value of the
                    Property before and after the event that gave rise to the
                    damage to the Property upon service by the Landlord upon
                    the Tenant of a notice stating that this is the case and
                    thereupon this lease shall immediately determine (though
                    without restricting or cancelling the rights of the Landlord
                    and the Tenant against the other in respect of any previous
                    breach of the provisions of this lease) or

          5.1.2.2   payment of any insurance monies shall be properly refused
                    by reason of any act or default of the Tenant unless the
                    Tenant pays to the Landlord an amount equal to the amount
                    payment of which shall have been refused or

          5.1.2.3   the Tenant has failed to make the payments referred to in
                    sub-clause 5.2.1 and 5.2.2, unless the Tenant pays to the
                    Landlord such arrears.

       5.1.3   at the request of the Tenant provide particulars of the policy
               and a schedule of the risks covered together with confirmation
               that the policy is in force.

       5.1.4   notify the Tenant of any material change in the risks covered by
               the policy from time to time

       5.1.5   procure that the interest of the Tenant and any undertenant and
               its or their mortgages are noted or endorsed on the policy upon
               request.

5.2 The Tenant's obligations

       The Tenant convenants with the Landlord that the Tenant will:

                                       27

<PAGE>   30

5.2.1     pay to the Landlord from time to time within seven days of
          receiving a request for it a sum equivalent to the insurance premiums
          paid by the Landlord in accordance with sub-clause 5.1.1 or (if the
          premiums relate also to other property) a sum equivalent to a fair
          proportion as determined by the Landlord's Surveyor (acting
          reasonably) of the amount of such premiums and cost of valuations.

5.2.2     pay to the Landlord from time to time within seven days of receiving a
          request for it a sum equal to the sum of sums which the Landlord
          shall from time to time pay by way of premium for effecting or
          maintaining insurance indemnifying the Landlord against any
          liability for damages and any claims costs and expenses arising from
          any accidental injury to or disease suffered by any person by any
          accidental damage to property caused by the state or condition of the
          Property or any equipment within the Property or any part of the
          Property and in particular but without restricting the meaning of the
          rest of this sub-clause 5.2.2 any liability on the part of the
          Landlord under the Defective Premises Act 1972 or (if the premiums
          relate also to premises other than the Property) a sum equivalent to
          a fair proportion as determined by the Landlord's Surveyor  acting
          reasonably of the amount of such premiums.

5.2.3     Pay to the Landlord from time to time within seven days of receiving a
          written request for it a sum equal to any excess or insured
          contribution in relation to a claim made or to be made by the
          Landlord under any policy or policies of insurance mentioned in
          sub-clause 5.1.1. and 5.1.2.

5.2.4     (without restricting or cancellation any other obligation on the
          Tenant under this lease.)

          5.2.4.1     not do anything whereby any policy of insurance taken out
                      by the Landlord on including or in any way relating to the
                      Property or any neighboring property of the Landlord may
                      become void or voidable or (unless the payment of the
                      increased premium is with the prior agreement of the
                      Landlord undertaken by the Tenant) whereby the rate of
                      premium may be increased.

          5.2.4.2     in the event of any additional or increased premium
                      becoming

                                       28

<PAGE>   31

                      payable in respect of the Property or any neighbouring
                      property of the Landlord by reason of the trade or
                      business carried on in or upon the Property or anything
                      done or kept on the Property being deemed a hazardous or
                      special risk by the Landlord's insurers acting reasonably
                      pay within seven days of demand such additional premium or
                      increase in the premium in full to the Landlord or to
                      its insurers as the Landlord may direct.

  5.3     Suspension of Rent

          If the Property or any part of the Property shall be so destroyed
          or damaged by fire or any other risk insured against by the
          Landlord or by any risk against which the Landlord is obliged to
          insure under the terms of this Lease as to render it unfit for
          occupation or use then to the extent that the insurance of the
          Property by the Landlord has not been vitiated and payment of the
          policy monies not wholly or partly refused wholly or partly by
          reason of any act neglect or default of the Tenant or any person under
          its control the Rent or a fair and just proportion of it (according
          to the nature and extent of the damage sustained) shall be suspended,
          from the date of such destruction or damage until the Property shall
          have been rebuilt or reinstated and rendered fit for occupation and
          use and in the event of any dispute as to the amount or period of such
          abatement the dispute shall be referred to arbitration in accordance
          with the provisions of the Arbitration Acts 1950 and 1979 and if the
          parties cannot agree on the identity of the arbitrator he shall be
          nominated on the application of either party to the President of the
          Royal Institution of Chartered Surveyors or his deputy.

  5.4     If the Property has not been rebuilt or reinstated at the expiration
          of the period of three years from the date on which such destruction
          or damage occurred this least shall immediately determine (though
          without restricting or cancelling the rights of the Landlord and the
          Tenant against the other in respect of any previous breach of the
          provisions of this Lease) upon service by the Tenant upon the Landlord
          of a notice to this effect.

                                       29

<PAGE>   32

  5.5     In the event of total or substantial rebuilding of the property being
          necessary following damage by any of the insured risks against which
          the Landlord is obliged to insure under the Terms of this Lease the
          Tenant shall be entitled to determine the Term by one month's  prior
          written notice to be given within one month the date of damage or
          destruction and upon expiry of such notice the Term shall determine

  6.      Surety Covenants

  6.1     In consideration of the grant of this Lease to the Tenant having been
          at the request of the Surety the Surety hereby covenants with the
          Landlord that the Tenant will during the period when the Term
          shall be vested in the Tenant and until this Lease is assigned by
          the Tenant to a third party in accordance with the provisions of this
          Lease (or if such assignment is an excluded assignment within the
          meaning of Section 11(l) of the Landlord and Tenant (Covenants) Act
          1995 until the next subsequent assignment which is not an excluded
          assignment as aforesaid) punctually pay the Rent and will observe and
          perform all the Tenants covenants in this Lease and that in case of
          any default by the Tenant in the payment of the rent or the
          observance or performance of his covenants as aforesaid the Surety
          will make good to the Landlord all loss damage costs and expenses
          arising out of such default and suffered or incurred by the Landlord.

  6.2     No neglect or forbearance of the Landlord in enforcing the payment of
          the Rent or the observance or performance of the Tenants covenants nor
          any refusal by the Landlord to accept Rent tendered by or on behalf of
          the Tenant during a period in which the Landlord is entitled or would
          after service of a notice under Section 146 of the Law of Property Act
          1925 be entitled to re-enter the Property nor any time given by the
          Landlord to the Tenant shall discharge the Surety either in whole or
          in part or in any way affect his liability under this covenant.

  6.3     If the Tenant or the Liquidator of the Tenant shall disclaim this
          Lease or if the Tenant (being a company) shall be dissolved or cease
          to exist the Surety shall if the Landlord shall by notice within 60
          days after such disclaimer or cessation so require

                                       30

<PAGE>   33

          enter into a lease of the Property for a term equivalent to the
          residue of the term of this Lease unexpired at the date of the
          disclaimer (or as the case may be at the date of the dissolution or
          cesser) upon the same terms (subject to any modifications)
          as this Lease (except that the Surety shall not be required to procure
          than any other person is made a party to that Lease as guarantor).

     7.   FURTHER PROVISIONS
          THE parties also agree:-

          7.1   Forfeiture
                Whenever:-

                7.1.1  the Rents  or any part of them are in arrears for 21
                       days or more after having become due (whether demanded
                       formally or not) or

                7.1.2. there shall be any material breach non performance or non
                       observance by the Tenant of any obligation on its part
                       contained in this Lease and the Tenant has not within a
                       reasonable period of time after receipt from the Landlord
                       of written notice giving details of such breach remedied
                       the same

                7.1.3  when the Tenant is one or more individuals: that
                       individual is, or one or more of those individuals is or
                       are, adjudicated bankrupt or has a receiving order made
                       against him or an interim receiver is appointed of the
                       property of the Tenant or one or more of the tenants or

                7.1.4  when the Tenant is one or more companies; it or one of
                       them goes into compulsory or voluntary liquidation
                       (unless that is solely for the purpose of amalgamation or
                       reconstruction when solvent), an administrative receiver
                       or receiver of it (or one of them) is appointed, or an
                       administration order is made in respect of it (or one of
                       them) or

                7.1.5  the Tenant (or if the Tenant is more than one person one
                       or more of the tenants) shall enter into any arrangement
                       with his creditors

                                       31

<PAGE>   34
          then the Landlord may forfeit this lease by entering (itself or
          through agents) any part of the Property in the name of the whole of
          the Property. BUT such forfeiture does not cancel reduce or restrict
          any right of action or remedy of the Landlord in respect of any breach
          prior to such forfeiture by the Tenant of its obligations under this
          lease or the amount of damages which the Landlord may claim.

     7.2  Limitation of Landlord's liability

          The Landlord shall not be liable to the Tenant or to any other person
          for any accidental loss or damage which may at any time during the
          Term be occasioned or suffered by the Tenant or any other person or to
          the Property or to any goods or property of the Tenant or any other
          person by reason of any breakdown, bursting, stoppage, leakage,
          breakage, defect or damage of or in any pipes, taps, mains, cisterns,
          wires, apparatus or machinery in or in connection with or used for the
          purposes of the Property or any adjoining or neighbouring property
          nor for the absence or lack of light in or to the Property and the
          Landlord shall not be liabLe to any other person not a party to this
          lease to perform any of the covenants herein contained in this lease
          whether express or implied in so far as such covenants impose
          obligations going beyond the common duty of care imposed by the Common
          Law or the Occupiers Liability Act 1957 save where such liability
          arises from the Landlord's breach of any of its obligations under this
          Lease.

     7.   Planning restrictions

          Nothing contained in this lease

          7.3.1 shall render the Landlord or the Tenant liable in respect of any
                of the covenants conditions and provisions contained in this
                lease if and so far only as the performance or observance of
                them or any one or more of them shall after the date of this
                lease become a contravention of or otherwise impossible or
                illegal under or by virtue of the Planning Acts but subject as
                mentioned above in this sub-clause 7.3.1 the Term and the rents
                payable to the Landlord shall not determine solely because of
                any changes or modifications or restrictions of user of the
                Property or obligations made or imposed after the

                                       32

<PAGE>   35

           date of this lease under or by virtue of the Planning Acts or any
           revocation or withdrawal or the alteration of any conditions attached
           to or the imposition of further conditions in respect of any
           permission for development aiready granted in respect of the Property
           under the Planning Acts.

     7.3.2 shall be deemed to constitute any warranty by the Landlord that the
           Property or any part of the Property is presently or will in the
           future be authorised under the Planning Acts for use for any specific
           purpose provided that the Landlord shall not do or omit or permit
           anything that oculd result in the permitted user under this Lease
           failing to remain a lawful or authorised use under the Planning Acts.

7.4  Service of notices  Section 196 of the Law of Property Act 1925 as amended
     shall apply to all notices served under this lease PROVIDED that while this
     Lease is vested in Genomic Solutions Limited any notice or document to be
     served on the Tenant or the Surety shall be served at their respective
     registered offices

7.5  Compensation on vacating Property  Subject to the provisions of sub-section
     (2) of Section 38 of the Landlord and Tenant Act 1954, the Tenant shall not
     be entitled on quitting the Property to compensation under Section 37 of
     that Act.

7.6  Winterthur Life Appropriate Personal Pension Scheme

     It is hereby agreed and declared that the liability of the Landlord to the
     Tenant in terms of the obligations on the part of the Landlord to the
     Tenant contained herein is limited to such funds and property under number
     WPF 172 as are from time to time held within the Winterthur Life Self
     Appropriate Personal Pension Scheme provided that the Property remains as
     part of the property held by the Landlord as an asset to the said Scheme

     Notwithstanding anything herein contained to the contrary it is expressly
     stipulated that the liability of the Landlord shall not be personal but
     shall be limited to the extent

                                       33

<PAGE>   36
     of WPF 172 within the Winterthur Life Appropriate Personal Pension Scheme

7.7  Governing Law and Jurisdiction

     7.7.1 This deed and the rights of the parties under it are governed by and
           shall be construed in accordance with the laws of England

     6.7.2 The parties agree to submit to the non-exclusive jurisdiction of the
           English courts in connection with this deed.

7.8  Executed as a Deed

     It is the intention of the parties that this document should be executed as
     a Deed.

7.9  Non-Waiver

     No acceptance of or demand or receipt for rent by the Landlord after
     knowledge (expressed or implied) by the Landlord or their agent of any
     breach of any of the covenants agreements and obligations on the part of
     the Tenant herein contained or implied shall operate as a waiver in whole
     or in part of any such breach or of the Landlord's right of forfeiture or
     re-entry in respect thereof but any such breach shall for all purposes of
     this Lease be deemed to be a continuing breach so long as such breach shall
     subsist and no person taking any estate or interest under this Lease shall
     be entitled to set out any such acceptance of or demand or receipt for rent
     as a defence in any action or proceedings commenced by the
     Landlord

7.10 Recovery of Rent

     Without prejudice to any other remedy of the Landlord all rents and other
     sums which become due from the Tenant under the terms of this Lease shall
     in default of payment be recoverable either as rent in arrears or by action
     as the Landlord may from time to time decide

7.11 Exclusion of Implied Easements

     The Tenants shall not be or become entitled to any easement right or
     quasi-easement save as expressly set out in this Lease and for the
     avoidance of doubt Section 62 of the

                                       34
<PAGE>   37

          Law of Property Act 1925 shall not apply to this Lease

7.12      Landlord & Tenant (Covenants) Act 1995

          It is hereby recorded that this Lease was not granted in pursuance of
          either an agreement or option or fight of pre-emption entered into
          before 1st January 1996 or an Order of the Court made before that
          date and accordingly this Lease constitutes a new lease for the
          purposes of the Landlord & Tenant (Covenants) Act 1995

 .

7.13      Option to Determine

7.13.1    Provided that the rent has been paid up to date the Tenant may
          determine this Lease on the 24th March 2002 by giving to the
          Landlord not less than six months prior written notice. Should such
          notice be given then this Lease shall absolutely cease and determine
          but without prejudice to any antecedent breach.

7.13.2    Provided that the rent has been paid up to date the Tenant may
          determine this Lease on the 24th March 2002 by giving to the Landlord
          not less than six months notice in writing. Should such notice be
          given this Lease shall absolutely cease and determine but without
          prejudice to any antecedent breach.

7.14      Inland Revenue Declaration

          The parties to this Lease certify that there is no agreement for lease
          for lease to which this Lease gives effect

7.15      Tenant's Works

          The Landlord consents to the Tenant carrying out the works listed in
          the Appendix hereto with any minor modifications thereto,

IN WITNESS WHEREOF this deed has been executed by the parties and has been
delivered on the date written at the start of the document.

                                       35

<PAGE>   38

                                  THE SCHEDULE

                                  Rent Review

1.    The revised Rent for any Review Period may be agreed at any time between
      the Landlord and the Tenant or (in the absence of agreement) determined
      not earlier than the relevant Review Date by an independent valuer (acting
      as an expert and not as an arbitrator) such valuer to be nominated in the
      absence of agreement by or on behalf of the President for the time being
      of the  Royal Institution of Chartered Surveyors on the application of the
      Landlord or the Tenant made not earlier than six months before the
      relevant Review Date but not later than the end of the relevant Review
      Period and so that in the case of such valuation the revised Rent to be
      determined by the valuer shall be such as he shall decide is the open
      market rent at which the Property might reasonably be expected to be let
      at the relevant Review Date.

(A)   On the following assumptions at that date:

      (i)   That the Property;:

            (a)   is available to let on the open market without a fine or
                  premium with vacant possession by a willing landlord to a
                  willing tenant for the residue then unexpired of the term of
                  this lease

            (b)   is to be let as a whole subject to the terms of this lease
                  (other than the amount of the Rent hereby reserved but
                  including the provisions for review of that rent on a basis
                  and of a frequency as set out in this lease).

            (c)   is fit and available for immediate occupation.

            (d)   may be used for any of the purposes permitted by this lease as
                  varied or extended by any license granted pursuant thereto.

            (ii)  That the covenants contained in this lease on the part of the
                  Tenant have been fully performed and observed.

            (iii) That no work has been carried out to the Property which has
                  diminished the rental value (other than work carried out
                  pursuant to any statutory requirement or the requirements of
                  any local authority

                                       36

<PAGE>   39

                  or other public body) and that in case the Property has been
                  destroyed or damaged by any of the insured risks it has been
                  fully restored except where such restoration has not taken
                  place as a result of default by the Landlord.

            (iv)  that the hypothetical tenant is and tenants in the market
                  generally are registered for VAT and will be able to set off
                  in full by way of input tax any VAT payable in respect of the
                  Rent or other sums due under the provisions of this lease
                  against the output tax payable by him or them.

(B)   But disregarding:

      (i)   any effect on rent of the fact that the Tenants its sub-tenants or
            their respective predecessors in title have been in occupation of
            the Property or any part thereof.

      (ii)  any goodwill attached to the Property by reason of the carrying on
            thereat of the business of the Tenant its sub-tenants or their
            predecessors in title in their respective businesses and

      (iii) any increase in rental value of the Property attributable to the
            existence at the relevant Review Date of any improvement to the
            Property or any part thereof carried out with consent where required
            otherwise than in pursuance of an obligation to the Landlord or
            its predecessors in title by the Tenant its sub-tenants or their
            respective predecessors in title during the Term or during any
            period of occupation prior thereto arising out of an agreement to
            grant such term (except where such obligation is imposed by Statute
            or is a requirement or direction of a local authority or other
            public body or where the obligation is a covenant to carry out the
            alterations or improvements contained in any Licence or consent
            authorising the same).

2.

(A)   The fees and expenses of the valuer referred to in paragraph 1 including
      the cost of his nomination shall be borne as the valuer directs and the
      Landlord and the Tenant shall otherwise bear their own costs.

                                       37

<PAGE>   40

(B)  The Valuer shall afford the Landlord and the Tenant an opportunity to make
     representations to him and

(C)  If the valuer nominated in accordance with paragraph 1 shall die delay or
     become unwilling unfit or incapable of acting or if for any other reason
     the President for the time being of the Royal Institution of Chartered
     Surveyors or the person acting on his behalf shall in his absolute
     discretion think fit he may on the application of either the Landlord or
     the Tenant by writing discharge the valuer and appoint another in his
     place.

3.   When the amount of any Rent to be ascertained as provided above shall have
     been ascertained memoranda recording that shall immediately be signed by or
     on behalf of the Landlord and the Tenant and annexed to this lease and its
     counterpart and the Landlord and the Tenant shall bear their own costs in
     respect of those memoranda.

4.

(A)  If the revised Rent payable on and from any Review Date has not been agreed
     by that Review Date the Rent shall continue to be payable at the rate
     previously payable and immediately upon the revised Rent being ascertained
     the Tenant shall pay to the Landlord any shortfall between the Rent and the
     revised Rent payable from and including the Review Date up to and including
     the day prior to the quarter day following the ascertainment of the revised
     Rent together with interest on any shortfall at the Base Rate from time to
     time of Lloyds Bank Plc such interest to be calculated on a day-to-day
     basis from the date on which such shortfall (or each part of such
     shortfall) would have been payable if the revised Rent had been ascertained
     prior to the relevant Review Date to the date of ascertainment and the
     interest so payable shall be recoverable in the same manner as Rent in
     arrear.

(B)  for the purpose of this paragraph 4 the revised Rent shall be deemed to
     have been ascertained on the date when the same has been agreed between the
     Landlord and the Tenant or as the case may be the date of the determination
     by the valuer.
<PAGE>   41
5.   If either the Landlord or the Tenant shall fail to pay the relevant
     proportion of the fees and expenses of the valuer under the provisions of
     paragraph 2 within twenty-one days of the same being demanded by the valuer
     the other shall be entitled to pay the same and the amount so paid shall be
     repaid by the party chargeable on demand.

The Common Seal of WINTERTHUR             )
LIFE UK LIMITED was hereunto affixed      )
in the presence of:-                      )

Signed as a DEED by                       )
GENOMIC SOLUTIONS LIMITED                 )
acting by a Director and its Secretary    )
(or two directors)                        )

Executed as a DEED by                     )
GENOMIC SOLUTIONS INC                     )
(a Delaware Corporation) by:              )

                                                 -----------------------------
                                                          JEFF WILLIAMS
                                                        President and CEO<PAGE>   1
                                                                   EXHIBIT 10.18

                                   The Lease

The Lessor (Chuo Tochi K.K.) and the Lessee (Motonori Akahori) have hereby
signed the Lease, and will keep 1 copy each.

Art.1:  The Lease Office:
Gotanda Chuo Bldg. 2F,  Higashi Gotanda 2-3-5, Shinagawa, Tokyo 141-0022
(150.84 M2 incl. a common space)

Art.2: The Lease Term:
For 2 years between May 1 '98 and Apr. 30, 2000.

Renewal of the Lease:
By the consent between the Lessor and the Lessee 6 months prior to the
termination of the above Lease term.

Art 3:  The Deposit:  JPNY4,562,000.-

Art. 4: The return of the deposit:
To be returned from the Lessor to the Lessee within 6 months after the
completion of the evacuation of the Lease Office with no interest.

Art. 5:
A Midway Cancellation of the Lease by the Lessee:
       (1) 10% of the Deposit: to the Lessor as the depreciation.
       (2) 90% of the Deposit: to be returned to the Lessee.
The Midway cancellation from the Lessor:
The deposit shall be returned by the Lessor to the Lessee upon the evacuation of
the Lease Office.
<PAGE>   2

       Art. 7:
       The Lessee is neither allowed to transfer the right on the deposit to the
       others, nor to utilize the deposit as the collateral.

       Art. 8:
       1.  The Rent:  JPNY456,200 / month
       2.  The Management Fee:  JPNY182,480 / month
       The total amount of the above (Y638,680 / month) is
       either to be remitted to the bank account specified by the Lessor or to
       be handed to the Lessor by the end of every month.

       The Lessor has the right to demand the payment of the consumption (sales)
       tax to the Lessee.

       Art. 9:
       The Lessor has the right to increase or to decrease the Rent during the
       Lease Term under such circumstances, as in the event of either the
       fluctuation of the price of the lands and the buildings in neighborhood,
       or the restructure of the facilities.

       The Rent and the Management Fee shall be calculated at day-basis for the
       remainder less than one month before the renewal of the Lease Term.

       (2)  The Management Fee shall be revised based on the consent between the
       Lessor and the Lessee.

       Art. 10:
       The expenses for the fuel, the light, and the equipment set up by the
       Lessee in the Lease Office shall be paid by the Lessee.

       The expenses for the fuel, the light, and the equipment set up by the
       Lessee in the Lease Office shall be paid by the Lessee.

       The expenses for the utility in the common area:
       also shall be paid by the Lessee against the bill from the Lessor based
       on the inspection of the meter.

<PAGE>   3
     Art 11:
     Without the approval of the Lessor, the Lessee is neither allowed
     to transfer the right of the Lease nor sublease the Lease Office (all the
     other act applicable to the above), and also not allowed to utilize the
     right of the Lease as the collateral.

     Art 12:
     The Lessee is not allowed to use the Lease Office for the purpose
     other than the office.  The Lessee is not allowed to put up the name plate,
     the signboard, etc. on any places than being specified by the Lessor.

     The Lessor has the right to remove the name plates, the signboards, etc. in
     case that the Lessee breaches the rule, and also the Lessor has the right
     to claim the expenses for the removal to the Lessee.

     (2)  The Lessee shall use the Lease Office and the common area on its own
          responsibility with a common sense.

     (3)  The Lessee has to assign the person in charge of the fire prevention
          and has to report it to the district fire station.

     Art 13:
     The Lessee is not allowed the following acts without the approval
     of the Lessor:
     1.  Bring in and move the weighty equipment.
     2.  Modify the original state of the Lessor's possessions and install the
         new equipment or add more equipment.
     3.  Use or install the electric heater, etc.
     4.  Bring the dangerous substance in the Lease office or keep it around the
         Lease Office.

     Art 14:
     The Lessee shall get the approval of the Lessor for the partition
     of the Lease Office and the rearrangement of the room.  In principle, the
     Lessee shall ask the work for the modification of the Lease Office to the
     construction company specified by the Lessor.

     (2)  The taxes and other public charges related to the above work for the
          modification of the Lease Office shall be paid by the Lessee.

(The Lease)                                 3
<PAGE>   4
Art 15:
The Lessor has the right to claim the money or the actual articles to the Lessee
as the compensation for the damages to the possession of the Lessor in the Lease
Office, the building, the furnishings, the facilities, the equipment which was
caused by the Lessee him/herself, and or the employees and or the contractors
specified by the Lessee. The above shall be applied to the cases which the
damage affects the third party other than the Lessor.

Art 16:
The Lessor is not responsible to the Lessee for the damages caused by a natural
disasters.

Art 17:
The Lessee shall not claim for the inconveniences caused by the repairs, the
modification in the common area planned by the Lessor.

Art 18:
The Lease shall be automatically terminated in case that the Lease Office
becomes unusable due to a natural disaster and other inevitability, etc.
The Return of the Deposit in such a case shall be discussed between the Lessor
and the Lessee.

Art 19:
The Midway Cancellation of the Lease during the Lease Term either from the
Lessor or the Lessee due to the unavoidable circumstances shall be done by
the written notice with 6 months' grace.
The Lessee, however, has the right to cancel the Lease anytime when the
Lessee pays the Rent for the period which will meet the above 6 months
grace.
In case of the notification less than 6 months, the Lessee, however has the
right to cancel the Lease when the Lessee add the Rent for the shortage to
the period less than 6 months.
(2) The Lessee has no right to cancel a part of the Lease Office without an
approval of the Lessor.

(The Lease)                           4
<PAGE>   5
Art. 20 :
The Lessee has to evacuate the Lease Office immediately upon the termination of
the Lease regardless of the reason of the termination according to the following
points :

1.The Lessee has to restore the Lease Office, the furnishings, the facility
  according to the Lessor's instruction at own expenses, and in principle, the
  Lessee has to use the construction company specified by the Lessor for the
  restore work.

2.The Lessee shall not claim the Lessor any expenses related to the Lease
  Office, for the moving, and for the evacuation etc. regardless of the pretext.

3.The Lessee has to pay the money to the Lessor equivalent to the Rent as the
  compensation and also the money equivalent to the Rent as the penalty for
  breach of contract besides the compensation in case that the Lessee does not
  evacuation the Lease Office even after the termination of the Lease.

4.Upon the evacuation of the Lease Office, in case that the Lessee does not
  remove or carry out the Lessee's possession from the Lease Office during
  the specified period by the Lessor, it is regarded that  all the possession
  of the lessee's goods in the Lease Office was conveyed to the Lessor at free
  of charge and the Lessee has no right to claim even if the Lessor depose it
  and the cost for the disposal shall be charged to the Lessee.

5.The Lessee has no right to ask the Lessor to buy the special facility set
  up by the Lessee.

Art. 21 :
The Lessor has the right to enter the Lease Office anytime after noticing the
Lessee for the inspection of the facility and the equipment for the purpose
of the management and the security if necessary.
However, in a case of emergency, it is allowed to make the ex post facto report.

Art. 22 :
The Lease can be canceled after the notification to the other party in case that
either the Lessor or the Lessee breaches the Lease.

(2) The Lessor has the right to cancel the Lease in case that the Lessee faces
the

                                       5
(The Lease)
<PAGE>   6
provisional seizure, the provisional disposition, the execution, the winding up,
the reconstruction, the liquidation and or the bankruptcy.

(3)  The Lessee has to pay the penalty for the breach of the contract equivalent
     to the Rent for further 6 months.  And the Lessor has the right to claim
     the compensation for the damage.

Art. 23:
The Lessor has the right to allot the Deposit for the payment of the debt
in case that the Lessee delayed the payment of the Rent and the Management
Fee, and the Lessor will notice it to the Lessee accordingly.  The Lessee
has to deposit for the deficit within one month after the notification
from the Lessor.
The Lessee, however, has no right to claim offset the Rent and other debt
with the Deposit during the Lease Term.

Art. 24:
The Lessee has to follow the instruction of the custodian appointed by the
Lessor on the management of the building, the fittings, all the facility in
case that the Lessor entrusted the management of the building to the third
party.

Art. 25:
The Lessee has to follow the Detailed Regulations on the Premises in case that
the Lessor gives it separately.
It is the same when the above regulation has changed.

Art. 26:
All the matters which the Lessee needs the approval of the Lessor shall be
effective only in the form of the written document.

Art. 27:
The Joint Surety is responsible on the debt which shall be charged to the Lessee
based on the Lease.

(The Lease)                           6
<PAGE>   7
       Art. 28:
       The Lessor and the Lessee shall discuss faithfully with any doubt and any
       other matter which is not mentioned in the Lease.

       Art. 29:
       Based on the Consumption (Sales) Tax Code, the Rent, the Management Fee,
       the Public Utility Charges, and the Depreciation of the Deposit are
       taxable. The Lessor has the right to claim the amount for the Consumption
       (Sales) Tax to the Lessee separately.

       The Clause of Special Policy Conditions:
       The Lessor shall cooperate with the Lessee on the procedure for the
       Transfer to the New Company in case that the Lessee shall establish the
       New Company.
<PAGE>   8
April 21 '98.

The Lessor:
Chuo Tochi K.K.
1-5-3 Yaesu, Chuo-ku, Tokyo.
Representative Director  Tadao  KATSUTA

The Lessee:
1-1-28-207 Arima, Miyamae-ku, Kawasaki-shi, Kanagawa.
Motonori  AKAHORI

The Joint Surety:
2-3-21-207  Todaijima, Urayasu-shi, Chiba.
Noriko  KATO

The Real Estate Agent (The Intermediary):
K.K. Adreal
2-9-14  Shiba Daimon, Minato-ku, Tokyo.
Representative Director  Mitsuaki SUZUKI
License # 71591 (approved by the Governor of Tokyo)
The person in charge:  Yoshifumi  WATANABE
Registration # Tokyo-125509.

(The Lease)                           8

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