Document:

exv4w88

Exhibit 4.88

EXCLUSIVE RAGNAROK ONLINE

LICENSE AND DISTRIBUTION AGREEMENT

This License Agreement (hereinafter referred to as “Agreement”) is made and entered into on
this 5th day of March, 2010, (hereinafter referred to as “Effective Date”), by and
between Gravity Co., Ltd., a corporation duly organized and existing under the laws of the Republic
of Korea (hereinafter referred to as “Korea”) and having its principle office at 15F, Nuritkum
Square Business Tower, 1605, Sangam-Dong, Mapo-Gu, Seoul, Korea (hereinafter referred to as
“Licensor”), and Asiasoft Corporation Public Co.,Ltd., a corporation duly organized and existing
under the laws of Thailand and having its principal office at 9 U.M. Tower, 28th Floor,
Room 9/283-5, Ramkhamhaeng Road, Suanluang, Bangkok 10250, Thailand (hereinafter referred to as
“Licensee”).

RECITALS

WHEREAS, Licensor has developed, and owns all rights in, computer programs of online game
“RAGNAROK ONLINE” (hereinafter referred to as “Game”);

WHEREAS, Licensee desires to enter into an exclusive license agreement with Licensor under the
mutual terms and conditions specified herein pursuant to which Licensee will make the Game
available to End Users in the Territory specified below; and

WHEREAS, Licensor desires to grant such license to Licensee under the mutual terms and conditions
herein, specified below.

NOW, THEREFORE, in consideration of the mutual promises and covenants contained herein and for
other good and valuable consideration, the Parties hereto agree as follows:

ARTICLE 1: DEFINITIONS

The terms defined in this Article shall have the meaning ascribed to them herein whenever they
are used in this Agreement, unless otherwise clearly indicated by the context.

	1.1	 	“Agreement” shall have the meanings set forth in the introductory section of this agreement,
and all annexes, amendments and supplements hereto.
	 
	1.2	 	“Confidential Information” shall mean all materials, know-how, software or other similar
types of information including, but not limited to, proprietary information and materials
regarding a Party’s technology, products, business information or objectives, including the
software for the Game and Technical Information as defined in this Agreement, as well as all
information which is designated as confidential in writing by the providing Party or which is
the type that is customarily considered to be confidential information by persons engaged in
similar activities.

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	1.3	 	“End Users” shall mean the users of the Game through a network game service system
established and operated by Licensee with individually assigned ID Numbers for each End User.
	 
	1.4	 	“Game” shall have the meaning stipulated in the recitals above, and shall further be defined
as including any modified or advanced version of the Game distributed by Licensor for error
correcting, updating or debugging purpose, under the same title. Any subtitled version, series
or sequel to the Game which may be developed or distributed by Licensor shall be clearly
excluded from the scope of this Agreement.
	 
	1.5	 	“ID Number” shall mean an identification number assigned to each End User, with which such
End User can access and use the network game service system established and operated by
Licensee.
	 
	1.6	 	“Intellectual Property” shall mean all patents, designs, utility models, copyrights,
know-how, trade secrets, trademarks, service mark, trade dress and any other intellectual
property rights, whether registered or not, in or related to the Game or Technical
Information.
	 
	1.7	 	“Local Language” shall mean Thai language as used in the Territory.
	 
	1.8	 	“Local Version” shall mean the Game provided in the Local Language.
	 
	1.9	 	“Parties” and “Party” shall mean Licensor and Licensee, collectively and
individually, respectively.
	 
	1.10	 	“Servers” shall mean the servers established, installed and operated by Licensee within the
Territory only for the service of Game to End Users in the Territory.
	 
	1.11	 	“Prepaid Cards” shall mean the tangible or intangible card containing a unique code or other
unique identifying information purchased by End Users to access the Game, as generated by
Licensee in its sole and exclusive discretion.
	 
	1.12	 	“Game Points” shall mean cyber points upon Prepaid Cards or accounts of End Users.
	 
	1.13	 	“Gross Sales Amount” shall mean the total value of Licensee including Prepaid Cards that are
purchased and registered by End Users, as calculated by use of the Billing System of the Game.
Provided, however, that Gross Sales Amount shall not include 7% of value added tax (VAT) and
the Wholesaler-Discounts granted under this Agreement.
	 
	1.14	 	“Billing System” shall mean the software and hardware necessary to calculate the Gross Sales
Amount.
	 
	1.15	 	“Technical Information” shall mean the software, know-how, data, test result, layouts,
artwork, processes, scripts, concepts and other technical information on or in relation to the
Game and the installation, operation, maintenance, service and use thereof.
	 
	1.16	 	“Territory” shall mean Thailand.

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	1.17	 	“Business Days” shall mean any days other than Saturday, Sunday and any other day designated
as a legal holiday by the Republic of Korea or Thailand government.
	 
	1.18	 	“Game Database” shall mean all the data collected and used to operate the Game, including,
but not limited to the personal identification information of End Users and game-play
information such as character appearances(e.g., face/body), character attributes(e.g., level/
experience, point/skill), item inventories and statistics in relation to End Users’ playing
Game
	 
	1.19	 	“Sublicensing” shall mean a license granting a portion or all of the rights, to a third
party by Licensee, which has been granted to Licensee under this Agreement.
When used as a verb, “Sublicense” means to engage in Sublicensing.
	 
	1.20	 	“Wholesaler Discount” shall mean the discount which will be offered by the Licensee to all
wholesalers who run sales market; provided, however, that if the payment by End Users is made
by prepaid card, Wholesaler-Discount granted to any wholesaler shall not exceed thirty percent
(30%) of the prepaid card amount, and if the payment by End Users is not made by prepaid card,
there will be no Wholesaler-Discount.

ARTICLE 2: GRANT OF LICENSE

	2.1	 	Licensor hereby grants to Licensee, and Licensee hereby accepts from Licensor, under the
terms and conditions set forth in this Agreement, a non-transferable, royalty-bearing and
exclusive license within the Territory which shall be irrevocable during the period of this
Agreement so long as Licensee maintains in substantial compliance with the material terms
hereof, to do any or all of the following;

	 	(a)	 	To maintain and operate the Game within the Territory, and to grant subscriptions to
subscribers to access the Game within the Territory;
	 
	 	(b)	 	To reproduce, in object code form only, and to market, distribute and sell to
subscribers or potential subscribers, the client software in CD-Rom medium format or
through the Internet; and
	 
	 	(c)	 	To generate, market, promote, sell and distribute Prepaid Cards in accordance with
market demands.

	2.2	 	Licensee acknowledges and agrees that it has no rights or claims of any type to the Game
except such rights as created by this Agreement, and the Licensee irrevocably waives and
releases any claim to title and ownership rights (including trade secret and copyright
ownership) in the Game.
	 
	2.3	 	Unless explicitly approved in writing by Licensor, Licensee shall have no right to sublicense
the rights granted under Article 2.
	 
	2.4	 	Licensee is permitted to appoint sub-distributors to market, promote, sell and distribute the
client software in CD-Rom medium and the Prepaid Cards for the local service, provided that
Licensee agrees to be responsible for each sub-distributor’s compliance with all of the terms
and conditions contained herein applicable to Licensee. Licensee will not knowingly appoint
the sub-distributors who intend or are likely to resell them outside the Territory.

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	2.5	 	Any service, use, promotion, distribution and marketing of the Game outside the Territory and
any use of the Technical Information for any purpose other than performance under this
Agreement are strictly prohibited.
	 
	2.6	 	Licensee shall provide Game services only by way of the PC on-line method (excluding mobile
access) using the Servers. However, in consideration of the current level of development of
information technology in the Territory, which primarily operates on a narrow-band basis,
Licensee shall be allowed to make Game services available by use of its own available
equipment. Licensor shall provide Licensee detailed technical specifications for the hardware,
software, and network connections required for the Game. Both Parties shall use commercially
reasonable efforts to modify and upgrade the foregoing technical specifications so as to
optimize the performance of the Game within the Territory.
	 
	2.7	 	The Game shall be serviced, promoted, distributed and marketed under the titles, trademark,
character names and other names of the Game (hereinafter referred to as “Title”) as originally
created and used by Licensor, and/or as modified herein pursuant to the terms of Article 2.7.
Notwithstanding the foregoing, if a change to any of the foregoing Titles is required as a
result of any special lingual or social circumstance of the Territory, the Parties shall
decide and use a new Title (hereinafter referred to as “New Title”) for the Game. All of the
rights in or to the Title and New Title shall be exclusively owned by Licensor and Licensee
shall not use any such Title or New Title in a manner that falls outside the scope of this
Agreement without the prior written approval of Licensor.
	 
	2.8	 	All of the rights in or to the Game, except as granted under this Agreement, including but
not limited to the rights to the character business of the Game, shall remain exclusively with
Licensor.
	 
	 	 	However, Licensor will grant to Licensee the right of first negotiation for a period of sixty
(60) days from Licensor’s decision to do so, for the right to produce and/or sell and
distribute in the Territory merchandise relating to the Game, including but not limited to,
character dolls, reproductions of the characters in collaterals, and other similar types of
toys, gifts, collectibles, and other types of durable merchandise, as well as such other
accessories, under a separate merchandising agreement. Such right of first negotiation within
the foregoing 60 days period shall include the right of Licensee to match any reasonable and
bona fide offer received by Licensor from any third party.

ARTICLE 3: LOCALIZATION

	3.1	 	Licensor shall deliver to Licensee all localization materials, including game texts,
scripts, manual texts, documentation, and marketing materials (the “Localization Materials”)
for the Game in English language as are necessary for Licensee to localize the Game into Local
Language for the exploitation of the Game within the Territory.
	 
	3.2	 	Upon receipt of the Localization Materials, Licensee shall, at its own expense, perform
translation or recordings of the Localization Materials into Local Language to the reasonable
satisfaction of Licensor (“Translation”). The Translation shall be made faithfully and
accurately, shall be of good quality and shall consist of the whole of the textual, graphical
and audio material provided in the Localization Materials, without

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	 	 	alteration, abridgment, or supplement, unless Licensee has received the express written consent
of Licensor approving such modification.
	 
	3.3	 	In case the Translation or Contents of the Game requires modification because it may contain
false, misleading, fraudulent, libelous or obscene or other matter which is unlawful or which
may give rise to a criminal or civil cause of action, or will otherwise be considered obscene,
inappropriate, or offensive to the sensibilities of the End Users located in the Territory due
to cultural morals and norms, Licensee shall inform Licensor of such required modifications
and the reasons thereof and Licensor shall consent to such modifications so long as such
modifications do not materially change the original work.
	 
	3.4	 	Licensor reserves the right to disapprove the Translation before integration pursuant to
Article 3.6 below. Licensee will submit the Translation to Licensor for review. Licensor
shall then provide, within a reasonable amount of time, its acceptance or comments detailing
modifications to the Translation, and Licensee shall effect any modifications directed by
Licensor and, as soon as reasonably practicable, shall re-submit the new Translation for
approval by the Licensor and the above approval procedure shall be repeated until such items
are approved by the Licensor.
	 
	3.5	 	All costs and expenses arising from the performance of Licensee’s obligations in this Article
3 shall be borne by Licensee, including the costs of compensating all translators. Licensee
agrees to obtain from all translators proper written grants of all rights to their works.
	 
	3.6	 	The Game shall be serviced in the Territory only in the manner permitted by Licensor under
this Agreement. Licensee shall be strictly prohibited from any modification, amendment or
revision to any part of the Game including the Title of the Game and the name of the
characters in the Game, without the prior written approval of Licensor.
	 
	3.7	 	Licensee’s Billing System must be tested, analyzed and approved by Licensor prior
to being used in the Game. If the Licensee’s Billing System is considered suitable for the Game
by Licensor, such Billing System shall be applied to the Game. If Licensee’s Billing System has
unavoidable or other serious technical conflicts against the Game and may cause serious problem
for the Game service, Licensee shall agree to use a Billing System recommended by Licensor for
the purpose to mutually manage the local billing transparently. Upon Licensee’s request,
Licensor shall dispatch its billing account manager to synchronize Billing System with the Game
and incurring expense for this procedure shall be borne by Licensor. Licensee shall approve the
real-time access of Licensor to the Billing System and Game Database only for the purpose of
collecting the information necessary to calculate Royalty payment and to analyze the number of
End-Users, including, but not limited to, the maximum and average of daily concurrent End-Users
and the registered number of End-Users in the Territory. Licensee shall make best efforts to
provide an appropriate database interface agreed between the Parties and adapt the formulated
System and Network policy and technical configuration by Licensor, which enables Licensor to
monitor the aforementioned information in real-time basis.

ARTICLE 4: INSTALLATION AND MAINTNANCE ASSISTANCE

	4.1	 	Regular Maintenance
	 
	 	 	During the term of the Agreement, Licensor shall provide Licensee with regular on-site
maintenance assistance and support (hereinafter called “Regular Maintenance”)

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		 	once a year for the purpose of having the Game service to run properly in the territory of
Thailand(hereinafter called “Territory”). Licensor shall assign 4 staffs, including, but not
limited to, OA(Operation Administrator), SA(System Administrator), DBA(Database Administrator),
and SE(System Engineer) to dispatch to the Territory during at least 3 working days(based on 8
hours a day of each per personnel) excluding the traveling time for this assistance but the
number of dispatched person and duration could be changed by mutual agreement between the
Parties. All costs and expenses actually incurred by any personnel dispatched by Licensor to
perform Regular Maintenance in the Territory, including, without limitation, traveling cost
including all round-trip airfare, lodging, daily allowance and other general living expenses
incurred during their stay shall be borne by Licensee and the flight hours shall not be counted
a working day but shall be subject for a daily allowance charge of US$100/day/person.
	 
	4.2	 	Technical Support
	 
	 	 	Licensor shall, upon the request of Licensee, dispatch appropriate staffs to Licensee for the
settlement and assistance of the issues rendered by Licensee. All costs and expenses actually
incurred by any personnel dispatched by Licensor to perform the technical assistance and
support in the Territory, including, without limitation, traveling cost including all
round-trip airfare, lodging, daily allowance and other general living expenses incurred during
their stay shall be borne by Licensee.
	 
	4.3	 	Any further assistance may be rendered by Licensor upon mutual agreement of the Parties.

ARTICLE 5: ROYALTY PAYMENT AND TAXES

	5.1	 	Technical Support Service Maintenance Fee
	 
	 	 	Licensee shall pay to Licensor a non-recoupable and non-refundable Technical Support Service
Maintenance Fee in the amount of Fifty Thousand United States Dollars (US$50,000) within Thirty
(30) calendar days of the Effective Date.

	5.2	 	Royalty Payment and Report
	 
	 	 	Licensee shall pay to Licensor as Royalty Payments Thirty five percent (35%) of the Gross Sales
Amount paid by End Users during the commercial period of this Agreement. Subject to Article 5.2
below, the Royalty Payment shall be paid by Licensee on a monthly basis within Twenty (20) days
after the end of the applicable month. The Royalty Payment shall be deemed to be made upon
presentation by Licensee of remittance confirmation or notice to Licensor of payment. Unless
Licensor actually receives the remitted amount, the Royalty Payment shall not be deemed to have
been paid. Licensee may not set-off the Royalty Payment against any claims Licensee may have
against the Licensor. Licensee shall also provide Licensor with a report (“Royalty Report”) on
a monthly basis within Fifteen (15) days after the end of the applicable month. Each Royalty
Report shall contain detailed information concerning the calculation of Gross-Sales Amount for
the applicable month.
	 
	5.4	 	Any and all payments under this Agreement by Licensee to Licensor shall be made in US Dollars
(USD) and by wire transfer to any bank account designated by Licensor.
	 
	5.5	 	In the event any payment is not made by Licensee within the due date described in
this Agreement, a default interest at the rate of Eighteen percent (18%) per annum of

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	 	 	the
actual amount of delayed payment shall be applied. For the avoidance of doubt, Licensor’s
entitlement to such default Interest pursuant to this Article 5.5 shall not affect any of the
other rights of Licensor under this Agreement.
	 
	5.6	 	Except as may be otherwise provided for herein, unless explicitly approved in writing
by Licensor, Any and all taxes including the sales tax, value added tax, income
tax,
duties, fees and other government charges of any kind on any payment to Licensor
under this Agreement shall be borne by Licensee, provided, however, if any government in the
Territory requires Licensee to withhold the withholding tax on the payment to Licensor,
Licensee is allowed to withhold such tax no more than (15)% from such payments only if Licensor
is entitled to receive such payments as a tax credit under the relevant laws of Korea or any
existing tax treaty between the respective countries of operation of Licensor and Licensee. In
the event that any amount is withheld for the tax payment under this Article 5.6, Licensee
shall promptly inform Licensor of such payment and provide Licensor with a certification issued
by the relevant tax authorities with respect to the relevant payment. Any withholding tax in
excess of the aforesaid limit shall be borne by Licensee, and shall not be deducted from the
actual payment amount.
	 
	5.7	 	Licensee shall hold Licensor harmless from all claims and liability arising from Licensee’s
failure to report or pay such taxes, duties, fees and other governmental charges of any kind.
	 
	5.8	 	If Licensee shall be prevented by order or regulation of the government of the Territory from
transmitting any payment due hereunder then Licensor shall nominate in writing an alternative
method of collecting such payment which shall not be restricted by such order or regulation
and such alternative method shall be binding on Licensee until such order or regulation shall
be withdrawn.

ARTICLE 6: REPORT & AUDIT

	6.1	 	Licensee shall provide Licensor with all relevant and non-privileged information
pertaining to the development of its business in relation to the Game. Without limiting the
generality of the foregoing, Licensee shall inform Licensor promptly in the event of its
launch of the beta tests or the commercial service of the Game.
	 
	6.2	 	Licensee shall provide Licensor with a monthly report (the “Monthly Report”) within fifteen
(15) days after the end of the applicable month. Such report shall be in writing and discuss
Licensee’s business activities in relation to the Game, including, but not limited to, the
number of End-Users including the maximum and average number of concurrent End-Users, the fees
charged by Licensee, the total service amounts for the pertinent month, the amounts spent on
advertising activities, complaints received from End Users and market trends in the Territory.
	 
	6.3	 	Licensee shall keep all of their records, contractual and accounting documents and company
documents in relation to its business and other activities related to this Agreement in its
principal offices during the term of this Agreement and for not less than five (5) years after
the expiration or termination of this Agreement.
	 
	6.4	 	During the term of this Agreement and for five (5) years after the expiration or termination
hereof, Licensor may by itself or through an accountant designated by Licensor investigate and
audit the accounting documents of Licensee with respect to its Game business upon seven (7)
days prior written notice to Licensee. For this
purpose, Licensor may request Licensee to produce relevant documents, and may

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	 	 	visit Licensee’s
office and make copies of Licensee’s documents. Licensee shall provide all assistance and
co-operation required by Licensor for such investigation and audit.
	 
	6.5	 	All expenses incurred for such investigation and audit shall be borne by Licensor.
	 
	6.6	 	If such investigation and audit reveals underpayment by greater than five percent (5%) of the
annual Royalty Payment amount, Licensee shall bear all expenses for such investigation and
audit and shall immediately pay to Licensor the unpaid amount together with a per annum
default interest thereon equivalent to 18% percent thereof. In the event of Licensee’s
understatement of the Royalty Payment amount without any justifiable reasons, Licensor shall
be entitled to terminate this Agreement pursuant to Article 13.3(b) below.

ARTICLE 7: ADVERTISING & PROMOTION

	7.1	 	Licensee shall exert its best efforts to advertise, promote and perform marketing
activities for the Game in the Territory.
	 
	7.2	 	For the advertising and promotion of the Game in the Territory, Licensee agrees to spend a
minimum of USD 50,000 for each twelve-month period after Effective Date. Such amount shall
include funds spent directly by Licensee or by third parties with which Licensee has marketing
or distribution agreements. Licensee shall provide Licensor with detailed information on
Licensee’s advertising activities every month in Monthly Report in accordance with the
requirement of Article 6.2. In addition, Licensee shall provide Licensor with a separate
advertisement report on June 30 and December 31 of each year covering the preceding six (6)
months’ period.
	 
	7.3	 	Licensor will provide Licensee with samples of the marketing and promotional materials for
the Game that have been or will be produced on behalf of Licensor during the term of this
Agreement. Licensee shall pattern all its advertising, marketing and promotional materials for
the Game in the Territory after the samples furnished to Licensee by Licensor, and Licensee
shall provide Licensor with samples of the advertising, marketing and promotional materials
for the Game produced by Licensee no later than seven (7) days before launching of each
campaign. Within seven (7) days after receiving the samples of Licensee’s advertising,
marketing and promotional materials, Licensor shall notify Licensee in writing of Licensor’s
approval or disapproval thereof, or of any changes that Licensor may require Licensee to make
thereto.
	 
	7.4	 	Except as otherwise provided herein, the ownership of and the copyright in the marketing and
advertising materials produced or used by Licensee on the Game (“Advertising Materials”) shall
remain exclusively with Licensor, and Licensee shall not use the Advertising Materials for any
purpose other than promotion, distribution, marketing and advertising of the Game pursuant to
the terms and conditions of this Agreement.
	 
	7.5	 	Licensee may provide End Users with such number of free Game Points and free accounts as may
be reasonably necessary, in Licensee’s sole discretion, for the purposes of the promotion,
operation and advertisement of the Game only with prior written approval from Licensor.
Detailed information regarding free Game Points and accounts provided by Licensee to End Users
shall be supplied to Licensor on a monthly basis in Monthly Report required by Article 6.2,
hereof.

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ARTICLE 8: OTHER OBLIGATIONS OF LICENSEE

	8.1	 	Licensee shall exert its best efforts to supply, distribute and promote the Game in the
Territory.
	 
	8.2	 	Except as provided herein Licensee shall be solely responsible for service, use, promotion,
distribution and marketing of the Game in the Territory, and Licensor shall not be responsible
for or obligated to provide any of the foregoing above and beyond the obligations stated in
this Agreement.
	 
	8.3	 	Licensee shall provide full and comprehensive installation and maintenance support to End
Users to assist them in their use of the Game as approved by Licensor, including but not
limited to Licensee’s maintaining 24-hour installation and maintenance contact window, on-line
customer services, sufficient outbound bandwidth and circuits for operating business under
this Agreement, and game servers required for on-line game operation.
	 
	8.4	 	Licensee shall provide its best efforts to protect the Intellectual Property rights of
Licensor and shall assist Licensor to procure appropriate legal and administrative measures
against any and all activities by third parties infringing the Game or any of the Intellectual
Property rights of Licensor on or in relation to the Game, including without limitation to,
manufacture or sales of counterfeiting CDs, manuals, workbooks or other products.
	 
	8.5	 	Licensee shall abide by all laws and regulations of the Territory in its service, use,
promotion, distribution and marketing of the Game in the Territory.
	 
	8.6	 	Licensee shall provide a prior written notice to Licensor in the event Licensee intends to
change its marketing strategies, including advertising, marketing, promotional materials,
product packaging and price policies relating to the Game, and other important policies.
	 
	8.7	 	Licensee shall indemnify and hold harmless for Licensor and as well as their respective
officers and employees from any kind of losses, costs, expenses or liabilities, including
reasonable attorneys’ fees resulting from any claim, whether in tort, contract, product
liability or otherwise by a third party on or in relation to Licensee’s service, use,
promotion, distribution and marketing of the Game.
	 
	8.8	 	Upon Licensor’s request, Licensee shall provide Licensor with a reasonable amount of suitable
office space and office supplies in Licensee’s office for the auditing activities of Licensor.
Access to such office space shall be limited only to persons designated by Licensor. Except as
otherwise provided herein, all expenses incurred by Licensor’s employees and auditor sent to
Licensee’s offices for transportation, postage, telecommunications, lodging, food and other
general living expenses, and the salaries for such employees during their stay at such offices
shall be borne and paid by Licensor.
	 
	8.9	 	Licensee shall not (a) copy, modify, display or distribute to any person all or any part of
the Game, except as provided for herein; (b) disassemble, decompile or reverse engineer the
Game, or any part thereof; (c) use, distribute or provide the Game to any third parties,
except as authorized in this Agreement; (d) distribute or make the Game, or any executables
derived or produced therefrom; (e) knowingly distribute, make available or disclose the Game
to any third party except as authorized herein;
(f) license, sublicense, distribute or make available the Game to any third party,

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	 	 	except as
provided in this Agreement; or (g) assist any other person or entity in doing any of the
foregoing. Licensee shall use commercially reasonable efforts to prevent any third party from
doing all or any of the foregoing without the permission of Licensor. Licensee shall be
responsible for all matters arising out of any payment relating to sub-distributor.

ARTICLE 9: TECHNICAL INFORMATION AND INTELLECTUAL PROPERTY

	9.1	 	Technical Information and Intellectual Property shall be exclusively owned by Licensor
whether or not specifically recognized or registered under applicable law, and this Agreement
shall not grant Licensee or permit Licensee to exercise any right or license in or to the
Technical Information and Intellectual Property except for the License granted under this
Agreement. Licensee shall not obtain or try to obtain any registered industrial property or
copyright in or over any of the Technical Information and Intellectual Property of Licensor
regardless of the Territory and exploitation area.
	 
	9.2	 	Licensor hereby represents and warrants that Licensor is the legal owner of the Technical
Information and Intellectual Property; that it has a legal and valid right to grant the rights
and license under this Agreement to Licensee, and that the Game and Technical Information do
not violate or infringe any patent, copyright and trademark of any third party in Korea.
	 
	9.3	 	Licensor further guarantees and warrants to Licensee that the Game and the corresponding
Technical Information and accompanying Intellectual Property, to its knowledge at the time of
singing of this Agreement;

	 	(a)	 	does not violate any Intellectual Property rights of any third party or any rights of
publicity or privacy in Korea;
	 
	 	(b)	 	does not violate any law, statute, ordinance or regulation (including without
limitation the laws and regulations governing export control, unfair competition,
anti-discrimination or false advertising) of Korea; and
	 
	 	(c)	 	shall not contain any obscene, child pornographic or indecent content.

	9.4	 	Licensor agrees to indemnify and hold harmless for Licensee from any kind of losses, costs,
expenses or liabilities, including actual attorneys’ fees and costs of settlement, resulting
from the breach by Licensor of its express warranties given in this Agreement, including,
without limitation that provided in Article 9.3, provided that Licensee (a) shall promptly
notify Licensor of such claim; (b) Licensee shall cooperate in the defence of such claim
and/or any related settlement negotiations; and (c) provides any reasonable assistance
requested by Licensor in connection with such claim.
	 
	9.5	 	Licensee shall take all reasonable action to procure appropriate legal and administrative
measures against any and all activities by third parties infringing any of the Intellectual
Property rights of Licensor, or to address and answer any third party claims or demands in
respect of the Intellectual Property rights at Licensee’s own cost.

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ARTICLE 10: LIMITATION OF LIABILITY

	10.1	 	Except as may be otherwise provided for herein, Licensor makes no warranties, express or
implied, concerning the Game including but not limited to its merchantability or salability in
the Territory.
	 
	10.2	 	In no event will either party be liable to the other for any indirect, consequential,
incidental, punitive or special damages, whether based on breach of contract, tort (including
negligence) or otherwise, and whether or not such party has been advised of the possibility of
such damage.
	 
	10.3	 	The aggregate liability of Licensor under or relating to this Agreement whether in
contract, tort (including without limitation negligence) or otherwise, shall be limited to an
amount equal to the total amount of the payments made by Licensee during the period of six (6)
months preceding the first date in which Licensee demands damages in writing against Licensor.
	 
	10.4	 	Licensee shall solely be responsible for any and all obligations to End Users imposed by the
government of the Territory and Licensee shall indemnify and protect Licensor against any and
all claims by End Users due to faults attributable to Licensee in the event that Licensee
terminates the service of Game to End Users for any reason whatsoever and/or this Agreement
for any reason whatsoever.

ARTICLE 11: CONFIDENTIALITY

	11.1	 	All Confidential Information disclosed by either Party under this Agreement shall be
maintained in confidence by the receiving Party and shall not be used for any purpose other
than explicitly granted under this Agreement. Each Party agrees that it shall provide
Confidential Information received from the other Party only to its employees, consultants and
advisors who need to know for the performance of this Agreement. The receiving Party shall be
responsible for any breach of this Article by its employees, consultants and advisors.
	 
	11.2	 	In the event that any Confidential Information, including but not limited to the source codes
of the Game, Technical Information and financial information, is disclosed or divulged to any
third party who is not authorized to have access to or obtain such Confidential Information
under this Agreement, the Parties shall cooperate with each other and exert their best efforts
to protect or restore such Confidential Information from such unauthorized disclosure or
divulgement. If such disclosure or divulgement of the Confidential Information was made due to
the receiving Party’s gross negligence or bad faith, the receiving Party shall be responsible
for all of the damages incurred by the disclosing Party, including but not limited to any
attorneys’ fees incurred by the disclosing Party in order to protect its rights under this
Article 11.
	 
	11.3	 	The confidential obligation shall not apply, in the event that it can be shown by competent
documents that the Confidential Information;

	 	(a)	 	becomes published or generally known to the public before or after the execution of
this Agreement without any breach of this Agreement by any Party;
	 
	 	(b)	 	was known by the receiving Party prior to the date of disclosure to the receiving
Party;

11

 

	 	(c)	 	either before or after the date of disclosure is lawfully disclosed to the receiving
Party by a third party who is not under any confidentiality obligation to the disclosing
Party for such information;
	 
	 	(d)	 	is independently developed by or for the receiving Party without reference to or
reliance upon the Confidential Information; or
	 
	 	(e)	 	is required to be disclosed by the receiving Party in accordance with the applicable
laws and orders from the government or court; provided that, in this case, the receiving
Party shall provide prior written notice of such disclosure to the providing Party and
takes reasonable and lawful actions to avoid and/or minimize the degree of such
disclosure.

ARTICLE 12: TERM

	12.1	 	This Agreement shall become effective on the execution date of this Agreement and shall
remain in effect for a period of Two (2) years counted from the Effective date unless sooner
terminated in accordance herewith.

ARTICLE 13: TERMINATION

	13.1	 	This Agreement may be terminated upon a mutual written agreement of the Parties.
	 
	13.2	 	Each Party shall have the right to immediately terminate this Agreement;

	 	(a)	 	upon written notice to the other Party in the event of the other Party’s
material breach of this Agreement and such breach shall continue for a period of
thirty (30) days after the breaching Party’s receipt of written notice setting forth
the nature of the breach or its failure to perform and the manner in which it may be
remedied;
	 
	 	(b)	 	if the other Party or its creditors or any other eligible party files for its
liquidation, bankruptcy, reorganization, composition or dissolution, or if the other
Party is unable to pay any kind of debts as they become due, or the creditors of the
other Party have taken over its management; or
	 
	 	(c)	 	in accordance with Article 13.3 below.

	13.3	 	Notwithstanding Article 13.2 above, Licensor may immediately terminate this
Agreement upon a written notice to Licensee;

	 	(a)	 	if any payment due Licensor including, but not limited to Technical Support
Service Maintenance Fee, and Royalty Payment, is not made by Licensee within twenty
(20) days after receiving written notice from Licensor for late payment;
	 
	 	(b)	 	in the event of a willful, gross understatement by Licensee of the payment
due Licensor without any justifiable reasons as defined in Article 6.6;
	 
	 	(c)	 	if the service of Game in the Territory is stopped, suspended, discontinued
or disrupted for more than fifteen (15) consecutive days during the term of this
Agreement due to causes attributable to Licensee; or

12

 

	 	(d)	 	if the Game in the Territory is provided upon free or unreasonably low
price, compared to fair market value, by Licensee without prior written approval from
Licensor except as otherwise specified in by Article 7.5.

	13.4	 	Upon termination, all rights granted to Licensee hereunder shall immediately cease
and shall revert to Licensor, and Licensee shall immediately cease servicing of the
Game and return to Licensor any and all software, technical documents and other
materials or information provided by Licensor to Licensee under this Agreement, and
shall destroy any and all copies of such software, technical documents, materials or
information. Furthermore, Licensee shall provide and deliver to Licensor any and all
such information and documents related to the Game, including but not limited to
database related to the Game and information and/or data source about the Game
users, as may be requested by Licensor.
	 
	13.5	 	No termination of this Agreement shall affect the Parties’ rights or obligations that
were incurred prior to the termination. The expiration or termination of this
Agreement shall not affect the effectiveness of Articles 6, 9, 10, 11, and 13.4, which
shall survive the expiration or termination of this Agreement.
	 
	13.6	 	Licensor shall have no liability to Licensee for damages of any kind, including
indirect, incidental or consequential damages, on account of the termination or
expiration of this Agreement in accordance with its terms.
	 
	13.7	 	Upon termination or expiration of this Agreement, Licensee shall shut down and
terminate the service of Game provided by Licensee. Licensor shall have the right to
assume the service of the Game one (1) month prior to such termination. Licensor
may elect to purchase any equipment purchased by Licensee for the service of the
Game at the fair market value of such equipment on the date Licensor elects to
assume the service of the Game as determined by an independent third party expert
appointed by mutual consent of the Parties.

ARTICLE 14: FORCE MAJEURE

	14.1	 	Notwithstanding anything in this Agreement to the contrary, no default, delay or failure
to perform on the part of either Party shall be considered a breach of this Agreement if such
default, delay or failure to perform is shown to be due entirely to causes occurring without
the fault of or beyond the reasonable control of the Party charged with such default, delay or
failure, including, without limitation, causes such as strikes, lockouts or other labour
disputes, riots, civil disturbances, actions or inactions of governmental authorities or
suppliers, electrical power supply outage, a failure or breakdown in the services of internet
service providers, epidemics, war, embargoes, severe weather, fire, earthquake and other
natural calamities or, acts of God or the public enemy. Force majeure shall include actions
taken by the government of Territory or agencies thereof, which restrict the ability of
Licensee to remit payments to Licensor under this Agreement, or failure of the government of
Territory or agencies thereof to approve such payments, provided that Licensee shall perform
the obligation set for in Article 5.8.
	 
	14.2	 	If the default, delay or failure to perform as set forth above in Article 14.1 exceeds one
hundred eighty (180) days from the initial occurrence, a Party who is not affected by such
force majeure event shall have the right to terminate this Agreement with a written notice to
the other Party.

13

 

ARTICLE 15: GENERAL PROVISIONS

	15.1	 	Licensee may not assign, delegate or otherwise transfer in any manner any of its rights,
obligations and responsibilities under this Agreement, without prior written consent of
Licensor. Licensor may, with prior written notice to Licensee, assign, delegate or otherwise
transfer all or part of its rights, obligations and responsibilities under this Agreement to a
third party designated by Licensor.
	 
	15.2	 	It is understood and agreed by the Parties that this Agreement does not create a fiduciary
relationship between them, that Licensee shall be an independent contractor, and that nothing
in this Agreement is intended to constitute either Party an agent, legal representative,
subsidiary, joint venture, employee or servant of the other for any purpose whatsoever.
	 
	15.3	 	If any kind of notices, consents, approvals, or waivers are to be given hereunder, such
notices, consents, approvals or waivers shall be in writing, shall be properly addressed to
the Party to whom such notice, consent, approval or waiver is directed, and shall be either
hand delivered to such Party or sent by certified mail, return receipt requested, or sent by
FedEx, DHL or comparable international courier service, or by telephone, facsimile or
electronic mail (in either case with written confirmation in any of the other accepted forms
of notice) to the following addresses or such addresses as may be furnished by the respective
Parties from time to time:

	 	 	If to Licensor

Attention: OHNO Tosiro (Chairman & CEO) and Yoon Seok Kang (CEO)

15F, Nuritkum Square Business Tower, 1605, Sangam-Dong, Mapo-Gu, Seoul, Korea

Fax: +82-2-2132-7000
	 
	 	 	If to Licensee

	 	Attention: 	 	 Michael SH Park

9 U.M.Tower, Room 9/283-5, 28th Floor, Ramkhamhaeng Road, Suanluang,

Bangkok 10250 Thailand

	 	Fax: 	 	
+ 66(0) 2717-4251

	15.4	 	No course of dealing or delay by a Party in exercising any right, power, or remedy under
this Agreement shall operate as a waiver of any such right, power or remedy except as
expressly manifested in writing by the Party waiving such right, power or remedy, nor shall
the waiver by a Party of any breach by the other Party of any covenant, agreement or provision
contained in this Agreement be construed as a waiver of the covenant, agreement or provision
itself or any subsequent breach by the other Party of that or any other covenant, agreement or
provision contained in this Agreement.
	 
	15.5	 	This Agreement, including all exhibits, addenda and schedules referenced herein and attached
hereto, constitutes the entire agreement between the Parties hereto pertaining to the subject
matter hereof, and supersedes all negotiations, preliminary

14

 

	 	 	agreements, and all prior and contemporaneous discussions and understandings of the Parties in
connection with the subject matter hereof.
	 
	15.6	 	This Agreement shall be written in English and all disputes on the meaning of this Agreement
shall be resolved in accordance with English version of this Agreement.
	 
	15.7	 	This Agreement may be amended only upon the execution of a written agreement between Licensor
and Licensee that makes specific reference to this Agreement.
	 
	15.8	 	This Agreement shall be governed by and construed in accordance with the laws of the Republic
of Korea.
	 
	15.9	 	All disputes, controversies, or differences which may arise between the Parties, out of or in
relation to or in connection with this Agreement, or for the breach thereof, shall be finally
settled by arbitration in Seoul, Korea, in accordance with Arbitration Rules of the Korean
Commercial Arbitration Board and under the laws of Korea. The award rendered by the arbitrator
shall be final and binding upon both Parties concerned.
	 
	15.10	 	If any article, sub-article or other provision of this Agreement or the application of such
article, sub-article or provision, is held invalid, then the remainder of the Agreement and
the application of such article, sub-article or provision to persons or circumstances other
than those with respect to which it is held invalid shall not be affected thereby.
	 
	15.11	 	Headings in this Agreement have been inserted for purpose of convenience only and are not to
be used in construing or interpreting this Agreement.

IN WITNESS WHEREOF, the Parties have executed this Agreement on the date first above-written.

	 	 	 	 	 	 	 

	Gravity Co., Ltd.	 	Asiasoft Corporation Public Co., Ltd
	 	 	 	 	 
	By:  

	 	 	 	By:  	 	 
	 

	 
	 	 	 
	 

	Name: 	Toshiro Ohno
	 	 	Name: 	Mr. Pramoth Sudjitporn
	 

	Title: 	President & CEO
	 	 	Title: 	Chief Executive Officer
	 

	Date: 	
	 	 	Date: 	
	 	 	 	 	 
	By:  
	 	 	 	 	 	 
	 

	 	 	 	 	 
	 

	Name: 	Yoon Seok Kang	 	 	 	 
	 

	Title: 	CEO	 	 	 	 
	 

	Date 		 	 	 	 

15exv10w1

Exhibit 10.1

FOURTH AMENDMENT TO LEASE

     THIS AMENDMENT (“Amendment”) is entered into as of the 28 day of May, 2010, by and between
LIBERTY PROPERTY LIMITED PARTNERSHIP, a Pennsylvania limited partnership (hereinafter called
“Landlord”), and ev3 INC., a Delaware corporation (hereinafter called “Tenant”).

BACKGROUND:

     A. Landlord and Tenant are parties to that certain Lease dated as of May 3, 2002, as amended
by First Amendment dated as of October 17, 2005, Second Amendment dated as of October 1, 2005 and
Third Amendment dated as of June 30, 2009 (as amended, the “Lease”) for certain premises containing
approximately 63,891 rentable square feet in the Building known as Nathan Lane Technology Center
and having an address of 4600 Nathan Lane, Plymouth, Minnesota.

     B. Landlord and Tenant desire to extend the Term of the Lease, expand the Premises and
otherwise amend the Lease, as hereinafter set forth.

AMENDMENT:

     Now therefore, for good and valuable consideration, the receipt and legal sufficiency of which
the parties acknowledge, the parties agree as follows:

     1. Extension of Term. The Term of the Lease is hereby extended through October 31,
2017. The 7-year period from November 1, 2010 to October 31, 2017 is herein termed the “Extension
Term”).

     2. Expansion of the Premises. Commencing on the Expansion Premises Commencement Date
(as defined in Section 4(g) below), the term “Premises” as defined in Section 1(a) of the Lease is
hereby amended to include the additional space shown on attached Exhibit “A” consisting of
approximately 21,637 rentable square feet (the “Expansion Premises”). Accordingly, commencing on
the Expansion Premises Commencement Date, the Premises will contain a total of approximately 85,528
rentable square feet, and “Tenant’s Proportionate Share” set forth in Section 1(e) of the Lease
shall be increased to 100%. Except as expressly provided in this Amendment, the Expansion Premises
will be leased on all of the terms and conditions of the Lease.

     3. Minimum Annual Rent. The Minimum Annual Rent for the Premises for the Extension
Term will be as follows:

 

 

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Monthly
	Period	 	Minimum Annual Rent	 	Installment
	Expansion Premises Commencement Date
– October 31, 2011
	 	$	833,898.00	 	 	$	69,491.50	 
	November 1, 2011 – October 31, 2012
	 	 	858,914.88	 	 	 	71,576.24	 
	November 1, 2012 – October 31, 2013
	 	 	884,682.36	 	 	 	73,723.53	 
	November 1, 2013 – October 31, 2014
	 	 	911,222.88	 	 	 	75,935.24	 
	November 1, 2014 – October 31, 2015
	 	 	938,559.60	 	 	 	78,213.30	 
	November 1, 2015 – October 31, 2016
	 	 	966,716.40	 	 	 	80,559.70	 
	November 1, 2016 – October 31, 2017
	 	 	995,717.88	 	 	 	82,976.49	 

     During the Extension Term, Tenant will continue to pay Annual Operating Expenses and other
additional rent as and when required by the Lease.

     4. Leasehold Improvements; Allowance.

     (a) Plan Approval. Tenant has selected, and Landlord has approved and will contract with, RSP
Architects (“Architect”) to prepare design and construction drawings for the improvements to the
Expansion Premises (the “Initial Tenant Improvements”). The terms and conditions of the agreement
with the Architect shall be subject to Tenant’s approval, which approval shall not be unreasonably
withheld, conditioned or delayed. Tenant shall approve or disapprove the design drawings in
writing, and if disapproved, revised drawings addressing Tenant’s objections will be resubmitted
to Tenant for approval, which approval shall not be unreasonably withheld, delayed, or conditioned.
Based on the approved design drawings for the Initial Tenant Improvements, Landlord shall
promptly cause Architect (and, if applicable, appropriate electrical and mechanical engineers) to
prepare final construction drawings (“Construction Drawings”) for the Initial Tenant Improvements.
Landlord shall submit such Construction Drawings to Tenant for its review, and Tenant shall approve
or disapprove in writing, and if disapproved, revised Construction Drawings addressing Tenant’s
objections will be resubmitted to Tenant for approval. Tenant’s approval of the Construction
Drawings shall not be unreasonably withheld, delayed, or conditioned. The term “Approved Plans”
shall mean the Construction Drawings acceptable to Landlord and approved by Tenant as provided
above. Tenant shall review and approve (or disapprove with specific objections) all plans and
drawings submitted to Tenant within 5 business days of Tenant’s receipt thereof.

     (b) General Contractor. Tenant has selected, and Landlord has approved McGough Construction
(the “General Contractor”) to be the general contractor for the Initial Tenant Improvements.
Landlord will contract directly with General Contractor for the construction of the Initial Tenant
Improvements; provided, however, that Tenant shall have the right to approve the terms and
conditions of the general contract, which approval shall not be unreasonably withheld, conditioned
or delayed. The general contract will be administered on an “open book” basis.

     (c) Construction. Landlord shall complete the Initial Tenant Improvements in accordance with
the Approved Plans. The Initial Tenant Improvements shall be substantially completed ready for use
and occupancy by Tenant on or about November 1, 2010 (the “Target Completion Date”), subject to any
Tenant Delay or Excused Delay. An “Excused Delay” means

2

 

any delay resulting from floods, fire, tornado, earthquake or other casualties or natural
disasters, war or national emergency, governmental restrictions and limitations, adverse weather
conditions, strikes or other labor troubles, scarcity or unavailability of fuel, labor or
materials, or any other cause beyond the reasonable control Landlord or its Agents, including any
delay in the issuance of any building or other permits necessary to the construction. A “Tenant
Delay” means any delay caused by Tenant, including, without limitation, any delay in reviewing and
approving plans and drawings submitted to Tenant as provided in Section 4(a) above, any delay
resulting from change orders or other changes requested by Tenant to the Approved Plans, or any
delay resulting from Tenant’s failure to timely pay the costs of the Initial Tenant Improvements in
excess of the Tenant Allowance. All construction shall be done in a good and workmanlike manner.
Landlord agrees to complete such construction at Tenant’s sole expense equal to the aggregate of
all costs, expenses and fees incurred by or on behalf of Landlord in connection therewith (the
“Tenant’s Cost”), including without limitation (i) architectural, engineering and design costs and
permitting fees, (ii) the cost charged to Landlord by General Contractor and all subcontractors for
performing such construction, (iii) the cost to Landlord of performing directly any portion of such
construction that is outside the scope of the contract with General Contractor and that Landlord
performs or causes to be performed at not more than the market rate for the same and (iv) an
administrative and construction management fee for Landlord’s supervision of such construction in
an amount equal to one percent (1%) of the aggregate costs incurred by or on behalf of Landlord
under the contracts with the Architect and the General Contractor in connection with the
construction of the Initial Tenant Improvements. Notwithstanding the foregoing, Tenant shall not
be responsible for any of Tenant’s Cost until the Tenant Allowance has been completely applied to
all such costs.

     (d) Tenant Allowance. Landlord agrees to credit Tenant with an allowance equal to
$1,400,000.00 (the “Tenant Allowance”). Tenant agrees to pay to Landlord, within twenty-five
(25) days of being billed therefor, the excess (if any) of the Tenant’s Cost above the Tenant
Allowance. If Tenant’s Costs are less than the Tenant Allowance, the remainder of the Tenant
Allowance may be applied by Tenant toward the cost of future interior leasehold improvements in and
to the Premises, subject to the disbursing conditions and procedures set forth in Section 4(e)
below. In no event shall the Tenant Allowance be used for furniture, fixtures, equipment, or other
removable personal property of Tenant (but the Tenant Allowance may be used to pay for low voltage
wiring and cabling for telephone and data systems located within the Premises).

     (e) Disbursing Procedure for Future Improvements. Any payments of the Tenant Allowance that
are to be used for funding leasehold improvements other than the Initial Tenant Improvements shall
be disbursed by Landlord periodically (but no more than monthly) within 30 days of Landlord’s
receipt of an application for payment submitted by Tenant. Each such application for payment shall
be in writing, explain in reasonable detail the basis for the amount requested in the application
for payment, and be accompanied by evidence of the costs and expenses of the leasehold
improvements, evidence of payment thereof by Tenant, lien waivers from all persons supplying labor
or materials to the leasehold improvements, and any other information or documentation that
Landlord may reasonably request. Any such additional leasehold improvements shall be subject to
the provisions of Sections 9 and 10 of the Lease.

3

 

     (f) Space Planning Allowance. In addition to the Tenant Allowance described above,
Landlord agrees to provide Tenant with an allowance of up to $10,263.00 (the “Planning Allowance”)
to be used for space planning fees incurred to Architect for Tenant’s initial fit plan for the
Expansion Premises and (subject to Landlord’s approval, if required) to the rest of the Premises.

     (g) Expansion Premises Commencement Date. The Expansion Premises Commencement Date shall be
the later of (i) November 1, 2010, or (ii) the date Landlord achieves Substantial Completion (as
defined in subsection 4(i) below) of the Initial Tenant Improvements. However, if the date of
Substantial Completion is delayed on account of a Tenant Delay, the Term with respect to the
Expansion Premises shall commence as if the Expansion Premises were Substantially Complete on the
Target Completion Date, as extended for reasons other than a Tenant Delay.

     (h) Pre-Commencement Date Access or Occupancy. Tenant and its Agents shall have the right, at
Tenant’s own risk, expense and responsibility, at all reasonable times prior to the Expansion
Premises Commencement Date, to enter the Expansion Premises for the purpose of installing any
equipment that needs to be installed in coordination with the construction of the Initial Tenant
Improvements, provided that (i) Tenant does not materially interfere with or materially delay the
work to be performed by Landlord, (ii) Tenant uses contractors and workers whose skills and general
practices are reasonably consistent with those of the contractors and workers engaged by Landlord,
and (iii) Tenant obtains Landlord’s prior written consent, which consent shall not be unreasonably
withheld, delayed or conditioned. If Landlord requests, any such access shall be scheduled through
and coordinated with the General Contractor. In connection with any such access to the Expansion
Premises prior to the Expansion Premises Commencement Date, Tenant shall abide by the terms and
conditions of the Lease including carrying the insurance specified by the Lease, as if the term of
this Lease with respect to the Expansion Premises had already commenced, except that Tenant shall
have no obligation to pay Minimum Annual Rent or Operating Expenses with respect to the Expansion
Premises until the Expansion Premises Commencement Date. If Tenant occupies the Expansion Premises
for the conduct of its business therein prior to November 1, 2010, Tenant shall be responsible for
the charges for any and all utilities supplied to the Expansion Premises during any such period of
early occupancy (but not during any period Tenant is merely accessing the Expansion Premises for
fixturing and move-in).

	 	 	 	 	 	 	 	 	 

	 

	 	Landlord’s approval:
	 	 	 	/s/ Michael T. Hagan, Chief Investment Officer
 

Senior Vice President
	 	 

     (i) Acceptance. At either party’s request, upon the Substantial Completion of Initial Tenant
Improvements and prior to Tenant’s occupancy of the Expansion Premises, the parties will agree upon
a punch list of incomplete or defective items. Landlord agrees to cause its contractor to promptly
correct the punch list items with all reasonable diligence. Tenant’s occupancy of the Expansion
Premises shall constitute acceptance of the Expansion Premises, including all work to be completed
by Landlord under this Section, subject only to the punch list items. “Substantial Completion”
shall be deemed to occur on the date that Landlord shall have substantially completed the Initial
Tenant Improvements (subject to punch list items that do not

4

 

materially interfere with Tenant’s ability to occupy the Expansion Premises for Tenant’s
business). Issuance of a certificate of occupancy or its equivalent (whether temporary or final)
for the Premises by the City of Plymouth shall deemed conclusive evidence that Landlord has
achieved Substantial Completion. Moreover, if Tenant takes occupancy of the Premises for the
conduct of its business therein, the Premises shall be deemed Substantially Complete on the date of
such occupancy.

     (j) Tenant’s Representative. Tenant hereby designates each of Bob Straub and Lee Sparks as
its authorized representative (“Tenant’s Representative”), either of whom, acting individually, may
receive and make all communications, grant all approvals, and otherwise act for and bind Tenant
with respect to all dealings with Landlord under this Section or otherwise relating to the
construction of the Initial Tenant Improvements and acceptance thereof (other than any dealings
that would require a further amendment to the Lease). The contact information for Tenant’s
Representative is:

	 	 	 	 	 

	 

	 	Bob Straub
	 	Lee Sparks
	 

	 	Director of Real Estate Services
	 	Title: VP PV Operations
	 

	 	3033 Campus Drive
	 	4600 Nathan Lane
	 

	 	Plymouth, Minnesota 55441
	 	Plymouth, Minnesota 55442
	 

	 	Telephone No.: 763-398-7212
	 	Telephone No.: 763-398-7483
	 

	 	Cell No.: 612-325-7375
	 	Cell No.: 651-261-4317
	 

	 	Facsimile No.: 763-398-7200
	 	Facsimile No.: 763-398-7200
	 

	 	E-mail: bstraub@ev3.net
	 	E-mail: lsparks@ev3.net

     (k) Landlord’s Work. Landlord shall perform the following work at Landlord’s sole cost and
expense with respect to the Expansion Premises: (i) the Demolition Work (as defined below), and
(ii) work, if any, necessary to remediate any existing violations of applicable environmental Laws
and Requirements (Landlord is not presently aware of any such violations). Landlord shall cause
such work to be completed in a timely manner so as to permit completion (without overtime work or
other special measures) of the Initial Tenant Improvements by the Target Completion Date (as
extended by reason of any Tenant Delay or Excused Delay). All of Landlord’s work described in this
Section 4(k) shall be performed at Landlord’s expense by Architect (if applicable) and General
Contractor unless Landlord determines for good faith business reasons such as cost, scheduling,
expertise, or continuity with work previously performed that such work should be performed by a
different architect and/or contractor. On or before June 15, 2010 Tenant shall identify by written
notice to Landlord any block walls, equipment, floor coverings, fixtures, and/or any other
improvements that Tenant elects to have removed from the Expansion Premises. The “Demolition
Work” means the removal of outside fencing and dumpsters and those items identified by Tenant in
accordance with the immediately preceding sentence, together with the repair of any damage
resulting from the removal to the extent necessary to put the affected area back to
building-standard shell condition.

     5. Extension Options. Tenant shall have the right and option to extend the Term of
the Lease for up to two additional extension terms (each, an “Extension Term”) of 3-years each.
Each such option must be exercised, if at all, by giving Landlord prior written notice, at least 12
months in advance (the “Exercise Deadline”) of the Expiration Date of the then current lease Term,
of Tenant’s election to extend the lease Term; it being agreed that time is of the essence.

5

 

Each Extension Term shall be under the same terms and conditions as provided in the Lease
except as follows:

     (a) there shall be no further options to extend the Term beyond the 2nd extension
option;

     (b) Tenant shall accept the Premises in their “as is” condition, without any obligation on the
part of Landlord to provide any tenant improvements or tenant improvement allowance; and

     (c) the Minimum Annual Rent for each Lease Year (i.e. the 12-month period following the
expiration of the then current Term) of the applicable Extension Term shall be the “Market Rent” as
defined below and determined as follows (provided, however, in no event shall the Minimum Annual
Rent be less than the scheduled Minimum Annual Rent in effect immediately prior to the expiration
of the then current Term): Within 30 days after Landlord receives timely notice from Tenant
exercising Tenant’s extension option, Landlord will give notice to Tenant of its determination of
the Market Rent for the Premises, and Landlord’s determination will constitute the Market Rent
unless Tenant objects by giving Landlord written notice of objection (including Tenant’s
determination of the Market Rent) within 15 days after Tenant’s receipt of Landlord’s
determination. If Tenant so objects, and the parties are unable to agree upon the Market Rent
within 30 days after the Tenant’s objection, and unless Tenant notifies Landlord in writing within
40 days after Tenant’s objection that it elects to rescind its exercise of the extension option,
then by written notice to the other either party may demand that Market Rent be determined by the
appraisal process set forth below. If determination by appraisal is demanded, the Experts (as
defined below) shall be instructed to determine the Minimum Annual Rent for the first Lease Year of
the Extension Term, and the Minimum Annual Rent thereafter will increase by 3% for each Lease Year
within the applicable Extension Term (and, if the 3% annual increases are greater than or less
than then-market escalations, that fact will be taken into consideration by the Experts in
establishing the Minimum Annual Rent for the first Lease Year of the Extension Term). The Minimum
Annual Rent for the first Lease Year of the Extension Term will be so determined by a board
consisting of three independent and disinterested reputable commercial real estate professionals
(licensed brokers/agents or appraisers) with at least 10 years experience in the leasing or the
appraising the rental value of commercial flex space in the western suburban submarket of the
Minneapolis metropolitan area (each an “Expert”). Landlord and Tenant will each appoint its
respective Expert within 30 days following the appraisal demand. The third Expert will be
appointed by the first two Experts. If the first two Experts are unable to agree on a third Expert
within 30 days after the appointment of the second Expert, then the third Expert shall be appointed
by the NorthStar Chapter of the Appraisal Institute. Any Expert so appointed by the Appraisal
Institute shall be a disinterested reputable real estate appraiser with at least 10 years
experience in appraising the rental value of commercial flex space in the western suburban
submarket of the Minneapolis metropolitan area, and shall be a member of the Appraisal Institute
with the designation of “MAI.” The Experts shall be instructed to each independently reach their
respective determinations of the Minimum Annual Rent for the first Lease Year of the Extension Term
(to be Market Rent, assuming 3% annual escalations for subsequent Lease Years) within 45 days of
the appointment of the third Expert. If determinations of at least two of the Experts are
identical in amount, that amount will be determined to be the fair market Minimum Annual Rent for
the first Lease Year of the

6

 

Extension Term. If the determinations of all three Experts are different in amount, the
highest appraised value will be averaged with the middle value (that average being referred to as
“Sum A”). The lowest appraised value will be averaged with the middle value (that average being
referred to as “Sum B”), and the fair market Minimum Annual Rent will be determined as follows:
(i) if neither Sum A nor Sum B differs from the middle appraised value by more than 7% of the
middle appraised value, then the fair market Minimum Annual Rent will be the average of the three
appraisals, (ii) if either Sum A or Sum B (but not both) differs from the middle appraised value by
more than 7% of the middle appraised value, then the fair market Minimum Annual Rent will be the
average of the middle appraised value and the appraised value closer in amount to the middle
appraised value, and (iii) if both Sum A and Sum B differ from the middle appraised value by more
than 7% of the middle appraised value, then the fair market Minimum Annual Rent will be equal to
the middle appraised value. Written notice of the fair market Minimum Annual Rent for the first
Lease Year of the Extension Term as duly determined in accordance with this paragraph shall be
promptly given to Landlord and Tenant and will be binding and conclusive on them, and Minimum
Annual Rent for each subsequent Lease Year in the Extension Term shall be 103% of that payable in
the previous year. Each party will bear its own expenses in connection with the appraisal
proceeding (including the Expert appointed by it), and the fees of the third Expert will be borne
equally. If, for any reason, the fair market Minimum Annual Rent has not been determined at the
time of the commencement of the Extension Term, then the fair market Minimum Annual Rent will be
the amount set forth in Landlord’s original determination, and if the determination of the Experts
as provided above indicates that a lesser or greater amount should have been paid than that which
was actually paid, a proper adjustment will be made in a payment from Landlord to Tenant, or Tenant
to Landlord, as the case may be. For purposes of this Section, “Market Rent” means the net annual
rent that a willing tenant would pay, and a willing lessor would accept, in arms-length, bona fide
negotiations, if the premises at issue were leased to a single tenant for the period in question
under a lease pursuant to which such tenant would not receive any rental concession, such as rental
abatements or “free rent” periods or rental assumption, inducements or any leasehold improvement
allowance, and otherwise taking into account any other pertinent factors, including, but not
limited to, the net effective annual rates per rentable square foot for leases of comparable space
in comparable buildings recently or then being entered into in the applicable submarket
(“Comparable Rates”). In determining the Market Rent and using Comparable Rates in connection with
such determination, the following factors (and any other factors then known to be pertinent) shall
be considered: the size of the premises; the length of the term; permitted use; quality of
services provided; location and/or floor level; definition of rentable area; existing leasehold
improvements (other than “clean room” or other leasehold improvements installed by Tenant at its
own expense); leasehold improvements to be provided by the lessor, whether directly or by
allowance; the quality, age and location of the building; financial strength of the applicable
tenant; rental concessions (such as rental abatements or “free rent” periods and rent assumptions);
inducements; the respective obligations of the lessor and the tenant, the manner in which the rents
are then subject to escalation and the time the particular rate under consideration became or will
become effective.

If a monetary or other material default under this Lease on the part Tenant is continuing beyond
any notice and grace period as of the date Tenant exercises this extension option or as of the
Expiration Date of the then current lease Term, Landlord may at its option and in its sole
discretion, declare this extension option void and of no further force or effect.

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If Landlord and Tenant enter into any amendment to this Lease extending the Term thereof, other
than pursuant to Tenant’s exercise of its first 3-year extension option provided for above, then,
unless such amendment expressly provides otherwise, this Section shall thereupon be deemed
terminated and of no further force or effect.

Upon the timely exercise of an extension option, at the request of either party the parties hereto
will enter into an appropriate amendment to the Lease incorporating the terms of the Lease
extension.

     6. Outdoor Areas; Landscaping. Landlord will permit Tenant, at Tenant’s expense to
construct a main entrance to the Premises on the northwest side of the Premises, to construct a
concrete patio area on the northeast side of the Premises, and to expand the existing patio area on
the southwest corner of the Premises, and shall allow Tenant to landscape both patio areas to
provide a green space for Tenant’s employees. Landlord will, to the extent permitted by applicable
Laws and Requirements, also permit Tenant to install, at Tenant’s expense, a smoking shelter behind
the Building for the designated smoking area for Tenant’s employees. Tenant shall be responsible
for any permitting or municipal approvals necessary to the foregoing work.

     All such work shall be performed by contractors approved by Landlord pursuant to plans and
specifications approved by Landlord (which approval shall not be unreasonably withheld, conditioned
or delayed) and otherwise subject to the applicable provisions of Sections 9 and 10 of the Lease.
All such work shall be eligible for funding from the Tenant Allowance.

     7. Signage. Tenant may add one additional building-mounted exterior identification
sign to a second side of the Building near the Expansion Premises. Tenant may also install one
stand-alone monument sign on the Property. All Tenant signage shall be installed and maintained at
Tenant’s sole cost and expense. The design, size and location of Tenant’s signage shall be subject
to Landlord’s approval, which approval shall not be unreasonably withheld, conditioned or delayed.
Tenant shall cause all Tenant signage to comply with all Laws and Requirements. Tenant shall
maintain all signs installed by Tenant in good condition. Tenant shall remove its signs at the
termination of this Lease, shall repair any resulting damage, and shall restore the Property to its
condition existing prior to the installation of Tenant’s signs. Any work performed with respect to
the structure of the monument sign (as opposed to portions thereof consisting of Tenant’s logo)
shall be eligible for funding from the Tenant Allowance.

     8. Termination Option. Tenant shall have a one-time right to terminate the Lease
effective as of 11:59 p.m. on October 31, 2015 (the “Termination Date”), by providing Landlord
written notice of Tenant’s election to terminate this Lease on or before November 1, 2014 (the
“Notice Date”). If Tenant gives the termination notice, Tenant must pay a termination fee (the
“Termination Fee”) equal to the sum of (i) $733,101.00, representing the unamortized balance of the
Tenant Allowance, brokerage commissions and Landlord’s attorney’s fees (amortized on a straight
line basis at an annual rate of 10%) incurred by Landlord with respect to this Amendment, and (ii)
three months of Minimum Annual Rent and estimated Operating Expense payments (all calculated at the
rate that would have been in effect for the three months following the Termination Date). The
transaction cost component of the Termination Fee ($733,101) shall be paid by Tenant on or before
the Notice Date. Landlord

8

 

shall invoice Tenant for the rent component (3 months of Minimum Annual Rent and
Operating Expense payments) of the Termination Fee, and payment of this portion of the Termination
Fee shall be due and payable to Landlord by the date that is 60 days following the date of
Landlord’s invoice. If Tenant fails to give written notice of termination or to pay the $733,101
portion of the Termination Fee by the Notice Date, time being of the essence, this right to
terminate shall be void and of no further force or effect. Moreover, if Tenant fails to timely pay
the rent component of the Termination Fee, and such failure continues for more than 5 business days
following written notice to Tenant of such failure, or if a monetary or other material default
under this Lease on the part Tenant is continuing beyond any notice and grace period as of the date
Tenant exercises this termination option or as of the Termination Date, Landlord may at its option
and in its sole discretion, declare this termination option void and of no further force or effect.

	 	 	 	 	 	 	 	 	 

	 

	 	Landlord’s approval:
	 	 	 	/s/ Michael T. Hagan, Chief Investment Officer
 

Senior Vice President
	 	 

     9. Parking. Effective as of the Expansion Premises Commencement Date, Tenant shall
have the right to use 100% of the parking spaces serving the Building, including the entire
expansion parking area added pursuant to the First Amendment to the Lease, all as shown on attached
Exhibit “B.”

     10. Automatic Funds Transfer. At Landlord’s and Tenant’s option, monthly rent
payments shall be made automatically via electronic funds transfer to an account designated by
Landlord from an account of Tenant designated by Tenant. Tenant may terminate any such electronic
funds transfer payment program upon thirty (30) days prior written notice to Landlord, in which
case Tenant shall resume making monthly rent payments as otherwise provided for in the Lease.

     11. Defined Terms. All capitalized terms used in this Amendment not separately
defined herein shall have the meaning given them in the Lease.

     12. Full Force and Effect. Except as expressly amended by this Amendment, all of the
terms and conditions of the Lease remain unmodified and continue in full force and effect.

     13. Counterparts. This Amendment may be executed in counterparts and may be delivered
by electronic (facsimile or e-mail) transmittal of signed original counterparts.

[SIGNATURES ON FOLLOWING PAGE]

9

 

     The parties have executed this Fourth Amendment as of the date stated above.

	 	 	 	 	 
	 	TENANT:

ev3 INC.

 	 
	 	By:  	/s/ Shawn McCormick
 	 
	 	 	Print Name:  	Shawn McCormick                                          	 
	 	 	Print Title:  	Senior Vice President and

Chief Financial Officer 	 
	 
	 
	 	LANDLORD:

LIBERTY PROPERTY LIMITED PARTNERSHIP

 	 
	 	BY:  	Liberty Property Trust, its Sole General Partner
 	 

	 	 	 	 	 
	 	 	 
	 	By:  	                     /s/ David M. Jellison
 	 
	 	 	David M. Jellison 	 
	 	 	Vice President & City Manager 	 
	 

	 

	_/s/_Leasing Representative
	 
	_/s/_Property Manager
	 

10

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