Document:

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                                                                   Exhibit 10.11

                                 LEASE AGREEMENT

Yerevan City                                                        JUNE 5, 1997

The Armenian Research Institute of Scientific Engineering Information in the
person of its Director, Marat Edilyan ("Leaseholder" hereafter), and* the
"HPL-Armenia" subsidiary company of the Union of Heuristic Physics Laboratories
Corporation of the State of California of the United States of America
(certificate of registration No. 008912, February 20, 1995) in the person of its
Director, Z. Nalbandyan ("Renter" hereafter), have signed this agreement on the
following:

                           1. Subject of the Agreement

The "Leaseholder" offers to rent the 10th floor of its building with a total
area of 436 square meters, and the "Renter" agrees to rent it in accordance with
the two-party act for the purpose of performing computer and office related
works, paying to the "Leaseholder" the equivalent in dram of 1,520 US dollars
per month, including 20% value added tax equivalent to the value established by
the Central Bank of the Republic of Armenia and in effect on the day of payment.

                          2. Obligations of the Parties

2.1. The "Leaseholder" undertakes to:

- deliver the space to be leased to the "Renter" in a technically fit condition,
with five local phone numbers, and a water, sewer, and light network;

- not hinder the Renter in matters of using the leased space if there is no
contradiction with the laws of the Republic of Armenia and the use does not harm
the laws;

- not hinder the rules of coexistence.

2.2. The "Renter" undertakes to:

- use the leased space to perform only the works mentioned in the Section 1 of
this Agreement;

- preserve the leased space in a technically fit condition, not allow damages
and destruction, execute minor repairs, if necessary, and come to terms with the
"Leaseholder" with regard to internal constructional changes;

- pay to the "Leaseholder" the rent of each quarter no later than the 5th day of
the current quarter, and to pay for the electricity (according to the
indications of the electrometer), phone subscription, and long-distance phone
calls according to the bills presented by the "Leaseholder." If the rent and the
amounts of other expenses are not paid on time, the "Renter" shall pay a penalty
in the amount of 10% of the accumulated debt;

- not sublease the leased space;

- not initiate any operation geared at the privatization of the space. In the
case a decision is made with regard to privatization, this agreement shall not
provide the Renter with an advantage, and the privatization must be realized
according to the existing laws.

- deliver the leased space, received property, and the communications to the
"Leaseholder" through an appropriate act upon the end of the duration of the
agreement, or upon termination of its effectiveness;

- remedy the damage by its own means, or compensate for it, in case the "Renter"
causes damage to the leased space (building, rooms, properties, their
equipment).

3. The parties are released from responsibility if force-majeure conditions
arise.

---------------------------
* Repeated in the original.

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        4. Duration of the Agreement and the Order of Conflict Resolution

4.1. This agreement shall be in effect upon its signing by the two parties, as
well as upon the signing of the act of delivery-reception of the space subject
to lease as of December 1, 1997 for a period of 5 years. This agreement,
throughout its duration, may be amended and expanded with the mutual written
agreement of the parties.

4.2. The duration of this agreement may be extended with the mutual agreement of
the parties.

4.3. This agreement is not subject to revisions within the upcoming 24 months;
later, it may be revised at the request of the supervisors of the "Leaseholder"
and the "Renter," with a prior notification three months before [the requested
revision].

4.4. Conflicts pertinent to the execution of this agreement shall be resolved
with the mutual agreement of the parties through negotiations, and in the
case that an agreement is not reached, according to the process of the law of
the Republic of Armenia.

                        5. Legal addresses of the parties

"Leaseholder", Yerevan city         "Renter", Yerevan city, Avan-3
Komidas Blvd., 49/3                 Narekatsi Street 44, Blvd. 48, Tel: 53-21-63
N/N/ 8106556 Armeconombank          N/N/ 603915, Armimpexbank
Arabkir branch

Director: M. B. Edilyan             Director: Z. H. Nalbadyan

Seal: RA Ministry of Economics,
Seal: Heuristic Physics Laboratories Inc. USA California/HPL Armenia<PAGE>

                                                                   Exhibit 10.12

                                 LEASE AGREEMENT

Yerevan City                                                   February 15, 2001

The Armenian Research Institute of Scientific Technical Information represented
by its Deputy Director Sergey Madatov (hereafter "Landlord"), and HPLA Limited
Liability Company, subsidiary of HPL Inc. of the State of California of the
United States of America (certificate of registration No. 008912, February 20,
1995) represented by its Director Andranik Hovhannisyan (hereafter "Tenant"),
have signed this agreement on the following:

         1. Subject of the Agreement

The "Landlord" offers for lease the 11th floor with total space of 436 m2 of its
building located at 49/3 Komitas Ave., Yerevan, and the "Tenant" agrees to lease
it for the purpose of performing software engineering and other office related
works, paying to the "Landlord" the equivalent in dram of USD 1,520 dollars per
month, including 20% value added tax, at the exchange rate established by the
Central Bank of the Republic of Armenia in effect on the day of each payment.

         2. Obligations of the Parties

2.1. The "Landlord" undertakes to:
- deliver the space to be leased to the "Tenant" in a technically fit condition,
with local telephone lines, and a water, sewer, and light network;
- provide uninterrupted supply of electric power, water supply, drainage, as
well as operation of elevators for 24-hours or other regime agreed upon by the
"Tenant". In case Landlord interrupts the supply of electricity or water, or the
operation of elevators without a prior timely notice to the "Tenant", the
"Tenant" has the right to demand from the "Landlord" compensation of losses that
it may incur in the result of the fore mentioned interruptions;
- not hinder the "Tenant" in matters of using the leased space if there is no
contradiction with the laws of the Republic of Armenia and no harm is caused to
the "Landlord";
- not hinder the rules of coexistence.
2.2. The "Tenant" undertakes to:
 - use the leased space to perform only the works mentioned in the Section 1
of this Agreement;
- preserve the leased space in a technically fit condition, not allow damages
and destruction, execute minor repairs, if necessary, and get approval from the
"Landlord" when substantial internal constructional changes are required.
"Tenant" must remedy a damage caused to the leased space (building, rooms,
properties, equipment) by its own means, or compensate for it.
- pay to the "Landlord" the monthly rent no later than on the 10th day of a
current month, and to pay for the electricity (according to the indications of
the electricity meter), local phone lines, and long-distance phone calls
according to the bills presented by the "Landlord". If the rent and the amounts
of other expenses are not paid within 15 days after the fore-mentioned deadline,
the "Landlord" will have the right to demand a payment by the "Tenant" of a
penalty fee in amount of 10% of the accumulated debt;

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- not sublease the leased space;
- not initiate any operation geared at the privatization of the space. In the
case a decision is made with regard to privatization, this agreement shall not
be considered as providing the "Tenant" with any advantage regarding the
process, and the privatization itself must be realized according to the existing
laws.
- upon termination of this agreement, deliver the leased space, including
property and the associated utilities infrastructure to the "Landlord" through
an appropriate written act.

         3. Duration of the Agreement and the Dispute Resolution

3.1. This agreement shall be in effect beginning February 15, 2001 and will
expire on May 31, 2001. Amendments and additions to this agreement can be made
only by a mutual written agreement of the parties.
3.2. The duration of this agreement may be extended by a mutual agreement of
the parties.
3.3. Any disputes pertinent to the execution of this agreement shall be
settled first in direct negotiation between the parties. If the negotiations
fail, the dispute should be settled within procedures existing under the
current law of the Republic of Armenia.

         4. Legal addresses of the parties

"Landlord", Yerevan                       "Tenant", Yerevan, Avan-3
Komidas Ave, 49/3                         Narekatsi Street 44, #48,
A/C 8106556 Armeconombank                 A/C 001-059435-001, HSBC Armenia bank
Arabkir branch

Deputy Director:  (sign.) S. Madatov      Director:  (signature) A. Hovhannisyan

Seal                                      Seal<PAGE>

                                                                Exhibit 10.13

                         [CANON SALES CO., INC. LETTERHEAD]

                           MEMORANDUM OF UNDERSTANDING

This memorandum of understanding is to clarify the mutual understanding
between HPL, Inc. (hereinafter called "HPL") and Canon Sales Co., Inc.
(hereinafter called "Canon Sales") with regards to their business
relationship under the Business Agreement executed by the parties on the 15th
of March, 2000 (hereinafter called the "Agreement"), and the Master Software
License Agreement referenced therein.

Both parties agree that:

1.   Canon Sales is HPL's distributor for HPL Products in Japan. Canon Sales
     purchases HPL Products from HPL, imports the HPL Products into Japan,
     and sells the HPL Products in Japan as "media" or "systems" to its
     customers (hereinafter called "Customers").

2.   No license is granted to Canon Sales under the Agreement except as
     necessary to fulfill its obligations thereunder, including limited
     utilization of the HPL Products for demonstration, evaluation and
     performance of support activity purposes.

3.   Canon Sales does not have the right to license or sublicense the HPL
     Products, and all references to or incidents of the terms "licenses" or
     "licensing" in the Agreement are clerical errors to be stricken and
     disregarded.

4.   The Master Software License Agreement is to be replaced by an End-User
     Software Agreement that more accurately reflects the terms under which
     Customers may purchase HPL Products.

5.   All sales to Customers by Canon Sales are subject to the End-User
     Software Agreement. Payment terms for such sales could be determined
     between Canon Sales and Customers. Customers make no payments to HPL for
     HPL Products.

6.   With respect to Section 3.10 of the Agreement, only Demonstration
     Products that are superseded by updated Products shall be exchanged by
     Supplier for the upgraded Product at no additional charge upon return of
     the outdated Product to Supplier. New Demonstration Products shall be
     purchased subject to Section 4.3 of the Agreement.

HPL Inc.                               Canon Sales Co., Inc.

/s/ David Y. Lepejian                  /s/ Ken Horikawa
-----------------------------          ------------------------------
David Y. Lepejian                      Ken Horikawa
President & CEO                        Division General Manager
                                       Semiconductor Equipment Sales HQ

Feb 20, 2000                           Jan. 17, 2001
-----------------------------          ------------------------------
Date                                   Date

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