Document:

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                            LONDON SQUARE APARTMENTS

                               PURCHASE AGREEMENT

                                     BETWEEN

                            LONDON ACQUISITIONS, INC.

                                    AS SELLER

                                       AND

                              MR. MARK D. ZIMMERMAN
                   AS THE QUALIFIED EXCHANGE ACCOMMODATOR FOR
                          MONTGOMERY REALTY GROUP, INC.

                                  AS PURCHASER

                               As of June 10, 2005

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                               PURCHASE AGREEMENT

         THIS PURCHASE AGREEMENT (the "Agreement") is made to be effective as of
the Effective Date (as hereinafter defined) by London Acquisitions, Inc., a
Texas corporation and ("Seller"), and MR. MARK D. ZIMMERMAN AS THE QUALIFIED
EXCHANGE ACCOMMODATOR FOR MONTGOMERY REALTY GROUP, INC. (hereinafter the
"Purchaser") with right to assign or further convey to MONTGOMERY REALTY GROUP,
INC., A NEVADA CORPORATION (hereinafter the "Equitable Beneficiary").

                              W I T N E S S E T H:

                                   ARTICLE 1

                                PURCHASE AND SALE

         1.1 Agreement of Purchase and Sale. Subject to the terms and conditions
hereinafter set forth, Seller agrees to sell and convey and Purchaser agrees to
purchase the following:

                  (a) that certain tract or parcel of land situated in Travis
         County, Texas, more particularly described on Exhibit A attached hereto
         and made a part hereof, together with all and singular the rights and
         appurtenances pertaining to such property, including any right, title
         and interest of Seller in and to adjacent streets, alleys or
         rights-of-way (the property described in clause (a) of this Section 1.1
         being herein referred to collectively as the "Land");

                  (b) the buildings and other improvements on the Land,
         including specifically, without limitation, that certain apartment
         complex located thereon having a street address of 2400 Town Lake
         Circle, Austin, Texas (the property described in clause (b) of this
         Section 1.1 being herein referred to collectively as the
         "Improvements");

                  (c) the personal property, if any, owned by Seller upon the
         Land or within the Improvements, including specifically, without
         limitation, heating, ventilation and air conditioning systems and
         equipment, appliances, furniture, carpeting, draperies and curtains,
         tools and supplies, and other items of personal property (excluding
         cash) used in connection with the operation of the Land and the
         Improvements (the property described in clause (c) of this Section 1.1
         being herein referred to collectively as the "Personal Property");

                  (d) all of Seller's right, title and interest, if any, in all
         oral or written agreements pursuant to which any portion of the Land or
         Improvements is used or occupied by anyone other than Seller (the
         property described in clause (d) of this Section 1.1 being herein
         referred to collectively as the "Leases"); and

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                  (e) all of Seller's right, title and interest, if any, in and
         to all assignable contracts and agreements relating to the upkeep,
         repair, maintenance or operation of the Land, Improvements or Personal
         Property which will extend beyond the date of Closing (as such term is
         defined in Section 4.1 hereof), including specifically, without
         limitation, all assignable equipment leases (collectively, the
         "Operating Agreements"), all assignable warranties and guaranties
         issued to Seller in connection with the Improvements or the Personal
         Property (the property described in this Section 1.1(e) being sometimes
         herein referred to collectively as the "Intangibles").

         1.2 Property Defined. The Land, the Improvements, the Personal
Property, the Leases and the Intangibles are hereinafter sometimes referred to
collectively as the "Property."

         1.3 Permitted Exceptions. The Property shall be conveyed subject to the
matters which are deemed to be Permitted Exceptions pursuant to Section 2.3
hereof (the "Permitted Exceptions").

         1.4 Purchase Price. Seller is to sell and Purchaser is to purchase the
Property for a total of THREE MILLION TWO HUNDRED THOUSAND AND NO/100 DOLLARS
($3,200,000.00) (the "Purchase Price").

         1.5 Payment of Purchase Price. The Purchase Price shall be payable in
full at Closing (as hereinafter defined) in cash or immediately available wire
transferred funds.

         1.6 Independent Contract Consideration. Upon the Effective Date hereof,
Purchaser shall deliver to Seller a check in the amount of FIFTY AND NO/100
DOLLARS ($50.00) ("Independent Contract Consideration"), which amount the
parties hereby acknowledge and agree has been bargained for and agreed to as
consideration for Seller's execution and delivery of this Agreement. The
Independent Contract Consideration is in addition to and independent of any
other consideration or payment provided in this Agreement, and is nonrefundable
in all events.

         1.7 Earnest Money. Within three (3) days of the Effective Date,
Purchaser shall deposit with First American Title Insurance Company (the "Title
Company"), at Three Barton Skyway, 1221 MoPac, Suite 110, Austin, Texas 78746,
Attn: Dee Dee King, the sum of TEN THOUSAND AND NO/100 DOLLARS ($10,000.00) (the
"Earnest Money") to be held by the Title Company in an interest-bearing account
(if available). Any interest accruing on such sum shall become a part of the
Earnest Money and shall be distributed as Earnest Money in accordance with the
terms of this Agreement.

                                   ARTICLE 2

                                TITLE AND SURVEY

         2.1 Commitment for Title Insurance. Seller and Purchaser hereby
instruct the Title Company to prepare and deliver to Purchaser and Seller and
the surveyor described in Section 2.2 below, a title commitment (the "Title
Commitment") covering the Property, showing all matters affecting title to the

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Property and binding the Title Company to issue at Closing an Owner's Policy of
Title Insurance pursuant to Section 2.4 hereof on the standard form of policy
prescribed by the Texas State Board of Insurance in the full amount of the
Purchase Price. Seller and Purchaser further instruct the Title Company to
deliver to such parties copies of all instruments referenced in Schedule B and
Schedule C of the Title Commitment.

         2.2 Survey. Purchaser may, at Purchaser's sole expense, employ a
surveyor to survey the Property and mark the boundaries thereof and prepare and
deliver to Purchaser, Seller and the Title Company a map or plat thereof (the
"Survey").

         2.3 Title Review Period. Purchaser shall have until June 24, 2005 (the
"Title Review Period") after the receipt of the Title Commitment and legible
copies of all instruments referred to in Schedules B and C thereof, to notify
Seller, in writing, of such objections as Purchaser may have to anything
contained in the Title Commitment. Purchaser shall be deemed to have objected to
all items contained in the Title Commitment, unless Purchaser gives written
notice of approval or waiver of the exception, to which Purchaser does not
object during the Title Review Period . Those title exceptions to which
Purchaser does not object shall be deemed a Permitted Exception. In the event
Purchaser shall notify Seller of objections to title prior to the expiration of
the Title Review Period, Seller shall have three (3) days after receipt of
notification of such objections, or such greater period of time as may be
mutually acceptable to Purchaser and Seller (the "Cure Period"), within which
Seller may (but shall not be required to) cure or remove such objection. If
Seller fails either to cure or remove such objection to the reasonable
satisfaction of the Title Company and Purchaser prior to the expiration of the
Cure Period, Purchaser may either terminate this Agreement by written notice to
Seller or waive such objection and accept such title as Seller is able to convey
without any reduction in the Purchase Price.

         2.4 Owner's Policy of Title Insurance. At Closing, the Title Company
shall issue to Purchaser, at Seller's expense, a marked commitment or pro forma
Owner's Policy of Title Insurance (the "Title Policy") covering the Property, in
the full amount of the Purchase Price. Such Title Policy may contain as
exceptions the standard printed exceptions and the Permitted Exceptions.

                                   ARTICLE 3

                                INSPECTION PERIOD

         3.1 Right of Inspection. During the period beginning upon the Effective
Date and ending at 5 p.m., Austin, Texas time, on June 24, 2005 (hereinafter
referred to as the "Inspection Period"), Purchaser shall have the right to make
a physical inspection of the Property, to examine all books and records
maintained by Seller relating to the operation of the Property, and other
relevant Property documents during the period of Seller's ownership at such
place or places as said books and records may be located; provided, however, any
such inspections shall be conducted in the presence of Seller or its
representative. Purchaser agrees to indemnify and hold Seller harmless of and
from any claim for damages or injuries arising from Purchaser's inspection of
the Property and, notwithstanding anything to the contrary in this Agreement,
the obligations of Purchaser under this Section 3.1 shall survive Closing or any
termination of this Agreement. All inspections shall occur at reasonable times

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agreed upon by Seller and Purchaser and shall be conducted so as not to
unreasonably interfere with use of the Property by Seller or its tenants.
Purchaser shall, at Purchaser's expense, restore the Property following any such
physical inspection to the condition that existed prior to such inspection.

         3.2 Right of Termination. Seller agrees that in the event Purchaser
determines that the Property is not suitable for its purposes, Purchaser shall
have the right to terminate this Agreement by sending written notice thereof
(hereinafter referred to as the "Notice of Termination") to Seller prior to the
expiration of the Inspection Periods. Upon delivery by Purchaser of such Notice
of Termination within the Inspection Periods, this Agreement shall terminate and
the Earnest Money shall be returned to Purchaser.

                                   ARTICLE 4

                                     CLOSING

         4.1 Time and Place. Closing of the transaction contemplated hereby
("Closing") shall be held at the offices of the Title Company at 10 a.m. on the
earlier to occur of (i) fifth (5th) day following the Effective Date or (ii)
June 28, 2005. At Closing, Seller and Purchaser shall perform the obligations
set forth in, respectively, Section 4.2 and Section 4.3, the performance of
which obligations shall be concurrent conditions.

         4.2 Seller's Obligations at Closing. At Closing, Seller shall:

                  (a) deliver to Purchaser a Special Warranty Deed (the "Deed")
         in the form of Exhibit B attached hereto and made a part hereof,
         executed and acknowledged by Seller and in recordable form, conveying
         the Land and Improvements to Purchaser, subject only to the Permitted
         Exceptions;

                  (b) join with Purchaser in the execution and acknowledgment of
         a Bill of Sale and Assignment (the "Bill of Sale") in the form of
         Exhibit C attached hereto and made a part hereof with respect to the
         Property;

                  (c) join with Purchaser in the execution and acknowledgment of
         an Assignment and Assumption of Contracts (the "Assignment of
         Contracts") in the form of Exhibit D attached hereto and made a part
         hereof with respect to the Property;

                  (d) join with Purchaser in the execution of a Closing
         Memorandum and Indemnification Agreement (the "Closing Memorandum") in
         the form of Exhibit E attached hereto and made a part hereof with
         respect to the Property;

                  (e) join with Purchaser in the execution of a letter to each
         tenant of the Property in the form of Exhibit F attached hereto and
         made a part hereof;

                  (f) deliver to Purchaser a FIRPTA Affidavit in the form of
         Exhibit G attached hereto and made a part hereof, duly executed by
         Seller, stating that Seller is not a "foreign person" as defined in the

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         federal Foreign Investment in Real Property Tax Act of 1980 and the
         1984 Tax Reform Act, and in the event Seller is unable or unwilling to
         deliver the FIRPTA Affidavit, in lieu thereof the funds payable to
         Seller shall be adjusted in such a manner as to comply with the
         withholding provisions of such statutes;

                  (g) deliver to Purchaser possession and occupancy of the
         Property, subject to the Permitted Exceptions; and

                  (h) deliver to Purchaser all available keys to the Property in
         Seller's possession.

         4.3 Purchaser's Obligations at Closing. At Closing, Purchaser shall:

                  (a) pay to Seller the full amount of the Purchase Price in
         cash or immediately available wire transferred funds pursuant to
         Section 1.5 above, it being agreed that at Closing the Earnest Money
         shall be delivered to Seller and applied towards payment of the
         Purchase Price; and

                  (b) join Seller in execution of the instruments described in
         Sections 4.2(b), 4.2(c), 4.2(d) and 4.2(e) above; and

         4.4 Credits and Prorations.

                  (a) The following shall be apportioned with respect to the
         Property as of 12:01 a.m., Austin, Texas time, on the day of Closing,
         as if Purchaser were vested with title to the Property during the
         entire day upon which Closing occurs:

                           (i) rents, if any, as and when collected (the term
                  "rents" as used in this Agreement includes payments due and
                  payable by tenants under the Leases and by licensees and
                  concessionaires, if any) and room revenues;

                           (ii) taxes (including personal property taxes on the
                  Personal Property);

                           (iii) any assessments;

                           (iv) payments under the Operating Agreements or other
                  agreements affecting the Property;

                           (v) gas, electricity and other utility charges for
                  which Seller is liable, if any, such charges to be apportioned
                  at Closing on the basis of the most recent meter reading
                  occurring prior to Closing; and

                           (vi) any other operating expenses of the Property
                  incurred during the month in which Closing occurs.

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                  (b) Notwithstanding anything contained in the foregoing
         provisions:

                           (i) At Closing, (A) Seller shall, at Seller's option,
                  either deliver to Purchaser any security deposits actually
                  held by Seller pursuant to the Leases or credit to the account
                  of Purchaser the amount of such security deposits (to the
                  extent such security deposits are not applied against
                  delinquent rents), and (B) Purchaser shall credit to the
                  account of Seller all refundable cash or other deposits posted
                  with utility companies serving the Property or, at Seller's
                  option, Seller shall be entitled to receive and retain all
                  refundable cash and deposits posted with utility companies.

                           (ii) Any taxes paid at Closing shall be prorated
                  based upon the amounts actually paid.

                           (iii) Charges referred to in Section 4.4(a) above
                  (other than those referred to in Section 4.4(a)(i)) which are
                  payable by any tenant to a third party shall not be
                  apportioned hereunder, and Purchaser shall accept title
                  subject to any of such charges unpaid and Purchaser shall look
                  solely to the tenant responsible therefor for the payment of
                  the same. If Seller shall have paid any of such charges on
                  behalf of any tenant, and shall not have been reimbursed
                  therefor by the time of Closing, Purchaser shall credit to
                  Seller an amount equal to all such charges so paid by Seller.

                           (iv) Seller shall receive the entire advantage of any
                  discounts for the prepayment by it of any taxes, water rates
                  or sewer rents. Purchaser acknowledges that Seller may be
                  appealing the valuation of the Property and agrees that Seller
                  shall be entitled, at Seller's cost and expense, to pursue
                  such appeal to completion and to receive (i) any tax refunds
                  or reductions attributable to the years prior to the year of
                  the Closing, and (ii) any tax refund or reduction attributable
                  to the year of the Closing, shall be prorated between Seller
                  and Purchaser after deducting (or crediting Seller, as
                  applicable) any expenses, (including attorneys' fees) relating
                  to the appeal, and Purchaser shall remit such amounts to
                  Seller within ten (10) days following written request therefor
                  by Seller.

                           (v) As to gas, electricity and other utility charges
                  referred to in Section 4.4(a)(v) above, Seller may on notice
                  to Purchaser elect to pay one or more of all of said items
                  accrued to the date hereinabove fixed for apportionment
                  directly to the person or entity entitled thereto, and to the
                  extent Seller so elects, such item shall not be apportioned
                  hereunder, and Seller's obligation to pay such item directly
                  in such case shall survive the Closing.

                           (vi) The Personal Property is included in this sale,
                  without further charge, except that Purchaser shall pay the
                  amount of any and all sales or similar taxes, if any, payable
                  in connection with the Personal Property which is to be
                  transferred to Purchaser under this Agreement and Purchaser

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                  shall execute and deliver any tax returns required of it in
                  connection therewith, said obligations of Purchaser to survive
                  Closing.

                  (c) All other matters with respect to apportionment shall be
         governed by the Closing Memorandum. All prorations and adjustments
         described in this Section 4.4 and in the Closing Memorandum shall be
         effected by increasing or decreasing, as appropriate, the amount of
         cash to be paid by Purchaser to Seller at Closing. The provisions of
         this Section 4.4 shall survive Closing.

         4.5 Closing Costs. Seller shall pay (a) the fees of any counsel
representing it in connection with this transaction; (b) the basic premium for
the Title Policy; (c) the fees for recording the Deed; and (d) one-half (1/2) of
any escrow fee which may be charged by the Title Company. Purchaser shall pay
(u) the cost of the Survey, if any; (v) the fees of any counsel representing
Purchaser in connection with this transaction; (w) the additional premium
chargeable for modification of the survey exception, if such modification is
desired by Purchaser or any other endorsement requested by Purchaser; (x) any
transfer tax, documentary stamp tax or similar tax which becomes payable by
reason of the transfer of the Property; and (y) one-half (1/2) of any escrow
fees charged by the Title Company. All other costs and expenses incident to this
transaction and the closing thereof shall be paid by the party incurring same.

                                   ARTICLE 5

                    REPRESENTATIONS, WARRANTIES AND COVENANTS

         5.1 Representations and Warranties of Seller. Seller hereby represents
and warrants to Purchaser as follows:

                  (a) Seller has no actual knowledge that the execution and
         delivery of this Agreement by Seller and Seller's performance of and
         compliance with its terms (i) violates any existing federal, state or
         local law, ordinance, rule, regulation or order, or (ii) breaches any
         agreement or other obligation to which Seller is a party or by which it
         is bound.

                  (b) to the extent it is legally entitled to do so, between the
         date of this Agreement and the date of Closing and subject to events or
         conditions beyond Seller's reasonable control, Seller shall operate and
         maintain the Property in substantially the same manner in which it
         operated and maintained the Property prior to the execution of this
         Agreement.

         5.2 Covenants of Seller. Seller hereby covenants with Purchaser as
follows:

                  (a) Within five (5) days after the Effective Date hereof,
         Seller shall use reasonable efforts to make available to Purchaser at
         the office of the manager of the Property all books and records
         relating to the operation of the Property maintained by such manager.

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         5.3 Actual Knowledge Defined. References in Section 5.1 above to the
"actual knowledge" of Seller shall refer only to the actual knowledge of the
Robert L. Myer and John DiMeglio (herein referred to as the "Designated
Employees"), and shall not be construed to refer to the knowledge of any other
officer, agent or employee of Seller or any affiliate thereof or to impose upon
such Designated Employee any duty to investigate the matter to which such actual
knowledge, or the absence thereof, pertains.

         5.4 Representations and Warranties of Purchaser. Purchaser hereby
represents and warrants to Seller as follows:

                  (a) Purchaser has the full right, power and authority to
         purchase the Property as provided in this Agreement and to carry out
         Purchaser's obligations hereunder, and all requisite action necessary
         to authorize Purchaser to enter into this Agreement and to carry out
         its obligations hereunder have been, or by the Closing will have been
         taken.

                  (b) Purchaser is in an equal bargaining position in relation
         to Seller.

                  (c) Purchaser is represented by legal counsel of its own
         choice and designation in connection with the transaction contemplated
         by this Agreement.

                  (d) Purchaser's legal counsel was not directly or indirectly
         identified, suggested or selected by Seller or any agent of Seller.

                  (e) Purchaser is purchasing the Property for business or
         commercial investment or similar purpose and not for use as Purchaser's
         residence.

         5.5 Covenant of Purchaser. Purchaser hereby covenants with Seller that
Purchaser may, at Purchaser's sole election, in connection with its
investigation of the Property during the Inspection Period, inspect the Property
for the presence of asbestos, polychlorinated biphenyl emissions or other
hazardous substances, materials and wastes (as those terms may be defined by
applicable federal or state law, rule or regulation). Purchaser shall furnish to
Seller at Closing copies of any reports received by Purchaser in connection with
any such inspection. Purchaser hereby assumes full responsibility for such
inspections and irrevocably waives any claim against Seller arising from the
presence of such materials on the Property. Purchaser shall also furnish to
Seller at Closing copies of any other reports received by Purchaser relating to
any other inspections of the Property conducted on Purchaser's behalf, if any
(including, specifically, without limitation, any reports analyzing compliance
of the Property with the provisions of the Americans with Disabilities Act
("ADA"), 42 U.S.C. ss.12101, et seq., if applicable).

                                   ARTICLE 6

                                     DEFAULT

         6.1 Default by Purchaser. In the event that the Earnest Money is
delivered to the Title Company as herein provided and Purchaser fails to
consummate this Agreement for any reason, except Seller's default or the
permitted termination of this Agreement by either Seller or Purchaser as herein

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expressly provided, Seller shall be entitled, as its sole remedy, to terminate
this Agreement and receive the Earnest Money as liquidated damages for the
breach of this Agreement, it being agreed between the parties hereto that the
actual damages to Seller in the event of such breach are impractical to
ascertain and the amount of the Earnest Money is a reasonable estimate thereof.

         6.2 Default by Seller. In the event that Seller should fail to
consummate this Agreement for any reason, except Purchaser's default or the
permitted termination of this Agreement by Seller or Purchaser as herein
expressly provided, Purchaser shall be entitled, as its sole remedy, either (a)
to receive the return of the Earnest Money, which return shall operate to
terminate this Agreement and release Seller from any and all liability
hereunder, or (b) to enforce specific performance of Seller's obligation to
execute the documents required to convey the Property to Purchaser, it being
understood and agreed that the remedy of specific performance shall not be
available to enforce any other obligation of Seller hereunder. Purchaser
expressly waives its rights to seek damages in the event of Seller's default
hereunder. Purchaser shall be deemed to have elected to terminate this Agreement
and receive back the Earnest Money if Purchaser fails to file suit for specific
performance against Seller in a court having jurisdiction in Travis County,
Texas, on or before sixty (60) days following the date upon which Closing was to
have occurred.

                                   ARTICLE 7

                                  RISK OF LOSS

         7.1 Minor Damage. In the event of loss or damage to the Property or any
portion thereof (the "premises in question") which is not "major" (as
hereinafter defined), this Agreement shall remain in full force and effect
provided Seller performs any necessary repairs or, at Seller's option, reduces
the cash portion of the Purchase Price in an amount equal to the cost of such
repairs, Seller thereby retaining all of Seller's right, title and interest to
any claims and proceeds Seller may have with respect to any casualty insurance
policies or condemnation awards relating to the premises in question. In the
event that Seller elects to perform repairs upon the Property, Seller shall use
reasonable efforts to complete such repairs promptly and the date of Closing
shall be extended a reasonable time in order to allow for the completion of such
repairs.

         7.2 Major Damage. In the event of a "major" loss or damage, either
Seller or Purchaser may terminate this Agreement by written notice to the other
party, in which event the Earnest Money shall be returned to Purchaser. If
neither Seller nor Purchaser elects to terminate this Agreement within ten (10)
days after Seller sends Purchaser written notice of the occurrence of major loss
or damage, then Seller and Purchaser shall be deemed to have elected to proceed
with Closing, in which event Seller shall, at Seller's option, either (a)
perform any necessary repairs, or (b) assign to Purchaser all of Seller's right,
title and interest to any claims and proceeds Seller may have with respect to
any casualty insurance policies or condemnation awards relating to the premises
in question. In the event that Seller elects to perform repairs upon the
Property, Seller shall use reasonable efforts to complete such repairs promptly
and the date of Closing shall be extended a reasonable time in order to allow

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for the completion of such repairs. Upon Closing, full risk of loss with respect
to the Property shall pass to Purchaser. For purposes of Sections 7.1 and 7.2,
"major" loss or damage refers to the following: (i) loss or damage to the
Property or any portion thereof such that the cost of repairing or restoring the
premises in question to a condition substantially identical to that of the
premises in question prior to the event of damage would be, in the certified
opinion of a mutually acceptable architect, equal to or greater One Hundred
Thousand Dollars ($100,000.00), and (ii) any loss due to a condemnation which
permanently and materially impairs the current use of the Property.

                                   ARTICLE 8

                                   COMMISSIONS

         8.1 Brokerage Commissions. Seller has agreed to pay to David Jarrett
(the "Broker") a brokerage commission (equal to two percent (2%)) under a
separate agreement in the event the transaction contemplated by this Agreement
is closed and consummated, but not otherwise. Each party agrees that should any
claim be made for brokerage commissions or finder's fees by any broker or finder
other than the Broker by, through or on account of any acts of said party or its
representatives, said party will hold the other party free and harmless from and
against any and all loss, liability, cost, damage and expense in connection
therewith. By its signature hereto, the Broker represents to Seller and
Purchaser (a) that the Broker is a duly licensed real estate broker under the
provisions of applicable law, and (b) that the Broker has not entered into any
arrangement with any other party whereby such other party is entitled to any
commission or finder's fee in connection with this transaction, and the Broker
agrees that should any claim be made for brokerage commissions or finder's fees
by any other party by, through or on account of any acts of the Broker or its
representatives, the Broker shall hold Purchaser and Seller free and harmless
from and against any and all loss, cost, damage and expense in connection
therewith. In the event the transaction envisioned hereby fails to close for any
reason, including without limitation, Seller's default, Seller shall have no
obligation for the payment of any commission or similar type fee hereunder. The
provisions of this paragraph shall survive Closing.

                                   ARTICLE 9

                                  MISCELLANEOUS

         9.1 Disclaimers. PURCHASER AGREES THAT IT WILL PERFORM SUCH
EXAMINATIONS AND INVESTIGATIONS OF THE PROPERTY PRIOR TO THE EXPIRATION OF THE
INSPECTION PERIOD AS PURCHASER DEEMS NECESSARY, INCLUDING SPECIFICALLY, WITHOUT
LIMITATION, EXAMINATIONS AND INVESTIGATIONS FOR THE PRESENCE OF ASBESTOS, PCB
EMISSIONS AND HAZARDOUS SUBSTANCES, MATERIALS OR WASTES (AS THOSE TERMS MAY BE
DEFINED BY APPLICABLE FEDERAL OR STATE LAW, RULE OR REGULATION) ON THE PROPERTY,
AND THAT PURCHASER WILL RELY SOLELY UPON SUCH EXAMINATIONS AND INVESTIGATIONS IN
PURCHASING THE PROPERTY. NOTWITHSTANDING ANYTHING TO THE CONTRARY HEREIN, IT IS
EXPRESSLY UNDERSTOOD AND AGREED THAT PURCHASER IS PURCHASING THE PROPERTY "AS
IS" AND "WHERE IS," AND WITH ALL FAULTS AND THAT SELLER IS MAKING NO

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REPRESENTATIONS OR WARRANTIES, WHETHER EXPRESS OR IMPLIED, BY OPERATION OF LAW
OR OTHERWISE, WITH RESPECT TO THE QUALITY, PHYSICAL CONDITION OR VALUE OF THE
PROPERTY, THE INCOME OR EXPENSES FROM OR OF THE PROPERTY, THE BOOKS AND RECORDS
RELATING TO THE PROPERTY OR THE COMPLIANCE OF THE PROPERTY WITH APPLICABLE
BUILDING OR FIRE CODES OR OTHER LAWS OR REGULATIONS. WITHOUT LIMITING THE
FOREGOING, IT IS UNDERSTOOD AND AGREED THAT SELLER MAKES NO WARRANTY OF
HABITABILITY, SUITABILITY, MERCHANTABILITY OR FITNESS FOR A PARTICULAR PURPOSE.
PURCHASER AGREES THAT SELLER IS NOT LIABLE OR BOUND BY ANY GUARANTEES, PROMISES,
STATEMENTS, REPRESENTATIONS OR INFORMATION PERTAINING TO THE PROPERTY MADE OR
FURNISHED BY ANY REAL ESTATE AGENT, BROKER, EMPLOYEE, SERVANT OR OTHER PERSON
REPRESENTING OR PURPORTING TO REPRESENT SELLER, EXCEPT AS AND TO THE EXTENT
EXPRESSLY SET FORTH HEREIN. PURCHASER FURTHER ACKNOWLEDGES AND AGREES THAT THE
COMPENSATION TO BE PAID TO SELLER FOR THE PROPERTY HAS BEEN DECREASED TO TAKE
INTO ACCOUNT THAT THE PROPERTY IS BEING SOLD SUBJECT TO THE FOREGOING
DISCLAIMERS.

         9.2 Confidentiality. Purchaser and its representatives shall hold in
strictest confidence all data and information obtained with respect to Seller or
its business, whether obtained before or after the execution and delivery of
this Agreement, and shall not use such data or information or disclose the same
to others, except that Purchaser may disclose such information, to the extent
reasonably necessary, to its agents, representatives, contractors, lenders,
attorneys and accountants; provided that, such parties agree to hold such
information confidential in accordance with the terms of this Agreement. In the
event this Agreement is terminated or Purchaser fails to perform hereunder,
Purchaser shall promptly return to Seller any statements, documents, schedules,
exhibits or other written information obtained from Seller in connection with
this Agreement or the transaction contemplated herein. It is understood and
agreed that, with respect to any provision of this Agreement which refers to the
termination of this Agreement and the return of the Earnest Money to Purchaser,
such Earnest Money shall not be returned to Purchaser unless and until Purchaser
has fulfilled its obligation to return to Seller the materials described in the
preceding sentence. In the event of a breach or threatened breach by Purchaser
or its agents or representatives of this Section 9.2, Seller shall be entitled
to an injunction restraining Purchaser or its agents or representatives from
disclosing, in whole or in part, such confidential information. Nothing herein
shall be construed as prohibiting Seller from pursuing any other available
remedy at law or in equity for such breach or threatened breach.

         9.3 Public Disclosure. Prior to Closing, any release to the public of
information by Purchaser with respect to the matters set forth in this Agreement
will be made only in the form approved by Seller and its counsel, except for
Purchaser's filings with the Securities and Exchange Commission as required by
law.

         9.4 Discharge of Obligations. The acceptance of the Deed by Purchaser
shall be deemed to be a full performance and discharge of every representation
and warranty made by Seller herein and every agreement and obligation on the
part of Seller to be performed pursuant to the provisions of this Agreement,

                                       11
<PAGE>

except those, if any, which are herein specifically stated to survive Closing.

         9.5 Assignment. Except for an assignment from Mark D. Zimmerman as
Qualified Exchange Accommodator for Montgomery Realty Group, Inc., Purchaser may
not assign its rights under this Agreement except with the prior written consent
of Seller, which consent may be given or withheld in Seller's sole discretion.
Notwithstanding the foregoing, Purchaser shall have the right to assign its
rights under this Agreement to the Equitable Beneficiary (as previously defined
above) without the consent of Seller so long as Purchaser delivers to Seller a
fully executed and effective assignment and assumption agreement conveying to
such assignee all of Purchaser's right, title and interest in, to and under this
Agreement and the Earnest Money no later than five (5) business days prior to
the Closing Date. Seller may assign its rights under this Agreement without the
consent of Purchaser, but Seller shall give the Title Company notice of such
assignment after it is accomplished and prior to Closing.

         9.6 Title Policy or Abstract. The Texas Real Estate License Act
requires written notice to Purchaser that it should have an attorney examine an
abstract of title to the property being purchased or obtain a title insurance
policy. Said Notice is hereby given to Purchaser.

         9.7 Notices. Any notice pursuant to this Agreement shall be given in
writing by (a) personal delivery, or (b) expedited delivery service with proof
of delivery, or (c) United States Mail, postage prepaid, registered or certified
mail, return receipt requested, or (d) prepaid telegram, telex, facsimile, or
telecopy (provided that such telegram, telex or telecopy is confirmed by
expedited delivery service or by mail in the manner previously described), sent
to the intended addressee at the address set forth below, or to such other
address or to the attention of such other person as the addressee shall have
designated by written notice sent in accordance herewith, and shall be deemed to
have been given either at the time of personal delivery, or, in the case of
expedited delivery service or mail, as of the date of first attempted delivery
at the address and in the manner provided herein, or, in the case of telegram,
telex or telecopy upon receipt. Unless changed in accordance with the preceding
sentence, the addresses for notices given pursuant to this Agreement shall be as
follows:

                If to Seller:     Robert L. Myer, President
                                  London Acquisitions, Inc.
                                  3755 Capital of Texas Highway S., Suite 148
                                  Austin, TX 78704
                                  Telephone:       (512) 707-5330
                                  Telecopy:        (512) 707-5295

                with a copy to:   Phil Campbell, Esq.
                                  3755 Capital of Texas Highway S., Suite 240
                                  Austin, TX 78704
                                  Telephone:       (512) 462-0051
                                  Telecopy:        (512) 462-0094

                                       12
<PAGE>

                If to Purchaser:  Mark D. Zimmerman
                                  400 Oyster Point Boulevard, Suite 415
                                  So. San Francisco, CA 94080
                                  Telephone:       (650) 266-8080
                                  Telecopy:        (650) 266-8089

                with a copy to:   James T. Graeb, Esq.
                                  400 Oyster Point Boulevard, Suite 415
                                  So. San Francisco, CA 94080
                                  Telephone:       (650) 266-8080
                                  Telecopy:         (650) 266-8089

         9.8 Modifications. This Agreement cannot be changed orally, and no
executory agreement shall be effective to waive, change, modify or discharge it
in whole or in part unless such executory agreement is in writing and is signed
by the parties against whom enforcement of any waiver, change, modification or
discharge is sought.

         9.9 Tenant Notification Letters. Purchaser shall deliver to each and
every tenant of the Property under a lease thereof a signed statement
acknowledging Purchaser's receipt and responsibility for each tenant's security
deposit (to the extent delivered by Seller to Purchaser at Closing), if any, all
in compliance with and pursuant to the applicable provisions of Texas law. The
provisions of this paragraph shall survive Closing.

         9.10 Calculation of Time Periods. Unless otherwise specified, in
computing any period of time described in this Agreement, the day of the act or
event after which the designated period of time begins to run is not to be
included and the last day of the period so computed is to be included, unless
such last day is a Saturday, Sunday, or legal holiday, in which event the period
shall run until the end of the next day which is neither a Saturday, Sunday, or
legal holiday.

         9.11 Time of Essence. Seller and Purchaser agree that time is of the
essence of this Agreement.

         9.12 Successors and Assigns. The terms and provisions of this Agreement
are to apply to and bind the permitted successors and assigns of the parties
hereto.

         9.13 Entire Agreement. This Agreement, including the Exhibits, contains
the entire agreement between the parties pertaining to the subject matter hereof
and fully supersedes all prior agreements and understandings between the parties
pertaining to such subject matter.

         9.14 Further Assurances. Each party agrees that it will without further
consideration execute and deliver such other documents and take such other
action, whether prior or subsequent to Closing, as may be reasonably requested
by the other party to consummate more effectively the purposes or subject matter
of this Agreement. Without limiting the generality of the foregoing, Purchaser
shall, if requested by Seller, execute acknowledgments of receipt with respect
to any materials delivered by Seller to Purchaser with respect to the Property.

                                       13
<PAGE>

         9.15 Attorneys' Fees. In the event of any controversy, claim or dispute
between the parties affecting or relating to the subject matter or performance
of this Agreement, the prevailing party shall be entitled to recover from the
nonprevailing party all of its reasonable expenses, including reasonable
attorneys' and accountants' fees.

         9.16 Counterparts. This Agreement may be executed in several
counterparts, and all such executed counterparts shall constitute the same
agreement. It shall be necessary to account for only one such counterpart in
proving this Agreement.

         9.17 Severability. If any provision of this Agreement is determined by
a court of competent jurisdiction to be invalid or unenforceable, the remainder
of this Agreement shall nonetheless remain in full force and effect.

         9.18 Applicable Law. THIS AGREEMENT SHALL IN ALL RESPECTS BE GOVERNED
BY, AND CONSTRUED IN ACCORDANCE WITH, THE SUBSTANTIVE FEDERAL LAWS OF THE UNITED
STATES AND THE LAWS OF THE STATE OF TEXAS. PURCHASER HEREBY IRREVOCABLY SUBMITS
TO THE JURISDICTION OF ANY STATE OR FEDERAL COURT SITTING IN TRAVIS COUNTY,
TEXAS, IN ANY ACTION OR PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT
AND HEREBY IRREVOCABLY AGREES THAT ALL CLAIMS IN RESPECT OF SUCH ACTION OR
PROCEEDING SHALL BE HEARD AND DETERMINED IN A STATE OR FEDERAL COURT SITTING IN
TRAVIS COUNTY, TEXAS. NOTHING CONTAINED IN THIS SECTION 9.18 SHALL AFFECT THE
RIGHT OF SELLER TO BRING ANY ACTION OR PROCEEDING AGAINST PURCHASER OR ITS
PROPERTY IN THE COURTS OF ANY OTHER JURISDICTION. PURCHASER AND SELLER AGREE
THAT THE PROVISIONS OF THIS SECTION 9.18 SHALL SURVIVE THE CLOSING OF THE
TRANSACTION CONTEMPLATED BY THIS AGREEMENT.

         9.19 Limited Liability. The obligations of Seller, its agents,
representatives or employees, arising by virtue of this Agreement shall be
limited to the interest of Seller in the Property and resort shall not be had to
any other assets of Seller, its agents, representatives or employees.

         9.20 No Third Party Beneficiary. The provisions of this Agreement and
of the documents to be executed and delivered at Closing are and will be for the
benefit of Seller and Purchaser only and are not for the benefit of any third
party, and accordingly, no third party shall have the right to enforce the
provisions of this Agreement or of the documents to be executed and delivered at
Closing.

         9.21 Exhibits and Schedules. The following schedules or exhibits
attached hereto shall be deemed to be an integral part of this Agreement:

        (a) Exhibit A - Legal Description of the Land
        (b) Exhibit B - Form of Special Warranty Deed
        (c) Exhibit C - Form of Bill of Sale and Assignment

                                       14
<PAGE>

        (d) Exhibit D - Form of Assignment and Assumption of Contracts
        (e) Exhibit E - Form of Closing Memorandum and Indemnification Agreement
        (f) Exhibit F - Form of Tenant Notification Letter
        (g) Exhibit G - Form of FIRPTA Affidavit

         9.22 Captions. The section headings appearing in this Agreement are for
convenience of reference only and are not intended, to any extent and for any
purpose, to limit or define the text of any section or any subsection hereof.

         9.23 Construction. The parties acknowledge that the parties and their
counsel have reviewed and revised this Agreement and that the normal rule of
construction to the effect that any ambiguities are to be resolved against the
drafting party shall not be employed in the interpretation of this Agreement or
any exhibits or amendments hereto.

         9.24 Termination of Agreement. It is understood and agreed that if
either Purchaser or Seller terminates this Agreement pursuant to a right of
termination granted hereunder, such termination shall operate to relieve Seller
and Purchaser from all obligations under this Agreement, except for such
obligations as are specifically stated herein to survive the termination of this
Agreement (such as the indemnification obligation of Purchaser set forth in
Section 3.1).

         9.25 Municipal Utility District Notices. Purchaser agrees that if the
Property or any portion thereof is located in a municipal utility district,
Purchaser will, within five (5) days after request by Seller, execute any and
all notices which, in the opinion of counsel for Seller, are required by law to
be given to Purchaser with respect to the Property.

         9.26 Effective Date. If Purchaser fails to execute this Agreement and
deliver same to Seller on or before 5 p.m., Austin, Texas time, on June 17,
2005, all negotiations between Seller and Purchaser concerning the sale of the
Property shall be deemed terminated. Upon execution of this Agreement by
Purchaser and delivery of same to Seller, this Agreement shall constitute an
offer by Purchaser. The offer by Purchaser herein contained shall automatically
be withdrawn and become of no force or effect unless this Agreement is executed
by Seller and delivered to the Title Company on or before 5 p.m., Austin, Texas
time, on June 17, 2005. The date of delivery to the Title Company of a fully
executed counterpart of this Agreement, as evidenced by the Title Company's
notation in the space set forth below, shall be deemed the effective date of
this Agreement (the "Effective Date").

                             SIGNATURE PAGE FOLLOWS

                                       15
<PAGE>

IN WITNESS WHEREOF, the parties hereto have duly executed this Agreement to be
effective as of the Effective Date.

                                         SELLER:
                                         LONDON ACQUISITION, INC.

                                         By: _/s/______________________________
                                            ROBERT L. MYER, PRESIDENT

                                         BUYER:

                                         By:__/s/______________________________
                                             MR. MARK D. ZIMMERMAN,
                                             As Qualified Exchange Accommodator
                                             For Montgomery Realty Group, Inc.,
                                             a Nevada corporation

                                         EQUITABLE BENEFICIARY:

                                         MONTGOMERY REALTY GROUP, INC.

                                         By:__/s/______________________________
                                            MR. DINESH MANIAR,
                                            Montgomery Realty Group, Inc.
                                            a Nevada corporation

                                       16
<PAGE>

                         ACKNOWLEDGMENT BY TITLE COMPANY

         The Title Company hereby agrees to perform its obligations under this
Agreement and acknowledges receipt of a fully executed counterpart of this
Agreement as of _______________, 2005, which date shall be deemed the "Effective
Date" of this Agreement.

                                         TITLE COMPANY:

                                         First American Title Insurance Company

                                         By:____________________________________
                                         Name: Dee Dee King
                                         Title:_________________________________

                                         Three Barton Skyway,
                                         1221 MoPac, Suite 110
                                         Austin, Texas 78746
                                         Attention: Dee Dee King
                                         (512) 329-3221 (512)
                                         329-9173 (facsimile)

                                       17
<PAGE>

                                    EXHIBIT A

                          Legal Description of the Land

<PAGE>

                                    EXHIBIT B

                              SPECIAL WARRANTY DEED

THE STATE OF TEXAS   ss.
                     ss.        KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF TRAVIS     ss.

         THAT LONDON ACQUISITIONS, INC., a Texas corporation (hereinafter
referred to as "Grantor"), for and in consideration of the sum of Ten and No/100
Dollars ($10.00) and other good and valuable consideration to it in hand paid by
__________________________________, a _________________________ (hereinafter
referred to as "Grantee"), whose mailing address is
_____________________________________________________________________________,
the receipt and sufficiency of which consideration are hereby acknowledged, and
upon and subject to the exceptions, liens, encumbrances, terms and provisions
hereinafter set forth and described, has GRANTED, BARGAINED, SOLD and CONVEYED,
and by these presents does hereby GRANT, BARGAIN, SELL and CONVEY, unto Grantee
all of the real property situated in Travis County, Texas, described on Exhibit
A attached hereto and made a part hereof for all purposes, together with all and
singular the rights, benefits, privileges, easements, tenements, hereditaments
and appurtenances thereon or in anywise appertaining thereto, and together with
all improvements located thereon and any right, title and interest of Grantor in
and to adjacent streets, alleys and rights-of-way (said land, rights, benefits,
privileges, easements, tenements, hereditaments, appurtenances, improvements and
interests being hereinafter referred to as the "Property").

         This conveyance is made subject and subordinate to those encumbrances
and exceptions set forth on Exhibit B attached hereto and made a part hereof for
all purposes and all other matters of record affecting the Property
(collectively, the "Permitted Exceptions").

         TO HAVE AND TO HOLD the Property, subject to the Permitted Exceptions,
as aforesaid, unto Grantee, its successors and assigns, forever; and Grantor
does hereby bind itself and its successors, to WARRANT AND FOREVER DEFEND all
and singular the Property unto Grantee, its successors and assigns, against
every person whomsoever lawfully claiming or to claim the same, or any part
thereof, by, through or under Grantor, but not otherwise.

         By acceptance of this Special Warranty Deed, Grantee acknowledges and
agrees that any and all liability hereunder of Grantor, its agents,
representatives or employees, including the Special Warranty of title herein
contained, shall be limited to and satisfied solely from the Grantor's proceeds
from the Property.

         By acceptance of this Special Warranty Deed, Grantee assumes payment of
all real property taxes on the Property for the year 2005 and subsequent years.

         IN WITNESS WHEREOF, this Special Warranty Deed has been executed by
Grantor to be effective as of _________________, 2005.

                                       1
<PAGE>

                                            GRANTOR:

                                            LONDON ACQUISITIONS, INC.

                                            By:
                                               ---------------------------------
                                            Name:
                                                 -------------------------------
                                            Its:
                                                --------------------------------

THE STATE OF TEXAS   ss.
                     ss.
COUNTY OF TRAVIS     ss.

         This instrument was acknowledged before me on _____________, 2005, by
______________________, the ____________________________ of London Acquisitions,
Inc., a Texas corporation.

                                 -----------------------------------------------
                                 Notary Public in and for the State of Texas

                                 -----------------------------------------------
                                 Printed/Typed Name of Notary
                                 My Commission Expires:  _______________________

                                       2
<PAGE>

                                    EXHIBIT C

                           BILL OF SALE AND ASSIGNMENT

STATE OF TEXAS       ss.
                     ss.        KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF TRAVIS     ss.

         THAT this BILL OF SALE AND ASSIGNMENT (this "Bill of Sale") is made
from THAT London Acquisitions, Inc., a Texas corporation ("Assignor"), to
____________________________________, a __________________________ ("Assignee").

                                    RECITALS

         1. Concurrently with the execution and delivery of this Bill of Sale,
Assignor is conveying to Assignee, by Special Warranty Deed (the "Deed") that
certain tract of land (the "Land") more particularly described on Exhibit A
attached hereto and made a part hereof for all purposes, together with the
improvements located thereon (the "Improvements").

         2. Assignor desires to assign, transfer and convey to Assignee, and
Assignee desires to obtain the Assigned Properties (as hereafter defined),
subject to the terms and conditions set forth herein.

         NOW, THEREFORE, in consideration of the receipt of Ten and No/100
Dollars ($10.00) and other good and valuable consideration in hand paid by
Assignee to Assignor, the receipt and sufficiency of which are hereby
acknowledged by Assignor, Assignor does hereby ASSIGN, TRANSFER, SET OVER, and
DELIVER to Assignee the following (collectively, the "Assigned Properties"):

                  (a) The personal property and inventory, if any, owned by
         Assignor upon the Land or within the Improvements, including
         specifically, without limitation, heating, ventilation and air
         conditioning systems and equipment, appliances, furniture, carpeting,
         draperies and curtains, tools and supplies, and other items of personal
         property (excluding cash) used in connection with the operation of the
         Land and the Improvements (collectively, the "Personal Property"); and

                  (b) All of Assignor's right, title and interest in and to all
         assignable warranties and guaranties issued in connection with the
         Improvements or the Personal Property (collectively, the "Warranties");
         provided, however, that Assignor makes no representation or warranty
         with respect to the existence, availability or assignability of any
         Warranties.

                                       1
<PAGE>

         ASSIGNOR MAKES NO WARRANTY OF MERCHANTABILITY OR FITNESS FOR A
PARTICULAR PURPOSE IN RESPECT OF THE PERSONAL PROPERTY, AND THE SAME IS SOLD IN
"AS IS, WHERE IS" CONDITION, WITH ALL FAULTS. BY EXECUTION OF THIS BILL OF SALE,
ASSIGNEE AFFIRMS THAT IT HAS NOT RELIED ON ASSIGNOR'S SKILL OR JUDGMENT TO
SELECT OR FURNISH THE PERSONAL PROPERTY FOR ANY PARTICULAR PURPOSE, AND THAT
ASSIGNOR MAKES NO WARRANTY THAT THE PERSONAL PROPERTY IS FIT FOR ANY PARTICULAR
PURPOSE, AND THAT THE PERSONAL PROPERTY IS BEING SOLD TO ASSIGNEE WITHOUT
REPRESENTATION OR WARRANTY OF ANY KIND, EXPRESS, IMPLIED OR STATUTORY.

         This Bill of Sale is made by Assignor and accepted by Assignee subject
to the "Permitted Exceptions" described in the Deed, to the extent that same are
validly existing and affect the Assigned Properties.

         TO HAVE AND TO HOLD the Assigned Properties unto Assignee, its
successors and assigns, forever, and Assignor does hereby bind itself and its
successors to WARRANT AND FOREVER DEFEND, all and singular, title to the
Assigned Properties unto Assignee, its successors and assigns, against every
person whomsoever lawfully claiming or to claim the same, or any part thereof
by, through or under Assignor, but not otherwise, subject to the Permitted
Exceptions described in the Deed.

         By acceptance of this Bill of Sale and Assignment, Assignee
acknowledges and agrees that any and all liability hereunder of Assignor, its
agents, representatives or employees, shall be limited to and satisfied solely
from the Assignor's proceeds from the Assigned Properties.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       2
<PAGE>

         EXECUTED to be effective as of __________________, 2005.

                                      ASSIGNOR:

                                      LONDON ACQUISITIONS, INC.

                                      By:
                                         ---------------------------------------
                                      Name:
                                           -------------------------------------
                                      Its:
                                          --------------------------------------

THE STATE OF TEXAS  ss.
                    ss.
COUNTY OF TRAVIS    ss.

         This instrument was acknowledged before me on _____________, 2005, by
______________________, the ____________________________ of London Acquisitions,
Inc., a Texas corporation.

                                 -----------------------------------------------
                                 Notary Public in and for the State of Texas

                                 -----------------------------------------------
                                 Printed/Typed Name of Notary
                                 My Commission Expires:  _______________________

                                       3
<PAGE>

                                          ASSIGNEE:

                                          BUYER:

                                          By:________________________________
                                             MR. MARK D. ZIMMERMAN
                                             As Qualified Exchange Accommodator
                                             For Montgomery Realty Group, Inc.,
                                             a Nevada corporation

THE STATE OF CALIFORNIA    ss.
                           ss.
COUNTY OF SAN MATEO        ss.

         This instrument was acknowledged before me on June 14, 2005, by Mark D.
Zimmerman, As Qualified Exchange Accommodator for Montgomery Realty Group, Inc.,
a Nevada corporation

                               -------------------------------------------------
                               Notary Public in and for the State of California

                               -------------------------------------------------
                               Printed/Typed Name of Notary

                               My Commission Expires:  _________________________

                                        4
<PAGE>

                                    EXHIBIT D

                     ASSIGNMENT AND ASSUMPTION OF CONTRACTS

THE STATE OF TEXAS   ss.
                     ss.        KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF TRAVIS     ss.

         THAT this ASSIGNMENT AND ASSUMPTION OF CONTRACTS (this "Assignment") is
made by and between London Acquisitions, Inc., a Texas corporation ("Assignor"),
and ________________, a _________________ ("Assignee").

                                    RECITALS

         1. Concurrently with the execution and delivery of this Assignment,
Assignor is conveying to Assignee by Special Warranty Deed (the "Deed") that
certain tract of land (the "Land") more specifically described in Exhibit A
attached hereto and made a part hereof for all purposes, together with the
improvements located thereon (the "Improvements") and the personal property
owned by Assignor upon the Land or within the Improvements (the "Personal
Property").

         2. Assignor desires to assign, transfer and convey to Assignee, and
Assignee desires to obtain, all of Assignor's right, title and interest in and
to the Contracts (as hereinafter defined), subject to the terms and conditions
set forth herein.

         NOW, THEREFORE, for and in consideration of the sum of Ten and No/100
Dollars ($10.00) and other good and valuable consideration to Assignor in hand
paid by Assignee, the receipt and sufficiency of which are hereby acknowledged,
Assignor does hereby SELL, ASSIGN, CONVEY, TRANSFER, SET-OVER and DELIVER unto
Assignee all of Assignor's right, title and interest in and to the following
(collectively, the "Contracts"):

                  (a) all oral or written agreements pursuant to which any
         portion of the Land or Improvements is used or occupied by anyone other
         than Assignor (collectively, the "Leases"), including, without
         limitation, Leases more particularly described in the rent roll
         attached hereto as Exhibit B and made a part hereof; provided, however,
         that Assignor reserves and retains for itself all claims and causes of
         action accruing to Assignor with respect to the Leases prior to the
         effective date hereof.

                  (b) all assignable contracts and agreements relating to the
         upkeep, repair, maintenance or operation of the Land, Improvements or
         Personal Property, including, specifically, without limitation, all
         assignable equipment leases (collectively, the "Operating Agreements");
         provided, however, that Assignor makes no representation or warranty
         with respect to the assignability of any of the Operating Agreements.

                                       1
<PAGE>

         This Assignment is made by Assignor and accepted by Assignee subject to
the "Permitted Exceptions" described in the Deed, to the extent that same are
validly existing and affect the Contracts.

         By execution of this Assignment, Assignee assumes and agrees to perform
all of the covenants, agreements and obligations under the Contracts binding on
Assignor or the Land, Improvements, or Personal Property (such covenants,
agreements and obligations being herein collectively referred to as the
"Contractual Obligations"), as such Contractual Obligations shall arise or
accrue from and after the date of this Assignment. Without limiting the
generality of the preceding sentence, Assignee acknowledges the receipt of all
security deposits described in the Leases and agrees to apply same in accordance
with the terms of the Leases. Assignee hereby agrees to indemnify, hold harmless
and defend Assignor from and against any and all third party obligations,
liabilities, costs and claims (including reasonable attorney's fees) arising as
a result of or with respect to any of the Contractual Obligations that are
attributable to the period of time from and after the date of this Assignment.

         Assignor agrees to indemnify, hold harmless and defend Assignee from
and against any and all third party obligations, liabilities, costs and claims
(including reasonable attorney's fees) arising as a result of or with respect to
any of the Contractual Obligations that are attributable to the period of time
prior to the date of this Assignment.

         ASSIGNEE ACKNOWLEDGES THAT IT HAS INSPECTED THE CONTRACTS AND THAT THIS
ASSIGNMENT IS MADE BY ASSIGNOR AND ACCEPTED BY ASSIGNEE WITHOUT REPRESENTATION
OR WARRANTY OF ANY KIND, EXPRESS, IMPLIED OR STATUTORY, AND WITHOUT RECOURSE
AGAINST ASSIGNOR, EXCEPT AS EXPRESSLY SET FORTH HEREIN.

         TO HAVE AND TO HOLD all and singular the Contracts unto Assignee, its
successors and assigns, and Assignor does hereby bind itself and its successors
to WARRANT AND FOREVER defend all and singular the Contracts unto Assignee, its
successors and assigns, against every person whomsoever lawfully claiming or
attempting to claim the same, or any part thereof, by, through or under
Assignor, but not otherwise, subject to the Permitted Exceptions described in
the Deed.

         By acceptance of this Assignment and Assumption of Contracts, Assignee
acknowledges and agrees that any and all liability hereunder of Assignor, its
agents, representatives or employees, shall be limited to and satisfied solely
from Assignor's proceeds from the sale of the Land and Improvements.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       2
<PAGE>

         EXECUTED to be effective as of ________________, 2005.

                                 ASSIGNOR:

                                 LONDON ACQUISITIONS, INC.

                                 By:
                                    --------------------------------------------
                                 Name:
                                      ------------------------------------------
                                 Its:
                                     -------------------------------------------

THE STATE OF TEXAS   ss.
                     ss.
COUNTY OF TRAVIS     ss.

         This instrument was acknowledged before me on _____________, 2005, by
______________________, the ____________________________ of London Acquisitions,
Inc., a Texas corporation.

                                  ----------------------------------------------
                                  Notary Public in and for the State of Texas

                                  ----------------------------------------------
                                  Printed/Typed Name of Notary
                                  My Commission Expires:  ______________________

                                       3
<PAGE>

                                          ASSIGNEE:

                                          ----------------------------------,
                                          a ________________________________

                                          By:  ______________________________
                                          Name: _____________________________
                                          Title: ____________________________

THE STATE OF TEXAS         ss.
                           ss.
COUNTY OF ______________   ss.

         This instrument was acknowledged before me on _________________, 2005,
by __________________________, the ________________ of ________________________,
a ____________________, on behalf of said __________________.

                                     -------------------------------------------
                                     Notary Public in and for the State of Texas

                                     -------------------------------------------
                                     Printed/Typed Name of Notary

                                     My Commission Expires:  ___________________

                                       4
<PAGE>

                                    EXHIBIT E

                CLOSING MEMORANDUM AND INDEMNIFICATION AGREEMENT

         THIS CLOSING MEMORANDUM AND INDEMNIFICATION AGREEMENT (the "Agreement")
is entered into to be effective as of _______________, 2005 (the "Closing
Date"), by and between London Acquisitions, Inc., a Texas corporation
("Seller"), and ___________________, a ___________________ ("Purchaser").

         In connection with and in consideration of the closing ("Closing") of
the transaction contemplated under that certain Purchase Agreement (the
"Contract") dated to be effective as of __________________, 2005 (the "Effective
Date"), between Seller and Purchaser, covering that certain property (the
"Property") located in Travis County, Texas, and more particularly described in
the Contract, Seller and Purchaser hereby agree as follows:

         1. Proration Date. All prorations have been made as of 12:01 a.m.,
Austin, Texas time, on the Closing Date, as if Purchaser were vested with title
to the Property during the entire Closing Date.

         2. Indemnification. Except as otherwise herein provided, any and all
costs, expenses and liabilities relating to the operation, management or
ownership of the Property (such costs, expenses and liabilities being herein
referred to collectively as the "Ownership Obligations") arising or accruing
during the period prior to the Closing Date, including, but not limited to,
accounts and payments under service contracts and utility charges, are the
responsibility of Seller and will be paid by Seller promptly upon receipt of
billing therefor, and Seller hereby holds Purchaser harmless with respect to
such Ownership Obligations and agrees to indemnify Purchaser from any loss,
liability or claim, including, without limitation, reasonable attorneys' fees,
relating to such Ownership Obligations. Any and all Ownership Obligations
arising or accruing during the period from and after the Closing Date,
including, but not limited to, accounts and payments under service contracts and
utility charges, are the responsibility of Purchaser and will be paid by
Purchaser promptly upon receipt of billing therefor, and Purchaser hereby holds
Seller harmless with respect to such Ownership Obligations and agrees to
indemnify Seller from any loss, liability or claim, including, without
limitation, reasonable attorneys' fees, relating to such Ownership Obligations.
To the extent not reflected in the closing statements (the "Closing Statements")
evidencing the transaction contemplated under the Contract, Purchaser and Seller
agree to adjust between themselves outside of Closing any amounts which are the
responsibility of the other pursuant to this paragraph.

         3. Real Estate Taxes. The 2005 real estate taxes with respect to the
Property shall be paid by Purchaser prior to their becoming delinquent, with
Seller being charged at Closing an amount equal to that portion of such taxes
which relate to the period before the Closing Date. Any apportionment of real
estate taxes to be made with respect to a tax year for which the tax rate or
assessed valuation, or both, have not yet been fixed shall be based upon the tax
rate and/or assessed valuation last fixed. To the extent that the actual taxes

                                       1
<PAGE>

for the current year differ from the amount so apportioned at Closing, the
parties hereto shall make all necessary adjustments by appropriate payments
between themselves following the Closing.

         4. Rents. Tenant rent and other income for the month of Closing have
been apportioned as of the Closing Date, as reflected in the Closing Statements.
Unpaid and delinquent rent collected by Seller and Purchaser after the Closing
Date shall be delivered as follows: (a) if Seller hereafter collects any unpaid
or delinquent rent for the Property, Seller shall deliver to Purchaser any such
rent relating to the Closing Date and any period thereafter within fifteen (15)
days after the receipt thereof, and (b) if Purchaser hereafter collects any
unpaid or delinquent rent from the Property, Purchaser shall deliver to Seller
any such rent relating to the period prior to the Closing Date within fifteen
(15) days after the receipt thereof. Seller and Purchaser agree that (i) all
rent received by Seller after the Closing Date shall be applied first to
delinquent rentals, if any, in the order of their maturity, and then to current
rentals, and (ii) all rent received by Purchaser after the Closing Date shall be
applied first to current rentals and then to delinquent rentals, if any, in
inverse order of maturity. Purchaser will make a good faith effort after Closing
to collect all rents in the usual course of Purchaser's operation of the
Property, but Purchaser will not be obligated to institute any lawsuit or other
collection procedures to collect delinquent rents.

         5. Brokerage Commissions. Except with respect to the commission payable
by Seller to David Jarrett pursuant to Section 8.1 of the Contract, Seller and
Purchaser each hereby indemnify and agree to hold the other harmless from and
against any and all loss, cost, or expense (including reasonable attorneys' fees
and expenses) resulting from any claim for any fee, commission, or similar
payment by any broker, agent, finder, or salesman as a result of any action of
Seller or Purchaser, respectively, related to the origination, negotiation, or
consummation of the transaction contemplated under the Contract.

         6. Errors or Omissions. Seller and Purchaser agree to adjust between
themselves after Closing any errors or omissions in the prorations or
adjustments set forth in the Closing Statements and any other prorations or
adjustments made pursuant to the Contract. Notwithstanding anything contained
herein to the contrary, such apportionments shall be deemed final and not
subject to further post Closing adjustments if no such adjustments have been
requested upon the earlier to occur of (a) ten (10) days after such time as all
necessary information is available to make a complete and accurate determination
of such apportionments, or (b) six (6) months following the Closing Date.

         7. Interpretation. It is intended that the provisions in this Agreement
be construed in pari materia with Article 4 of the Contract so as to maintain
consistency between the provisions hereof and the provisions thereof. However,
in the event of any unavoidable conflict between a provision in this Agreement
and a provision in the Contract, the provision in this Agreement shall govern.
In addition, the provisions of this Agreement shall control over any conflicting
provisions in the other documents executed in connection with Closing, including
specifically, without limitation, that certain Assignment of Contracts of even
date herewith executed by Seller and Purchaser.

                                       2
<PAGE>

         8. Survival. This Agreement and the agreements and the provisions
contained herein shall survive Closing and the execution and delivery of any
documents in connection therewith.

         9. Limitation of Liability. Purchaser acknowledges and agrees that any
and all liability hereunder of Seller, its agents, representatives or employees,
shall be limited to and satisfied solely from the Seller's proceeds from the
Property.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       3
<PAGE>

         EXECUTED to be effective as of the day and year first above written.

                                      SELLER:

                                      LONDON ACQUISITIONS, INC.

                                      By:
                                         ---------------------------------------
                                      Name:
                                           -------------------------------------
                                      Its:
                                          --------------------------------------

                                      PURCHASER:

                                      --------------------------------------,
                                      a ____________________________________

                                       By:  _________________________________
                                       Name: ________________________________
                                       Title: _______________________________

                                       4
<PAGE>

                                    EXHIBIT F

                           TENANT NOTIFICATION LETTER

                                                         ________________, 20___

[Name and Address of Tenant]

         Re:      Sale of __________ located at _____________________________

Gentlemen:

         Please be advised that _______________, a ________________
("Purchaser") has purchased the captioned property, in which you occupy space as
a tenant pursuant to a lease (the "Lease"), from ______________________________,
as Trustee ("Trustee"), the previous owner thereof. In connection with such
purchase, Trustee has assigned its interest as landlord in the Lease to
Purchaser and has transferred your security deposit in the amount of $__________
(the "Security Deposit") to Purchaser. Purchaser specifically acknowledges the
receipt of and responsibility for the Security Deposit, the intent of Purchaser
and Trustee being to relieve Trustee of any liability for the return of the
Security Deposit.

         All rental and other payments that become due subsequent to the date
hereof should be payable to ___________________ and should be addressed as
follows:

              ----------------------------------------------------

              ----------------------------------------------------

              ----------------------------------------------------

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       1
<PAGE>

         In addition, all notices from you to the landlord concerning any matter
relating to your tenancy should be sent to _________________ at the address
above.

                                     Very truly yours,

                                     LONDON ACQUISITIONS, INC.

                                     By:
                                        ---------------------------------------
                                     Name:
                                          -------------------------------------
                                     Its:
                                         --------------------------------------

                                     PURCHASER:

                                     -------------------------------------,
                                     a ___________________________________

                                      By:  _________________________________
                                      Name: ________________________________
                                      Title: _______________________________

                                       2
<PAGE>

                                    EXHIBIT G

                                FIRPTA AFFIDAVIT

STATE OF TEXAS      ss.
                    ss.       KNOW ALL MEN BY THESE PRESENTS:
COUNTY OF DALLAS    ss.

         Section 1445 of the Internal Revenue Code provides that a transferee of
a U.S. real property interest must withhold tax if the transferor is a foreign
person. To inform ________________, a ___________ ("Transferee"), that
withholding of tax is not required upon the disposition of a U.S. real property
interest by London Acquisitions, Inc., a Texas corporation ("Transferor"), the
undersigned hereby certifies as follows:

         1.       Transferor is not a foreign corporation, foreign partnership,
                  foreign trust or foreign estate (as those terms are defined in
                  the Internal Revenue Code and Income Tax Regulations);

         2.       Transferor is not a disregarded entity as defined in ss.
                  1.1445-2(b)(2)(iii);

         3.       Transferor's U.S. employer identification number is:
                  #_____________________;

         4.       Transferor's office address is 3755 Capital of Texas Highway
                  S., Suite 148, Austin, TX 78704

         Transferor understands that this certification may be disclosed to the
Internal Revenue Service by the Transferee and that any false statement
contained herein could be punished by fine, imprisonment, or both.

         Under penalties of perjury, the undersigned, in the capacity set forth
below, hereby declares that he has examined this certification and to the best
of his knowledge and belief it is true, correct, and complete, and the
undersigned further declares that he has authority to sign this document in such
capacity.

                  [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK]

                                       1
<PAGE>

         EXECUTED effective as of _________________, 2005.

                                          TRANSFEROR:

                                          LONDON ACQUISITIONS, INC.

                                          By:
                                             ----------------------------------
                                          Name:
                                               --------------------------------
                                          Its:
                                              ---------------------------------

         SWORN TO AND SUBSCRIBED BEFORE ME this ___ day of ______________, 2005.

                                   ---------------------------------------------
                                   Notary Public in and for the State of Texas

                                   ---------------------------------------------
                                   Printed or Typed Name of Notary

                                   My Commission Expires:_______________________

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Exhibit 10.27  

 
 

LEASE AGREEMENT    
    
    420 EAST SOUTH TEMPLE OFFICE BUILDING    

        THIS
LEASE AGREEMENT (the "Lease") is made and entered into as of this            day of April, 2005, by and between BAY PACIFIC CO., A CALIFORNIA
CORPORATION, BY ITS MANAGING PARTNER, THE BOYER COMPANY, L.C. (the "Landlord"), and SENTO CORPORATION (the "Tenant"). 

        For
and in consideration of the rental to be paid by Tenant and of the covenants and agreements herein set forth to be kept and performed by Tenant, Landlord hereby leases to Tenant and
Tenant hereby leases from Landlord, the Leased Premises (as hereafter defined) and certain other areas, rights and privileges for the term, at the rental and subject to and upon all of the terms,
covenants and agreements hereinafter set forth. 

I.     PREMISES 

        1.1   Description
of Premises. Landlord does hereby demise, lease and let unto Tenant, and Tenant does hereby take and receive from Landlord the following: 

        (a)   That
certain floor area containing approximately 8,397 gross rentable square feet (the "Leased Premises") on the fourth floor of the office building (the "Building")
located at approximately 420 East South Temple in Salt Lake City, Utah, on the real property (the "Property") described on Exhibit "A"
attached hereto and by this reference incorporated herein. The space occupied by Tenant consists of that certain area crosshatched on Exhibit "B" which is attached hereto and by this reference
incorporated herein. 

        (b)   The
non-exclusive right to Tenant's use of the Common Areas (as defined in Section 20.1 below). 

        (c)   Such
non-exclusive rights-of-way, easements and similar rights with respect to the Building and Property as may be reasonably
necessary for access to and egress from, the Leased Premises. 

        (d)   The
non-exclusive right to use those areas designated and suitable for vehicular parking, including the non-exclusive right to the use of thirty
two (32) unreserved parking stalls in the covered parking structure. 

        1.2   Work
of Improvement. The obligation of Landlord and Tenant to perform the work and supply the necessary materials and labor to prepare the Leased Premises for occupancy
are described in detail on Exhibit "C". Landlord and Tenant shall expend all funds and do all acts required of them as described on Exhibit "C" and shall perform or have the work performed promptly
and diligently in a first class and workmanlike manner. 

	1.3
	Construction
of Building.

Intentionally Deleted. 

        1.4   Changes
to Building. Landlord hereby reserves the right at any time and from time to time to make changes, alterations or additions to the Building or to the Property.
Tenant shall not, in such event, claim or be allowed any damages for injury or inconvenience occasioned thereby and shall not be entitled to terminate this Lease. 

	1.5
	Substitute
Premises.

Intentionally Deleted. 

1

 

II.    TERM 

        2.1   Length
of Term. The term of this Lease shall be for a period of six (6) years plus the partial calendar month, if any, occurring after the Commencement Date (as
hereinafter defined) if the Commencement Date occurs other than on the first day of a calendar month. 

        2.2   Commencement
Date; Obligation to Pay. The term of this Lease and Tenant's obligation to pay rent hereunder shall commence on the first to occur of the following dates
("Commencement Date"): 

        (a)   The
date Tenant occupies the Leased Premises and conducts business. 

        (b)   The
date three (3) days after the Landlord, or Landlord's supervising contractor, notified Tenant in writing that Landlord's construction obligations respecting
the Leased Premises have been fulfilled and/or that the Leased Premises are ready for occupancy and/or performance of Tenant's work and a Certificate of Occupancy is received. 

Except
to the extent of any monies deposited with Landlord by Tenant, Landlord shall not have any liability to Tenant arising out of the failure of the Commencement Date to occur. Exhibit "D"
acknowledges the Commencement Date of the Lease. 

        2.3   Construction
of Leased Premises. Landlord shall provide a cost to construct the improvements to the Leased Premises (see Exhibit "E"). Landlord shall itemize each part
of the construction and its associated cost. Landlord shall pay for $233,610 of the cost listed ("the Tenant Improvement Allowance") and Tenant shall be obligated for the remaining costs shown on
Exhibit "E". 

The
Construction of Leased Premises as designated in this section 2.3, in Exhibit "C", and Exhibit "E." 

        2.4   Acknowledgment
of Commencement Date. Landlord and Tenant shall execute a written acknowledgment of the Commencement Date in the form attached hereto as Exhibit "D". 

III.  BASIC RENTAL PAYMENTS 

        3.1   Basic
Annual Rent. Tenant agrees to pay to Landlord as basic annual rent (the "Basic Annual Rent") at such place as Landlord may designate, without prior demand
therefore and without any deduction or set off whatsoever the following 

	Year
	 	Annual NNN Rate

Per Sq. Ft. Per Year
	 	Rentable

Sq. Ft.
	 	Annual Triple Net (NNN)

Rent Per Year

	1	 	$	10.00	 	8,397	 	$	83,970.00
	2	 	 	10.25	 	8,397	 	 	86,069.25
	3	 	 	10.51	 	8,397	 	 	88,252.47
	4	 	 	10.77	 	8,397	 	 	90,435.69
	5	 	 	11.04	 	8,397	 	 	92,702.88
	6	 	 	11.31	 	8,397	 	 	94,970.07

Said
Basic Annual Rent shall be due and payable in twelve (12) equal monthly installments to be paid in advance on or before the first day of each calendar month during the term of the Lease.
In the event the Commencement Date occurs on a day other than the first day of a calendar month, then rent shall be paid on the Commencement Date for the initial fractional calendar month prorated on
a per-diem basis (based upon a thirty (30) day month). 

        3.2   Additional
Monetary Obligations. Tenant shall also pay as rental (in addition to the Basic Annual Rent) all other sums of money as shall become due and payable by Tenant
to Landlord under this Lease. Landlord shall have the same remedies in the case of a default in the payment 

2

 

of
said other sums of money as are available to Landlord in the case of a default in the payment of one or more installments of Basic Annual Rent. 

IV.   ADDITIONAL RENT 

        4.1   Definitions.
It is the intent of both parties that the Basic Annual Rent herein specified shall be absolutely net to the Landlord throughout the term of this Lease, and
that all costs, expenses and obligations relating to the Building, Property and/or Leased Premises which may arise or become due during the term shall be paid by Tenant in the manner hereafter
provided. 

        For
purposes of this Part IV and the Lease in general, the following words and phrases shall have the meanings set forth below: 

        (a)   "Basic
Costs" shall mean all actual costs and expenses incurred by Landlord in connection with the ownership, operation, management and maintenance of the Building and
Property and related improvements located thereon (the "Improvements"), including, but not limited to, all expenses incurred by Landlord as a result of Landlord's compliance with any and all of its
obligations under this Lease (or under similar leases with other tenants) other than the performance by Landlord of its work under Section 2.3 of this Lease or similar provisions of leases with
other tenants. In explanation of the foregoing, and not in limitation thereof, Basic Costs shall include: all real and personal property taxes and assessments (whether general or special, known or
unknown, foreseen or unforeseen) and any tax or assessment levied or charged in lieu thereof, whether assessed against Landlord and/or Tenant and whether collected from Landlord and/or Tenant; snow
removal, trash removal, common area utilities, cost of equipment or devices used to conserve or monitor energy consumption, supplies, insurance, license, permit and inspection fees, cost of services
of independent contractors, cost of compensation (including employment taxes and fringe benefits) of all persons who perform regular and recurring duties connected with
day-to-day operation, maintenance, repair, and
replacement of the Building, its equipment and the adjacent walk and landscaped area (including, but not limited to janitorial, scavenger, gardening, security, parking, elevator, painting, plumbing,
electrical, mechanical, carpentry, window washing, structural and roof repairs and reserves, signing and advertising), but excluding persons performing services not uniformly available to or performed
for substantially all Building tenants; and rental expense or a reasonable allowance for depreciation of personal property used in the maintenance, operation and repair of the Building. The foregoing
notwithstanding, Basic Costs shall not include depreciation on the Building and Improvements; amounts paid toward principal or interest of loans of Landlord; nor "Direct Costs" as defined in
Section 4.1(b) below. 

        (b)   "Direct
Costs" shall mean all actual costs and expenses incurred by Landlord in connection with the operation, management, maintenance, replacement, and repair of
tenants' premises, including but not limited to janitorial services, maintenance, repairs, supplies, utilities, heating, ventilation, air conditioning, and property management fees, which property
management fees shall be equal to a percentage of the sum of Tenant's Basic Annual Rent and Estimated Costs, including electricity charges if separately metered and parking charges if applicable,
which percentage shall not exceed four percent (4%). Tenant shall pay its share of Direct Costs of the Building. The amount of Tenant's Direct Costs shall be obtained by multiplying the expenses in
question by a fraction, the numerator of which shall be the gross rentable square footage of the premises, and the denominator of which shall be the average gross rentable square feet leased and
occupied by tenants of the Building during any given year in which the Direct Costs are then being calculated. 

        Landlord
may cause meters to be installed to measure actual electrical and ventilation/air conditioning usage by Tenant. If such meters are installed, Tenant shall pay Landlord monthly,
as additional rent, the estimated costs of such metered electrical and ventilation/air conditioning 

3

 

usage.
At least annually, Landlord shall reconcile the estimated costs of these metered services and shall show the actual costs and shall apply any appropriate credits or debits from the previous
year's actual usage. All such billings will be computed at the actual kilowatt hourly rate billed to the Landlord by the public utility companies for each respective period, including taxes. The costs
of ventilation/air conditioning usage by Tenant shall be equitably apportioned among all building tenants according to usage. Tenant shall promptly pay to Landlord the amount due on each monthly
billing received for and throughout the term of the Lease. 

        (c)   "Estimated
Costs" shall mean the projected amount of Tenant's Direct Costs and Tenant's Proportionate Share of Basic Costs, excluding the costs of electricity and
ventilation/air conditioning provided to Tenant's Leased Premises, if separately metered. The Estimated Costs for the calendar year in which the Lease commences are $48,282.75 including the costs of
electricity and ventilation/air conditioning to the Tenant's Leased Premises, and are not included in the Basic Annual Rent. If the Estimated Costs as of the date Tenant takes occupancy are greater
than Tenant's Estimated Costs at the time this Lease is executed, the Estimated Costs shall be increased to equal the Estimated Costs as of the date of Tenant's occupancy. 

        (d)   "Tenant's
Proportionate Share of Basic Costs" shall mean the percentage derived from the fraction, the numerator of which is the gross rentable square footage of the
Leased Premises (8,397), the denominator of which is the gross rentable square footage of the Building (140,888). In this Lease, Tenant's pro-rata share initially is 5.96%, subject to
increase or decrease due to increases or decreases in the gross rentable square footage of the Leased Premises and/or the Building. 

        4.2   Report
of Basic Costs and Statement of Estimated Costs. 

        (a)   After
the expiration of each calendar year occurring during the    term of this Lease, Landlord shall furnish Tenant a written statement of the Tenant's
Proportionate Share of Basic Costs and the Tenant's Direct Costs occurring during the previous calendar year. The written statement shall specify the amount by which Tenant's Direct Costs and
Proportionate Share of Basic Costs exceeds or is less than the amounts paid by Tenant during the previous calendar year pursuant to Section 4.3(b) below. 

        (b)   At
the same time specified in Section 4.2(a) above, Landlord shall furnish Tenant a written statement of the Estimated Costs for the then current calendar year. 

        4.3   Payment
of Additional Rent. Tenant shall pay as additional rent ("Additional Rent") Tenant's Direct Costs and Tenant's Proportionate Share of Basic Costs. The Additional
Rent shall be paid as follows: 

        (a)   With
each monthly payment of Basic Annual Rent due pursuant to Section 3.1 above, Tenant shall pay to Landlord, without offset or deduction,
one-twelfth (l/12th) of the Estimated Costs as defined in Section 4.1(c). 

        (b)   Within
thirty (30) days after delivery of the written statement referred to in section 4.2(a) above, Tenant shall pay to Landlord the amount by which
Tenant's Direct Costs and Proportionate Share of Basic Costs, as specified in such written statements, exceed the aggregate of Estimated Costs actually paid by Tenant for the year at issue. Payments
by Tenant shall be made pursuant to this Section 4.3(b) notwithstanding that a statement pursuant to Section 4.2(a) is furnished to Tenant after the expiration of the term of this Lease. 

        (c)   If
the annual statement of costs indicates that the Estimated Costs paid by Tenant pursuant to Section 4.3(a) above for any year exceeded Tenant's Direct Costs
and Tenant's Proportionate Share of Basic Costs for the same year, Landlord, at its election, shall either 

4

 

(i) promptly
pay the amount of such excess to Tenant, or (ii) apply such excess against the next installment of Basic Annual Rental or Additional Rent due hereunder. 

        4.4   Resolution
of Disagreement. Every statement given by Landlord pursuant to Section 4.2 shall be conclusive and binding upon Tenant unless within sixty
(60) days after the receipt of such statement Tenant shall notify Landlord that it disputes the correctness thereof, specifying the particular respects in which the statement is claimed to be
incorrect. If such dispute shall not have been settled by agreement, the parties hereto shall submit the dispute to arbitration within ninety (90) days after Tenant's receipt of such statement.
Pending the determination of such dispute by agreement or arbitration as aforesaid, Tenant shall, within thirty (30) days after receipt of such statement, pay Additional Rent in accordance with
Landlord's statement, and such payment shall be without prejudice to Tenant's position. If the dispute shall be determined in Tenant's favor, Landlord shall forthwith pay Tenant the amount of Tenant's
overpayment of rents resulting from compliance with Landlord's statement. Landlord agrees to grant Tenant reasonable access to Landlord's books and records for the purpose of verifying operating
expenses incurred by Landlord. 

        4.5   Limitations.
Nothing contained in this Part IV shall be construed at any time so as to reduce the monthly installments of Basic Annual Rent payable hereunder
below the amount set forth in Section 3.1 of this Lease. 

V.     SECURITY DEPOSIT 

        5.1   Deposit.
.. Tenant has deposited with Landlord the sum of Eleven Thousand Twenty-one and 06/100 Dollars ($11,021.06) as security for the performance by Tenant
of all of the terms, covenants, and conditions required to be performed by it hereunder. Such sum shall be returned to Tenant after the expiration of the term of this Lease and delivery of possession
of the Leased Premises to Landlord if, at such time, Tenant has performed all such terms, covenants, and conditions of this Lease. Prior to the time when Tenant is entitled to any return of the
security deposit, Landlord may intermingle such deposit with its own funds and use such sum for such purposes as Landlord may determine. Tenant shall not be entitled to any interest on the security
deposit. 

        5.2   Default.
In the event of default by Tenant in respect to any of its obligations under this Lease, including, but not limited to, the payment of rent or additional rent,
Landlord may use, apply, or retain
all or any part of the security deposit for the payment of any unpaid Basic Annual Rent or Additional Rent, or Landlord may be required to expend by reason of the default of Tenant, including any
damages or deficiency in the reletting of the Leased Premises, regardless of whether the accrual of such damages or deficiency occurs before or after an eviction or a portion of the security deposit
is so used or applied. Tenant shall, upon five (5) days written demand, deposit cash with Landlord in an amount sufficient to restore the security deposit to its original amount. 

VI.  USE 

        6.1   Use
of Leased Premises. The Leased Premises shall be used and occupied by Tenant for general office purposes only and for no other purpose whatsoever without the prior
written consent of Landlord. 

5

 

        6.2   Prohibition
of Certain Activities or Uses. The Tenant shall not do or permit anything to be done in or about, or bring or keep anything in the Leased Premises which is
prohibited by this Lease or will, in any way or to any extent: 

        (a)   Adversely
affect any fire, liability or other insurance policy carried with respect to the Building, the Improvements or any of the contents of the Building (except with
Landlord's express written permission, which will not be unreasonably withheld, but which may be contingent upon Tenant's agreement to bear any additional costs, expenses or liability for risk that
may be involved). 

        (b)   Obstruct
or interfere with any right of any other tenant or occupant of the Building or injure or annoy such persons; 

        (c)   Conflict
with or violate any law, statute, ordinance, rule, regulation or requirement of any governmental unit, agency or authority (whether existing or enacted as
promulgated in the future, known or unknown, foreseen or unforeseen). 

        (d)   Adversely
overload the floors or otherwise damage the structural soundness of the Leased Premises or Building, or any part thereof (except with Landlord's express
written permission, which will not be
unreasonably withheld, but which may be contingent upon Tenant's agreement to bear any additional costs, expenses or liability for risk that may be involved). 

        6.3   Affirmative
Obligations with Respect to Use. 

        (a)   Tenant
will comply with all governmental laws, ordinances, regulations, and requirements, now in force or which hereafter may be in force, of any lawful governmental
body or authorities having jurisdiction over the Leased Premises, will keep the Leased Premises and every part thereof in a clean, neat, and orderly condition, free of objectionable noise, odors, or
nuisances, will in all respects and at all times fully comply with all health and policy regulations, and will not suffer, permit, or commit any waste. 

        (b)   At
all times during the term hereof, Tenant shall, at Tenant's sole cost and expense, comply with all statutes, ordinances, laws, orders, rules, regulations and
requirements of all applicable federal, state, county, municipal and other agencies or authorities, now in effect or which may hereafter become effective, which shall impose any duty upon Landlord or
Tenant with respect to the use, occupation or alterations of the Leased Premises (including, without limitation, all applicable requirements of the Americans with Disabilities Act of 1990 and all
other applicable laws relating to people with disabilities, and all rules and regulations which may be promulgated thereunder from time to time and whether relating to barrier removal, providing
auxiliary aids and services or otherwise) and upon request of Landlord shall deliver evidence thereof to Landlord. 

        6.4   Suitability.
Tenant acknowledges that except as expressly set forth in this Lease, neither Landlord nor any other person has made any representation or warranty with
respect to the Leased Premises or any other portion of the Building, and that no representation has been made or relied on with respect to the suitability of the Leased Premises or any other portion
of the Building or Improvements for the conduct of Tenant's business. The Leased Premises, Building and Improvements (and each and every part thereof) shall be deemed to be in satisfactory condition
unless, within sixty (60) days after the Commencement Date, Tenant shall give Landlord written notice specifying, in reasonable detail, the respects in which the Leased Premises, Building or
Improvements are not in satisfactory condition. 

6

 

        6.5   Taxes.
Tenant shall pay all taxes, assessments, charges, and fees which during the term hereof may be imposed, assessed or levied by any governmental or public authority
against or upon Tenant's use of the Leased Premises or any personal property or fixture kept or installed therein by Tenant and on the value of leasehold improvements to the extent that the same
exceed Building allowances. 

VII. UTILITIES AND SERVICE 

        7.1   Obligation
of Landlord. During the term of this Lease the Landlord agrees to cause to be furnished to the Leased Premises during customary business hours
(7:00 a.m. to 6:00 p.m. Monday through Friday and 8:00 a.m. to 1:00 p.m. on Saturday) and during generally recognized business days the following utilities and services,
the cost and expense of which shall be included in Basic and/or Direct Costs: 

        (a)   Electricity,
water, gas and sewer service. 

        (b)   Telephone/Cable
connection, but not including telephone stations and equipment (it being expressly understood and agreed that Tenant shall be responsible for the
ordering and installation of telephone lines and equipment and cable lines which pertain to the Leased Premises). 

        (c)   Heat
and air-conditioning to such extent and to such levels as, in Landlord's judgment, is reasonably required for the comfortable use and occupancy of the
Leased Premises subject however to any limitations imposed by any government agency. The parties agree and understand that the above heat and air-conditioning will be provided Monday
through Friday from 7:00 a.m. to 6:00 p.m. and Saturday from 8:00 a.m. to 1:00 p.m. 

        (d)   Janitorial
service. 

        (e)   Security
(including the lighting of common halls, stairways, entries and restrooms) to such extent as is usual and customary in similar buildings in Salt Lake County,
Utah. 

        (f)    Snow
removal service. 

        (g)   Landscaping
and groundskeeping service. 

        (h)   Elevator
service. 

        7.2   Tenant's
Obligations. Tenant shall arrange for and shall pay the entire cost and expense of all telephone stations, equipment and use charges, electric light bulbs (but
not fluorescent bulbs used in fixtures originally installed in the Leased Premises) and all other materials and services not expressly required to be provided and paid for pursuant to the provisions
of Section 7.1 above. 

7

  

        7.3   Additional
Limitations: 

        (a)   Tenant
will not, without the written consent of Landlord, which consent shall not be unreasonably withheld, use any apparatus or device on the Leased Premises (including
but without limitation thereto, electronic data processing machines, punch card machines or machines using current in excess of 110 volts) which will in any way or to any extent increase the amount of
electricity or water usually furnished or supplied for use on the Leased Premises for the use designated in Section 6.1 above, nor connect with electrical current, except through existing
electrical outlets in the Leased Premises, or water pipes, any apparatus or device, for the purposes of using electric current or water. 

        (b)   If
Tenant shall require water or electric current in excess of that usually furnished or supplied for use of the Leased Premises, or for purposes other than those
designated in Section 6.l above, Tenant shall first procure the consent of Landlord for the use thereof, which consent Landlord may refuse and/or Landlord may cause a water meter or electric
current meter to be installed in the Leased Premises, so as to measure the amount of water and/or electric current consumed for any such use. The cost of such meters and of installation maintenance,
and repair thereof shall be paid for by Tenant and Tenant agrees to pay Landlord promptly upon demand by Landlord for all such water and electric current consumed as shown by said meters, at the rates
charged for such service by the City in which the Building is located or the local public utility, as the case may be, furnishing the same, plus any additional expense incurred in keeping account of
the water and electric current so consumed. 

        (c)   If
and where heat generating machines devices are used in the Leased Premises which affect the temperature otherwise maintained by the air conditioning system, Landlord
reserves the right to install additional or supplementary air conditioning units for the Leased Premises, and the entire cost of installing, operating, maintaining and repairing the same shall be paid
by Tenant to Landlord promptly after demand by Landlord. 

        7.4   Limitation
on Landlord's Liability. Landlord shall not be liable for and Tenant shall not be entitled to terminate this Lease or to effectuate any abatement or reduction
of rent by reason of Landlord's failure to provide or furnish any of the foregoing utilities or services if such failure was reasonably beyond the control of Landlord. In no event shall Landlord be
liable for loss or injury to persons or property, however, arising or occurring in connection with or attributable to any failure to furnish such utilities or services even if within the control of
Landlord. 

VIII. MAINTENANCE AND REPAIRS; ALTERATIONS; ACCESS 

        8.1   Maintenance
and Repairs by Landlord. Landlord shall maintain in good order, condition and repair the Building and Improvements except the Leased Premises and those other
portions of the Building leased, rented or otherwise occupied by persons not affiliated with the Landlord. Landlord shall supply normal janitorial and cleaning services reasonably required to keep the
Leased Premises and the Building and Improvements in a clean, sanitary and orderly condition, the cost and expense of which shall be included in Direct and/or Basic Costs. 

        8.2   Maintenance
and Repairs by Tenant. Tenant, at Tenant's sole cost and expense and without prior demand being made, shall maintain the Leased Premises in good order,
condition and repair, (normal wear and tear excepted) and will be responsible for the painting, carpeting or other interior design work of the Leased Premises beyond the initial construction phase as
specified in Section 2.3 and Exhibit "C" and "E" of the Lease and shall maintain all equipment and fixtures installed by Tenant. If repainting or recarpeting is required and authorized by
Tenant, the cost for such are the sole obligation of Tenant and shall be paid for by Tenant immediately following the performance of said work and a presentation of an invoice for payment. 

8

 

        8.3   Alterations.
Except as set forth on Exhibit "C" attached hereto, Tenant shall not make or cause to be made any alterations, additions or improvements or install or cause
to be installed any fixtures, signs, floor coverings, interior or exterior lighting, plumbing fixtures, or shades or awnings, or make any other changes to the Leased Premises without first obtaining
Landlord's written approval, which approval shall not be unreasonably withheld. Tenant shall present to the Landlord plans and specifications for such work at the time approval is sought. In the event
Landlord consents to the making of any alterations, additions, or improvements to the Leased Premises by Tenant, the same shall be made by Tenant at Tenant's sole cost and expense. All such work with
respect to any alterations, additions, and changes shall be done in a good and workmanlike manner and diligently prosecuted to completion such that, except as absolutely necessary during the course of
such work, the Leased Premises shall at all times be a complete operating unit. Any such alterations, additions, or changes shall be performed and done strictly in accordance with all laws and
ordinances relating thereto. In performing the work or any such alterations, additions, or changes, Tenant shall have the same performed in such a manner as not to obstruct access to any portion of
the Building. Any alterations, additions, or improvements to or of the Leased Premises, including, but not limited to, wallcovering, paneling, and built-in cabinet work, but excepting
movable furniture and equipment, shall at once become a part of the realty and shall be surrendered with the Leased Premises. 

        8.4   Landlord's
Access to Leased Premises. Landlord shall have the right to place, maintain, and repair all utility equipment of any kind in, upon, and under the Leased
Premises as may be necessary for the
servicing of the Leased Premises and other portion of the Building. Landlord shall upon providing adequate prior notice to Tenant, also have the right to enter the Leased Premises at all times to
inspect or to exhibit the same to prospective purchasers, mortgagees, tenants, and lessees, and to make such repairs, additions, alterations, or improvements as Landlord may deem desirable. Landlord
shall be allowed to take all material upon said Leased Premises that may be required therefor without the same constituting an actual or constructive eviction of Tenant in whole or in part and the
rents reserved herein shall in no way abate while said work is in progress by reason of loss or interruption of Tenant's business or otherwise, and Tenant shall have no claim for damages. During the
three (3) months prior to expiration of this Lease or of any renewal term, Landlord may place upon the Leased Premises "For Lease" or "For Sale" signs which Tenant shall permit to remain
thereon. 

IX.  ASSIGNMENT 

        9.1   Assignment
Prohibited. Tenant shall not transfer, assign, mortgage, or hypothecate this Lease, in whole or in part, or permit the use of the Leased Premises by any
person or persons other than Tenant, or sublet the Leased Premises, or any part thereof, without the prior written consent of Landlord in each instance, which consent shall not be unreasonably
withheld, provided sufficient information is provided to Landlord to accurately represent the financial condition of those to whom this Lease will be transferred, assigned, mortgaged, or hypothecated.
Such prohibition against assigning or subletting shall include any assignment or subletting by operation of law. Any transfer of this Lease from the Tenant by merger, consolidation, transfer of
assets, or liquidation shall constitute an assignment for purposes of this Lease. In the event that Tenant hereunder is a corporation, an unincorporated association, a partnership, or another entity,
the transfer, assignment, or hypothecation of any stock or interest in such corporation, association, partnership, or other entity in the aggregate in excess of forty-nine percent (49%)
shall be deemed an assignment within the meaning of this Section. 

        9.2   Consent
Required: 

        (a)   Any
assignment or subletting without Landlord's consent shall be void, and shall constitute a default hereunder which, at the option of Landlord, shall result in the
termination of 

9

 

this
Lease or exercise of Landlord's other remedies hereunder. Consent to any assignment or subletting shall not operate as a waiver of the necessity for consent to any subsequent assignment or
subletting, and the terms of such consent shall be binding upon any person holding by, under, or through Tenant. 

        (b)   Landlord
shall have no obligation to consent to the proposed sublease or assignment if the proposed sublessee or assignee or its business is or may be subject to
compliance with additional requirements of the law, including any related rules or regulations, commonly known as the "Americans with Disabilities Act of 1990" or similar state or local laws relating
to persons with disabilities beyond those requirements which are applicable to the tenant desiring to so sublease or assign. 

        9.3   Landlord's
Right in Event of Assignment. If this Lease is assigned or if the Leased Premises or any portion thereof are sublet or occupied by any person other than the
Tenant, Landlord may collect rent and other charges from such assignee or other party, and apply the amount collected to the rent and other charges reserved hereunder, but such collection shall not
constitute consent or waiver of the necessity of consent to such assignment, subleasing, or other transfer, nor shall such collection constitute the recognition of such assignee, sublessee, or other
party as the Tenant hereunder or a release of Tenant from the further performance of all of the covenants and obligations, including obligation to pay rent, of Tenant herein contained. In the event
that Landlord shall consent to a sublease or assignment hereunder, Tenant shall pay to Landlord reasonable fees, not to exceed $100.00, incurred in connection with processing of documents necessary to
the giving of such consent. 

X.    INDEMNITY 

        10.1   Indemnification
By Both Parties. Tenant shall defend and indemnify Landlord and save Landlord harmless from and against any and all suits, actions, damage
and claims, liability and expense in connection with loss of life, bodily or personal injury, or property damage arising from or out of any occurrence in, upon, at or from the Leased Premises, or
occasioned wholly or in part by any act or omission of Tenant or its agents, contractors, employees, servants, invitees, licensees or concessionaires unless caused by Landlord's negligence, its
agents, servants, or employees. Landlord shall defend and indemnify Tenant and save Tenant harmless from and against any and all suits, actions, damage and claims, liability and expense in connection
with loss of life, bodily or personal injury, or property damage arising from or out of any occurrence in, upon, at or from the Leased Premises, or occasioned wholly or in part by any act or omission
of Landlord or its agents, contractors, employees, servants, invitees, licensees or concessionaires unless caused by Tenant's negligence, its agents, servants, or employees. All insurance policies
carried by Tenant and/or Landlord shall include a waiver of subrogation endorsement which specifies that the insurance carrier(s) will waive any right of subrogation against Tenant and/or Landlord
arising out of any insurance claim. 

        10.2   Release
of Landlord. Landlord shall not be responsible or liable at any time for any loss or damage to Tenant's personal property or to Tenant's business,
including any loss or damage to either the person or property of Tenant that may be occasioned by or through the acts or omissions of persons occupying adjacent, connecting, or adjoining space. Tenant
shall store its property in and shall use and enjoy the Leased Premises and all other portions of the Building and Improvements at its own risk, and hereby releases Landlord, to the full extent
permitted by law, from all claims of every kind resulting in loss of life, personal or bodily injury, or property damage. 

        10.3   Notice.
Tenant shall give prompt notice to Landlord in case of fire or accidents in the Leased Premises or in the Building of which the Leased Premises
are a part or of defects therein or in any fixtures or equipment. 

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        10.4   Litigation.
In case Landlord, without fault on its part, shall be made a party to any litigation commenced by or against Tenant, then Tenant shall protect
and hold Landlord harmless and shall pay all costs, expenses, and reasonable attorneys' fees. 

XI.  INSURANCE 

        11.1   Insurance
on Tenant's Personal Property and Fixtures. At all times during the term of this Lease, Tenant shall keep in force at its sole cost and expense,
hazardous insurance with special causes of loss including theft coverage, insuring against fire and extended coverage risks (including vandalism and malicious mischief) in companies acceptable to
Landlord, equal to the replacement cost of Tenant's fixtures, furnishings, equipment, and contents upon the Leased Premises and all improvements or additions made by Tenant to the Leased Premises. The
Landlord shall be named as a loss payer on all such policies. 

        11.2   Property
Coverage. Landlord shall obtain and maintain in force "All Risk" insurance, including vandalism and malicious mischief, required to cover any
loss or destruction that the Leased Premises herein may experience during the Lease period and any extension thereof, and including, at Landlord's discretion, flood and earthquake coverage if
commercially available at reasonable rates. Such insurance shall also include coverage against loss of rents. Tenant shall pay Landlord, as a separate consideration, all reasonable costs to purchase
the insurance called for in this paragraph on the Leased Premises. 

        11.3   Liability
Insurance. Tenant shall, during the entire term hereof, keep in full force and effect a policy of public liability and property damage insurance
with respect to the Leased Premises and the business operated by Tenant in the Leased Premises, with a combined single limit for personal or bodily injury and property damage of not less than
$1,000,000.00. The policy shall name Landlord, any person, firms, or corporations designated by Landlord, and Tenant as insureds, and shall contain a clause that the insurer will not cancel or
materially change the insurance pertaining to the Leased Premises without first giving Landlord ten (10) days' written notice. Tenant shall at all times during the term hereof provide Landlord
with evidence of current insurance coverage. All public liability, property damage, and other liability policies shall be written as primary policies, not contributing with coverage which Landlord may
carry. All such policies shall contain a provision that Landlord, although named as
an insured, shall nevertheless be entitled to recover under said policies for any loss occasioned to it, its servants, agents, and employees by reason of the negligence of Tenant. All such insurance
shall specifically insure the performance by Tenant of the indemnity agreement as to liability for injury to or death of persons or injury or damage to property contained in Part X. 

        11.4   Waiver
of Subrogation. Landlord and Tenant waive all rights to recover against each other, against any other tenant or occupant of the Building and
against the officers, directors, shareholders, partners, joint venturers, employees, agents, customers, invitees or business visitors of each other or of any other tenant or occupant of the Building,
for any loss or damage arising from any cause covered by any insurance carried by the waiving party, to the extent that such loss or damage is actually covered. 

        11.5   Lender.
Any mortgage lender interest in any part of the Building or Improvements may, at Landlord's option, be afforded coverage under any policy required
to be secured by Tenant hereunder, by use of a mortgagee's endorsement to the policy concerned. 

XII. DESTRUCTION 

        If
the Leased Premises shall be partially damaged by any casualty insured against under any insurance policy maintained by Landlord, Landlord shall, upon receipt of the insurance
proceeds, repair the Leased Premises and until repair is complete the Basic Annual Rent and Additional Rent shall be 

11

 

abated
proportionately as to that portion of the Leased Premises rendered untenantable. Notwithstanding the foregoing, if: (a) the Leased Premises by reason of such occurrence are rendered
wholly untenantable, or (b) the Leased Premises should be damaged as a result of a risk which is not covered by insurance, or (c) the Leased Premises should be damaged in whole or in
part during the last six (6) months of the term or of any renewal hereof, or (d) the Leased Premises or the Building (whether the Leased Premises are damaged or not) should be damaged to
the extent of fifty percent (50%) or more of the then-monetary value thereof, then and in any such events, Landlord may either elect to repair the damage or may cancel this Lease by notice
of cancellation within ninety (90) days after such event and thereupon this Lease shall expire, and Tenant shall vacate and surrender the Leased Premises to Landlord. Tenant's liability for
rent upon the termination of this Lease shall cease as of the day following Landlord's giving notice of cancellation. In the event Landlord elects to repair any damage, any abatement of rent shall end
five (5) days after notice by Landlord to Tenant that the Leased Premises have been repaired. If the damage is caused by the negligence of Tenant or its employees, agents, invitees, or
concessionaires, there shall be no abatement of rent. Unless this Lease is terminated by Landlord, Tenant shall repair and refixture the interior of the Leased Premises in a manner and in at least a
condition equal to that existing prior to the destruction or casualty and the proceeds of all insurance carried by Tenant on its property and fixtures shall be held in trust by Tenant for the purpose
of said repair and replacement. 

XIII. CONDEMNATION 

        13.1   Total
Condemnation. If the whole of the Leased Premises shall be acquired or taken by condemnation proceeding, then this Lease shall cease and terminate
as of the date of title vesting in such proceeding. 

        13.2   Partial
Condemnation. If any part of the Leased Premises shall be taken as aforesaid, and such partial taking shall render that portion not so taken
unsuitable for the business of Tenant, then this Lease shall cease and terminate as aforesaid. If such partial taking is not extensive enough to render the Leased Premises unsuitable for the business
of Tenant, then this Lease shall continue in effect except that the Basic Annual Rent and Additional Rent shall be reduced in the same proportion that the portion of the Leased Premises (including
basement, if any) taken bears to the total area initially demised and Landlord shall, upon receipt of the award in condemnation, make all necessary repairs or alterations to the Building in which the
Leased Premises are located, provided that Landlord shall not be required to expend for such work an amount in excess of the amount received by Landlord as damages for the part of the Leased Premises
so taken. "Amount received by Landlord" shall mean that part of the award in condemnation which is free and clear to Landlord of any collection by mortgage lenders for the value of the diminished fee. 

        13.3   Landlord's
Option to Terminate. If more than twenty percent (20%) of the Building shall be taken as aforesaid, Landlord may, by written notice to Tenant,
terminate this Lease. If this Lease is terminated as provided in this Section, rent shall be paid up to the day that possession is so taken by public authority and Landlord shall make an equitable
refund of any rent paid by Tenant in advance. 

        13.4   Award.
Tenant shall not be entitled to and expressly waives all claim to any condemnation award for any taking, whether whole or partial and whether for
diminution in value of the leasehold or to the fee, although Tenant shall have the right, to the extent that the same shall not reduce Landlord's award, to claim from the condemnor, but not from the
Landlord, such compensation as may be recoverable by Tenant in its own right for damages to Tenant's business and fixtures. 

        13.5   Definition.
As used in this Part XIII the term "condemnation proceeding" means any action or proceeding in which any interest in the Leased
Premises is taken for any public or quasi- 

12

 

public
purpose by any lawful authority through exercise of eminent domain or right of condemnation or by purchase or otherwise in lieu thereof. 

XIV. LANDLORD'S RIGHTS TO CURE 

        14.1   General
Right. In the event of breach, default, or noncompliance hereunder by Landlord, Tenant shall, before exercising any right or remedy available to
it, give Landlord written notice of the claimed breach, default, or noncompliance. If prior to its giving such notice Tenant has been notified in writing (by way of Notice of Assignment of Rents and
Leases, or otherwise) of the address of a lender which has furnished any of the financing referred to in Part XV hereof, concurrently with giving the aforesaid notice to Landlord, Tenant shall,
by certified mail, return receipt requested, transmit a copy thereof to such lender. For the thirty (30) days following the giving of the notice(s) required by the foregoing portion of this
section (or such longer period of time as may be reasonably required to cure a matter which, due to its nature, cannot reasonably be rectified within thirty (30) days, Landlord shall have the
right to cure the breach, default, or noncompliance involved. If Landlord has failed to cure a default within said period, any such lender shall have an additional thirty (30) days within which
to cure the same or, if such default cannot be cured within that period, such additional time as may be necessary if within such thirty (30) day period said lender has commenced and is
diligently pursuing the actions or remedies necessary to cure the breach default, or noncompliance involved (including, but not limited to, commencement and prosecution of proceedings to foreclose or
otherwise exercise its rights under its mortgage or other security instrument, if necessary to effect such cure), in which event this Lease shall not be terminated by Tenant so long as such actions or
remedies are being diligently pursued by said lender. 

        14.2   Mechanic's
Lien. Should any mechanic's or other lien be filed against the Leased Premises or any part thereof by reason of Tenant's acts or omissions or
because of a claim against Tenant, Tenant shall cause the same to be canceled and discharged of record by bond or otherwise within ten (10) days after notice by Landlord. 

XV.  FINANCING; SUBORDINATION 

        15.1   Subordination.
Tenant acknowledges that it might be necessary for Landlord or its successors or assigns to secure mortgage loan financing or refinancing
affecting the Leased Premises. Tenant also acknowledges that the lender interested in any given loan may desire that Tenant's interest under this Lease be either superior or subordinate to the
mortgage then held or to be taken by said Lender. Accordingly, Tenant agrees that at the request of Landlord at any time and from time to time Tenant shall execute and deliver to Landlord an
instrument, in form reasonably acceptable to Landlord, whereby Tenant subordinates its interest under this Lease and in the Leased Premises to any first mortgage or deed of trust covering the Leased
Premises (a "Mortgage"); provided, however, that any such instrument or subordination executed by Tenant shall provide that so long as Tenant continues to perform all of its obligations under this
Lease its tenancy shall remain in full force and effect notwithstanding Landlord's default in connection with the Mortgage concerned or any resulting
foreclosure or sale or transfer in lieu of such proceedings. Tenant shall not subordinate its interests hereunder or in the Leased Premises to any lien or encumbrance other than the Mortgages
described in and specified pursuant to this Section 15.1 without the prior written consent of Landlord and of the lender interested under each Mortgage then affecting the Leased Premises. Any
such unauthorized subordination by Tenant shall be void and of no force or effect whatsoever. 

        15.2   Amendment.
Tenant recognizes that Landlord's ability from time to time to obtain construction, acquisition, standing, and/or permanent mortgage loan
financing for the Building and/or the Leased Premises may in part be dependent upon the acceptability of the terms of this 

13

 

Lease
to the lender concerned. Accordingly, Tenant agrees that from time to time it shall, if so requested by Landlord and if doing so will not substantially and adversely affect Tenant's economic
interests hereunder join with Landlord in amending this Lease so as to meet the needs or requirements of any lender which is considering making or which has made a loan secured by a Mortgage affecting
the Leased Premises. 

        15.3   Attornment.
Any sale, assignment, or transfer of Landlord's interest under this Lease or in the Leased Premises including any such disposition resulting
from Landlord's default under a Mortgage, shall be subject to this Lease and also Tenant shall attorn to Landlord's successor and assigns and shall recognize such successor or assigns as Landlord
under this Lease, regardless of any rule of law to the contrary or absence of privity of contract. 

        15.4   Financial
Information. As a condition to Landlord's acceptance of this Lease, Tenant shall provide financial information sufficient to verify to Landlord
the financial condition of Tenant. Tenant hereby represents and warrants that none of such information contains or will contain any untrue statement of material fact, nor will such information omit
any material fact necessary to make the statements contained therein misleading or unreliable. 

XVI. EVENTS OF DEFAULT; REMEDIES OF LANDLORD 

        16.1   Default
by Tenant. Upon the occurrence of any of the following events, Landlord shall have the remedies set forth in Section 16.2: 

        (a)   Tenant
fails to pay any installment of Basic Annual Rent or Additional Rent or any other sum due hereunder within ten (10) days after Tenant receives written
notice of rent due. 

        (b)   Tenant
fails to perform any other term, condition, or covenant to be performed by it pursuant to this Lease within ten (10) days after written notice of such
default shall have been given to Tenant by Landlord or, if cure would reasonably require more than ten (10) days to complete, if Tenant fails to commence performance within the ten
(10) day period or fails diligently to pursue such cure to completion. 

        (c)   Tenant
or any guarantor of this Lease shall become bankrupt or insolvent or file any debtor proceedings or have taken against such party in any court pursuant to state
or federal statute, a petition in bankruptcy or insolvency, reorganization, or appointment of a receiver or trustee; or Tenant petitions for or enters into an arrangement; or suffers this Lease to be
taken under a writ of execution. 

        16.2   Remedies.
In the event of any default by Tenant hereunder, Landlord may at any time, without waiving or limiting any other right or remedy available to
it, terminate Tenant's rights under this Lease by written notice, reenter and take possession of the Leased Premises by any lawful means (with or without terminating this Lease), or pursue any other
remedy allowed by law. Tenant agrees to pay to Landlord the cost of recovering possession of the Leased Premises, all costs of reletting, and all other costs and damages arising out of Tenant's
default, including attorneys' fees. Notwithstanding any reentry, the liability of Tenant for the rent reserved herein shall not be extinguished for the balance of the Term, and Tenant agrees to
compensate Landlord upon demand for any deficiency arising from reletting the Leased Premises at a lesser rent than applies under this Lease. 

14

  

        16.3   Past
Due Sums; Penalty. If Tenant fails to pay, when the same is due and payable, any Basic Annual Rent, Additional Rent, or other sum required to be paid
by it hereunder, such unpaid amounts shall bear interest from the due date thereof to the date of payment at a fluctuating rate equal to two percent (2%) per annum above the prime rate of interest
charged by First Security Bank of Utah, Salt Lake City, Utah. In addition thereto, Tenant shall pay a sum of five percent (5%) of such unpaid amounts as a service fee. Notwithstanding the foregoing,
however, Landlord's right concerning such interest and service fee shall be limited by the maximum amount which may properly be charged by Landlord for such purposes under applicable law. 

XVII. PROVISIONS APPLICABLE AT TERMINATION OF LEASE 

        17.1   Surrender
of Premises. At the expiration of this Lease, Tenant shall surrender the Leased Premises in the same condition, less reasonable wear and tear,
as they were in upon delivery of possession thereto under this Lease and shall deliver all keys to Landlord. Before surrendering the Leased Premises, Tenant shall remove all of its personal property
and trade fixtures and such property or the removal thereof shall in no way damage the Leased Premises, and Tenant shall be responsible for all costs, expenses and damages incurred in the removal
thereof. If Tenant fails to remove its personal property and fixtures upon the expiration of this Lease, the same shall be deemed abandoned and shall become the property of Landlord. 

        17.2   Holding
Over. Any holding over after the expiration of the term hereof or of any renewal term shall be construed to be a tenancy from month to month at
such rates as Landlord may designate, but no more than 120% of the rate for the last month's rent of the term of this lease and on the terms herein specified so far as possible. Such holdover period
shall not exceed six (6) months. 

XVIII. ATTORNEYS' FEES 

        In
the event that at any time during the term of this Lease either Landlord or the Tenant institutes any action or proceeding against the other relating to the provisions of this Lease
or any default hereunder, then the unsuccessful party in such action or proceeding agrees to reimburse the successful party for the reasonable expenses of such action including reasonable attorneys'
fees, incurred therein by the successful party. 

XIX. ESTOPPEL CERTIFICATE 

        19.1   Landlord's
Right to Estoppel Certificate. Tenant shall, within fifteen (15) days after Landlord's request, execute and deliver to Landlord a
written declaration, in form and substance similar to Exhibit "D", in recordable form: (1) ratifying this Lease; (2) expressing the Commencement Date and expiration date hereof;
(3) certifying that this Lease is in full force and effect and has not been assigned, modified, supplemented or amended (except by such writing as shall be stated); (4) that all
conditions under this Lease to be performed by Landlord have been satisfied; (5) that there are no defenses or offsets against the enforcement of this Lease by the Landlord, or stating those
claimed by Tenant; (6) the amount of advance rental, if any, (or none if such is the case) paid by Tenant; (7) the date to which rental has been paid; (8) the amount of
security deposited with Landlord; and (9) such other information as Landlord may reasonably request. Landlord's mortgage lenders and/or purchasers shall be entitled to rely upon such
declaration. 

        19.2   Effect
of Failure to Provide Estoppel Certificate. Tenant's failure to furnish any Estoppel Certificate within fifteen (15) days after request
therefor shall be deemed a default hereunder and moreover, it shall be conclusively presumed that: (a) this Lease is in full force and effect without 

15

 

modification
in accordance with the terms set forth in the request; (b) that there are no unusual breaches or defaults on the part of the Landlord; and (c) no more than one
(1) month's rent has been paid in advance. 

XX. COMMON AREAS 

        20.1   Definition
of Common Areas. "Common Areas" means all areas, space, equipment and special services provided for the joint or common use and benefit of the
tenants or occupants of the Building and Property or portions thereof, and their employees, agents, servants, patients, customers, and other invitees (collectively referred to herein as "Occupants")
including without limitation, parking, access roads, driveways, retaining walls, landscaped areas, serviceways, loading docks, pedestrian walks; courts, stairs, ramps, and sidewalks; common corridors,
rooms and restrooms; air-conditioning, fan, janitorial, electrical and telephone rooms or closets; and all other areas within the Building which are not specified for exclusive use or
occupancy by Landlord or any tenant (whether or not they are leased or occupied). 

        20.2   License
to Use Common Areas. The Common Areas shall be available for the common use of all Occupants and shall be used and occupied under a revocable
license. If any such license shall be revoked, or if the amount of such areas shall be changed or diminished, Landlord shall not be subject to any liability nor shall Tenant be entitled to any
compensation or diminution or abatement of rent nor shall revocation or diminution of such areas be deemed constructive or actual eviction. All Common Areas shall be subject to the exclusive control
and management of Landlord. Landlord shall have the right to construct, maintain, and operate lighting and other facilities on all said areas and improvements; to police the same; to change the area,
level, location, and arrangement of parking areas and other facilities; to restrict parking by tenants, their officers, agents, and employees; to close all or any portion of said areas or facilities
to such extent as may be legally sufficient to prevent a dedication thereof or the accrual of any right to any person or the public therein; and to close temporarily all or any portion of the parking
areas or facilities to discourage non-occupant parking. Landlord shall operate and maintain the Common Areas in such manner as Landlord in its discretion shall determine, shall have full
right and authority to employ and discharge all personnel with respect thereto, and shall have the right, through reasonable rules, regulations, and/or restrictive covenants promulgated by it from
time to time, to control use and operation of the Common Areas in order that the same may occur in a proper and orderly fashion. 

        20.3   Parking.
Automobiles of Tenant and all Occupants (as defined above) associated with Tenant shall be parked only within parking areas not otherwise
reserved by Landlord. Tenant shall from time to time, upon request of Landlord, supply Landlord with a list of license plate numbers of all automobiles owned by Tenant or its
day-to-day Occupants. 

XXI. SIGNS, AWNINGS, AND CANOPIES 

        Tenant
shall not place or suffer to be placed or maintained on any exterior door, wall, or window of the Leased Premises, or elsewhere in the Building, any sign, awning, marquee,
decoration, lettering, attachment, or canopy, or advertising matter or other thing of any kind, and will not place or maintain any decoration, lettering, or advertising matter on the glass of any
window or door of the Leased Premises without first obtaining Landlord's written approval. Tenant further agrees to maintain such sign, awning, canopy, decoration, lettering, advertising matter, or
other things, as may be approved, in good condition and repair at all times. Landlord may, at Tenant's cost, and without liability to Tenant, enter the Leased Premises and remove any item erected in
violation of this Section. Landlord may establish rules and regulations governing the size, type, and design of all signs, decorations, etc., and Tenant agrees to abide thereby. 

16

 

XXII. MISCELLANEOUS PROVISIONS 

        22.1   No
Partnership. Landlord does not by this Lease, in any way or for any purpose, become a partner or joint venturer of Tenant in the conduct of its
business or otherwise. 

        22.2   Force
Majeure. Landlord shall be excused for the period of any delay in the performance of any obligations hereunder when prevented from so doing by cause
or causes beyond Landlord's control, including labor disputes, civil commotion, war, governmental regulations or controls, fire or other casualty, inability to obtain any material or service, or acts
of God. 

        22.3   No
Waiver. Failure of Landlord to insist upon the strict performance of any provision or to exercise any option hereunder shall not be deemed a waiver of
such breach. No provision of this Lease shall be deemed to have been waived unless such waiver be in writing signed by Landlord. 

        22.4   Notice.
Any notice, demand, request, or other instrument which may be or is required to be given under this Lease shall be delivered in person or sent by
United States certified or registered mail, postage prepaid and shall be addressed (a) if to Landlord, at the place specified for payment of rent, which is set forth below, and (b) if
to Tenant, either at the Leased Premises or at any other current address for Tenant which is known to Landlord, including the address set forth below. Either party may designate such other address as
shall be given by written notice. 

	 	 	Landlord:	 	BAY PACIFIC CO.

c/o The Boyer Company

127 South 500 East, Suite 100

Salt Lake City, Utah 84102

(801) 521-4781
	

 	
 	

Tenant:	
 	

SENTO CORPORATION

Attn: Chief Financial Officer

420 E South Temple, Suite       

Salt Lake City, UT
	

 	
 	

 	
 	

[TENANT TO PROVIDE]

        22.5   Captions;
Attachments; Defined Terms: 

        (a)   The
captions to the section of this Lease are for convenience of reference only and shall not be deemed relevant in resolving questions of construction or interpretation
under this Lease. 

        (b)   Exhibits
referred to in this Lease, and any addendums and schedules attached to this Lease shall be deemed to be incorporated in this Lease as though part thereof. 

        22.6   Recording.
Tenant may not record this Lease or a memorandum thereof without the written consent of Landlord, which consent shall not be unreasonably
withheld. Landlord, at its option and at any time, may file this Lease for record with the Recorder of the County in which the Building is located. 

        22.7   Partial
Invalidity. If any provision of this Lease or the application thereof to any person or circumstance shall to any extent be invalid, the remainder
of this Lease or the application of such provision to persons or circumstances other than those as to which it is held invalid shall not be affected thereby and each provision of this Lease shall be
valid and enforced to the fullest extent permitted by law. 

        22.8   Broker's
Commissions. Tenant represents and warrants that there are no claims for brokerage commissions or finder's fees in connection with this Lease
except CB Richard Ellis 

17

 

(Paul
Anderson agent) representing the Tenant and agrees to indemnify Landlord against and hold it harmless from all liabilities arising from such claims, including any attorneys' fees connected
therewith. 

        22.9   Tenant
Defined: Use of Pronouns. The word "Tenant" shall be deemed and taken to mean each and every person or party executing this document as a Tenant
herein. If there is more than one person or organization set forth on the signature line as the Tenant, their liability hereunder shall be joint and several. If there is more than one Tenant, any
notice required or permitted by the terms of this Lease
may be given by or to any one thereof, and shall have the same force and effect as if given by or to all thereof. The use of the neuter singular pronoun to refer to Landlord or Tenant shall be deemed
a proper reference even though Landlord or Tenant may be an individual, a partnership, a corporation, or a group of two or more individuals or corporations. The necessary grammatical changes required
to make the provisions of this Lease apply in the plural sense where there is more than one Landlord or Tenant and to corporations, associations, partnerships, or individuals, males or females, shall
in all instances be assumed as though in each case fully expressed. 

        22.10   Provisions
Binding, Etc. Except as otherwise provided, all provisions herein shall be binding upon and shall inure to the benefit of the parties, their
legal representative, heirs, successors, and assigns. Each provision to be performed by Tenant shall be construed to be both a covenant and a condition, and if there shall be more than one Tenant,
they shall all be bound, jointly and severally, by such provisions. In the event of any sale or assignment (except for purposes of security or collateral) by Landlord of the Building, the Leased
Premises, or this Lease, Landlord shall, from and after the Commencement Date (irrespective of when such sale or assignment occurs), be entirely relieved of all of its obligations hereunder. 

        22.11   Entire
Agreement, Etc. This Lease and the Exhibits, Riders, and/or Addenda, if any, attached hereto, constitute the entire agreement between the parties.
Any guaranty attached hereto is an integral part of this Lease and constitutes consideration given to Landlord to enter in this Lease. Any prior conversations or writings are merged herein and
extinguished. No subsequent amendment to this Lease shall be binding upon Landlord or Tenant unless reduced to writing and signed. Submission of this Lease for examination does not constitute an
option for the Leased Premises and becomes effective as a lease only upon execution and delivery thereof by Landlord to Tenant. If any provision contained in the rider or addenda is inconsistent with
a provision in the body of this Lease, the provision contained in said rider or addenda shall control. It is hereby agreed that this Lease contains no restrictive covenants or exclusives in favor of
Tenant. The captions and Section numbers appearing herein are inserted only as a matter of convenience and are not intended to define, limit, construe, or describe the scope or intent of any section
or paragraph. 

        22.12   Governing
Law: The interpretation of this Lease shall be governed by the laws of the State of Utah. Tenant hereby expressly and irrevocably agrees that
Landlord may bring any action or claim to enforce the provisions of this Lease in the State of Utah, County of Salt Lake, and the Tenant irrevocably consents to personal jurisdiction in the State of
Utah for the purposes of any such action or claim. Tenant further irrevocably consents to service of process in accordance with the provisions of the laws of the State of Utah. Nothing herein shall be
deemed to preclude or prevent Landlord from bringing any action or claim to enforce the provisions of this Lease in any other appropriate place or forum. 

        22.13   Recourse
by Tenant. Anything in this Lease to the contrary notwithstanding, Tenant agrees that it shall look solely to the estate and property of
Landlord in the land, Buildings and Improvements thereto, and subject to prior rights of any mortgagee, for the collection of any judgment (or other judicial process) requiring the payment of money by
Landlord in the event of any default or breach by Landlord with respect to any of the terms, covenants, and conditions of this Lease to be observed and/or performed by Landlord, and no other assets of
Landlord or any of its partners, shareholders,
successors, or assigns shall be subject to levy, execution, or other procedures for the satisfaction of Tenant's remedies. 

        22.14   Choice
of Law. This Lease shall be governed by and construed in accordance with the laws of the State of Utah. 

18

 

        IN
WITNESS WHEREOF, the Landlord and Tenant have executed this Lease on the date first set forth above. 

	LANDLORD:	 	BAY PACIFIC CO., A CALIFORNIA CORPORATION, BY ITS MANAGING PARTNER, THE BOYER COMPANY, L.C.
	

 	
 	
By:	

	

 	
 	

Its:	

	
TENANT:	
 	

SENTO CORPORATION
	

 	
 	
By:	

	

 	
 	

Its:	

19

  

 
 

NOTARY    
    

	STATE OF UTAH	 	)	 	 	 	 
	 	 	)	 	ss	 	 
	COUNTY OF SALT LAKE	 	)	 	 	 	 

        On
this            day of                        ,
200    , personally appeared before me H. ROGER BOYER, who duly acknowledged to me that he executed the foregoing Lease as the
CHAIRMAN AND MANAGER of BAY PACIFIC CO., A CALIFORNIA CORPORATION, BY ITS MANAGING PARTNER, THE BOYER COMPANY, L. C., A UTAH LIMITED LIABILITY COMPANY. 

	My commission Expires:

	 	
 Notary Public

Residing at SALT LAKE COUNTY

	

STATE OF                              	
 	

)	
 	

 	
 	

 
	 	 	)	 	ss	 	 
	COUNTY OF                              	 	)	 	 	 	 

        This
foregoing instrument was acknowledged before me this            day
of                        , 200    ,
by                        , the manager
of                        ,
a                        
limited liability company. 

	My Commission Expires:

	 	
 Notary Public

Residing at
                                         
                                    

	

STATE OF                              	
 	

)	
 	

 	
 	

 
	 	 	)	 	ss	 	 
	COUNTY OF                              	 	)	 	 	 	 

        On
this            day of                        ,
200    , personally appeared before me, one of the signers of the foregoing Lease, who duly acknowledged to me that he executed
the same. 

	My Commission Expires:

	 	
 Notary Public

Residing at
                                         
                                    

20

 

	

STATE OF                              	
 	

)	
 	

 	
 	

 
	 	 	)	 	ss	 	 
	COUNTY OF                              	 	)	 	 	 	 

        On
this            day of                        ,
200    , personally appeared before
me                                who duly acknowledged to me that he executed the
foregoing Lease as one
of the                                Partners
in                                        ,
a                              Partnership.
 

	My commission Expires:

	 	
 Notary Public

Residing at
                                         
                                    

	

STATE OF                              	
 	

)	
 	

 	
 	

 
	 	 	)	 	ss	 	 
	COUNTY OF                              	 	)	 	 	 	 

        On
this            day of                        ,
200    , personally appeared before
me                                and         
               , who being duly sworn, did say that they are the
                        and                 
             respectfully,
of                              ,
a                                Corporation, and that said instrument was signed in
behalf of said corporation by authority of its
by-laws or a resolution of its Board of Directors, and
said                                  and      
                        acknowledged to me that said corporation executed the same. 

	My commission Expires:

	 	
 Notary Public

Residing at
                                         
                                    

21

  

 
 

EXHIBIT "A"    
    
    LEGAL DESCRIPTION OF PROPERTY  
    

420 EAST SOUTH TEMPLE  

        420 EAST SOUTH TEMPLE is situated in Salt Lake County, State of Utah, and is described as follows: 

        Beginning
at the Southeast corner of South Temple and Fourth East Streets, said point being the Northwest corner of Block 62, Plat "B", Salt Lake City Survey and running thence South
along the East line of Fourth East Street 264.50 feet to the North line of Alameda Avenue; thence East along said North line 330.00 feet; thence North 99.50 feet; thence West 115.50 feet; thence North
165.00 feet to the South line of South Temple Street; thence West along said South line 214.50 feet to the point of beginning. 

        Subject
to a Right-Of-Way, dated April 18, 1882, in favor of the Salt Lake City Corporation, for the purpose of constructing, operating and maintaining
flumes in which to carry the waters of the Jordan and Salt Lake City Canal on, over and through approximately the Southwesterly 7 feet of the subject property, recorded April 28, 1882, in Book
"1" of Deeds, at Page 82, Salt Lake County Recorder's Office. 

        Subject
to an easement, dated April 27, 1942, in favor of Gerhard Backer, et un, for the purpose of construction and perpetually operating and maintaining a sewer pipe for house
in and through; Part of Lot 4, Block 62, Plat "B", Salt Lake City Survey, a 4 foot right-of-way, the center line of which is described as follows: Commencing 34 feet West of
the Northeast corner of said Lot 4; thence South 31/2 feet; thence West 57 feet; thence South 96 feet to Alameda Avenue where sewer is to be located. Said easement was recorded
May 4, 1942, as Entry No. 928332, in Book 309, at Page 129, Salt Lake County Recorder's Office. 

A-1

  

 
 

EXHIBIT "B"
  PLANS OF LEASED
  PREMISES    
    

B-1

 
 
 

PRELIMINARY FLOOR PLAN    
    

  

B-2

  

 
 

EXHIBIT "C"    
    

        Landlord shall complete the construction and finishings of the Premises as per Exhibit B using agreed upon material in a timely and professional manner.
Landlord shall contribute an allowance of up to $233,610 for the construction and furnishings of the Premises. Any cost beyond the $233, 610 shall be the responsibility of Tenant. 

        It
is acknowledged and agreed by both parties that the SMED flooring, carpet tile, modular walls and furniture provided by CCG Howells, and included in the Tenant Improvement Allowance
allocated to the Premises at the time of occupancy, shall remain the property of Landlord upon termination of the Lease. Normal wear and tear expected. 

C-1

  

 
 

EXHIBIT "D "    
    
    ACKNOWLEDGMENT OF COMMENCEMENT DATE
  AND TENANT ESTOPPEL CERTIFICATE  
    

TO:                                        
                                          
                                      DATE:
 

	

	 	 	 
	 	 	RE:	

	 	 	 	

	 	 	 	

	 	 	 	

Gentlemen:

        The
undersigned, as Tenant, has been advised that the Lease has been or will be assigned to you as a result of your financing of the above-referenced property, and as an inducement
therefor hereby confirms the following: 

	1.
	That
it has accepted possession and is in full occupancy of the Premises, that the Lease is in full force and effect, that Tenant has received no notice of any default of any of its
obligations under the Lease, and that the Lease Commencement Date is                        .

	2.
	That
the improvements and space required to be furnished according to the Lease have been completed and paid for in all respects, and that to the best of its knowledge, Landlord has
fulfilled all of its duties under the terms, covenants and obligations of the Lease and is not currently in default thereunder.

	3.
	That
the Lease has not been modified, altered, or amended, and represents the entire agreement of the parties, except as follows: 

	 	 	

	 	 	

	 	 	

	 	 	

	4.
	That
there are no offsets, counterclaims or credits against rentals, nor have rentals been prepaid or forgiven, except as provided by the terms of the Lease.

	5.
	That
said rental payments commenced or will commence to accrue on                        , and the Lease term
expires                        . The amount of the security deposit and all other deposits
paid to Landlord is $                        .

	6.
	That
Tenant has no actual notice of a prior assignment, hypothecation or pledge of rents of the Lease,
except:                                        
        .

	7.
	That
this letter shall inure to your benefit and to the benefit of your successors and assigns, and shall be binding upon Tenant and Tenant's heirs, personal representatives,
successors and assigns. This letter shall not be deemed to alter or modify any of the terms, covenants or obligations of the Lease. 

        The
above statements are made with the understanding that you will rely on them in connection with the purchase of the above-referenced property. 

	 	 	 	Very truly yours,
	 	 	 	 	 
	 	 	 	

	Date of Signature:	
	 	By:	

D-1

  

 
 

EXHIBIT "E"    
    
    COST TO CONSTRUCT LEASED PREMISES  
    

TENANT: SENTO CORPORATION  

DATE: April 2005  

SQUARE FOOTAGE: 8,397  

	ITEM
 
	 	COST ESTIMATE

	l.	Building Permit	 	 	$	 
	2.	Mechanical	 	 	 	 
	3.	Electrical	 	 	 	 
	4.	Walls	 	 	 	 
	5.	Doors, Frames, Hardware	 	 	 	 
	6.	Painting	 	 	 	 
	7.	Floorcovering	 	 	 	 
	8.	Base	 	 	 	 
	9.	Ceiling	 	 	 	 
	10.	Glass	 	 	 	 
	11.	Exterior Blinds	 	 	 	 
	12.	Millwork/Plumbing	 	 	 	 
	13.	Clean Up	 	 	 	 
	14.	Contingency	 	 	 	 
	15.	Supervision	 	 	 	 
	16.	Architect	 	 	 	 
	17.	Engineer	 	 	 	 
	18.	Other	 	 	 	 
	 	Shelving	 	 	 	 
	 	Wallcovering	 	 	 	 
	 	Stain of Woodwork	 	 	 	 
	 	 	TOTAL COST	 	 	(to be determined)
	

 	

 	

LANDLORD ALLOWANCE

(Section 2.3)	
 	
$	

233,610
	 	 	 	 	

	

 	

 	

TENANT CONSTRUCTION

COST OBLIGATION	
 	
 	

(to be determined)

E-1

 
 
 

Rider
  Attached to and a part of the Lease Agreement between Bay Pacific Corporation and
  Sento Corporation    
    

        1.     Penalties
for Late Delivery of Premises. Should delays cause Tenant to be unable to occupy the Premises in a state of substantial completion by
June 30th, 2005, Landlord agrees to pay $39,762.10 for every month or partial month of delay, starting July 1st, 2005. Notwithstanding anything contained to
the contrary, Landlord shall not be responsible for the penalty if the delays are the result of written requested change or upgrades of the floor plan initiated by Tenant including delays in Tenant's
ability to complete the installation of phone and data cabling, or if such delays are caused by a Force Majeure event as defined in Article 22.2 of the Lease agreement. 

        2.     Renewal
Rights. Tenant has two (2) options-to-renew the term of this lease for up to two (2) years each at 100% of a
mutually-agreed-upon market rate and agrees to give Landlord 120-day, written notice of its intent to extend. 

        3.     Expansion
Rights. Tenant has an ongoing Right-of-First-Refusal on any space on the Fourth Floor that is available or becomes available during the
Term. Tenant shall have ten (10) business days from receipt of Landlord's notice to exercise its Right-of-First-Refusal. Term for the expansion area shall be coterminous
and shall commence when Landlord substantially completes any improvements. Terms and conditions shall be identical to Tenant's original lease with all concessions and allowances prorated over the
balance of the Lease Term for the additional square footage (with the exception that the Tenant Improvement Allowance for expansion space shall be reduced from the initial $30.00 per rentable square
foot to $15.00 per rentable square foot). 

        4.     Building
Access. Tenant is permitted access to the Premises 24 hours a day, 365 days a year. 

        5.     After-Hours
HVAC and Other Charges. Per the request of Tenant to use after-hours HVAC, Landlord shall charge Tenant $15 per hour for after-hours HVAC use. 

        6.     Transmission
Equipment. Tenant has access to roof to place transmission equipment on the building. Tenant has right to place equipment on the roof and run the required
cabling to the Premises. 

        7.     Back-Up
Generator. Tenant shall reserve the right to access any unused back-up generators per the approval of the Landlord and based on an
agreeable plan to run access wiring to the back-up generator. 

        8.     Market
Rate shall be defined as the then fair market net rental value of the premises as of the date of commencement of the renewal term, determined in accordance with
the provisions set forth below. The fair market net rental value of the premises shall mean the net rental that would be agreed to by a Landlord and a new Tenant, each of whom is willing, but neither
of whom is compelled, to enter into the lease transaction. The fair market, net rental value shall be determined on the basis of the assumption that the fair market net rental value shall be projected
to the commencement date of the applicable renewal term. The net fair market rental value to be determined shall not take into account any existing tenant improvements or any special uses or rights
afforded to the tenant under the lease in connection with the premises, but shall take into account the following factors: 

	i.
	Rental
for comparable premises in comparable existing buildings (taking into consideration, but not limited to, use, location and/or floor level within the applicable
building, definition of net rentable area, quality, age and location of the applicable buildings);

	ii.
	The
rentable area of the premises being leased;

	iii.
	The
length of the pertinent rental term; 

E-2

 

	iv.
	The
extent to which the tenant improvement allowance, rent credit, moving allowance, space planning allowance, or similar inducements given to Tenant are less than that
which would gave been given to a comparable new tenant in a comparable building;

	v.
	The
quality of credit worthiness of the tenant. 

        9.     If
Landlord and Tenant are unable to agree upon the fair market net rental value, the determination of fair market net rental value shall be determined by three
appraisers selected according to the provisions of the American Arbitration Association, and appraisers to have the MAI designation and a minimum of ten (10) years experience in the Salt Lake
City office market. Tenant's renewal rate shall be decided no later than thirty (30) days prior to the date upon which Tenant must exercise notice to renew. The cost of arbitration shall be
shared equal by Landlord and Tenant. 

E-3

  

 
 

TABLE OF CONTENTS    
    

	DESCRIPTION
 
	 	PAGE

	I.	PREMISES	 	1
	 	1.1	Description of Premises	 	1
	 	1.2	Work of Improvement	 	1
	 	1.3	Construction of Building	 	1
	 	1.4	Changes to Building	 	1
	 	1.5	Substitute Premises	 	1
	

II.	

TERM	
 	

2
	 	2.1	Length of Term	 	2
	 	2.2	Commencement Date; Obligation to Pay	 	2
	 	2.3	Construction of Leased Premises	 	2
	 	2.4	Acknowledgment of Commencement Date	 	2
	

III.	

Basic Rental Payments	
 	

2
	 	3.1	Basic Annual Rent	 	2
	 	3.2	Additional Monetary Obligations	 	2
	

IV.	

ADDITIONAL RENT	
 	

3
	 	4.1	Definitions	 	3
	 	4.2	Report of Basic Costs and Statement of Estimated Costs	 	4
	 	4.3	Payment of Additional Rent	 	4
	 	4.4	Resolution of Disagreement	 	5
	 	4.5	Limitations	 	5
	

V.	

SECURITY DEPOSIT	
 	

5
	 	5.1	Deposit	 	5
	 	5.2	Default	 	5
	

VI.	

USE	
 	

5
	 	6.1	Use of Leased Premises	 	5
	 	6.2	Prohibition of Certain Activities or Uses	 	6
	 	6.3	Affirmative Obligations with Respect to Use	 	6
	 	6.4	Suitability	 	6
	 	6.5	Taxes	 	7
	

VII.	

UTILITIES AND SERVICE	
 	

7
	 	7.1	Obligation of Landlord	 	7
	 	7.2	Tenant's Obligations	 	7
	 	7.3	Additional Limitations	 	8
	 	7.4	Limitation on Landlord's Liability	 	8
	

VIII.	

MAINTENANCE AND REPAIRS; ALTERATIONS; ACCESS	
 	

8
	 	8.1	Maintenance and Repairs by Landlord	 	8
	 	8.2	Maintenance and Repairs by Tenant	 	8
	 	8.3	Alterations	 	9
	 	8.4	Landlord's Access to Leased Premises	 	9
	

IX.	

ASSIGNMENT	
 	

9
	 	9.1	Assignment Prohibited	 	9
	 	9.2	Consent Required	 	9
	 	9.3	Landlord's Right in Event of Assignment	 	10
	 	 	 	 	 

i

 

	

X.	

INDEMNITY	
 	

10
	 	10.1	Indemnification By Tenant	 	10
	 	10.2	Release of Landlord	 	10
	 	10.3	Notice	 	10
	 	10.4	Litigation	 	11
	

XI.	

INSURANCE	
 	

11
	 	11.1	Insurance on Tenant's Personal Property and Fixtures	 	11
	 	11.3	Liability Insurance	 	11
	 	11.4	Waiver of Subrogation	 	11
	 	11.5	Lender	 	11
	

XII.	

DESTRUCTION	
 	

11
	

XIII.	

CONDEMNATION	
 	

12
	 	13.1	Total Condemnation	 	12
	 	13.2	Partial Condemnation	 	12
	 	13.3	Landlord's Option to Terminate	 	12
	 	13.4	Award	 	12
	 	13.5	Definition	 	12
	

XIV.	

LANDLORD'S RIGHTS TO CURE	
 	

13
	 	14.1	General Right	 	13
	 	14.2	Mechanic's Lien	 	13
	

XV.	

FINANCING; SUBORDINATION	
 	

13
	 	15.1	Subordination	 	13
	 	15.2	Amendment	 	13
	 	15.3	Attornment	 	14
	 	15.4	Financial Information	 	14
	

XVI.	

EVENTS OF DEFAULT; REMEDIES OF LANDLORD	
 	

14
	 	16.1	Default by Tenant	 	14
	 	16.2	Remedies	 	14
	 	16.3	Past Due Sums; Penalty	 	15
	

XVII.	

PROVISIONS APPLICABLE AT TERMINATION OF LEASE	
 	

15
	 	17.1	Surrender of Premises	 	15
	 	17.2	Holding Over	 	15
	

XVIII.	

ATTORNEYS' FEES	
 	

15
	

XIX.	

ESTOPPEL CERTIFICATE	
 	

15
	 	19.1	Landlord's Right to Estoppel Certificate	 	15
	 	19.2	Effect of Failure to Provide Estoppel Certificate	 	15
	

XX.	

COMMON AREAS	
 	

16
	 	20.1	Definition of Common Areas	 	16
	 	20.2	License to Use Common Areas	 	16
	 	20.3	Parking	 	16
	

XXI.	

SIGNS, AWNINGS, AND CANOPIES	
 	

16
	 	 	 	 	 

ii

 

	

XXII.	

MISCELLANEOUS PROVISIONS	
 	

17
	 	22.1	No Partnership	 	17
	 	22.2	Force Majeure	 	17
	 	22.3	No Waiver	 	17
	 	22.4	Notice	 	17
	 	22.5	Captions; Attachments; Defined Terms	 	17
	 	22.6	Recording	 	17
	 	22.7	Partial Invalidity	 	17
	 	22.8	Broker's Commissions	 	17
	 	22.9	Tenant Defined	 	18
	 	22.10	Provisions Binding, Etc.	 	18
	 	22.11	Entire Agreement, Etc.	 	18
	 	22.12	Governing Law	 	18
	 	22.13	Recourse by Tenant	 	18
	 	22.14	Choice of Law	 	18
	

SIGNATURES	
 	

19
	NOTARIES	 	20 & 21

	RIDER	 	Yes	 	[X]	 	No	 	 
	 	 	 	 	
	 	 	 	

	GUARANTY	 	Yes	 	 	 	No	 	[X]
	 	 	 	 	
	 	 	 	

	EXHIBIT "A"	 	DESCRIPTION OF REAL PROPERTY
	EXHIBIT "B"	 	FLOORPLAN OF LEASED PREMISES
	EXHIBIT "C"	 	TO BE PROVIDED
	EXHIBIT "D"	 	ACKNOWLEDGMENT OF COMMENCEMENT DATE & ESTOPPEL CERTIFICATE
	EXHIBIT "E"	 	COST TO CONSTRUCT LEASED PREMISES

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QuickLinks

LEASE AGREEMENT 420 EAST SOUTH TEMPLE OFFICE BUILDING

NOTARY

EXHIBIT "A" LEGAL DESCRIPTION OF PROPERTY

EXHIBIT "B" PLANS OF LEASED PREMISES

PRELIMINARY FLOOR PLAN

EXHIBIT "C"

EXHIBIT "D " ACKNOWLEDGMENT OF COMMENCEMENT DATE AND TENANT ESTOPPEL CERTIFICATE

EXHIBIT "E" COST TO CONSTRUCT LEASED PREMISES

Rider Attached to and a part of the Lease Agreement between Bay Pacific Corporation and Sento Corporation

TABLE OF CONTENTS

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