Document:

EXHIBIT
        4.13

      

      City
        Gao Xin District Dormitory Facilities Lease Contract

       

      
 

      
        	Party A (Lessor)	: He
                Yuan City Advanced Technological Development District Co.
                Ltd.
	Corporate Body Rep 	: Lan
                An       Position
                : General Manager
	Address	: He
                Yuan City, Advanced Technological Development Office
	Telephone	: 0762-3211893
	 	 
	Party B (Tenant) 	: Hi-Lite
                Camera Co Ltd
	Corporate Body Rep 	: Mr.
                Roland Kohl  
    Position
                : Director
	Address	: He
                Yuan City, Advanced Technological Development District, No. 4
                Road

      

       

      According
        to <The Contract Law of PRC> and other interrelated laws, rules, both
        parties must sign this contract based on equality, free will and
        compromise.

      

      

      Clause
        1 : Basic Condition of Building

       

      Party
        A’s
        building (hereunder called “The Building”) lies in HeYuan City Advanced
        Technological
        Development District, No. 4 Road, No. 7 Building, Block D (28 rooms); Gross
        area
        is 1,030.22 sq.m.

      

      

      Clause
        2 : Use of Building

       

      The
        Building is used as Dormitory by Party B. Except agreed by Party A, Party
        B
        cannot change the use of the Building, or transfer, or lend to
        others.

      

      

      Clause
        3 : Period of Lease

      

      The
        period of lease is from 1st
        July
        2005
        to
31st
        June
        2008,
        totally
        three years.

      

      When
        the
        Contract expires, Party B has to submit in writing on the renewal of contract
        two months in advance. Under the same conditions, Party B has the preferential
        right to rent it.

      

      

      Clause
        4 : Rental Fee

      

      The
        monthly rental fee is calculated according to the gross area at Rmb
        7
        per
        sq.m. The monthly rental is Rmb 7,211.54.

      

      Party
        A
        cannot raise up the rental standard within 3 years. When the Contract expires
        and Party B requests to renew, Party A may increase the rental standard.
        The
        renewal period is subject to further agreement.

      

      

      Clause
        5 : Management Fee Within the Area

       

      The
        management fee is calculated based on the rental area of the dormitory at
        Rmb
        0.5 per sq.m. per month. The monthly management fee is Rmb 515.11. Both the
        management fee and rental fee should be given to Party A. The use of management
        fee includes : the garbage cleaning within the industrial area, the cleaning
        service for the public area, the green environmental maintenance fee and
        the
        maintenance of public facilities. 

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      Clause
        6 : Payment Term

      

      6.1
        When
        the Contract is in effective, Party B has to pay three month’s rental fee,
        totally Rmb
        23,179.95 as deposit. Party B is required to pay the monthly rental fee and
        monthly management
        fee at Rmb 7,726.65.

      

      6.2
        Party
        B is required to pay the monthly rental fee before the 10th
        of each
        month. After 5 days on
        overdue of payment, interest will be levied at Rmb 30 per day.

      

       

      Clause
        7 : Responsibilities of Both Parties

      

      1.   Party
        A
        :

      

      
        	 	
                1.1

              	
                Party
                  A is responsible for the installation of electricity and water
                  supply.

              

      

      

      
        	 	
                1.2

              	
                For
                  any problem encounter during the rental period, when Party B needs
                  assistance from Party A, Party A should fully cooperate and try
                  the
                  greatest effort to solve problems.

              

      

      

      
        	 	
                1.3

              	
                Upon
                  the expiry of the Contract, Party A should give Party B a preferential
                  lease right on renewal. If Party B does not intend to renew, both
                  parties
                  should sign an agreement on the cancellation of the Contract, Party
                  B
                  should return the ‘Building’, then Party A will stop calculating the
                  rental fee, and refund all deposits to Party B within 10
                  days.

              

      

      

      

      2. Party
        B :

      

      
        	 	
                1.1

              	
                In
                  the process of living, Party B must obey the national law, rules,
                  and the
                  related government rules within the district area. With any offences,
                  Party B has to be responsible for all consequences. Party A will
                  not bear
                  any legal responsibilities.

              

      

      

      
        	 	
                1.2

              	
                Party
                  B is required to pay the electricity and water expenses according
                  to
                  actual readings from meter. Party B should pay all electricity
                  and water
                  expenses either directly to all related departments or through
                  the
                  management department of Party A.

              

      

       

      
        	 	
                1.3

              	
                Party
                  B is required to follow the existing state to use the Building.
                  For any
                  alterations or increase on the occupation of area, Party B has
                  to get
                  approval from Party A. Meanwhile, Party B should maintain the existing
                  condition of the premises unchanged and return as an original state
                  to
                  Party A at the expiration date of the Contract. If any additional
                  or
                  extension of construction works, Party B has to return to Party
                  A without
                  of any compensation. When Party B needs to alter or demolish any
                  parts, it
                  must follow the related safety standard and regulations set by
                  Government
                  rules.

              

      

      

      

      
        
           

        

        
           

          
            

          

        

        
           

        

      

      

      Clause
        8 : Early Termination of Contract 

      

      1. Under
        any
        following of the conditions, Party B may exercise a right to terminate the
        Contract early before the expiration date, without compensation on any economic
        loss caused to Party A, but is required to inform Party A three months in
        advance.

      

      
        	 	
                (1)

              	
                Party
                  B finishes the factory building on the self-purchased land at this
                  District No. 7 Road and at the time of moving
                  out.

              

      
        	 	(2)	Party B requires to rent other parts in this District
                for
                the expansion on production. 

        	 	
                (3)

              	
                Stoppage
                  of operation caused by The Customs and Inspection Departments
                  etc.

              

      

      
        	 	
                (4)

              	
                Any
                  force majeure caused Party B cannot continue
                  production.

              

      

      

      

      2. When
        Party B has any following of the conditions, Party A may exercise a right
        to
        terminate the Contract early before the expiration date. Party B is required
        to
        compensate any economic loss caused to Party A.

       

      
        	    	(1)	Unable to pay the rental fee of building for 3
                months;

        	    	
                (2)

              	
                Perform
                  any illegal activities within the building
                  area;

              

      

      
        	    	
                (3)

              	
                Damage
                  the leased building purposely;

              

      

      

       

      Clause
        9 : Other Conditions

      

      9.1 
         If any condition is not completely covered in this Contract, any
        supplementary contract signed under
        mutual agreement will be considered as equal legal binding.

      9.2 
         There are 6 copies of this Contract. Party A and Party B will individually
        keep 3 sets and all have
        equal legal binding. This Contract will be effective after
        signature.

      

      

      

      

      

      
        	Party A (with stamp) :	Party B (with stamp) :
	 	 
	 	 
	Authorized Representative (signature)
                :	Authorized Representative (signature)
                :
	 	 
	 	 
	23rd
                May 2005	23rd
                April 2005EXHIBIT 10.24

                         SECOND LEASE AMENDING AGREEMENT

      THIS AGREEMENT made as of the 1st day of March, 2005

BETWEEN:

            RT ELEVENTH PENSION PROPERTIES LIMITED

            (the "Landlord")

            - and -

            DELEX THERAPEUTICS INC.

            (the "Tenant")

RECITALS:

A.    By a lease  dated the 29th day of  January,  2002 (the  "Lease")  and made
      between the  Landlord and the Tenant,  the  Landlord  leased to the Tenant
      certain   premises  (the   "Premises")   comprising  a  Rentable  Area  of
      approximately 7,200 square feet, as shown outlined on the plan attached to
      the  Lease  as  Schedule  "A",  designated  as Unit  62,  in the  building
      municipally  known as 6535  Millcreek  Drive,  Mississauga,  Ontario  (the
      "Building"),  for a term of two (2) years (the "Term") commencing on March
      1, 2002 and expiring on February 29, 2004;

B.    By a lease  amending  agreement  dated the 9th day of February,  2004 (the
      "First Lease  Amending  Agreement")  and made between the Landlord and the
      Tenant, the Landlord and the Tenant agreed to, among other things,  extend
      the Term for a period  of six (6)  months  (the  "First  Extended  Term"),
      commencing  on March 1, 2004 and  expiring on August 31,  2004,  under the
      terms and conditions therein set forth;

C.    The Tenant has  exercised its opinion to remain in the Premises from March
      1, 2004 to and including  February 28, 2005, in accordance  with the terms
      and  conditions as set out in subsection  2(d) of the First Lease Amending
      Agreement;

D.    The Lease and the First Lease  Amending  Agreement  shall  hereinafter  be
      collectively referred to as the "Lease";

E.    The  Landlord  and the  Tenant  have  agreed  to  extend  the term for the
      Premises  for a  further  period  of one (1) year  (the  "Second  Extended
      Term"), commencing on March 1, 2005 (the "Effective Date") and expiring on
      February 28, 2006,  under the terms and conditions  hereinafter set forth;
      and

F.    The parties wish to make  certain  amendments  to the Lease in  accordance
      with the terms of this Agreement.

      NOW  THEREFORE  THIS  AGREEMENT  WITNESSES  that in  consideration  of the
covenants and agreements contained in this Agreement and other good and valuable
consideration  (the receipt and  sufficiency of which is hereby  acknowledged by
each of the parties), the parties covenant and agree as follows:

1.    Definitions

      In this  Agreement,  unless there is  something  in the subject  matter or
context  inconsistent  therewith,  all capitalized  words used in this Agreement
shall have the meaning given such words in the Lease.

2.    Amendment of Lease

      From and after the Effective Date, the Lease shall be deemed to be amended
as  follows  and such  amendments  shall  only  have  effect  as of and from the
Effective Date:

(a)   The Second Extended Term shall be for a period of one (1) year, commencing
      on the Effective Date and expiring on February 28, 2006.

(b)   During the Second  Extended  Term,  the Tenant  will pay to the  Landlord,
      without demand,  Basic Rent in the amount of Forty-Five  Thousand  Dollars
      ($45,000.00)  per annum,  payable  in equal  monthly  installments  in the
      amount of Three  Thousand,  Seven Hundred and Fifty  Dollars  ($3,750.00),
      based on an annual rate of Six Dollars and  Twenty-Five  Cents ($6.25) per
      square foot of Rentable Area of the Premises.

<PAGE>
                                      -2-

(c)   The Tenant will lease the  Premises on an "as is" basis" and the  Landlord
      will not be required to perform any Landlord's work or improvements to the
      Premises.

(d)   Any improvements to be made to the Premises by the Tenant will require the
      Landlord's  prior  written  approval.  The  Tenant  will  submit  for  the
      Landlord's  approval  detailed  working drawings for all the work that the
      Tenant  proposes to do in the Premises in accordance with the terms of the
      Lease, as amended.  The Landlord will approve or require  modifications to
      the proposed  plans and the Tenant will amend the plans such that they are
      acceptable to the Landlord.

      Any work performed by or on behalf of the Tenant will be performed, at its
      own  cost  and  expense,  by  contractors,  sub-contractors,  and  workers
      employed by the Tenant after being  approved by the  Landlord.  The Tenant
      agrees to pay the Landlord a fee equal to five (5%) percent of the cost of
      the Tenant's work for supervision of the Tenant's work.

(e)   The Landlord  acknowledges that it is currently holding a deposit from the
      Tenant in the amount of Seven Thousand,  Nine Hundred,  Eighty-six Dollars
      and  Forty-eight  Cents  ($7,986.48),  which  deposit will  continue to be
      retained by the Landlord, without interest, and applied in accordance with
      Section 7.2 of the Lease, as amended.

(f)   The parties confirm that in all other respects,  the terms,  covenants and
      conditions contained in the Lease remain unchanged,  and in full force and
      effect, except as modified by this Agreement.

3.    General Contract Provisions

(a) Recitals - Each of the parties represents and warrants to each of the others
that the recitals set out above are true and correct in substance  and fact,  as
each such recital  relates to each party,  and are  incorporated  as an integral
part of this Agreement.

(b) Entire Agreement - This Agreement  constitutes the entire agreement  between
the parties  pertaining to the subject  matter of this  Agreement and supersedes
all prior agreements, understandings, negotiations and discussions, whether oral
or written, of the parties.  There are no  representations,  warranties or other
agreements,  whether oral or written, between the parties in connection with the
subject  matter  of  this  Agreement  except  as  specifically  set  out in this
Agreement. No amendment, supplement, modification, waiver or termination of this
Agreement  shall be binding on the parties  unless same is in writing and signed
by all of the parties.

(c) Applicable Law - This  Agreement  shall be construed in accordance  with the
laws of the  Province  of  Ontario  and the  laws of  Canada  applicable  in the
Province of Ontario and shall be treated in all respects as an Ontario contract.
Each of the parties irrevocably attorns to the jurisdiction of the courts of the
Province of Ontario.

(d) Invalidity - If any provision of this Agreement or any part of any provision
of this Agreement is held to be invalid,  illegal or unenforecable by a court of
competent  jurisdiction,  such  provision or part shall not affect the validity,
legality or  enforceability  of any other  provision  of this  Agreement  or the
balance of any  provision of this  Agreement  absent such part and such invalid,
illegal or  unenforceable  provision  or part shall be deemed to be severed from
this  Agreement  and this  Agreement  shall be construed and enforced as if such
invalid,  illegal or unenforceable  provision or part had never been inserted in
this Agreement.

(e) Further  Assurances  - The parties  shall with  reasonable  diligence do all
things  and  provide  all  such  reasonable  assurances  as may be  required  to
consummate the  transactions  contemplated by this  Agreement.  Each party shall
provide and execute such further  documents or  instruments as may be reasonably
required by any other party,  exercise its influence and do and perform or cause
to be done  or  performed  such  further  and  other  acts as may be  reasonably
necessary or desirable to effect the purpose of and to carry out the  provisions
of this Agreement.

(f)  Counterparts  and Execution by Fax - This  Agreement may be executed by the
parties in separate counterparts each of which when so executed and delivered to
all of the parties shall be deemed to be and shall be read as a single agreement
among the  parties.  In  addition,  execution  of this  Agreement  by any of the
parties  may be  evidenced  by way  of a  faxed  transmission  of  such  party's
signature  (which signature may be by separate  counterpart),  or a photocopy of
such faxed  transmission,  and such faxed signature,  or photocopy of such faxed
signature, shall be deemed to constitute the original signature of such party to
this Agreement.

<PAGE>
                                       -3-

(g) Binding Effect - This  Agreement  shall enure to the benefit of and shall be
binding upon the parties and their respective successors and permitted assigns.

      IN WITNESS  WHEREOF the parties have executed  this  Agreement on the date
first set out on the first page of this Agreement.

                                     RT ELEVENTH PENSION PROPERTIES LIMITED
                                     (Landlord)

                                     Per: /s/ Patricia J. Wardrop
                                          ----------------------------------
                                     Name:  Patricia J. Wardrop
                                     Title: Authorized Signing Officer

                                     Per: /s/ Julian P. Aziz
                                          ----------------------------------
                                     Name:  Julian P. Aziz
                                     Title: Authorized Signing Officer

                                     I/We have authority to bind the corporation

                                     DELEX THERAPEUTICS INC.
                                     (Tenant)

                                     Per: /s/ Diana H. Pliura
                                          ----------------------------------
                                     Name:  Diana H. Pliura
                                     Title: President & CEO

                                     Per:
                                          ----------------------------------
                                     Name:
                                     Title:

                                     I/We have authority to bind the corporation

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00087-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00087-of-00352.parquet"}]]