Document:

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                                                                   Exhibit 4.23

(REIWA LOGO)

APPROVED BY
THE REAL ESTATE INSTITUTE
OF WESTERN AUSTRALIA (INC.)
COPYRIGHT (C) REIWA 2004
FOR USE BY REIWA MEMBERS                                              02/04 R401

                         STANDARD COMMERCIAL/INDUSTRIAL
                             PROPERTY LEASE (PART A)

     NOT FOR RETAIL PREMISES OR OTHER PREMISES WHERE THE COMMERCIAL TENANCY
                    (RETAIL SHOPS) AGREEMENT ACT 1985 APPLIES

                                   ----------

                    GENERAL TERMS AND CONDITIONS OF THE LEASE

    THIS DOCUMENT INCORPORATES THE PARTICULARS OF THE LEASE CONTAINED IN THE
                               DOCUMENT ATTACHED.

          - IMPORTANT - READ THE FOLLOWING BEFORE USING THIS DOCUMENT -

-    This lease contains two documents, the General Terms and Conditions of the
     Lease (Part A), and the Particulars of the Lease (Part B) specific to the
     subject property. Both documents and any necessary attachments must be
     received by all parties signing to the Lease.

-    Complete all the appropriate items of the Particulars of the Lease.
     (Document attached)

-    This lease is suitable for use where the leased premises comprise:

     -    the whole of lessors's land; or

     -    part of the lessor's land.

          In either case the "Premises" must be identified by making the
          appropriate deletion in Item 4 of the Particulars of the Lease. Where
          the leased premises comprise part of the land they must be identified
          on a plan by colouring them and the plan must be annexed to the lease.

-    Any additions (e.g. at item 18 of the Particulars of the Lease) should be
     initialled by all parties.

-    Any deletions or omissions should be struck through and initialled by all
     parties.

-    At item 18 of the Particulars of the Lease if there is insufficient room,
     insert the words "refer annexation/s" and annex the appropriate item/s.

-    Any annexations should:

     -    contain the preamble "this is the annexation referred to in the
          relevant item number of the Particulars of the Lease of (premises)
          between (lessor) and (lessee)".

     -    be initialled by all parties, and

     -    be firmly attached to the lease.

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                                TABLE OF CONTENTS

OPERATIVE PART
TERMS AND CONDITIONS

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<S>                                                                         <C>
1.    DEFINITIONS........................................................     1

2.    INTERPRETATION.....................................................     4
      2.1     Headings...................................................     4
      2.2     Last day not a Business Day................................     4
      2.3     Joint and several covenants................................     4
      2.4     Extended References........................................     4
      2.5     Reference to Statutes......................................     4
      2.6     Number and gender..........................................     4
      2.7     Professional Body..........................................     4
      2.8     Lessee's Covenants.........................................     5

3.    RENT AND OTHER OUTGOINGS...........................................     5
      3.1     Rent.......................................................     5
      3.2     Rates and Taxes............................................     5
      3.3     Outgoings separately assessed..............................     5
      3.4     Managing Agent's Fees......................................     5
      3.5     Services...................................................     5
      3.6     Common Area................................................     5

4.    MAINTENANCE, REDECORATION AND CLEANING.............................     5
      4.1     Maintain and Repair........................................     5
      4.2     Exceptions.................................................     6
      4.3     Manner of Lessee's work....................................     6
      4.4     Air Conditioning Plant.....................................     6
      4.5     Electric globes............................................     6
      4.6     Paint and decorate.........................................     6
      4.7     Clean......................................................     6
      4.8     Lessee's Property...................,......................     6

5.    ALTERATIONS........................................................     6

6.    TRADING HOURS......................................................     6

7.    USE OF THE PREMISES................................................     6
      7.1     General....................................................     6
      7.2     Acknowledgment.............................................     7
      7.3     Chemicals and inflammable substances.......................     7
      7.4     Compliance.................................................     7
      7.5     Structural Works...........................................     7

8.    LESSEE'S INSURANCE OBLIGATIONS.....................................     7
      8.1     Maintain insurance.........................................     7
      8.2     Premiums...................................................     7
      8.3     Copy of policy and certificate of currency.................     7
      8.4     Increased rate of premium..................................     8

9.    LESSEE'S INDEMNITIES...............................................     8
      9.1     General indemnity..........................................     8
      9.2     Limit of Lessee's liability to indemnify...................     8
      9.3     Costs and expenses.........................................     8
      9.4     Lessee to indemnify for breach.............................     8
      9.5     Lessee to indemnify as result of early termination.........     8
      9.6     Calculation of the benefit of Lessee not performing
              Lessee's Covenants.........................................     9
      9.7     Lessee's indemnities not affected..........................     9
      9.8     Indemnities................................................     9
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<TABLE>
<S>                                                                         <C>
10.   LESSEE'S OBLIGATION TO GIVE VACANT POSSESSION......................     9
      10.1    Vacate on Termination......................................     9
      10.2    Removal of Lessee's Property...............................     9
      10.3    Reinstatement..............................................     9

11.   LESSEE'S GENERAL OBLIGATIONS.......................................     9
      11.1     Positive obligations......................................     9
      11.2     Negative obligations......................................    10

12.   LESSOR'S OBLIGATIONS...............................................    10
      12.1    Quiet enjoyment............................................    10
      12.2    Lessor's insurance obligations.............................    10
      12.3    Structural works...........................................    11
      12.4    Common Area and Supply of Services.........................    11
      12.5    No right of Termination by Lessee..........................    11
      12.6    Limitation of Lessor's obligations.........................    11
      12.7    Limitation of Lessor's liability...........................    11

13.   LESSOR'S RIGHTS....................................................    11
      13.1    Right to enter.............................................    11
      13.2    Inspection by prospective lessees or purchasers............    11
      13.3    Avoid inconvenience........................................    12
      13.4    Easements or other rights..................................    12
      13.5    Lessor may rectify..............,..........................    12
      13.6    Lessor may create security interest........................    12
      13.7    Common Area................................................    12

14.   DEFAULT BY LESSEE..................................................    12
      14.1    Essential terms............................................    12
      14.2    Lessor's right to terminate................................    12
      14.3    Interest on overdue money..................................    12
      14.4    Tender after Termination...................................    12

15.   HOLDING OVER.......................................................    13

16.   SUPPLIES OF SERVICES...............................................    13
      16.1    Indirect Supplies..........................................    13
      16.2    Direct Supplies............................................    13

17.   NAME OF BUILDING...................................................    13

18.   RENT REVIEW........................................................    13
      18.1    Rent Review................................................    13
      18.2    Lessor's proposed new Rent.................................    13
      18.3    Lessee disputing Lessor's proposed new Rent................    13
      18.4    Deemed acceptance of proposed new Rent.....................    13
      18.5    Application of proposed new Rent...........................    13
      18.6    Determination of Rent......................................    14
      18.7    Fair Market Rent...........................................    14
      18.8    Valuer as expert...........................................    14
      18.9    Valuer's costs.............................................    14
      18.10   CPI Rent...................................................    14
      18.11   Payment of Rent before determination.......................    15

19.   OPTION.............................................................    15

20.   DESTRUCTION OR DAMAGE TO BUILDING OR PREMISES  ....................    15
      20.1    Procedure following destruction or damage..................    15
      20.2    Lessee's right to terminate Lease..........................    15
      20.3    No liability as a result of termination....................    15
      20.4    Abatement of Rent..........................................    15
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<TABLE>
<S>                                                                         <C>
21.   Act by Agents......................................................    16

22.   LESSEE LIABLE FOR LICENSEES........................................    16

23.   ASSIGNMENT, SUBLETTING AND CHARGING................................    16
      23.1    Prohibition................................................    16
      23.2    Lessee's obligations.......................................    16
      23.3    Conditions of Lessor's consent to assignment...............    16
      23.4    Conditions of Lessor's consent to subletting...............    16
      23.5    No possession until consent................................    17
      23.6    Consent to charge..........................................    17
      23.7    Lessee remains liable......................................    17
      23.8    Payments...................................................    17
      23.9    Change in shareholding.....................................    17
      23.10   Exclusion of the Property Law Act..........................    17
      23.11   Guarantees required........................................    18
      23.12   Covenants are supplementary................................    18

24.   GUARANTEE AND INDEMNITY............................................    18
      24.1    Guarantee..................................................    18
      24.2    Indemnity..................................................    18
      24.3    Continuing guarantee and indemnity.........................    18
      24.4    Waiver of prior proceedings................................    18
      24.5    Liability and rights not affected..........................    18
      24.6    Guarantor not to prove in competition......................    19
      24.7    Reinstatement of guarantee.................................    19
      24.8    Costs and expenses.........................................    19
      24.9    Assignment.................................................    19

25.   LESSEE'S TRUST.....................................................    19

26.   NOTICE.............................................................    20

27.   SPECIAL CLAUSES....................................................    20

28.   PROPER LAW AND ARBITRATION.........................................    20
      28.1    Proper Law.................................................    20
      28.2    Arbitration................................................    20

29.   STRATA TITLE PROVISIONS............................................    20
      29.1     Strata Title provisions...................................    20

30.   MISCELLANEOUS......................................................    22
      30.1    Accrual on a daily basis...................................    22
      30.2    Statutory Powers...........................................    22
      30.3    Moratorium not to apply....................................    22
      30.4    Severance..................................................    23
      30.5    Waivers....................................................    23
      30.6    Variation..................................................    23
      30.7    Further assurances.........................................    23
      30.8    Counterparts...............................................    23
      30.9    Payment of Money...........................................    23
</TABLE>

                                       III
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THIS LEASE made

BETWEEN

     The Lessor described in item 1 of the Particulars of the Lease ("Lessor")

AND

     The Lessee described in item 2 of the Particulars of the Lease ("Lessee")

AND

     The Guarantor described in item 3 of the Particulars of the Lease
     ("Guarantor")

OPERATIVE PART

The Lessor LEASES the Premises to the Lessee and the Lessee ACCEPTS the Premises
on lease SUBJECT to the Encumbrances and for the Term RESERVING to the Lessor
the Lessor's Rights and the Lessor and the Lessee COVENANT and AGREE to observe
and perform the Terms and Conditions.

The Guarantor ACKNOWLEDGES that:

1.   the Guarantor has requested the Lessor to grant this Lease and will receive
     valuable consideration for giving the Guarantee and Indemnity; and

2.   it is a condition of the Lessor granting this Lease that the Guarantor
     grants the Guarantee and Indemnity.

TERMS AND CONDITIONS

1.   DEFINITION

     In this Lease, unless otherwise required by context or subject matter:

     "Act" means any statute for the time being enacted and all re-enactments,
     substitutions, modifications, regulations, bylaws, requisitions, notices
     and orders made to or under any act from lime to time by any Authority;

     "Address" means the address specified in Item 12 of the Particulars or any
     other address which the Lessor by notice to the Lessee nominates;

     "Air Conditioning Plant" means all compressors, condensors, chiller sets,
     pumps, pipe works, switchboards, wiring, thermostats, controls, cooling
     towers, air handling units and duct work used for the production and
     reticulation of chilled water and conditioned air for the Building but does
     not include any air conditioning plant or equipment which is part of the
     Lessee's Property;

     "Appointed Valuer" means a Valuer appointed under clause 18.7; "Authority"
     means a statutory, public or other competent authority;

     "Building" means the building and all other improvements and structures
     erected on the Land;

     "Business Day" means a day other than a Saturday, Sunday or gazetted public
     holiday in Western Australia;

     "Common Area" means that part of the Land and Building (if any) set aside
     by the Lessor for use by the Lessee and other occupants of the Building and
     includes any part of it;

     "Common Area Rules" means the rules made by the Lessor from time to time
     relating to the conduct of lessees and the operation, use and occupation of
     the Land and which are consistent with this Lease;

     "Co-surety" means in relation to a Guarantor, any other person named as
     Guarantor or who otherwise guarantees payment of the Money;

     "CPI" means the consumer price index compiled by the Australian Bureau of
     Statistics for Perth (Capital City) (all groups index numbers) or if that
     index is suspended or discontinued, the index substituted for it by the
     Australian Statistician;

     "CPI Rent" means the Rent as determined in accordance with clause 18.10;

     "Current CPI" means in respect of a Rent Review Date, the CPI number last
     published before that date or if the Lessor appoints an actuary to select
     or determine an index in accordance with clause 18.10 the number certified
     by the actuary;

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     "Date of Commencement" means the date specified in Item 7 of the
     Particulars;

     "Encumbrances" means all mortgages, writs, warrants, caveats, easements,
     restrictive covenants and other instruments noted on the certificate of
     title for the Land;

     "Event of Default" means the occurrence of any of the following events:

     (a)  the Lessee repudiates or commits a fundamental breach of this Lease;

     (b)  any Money is unpaid for seven (7) days after notice of non-payment is
          given;

     (c)  a breach of the Lessee's Covenants is not remedied to the Lessor's
          reasonable satisfaction within fourteen (14) days after notice of the
          breach is given;

     (d)  a judgment, order or an encumbrance is enforced, or becomes
          enforceable against any property of the Lessee; or

     (e)  the happening of any one of the following events in relation to the
          Lessee or a Guarantor:

          (i)  an application is made to a court that the Lessee or the
               Guarantor be wound up or a provisional liquidator be appointed or
               that it be wound up voluntarily or by the Court or a provisional
               liquidator or administrator is appointed;

          (ii) the Lessee or Guarantor proposes to enter into or enters into any
               form of arrangement (formal or informal) with its creditors or
               any of them;

          (iii) a receiver or receiver and manager is appointed to any of the
               assets of the Lessee or Guarantor;

          (iv) the Lessee or the Guarantor becomes insolvent or is unable to pay
               its debts within the meaning of section 95A(2) or section 459C(2)
               of the Corporations Law of Western Australia; or

          (v)  the Lessee or the Guarantor becomes an insolvent under
               administration as defined in section 4 of the Corporations Law of
               Western Australia;

     "Fair Market Rent" means the fair market rent for the Premises as
     determined in accordance with clause 18.7 by the Appointed Valuer;

     "Further Term" means each further term specified in Item 8 of the
     Particulars;

     "Guarantee and Indemnity" means the guarantee and indemnity in clause 24;

     "Insured Risk" means fire, explosion, earthquake, aircraft, riot, civil
     commotion, flood, lightning, storm, tempest, act of God, fusion, smoke,
     rainwater, water leakage, impact by vehicles, machinery breakdown and
     malicious acts or omissions and any other event which is insured against
     under this Lease including all other risks which the lessor considers to be
     necesary or expedient but an event is not an Insured Risk to the extent
     that the insured Lessor must bear any loss, damage or expense caused or
     contributed to by the event under an "excess" provision in the insurance
     policy;

     "Interest" means interest calculated at the rate specified in Item 13 of
     the Particulars on daily balances of overdue Money from the due date for
     payment of the Money for so long as the Money remains unpaid;

     "Land" means the land described in Item 5 of the Particulars;

     "Lease" means this lease as supplemented or varied from time to time;

     "Legal Practitioners Act" means the Legal Practitioners Act 1893;

     "Lessee's Business" means the business of the Lessee carried on at the
     Premises;

     "Lessee's Covenants" means the covenants, agreements and duties contained
     or implied in this Lease or imposed by law to be observed and performed by
     any person other than the Lessor;

     "Lessee's Property" means any plant or equipment, fixtures, fittings,
     furniture or furnishings or other property not owned by the Lessor or any
     predecessor in title to the Lessor and which the Lessee or a Licensee
     brings onto or fixes to the Premises with the consent of the Lessor;

     "Lessee's Rights" means the right to use:

     (a)  the Lessor's Property;

     (b)  the Services supplied to the Premises; and

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     (c)  if this Lease is in respect of part of the Land only, the Common Area
          (if any) in common with the Lessor and any other person authorised by
          the Lessor; and

     all rights in favour of the Lessee contained or implied in this Lease;

     "Lessee's Share" means that share which bears the same proportion to the
     whole as the area of the Premises bears to the total lettable area of the
     Building;

     "Lessor's Property" means all plant and equipment, fixtures, fittings,
     furniture and furnishings in or fixed to the Premises that are not Lessee's
     Property including:

     (a)  the Air Conditioning Plant;

     (b)  glass and plate glass;

     (c)  floor and window coverings;

     (d)  partitioning;

     (e)  light fittings;

     (f)  lavatories;

     (g)  sinks;

     (h)  drains;

     (i)  sewerage and plumbing facilities; and

     (j)  gas and electrical installations and facilities:

     "Lessor's Rights" means:

     (a)  the right to install in the Premises and use cables, pipes and wires
          for the supply of a Service for the Premises or any adjoining
          property; and

     (b)  all rights in favour of the Lessor contained or implied in this Lease
          or granted by law;

     "Licensee" means:

     (a)  an agent, employee, licensee, or invitee of the Lessee; and

     (b)  any person visiting the Premises with the express or implied consent
          of any person mentioned in paragraph (a);

     "Managing Agent" means any person or firm appointed by the Lessor from time
     to time to manage the building.

     "Metropolitan Region" means the region described in the Metropolitan Region
     Town Planning Scheme Act 1959;

     "Money" means the Rent and any other money payable by the Lessee under this
     Lease including without limitation money payable during any period of
     holding over or while the Lessee occupies or is entitled to occupy the
     Premises under any other legal or equitable right or tenancy or as a
     trespasser and includes any part of it;

     "Operative Part" means the operative part in this Lease mentioned above;

     "Particulars" means the particulars in this Lease mentioned below;

     "Permitted Use" means the use specified in Item 16 of the Particulars;

     "Premises" means the Premises described in Item 4 of the Particulars;

     "Previous CPI" means in respect of a Rent Review Date, the CPI number last
     published before the later of the Date of Commencement and the last
     preceding Rent Review Date or if the Lessor appoints an actuary to select
     or determine an index under clause 18.10 the number certified by the
     actuary;

     "Rates and Taxes" means:

     (a)  (i)  council rates and charges including, but not limited to, rubbish
               removal rates and charges; and

          (ii) water, drainage and sewerage rates including, but not limited to,
               meter rents, charges for the disposal of stormwater, and water
               charges;

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               levied, charged, assessed or imposed in respect of any part of
               the Premises or the ownership or occupation of any part of the
               Premises;

     (b)  State Land Tax; and

     (c)  where the Land is situate in the Metropolitan Region, Metropolitan
          Region Improvement Tax assessed on the Lessor in respect of the Land;

     "Real Estate and Business Agents Act" means the Real Estate and Business
     Agents Act 1978;

     "Rent" means the rent specified in Item 9 of the Particulars as varied from
     time to time under this Lease;

     "Rent Review Date" means each date mentioned in Item 10 of the Particulars;

     "Reviewed Rent" means the Rent on review as determined in accordance with
     clause 18.6;

     "Service" means a service running through or serving the Premises including
     air conditioning, power, water, gas, telecommunications, fire equipment,
     sewerage and public address;

     "State Land Tax" means land tax assessed on the Lessor in respect of the
     Land and calculated on the basis that the Land is the only land of which
     the Lessor is the owner within the meaning of the Land Tax Assessment Act
     1976;

     "Terms and Conditions" means these Terms and Conditions;

     "Term" means the term specified in Item 6 of the Particulars and any
     Further Term;

     "Termination" means expiry of the Term by effluxion of time or sooner
     determination of the Term;

     "Valuer" means a valuer who is a full member of not less than five (5)
     years standing of the Australian Institute of Valuers and Land Economists
     Incorporated (WA Division) and who has been actively engaged in Western
     Australia for not less than five (5) years at the time of his appointment
     under clause 18.7(a) in valuing commercial and industrial premises.

2.   INTERPRETATION

     2.1  Headings

          Except in the Particulars, headings are inserted for ease of reference
          only and do not affect the interpretation of this Lease.

     2.2  Last day not a Business Day

          When the day on or by which any act, matter or thing is to be done is
          not a Business Day in the place where that act is to be done, the act,
          matter or thing may be done on the next following Business Day in that
          place.

     2.3  Joint and several covenants

          If a party is two or more persons, the covenants and agreements on
          their part bind them jointly and each of them severally.

     2.4  Extended References

          Unless stated otherwise, a reference to:

          (a)  a party includes the executors, administrators, personal
               representatives, successors, and assigns, of that party or if a
               party is two or more persons, those of each of them; and

          (b)  a person includes a body corporate and vice versa.

     2.5  Reference to Statutes

          A reference to an Act of Parliament includes a reference to each
          regulation, ordinance or by-law made under that Act and all statutes,
          regulations, ordinances and by-laws amending, consolidating or
          replacing any of them.

     2.6  Number and gender

          Words in the singular number include the plural and vice versa and
          words of one gender include each other gender.

     2.7  Professional Body

          A reference to a professional body includes a successor to or
          substitute for that body.

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     2.8  Lessee's Covenants

          Unless stated otherwise, a covenant by the Lessee not to do or omit to
          do any act or thing requires the Lessee to ensure compliance with the
          covenant by any Licensee.

3.   RENT AND OTHER OUTGOINGS

     3.1  Rent

          (a)  The Lessee shall pay to the Lessor the Rent by equal monthly
               instalments in advance on the Date of Commencement and then on
               the first day of each month during the Term to the Address except
               that the first and last payments shall be apportioned on a daily
               basis if they are in respect of less than a month.

          (b)  The Rent shall be paid clear of all deductions.

     3.2  Rates and Taxes

          The Lessee shall pay:

          (a)  to the Lessor; or

          (b)  if the Lessor requests the Lessee to pay an Authority, then to
               that Authority,

               the Rates and Taxes within ten (10) days of service by the Lessor
               on the Lessee of each account issued by an authority for the
               Rates and Taxes but if the Premises comprise part of the Land and
               any of the Rates and Taxes are not separately assessed for the
               Premises the amount payable by the Lessee is the Lessee's Share
               of these Rates and Taxes.

     3.3  Outgoings separately assessed

          The Lessee shall pay to the relevant Authority all outgoings
          separately assessed in respect of the Premises including, but not
          limited to electricity, gas and other power and light charges and
          expenses including charges and assessments for use, installation
          charges and rents within ten (10) Business Days of receipt by the
          Lessee of each account issued by an Authority for the outgoings.

     3.4  Managing Agent's Fees

          The Lessee shall pay:

          (a)  to the Lessor; or

          (b)  if the Lessor requests the Lessee to pay the Managing Agent, then
               to the Managing Agent, the fees of the Managing Agent not
               exceeding the scale prescribed under the Real Estate and Business
               Agents Act within five (5) Business Days of service by the Lessor
               on the Lessee of the Managing Agent's statement of account but if
               the Premises comprise part of the Land and the Managing Agent's
               fees are not separately charged for the Premises, the amount
               payable by the Lessee is the Lessee's Share of the Managing
               Agent's fees.

     3.5  Services

          The Lessee shall pay to the Lessor on demand the costs and expenses
          reasonably and property incurred by the Lessor in providing the
          Services but if the Premises comprise part of the Land the amount
          payable by the Lessee is the Lessee's Share of those costs and
          expenses.

     3.6  Common Area

          If there is a Common Area the Lessee shall pay to the Lessor on demand
          the Lessee's Share of the costs and expenses reasonably and properly
          incurred by the Lessor in cleaning, lighting and maintaining the
          Common Area.

4.   MAINTENANCE, REDECORATION AND CLEANING

     4.1  Maintain and Repair

          Subject to clause 4.2, the Lessee shall:

          (a)  maintain, replace, repair and renovate the Premises and the
               Lessor's Property so that the Premises and the Lessor's Property
               are at all times kept in good condition;

          (b)  maintain that part of any drains, pipes and other conduits
               originating in or connected to the Premises in a clean, clear and
               free flowing condition;

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          (c)  regularly clean and maintain any grease traps serving the
               Premises, whether or not within the Premises; and

          (d)  promptly clean all blockages in the drains, pipes, other conduits
               and grease traps.

     4.2  Exceptions

          The Lessee need not maintain, replace, repair or renovate in respect
          of:

          (a)  fair wear and tear;

          (b)  damage caused by an Insured Risk unless the insurance moneys are
               rendered irrecoverable by an act or omission of the Lessee or a
               Licensee; or

          (c)  structural damage or defects not caused by a negligent or
               unlawful act or omission of the Lessee or a Licensee;

     4.3  Manner of Lessee's work

          The Lessee shall carry out all the Lessee's obligations under clause
          4.1 in a proper and workmanlike manner and with materials of the same
          or similar quality to those used at the Date of Commencement.

     4.4  Air Conditioning Plant

          If the Premises comprise the whole of the Land the Lessee shall effect
          and keep in force a contract with a reputable air conditioning service
          company for the regular repair and maintenance of the Air Conditioning
          Plant.

     4.5  Electric Globes

          The Lessee shall replace all electric globes and fluorescent tubes in
          the Premises which fail for any reason.

     4.6  Paint and decorate

          The Lessee shall paint and redecorate the Premises with materials and
          to standards reasonably approved by the Lessor at the intervals
          specified in Item 14 of the Particulars.

     4.7  Clean

          The Lessee shall:

          (a)  keep the Premises clean and free from rubbish;

          (b)  store all rubbish in a hygienic manner in a receptacle designed
               for that type of rubbish; and

          (c)  remove on a regular basis any rubbish of a kind not removed by
               the local authority.

     4.8  Lessee's Property

          The Lessee shall maintain the Lessee's Property in clean and good
          condition.

5.   ALTERATIONS

     The Lessee shall not make any alteration or addition to or demolish any
     part of the Premises without the prior written consent of the Lessor which
     consent may not be withheld unreasonably having regard to the Permitted
     USE.

6.   TRADING HOURS

     The Lessee shall keep the Premises open for business during the usual
     business hours generally applicable to a business comparable to the
     Lessee's Business.

7.   USE OF THE PREMISES

     7.1  General

          The Lessee shall not use any part of the Premises for any purpose
          other than the Permitted Use.

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     7.2  Acknowledgment

          The Lessee acknowledges that:

          (a)  it has not relied on any warranty or representation from the
               Lessor as to how the Premises may be used; and

          (b)  it is aware of all prohibitions or restrictions on the use of the
               Premises.

     7.3  Chemicals and inflammable substances

          The Lessee shall not, except for reasonable quantities for normal
          applications in connection with the use of the Premises permitted by
          the Lessor, use or store any chemical or inflammable substance within
          the Building.

     7.4  Compliance

          Subject to clause 7.5 the Lessee shall comply on time with all lawful
          requirements and orders of an Authority and all Acts applying to the
          Premises and the use and occupation of the Premises and shall obtain,
          renew on time and comply with any consent, licence or authority
          necessary for the Lessee to carry on the Lessee's Business at the
          Premises.

     7.5  Structural Works

          Despite clause 7.4 the Lessee need not carry out work of a structural
          nature in complying with the requirements and orders of an Authority
          or an Act except works made necessary by the nature of the Lessee's
          Business or the Lessee's use or occupation of the Premises or to
          repair structural damage caused by the negligent or unlawful act or
          omission of the Lessee or a Licensee.

8.   LESSEE'S INSURANCE OBLIGATIONS

     8.1  Maintain insurance

          The Lessee shall unless otherwise agreed effect and maintain with an
          insurance office approved by the Lessor in respect of the Premises:

          (a)  in the names of the Lessor and the Lessee and any mortgagee of
               the Land for their respective rights and interests:

               (i)  public risk insurance to a sum insured of at least the
                    amount set out in Item 15 of the Particulars; and

               (ii) plate glass insurance to a sum insured of at least the full
                    insurable value of the plate glass comprised in the
                    Premises;

          (b)  insurance of the Lessee's Property to the full insurable value
               against theft, fire, explosion, earthquake, aircraft, riot, civil
               commotion, flood, lightning, storm, tempest, act of God, fusion,
               smoke, rainwater, water leakage, impact by vehicles, machinery
               breakdown and malicious acts or omissions; and

          (c)  employers' indemnity insurance including workers' compensation
               insurance for the Lessee's employees.

     8.2  Premiums

          Unless otherwise agreed the Lessee shall pay all premiums and other
          costs of effecting policies of insurance under:

          (a)  clause 8.1; and

          (b)  clause 12.2, but if the Premises comprise part of the Land and a
               policy is taken out in respect of the whole of the Building the
               Lessee is only liable for the Lessee's Share of the premium.

     8.3  Copy of policy and certificate of currency

          If the Lessee is required to effect and maintain insurance under
          clause 8 the Lessee shall if required by the Lessor provide a copy of
          the policy and a certificate of currency to the Lessor.

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     8.4  Increased rate of premium

          The Lessee shall:

          (a)  not without the Lessor's consent bring to or keep anything or do
               or omit to do any act on the Premises

               which might increase the rate of premium or render any insurance
               in respect of the Premises void or voidable; and

          (b)  if the Lessee brings or keeps any thing on the Premises or does
               or omits to do any act on the Premises, which increases the rate
               of premium pay the increased premium.

9.   LESSEE'S INDEMNITIES

     9.1  General indemnity

          Subject to clause 9.2 the Lessee indemnifies the Lessor against any
          loss, liability, costs or expenses incurred or suffered by the Lessor
          or any employee, officer or agent of the Lessor arising from or in
          connection with:

          (a)  any damage to the Premises or any loss of or damage to anything
               in it or near it; or

          (b)  any injury to any person in or near the Premises,

          to the extent caused or contributed to by the act or omission of the
          Lessee or a Licensee.

     9.2  Limit of Lessee's liability to indemnify

          The Lessee is not liable to indemnify the Lessor under clause 9.1 if
          and to the extent that payment of insurance money under the Lessor's
          insurance policies in respect of that damage, loss or expense is:

          (a)  received by the Lessor; or

          (b)  refused or reduced by reason of an act or omission of the Lessor.

     9.3  Costs and expenses

          The Lessee shall pay to the Lessor on a full indemnity basis the
          reasonable legal costs and expenses, not exceeding the scale
          prescribed under the Legal Practitioners Act, payable by the Lessor of
          and incidental to the instructions for and the preparation, completion
          and stamping of:

          (a)  this Lease; and

          (b)  any other document required by this Lease.

     9.4  Lessee to indemnify for breach

          The Lessee indemnifies the Lessor against any liability or loss
          arising from, and any costs, charges and expenses incurred in
          connection with, an Event of Default including without limitation
          reasonable legal costs and expenses on a full indemnity basis, not
          exceeding the scale prescribed under the Legal Practitioners Act,
          payable by the Lessor, including legal costs and expenses for the
          preparation and service of a notice under section 81 of the Property
          Law Act requiring the Lessee to remedy a breach of the Lessee's
          Covenants even if forfeiture for breach is avoided otherwise than by
          relief granted by the Court.

     9.5  Lessee to indemnify as result of early termination

          If an Event of Default occurs and as a consequence this Lease is
          terminated, the Lessee indemnifies the Lessor against any liability or
          loss arising from, and any costs, charges and expenses incurred:

          (a)  in connection with the Lessor re-entering the Premises;

          (b)  because the Lessor will not receive the benefit of the Lessee
               performing the Lessee's Covenants from the date of termination
               until expiry of the Term; and

          (c)  in connection with anything else relating to that termination,
               including without limitation, in the Lessor attempting to
               mitigate its loss,

          whether before or after termination of this Lease, including in each
          case, without limitation, reasonable legal costs and expenses on a
          full indemnity basis, not exceeding the scale prescribed under the
          Legal Practitioners Act, payable by the Lessor.

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     9.6  Calculation of the benefit of Lessee not performing Lessee's Covenants

          The benefit of the Lessee not performing the Lessee's Covenants is to
          be calculated on the assumption that this Lease continues in force
          until the expiration of the Term (excluding any Further Term) and
          taking into account the provisions of this Lease relating to the
          Money.

     9.7  Lessee's indemnities not affected

           The indemnities under clauses 9.5 and 9.6 are not affected by:

     (a)  the Lessor re-entering the Premises or otherwise terminating this
          Lease;

     (b)  the Lessor accepting the Lessee's repudiation;

     (c)  the Lessee abandoning or vacating the Premises; or

     (d)  the conduct of either party constituting a surrender by operation of
          law.

     9.8  Indemnities

          In relation to or pursuant to each of the indemnities in this Lease:

          (a)  each indemnity is a continuing obligation, separate and
               independent from the other obligations of the Lessee and survives
               expiry or termination of this Lease;

          (b)  it is not necessary for the Lessor to incur expense or make
               payment before enforcing a right of indemnity; and

          (c)  the Lessee shall pay to the Lessor an amount equal to any loss,
               liability, costs or expenses suffered or incurred by any
               employee, officer or agent of the Lessor.

10.  LESSEE'S OBLIGATION TO GIVE VACANT POSSESSION

     10.1 Vacate on Termination

          On Termination or termination of any period of holding over under this
          Lease the Lessee shall:

          (a)  vacate the Premises;

          (b)  leave the Premises in a condition complying with the Lessee's
               Covenants; and

          (c)  surrender all keys for the Premises to the Lessor.

     10.2 Removal of Lessee's Property

          The Lessee shall remove the Lessee's Property from the Premises when
          the Premises are vacated under clause 10.1 and promptly make good in a
          proper and workmanlike manner any damage caused by that removal.

     10.3 Reinstatement

          If the Lessee makes any alterations or additions to the Premises
          (whether or not the Lessor has approved them) the Lessee shall
          reinstate the Premises before Termination or termination of any period
          of holding over under this Lease.

11.  LESSEE'S GENERAL OBLIGATIONS

     11.1 Positive obligations

          The Lessee shall:

          (a)  carry on the Lessee's Business in a proper and efficient manner;

          (b)  observe the maximum floor loading weights for the Premises;

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          (c)  if the Lessee has lodged a caveat not prohibited by clause
               11.2(k):

               (i)  consent to any dealing relating to the Land and provide any
                    documents that are necessary to permit registration of that
                    dealing immediately after the Lessee has been given the
                    documents or assurances that it reasonably requires to
                    protect its rights under this Lease and the Lessor may
                    require that the documents or assurances be prepared by the
                    Lessor's solicitors provided that the Lessor pays the
                    Lessor's solicitors' costs; and

               (ii) withdraw the caveat on the expiry of the Term or upon an
                    assignment of this Lease; and

          (d)  if there is any Common Area observe the Common Area Rules.

     11.2 Negative obligations

          The Lessee may not, without the Lessor's approval:

          (a)  do anything in or about the Premises or the Building which is
               illegal, noxious, offensive or audibly or visually a nuisance to
               the Lessor or the owner or occupier of an adjoining property;

          (b)  carry out works which interfere with the Services (unless the
               Lessor has approved the contractor and the plans and
               specifications of the proposed work), or otherwise interfere with
               the Services;

          (c)  obstruct access to or overload the Services;

          (d)  use any method of heating, cooling or lighting the Premises other
               than those provided by the Lessor;

          (e)  use any facilities in or about the Premises or the Building
               including any lavatory, sink, drain or other sewerage or plumbing
               facility and any gas or electrical fitting or appliance for any
               purpose other than that for which it was designed;

          (f)  construct or place any sign or advertisement whether fixed or
               free standing on any part of the Premises unless of appropriate
               design or size for the Premises and the surrounding area and
               complying with the requirements of the local authority;

          (g)  hold auction, bankrupt, fire or closing down sales in the
               Premises;

          (h)  use the Premises as a residence;

          (i)  keep any live animal or bird on the Premises;

          (j)  grant concessions, licences or otherwise give permission to any
               person to carry on the Lessee's Business in the Premises;

          (k)  lodge or permit to exist a caveat on the title of the Land except
               a caveat noting the Lessee's "subject to claim" interest under
               this Lease and any option to renew the Term;

          (l)  make holes in or otherwise interfere with the walls in the
               Premises except so far as is reasonably necessary to fix or place
               signs, advertisements, blinds, awnings or shop fittings approved
               by the Lessor which approval shall not be unreasonably withheld;

          (m)  burn any rubbish on the Premises except in an incinerator and in
               a place approved by the Lessor and the local authority for that
               purpose; or

          (n)  if there is any Common Area, obstruct the Common Area.

12.  LESSOR'S OBLIGATIONS

     12.1 Quiet enjoyment

          Subject to the Lessor's Rights, the Lessee may quietly hold the
          Premises and enjoy the Lessee's Rights during the Term without any
          interruption or disturbance from the Lessor or any person lawfully
          claiming through or under the Lessor, if the Lessee observes and
          performs the Lessee's Covenants.

     12.2 Lessor's insurance obligations

          The Lessor shall unless otherwise agreed effect and maintain in the
          names of the Lessor and the Lessee and any mortgagee of the Land and
          the other lessees of the Building (if any) for their respective rights
          and interests insurance of the Premises and the Building against:

          (a)  the insured Risks for the full reinstatement costs of the
               building;

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          (b)  loss of rent for a period of not more than 12 months and
               outgoings including Rates and Taxes;

          (c)  demolition and removal of debris;

          (d)  architects' and other consultants' fees and;

          (e)  claims under workers' compensation and statutory liability by
               employees of the Lessor working in or about the Premises.

          If the Lessor is required to maintain and effect insurance under
          clause 12.2 the Lessor shall if required by the Lessee provide a copy
          of the policy and a certificate of currency to the Lessee.

     12.3 Structural works

          The Lessor shall perform in a proper and workmanlike manner any
          structural works to the Building which are required to keep the
          Premises maintained in good condition or to comply with the
          requirements of an Authority unless the Lessee is required to perform
          the structural works under this Lease.

     12.4 Common Area and Supply of Services

          Subject to the Lessor's Rights, the Lessor shall take reasonable steps
          to clean, light and maintain the Common Area (if any) and to ensure
          that the Services are properly supplied to the Premises.

     12.5 No right of Termination by Lessee

          Despite clauses 12.2, 12.3 and 12.4, the Lessee may not terminate this
          Lease or cease or reduce payments under this Lease arising from a
          breach of clause 12.2, 12.3 or 12.4.

     12.6 Limitation of Lessor's obligations

          The Lessor's obligations under this Lease bind only the person holding
          the reversionary estate in the Land immediately expectant on the
          expiry of the Term and only render the Lessor liable in damages when
          the act, omission or default giving rise to damages occurs while the
          Lessor is the registered proprietor of the Land.

     12.7 Limitation of Lessor's liability

          If the Lessor holds the Land as the trustee of a trust, then the
          Lessor's obligations under this Lease only bind the Lessor while the
          Land is an asset of that trust and the liability of the Lessor is
          limited to the net value of the assets held by the Lessor as trustee
          of that trust.

13.  LESSOR'S RIGHTS

     13.1 Right to enter

          The Lessor or a person authorised by the Lessor may enter the Premises
          at all times and without notice if there is an emergency, but
          otherwise at all reasonable times after giving the Lessee at least
          seven (7) days notice of entry for any one of the following purposes:

          (a)  view the state of repair of the Premises and to ensure compliance
               with the Lessee's Covenants;

          (b)  maintain or repair the Premises;

          (c)  maintain, repair or alter the Services;

          (d)  comply with any requirement or notice of an Authority in relation
               to the Premises for which the Lessee is not responsible under
               this Lease; or

          (e)  remove harmful substances.

     13.2 Inspection by prospective lessees or purchasers

          The Lessor or a person authorised by the Lessor may, after giving the
          Lessee reasonable notice of entry or display:

          (a)  enter the Premises when open for trading to allow prospective
               purchasers or tenants of the Premises to inspect the Premises;
               and

          (b)  display, during the last three (3) months of the Term, in the
               Premises a "For Lease" sign.

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     13.3 Avoid inconvenience

          If the Lessor exercises the Lessor's power of entry under clause 13.1
          or 13.2 the Lessor shall do all that is reasonable in the
          circumstances to avoid causing undue inconvenience to the Lessee.

     13.4 Easements or other rights

          The Lessor may grant easements or other rights over the Premises to a
          person on any terms and for any purpose unless the Lessee establishes
          that the use of the easement or exercise of the right would
          substantially derogate from the enjoyment of the Lessee's Rights by
          the Lessee.

     13.5 Lessor may rectify

          The Lessor may do anything which should have been done by the Lessee
          under this Lease but which has not been done or which has not been
          done properly and for that purpose, the Lessor and its architects,
          contractors, employees and agents may enter the Premises and remain
          there for as long as is necessary.

     13.6 Lessor may create security interest

          The Lessor may at any time create or allow to exist any mortgage,
          charge, lien, trust or power, as or in effect as security for the
          payment of a monetary obligation or compliance with any other
          obligation over the Land or assign or otherwise dispose of or deal
          with the Land or its rights under this Lease as the Lessor sees fit.

     13.7 Common Area

          If there is a Common Area, the Lessor may close the Common Area or any
          part of it, to maintain, repair or alter the Common Area but the
          Lessor shall give the Lessee at least seven (7) days prior notice and
          shall do all that is reasonable in the circumstances to avoid causing
          undue inconvenience to the Lessee.

14.  DEFAULT BY LESSEE

     14.1 Essential terms

          The following Lessee's Covenants are essential terms of this Lease:

          (a)  the obligations to pay Rent and Rates and Taxes under clause 3;

          (b)  the obligations to maintain, repair and redecorate under clause
               4; and

          (c)  the obligations under clauses 5, 7.1, 8, 9.1, 11.2(a) and 23,

          but this does not mean or imply that there are no other essential
          terms in this Lease.

     14.2 Lessor's right to terminate

          If an Event of Default occurs the Lessor may terminate this Lease by:

          (a)  re-entering the Premises without notice; or

          (b)  notice to the Lessee,

          except that if section 81(1) of the Property Law Act 1969 applies, the
          Lessor's right to terminate only arises after the Lessor has given a
          notice which complies with that section and the Lessee has failed to
          comply with that notice.

     14.3 Interest on overdue money

          Interest is payable on overdue Money and the Lessee must pay Interest
          to the Lessor on demand.

     14.4 Tender after Termination

          Money tendered by the Lessee after the Termination of this Lease and
          accepted by the Lessor may be applied in the manner the Lessor
          decides. The acceptance of Rent or other Money by the Lessor is not a
          waiver of a preceding breach or an acceptance of the repudiation of
          this Lease by the Lessee. An attempt by the Lessor to mitigate its
          loss is not a surrender by operation of law or a waiver of the
          Lessee's breach or an acceptance of the Lessee's repudiation of this
          Lease.

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15.  HOLDING OVER

     If the Lessee with the consent of the Lessor continues in possession of the
     Premises after Termination the Lessee is a monthly tenant of the Premises
     and the Tenancy:

     (a)  may be terminated by either party giving to the other at least one (1)
          month's notice expiring on any day;

     (b)  is to be at the monthly rent which is equal to 1/12th of the Rent for
          the period immediately preceding Termination increased by five percent
          (5%); and

     is otherwise on the same terms and conditions as this Lease except any
     option to require the Lessor to grant a new lease of the Premises.

16.  SUPPLIES OF SERVICES

     16.1 Indirect Supplies

          If the Lessor supplies a Service to the Lessee and the Lessee fails to
          pay any moneys payable to the Lessor for a Service within fourteen
          (14) days of demand being made:

          (a)  the Lessor may terminate the supply of that Service until all
               moneys payable have been paid with all Interest payable; and

          (b)  the Lessor is not liable to the Lessee for any loss or damage
               caused or contributed to by the termination.

     16.2 Direct Supplies

          If any Service is not provided by the Lessor, the Lessee shall make
          the Lessee's own arrangements direct with the relevant supply
          authority.

17.  NAME OF BUILDING

     17.1 If the Premises comprise the whole of the Land the Lessee may during
          the Term affix a sign of the Lessee's choice on the outside of the
          Building provided that the Lessee first obtains any necessary consent
          of an Authority.

     17.2 On Termination, clause 10.2 applies to the sign.

18.  RENT REVIEW

     18.1 Rent Review

          On each Rent Review Date, the Rent is to be agreed between the Lessor
          and the Lessee and failing agreement, to be reviewed in the manner set
          out in this clause 18. Under no circumstances shall the rent at
          anytime be calculated or set for an amount less than the Rent
          applicable for the period prior to the Rent Review date in question.

     18.2 Lessor's proposed new Rent

          Not earlier than three (3) months before each Rent Review Date the
          Lessor may give to the Lessee a notice proposing the new Rent that is
          to apply from and including the relevant Rent Review Date.

          Failure to give a notice under this clause 18.2 before a Rent Review
          Date does not prevent the Lessor from giving the notice after the Rent
          Review Date.

     18.3 Lessee disputing Lessor's proposed new Rent

          If the Lessee does not agree to the proposed new Rent, the Lessee
          shall, within ten (10) Business Days after the date of service of the
          Lessor's notice of which time is of the essence, give to the Lessor
          written notice disputing the proposed new Rent.

     18.4 Deemed acceptance of proposed new Rent

          If the Lessee does not give the dispute notice the Lessee is taken to
          agree to the Lessor's proposed new Rent.

     18.5 Application of proposed new Rent

          If the Lessee agrees to or is taken to agree to the Lessor's proposed
          new Rent, then that proposed new Rent applies from and including the
          relevant Rent Review Date.

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     18.6 Determination of Rent

          If the Lessee gives a dispute notice to the Lessor as specified in
          clause 18.3, then the Rent applicable from and including the relevant
          Rent Review Date is to be the Rent determined in accordance with Item
          11 of the Particulars.

     18.7 Fair Market Rent

          The Fair Market Rent of the Premises is to be determined by a Valuer
          appointed by the President for the time being of the Australian
          Institute of Valuers and Land Economists Incorporated (WA Division) at
          the request of either the Lessor or the Lessee:

          (a)  having regard to the terms of this Lease;

          (b)  assuming the Lessee and the Lessor have complied with all the
               terms of this Lease;

          (c)  assuming the Lessor is a willing but not anxious landlord and the
               Lessee is a willing but not anxious tenant and that the Lessee is
               being offered the Premises with vacant possession;

          (d)  having regard to the current rental value of premises similar to
               the Premises; and

          (e)  taking no account of:

               (i)  the value of any personal goodwill attributable to the
                    Lessee's Business and the value of the Lessee's Property;

               (ii) any temporary disturbance resulting from maintenance of any
                    part of the Premises or the Lessor's plant and equipment at
                    any time carried out by the Lessor;

               (iii) any value attaching to any licence or permit in respect of
                    the Lessee's Business;

               (iv) the value of permanent structural improvements erected or
                    installed at the Lessee's expense and which the Lessee may
                    not remove at termination; and

          (f)  having regard to all other relevant valuation principles.

     18.8 Valuer as expert

          In determining the Fair Market Rent, the Appointed Valuer is to act as
          an expert and not an arbitrator and the Appointed Valuer's
          determination is conclusive and binding on the Lessor and the Lessee.

     18.9 Valuer's costs

          The Lessor and the Lessee shall pay the Appointed Valuer's costs in
          equal shares.

     18.10 CPI Rent

          (a)  The CPI Rent on a Rent Review Date is determined in accordance
               with the following formula:

                    CPI Rent = R x C
                                   P

                    Where      R = the Rent payable immediately prior to the
                                   relevant Rent Review Date

                               C = the Current CPI

                               P = the Previous CPI.

          (b)  If on a Rent Review Date the CPI number has not been published,
               or in the Lessor's opinion the CPI has materially changed since
               the later of the Date of Commencement or the last preceding Rent
               Review Date, the Lessor may appoint an actuary from the Fellows
               of the Institute of Actuaries of Australia to select or determine
               an index which accurately reflects changes in the prevailing
               levels of prices in the category dealt with by the CPI (before
               any material change) between the later of the Date of
               Commencement or the last preceding Rent Review Date and the
               relevant Rent Review Date and the actuary shall use that index to
               certify the Current CPI and the Previous CPI.

          (c)  The actuary's certificate issued under clause 18.10(b) is final
               and binding on the Lessor and the Lessee.

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          (d)  The Lessor and the Lessee shall pay the actuary's costs and
               expenses in equal shares.

     18.11 Payment of Rent before determination

          Until the Reviewed Rent for the Premises is determined, the Lessee
          shall pay the Lessor's proposed new Rent. The Reviewed Rent applies
          from and including the relevant Rent Review Date and any adjustment as
          between the Lessor and the Lessee with respect to the Reviewed Rent
          shall be made on the first day of the month following agreement or
          determination of the Reviewed Rent.

19.  OPTION

     If:

     (a)  the Lessee at least three (3) months but not earlier than six {6)
          months prior to the expiry of the Term gives the Lessor notice to
          renew the Term for a Further Term; and

     (b)  no Event of Default has occurred which has not been remedied or
          waived; and

     (c)  the Guarantor executes a guarantee and indemnity in the same terms as
          the Guarantee and Indemnity in respect of the Further Term,

     the Lessor shall at the Lessee's cost grant the Lessee a lease of the
     Premises for the next consecutive Further Term at the Rent and on the terms
     and conditions of this Lease other than this right of renewal unless there
     is more than one Further Term in which case the number of Further Terms is
     reduced by one.

20.  DESTRUCTION OR DAMAGE TO BUILDING OR PREMISES

     20.1 Procedure following destruction or damage

          If the Building is damaged or destroyed so that the Premises are
          rendered substantially unfit for occupation and use or the Lessee's
          Rights are substantially interfered with then the Lessor shall give a
          notice to the Lessee within three (3) weeks after the damage which
          either:

          (a)  terminates this Lease on a date that is not less than one (1)
               month after the date of service of the notice but not more than
               three (3) months after the damage occurred; or

          (b)  informs the Lessee of the Lessor's intention to rebuild the
               Building or that part damaged and how long it is estimated to
               take.

     20.2 Lessee's right to terminate Lease

          The Lessee may terminate this Lease by notice to the Lessor if:

          (a)  the Lessor notifies the Lessee under clause 20.1 (b) that the
               estimated time to rebuild the Building exceeds three (3) months
               from the date of the damage;

          (b)  the Lessor gives a notice under clause 20.1(b) and does not
               restore or reinstate the Building or make the Premises fit for
               use by the Lessee within the estimated time and continues to fail
               to restore or reinstate the Premises or the Building so as to
               make the Premises fit for use within one (1) month after the
               Lessee gives to the Lessor a notice of intention to terminate
               this Lease;

          (c)  the Lessor does not comply with clause 20.1;or

          (d)  the Premises remain unfit for occupation and use for a period of
               at least three (3) months.

     20.3 No liability as a result of termination

          No liability attaches to the Lessor or the Lessee as a result of the
          termination of this Lease under clause 20.

     20.4 Abatement of Rent

          If:

          (a)  the Building is damaged or destroyed so that the Premises are
               rendered substantially unfit for occupation and use or the
               Lessee's Rights are substantially interfered with; and

          (b)  payment of insurance money in respect of the damage or
               destruction is not at any time refused or withheld in whole or in
               part as a result of any act or omission of the Lessee,

          the Rent or a fair and just proportion according to the nature and
          extent of the damage sustained will from the date of damage or
          destruction until the Premises are reinstated or restored abate and
          cease to be payable.

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21.  ACT BY AGENTS

     All acts and things which the Lessor is required or empowered to do under
     this Lease may be done by the Lessor or the solicitor, agent, contractor or
     employee of the Lessor.

22.  LESSEE LIABLE FOR LICENSEES

     The Lessee is liable for all acts or omissions of Licensees.

23.  ASSIGNMENT, SUBLETTING AND CHARGING

     23.1 Prohibition

          The Lessee may not grant to any person any interest in the Premises or
          in this Lease including without limitation, an assignment, a sublease
          or any other right to possess, use or occupy the Premises, or a
          charge, without the Lessor's consent.

     23.2 Lessee's obligations

          If the Lessee wishes to assign or sublet any interest in the Premises
          or in this Lease, then the Lessee shall apply to the Lessor for its
          consent, at least twenty eight (28) days before the proposed date of
          change in possession of the Premises.

     23.3 Conditions of Lessor's consent to assignment

          The Lessor shall consent to a proposed assignment if:

          (a)  the Lessee complies with clause 23.2;

          (b)  the Lessor is satisfied that the proposed assignee is a
               respectable and responsible person of good financial standing the
               onus of satisfying the Lessor in respect of those criteria being
               on the Lessee;

          (c)  all Money then due has been paid and there is no existing
               unremedied breach of the Lessee's Covenants;

          (d)  the Lessee procures the execution by the proposed assignee of a
               deed of assignment to which the Lessor is a party prepared and
               completed by the Lessor's solicitors at the cost of the Lessee in
               all respects;

          (e)  the assignment contains a covenant by the assignee with the
               Lessor to pay all Money and to perform and observe the Lessee's
               Covenants;

          (f)  the Lessee has paid to the Lessor:

               (i)  the Lessor's reasonable expenses incurred in making
                    enquiries to satisfy itself concerning matters specified in
                    clause 23.3{b); and

               (ii) the Lessor's costs and expenses in connection with the
                    approval, preparation, negotiation, execution, stamping,
                    registration and completion of the assignment and all
                    relevant stamp duty;

          (g)  any guarantee required under clause 23.11 is provided in
               accordance with that clause;

          (h)  no Event of Default has occurred which has not been remedied or
               waived;

          (i)  the Lessee has withdrawn any caveat lodged by the Lessee in
               respect of its interest in the Premises; and

          (j)  all rent reviews due as at or within thirty (30) days after the
               date of the change in possession of the Premises have been
               completed.

     23.4 Conditions of Lessor's consent to subletting

          The Lessor shall consent to a proposed subletting if:

          (a)  the Lessee complies with clause 23.2;

          (b)  the Lessor is satisfied that the proposed sublessee is a
               respectable and responsible person of good financial standing the
               onus of satisfying the Lessor in respect of those criteria being
               on the Lessee;

          (c)  the Lessee procures the execution by the proposed sublessee of a
               sublease;

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          (d)  the sublease:

               (i)  is approved by the Lessor;

               (ii) is not inconsistent with this Lease; and

               (iii) contains:

                    (A)  provision for the review of the rent reserved by the
                         sublease on the basis and on the dates on which the
                         Rent is to be reviewed under this Lease;

                    (B)  a covenant prohibiting the sublessee from doing or
                         allowing any act or thing in relation to the sublet
                         premises inconsistent with this Lease;

                    (C)  a condition for re-entry by the sublessor on breach of
                         any covenant by the sublessee; and

                    (D)  the same restrictions on assignment, subletting,
                         charging or parting with possession of the sublet
                         premises as this Lease contains;

          (e)  the Lessee has paid to the Lessor:

               (i)  the Lessor's reasonable expenses incurred in making
                    enquiries to satisfy itself concerning matters specified in
                    clause 23.4(b) and

               (ii) the Lessor's costs and expenses in connection with the
                    approval, preparation, negotiation, execution, stamping,
                    registration and completion of the sublease and all relevant
                    stamp duty;

          (f)  any guarantee required under clause 23.11 is provided in
               accordance with that clause.

     23.5 No possession until consent

          The Lessee may not give possession of or allow the proposed assignee
          or sublessee to occupy the Premises until the Lessor notifies the
          Lessee of its consent to the proposed assignment or sublease and the
          deed of assignment or sublease has been executed by the proposed
          assignee or sublessee and returned to the Lessor.

     23.6 Consent to charge

          If the Lessor consents to a charge by the Lessee of this Lease or of
          any of the fixtures which are Lessee's Property, that consent will be
          in a form approved by the Lessor in its absolute discretion.

     23.7 Lessee remains liable

          The Lessee remains fully liable under this Lease during the Term
          (including any Further Term) if the Lessee grants an interest in the
          Premises or in this Lease, including without limitation, an
          assignment, a sublease or any other right to possess, use or occupy
          the Premises, to any person whether or not the Lessee has obtained the
          Lessor's consent.

     23.8 Payments

          The only person entitled to receive payments from the Lessor under
          this Lease is the person who is the Lessee at the time those payments
          are made. That person is entitled to receive those payments even if
          the person was not the Lessee during any part of the period to which
          those payments relate. Each person who assigns this Lease releases the
          Lessor from liability to pay that person any amount under this Lease.

     23.9 Change in shareholding

          If the Lessee is a corporation the shares in which are not quoted on
          any Stock Exchange in Australia, any change in control of the Lessee
          (or if the Lessee is a subsidiary, any change in control of its
          holding company) is taken to be an assignment of the Lessee's interest
          in this Lease. In this clause:

          (a)  "change in control" means change in control of the composition of
               the board of directors or control of more than 50% of the shares
               with the right to vote in general meetings of the company; and

          (b)  words used in this clause and defined in the Corporation Laws of
               Western Australia have the meanings given to them in that Law.

     23.10 Exclusion of the Property Law Act

          Sections 80 and 82 of the Property Law Act 1969 are excluded from this
          Lease.

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     23.11 Guarantees required

          In the case where the proposed assignee or sublessee is a corporation
          the shares in which are not quoted on any Stock Exchange in Australia,
          the Lessee shall obtain a guarantee from the principal director or
          majority shareholder for the benefit of the Lessor of:

          (a)  in the case of an assignment, the observance and performance by
               the assignee or the Lessee's Covenants; and

          (b)  in the case of a sublease, the observance and performance by the
               sublessee of the Lessee's Covenants except the covenant to pay
               the Money.

     23.12 Covenants are supplementary

          The covenants and agreements on the part of any assignee or sublessee
          are supplementary to the Lessee's Covenants and do not relieve the
          Lessee from the Lessee's Covenants.

24.  GUARANTEE AND INDEMNITY

     24.1 Guarantee

          The Guarantor guarantees unconditionally and irrevocably to the Lessor
          the due and punctual payment by the Lessee to the Lessor of all Money
          and the due observance and performance of the Lessee's Covenants.

     24.2 Indemnity

          As a separate undertaking, the Guarantor:

          (a)  Indemnifies unconditionally and irrevocably the Lessor against
               all loss, liability, cost or expense (collectively "the Lessor's
               Loss") incurred or suffered by the Lessor arising from or in
               connection with any Event of Default or as a consequence of a
               disclaimer of this Lease by a liquidator or trustee of the
               Lessee; and

          (b)  as principal debtor agrees to pay to the Lessor on demand a sum
               equal to the amount of the Lessor's Loss.

     24.3 Continuing guarantee and indemnity

          The guarantee and indemnity contained in this clause 24:

          (a)  is a continuing guarantee and indemnity and not discharged by any
               intermediate payment or settlement of accounts; and

          (b)  continues in full force and effect during the Term and while the
               Lessee occupies or is entitled to occupy the Premises under this
               Lease or any other form of tenancy or right of occupation or as a
               trespasser or other unauthorised occupier or holds an equitable
               interest in the Premises under an agreement for lease or as a
               periodical tenant or is holding over under this Lease,

          until the Guarantor is expressly released by the Lessor.

     24.4 Waiver of prior proceedings

          The Guarantor's obligations under this clause 24 are principal
          obligations and the Lessor is not required to commence proceedings or
          enforce its rights against the Lessee before claiming under this
          guarantee and indemnity.

     24.5 Liability and rights not affected

          The Guarantor's obligations under this clause 24 are not affected by
          anything which might otherwise affect them under the law relating to
          sureties, including but not limited to, one or more of the following:

          (a)  the Lessor granting time or any other concession to or
               compromising with or releasing in any way the Lessee or a
               Co-surety;

          (b)  acquiescence, delay, acts or omissions on the part of the Lessor;

          (c)  a variation of this Lease with or without the consent of the
               Guarantor;

          (d)  the death, mental or physical disability, insolvency or
               dissolution of the Lessee or any Co-surety;

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          (e)  the entry by the Lessee into any arrangement, assignment or
               composition for the benefit of creditors, liquidation, scheme of
               arrangement, deed of company arrangement, reduction of capital,
               capital reconstruction, or the appointment of a receiver or
               receiver and manager of the Lessee whether by the court or under
               the powers contained in any instrument or the appointment of a
               voluntary administrator by the Lessee;

          (f)  the fact that a Co-surety may never execute this Lease or that
               the execution of this Lease by any Co-surety is void or voidable;

          (g)  the invalidity or unenforceability of an obligation or liability
               of the Lessee or a Co-surety under this Lease;

          (h)  a disclaimer of this Lease by a liquidator or trustee of the
               Lessee or any other person; and

          (i)  the Lessor releasing, disposing of or dealing in any other way
               with any security interest it may hold which is given by the
               Lessee or any Co-surety.

     24.6 Guarantor not to prove in competition

          The Guarantor shall not prove or claim in any bankruptcy, liquidation,
          composition, arrangement or assignment of or in relation to the Lessee
          in competition with the Lessor and the Guarantor holds in trust for
          the Lessor any proof or claim any dividend received by it until all
          Moneys have been paid.

     24.7 Reinstatement of guarantee

          If a claim that a payment to the Lessor in connection with this Lease
          is void or voidable under laws relating to insolvency or protection of
          creditors is upheld, conceded or compromised, the Lessor is
          immediately entitled as against the Guarantor to the rights to which
          it would have been entitled under this clause if all or part of the
          payment had not been made.

     24.8 Costs and expenses

          The Guarantor shall pay to the Lessor on demand the Lessor's costs and
          expenses, including legal costs and expenses relating to any action in
          connection with this guarantee and indemnity including its enforcement
          and money paid to the Lessor by the Guarantor is to be applied firstly
          against costs and expenses payable under this clause 24.8 and then
          against other obligations under this guarantee and indemnity.

     24.9 Assignment

          If the benefit of this Lease is transferred or assigned by the Lessor
          to any person, the benefit of this guarantee and indemnity extends to
          and is taken to be assigned to and enforceable by the Lessor's
          transferee or assignee.

25.  LESSEE'S TRUST

          If the Lessee enters into this Lease as trustee of a trust ("Trust"),
          the Lessee:

          (a)  confirms that it enters into this Lease as trustee of the Trust
               both for its beneficiaries and for itself and in this Lease, each
               reference to the Lessee is a reference to it in each capacity;
               and

          (b)  warrants to the Lessor that:

               (i)  it is the only trustee of the Trust;

               (ii) no action has been taken or proposed to remove it as trustee
                    of the Trust;

               (iii) it has power under the trust deed relating to the Trust to
                    enter into and observe the Lessee's Covenants;

               (iv) it has a right to be fully indemnified out of the trust fund
                    of the Trust in respect of its obligations to perform and
                    observe the Lessee's Covenants;

               (v)  the assets of the Trust are sufficient to satisfy the
                    Lessor's right of indemnity in clause 9.1;

               (vi) it is not in default under the terms of the Trust; and

               (vii) the Lessor's Rights rank in priority to the interests of
                    the beneficiaries of the Trust.

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26.  NOTICE

     All notices, requests, demands, consents, approvals, agreements or other
     communications to or by a party to this Lease:

     (a)  shall be in writing:

          (i)  (if served or made in person or by post) addressed to:

               A.   the address of the recipient shown in this Lease;

               B.   if the recipient is a corporation, its registered office or
                    principal place of business; or

               C.   any other address as the recipient may have notified the
                    sender; or

          (ii) (if served or made by facsimile) addressed to the facsimile
               number specified in Item 17 of the Particulars or any number
               nominated by the recipient to the sender;

     (b)  may be signed:

          (i)  if given by a natural person, by the sender or his or her
               solicitor; or

          (ii) if given by a corporation, by a director, secretary, manager or
               solicitor for the sender;

     (c)  is deemed duly given or made:

          (i)  (if served or made in person or by post) when delivered to the
               recipient at an address specified in paragraph (a)(i); or

          (ii) (if served or made by facsimile) upon transmission being
               completed.

          but if delivery or receipt is later than 4.00p.m. (local time) on a
          day on which business is generally carried on in the place to which
          the communication is sent, it is deemed to have been duly given or
          made at the commencement of business on the next such day in that
          place.

27.  SPECIAL CLAUSES

     The Terms and Conditions include the special clauses in Item 18 of the
     Particulars (if any) and if there is any inconsistency between the special
     clauses and the other Terms and Conditions, the special clauses prevail to
     the extent of the inconsistency.

28.  PROPER LAW AND ARBITRATION

     28.1 Proper Law

     This Lease is governed by the Laws of Western Australia.

     28.2 Arbitration

          (a)  Except as otherwise provided, any dispute arising out of this
               Lease is to be determined by a single arbitrator under the
               provisions of the Commercial Arbitration Act 1985 and the Lessor
               and Lessee may each be represented at their own cost and expense
               by a legal practitioner of their choice; and

          (b)  the Lessee shall pay the Money without abatement or deduction
               until whichever is the earlier of:

               (i)  the date of the award of the arbitrator; or

               (ii) agreement between the parties,

               when the Lessor will refund to the Lessee any money paid by the
               Lessee not required to be paid within the terms of the award of
               the arbitrator or the agreement between the Lessor and the
               Lessee.

29.  STRATA TITLE PROVISIONS

     29.1 Strata Title provisions

          If at any time the Premises comprise a strata lot this Lease is taken
          to be amended as follows:

          (a)  Grant of Lease and Lessee's Rights

               (i)  The grant of this Lease is subject to all easements rights
                    reservations and powers mentioned in the

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                    Strata Titles Act so far as they are not excluded or
                    modified and to all easements shown on the strata plan.

               (ii) The Lessee and the Licensees have the right in common with
                    the Lessor and the Registered Proprietors to use the common
                    property on the strata plan subject to the by-laws of the
                    strata company and all rules and regulations made by the
                    strata company.

          (b)  Definitions:

               (i)  The following definitions are added:

                    "Strata Titles Act" means the Strata Titles Act 1985;

                    "Registered Proprietor" means the registered proprietor of a
                    lot comprised in a strata plan; and words and expressions
                    defined in the Strata Titles Act have the same meaning in
                    this clause.

               (ii) The following definitions in clause 1 are modified:

                    "Building" to mean the building in which the Premises or
                    part of the Premises are situated;

                    "Event of Default" to include the following:

                    "(f) if the strata company lawfully institutes legal
                         proceedings against the Lessor as the result of default
                         on the part of the Lessee in the payment of any
                         contribution levied by the strata company pursuant to
                         Section 38 of the Strata Titles Act or in carrying out
                         any obligation imposed on the Lessor under Section 38
                         of the Strata Titles Act.".

          (c)  Strata company

               The Lessee shall pay to the Lessor all the contributions levied
               by the strata company.

          (d)  By-laws, rules and regulations

               The Lessee shall comply on time with all the strata company's
               by-laws and all rules and regulations made by the strata company
               under its by-laws and the Strata Titles Act.

          (e)  Air Conditioning Plant

               Clause 4.4 does not apply.

          (f)  Named Building

               Clause 17 does not apply.

          (g)  Destruction or damage to Building or Premises

               "20.1 Procedure following destruction or damage

                         If the Building is damaged or destroyed so that the
                         Premises are rendered substantially unfit for
                         occupation and use or the Lessee's Rights are
                         substantially interfered with then the Lessor shall
                         give a notice to the Lessee within three (3) weeks
                         after the damage which either:

                         (a)  terminates this Lease on a date that is not less
                              than one (1) month after the date of service of
                              the notice but not more than three (3) months
                              after the damage occurred; or

                         (b)  informs the Lessee of the strata company's
                              intention to rebuild the Building or that part
                              damaged and how long it is estimated to take.

               20.2 Lessee's right to terminate Lease

                         The  Lessee may terminate this Lease by notice to the
                         Lessor if:

                         (a)  the Lessor notifies the Lessee under clause
                              20.1(b) that the estimated time to rebuild the
                              Building exceeds three (3) months from the date of
                              the damage;

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                         (b)  the Lessor gives a notice under clause 20.1 (b)
                              and the strata company does not restore or
                              reinstate the Building or make the Premises fit
                              for use by the Lessee within the estimated time
                              and continues to fail to restore or reinstate the
                              Premises or the Building so as to make the
                              Premises fit for use within one (1) month after
                              the Lessee gives to the Lessor a notice of
                              intention to terminate this Lease;

                         (c)  the Lessor does not comply with clause 20.1; or

                         (d)  the Premises remain unfit for occupation and use
                              for a period of at least three (3) months.

               20.3 No liability as a result of termination

                         No liability attaches to the Lessor or the Lessee as a
                         result of the termination of this Lease under clause
                         20.

               20.4 Abatement of Rent

                    If:

                         (a)  the Building or any part of the Building is so
                              destroyed or damaged as to render the Premises
                              substantially unfit for occupation and use or
                              interfere substantially with the Lessee's Rights;
                              and

                         (b)  payment of insurance money in respect of the
                              damage or destruction is not at any time refused
                              or withheld in whole or in part as a result of any
                              act or omission of the Lessee,

                         the Rent or a fair and just proportion according to the
                         nature and extent of the damage sustained will from the
                         date of damage or destruction until the Building is
                         reinstated or restored abate and cease to be payable."

          (h)  Further provisions

               (i)  Neither this Lease nor the Term is affected by any order
                    made by the Supreme Court under Part III of the Strata
                    Titles Act varying the strata scheme or substituting a new
                    strata scheme for or terminating the strata scheme unless
                    the order is for the termination of the strata scheme in
                    consequence of damage to or the destruction of the Building.

               (ii) The Lessee has no claims or rights against the Lessor in
                    consequence of the exercise by the strata company of any of
                    the strata company's rights, duties or powers under the
                    Strata Titles Act.

               (iii) Where any right or power granted to the Lessor or
                    obligation imposed upon the Lessor under this Lease may only
                    be exercised or carried out by the strata company or with
                    the approval of the strata company, then the Lessor has no
                    duty to perform or observe that obligation unless the strata
                    company gives any necessary approval and in the appropriate
                    case, must use reasonable endeavours to ensure that the
                    strata company carries out or observes that obligation. For
                    the purposes of this provision, "reasonable endeavours" is
                    limited to the exercise by the Lessor of its voting rights
                    in relation to the act or matter in question.

30.  MISCELLANEOUS

     30.1 Accrual on a daily basis

          Money accrues daily under this Lease.

     30.2 Statutory Powers

          The powers conferred on the Lessor by or under any Act are in addition
          to the Lessor's Rights except to the extent inconsistent with this
          Lease.

     30.3 Moratorium not to apply

          Unless application is mandatory by law the provisions of any Act do
          not apply to this Lease so as to abrogate, extinguish, postpone or
          otherwise prejudicially affect the Lessor's Rights.

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     30.4 Severance

          If any part of this Lease is, or becomes, void or unenforceable that
          part is severed from this Lease so that all parts that are not void or
          unenforceable remain in full force and effect and are unaffected by
          that severance.

     30.5 Waivers

          (a)  A failure to exercise or delay in exercising any right, power or
               privilege in this Lease by any party is not a waiver of that
               right, power or privilege.

          (b)  A partial exercise of any right, power or privilege does not
               preclude any further exercise of that right, power or privilege,
               or the exercise of any other right, power or privilege.

     30.6 Variation

          This Lease may be varied only by deed executed by all of the parties.

     30.7 Further assurances

          The parties shall execute and do all acts and things necessary or
          desirable to implement and give full effect to the provisions and
          purpose of this Lease.

     30.8 Counterparts

          This Lease may be executed in any number of counterparts each of which
          is an original and all of which constitute one and the same
          instrument.

     30.9 Payment of Money

          Any sum of money to be paid to the Lessor must be paid to the Lessor
          at the Address or as otherwise directed by the Lessor by notice from
          time to time.

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(REIWA LOGO)           APPROVED BY
                THE REAL ESTATE INSTITUTE
               OF WESTERN AUSTRALIA (INC.)
                FOR USE BY REIWA MEMBERS

(C) REIWA 1996
    R400-2/00                                            (Stamp Office Use Only)

                         STANDARD COMMERCIAL/INDUSTRIAL
                             PROPERTY LEASE (PART B)

     Not for retail premises or other premises where the Commercial Tenancy
                    (Retail Shops) Agreement Act 1985 applies

                            PARTICULARS OF THE LEASE

-    This document incorporates The Real Estate Institute of the Western
     Australia (Inc.) 1996 General Terms and Conditions of the Lease contained
     in the document attached.

-    Before using this document please read the notes at the front of the Real
     Estate Institute of Western Australia (Inc.) 1996 General Terms and
     Conditions of the Lease

THIS LEASE is made 1st July 2005

1.   LESSOR:

     Full Name: SAVTERNE PTY LTD SUPERANNUATION FUND

     Address: 2 FORESTVILLE COURT, KALLROO WA 6025

     Telephone:   Work 9403 3033        Home ___________________________________

     Facsimile 9403 3022                Email multari@bigpond.net.au

     ACN 009 012 202                    ABN 16528 527 624

2.   LESSEE:

     Full Name: ALMOS SYSTEMS PTY LTD

     Address: __________________________________________________________________

     Telephone:   Work _____________________   Home ____________________________

     Facsimile _____________________________   Email ___________________________

     Full Name: ________________________________________________________________

     Address: __________________________________________________________________

     Telephone:   Work _____________________   Home ____________________________

     Facsimile _____________________________   Email ___________________________

     (If a coporation name) Name: ______________________________________________

     ACN 009 299 870                           ABN _____________________________

     Address of Registered Office: _____________________________________________

     Telephone: ____________________________

     Facsimile _____________________________   Email ___________________________

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     (REIWA LOGO) (C) COPYRIGHT REIWA 1996 - Unauthorised copying prohibited

3.   GUARANTOR.

     Full Name: ________________________________________________________________

     Address: __________________________________________________________________

     Telephone:   Work _____________________   Home ____________________________

     Facsimile _____________________________   Email: __________________________

     Full Name: ________________________________________________________________

     Address: __________________________________________________________________

     Telephone:   Work _____________________   Home ____________________________

     Facsimile _____________________________   Email:___________________________

4.   PREMISES:

     *The Land
     *That part of the Land situate at and known as UNIT 3, 41 KING EDWARD ROAD
                                                    OSBORNE PARK
     which is depicted and coloured on the annexed plan.
     *Delete if inapplicable

5.   LAND:

     Lot 232 on Diagram/Pan/Strata Plan 59550 and being the whole of the land in
     Certificate of Title
     Volume 1572 Folio 724

6.   TERM:

     36 months commencing on the Date of Commencement.

7.   DATE OF COMMENCEMENT:

     1st JULY 2005

8.   FURTHER TERMS:

     36 months commencing on 1st JULY 2008

     __ months commencing on ________ 20__

9.   RENT:

     From the Date of Commencement until varied the Rent is $28,599.96 per
     annum, payable by instalments of $2383.33 per month in advance on the first
     day of each month. (Rent is exclusive of GST, see clause 17)

10.  RENT REVIEW DATES:

     During the Term:          1st JULY 2006   __________________ 20__
                               1st JULY 2007   __________________ 20__
                               ________ 20__

     During the Further Terms: 1st JULY 2008   __________________ 20__
                               1st JULY 2009   __________________ 20__
                               1st JULY 2010   __________________ 20__
                               1st JULY 2011   __________________ 20__
                               ________ 20__   __________________ 20__

11.  METHOD OF RENT REVIEW:

     Subject to clause 18 the Rent applicable from and including each Rent
     Review Date is the greatest of:

*    Fair Market Rent on that Rent Review Date

*    CPI Rent on that Rent Review Date

*    the Rent applicable immediately before that Rent Review Date increased by
     ___________% of that Rent.

*    Delete if inapplicable

<PAGE>

     (REIWA LOGO) (C) COPYRIGHT REIWA 1996 - Unauthorised copying prohibited

12.  ADDRESS:

     The address of the Lessor shown on this lease 2 FORESTVILLE COURT KALLAROO
     WA 6025

13.  RATE OF INTEREST:

     15% per annum calculated on a daily basis.

14.  PAINTING AND DECORATING INTERVALS:

     Within three (3) months before the end of each Term and Further Term
     granted or at earlier Termination.

15.  PUBLIC RISK INSURANCE:

     $5,000,000

16.  PERMITTED USE:

     Any lawful use for which the Premises are designed or suited without change
     of zoning by the local authority provided this Lease does not thereby
     become subject to the Commercial Tenancy (Retail Shops) Agreements Act
     1985.

17.  GST:

     (a)  In this clause the term "GST" means any goods and services tax imposed
          under A New Tax System (Goods and Services) Act 1999 ("the GST Act")
          and its transitional and amending acts and regulations which is or may
          be levied or assessed or becomes payable in respect of rent, outgoings
          or in connection with the supply of the leased premises or any goods,
          services, facilities or other things by the Lessor to the Lessee under
          this contract or any extension, renewal or holding over.

     (b)  The Lessee shall pay to the Lessor any GST payable by the Lessor in
          accordance with the requirements of the GST Act. Such payments are to
          be made by the Lessee prior to the date for payment of the GST by the
          Lessor or on the dates for the payment of rent, whichever is the
          earlier. The Lessee hereby indemnifies the Lessor in relation to the
          payment of any GST.

     (c)  Any rent or other payment obligation stated or referred to in this
          contract does not include GST unless it is expressly included and GST
          must be paid in addition to that rent or payment obligation. Unless
          GST is expressly included, the consideration for any supply by the
          Lessor to the Lessee is increased by an amount equal to the amount of
          that consideration multiplied by the rate at which GST is imposed in
          respect of that supply.

     (d)  The Lessor must provide to the Lessee a GST tax invoice as required by
          the GST Act.

18.  SPECIAL CLAUSES:

     OUTGOINGS PLUS GST PAYABLE IN ADDITION TO RENT (ESTIMATED AT $5,975.25 FOR
     2004-05 FINANCIAL YEAR)

EXECUTED by the parties as a deed.

THE COMMON SEAL of                      )
                                        )
(ACN _____________________)             )
was affixed in accordance with          )
its Articles of Association             )
in the presence of:-                    )

/s/ STEVE RAKOLZY                       /s/ STEVEN MCGUINNESS
-------------------------------------   ----------------------------------------
Director                                Director/Secretary*

STEVE RAKOLZY                           STEVEN MCGUINNESS
Full Name (Please Print)                Full Name (Please Print)

<PAGE>

     (REIWA LOGO) (C) COPYRIGHT REIWA 1996 - Unauthorised copying prohibited

*    Delete if inapplicable

THE COMMON SEAL of                      ) [SEAL]
                                        )
(ACN _____________________)             )
was affixed in accordance with          )
its Articles of Association             )
in the presence of:-                    )

/s/ Nicodemo Multari                    /s/ Margherita Multari
-------------------------------------   ----------------------------------------
Director                                Director/Secretary*

/s/ Nicodemo Multari                    /s/ Margherita Multari
-------------------------------------   ----------------------------------------
Full Name (Please Print)                Full Name (Please Print)

*    Delete if inapplicable

SIGNED as a deed by                     )

In the presence of:-                    )

-------------------------------------
Signature of Witness

-------------------------------------
Print full name of Witness

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

-------------------------------------
Address of Witness

-------------------------------------
Occupation of Witness

SIGNED as a deed by                     )

In the presence of:-                    )

-------------------------------------
Signature of Witness

-------------------------------------
Print full name of Witness

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

-------------------------------------
Address of Witness

-------------------------------------
Occupation of Witness

A true copy of this document has been received by each of the signatories hereto
- together with a copy of the Real Estate Institute of Western Australia (Inc.)
1996 General Terms and Conditions of the Lease in the attached document.

/s/ N. Multari       /s/ N. Multari
------------------   ------------------   ------------------   -----------------

                                    COPYRIGHT

The copyright of this contract is the property of the Real Estate, Institute of
Western Australia (Inc.), and neither the form nor any part of it may be used or
reproduced by any method whatsoever or incoroprated by reference or in any
manner whatsoever in any other document without the consent of the Institute
2/00
<PAGE>

(REIWA LOGO)           APPROVED BY
                THE REAL ESTATE INSTITUTE
               OF WESTERN AUSTRALIA (INC.)
                FOR USE BY REIWA MEMBERS

(C) REIWA 1996
    R400-2/00                                            (Stamp Office Use Only)

                         STANDARD COMMERCIAL/INDUSTRIAL
                            PROPERTY LEASE (PART B)

     Not for retail premises or other premises where the Commercial Tenancy
                   (Retail Shops) Agreement Act 1985 applies

                            PARTICULARS OF THE LEASE

-    This document incorporates The Real Estate Institute of Western Australia
     (Inc.) 1996 General Terms and Conditions of the Lease contained in the
     document attached.

-    Before using this document please read the notes at the front of the Real
     Estate Institute of Western Australia (Inc.) 1996 General Terms and
     Conditions of the Lease.

THIS LEASE IS MADE 1st JULY 2005

1.   LESSOR:

     Full Name: SAVTERNE PTY LTD SUPERANNUATION FUND

     Address: 2 FORESTVILLE COURT, KALLAROO WA 6025

     Telephone:   Work 9403 3033               Home ____________________________

     Facsimile 9403 3022                       Email multari@bigpond.net.au

     ACN 009 012 202                           ABN 16528 527 624

2.   LESSEE:

     Full Name: ALMOS SYSTEMS PTY LTD

     Address: __________________________________________________________________

     Telephone:   Work _____________________   Home ____________________________

     Facsimile _____________________________   Email ___________________________

     Full Name: ________________________________________________________________

     Address: __________________________________________________________________

     Telephone:   Work _____________________   Home ____________________________

     Facsimile _____________________________   Email ___________________________

     (If a coporation name) Name: ______________________________________________

     ACN 009 299 870                           ABN _____________________________

     Address of Registered Office: _____________________________________________

     Telephone: ____________________________

     Facsimile _____________________________   Email ___________________________

<PAGE>

     (REIWA LOGO) (C) COPYRIGHT REIWA 1996 - Unauthorised copying prohibited

3.   GUARANTOR:

     Full Name: ________________________________________________________________

     Address: __________________________________________________________________

     Telephone:   Work _____________________   Home ____________________________

     Facsimile _____________________________   Email ___________________________

     Full Name: ________________________________________________________________

     Address: __________________________________________________________________

     Telephone:   Work _____________________   Home ____________________________

     Facsimile _____________________________   Email ___________________________

4.   PREMISES:

     *The Land
     *That part of the Land situate at and known as UNIT 4, 41 KING EDWARD ROAD
                                                    OSBORNE PARC

     which is depicted and coloured on the annexed PLAN.
     *Delete if inapplicable

5.   LAND:

     Lot 232 on Diagram/Plan/Strata Plan 59550 and being the whole of the land
     in Certificate of Title

     Volume 1572   Folio 724

6.   TERM:

     36 months commencing on Date of Commencement.

7.   DATE OF COMMENCEMENT:
     1ST JULY 2005

8.   FURTHER TERMS:

     36 months commencing on 1ST JULY 2008

     __ months commencing on ________ 20__

9.   RENT:

     From the Date of Commencement until varied the Rent is $82,983.60 per
     annum, payable by instalments of $6,915.30 per month in advance on the
     first day of each month. (Rent is exclusive of GST, see clause 17)

10.  RENT REVIEW DATES:

     During the Term:          1ST JULY 2006   ____________________________ 20__
                               1ST JULY 2007   ____________________________ 20__
                               ________ 20__

     During the Further Terms: 1ST JULY 2008   ____________________________ 20__
                               1ST JULY 2009   ____________________________ 20__
                               1ST JULY 2010   ____________________________ 20__
                               1ST JULY 2011   ____________________________ 20__
                               ________ 20__   ____________________________ 20__

11.  METHOD OF RENT REVIEW:

     Subject to clause 18 the Rent applicable from and including each Rent
     Review Date is the greatest of:

*    Fair Market Rent on that Rent Review Date

*    CPI Rent on that Rent Review Date

*    the Rent applicable immediately before that Rent Review Date increased
     by ___________________% of that Rent.

*    Delete if inapplicable

<PAGE>

     (REIWA LOGO) (C) COPYRIGHT REIWA 1996 - Unauthorised copying prohibited

12.  ADDRESS:

     The address of the Lessor shown on this Lease 2 FORESTVILLE COURT
     KALLAROO WA 6025

13.  RATE OF INTEREST:

     15% per annum calculated on a daily basis.

14.  PAINTING AND DECORATING INTERVALS:

     Within three (3) months before the end of each Term and Further Term
     granted or at earlier Termination.

15.  PUBLIC RISK INSURANCE:

     $5,000,000

16.  PERMITTED USE:

     Any lawful use for which the Premises are designed or suited without change
     of zoning by the local authority provided this Lease does not thereby
     become subject to the Commercial Tenancy (Retail Shops) Agreements Act
     1985.

17.  GST:

     (a)  in this clause the term "GST means any goods and services tax imposed
          under A New Tax System (Goods and Services) Act 1999 ("the GST Act")
          and its transitional and amending acts and regulations which is or may
          be levied or assessed or becomes payable in respect of rent, outgoings
          or in connection with the supply of the leased premises or any goods,
          services, facilities or other things by the Lessor to the Lessee under
          this contract or any extension, renewal or holding over.

     (b)  The Lessee shall pay to the Lessor any GST payable by the Lessor in
          accordance with the requirements of the GST Act Such payments are to
          be made by the Lessee prior to the date for payment of the GST by the
          Lessor or on the dates for the payment of rent, whichever is the
          earlier. The Lessee hereby indemnifies the Lessor in relation to the
          payment of any GST.

     (c)  Any rent or other payment obligation stated or referred to in this
          contract does not include GST unless it is expressly included and GST
          must be paid in addition to that rent or payment obligation. Unless
          GST is expressly included, the consideration for any supply by the
          Lessor to the Lessee is increased by an amount equal to the amount of
          that consideration multiplied by the rate at which GST is imposed in
          respect of that supply.

     (d)  The Lessor must provide to the Lessee a GST tax invoice as required by
          the GST Act.

18.  SPECIAL CLAUSES:

     OUTGOINGS AND GST PAYABLE IN ADDITION TO RENT (ESTIMATED AT $15,945,99 FOR
     2004-05 FINANCIAL YEAR).

EXECUTED by the parties as a deed.

THE COMMON SEAL of                      )
                                        )
(ACN)                                   )
was affixed in accordance with          )
its Articles of Association             )
in the presence of:-                    )

/s/ STEVE RAKOCZY                       /s/ STEVEN MCGUINNESS
-------------------------------------   ----------------------------------------
Director                                Directior/Secretary*

STEVE RAKOCZY                           STEVEN MCGUINESS
Full Name (Please Print)                Full Name (Please Print)

<PAGE>

     (REIWA LOGO) (C) COPYRIGHT REIWA 1996 - Unauthorised copying prohibited

*    Delete if inapplicable

THE COMMON SEAL of                      ) [SEAL]
                                        )
(ACN)                                   )
was affixed in accordance with          )
its Articles of Association             )
in the presence of:-                    )

/s/ N. Multari                          /s/ Margherita Multari
-------------------------------------   ----------------------------------------
Director                                Directior/Secretary*

/s/ Nicodemo Multari                    /s/ Margherita Multari
-------------------------------------   ----------------------------------------
Full Name (Please Print)                Full Name (Please Print)

*    Delete if inapplicable

SIGNED as a deed by                     )

in the presence of:-                    )

-------------------------------------
Signature of Witness

-------------------------------------
Print full name of Witness

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

-------------------------------------
Address of Witness

-------------------------------------
Occupation of Witness

SIGNED as a deed by                     )

in the presence of:-                    )

-------------------------------------
Signature of Witness

-------------------------------------
Print full name of Witness

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

-------------------------------------
Address of Witness

-------------------------------------
Occupation of Witness

A true copy of this document has been received by each of the signatories hereto
- together with a copy of the Real Estate Institute of Western Australia (Inc.)
1996 General Terms and Conditions of the Lease in the attached document.

/s/ N. Multari       /s/ N. Multari
------------------   ------------------   ------------------   -----------------

                                    COPYRIGHT

The copyright of this contract is the property of the Real Estate Institute of
Western Australia (Inc), and neither the form nor any part of it may be used or
reproduced by any method whatsoever or incoroprated by reference or in any
manner whatsoever in any other document without the consent of the Institute.
2/00<PAGE>

                                                                    Exhibit 4.24

                 KROEZEN/VAN DE RIJT STRAATES & PARTNERS V.O.F.

                      ESTATE AGENTS IN COMMERCIAL PROPERTY

ACT Sigmex B.V.
Attn. Mr J.G.M. Veltman
Koningsschot 39
3900 AH VEENENDAAL

COPY

<TABLE>
<CAPTION>
OUR REF.:       SUBJECT:                         DATE:
---------       --------                         -----
<S>             <C>                              <C>
SZ\AW9303.10B   Culemborg office villa,          11 March 1993
                Landzichtweg/Weth. Schoutenweg
</TABLE>

Dear Mr Veltman,

We hereby confirm, also on behalf of our client, that we reached consensus on 10
March 1993 on the letting, or leasing, of the above-mentioned property.

This lease is to be concluded on the following terms:

<TABLE>
<S>                     <C>
Lessor:                 Kroezen Vastgoed Exploitatie B.V., with its registered
                        office in (postcode 4153 AG) Beesd at Dorpsplein 5, duly
                        represented in this matter by S.E. Kroezen

Lessee:                 ACT Sigmex B.V., with its registered office in
                        Veenendaal at Koningsschot 39, duly represented in this
                        matter by J.G.M. Veltman

Property:               the real property, consisting of office space, which is
                        part of an office villa located on the parcel
                        Landzichtweg/corner Wethouder Schoutenstraat in
                        Culemborg, and indicated as block A on the attached
                        drawing, being the ground floor and the first storey,
                        with a total surface area of approx. 633 m(2).

Rent:                   NLG 195/ m(2), in words: one hundred ninety-five (Dutch)
                        guilders, annually, plus the prevailing VAT, which
                        implies a total rent of NLG 123,435 (in words: one
                        hundred twenty-three thousand four hundred thirty-five
                        guilders annually.

Service charges:        NLG 32.50/ m(2), in words: thirty-two guilders and fifty
                        cents, annually, plus the prevailing VAT. This is an
                        advance sum to be charged on the basis of subsequent
                        calculation. You will find a list of the service charges
                        as an annex.
</TABLE>

<PAGE>

Page 2

continuation of AW9303.10B of 10 March, 1993

<TABLE>
<S>                     <C>
Indexation:             Annually, in accordance with the C.B.S. (Statistics
                        Netherlands) data, on the basis of the annual price
                        index figures of the family consumption series for
                        employees' families with a family income in 1985 (or the
                        most recent basis) below the wage limit for compulsory
                        health insurance (1985 = 100, or the most recent time
                        basis).

Commencement date
of the lease:           1 October 1993 or as much earlier as the building is
                        delivered.

Term of the lease:      five years

Notice period:          twelve months

Option period:          five years

Lease:                  in accordance with the model of the Real Estate Council
                        of the Netherlands (R.O.Z.)

Bank guarantee:         in the amount of three month's rent with the
                        accompanying service charges, including the prevailing
                        VAT.

Special stipulations:   1.   The leased property will be delivered including:
                             floor covering, partitions with a surface area not
                             exceeding 60 per cent of the leased floor area,
                             therefore 380 m(2), modular ceiling with light
                             fittings, and further in accordance with the
                             general information, which is in your possession.

                        2.   The parent company of the Lessee has provided a
                             parent-company guarantee as a guarantee for payment
                             of the rent.

Reservation:            This consensus was reached subject to the reservation
                        that the parent company of the Lessee in England
                        approves it. This approval must be given by 24 March
                        1993 at the latest. If approval has not been given on
                        this date, this consensus shall lapse.
</TABLE>

Please find a copy of this consensus as an annex. We request you to sign this
copy in evidence of your agreement and to return it immediately. As soon as the
reservation is removed, we shall have the lease sent to you as soon as possible.

Trusting that we have represented the agreements correctly,
we remain,

Yours faithfully,
(signature)                             for approval
                                        ACT Sigmex B.V.

-------------------------------------   J.G.M. Veltman
A.N. van de Water                       on
Van de Rijt Straates & Partners            -------------

Copy: Client
Annex.

<PAGE>

SERVICE CHARGES

The services charges of the office villa include, for example the costs of:

     -    service subscription, electricity consumption, fuel consumption, water
          consumption, measurement of consumption, operation, repairing
          failures, tests, etc., for:

     -    lifts

     -    air conditioning system

     -    central heating system

     -    pressure water system

     -    low-voltage system

     -    emergency power system

     -    fire alarm system

     -    bell system

     -    door opener

     -    fire extinguishers

     -    automatic sliding door system

     -    common lighting, including the costs of fluorescent lighting fittings
          and bulbs;

     -    glass insurance of all windows

     -    washing of glass and walls on the outside of the building, common
          areas, service areas and communal spaces, both inside and outside

     -    costs of maintaining the garden and parking spaces on the building's
          own grounds

     -    cleaning costs of common areas
<PAGE>

                             LEASE FOR OFFICE SPACE

              CULEMBORG, LANDZICHTWEG/CORNER WETHOUDER SCHOUTENWEG

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<S>                                                                         <C>
LEASE FOR BUSINESS PREMISES
   The undersigned                                                             1
   Article 1 - property, designated use                                        1
   Article 2 - conditions                                                      1
   Article 3 - duration, extension and termination                             2
   Article 4 - payment obligation, payment period                              2
   Article 5 - turnover tax                                                    3
   Article 6 - bank guarantee                                                  4
   Article 7 - supplies and services                                           4
   Article 8 - special stipulations                                            5
GENERAL CONDITIONS FOR LEASING OFFICE SPACE
   Article 1 - Leased Space                                                   II
   Article 2 - Purpose and use                                                II
   Use (I)
   Permits (II)
   Associations (II)
   Advertising (II)
   Apartments (III)
   Prohibitions and rules of procedure (III)
   Article 3 - Subletting                                                      V
   Article 4 - Rent increases                                                 VI
   Article 5 - End of the lease or use                                       VII
   Article 6 - Damage and/or loss                                           VIII
   Article 7 - Interim termination, default                                   IX
   Article 8 - Bank guarantee                                                  X
   Article 9 -  Maintenance                                                   XI
   Article 10 - Access of the Lessor                                         XII
   Article 11 - Costs of energy, and so forth                               XIII
   Article 12 - Costs                                                        XIV
   Article 13 - Payments                                                     XIV
   Article 14 - Taxes, charges, levies, premiums and so forth                XIV
   Article 15 - Severalty                                                     XV
   Article 16 - Late availability                                             XV
   Article 17 - Address for service                                          XVI
</TABLE>

<PAGE>

The undersigned:

KROEZEN VASTGOED EXPLOITATIE B.V.

with its registered office in (postcode 4153 AG) BEESD at Dorpsplein 5, duly
represented in this matter by S.E. KROEZEN,

hereafter referred to as "LESSOR",

and

ACT SIGMEX B.V.,

with its registered office in (postcode 3900 AH) VEENENDAAL at KONINGSSCHOT 39,
duly represented in this matter by J.G.M. VELTMAN,

hereafter referred to as "LESSEE",

agreed the following Lease on 11 MARCH 1993:

ARTICLE 1 - PROPERTY, DESIGNATED USE

1.1  This Lease relates to the property, hereafter referred to as "THE LEASED
     SPACE", known locally as CULEMBORG, LANDZICHTWEG/CORNER WETHOUDER
     SCHOUTENWEG, recorded in the land register under Municipality of CULEMBORG,
     SECTION N, PART OF NO. 158, PART OF NO. 159 and PART OF NO. 160, consisting
     of APPROX. 633 M(2) OF OFFICE SPACE ON THE GROUND FLOOR AND THE FIRST
     STOREY OF THE OFFICE VILLA, BLOCK A, and indicated in more detail on the
     drawing(s) and/or description(s) of the Leased Space certified by the
     parties and attached to this deed, which are sufficiently known to the
     parties.

1.2  The Lessee will use the Leased Space only as OFFICE SPACE AND PRECISION
     REPAIR SPACES.

ARTICLE 2 - CONDITIONS

2.1  The following form part of this Lease:

     A.   the General Conditions, certified by the parties, which are attached
          to this Lease as an integral part thereof;

     B.   the provisions of the deed of division of property, the accompanying
          regulations for the division of property and any internal regulations
          adopted, in so far as these provisions are applicable and if the
          Leased Space is part of a building or complex which has been divided
          into apartments.

Lessee's initials:
                   ------------------

Lessor's initials:
                   ------------------

                                                                               1

<PAGE>

2.2  The rules ensuing from paragraph 2.1 of this Lease will be applicable,
     except in so far as the provisions referred to below explicitly depart from
     them, or application to the Leased Space is not possible.

ARTICLE 3 - TERM, EXTENSION AND TERMINATION

3.1  This Lease is entered into for the term of FIVE years, commencing on 1
     OCTOBER 1993 OR AS MUCH EARLIER AS THE BUILDING IS DELIVERED BY THE LESSOR
     TO THE LESSEE, and ends on 30 SEPTEMBER 1998.

3.2  During the period referred to in 3.1 of this Lease, the parties may not
     terminate this Lease in the interim by giving notice. Notice in accordance
     with paragraph 3.4 of this Lease will be required to terminate this Lease
     at the end of this period.

3.3  If the period referred to in paragraph 3.1 of this Lease expires without
     notice having been given in accordance with paragraph 3.2, this Lease will
     continue for a contiguous period of FIVE years, therefore until 30
     SEPTEMBER 2003. This Lease will, however, end at that time only if notice
     has been given in accordance with paragraph 3.4 of this Lease. If such
     notice is not given, this Lease will continue further for a following
     contiguous period of FIVE years and so on, barring, however, notice in
     accordance with paragraph 3.4 of this Lease at the end of the following
     period.

3.4  Notice of termination of this Lease may only be sent by bailiff's
     notification or by post recorded and signed for, with due observance of a
     notice period of at least TWELVE months prior to the expiry of the current
     period.

3.5  This Article will not affect the provisions under Article 7 of the General
     Conditions certified by the parties and attached to this Lease as an
     integral part thereof.

ARTICLE 4 - PAYMENT OBLIGATION, PAYMENT PERIOD

4.1  The Lessee's payment obligation consists of:

     -    the rent,

     -    the payment referred to under Article 7 of this Lease for additional
          supplies and services,

     -    the turnover tax legally due on the rent and this payment or an
          equivalent amount as referred to under Article 5 of this Lease.

4.2  The annual rent is NLG 123,435, in words: ONE HUNDRED TWENTY-THREE THOUSAND
     FOUR HUNDRED THIRTY-FIVE guilders. The rent will be increased annually on 1
     OCTOBER, for the first

                                                                               2

<PAGE>

     time on 1 OCTOBER 1994, and so on, in accordance with Article 4 of the
     General Conditions certified by the parties and attached to this Lease as
     an integral part thereof.

4.3  The payment for additional supplies and services will be determined in
     accordance with Article 11 of the General Conditions certified by the
     parties and attached to this Lease as an integral part thereof, and a
     system of advance payments with subsequent settlement will apply to this
     payment, as referred to there.

4.4  The rent and the advance on the payment for additional supplies and
     services and the turnover tax or equivalent amount will be due in advance,
     always by or on the first day of the period to which the payment relates.

4.5  The following amounts are due per payment period of 3 months:

<TABLE>
<S>                                                        <C>   <C>
     -    the rent                                         NLG   30,858.75

     -    the advance on the payment for heat
          or the supply of hot water and additional
          supplies and services                            NLG    5,143.13
                                                           ---   ---------
          so that the Lessee will have to pay a total of   NLG   36,001.88
                                                           ---   ---------
</TABLE>

          in words: THIRTY-SIX THOUSAND AND ONE GUILDERS AND EIGHTY-EIGHT CENTS,
          plus the legally due turnover tax or equivalent amount as referred to
          in Article 5 of this Lease.

ARTICLE 5 - TURNOVER TAX

5.1  The statutory turnover tax must be paid on all sums referred to in this
     Lease with the General Conditions forming an integral part thereof. The
     Lessee will owe turnover tax on the rent and the payment for additional
     supplies and services. The turnover tax will be charged by the Lessor and
     must be paid simultaneously with the rent and the payment for additional
     supplies and services, or the advance thereon.

5.2  The Lessee hereby grants the Lessor irrevocable authorisation, also on the
     Lessee's behalf, to submit a request as referred to in Section 11, under
     b., 5o of the Turnover Tax Act 1968 (Wet op de Omzetbelasting 1968)
     (request opting for taxed rent). If asked to do so, he must co-sign this
     request within 14 days after he has received it from the Lessor and return
     it to the Lessor.

5.3  If the request is not submitted within the period stipulated by law, or it
     is not granted, over and above the rent and the payment for additional
     supplies and services or the advance thereon, the Lessee will owe an amount
     which is equivalent to the amount of turnover tax that would have been due
     if the request had been granted. The same holds if the request is granted
     as of a later date than was requested, although only during the period
     ending on the commencement date of taxed rent.

                                                                               3

<PAGE>

5.4  If the Lessee demonstrates that it is the Lessor's fault that the request
     was not submitted on time or not granted, the amount equivalent to turnover
     tax referred to in paragraph 5.3 of this Lease will not be due.

5.5  In case the Lessee sells the Leased Space or the building or complex to
     which the leased part belongs, and the new owner also opts for taxed rent,
     the Lessee will also be bound by the provisions of this Article.

ARTICLE 6 - BANK GUARANTEE

6.1  The terms of Article 8 of the General Conditions, certified by the parties
     and attached to this Lease as an integral part thereof, will apply to the
     security to be provided by the Lessee.

6.2  The amount referred to under paragraph 8.1 of the General Conditions,
     certified by the parties and attached to this Lease as an integral part
     thereof, is hereby set by the parties at NLG 36,001.88, in words:
     THIRTY-SIX THOUSAND ONE GUILDERS AND EIGHTY-EIGHT CENTS, plus the legally
     due turnover tax, being NLG 42,302.20, in words: FORTY-TWO THOUSAND THREE
     HUNDRED TWO GUILDERS AND TWENTY CENTS, including the legally due turnover
     tax.

ARTICLE 7 - SUPPLIES AND SERVICES

The parties agree that the following additional supplies and services will be
provided by or on behalf of the Lessor:

-    service subscription, electricity consumption, fuel consumption, water
     consumption, measurement of consumption, operation, repairing failures,
     tests, etc., for:

-    lifts

-    air conditioning system

-    central heating system

-    pressure water system

-    low-voltage system

-    emergency power system

-    fire alarm system

-    bell system

-    door opener

-    fire extinguishers

-    common lighting, including the costs of fluorescent lighting fittings and
     bulbs;

-    glass insurance of all windows

-    washing of glass and walls on the outside of the building, common areas,
     service areas and communal spaces, both inside and outside

-    costs of maintaining the garden and parking spaces on the building's own
     grounds

-    cleaning costs of common areas

                                                                               4

<PAGE>

ARTICLE 8 - SPECIAL STIPULATIONS

8.1  The Leased Space will be delivered including floor covering, partitions
     with a surface area not exceeding 60 per cent of the leased floor area,
     therefore 380 m(2) and modular ceilings with light fittings.

8.2  The Lessee's parent company will provide a parent-company guarantee as a
     guarantee for payment of the rent.

Drawn up and signed in triplicate in:
(postcodes) 4153 AG BEESD and 3900 AH VEENENDAAL

The Lessor:                             The Lessee:
KROEZEN VASTGOED EXPLOITATIE B.V.       ACT SIGMEX B.V.

-------------------------------------   ----------------------------------------
(signature)                             (signature)

S.E. KROEZEN                            J.G.M. VELTMAN

on 14 April 1993                        on 8 April 1993

                                                                               5
<PAGE>

                   GENERAL CONDITIONS FOR LEASING OFFICE SPACE

<PAGE>

ARTICLE 1 - THE LEASED SPACE

1.1  The Leased Space also includes the systems and facilities present, in so
     far as they are property of the Lessor and are described in the certified
     description attached to this Lease as an integral part thereof.

1.2  The Leased Space will be delivered and accepted in the condition indicated
     in the certified description attached to this Lease as an integral part
     thereof, or failing this, in the condition it is in at the time of
     delivery. The Lessee may, if it so desires, after consulting with the
     Lessor, make changes to or install facilities in or on the Leased Space at
     its own expense.

ARTICLE 2 - PURPOSE AND USE

USE

2.1  For the entire term of this Lease, the Lessee must use the Leased Space
     actually, properly and itself, exclusively in accordance with the purpose
     indicated in this Lease and with due observance of existing restricted
     rights and of requirements set or yet to be set by the government or public
     utilities. It must provide and continue to provide for sufficient
     furnishings and fixtures and fittings.

2.2  The Lessee must conduct itself in accordance with the provisions of the law
     and local bye-laws, as well as in accordance with the customs regarding
     leasing and letting, regulations of the government and utility companies
     and, if and to the extent applicable, of the "bureau voor
     Sprinklerbescherming" (Sprinkler Protection Agency) and insurers, as well
     as the oral and written instructions given by or on behalf of the Lessor in
     the interest of a proper use of the Leased Space and of the interior and
     exterior areas, systems and facilities of the building or complex of which
     the Leased Space is a part, particularly those relating to maintenance,
     appearance, noise level, order, fire safety, parking behaviour and the
     proper functioning of the building or complex of which the Leased Space is
     a part. The Lessee must always see to it as soon as possible that any
     necessary work is done and measures taken.

2.3  The Lessee must not cause any hindrance or nuisance to other users of the
     building or complex of which the Leased Space is a part, and must see to it
     that third parties present on its premises with its approval and its or
     their visitors do not do so either. The Lessor is not required to compel
     compliance with this. It will, however, be authorised to do so. Hindrance
     and nuisance also include interference with radio and television reception
     and with the operation of other electrical equipment.

Lessee's initials:
                   ------------------

Lessor's initials:
                   ------------------

                                                                              II

<PAGE>

PERMITS

2.4  The Lessee itself must ensure compliance with requirements, including
     having permits, approvals, exemptions and so forth, in its possession in
     connection with the conduct of its business or profession in the Leased
     Space, including those pursuant to the Nuisance Act (Hinderwet) and the
     environmental laws. Non-compliance or failure to comply any longer with
     those requirements will never give the Lessee any cause to dissolve or
     nullify this lease, nor to take any other action against the Lessor.

2.5  If changes to, on or in, or facilities in or on the Leased Space are needed
     in connection with paragraph 2.4 of these General Conditions, whether or
     not required under government regulations, without prejudice to the
     provisions in paragraphs 2.12, 2.13, 2.14, 2.15, 2.16 and 2.17 of these
     General Conditions, the Lessee will be liable during performance of the
     work for compliance with the requirements set or to be set by the
     government, as well as for obtaining the necessary permits, and the costs
     of the changes or facilities will payable by the Lessee.

ASSOCIATIONS

2.6  If an association or other collective of lessees or users of the building
     or complex of which the Leased Space is a part, which is recognised by the
     Lessor - for example an association of users of industrial units on an
     industrial estate - exists or is formed, the Lessee will be obliged to join
     it immediately and to maintain its membership thereof for the entire term
     of his Lease, and, at first request, to settle the amounts due from it in
     relation to this association or collective.

2.7  For the period that the Lessee is not a member, it will owe the Lessor the
     same amounts as those which it would owe to that association or collective
     if it were a member. The Lessor must pay these amounts to the association
     or collective immediately. The Lessee is not allowed to cooperate in the
     making of bye-laws, decisions and suchlike of an association or other
     collective of lessees or users which are in conflict with this Lease.

ADVERTISING

2.8  The Lessor will have the right, after consulting with the Lessee, for its
     own benefit as well as for the benefit of the Lessee or third parties, to
     have at its disposal the roofs, external walls, gardens and grounds of the
     Leased Space and the building or complex of which the Leased Space is a
     part for (light) advertisement, signs and otherwise. In exercising this
     right, the Lessor will take account of the, in its opinion, justified
     interests of the Lessee. The Lessee must tolerate the work and facilities
     for that work, and will never have any right of action against the Lessor
     in this regard.

                                                                             III

<PAGE>

APARTMENT RIGHTS

2.9  If the building or complex of which the Leased Space is a part is or will
     be divided into apartment rights, the Lessee will be obliged to observe the
     rules ensuing from the deed of division, articles of association and
     regulations regarding use. The same holds if the building or complex is or
     will become the property of a cooperative.

2.10 The Lessor, in as far as it is able to do so, must not cooperate in the
     drafting of regulations which are in conflict with this Lease.

2.11 The Lessor must ensure that the Lessee has possession of the regulations
     regarding use referred to in paragraph 2.9 of these General Conditions.

PROHIBITIONS AND RULES OF PROCEDURE

2.12 The Lessee is not permitted:

     A.   to have environmentally hazardous items of property and/or goods in,
          on or in the immediate vicinity of the Leased Space, including
          malodorous, inflammable or explosive items, unless they are part of
          the normal stock in trade;

     B.   to place a higher load on the floors of the Leased Space and the
          building or complex of which the Leased Space is a part, than is
          structurally permissible or indicated in this Lease;

     C.   to use the Leased Space in such a way that this use causes soil
          contamination or other environmental pollution, damage to the Leased
          Space or damage to the appearance of the Leased Space, also including
          the use of means of transport which can damage the floors;

     D.   to make changes to or install facilities in or on the Leased Space
          which are in conflict with regulations of the government or utility
          companies, or with the conditions under which the owner of the Leased
          Space acquired the Leased Space or with other restricted rights, or
          which result in nuisance for other lessees or neighbourhood residents,
          or hinder their use.

2.13 Without prior written permission from the Lessor, the Lessee is not
     permitted:

     A.   to make changes to or install facilities in or on the Leased Space,
          also including drilling holes, however small they may be, in the
          external walls;

     B.   to introduce or have items and/or goods in, on or in the immediate
          vicinity of the Leased Space, including name signs, advertisements,
          boards, announcements, publications, structures, wooden structures,
          racks, packing materials, goods, machines,

                                                                              IV

<PAGE>

          lighting, sun blinds, aerials with appurtenances, flagpoles and so
          forth, or to make windows opaque;

     C.   to enter or allow others to enter the service and system areas, flat
          roofs, roofs, gutters and areas and places of the Leased Space or
          building or complex of which the Leased Space is a part which are not
          intended for common use;

     D.   to perform acts relating to the central systems;

     E.   to park means of transport in places other than those designated for
          that purpose.

2.14 The Lessee must keep fire taps and fire hose reels, as well as escape
     routes in the Leased Space, free at all times, also those which serve as
     escape routes for other users of the building or complex of which the
     Leased Space is a part. In case of disasters, the Lessee must give any
     other users the opportunity to use the emergency routes designated for
     them, in so far as they are located in the Leased Space. Likewise, the
     Lessee will be entitled to use the escape routes designated for it, even to
     the extent they are not located in the Leased Space.

2.15 If a lift is part of the Leased Space, or the Leased Space is accessible by
     lift, the Lessee, its personnel and visitors will be able to use this life
     only at their own risk. All instructions, given and to be given by or on
     behalf of the Lessor, the lift installer or the government must be complied
     with precisely. The Lessor may - if and as long as this is necessary - put
     the lift system out of operation, without the Lessee being able to enforce
     a right to compensation or reduction of the rent.

2.16 If the Leased Space is part of a building or complex, the above-mentioned
     provisions will hold as well, in so far as they are applicable, for the
     areas of that building or complex which have not been leased.

2.17 The Lessor may attach conditions to its permission, and may withdraw its
     permission at all times, unless otherwise agreed.

ARTICLE 3 - SUBLETTING

3.1  Barring prior written permission from the Lessor, the Lessee will not be
     permitted to relinquish the Leased Space wholly or in part by renting or
     subletting it to or allowing it to be used by third parties, or to transfer
     its tenancy rights wholly or in part to third parties or transfer them to a
     partnership, company or legal entity, or to assign the tenancy rights, in
     so far as they belong to an undivided interest, in the event of division
     and distribution thereof.

3.2  Permission given by the Lessor will be once only and will not apply to
     other or following cases.

                                                                               V

<PAGE>

3.3  The Lessor is entitled to attach conditions to its permission.

3.4  Irrespective of whether the Lessor has given permission, the Lessee,
     notwithstanding the liability of third parties, will be jointly and
     severally liable for compliance with the obligations under this Lease. The
     Lessee must ensure that a third party who acquires tenancy rights or rights
     of use also accepts the liability ensuing from this Lease for a lessee or
     user.

3.5  In case the Lessee acts in conflict with any provision of this Article, it
     will forfeit to the Lessor for each calendar day that the breach continues
     an immediately due and payable penalty, equal to twice the rent applicable
     to the Lessee at that time per day, without prejudice to the Lessor's right
     to claim performance or dissolution because of attributable failure, as
     well as damages.

ARTICLE 4 - RENT INCREASE

4.1  If it has been agreed in this that the rent will be increased periodically,
     this increase will be based on the annual price index for family
     consumption, series for employees' families with an income in 1985 below
     the wage limit for compulsory health insurance (1985 = 100), published by
     the Dutch Central Bureau of Statistics (CBS).

     The adjusted rent will be calculated according to the following formula:

     the adjusted rent is equal to the prevailing rent multiplied by the index
     number for the calendar year before the year in which the adjusted rent
     takes effect (A), divided by the index number for the calendar year before
     the commencement date of the prevailing rent (B), thus

                                            A
                         PREVAILING RENT X --- = NEW RENT
                                            B

4.2  The rent will not be adjusted if the adjustment would result in a lower
     rent than the last prevailing rent.

4.3  The adjusted rent will apply even if the Lessee has not been notified of
     the adjustment.

4.4  If the CBS discontinues the announcement of the aforementioned price index
     numbers, or changes the basis of their calculation, the most similar
     possible index number will be used.

     In the event of a difference of opinion on this, the party taking the
     initiative may request a decision by the director of the CBS which will be
     binding on the parties. Each of the parties will bear half of any costs
     involved in this.

                                                                              VI

<PAGE>

ARTICLE 5 - END OF THE LEASE OR USE

5.1  At the end of this Lease, as well as upon termination of use, the Lessee
     must leave the Leased Space in its original condition, to the Lessor's
     satisfaction - this is the condition determined in the description drawn up
     and certified at the start, as referred to in paragraph 1.2 of these
     General Conditions, and, failing this, in the state it was in at the time
     of delivery - and deliver it to the Lessor in good condition, completely
     vacated, free of use and rights of use and properly cleaned, and hand over
     all keys to the Lessor. The Lessee must remove all items fitted by it in,
     to or on the Leased Space, or taken over by it from the previous lessee or
     user, at its own expense and risk, unless the parties agree otherwise in
     this regard. The Lessor will not owe any compensation for items not
     removed.

5.2  If the Lessee terminates use on time or prematurely without handing over
     the keys to the Lessor, the Lessor will be entitled to deem the Lease as
     terminated, gain access to the Leased Space at the Lessee's expense and
     take possession of it, without this giving the Lessee any right to
     compensation or otherwise.

5.3  All items and/or goods which the Lessee has apparently relinquished by
     leaving them behind in the Leased Space upon actually leaving the Leased
     Space may be removed by the Lessor at its discretion, without any liability
     on its part, at the Lessee's expense, unless the Lessor knows that the next
     lessee has taken over the items. In such a case, the Lessor will act with
     the Lessee's approval, and the parties will not consider this in conflict
     with Section 138 of the Dutch Criminal Code (Wetboek van Strafrecht).

5.4  The parties must inspect the Leased Space jointly in good time before the
     end of this Lease, record their findings in an inspection report and agree
     in writing in what way any repairs that proved necessary during the
     inspection and overdue maintenance, in so far as they are for the Lessee's
     account, will be carried out at the Lessee's expense and risk.

5.5  If the Lessee does not cooperate within a reasonable time with the
     inspection and recording, the inspection carried out by the Lessee and its
     recording of its findings will count as binding between the parties.

5.6  The Lessee must have carried out the repairs and maintenance mentioned in
     the inspection report which are at its expense and risk in good time before
     the end of this Lease, to the Lessor's satisfaction.

5.7  If the written agreement referred to in paragraph 5.4 of these General
     Conditions is not concluded within a reasonable time, as well as if the
     Lessee does not perform its obligations

                                                                             VII

<PAGE>

     under that agreement or does not perform them sufficiently within a
     reasonable period set by the Lessor, after default, the Lessor will be
     entitled to have the work in question performed at the expense and risk of
     the Lessee.

5.8  Over the time involved in carrying out the repairs and overdue maintenance
     referred to in paragraphs 5.6 and 5.7 of these General Conditions, counting
     from the date of the end of this Lease, the Lessee will owe the Lessor an
     amount calculated according to the last prevailing rent and payment for
     additional supplies and services, without prejudice to the Lessor's claim
     for compensation of the further losses and costs.

5.9  The provisions of paragraphs 5.4 to 5.8 of these General Conditions will
     apply equally in case the inspection does not take place until after the
     Lessee has vacated the Leased Space.

ARTICLE 6 - DAMAGE AND/OR LOSS

6.1  The Lessee must take the necessary measures immediately to prevent and
     limit damage to the Leased Space - and to the extent it is able to do so,
     to the building or complex of which the Leased Space is a part and to
     adjacent buildings - such as damage due to short circuits, fire, leaks,
     storm, frost, influx and emission of gasses or liquids, including measures
     to prevent damage due to any weather conditions. The Lessee must also
     inform the Lessor immediately if such damage or an event as referred to in
     paragraph 6.3 occurs or threatens to occur.

6.2  The Lessee will be liable to the Lessor for any damage done and losses
     occurring to the Leased Space, unless the Lessee proves that it, the
     persons it has admitted to the Leased Space, its personnel and the persons
     for whom it is responsible are not to blame for this.

6.3  The Lessor will not be liable for injury caused to the person or damage
     done to the property of the Lessee or of third parties - and the Lessee
     indemnifies the Lessor for claims to this effect - through the occurrence
     and consequences of visible and hidden defects in the Leased Space or the
     building or complex of which the Leased Space is a part, or caused by the
     occurrence and consequences of weather conditions, inability to access the
     Leased Space, discontinuation of the supply of gas, water, electricity,
     heat, ventilation or air conditioning, failures of the systems and
     equipment, influx and emission of gasses or liquids, fire, explosion and
     other events, disruption of quiet enjoyment under the Lease and disruption
     of or shortcomings in the supplies and services, all this except in case of
     damage due to gross negligence or serious omissions of the Lessor in
     relation to the condition of the Leased Space or the building or complex of
     which the Leased Space is a part.

                                                                            VIII

<PAGE>

6.4  The Lessor will never be liable for trading loss of the Lessee or for
     losses due to the activities of other lessees or to impediments to the use
     of the Leased Space which third parties cause.

ARTICLE 7 - INTERIM TERMINATION, DEFAULT

7.1  If the Lessee:

     -    does not pay the rent and make the payment for additional supplies and
          services at the stipulated times,

     -    discontinues its profession or business in the Leased Space wholly or
          largely,

     -    does not comply with any other provision of this Lease,

     -    does not observe any condition attached to permission granted by the
          Lessor,

     -    loses the free disposal over its assets or part thereof,

     -    if it is not a natural person, loses its legal personality, is
          dissolved or is actually liquidated,

     -    applies for suspension of payment or insolvency,

     -    is declared to be in a state of insolvency,

     -    offers a settlement outside insolvency or

     -    if the Lessee's property is attached,

     the Lessor will be entitled to cancel this Lease immediately in the interim
     or, if allowed by law, to declare this Lease terminated with immediate
     effect, without any notice of default being required.

7.2  The Lessee will be in default through the mere passage of a stipulated
     period, or through the mere occurrence of a circumstance as referred to
     above.

7.3  The Lessee must compensate the Lessor for all losses, costs and interest
     resulting from a circumstance referred to in paragraph 7.1 of these General
     Conditions and resulting from interim termination of this Lease, also in
     the event of insolvency and suspension of payment. The losses will, in any
     case, include the rent, payment for additional supplies and services,
     including energy costs, turnover tax (BTW, Dutch VAT) and other amounts due
     according to this Lease, until the original contractual end date of this
     Lease, the costs of reletting and all costs of judicial as well as
     extrajudicial measures taken by the Lessor, including those of legal
     assistance in connection with a circumstance as referred to in paragraph
     7.1 of these General Conditions.

7.4  The provisions of paragraphs 7.1 to 7.3 of these General Conditions do not
     exclude the Lessor's entitlement to exercise its other rights, including
     its right to claim performance with compensation, or dissolution with
     vacation and compensation pursuant to the provisions of the

                                                                              IX

<PAGE>

     (new) Dutch Civil Code (Burgerlijk Wetboek), Book 6, Section 265 ff. or
     Section 39 of the Bankruptcy Act (Faillissementswet).

7.5  The Lessor will be entitled by operation of law and without judicial
     intervention to do (or have done) that which the Lessee has failed to do,
     as it sees fit and at the expense and risk of the Lessee.

ARTICLE 8 - BANK GUARANTEE

8.1  As a guarantee for proper compliance with its obligations under this Lease,
     upon signing this Lease, the Lessee must hand over a bank guarantee issued
     by a Dutch banking institution to the Lessor's satisfaction in the amount
     stipulated in this Lease, which relates to the Lessee's payment obligation
     to the Lessor, plus the prevailing turnover tax (VAT). This bank guarantee
     must also apply to the extensions of this Lease, including changes thereto,
     remain valid until three months after termination of this Lease and also
     apply to the legal successors of the Lessor.

8.2  The Lessee will not be able to claim setoff of any amount against the bank
     guarantee.

8.3  If a claim is made under the bank guarantee, the Lessee must provide for a
     new bank guarantee in the original amount at the Lessor's first request.

8.4  After an upwards adjustment of the rent and/or the prevailing turnover tax
     (VAT), at the Lessor's first request, the Lessee must immediately have a
     new bank guarantee issued in an amount adjusted to the new payment
     obligation, plus the prevailing turnover tax (VAT).

8.5  Prior to the start of each new lease period on the basis of an extension of
     the Lease, at the Lessor's first request, the Lessee must provide for a new
     bank guarantee in an amount adjusted to the new payment obligation, plus
     the prevailing turnover tax (VAT).

8.6  If the Lessee fails to comply with the obligations referred to in this
     Article, for each breach, it will forfeit to the Lessor an immediately due
     and payable penalty of NLG 500 (in words: five hundred guilders) per
     calendar day that it is in default after such default has been pointed out
     to the Lessee by registered letter.

                                                                               X

<PAGE>

ARTICLE 9 - MAINTENANCE

9.1  Unless work is concerned that must be considered as minor and day-to day
     repairs within the meaning of the law, (new) Dutch Civil Code, Book 7A,
     Section 1619, or work on items which have not been fitted by or on behalf
     of the Lessor, the Lessor will be responsible for:

     A.   maintenance, repair and renewal of structural parts of the Leased
          Space, such as foundations, columns, beams, structural floors, roofs,
          flat roofs, bearing walls, outer walls (except for windows);

     B.   maintenance, repair and renewal of stairways, steps, wiring, plumbing,
          drains, gutters, exterior window frames and suchlike, without
          prejudice to the provisions of paragraph 9.2, subparagraph f., of
          these General Conditions;

     C.   repair and renewal of systems, such as the elevator, central heating
          and pressure water system - in and in so far as present in the Leased
          Space;

     D.   outside painting.

9.2  The Lessee will be responsible for all other maintenance, repair and
     renewal, such as:

     A.   interior maintenance, not being maintenance as referred to in
          paragraph 9.1 of these General Conditions, as well as exterior
          maintenance, if and in so far as work is concerned that must be
          considered as minor and day-to-day repairs within the meaning of the
          law, (new) Dutch Civil Code, Book 7A, Section 1619, all this without
          prejudice to the further provisions in this context;

     B.   the costs of the service subscription for systems serving the Leased
          Space or the building or complex of which the Leased Space is a part,
          such as an elevator, pressure water or central heating system - if and
          in so far as applicable and present in the Leased Space - or at least
          in so far as those costs are due for:

          -    carrying out periodic preventive maintenance, including
               inspection activities and keeping moving parts in working order
               (corrective maintenance);

          -    replacing parts which are subject to fast wear and tear and have
               to be replaced during almost every service;

          -    remedying failures outside normal office hours;

          -    making minor repairs;

          -    everything that can be considered minor and day-to-day
               maintenance within the meaning of the law, (new) Dutch Civil
               Code, Book 7A, Section 1619;

     C.   replacement of similar bulbs, broken (plate) glass windows, glass
          doors and glass walls by similar items;

     D.   maintenance of boundary partitions, gardens and yards - if and in so
          far as applicable and belonging to the Leased Space;

     E.   maintenance, repair and renewal in similar versions of hinges and
          locks, taps, switches, sockets, bell systems, lighting (including
          fittings), sun blinds, floor covering,

                                                                              XI

<PAGE>

          upholstery, windows, interior painting, sinks, sanitary facilities,
          mirrors, toilet cisterns - if and in so far as applicable and present
          in the Leased Space;

     F.   cleaning of the Leased Space, both interior and exterior, also
          including cleaning windows, frames and external walls, cleaning
          gutters and sweeping chimneys at least once a year, as well as
          unblocking pits, sewers and drains;

     G.   maintenance, repair and renewal of items not fitted by or on behalf of
          the Lessor;

     H.   maintenance, repair and renewal, which are necessary because of acts
          or omissions of the Lessee itself, its personnel, of those for whom it
          is responsible and those whom it has admitted to the Leased Space.

9.3  If, after a warning, the Lessee fails to carry out maintenance, repair or
     renewal at its own expense - or if, in the Lessor's opinion, this has been
     carried out injudiciously or poorly - after default, the Lessor will be
     entitled to carry this out (or have this carried out) at the Lessee's
     expense and risk. If work for which the Lessee is responsible cannot be
     postponed, the Lessor will be entitled to perform this work (or have it
     performed) immediately at the Lessee's expense and risk.

9.4  If the Lessor considers it necessary to carry out maintenance, repair,
     renewal or other work (or have it carried out) on the Leased Space or the
     building or complex of which the Leased Space is a part, or on adjacent
     premises, or if this work is necessary in connection with requirements or
     measures of the government or utility companies, the Lessee must allow the
     persons who are needed to perform that work and take those measures to
     enter the Leased Space and tolerate such work and measures and the
     accompanying inconvenience, without being able to claim any compensation or
     reduction of the payment obligation or dissolution of this Lease, even if
     all this lasts longer than forty days. If possible, the Lessor will consult
     with the Lessee about the time of performance of the work.

ARTICLE 10 - ACCESS OF THE LESSOR

10.1 The Lessor and all persons to be indicated by it will be entitled to enter
     the Leased Space at all times - except in emergencies - after prior
     notification, on working days between 8.00 a.m. and 5.30 p.m. to inspect
     the condition of the Leased Space, for the work and measures referred to in
     paragraphs 1.2, 2.8 and Article 9 of these General Conditions and for
     valuations.

10.2 In the event of the intended sale or auctioning of the Leased Space, and
     for six months before the end of this Lease, the Lessee, without any
     compensation, for at least two working days a week, after prior
     notification by the Lessor or its authorised representative, must allow the
     opportunity to visit the Leased Space and tolerate the customary "To Let"
     or "For Sale" boards or notices in, on or affixed to the Leased Space.

                                                                             XII

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ARTICLE 11 - COSTS OF ENERGY AND SO FORTH

11.1 Over and above the rent, the Lessee must also bear the costs of the
     consumption of water and energy for the Leased Space, including the costs
     of entering into a contract for supply and the meter rent, as well as any
     other costs and penalties charged by the utility companies. The Lessee
     itself must conclude the contract for supply with the bodies concerned,
     unless the Leased Space does not have any separate connections. In that
     case, the costs for the consumption of water and energy for the Leased
     Space will be charged to the Lessee by the Lessor.

11.2 If additional supplies and services have been agreed, the Lessor will
     determine the payment due from the Lessee on the basis of the costs
     involved in the supplies and services and related administrative work. If
     the Leased Space is part of a building or complex, and the supplies and
     services also relate to other parts belonging thereto, the Lessor will
     determine the share of the costs of those supplies and services which, in
     its reasonable opinion, is payable by the Lessee. In doing so, the Lessor
     will not have to take account of the circumstance that the Lessee does not
     use one or more of these supplies and services. If one or more parts of the
     building or complex of which the Leased Space is a part are not in use, the
     Lessor will ensure when determining the Lessee's share that it is not
     higher than it would be if the building or complex of which the Leased
     Space is a part were fully in use.

11.3 Each year, the Lessor will provide the Lessee with an itemised statement of
     the costs of the supplies and services, stating the method used to
     calculate them and, if applicable, the Lessee's share in those costs.

11.4 Any shortfall in the payments made by the Lessee, or excess received by the
     Lessor, which is evident from the statement for the relevant period, taking
     account of advance payments, will be paid or repaid within a month after
     the statement has been provided. Challenging of the correctness of the
     statement will not result in suspension of this obligation.

11.5 After consulting with the Lessee, the Lessor will have the right to limit
     or increase the supplies and services by type and scope. In connection with
     this or not, it may adjust the advance payment due from the Lessee for
     supplies and services to the costs expected by it.

11.6 In case the supply of heat or hot water is included in the supplies and
     services, the Lessor will have the right to adjust the method of
     determining the consumption and related Lessee's share in the costs of
     consumption after consulting with the Lessee. If consumption is determined
     on the basis of consumption meters, and a dispute arises over the Lessee's
     share in the costs of supply because these meters do not function correctly
     or at all, the statement of the presumed share by a firm consulted by the
     Lessee which specialises in the measurement and

                                                                            XIII

<PAGE>

     determination of purchased heat will be binding. This also applies in the
     event of damage, destruction or fraud in relation to the meters, without
     prejudice to all other rights the Lessor has in that case vis-a-vis the
     Lessee, such as the right to repair or renewal of the meters and
     compensation of losses incurred.

ARTICLE 12 - COSTS

In all cases in which the Lessor has a warning, notice of default or writ issued
to the Lessee, or in case of legal actions against the Lessee to force it to
comply with this Lease or to vacate the Leased Space, the Lessee must reimburse
the Lessor for all costs made for this, both in and out of court - except for
the court costs to be paid by the Lessor pursuant to a final court decision. The
costs made will be set by the parties in advance at an amount that is not less
than the customary rate charged by court bailiffs.

ARTICLE 13 - PAYMENTS

13.1 The payment of the rent and everything due under this Lease must be made by
     the due date at the latest in legal Dutch currency - without any discount,
     deduction or setoff against a claim which the Lessee has or alleges to have
     against the Lessor, at the offices of the Lessor or by deposit or transfer
     to a bank or postal giro account to be indicated by the Lessor at a later
     date. The Lessor will be at liberty to make changes to the place or manner
     of payment after notifying the Lessee of this in writing. The Lessor is
     entitled to determine the outstanding debt under this Lease from which the
     payment it received from the Lessee will be deducted.

13.2 If an amount due from the Lessee on the basis of this Lease is not paid
     promptly by the due date, the Lessee will forfeit to the Lessor, by
     operation of law, for each case in which it is in default of this, from the
     due date, an immediately due and payable penalty of 2% per month of the
     amount due, with a minimum of NLG 250 (in words: two hundred fifty
     guilders) per calendar month, whereby each month which has started will
     count as a full month.

ARTICLE 14 - TAXES, CHARGES, LEVIES, PREMIUMS AND SO FORTH

14.1 Even if the Lessor is assessed for this, the following will be payable by
     the Lessee:

     A.   the property tax for the actual use of the Leased Space and - if and
          in so far as applicable and present - the actual shared use of service
          areas, common areas and so-called communal spaces;

     B.   other existing or future taxes, municipal taxes on encroachment on or
          above public land, charges, levies and charges relating to the Leased
          Space and the Lessee's property;

                                                                             XIV

<PAGE>

     C.   environmental levies, including the surface water pollution levy and
          the contribution to the waste water purification costs and amounts on
          the basis of environmental protection in any other levy.

14.2 If in connection with the nature or conduct of the Lessee's profession or
     business, a higher than normal premium for the Leased Space or the building
     or complex of which the Leased Space is a part is charged to the Lessor or
     other lessees of the building or complex of which the Leased Space is a
     part for fire insurance for the building or equipment, the Lessee must
     compensate the Lessor or those other lessees for the amount over and above
     the normal premium. The Lessor and other lessees will be free to choose the
     insurance company or companies, to determine the insured value and to
     assess the reasonableness of the premium due.

14.3 The Lessee must take out satisfactory insurance against trading loss and
     third-party liability for its profession or business and maintain it by
     regular payment of the premium. If desired, the Lessee must show the Lessor
     the premium receipt.

ARTICLE 15 - SEVERALTY

15.1 If different (natural or legal) persons have bound themselves as Lessee,
     they will always be severally liable to the Lessor, each for the whole, for
     all obligations under this Lease, and they will not have the right to rely
     on the provisions of the (new) Dutch Civil Code, Book 6, Section 9
     subsection 2.

15.2 The obligations under this Lease are indivisible, also with respect to
     heirs and assignees of the Lessee.

ARTICLE 16 - LATE AVAILABILITY

If the Leased Space is not available on the agreed commencement date of the
Lease, because the Leased Space was not ready on time, the former user did not
vacate it in good time or the Lessor has not yet obtained the government permits
which it is to provide, the Lessee will not owe any rent until the date on which
it becomes available, and its other obligations and the agreed periods will be
deferred accordingly. If possible, the Lessor must inform the Lessee of the
threatening delay at least a month in advance.

The Lessor will not be liable for any losses whatsoever which the Lessee incurs
or could incur if the delivery of the Leased Space cannot take place on the
agreed date.

                                                                              XV

<PAGE>

The Lessee may not claim dissolution, unless the late delivery was caused by a
deliberate act or omission by the Lessor and results in such a delay that the
Lessee cannot reasonably be required to continue this Lease (unchanged).

ARTICLE 17 - ADDRESS FOR SERVICE

The Lessee elects the Leased Space as its address for service for everything
relating to this Lease.

Drawn up and signed in triplicate
place: (postcode 4153 AG) BEESD         place: (postcode 3900 AH) VEENENDAAL

The Lessor:                             The Lessee:
KROEZEN VASTGOED EXPLOITATIE B.V.       ACT SIGMEX B.V.
(signature)                             (signature)

-------------------------------------   ----------------------------------------
S.E. KROEZEN                            J.G.M. VELTMAN

on 14 April 1993                        on 8 April 1993

                                                                             XVI

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