Common use of Exceptions and Reservations Clause in Contracts

Exceptions and Reservations. There are excepted and reserved from the demise in favour of the Lessor and all others now entitled or who may become entitled: - the free and uninterrupted passage and running of water sewage electricity telephone and other services or supplies from and to other parts of the Property and the Building in and through the Pipes which now are or may after the date of this Lease during the Term be in under or over the Premises; the right to construct and to maintain in on under or over the Premises at any time during the Term any Pipes for the benefit of any part of the land and the Building; the right at any time during the term and upon reasonable notice except in cases of emergency to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Premises and any adjoining property owned by or in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premises.

Exceptions and Reservations. There are excepted and reserved from the demise in favour of the Lessor and all others now entitled or who may become entitled: - the free and uninterrupted passage and running of water sewage electricity telephone and other services or supplies from and to other parts of the Property and the Building in and through the Pipes which now are or may after the date of this Lease during the Term be in under or over the Premises; the right to construct and to maintain in on under or over the Premises at any time during the Term any Pipes for the benefit of any part of the land and the Building; the right at any time during the term and upon reasonable notice except in cases of emergency to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. ; the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Premises and any adjoining property owned by or in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premises.

Exceptions and Reservations. There are excepted and reserved from 1. All rights of light or air to the demise in favour Premises that now exist or that might (but for this reservation) be acquired over any other land. 2. The free passage of the Lessor and all others now entitled or who may become entitled: - the free and uninterrupted passage and running of water sewage electricity telephone and other services or supplies from and to other parts of the Property and the Building in and through the Pipes Common Media which are now are or may after the date of this Lease during the Term be in under or over the Premises; the right to construct and to maintain in on under or over the Premises at any time during be within the Term any Pipes for the benefit of any part of the land and the Building; the Premises. 3. The right at any time during the term and upon reasonable notice except in cases of emergency to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Premises and any adjoining property owned by or in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of: (a) anything properly connected with the provision of cleaning and Services; (b) adding to inspecting cleansing maintaining in good repair and condition modernising repairing replacing or altering the lifts Common Media; (if anyc) that open erecting scaffolding and/or building on under or into the Building; (d) preparing any EPCs undertaking or reviewing any measurements required for any Environmental Rating System or undertaking an air conditioning inspection and for such purposes the right to carry out the necessary tests on Conducting Media, Excluded Plant and any other plant and machinery in the Premises; (e) ascertaining whether the covenants and conditions on the Tenant’s part of the Lease have been observed; (f) to perform any of the covenants and conditions on the Landlord or exercise any rights set out in Part 3 to this Schedule; (g) to carry out repairs, remove any unauthorised alteration or carry out any other works which the Tenant should have carried out in accordance with the Tenant’s covenants in this Lease; (h) to carry out or permit to be carried out repairs, maintenance, decoration, replacement, removal and cleaning of any parts of the Building (excluding the Premises) or any adjoining or neighbouring premises which cannot be reasonably carried out without access to the Premises; (i) to protect the security of the Premises or prevent any easement being acquired over any part of the Building; and (j) to show the Premises or the Building to a potential purchaser or in the last six months of the Term a tenant. 4. All rights of entry in Schedule 3. 5. In exercising its rights of entry under this Lease the Landlord will: (a) give the Tenant reasonable prior written notice of not less than 48 hours (except in the case of emergency, when the Landlord must give as much notice as may be reasonably practicable); (b) observe the Tenant’s reasonable requirements (but where that includes being accompanied by the Tenant’s representative the Tenant must make that representative available); (c) observe any specific conditions to the Landlord’s entry set out in this Lease; (d) cause as little physical damage as is reasonably practicable; and (e) repair any physical damage that the Landlord causes as soon as reasonably practicable to the reasonable satisfaction of the Tenant. SCHEDULE 2 The matters contained or referred to in title number LN38304 as at 15 November 2017 at 15:33:37 insofar that they subsist and relate to the Premises. SCHEDULE 3 1 PAYMENT OF RENTS To pay the Rent when stipulated without deduction or set-off and by electronic transmission of funds unless the Landlord reasonably requires otherwise.

Exceptions and Reservations. There are excepted The following rights to the Landlord and reserved from the demise in favour its tenants of the Lessor Science Park and every part thereof and all others now entitled other persons at any time authorised by the Landlord or who may become entitledotherwise having the like right: - 1 the free right of running water soil gas electricity the flow of air and uninterrupted the passage and running of water sewage electricity telephone and smoke or other services or supplies effluvia from and to any other part or parts of the Property Science Park and the Building in and through the Pipes buildings which now are or may after the date of this Lease hereafter during the Term be in under erected thereon through the Conduits which now are or over the Premises; the right to construct and to maintain in on under or over the Premises may hereafter at any time during the Term be in upon over or under the Demised Premises; 2 the right during the Term to build additional or relay any Pipes for Conduits over through or under the benefit of Demised Premises in connection with any adjoining or neighbouring property now or hereafter during the Term belonging to the Landlord and whether or not forming part of the land Science Park and to enter upon the BuildingDemised Premises for that purpose the persons exercising such rights doing as little damage as practicable to the Demised Premises and making good all damage to the Demised Premises caused thereby as soon as is reasonably practicable; 3 the right to make (and to retain) connections with any Conduits which now are or may hereafter during the Term upon in the Demised Premises and to enter upon the Demised Premises for that purpose (where such work cannot reasonably be carried out without access to the Demised Premises) the person or persons exercising such right doing as little damage as practicable to the Demised Premises and making good all damage done thereto as soon as is reasonably practicable; 4 the right at any time or times to divert (or substitute new Conduits for) any Conduits now or at any time during the term Term serving the Demised Premises or any part thereof and upon reasonable notice except in cases of emergency to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect scaffolding enter upon the Demised Premises for the that purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease notwithstanding that (where such scaffolding may temporarily restrict the work cannot reasonably be carried out without access to or the Demised Premises) subject to the person exercising such right doing as little damage and causing as little inconvenience and as little interference with the Tenant’s use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Demised Premises and any adjoining property owned by or as reasonably possible in the possession exercise of the Lessor; such right and the right to reasonable access making good any damage caused to the Demised Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premises.as soon as is reasonably practicable;

Exceptions and Reservations. There 5.1 The following rights are excepted and reserved from this Lease: 5.1.1 a right of way with or without vehicles and machinery at all times over the demise in favour Premises Road (or such other unbuilt upon parts of the Lessor and Premises that the Landlord reasonably requires) in order to access any other part of the Estate or on any adjoining or neighbouring property belonging to the Landlord for any purpose; 5.1.2 all others rights of light or air to the Premises over other land that now entitled exist or who may become entitled: - are in the course of acquisition; 5.1.3 to build or carry out any works on any other part of the Estate or on any adjoining or neighbouring property belonging to the Landlord, or to build into any of the boundary walls, foundations or roofs of the Premises, even if such building or works lessen the flow of light or air to the Premises or cause any nuisance, damage or inconvenience to the Tenant or other occupier of the Premises; 5.1.4 the right to the free and uninterrupted passage and running of water sewage electricity telephone and other all services or supplies from and to all other parts of the Property Estate and all other buildings and land through and along all Service Media from time to time within the Building Premises but which do not exclusively serve the Premises; 5.1.5 of support and protection from the Premises for the rest of the Estate; 5.1.6 a right in and connection with any works to any adjoining or nearby property (including any other part of the Estate) to traverse the jib of any crane through the Pipes which now are or may after airspace comprised in the date Premises; 5.1.7 to enter the Premises on reasonable prior written notice (except in an emergency) and at reasonable times in order to: (a) inspect the state and condition of the Premises to determine whether the Tenant is complying with its obligations in this Lease during and to take any action to remedy any breach of such obligations; (b) carry out any assessment or inspection necessary to prepare an EPC; (c) to review or measure any environmental rating any water use at the Term be in Estate and any waste production or waste management issues relating to the Estate; (d) to carry out energy efficiency improvements; (e) inspect, install, alter, connect into, repair and replace any Service Media in, on, under or over any unbuilt part of the Premises; the right to construct and to maintain in on under or over , but which do not form part of the Premises and construct Service Media at any time during the Term Term, on, over or under any Pipes for the benefit of any unbuilt part of the land Premises; (f) attach signs and the Building; the right at any time during the term notices and upon reasonable notice except in cases of emergency to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect erect scaffolding or to repair remove replace with others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected equipment on the land after the date of this Lease; to carry out work unbuilt or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Premises and exercise any other right excepted and reserved to the Landlord by this Lease; and (g) exercise any other right excepted and reserved to the Landlord by this Lease, or for any other reasonable purpose connected with this Lease or with the Landlord's interest in the Premises, the Estate or any adjoining property owned by or in the possession of the Lessor; Landlord or to enable the Landlord to comply with any legislation. PROVIDED THAT the Landlord or the Landlord's representative are accompanied (subject to the Tenant making such person available at all times) by the Tenant and comply with the reasonable requirements of the Tenant in relation to such entry, at all times. 5.2 The rights excepted and reserved by this Lease are excepted and reserved to the Landlord and any superior landlord, and may be exercised by anyone authorised by the Landlord or a superior landlord. 5.3 The person exercising any right to reasonable access of entry excepted and reserved by this Lease shall make good any damage caused to the Premises for (subject to clause 5.4) to the purpose Tenant's reasonable satisfaction but shall not be under any obligation to make any other compensation to the Tenant or other occupier of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premises. 5.4 The Tenant shall allow any person who has a right to enter the Premises to enter the Premises at all reasonable times, during and outside usual business hours, provided that reasonable notice has been given, which need not be written notice and that the Landlord or the Landlord's representative are accompanied (subject to the Tenant making such person available at all times) by the Tenant. In cases of emergency no notice need be given and the Landlord, or another person on behalf of the Landlord may break into the Premises if entry cannot be effected in any other way. The Landlord shall not be liable to make good any damage caused to the Premises in breaking into the Premises in these circumstances but shall cause as little damage as is reasonably practicable.

Exceptions and Reservations. There Each and every Owner covenants with the First Owner with the intent that the covenants, rights, liberty, privileges, entitlements, exceptions and reservations herein conferred upon the First Owner shall bind each and every Owner and their respective successors and assigns and are excepted intended to run and shall run with the Land and the Development and the interest therein that for so long as the First Owner remains the registered owner of any Undivided Share and in addition to any other right which it may have reserved under the assignment to any Owner, the First Owner shall have the unrestricted right in its absolute discretion at any time or times and from time to time as it shall deem fit to do all or any of the following acts or deeds and/or to exercise all or any of the following rights, liberty, privileges and entitlements :- (a) Subject to the prior written approval of the relevant Government authorities as may be required by the applicable ordinances or the Conditions, the right for the First Owner or Occupiers or other persons permitted or authorized by the First Owner to affix, remove, alter, maintain and renew at their own expense (a) chimneys and (b) masts, conduits, plant, machinery, equipment and other fixtures (collectively referred to as “the aforesaid items”) on the General Common Areas subject to the aforesaid items not interfering with the other Owners' or Occupiers' use and enjoyment of their own Units and the access to or from their Units shall not be restricted or impeded PROVIDED THAT (i) prior written approval by a resolution of Owners passed at an Owners’ meeting convened under this Deed shall be obtained if the aforesaid right is exercised in relation to the General Common Areas or any part thereof; (ii) the First Owner or Occupiers or such other persons permitted or authorized by the First Owner shall be responsible for repairing all damages made to any part of the Development resulting from affixing, removing, altering, maintaining and renewing the aforesaid items; (iii) prior written consent of the Manager should have been obtained prior to the commencement of such work; (iv) any fee or monetary benefit arising from the demise in favour aforesaid right to grant or permit the right on the General Common Areas shall be credited to the Special Fund; and (v) the affixing, removal, alteration, maintenance and renewal of the Lessor aforesaid items shall not affect the enjoyment by the Owners and Occupiers of their Units or the General Common Areas and General Common Facilities and shall not restrict or impede the access to or from their Units. (b) Full power to enter into and upon all others now entitled or who may become entitled: - the free and uninterrupted passage and running of water sewage electricity telephone and other services or supplies from and to other parts of the Property Land and the Building Development (other than any part of the Development that have already been assigned) with contractors, surveyors, workmen and all other necessary authorized persons and all necessary equipment, plant and materials for the purposes of constructing and completing the Development on the Land or any part thereof in accordance with the Approved Plans and through the Pipes which now are or may after the date of this Lease during the Term be in for such purpose carry out all such works in, under or over the Premises; Land as it may from time to time see fit Provided that nothing herein shall absolve the right to construct and to maintain in on under or over the Premises at First Owner from obtaining any time during the Term any Pipes Government approval which may be required for the benefit of any part same. The right of the land and the Building; the right at any time during the term and upon reasonable notice except in cases of emergency First Owner to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; Land to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; such works shall extend equally to take schedules or inventories of fixtures fittings all necessary contractors, agents, workers and other items persons authorized by the First Owner. The First Owner in pursuance of such work may from time to be yielded up on time issue in writing to the expiry Owners instructions as to the areas or parts of the Term; to Land that the Owners, their servants, agents or licensees may or may not use while such works are being carried out Provided that the exercise any of the rights granted to the Lessor by in this Lease. the sub-clause (b) shall not interfere with an Owner's right to erect scaffolding for hold, use, occupy and enjoy the purpose part or parts of inspecting repairing the Development which he owns or cleaning the Premises and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily impede or restrict the access to and from any such part or use parts of the Development and Provided that the First Owner shall at its own expense make good any damage or loss that may be caused by or arise from such construction, demolition or other works or right of entry and shall ensure that such construction works shall cause the least disturbance and be carried out without delay and negligence. (c) The right to change, amend, vary, add to or alter the Approved Plans, master layout plans, car park layout plans, landscaping proposals and any other building plans existing at the date hereof (collectively “the Plans”) in respect of any part or parts of the Land and the Development owned by the First Owner without the concurrence or approval of the Owners or any of the parties hereto PROVIDED THAT (i) such change, amendment, variation, addition or alteration will not interfere with the Owners' right to the exclusive use, occupation and enjoyment of their Units; (ii) the Premises; exercise of the rights of light air support shelter protection and all other easements and rights now right by the First Owner shall not impede or after the date of this Lease belonging restrict access to or enjoyed from any Units that have been assigned and (iii) prior written approval by other parts a resolution of Owners passed at an Owners’ meeting convened under this Deed shall be obtained if such change, amendment, variation, addition or alteration affects the General Common Areas or any part thereof, but nothing herein shall absolve the First Owner from the requirements of obtaining the prior written consent of the Premises and Director of Buildings, Director of Lands or other relevant Government authorities pursuant to the Conditions or other applicable legislation. No such change, amendment, variation, addition or alteration shall give to the Owners or any adjoining property owned by or person having an interest in the possession Land any right of action against the First Owner. For the avoidance of doubt, the right of the Lessor; and First Owner as mentioned in this sub-clause (c) shall be restricted to those Units which have not been sold or assigned by the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the PremisesFirst Owner.

Exceptions and Reservations. 1. There are excepted and reserved from to the demise in favour Landlord and the tenants and occupiers of the Lessor any Adjoining Property and all others now entitled other persons authorised by the Landlord or who may become entitled: - having similar rights:- 1.1 the free and uninterrupted right to the passage and running of water sewage electricity telephone and other services or supplies from and to other parts of the Property and the Building in and Utilities through the Pipes any relevant Conduits which now are now, or may after the date of this Lease during the Term at any time be in under in, under, or over the Premises; ; 1.2 the right to construct and to maintain in on under or over enter the Premises at any time during the Term any Pipes for the benefit of any part of the land and the Building; the right at any time during the term and upon reasonable notice except in cases of emergency to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect or to repair remove replace with others order to:- 1.2.1 inspect, clean, maintain, repair, connect, remove, lay, renew, relay, replace, alter or execute any works whatever to whatsoever to, or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise with, any of the rights granted Conduits or any other services; 1.2.2 execute repairs, decorations, alterations or any other works, and to make installations to, any Adjoining Property; or 1.2.3 do anything which the Lessor by Landlord may do under this Lease. . 1.3 the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building any building now, or after the date of this Lease notwithstanding that Lease, erected on any Adjoining Property, or in connection with the exercise of any of the rights mentioned in this Schedule even though such scaffolding may temporarily restrict the access to to, or enjoyment or use and enjoyment of of, the Premises; the ; 1.4 any rights of light air support shelter light, air, support, protection and all shelter or other easements and rights now now, or after the date of this Lease, belonging to, or enjoyed by, any Adjoining Property; 1.5 full right and liberty at any time after the date of this Lease belonging to raise the height of, or make any alterations or additions or execute any other works to, any buildings on any Adjoining Property, or to erect any new buildings of any height on any Adjoining Property in such manner as the Landlord or the person exercising the right shall think fit and even though they may obstruct, affect or interfere with the amenity of, or access to, the Premises or the passage of light and air to the Premises, but not so that the Tenant's use and occupation of them is materially affected; 1.6 the right:- 1.6.1 to build on to or enjoyed by other parts into any boundary or party wall of the Premises; 1.6.2 after giving not less than seven (7) days' written notice, to enter the Premises to place and lay in, under or on them such footings for any intended party structure or party wall with such foundations for it as the Landlord may reasonably think necessary; 1.6.3 for that purpose, to excavate the Premises along the line of the junction between the Premises and any adjoining property owned by or in the possession of the LessorAdjoining Property; and 1.6.4 to keep and the right to reasonable access to the Premises for the purpose of cleaning maintain those footings and maintaining in good repair and condition the lifts (if any) that open into the Premisesfoundations.

Exceptions and Reservations. There are excepted Except and reserved unto the Landlord and the lessees and tenants of the Development and all other persons at any time authorised by them or any of them or otherwise entitled to the same rights as follows: Full right and liberty to vary or permit the variation of the present or any future scheme layout or use of the Development and without derogating from the demise in favour generality of the Lessor foregoing:- (1) Full right and liberty to build upon the demised premises or to build upon or to extend in height or otherwise buildings from time to time standing on any land adjoining or adjacent to the demised premises or any building or any part thereof of which the demised premises form part notwithstanding that the access of light and air to the demised premises and the lights windows and openings thereof may be affected; (2) Full right and liberty from time to time to change vary reduce or add to the area extent level location and arrangement of the Common Parts and of the improvements and amenities provided by the Landlord and to restrict parking and to close off part or parts of any areas designated from time to time for car parking and to construct buildings or other erections thereon or on any part or parts of the Development and to close temporarily all others now entitled or who may become entitled: - any of the said Common Parts and improvements and amenities for the purpose of preparing renovating and replacing cleansing and maintaining the same taking at all times proper account of the reasonable interests of the tenant and other tenants in the Development and in accordance with the principles of good estate management. (3) The full and free right and uninterrupted passage and liberty of running of water sewage electricity telephone and soil gas and electrical energy the flow of air and the free passage of smoke or other services or supplies effluvia from and to other parts the Development and the adjoining premises of the Property Landlord and the Building buildings now or hereafter to be erected in and the Development through the Pipes which gutters pipes sewers drains wires telephone and telegraph cables conduits ducts flues and watercourses now are or may after the date of this Lease during the Term be in under or over the Premises; the right to construct and to maintain in on under or over the Premises at any time during the Term any Pipes for the benefit of any part of the land and the Building; the right at any time during the term in or over or upon or under or passing along or through the demised premises and upon reasonable notice except in cases of emergency to enter upon the Premises: - demised premises and to inspect install and make connection with such gutters pipes sewers drains wires telephone and telegraph cables conduits ducts flues and watercourses or any of them for the condition purpose of exercising the said right of running of water and state soil gas electrical energy flow of repair air and free passage of smoke or other effluvia the person or persons exercising such rights making good any damage to the structure of the Premises; demised premises thereby occasioned; (4) Full right and liberty at all reasonable times to inspect cleanse connect enter upon the demised premises with or to repair remove replace with without appliances and workmen and others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); as often as may be necessary to view the state and condition of and to repair and maintain the Premises demised premises and clean alter renew remove or instal such gutters pipes sewers drains wires conduits ducts flues and watercourses serving the demised premises and adjoining premises and the Development (including the right if necessary to erect and maintain scaffolding) the persons exercising such rights ensuring that inconvenience is limited as far as practicable and that access to the demised premises is not as far as practicable unduly obstructed; (5) The full rights of support and of shelter and protection to adjoining premises and all other parts of the building of which the demised premises form part and of the Development as are at present enjoyed from the demised premise; (6) The full right and liberty to enter upon the demised premises at any time during the term hereby granted in order to build on or into any party or other walls of the demised premises the person or persons exercising such rights making good all damage to the structure of the demised premises thereby occasioned; (7) The right to build or instal or to continue building or installing (and thereafter to maintain) buildings erected erections structures signs and fixtures on the land after the date of this Lease; to carry out work Common Parts or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry any part of the Term; Development and/or upon into or projecting over or under or taking support from the demised premises or the building of which the demised premises form part PROVIDED that such building and erections and structures and signs and fixtures shall not become nor form part of the demised premises. But so that the tenant shall not be entitled to any compensation whatsoever in respect of the exercise by the Landlord its agents or any of the persons thereto entitled of any of the rights granted hereby excepted and reserved. SECOND SCHEDULE PARTICULARS OF COMPONENTS OF SERVICE CHARGE 1. The costs of the insurances which the Landlord shall incur in providing the services herein set out. 2. The costs of the repairs decorations and other works which the Landlord covenants to effect in this Lease. 3. The total costs and expenses incurred in managing operating repairing renovating cleaning maintaining and replacing the Common Parts and specifically including but without prejudice to the Lessor by this Lease. generality of the right to erect scaffolding foregoing; (a) gardening landscaping and line painting; (b) lighting heating ventilation and air-conditioning (including central heating); (c) sanitary and health control and cleaning and the removal and disposal of refuse; (d) providing staff and personnel for carrying out duties in respect of the operation and maintenance of the Development and the Common Parts and providing residential or other accommodation for them and providing repairing and maintaining an office situate at or near the Development and other accommodation used solely for the purpose of inspecting repairing the Development; (e) the policing control and security of the Development; (f) depreciation and provision for replacement (whether by way of an annual sinking fund or cleaning otherwise at the Premises discretion of the Landlord) of machinery equipment plant apparatus and things forming part of or used in the operation and maintenance of the Common Parts; (g) the provision and maintenance of fire fighting equipment; (h) the cost of management (including the collection of rent and service charge) and of employing management agents and the Building after cost of employment of accountants auditors and surveyors to determine the date amount of the Service Charge; (i) any legal costs and expenses incurred in the course of managing operating and maintaining the Development and the Common Parts and enforcing any covenants conditions and regulations with respect thereto or complying with or otherwise taking action or any notices or orders in respect of the Development or the Common Parts; (j) all rates taxes charges impositions and outgoings whatsoever whether parliamentary local or of any other description which may be assessed charged or imposed or payable on or in respect of the whole or any part of the Development or the Common Parts so far as such payments are not the liability of or recoverable from the Tenant or any other tenant in the Development; (k) Providing such reception and security staff for the reception area and the common areas as may from time to time appear appropriate to the Landlord (l) Value Added Tax on all sums payable pursuant to the provisions of this Lease notwithstanding that such scaffolding may temporarily restrict Schedule. THIRD SCHEDULE RULES AND REGULATIONS (1) The demised premises shall not be used in any manner in appropriate to a high class office. (2) No live animals shall be kept in the demised premises. (3) Nothing shall be deposited and no refuse shall be thrown outside the demised premises and all refuse and waste shall be deposited by the tenant in a compactor or area designated by the landlord from time to time for this purpose. (4) No paraffin oil or liquid or solid fuel heater shall be used in the demised premises. (5) No dangerous or offensive goods shall be stored or kept in the demised premises. (6) The Tenant shall keep on the demised premises in compliance with the Landlord's and Insurers reasonable requirements and legal requirements (if any) fire fighting and extinguishing apparatus which shall be open to the inspection of the Landlord and Insurers and shall not obstruct or permit or suffer to be obstructed the access to or means of working such apparatus and appliances or any means of escape. (7) No fuel shall be burned in the demised premises and the Tenant shall comply in all respects with the requirements of any smoke control order for the time being in force in the area in which the demised premises are situate. (8) No loudspeakers televisions sets radios or other devices shall be used in a manner so as to be heard outside the demised premises. (9) The Tenant shall keep the demised premises at a temperature sufficiently high to prevent freezing of water in pipes and fixtures. (10) The plumbing facilities shall not be used for any other purposes than that for which they are constructed and no foreign substance of any kind shall be thrown therein. (11) The Tenant shall not burn any refuse of any kind or any other material in or about the demised premises or the Development. (12) The Tenant shall give immediate notice to the Landlord in case of fire or accident or defects in the demised premises. (13) The Tenant shall use and enjoyment its best endeavours to ensure that persons having recourse to the Development shall observe any regulations or instructions made or given by the Landlord with regard to the parking of vehicles in the car parking or other areas of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Premises and any adjoining property owned by or in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the PremisesDevelopment.

Exceptions and Reservations. There are excepted Except and reserved unto the Landlord and the lessees and tenants of the Development and all other persons at any time authorized by them or any of them or otherwise entitled to the same rights as follows: Full right and liberty to vary or permit the variation of the present or any future scheme layout or use of the Development and without derogating from the demise in favour generality of the Lessor foregoing:- (1) Full right and liberty to build upon the demised premises or to build upon or to extend in height or otherwise buildings from time to time standing on any land adjoining or adjacent to the demised premises or any building or any part thereof of which the demised premises form part notwithstanding that the access of light and air to the demised premises and the lights windows and openings thereof may be affected; (2) Full right and liberty from time to time to change vary reduce or add to the area extent level location and arrangement of the Common Parts and of the improvements and amenities provided by the Landlord and to restrict parking and to close off part or parts of any areas designated from time to time for car parking and to construct buildings or other erections thereon or on any part or parts of the Development and to close temporarily all others now entitled or who may become entitled: - any of the said Common Parts and improvements and amenities for the purpose of preparing renovating and replacing cleansing and maintaining the same taking at all times proper account of the reasonable interests of the tenant and other tenants in the Development and in accordance with the principles of good estate management. (3) The full and free right and uninterrupted passage and liberty of running of water sewage electricity telephone and soil gas and electrical energy the flow of air and the free passage of smoke or other services or supplies effluvia from and to other parts the Development and the adjoining premises of the Property Landlord and the Building buildings now or hereafter to be erected in and the Development through the Pipes which gutters pipes sewers drains wires telephone and telegraph cables conduits ducts flues and watercourses now are or may after the date of this Lease during the Term be in under or over the Premises; the right to construct and to maintain in on under or over the Premises at any time during the Term any Pipes for the benefit of any part of the land and the Building; the right at any time during the term in or over or upon or under or passing along or through the demised premises and upon reasonable notice except in cases of emergency to enter upon the Premises: - demised premises and to inspect instal and make connection with such gutters pipes sewers drains wires telephone and telegraph cables conduits ducts flues and watercourses or any of them for the condition purpose of exercising the said right of running of water and state soil gas electrical energy flow of repair air and free passage of smoke or other effluvia the person or persons exercising such rights making good any damage to the structure of the Premises; demised premises thereby occasioned; (4) Full right and liberty at all reasonable times to inspect cleanse connect enter upon the demised premises with or to repair remove replace with without appliances and workmen and others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); as often as may be necessary to view the state and condition of and to repair and maintain the Premises demised premises and clean alter renew remove or instal such gutters pipes sewers drains wires conduits ducts flues and watercourses serving the demised premises and adjoining premises and the Development (including the right if necessary to erect and maintain scaffolding) the persons exercising such rights ensuring that inconvenience is limited as far as practicable and that access to the demised premises is not as far as practicable unduly obstructed; (5) The full rights of support and of shelter and protection to adjoining premises and all other parts of the building of which the demised premises form part and of the Development as are at present enjoyed from the demised premises; (6) The full right and liberty to enter upon the demised premises at any time during the term hereby granted in order to build on or into any party or other walls of the demised premises the person or persons exercising such rights making good all damage to the structure of the demised premises thereby occasioned; (7) The right to build or instal or to continue building or installing (and thereafter to maintain) buildings erected erections structures signs and fixtures on the land after the date of this Lease; to carry out work Common Parts or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry any part of the Term; Development and/or upon into or projecting over or under or taking support from the demised premises or the building of which the demised premises form part PROVIDED that such buildings and erections and structures and signs and fixtures shall not become nor form part of the demised premises. But so that the tenant shall not be entitled to any compensation whatsoever in respect of the exercise by the Landlord its agents or any of the persons thereto entitled of any of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises hereby excepted and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Premises and any adjoining property owned by or in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premisesreserved.

Exceptions and Reservations. There are excepted EXCEPTING AND RESERVING to the Landlord and reserved from its tenants servants and licensees and the demise in favour owners lessees and occupiers for the time being of the Lessor Remainder of the Estate and any adjoining or neighbouring property of the Landlord and all others now entitled or who may become entitled: - other persons from time to time having the like right:- 4.1 the free and uninterrupted passage and running of water sewage soil gas electricity telephone telecommunications and other services or supplies to and from and to other parts the Remainder of the Property Estate and the Building in any such adjoining and neighbouring property through the Pipes Conduits which now are or hereafter may after the date of this Lease during the Term be in upon over or under the Demised Premises or over any part thereof together with a full right of entry to the Premises; Demised Premises at all reasonable times for the purposes of installing adding to inspecting maintaining cleansing renewing replacing and repairing the Conduits the person or persons exercising such right making good all damage to the Demised Premises occasioned by such entry or any works consequent thereon 4.2 the right to construct and to maintain in on under or over enter the Demised Premises at any time during the Term any Pipes all reasonable times for the benefit of any part of purposes of:- 4.2.1 installing adding to inspecting maintaining cleansing connecting to repairing replacing and removing the land and the Building; the right at any time during the term and upon reasonable notice except in cases of emergency to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute Conduits 4.2.2 carrying out any works or doing anything whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s Landlords obligations within in this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect 4.2.3 erecting scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease Estate notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; Demised Premises the person or persons exercising such rights making good all damage to the Demised Premises occasioned by such entry or any works consequent thereon 4.3 full right and liberty at any time or times to execute works repairs and make erections upon or to erect upon rebuild reconstruct modify or alter the Remainder of the Estate or any adjoining and neighbouring property and to use the Remainder of the Estate and any such adjoining and neighbouring property in such manner as it may think fit notwithstanding that the access of light and air support shelter protection to the Demised Premises or any part thereof may thereby be interfered with In this Schedule “Review Date” means the 25th day of December in the year Two Thousand and all other easements One and rights now “Review Period” means the period starting with the Review Date up to the end of the Term The yearly rent shall be: 2.1 from the date hereof until the 24th day of March 1997 the rent of a peppercorn 2.2 from the 25th day of March 1997 until the Review Date the rent of FIFTY TWO THOUSAND FIVE HUNDRED POUNDS (£52,500) 2.3 during the Review Period a rent equal to the rent previously payable hereunder or such revised rent as may be ascertained as herein provided whichever be the greater Such revised rent for the Review Period may be agreed at any time between the Landlord and the Tenant or (in the absence of agreement) determined not earlier than the Review Date at the option of the Landlord either by an arbitrator or by an independent valuer (acting as an expert and not as an arbitrator) such arbitrator or valuer to be nominated in the absence of agreement by or on behalf of the President for the time being of the Royal Institution of Chartered Surveyors on the application of the Landlord made not earlier than six months before the Review Date and so that in the case of such arbitration or valuation the revised rent to be awarded or determined by the arbitrator or valuer shall be such as he shall decide should be the best yearly rent which would reasonably be expected to become payable in respect of the Demised Premises after the date expiry of a rent free period of such length as would be negotiated in the open market between a willing landlord and a willing tenant upon the letting of the Demised Premises at the Review Date 3.1 On the following assumptions:– 3.1.1 that the Demised Premises are fully fitted out and equipped to the requirements of a willing tenant and available for immediate occupation and use and that no work has been carried out thereon by the Tenant its sub-tenants or their predecessors in title which has diminished the rental value of the Demised Premises and that in case the Demised Premises have been destroyed or damaged they have been fully restored 3.1.2 that the Demised Premises are available to let by a willing landlord to a willing tenant (which expression “willing tenant” shall for the avoidance of doubt include the Tenant) as a whole without a premium but with vacant possession and subject to the provisions of this lease (other than the amount of the rent hereby reserved but including the provisions for review of that rent) for a term equal to the original term of this Lease belonging to or enjoyed by other parts commencing on the Review Date 3.1.3 that the covenants herein contained on the part of the Premises Tenant have been fully performed and any adjoining property owned by or observed 3.1.4 that if VAT is charged on rent under the Lease every prospective willing tenant would be able to recover such VAT in full AND having regard to open market rental values current at the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premises.Review Date

Exceptions and Reservations. There The following rights and reservations are excepted and reserved from the demise in favour of the Lessor Landlord and its tenants and the occupiers within the Landlord’s Property and of any adjoining or neighbouring land and/or premises and all others now entitled other persons authorised by the Landlord or who may become entitled: - having the like rights: 1. The free and uninterrupted passage and running of water sewage electricity telephone and other services or supplies from and to other parts of the Property and the Building in and soil through the Pipes pipes, drains and watercourses and of electricity and gas through the Service Media which are now are or may after the date of at any time during this Lease during the Term be in in, on, under or passing through or over the Premises; Premises with the right to construct and to maintain in on under or over the Premises at any time during the Term any Pipes new services for the benefit of any part of the adjoining or neighbouring land and/or premises and the Building; right to repair, maintain and renew such existing and new services and the right at any time during the term and upon but (except in emergency) after giving reasonable notice except to enter (or in cases an emergency or after the giving of emergency reasonable notice in the Tenant's absence to break and enter) the Premises in the exercise of such rights the person exercising such right making good any damage caused to the Premises but being under no liability to pay compensation. 2. The right to build on or into any mutual wall of the Premises and after giving reasonable prior notice to enter the Premises: - Premises to inspect place and lay in, under and upon the condition same such footings for any intended mutual wall or mutual structure with the foundations therefor as the Landlord shall think proper and state of repair for such purpose to excavate the Premises along the line of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain junction between the Premises and any other buildings erected part of any adjoining or neighbouring land and/or premises. And also the right in connection with the said purpose to erect and use scaffolding upon the exterior of the Premises on completion of the land works the Landlord or the person exercising this right making good any damage caused to the Premises but being under no liability to pay compensation. 3. The right at any time but (except in an emergency) after giving reasonable prior notice to enter (or in an emergency or after the date giving of this Lease; reasonable prior notice during the Tenant's absence to break and enter) the Premises in order to (a) inspect or view the condition of the Premises (b) carry out work upon any adjacent premises and (c) to carry out any repairs or other work or do anything whatsoever comprised within which the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on Landlord may carry out under the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date provisions of this Lease notwithstanding that such scaffolding or to do any other thing which under the said provisions the Landlord may temporarily restrict the access to or use and enjoyment of the Premises; the do. 4. All existing servitude rights of light air support shelter protection way and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of others, if any, affecting the Premises and or any adjoining property owned by or part thereof, whether contained in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premisesproperty title or otherwise.

Exceptions and Reservations. There 5.1 The following rights are excepted and reserved from this Lease: 5.1.1 the demise in favour of the Lessor and all others now entitled or who may become entitled: - right to the free and uninterrupted passage and running of water sewage electricity telephone and other all services or supplies from and to all other parts of the Property Estate and all other buildings and land through all Service Media within the Building Premises at the date hereof but which do not exclusively serve the Premises; 5.1.2 of support and protection from the Premises for the rest of the Estate; 5.1.3 to enter the Premises based upon reasonable necessity, with at least fifteen days’ prior written notice (except in an emergency) and through in a manner and at times that are in accordance with regulatory requirements relating to the Pipes which now are Tenant’s business and will not interfere with the Tenant’s clean room operations or may after related support operations in order to: (a) inspect the state and condition of the Premises, if there is a reasonable basis to question whether the Tenant is complying with its obligations in this Lease, and to request that Tenant take any necessary and reasonable action to remedy any breach of such obligations; (b) carry out any assessment or inspection necessary to prepare an EPC; (c) carry out energy efficiency improvements; and (d) inspect, repair and replace any Service Media existing at the date of this Lease during the Term be in in, on, under or over any unbuilt part of the Premises, but which do not form part of the Premises; Provided that, and the Landlord shall procure that, any person exercising any right of entry to construct and to maintain in on under or over the Premises at pursuant to this clause 5 (or any time during the Term any Pipes for the benefit of any part other right of the land and the Building; the right at any time during the term and upon reasonable notice except in cases of emergency Landlord to enter the Premises: - ) shall: (e) give at least fifteen days’ prior written notice to inspect the condition Tenant and state all those that may be affected by such entry (except in the case of repair emergency), including notice of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or necessity for such entry, and shall only exercise such right of entry based upon reasonable necessity, at reasonable times and wherever reasonably possible outside usual business hours (except in connection the case of emergency) and in a manner compatible with the Pipes easements or services referred T▇▇▇▇▇▇’▇ highly regulated clean room operations and related support operations, including, without limitation, in a manner that will not adversely affect the sterility of the Tenant’s clean rooms and support operations; (f) procure that any such entry shall be kept to in Clause 2.3 the minimum duration as is reasonably practicable, (ag) observe and 2.3 (b); to view comply with the state reasonable requirements and condition regulations of the Tenant and repair and maintain any occupier of the Premises from time to time; and (h) only exercise such right of entry onto the Premises where it is not possible to exercise the rights reserved to the Landlord without entry onto the Premises; (i) do so causing as little nuisance, damage, annoyance and any other buildings erected on disturbance as reasonably practicable to the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings Tenant and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts occupiers of the Premises and shall forthwith make good any adjoining property owned by or in damage caused at its own expense to the possession reasonable satisfaction of the LessorTenant; and (i) procure that any person who enters the Premises on behalf of the Landlord or any superior landlord, or based upon any rights of the Landlord or any superior Landlord, must have executed the Tenant’s requisite form of confidentiality agreement. 5.2 The rights excepted and the right to reasonable access reserved by this Lease are excepted and reserved to the Premises for Landlord and any superior landlord, and may be exercised by anyone authorised by the purpose Landlord or a superior landlord to act on behalf of cleaning and maintaining in good repair and condition the lifts (if any) that open into the PremisesLandlord or superior landlord.

Exceptions and Reservations. There are excepted and reserved from the demise in favour of the Lessor and all others now entitled or who may become entitled: - the 1. The free and uninterrupted passage and running of water sewage soil gas electricity telephone and other services or supplies from and to other parts of the Property Building and from and to any adjoining buildings or land of the Building Landlord in and through the Pipes which Conducting Media now are or may after the date of this Lease at any time during the Term laid made or to be laid and made in upon through or under or over the Premises; the 2. The right to construct and to maintain in on over or under or over the Premises at any time during the Term any Pipes easements or services for the benefit of any part of the land and Building or any adjoining property or buildings of the Building; the Landlord 3. The right at any time during the term and upon reasonable notice (but except in cases of emergency only at reasonable times during normal business hours after giving reasonable prior notice to the Tenant and by prior appointment except where the Tenant unreasonably refuses to make an appointment within a reasonable time of the request from the Landlord) to enter (or in the Premises: - cases of emergency to inspect break and enter) upon the condition and state of repair of the Premises; to Premises in order: (a) To inspect cleanse connect repair mend remove or to repair remove replace with others alter or the Conducting Media referred to above (b) To inspect and execute any works whatever to or in connection with any of the Pipes easements or services referred to in Clause 2.3 this Schedule (ac) and 2.3 (b); to To view the state and condition of and to repair and maintain the Premises Building or any part of the Building and any other adjoining buildings erected on or land of the land after the date of this Lease; to Landlord where such work would not otherwise be reasonably practicable (d) To carry out work or do anything whatsoever comprised within the Lessor’s Landlord's obligations within this Lease; herein contained whether or not the Tenant is liable hereunder to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to make a contribution (e) To exercise any of the rights granted to possessed by the Lessor by Landlord under the terms of this Lease 4. the The right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and exterior of the Building after or the date adjoining land or buildings of this Lease the Landlord notwithstanding that such scaffolding may temporarily restrict interfere with the access to or use enjoyment and enjoyment user of the Premises; Premises provided that such interference is for the minimum reasonable period and that access to the Premises is not significantly curtailed thereby 5. The rights of light air support shelter protection and all other easements and rights now or after the date of this Lease hereafter belonging to or enjoyed by all adjacent or neighbouring land and those parts of the Building not hereby demised any interest wherein in possession or reversion is at any time during the term vested in the Landlord 6. Full right and liberty at any time hereafter and from time to time to execute works and erections upon or to alter or rebuild any of the buildings erected on the Landlord's adjoining and neighbouring land or other parts of the Premises Building and any to use such adjoining property owned by or in and neighbouring lands and buildings and the possession other parts of the Lessor; Building in such manner as it shall think fit notwithstanding that the access of light and the right to reasonable access air to the Premises for may thereby be interfered with PROVIDED that in exercising the purpose foregoing rights the Landlord shall cause as little interference as possible to the Premises and the business of cleaning the Tenant and maintaining in shall forthwith make good repair and condition any damage caused to the lifts (if any) that open into Premises by the Premises.exercise of the said rights RENT REVIEWS

Exceptions and Reservations. There ‌ 5.1 The following rights are excepted and reserved from this Lease: 5.1.1 The right to the demise in favour passage of Utilities through any Service Media which may at any time be in, under or over the Premises for the benefit of the Lessor Building and all others now entitled or who may become entitled: - the free and uninterrupted passage and running of water sewage electricity telephone and other any adjoining premises. 5.1.2 The right to create any new services or supplies from easements in, under or over the Premises for the benefit of the remainder of the Building and any adjoining premises and to other parts of the Property connect into and the Building in and through the Pipes which now are or may after the date of this Lease during the Term be in use any existing Service Media in, under or over the Premises; the . 5.1.3 The right to construct build, alter, clean, decorate, demolish, develop, rebuild, renew, repair and to maintain in on under carry out any other works upon and otherwise use or over the Premises at any time during the Term any Pipes for the benefit of deal with any part of the land Building and any adjoining premises in such manner and for any purpose as the Buildingperson exercising the right thinks fit and provided always that in the exercise of such rights the person doing so must take reasonable steps to minimise any damage and inconvenience to the Tenant and any physical damage caused to the Premises in the exercise of this right must be made good forthwith without any liability whatsoever in respect of any of the costs relating thereto resting on the Tenant.‌ 5.1.4 In exercising the rights in clause 5.1.3 the person doing so may: (a) oversail cranes over the Premises for the duration of the works being carried out; and (b) build on or into any external wall of the Premises; and (c) erect scaffolding against any external wall of the Premises for the duration of the works being carried out. 5.1.5 The right at any time during the term and upon reasonable notice except in cases of emergency to enter onto and remain upon the Premises: - Premises with or without plant, machinery and equipment: (a) to inspect exercise the condition and state of repair of the Premisesrights reserved in this clause 5; and (b) to inspect cleanse connect or to repair remove replace with others alter or execute carry out any works whatever to or in connection with the Pipes respect of any easements or services referred to in Clause 2.3 benefiting the Premises, the remainder of the Building or any adjoining premises; and (ac) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on or the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry remainder of the Term; to exercise Building including, where necessary, opening up any part of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises floors, ceilings and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment walls of the Premises; and (d) to remedy any breach of the rights of light air support shelter protection and all tenant’s covenants; and (e) to carry out any repairs, decoration, cleaning or other easements and rights now works which should or after may be carried out by the date of Landlord whether under this Lease belonging or otherwise or in connection with the provision of the Services (as defined in clause 10.1); and (f) to carry out any repairs, decoration, cleaning or enjoyed by other parts works to the remainder of the Building and any adjoining premises, and (g) in connection with any requirements of the insurers; and (h) to value the Building whether for insurance purposes or otherwise; and (i) to prepare for the disposal of the Landlord’s interest in the Premises or the Building or, in the last six months of the Term, the re-letting of the Premises; and (j) to affix on the exterior of the Premises and any adjoining property owned by or notices for the sale of the Building or, in the possession last six months of the Lessor; Term, the re-letting of the Premises so long as there is no material obstruction of the access of light and air to the Premises. 5.1.6 The right to reasonable access to of support, shelter and protection from the Premises for the purpose remainder of cleaning the Building and maintaining any adjoining premises. 5.1.7 The right in good repair common with the Tenant in cases of emergency only to use any fire escape routes within the Premises designated by the Landlord for use as a means of escape in case of fire. 5.2 The Tenant shall not be entitled to claim against the Landlord or any other person for any obstruction to the passage of light and condition the lifts (if any) that open into air to the Premises. 5.3 On the exercise of any rights of entry contained in this clause 5 on to the Premises, the person entering shall give reasonable prior notice to the Tenant unless the rights need to be exercised in an emergency, cause as little damage and inconvenience as reasonably practicable in the exercise of the rights and make good forthwith at their entire cost and without any liability in respect thereof resting on the Tenant any physical damage caused to the Premises in the exercise of those rights. 5.4 The rights excepted and reserved by this Lease are excepted and reserved to the Landlord and any superior landlord, and may be exercised by anyone authorised by the Landlord or a superior landlord.

Exceptions and Reservations. There are excepted Notwithstanding any provision herein to the contrary, unless and reserved until an Event of Default shall have occurred and be continuing, it is not intended to subject to the Lien of this Indenture, and such Grant shall not be deemed to apply to any rents, issues, profits or other income from the demise Mortgaged and Pledged Property; but, upon the happening and during the continuance of any Event of Default, all such rents, issues, profits and other income (other than accounts receivable and payments under third party reimbursement programs shall immediately become subject to the Lien of this Indenture to the extent permitted by law and the Trustees shall be entitled to receive and collect all sums payable thereunder and to apply the net moneys so received as in favour Article 12 provided. TO HAVE AND TO HOLD all and singular the Trust Estate, whether now owned or held or hereafter acquired, unto the Trustees, their successors in the trusts hereunder and assigns, forever; SUBJECT, HOWEVER, to Permitted Encumbrances; IN TRUST NEVERTHELESS, upon the terms and trusts herein set forth, for the equal pro rata benefit and security of all and every of the Lessor and all others now entitled or who may become entitled: - the free and uninterrupted passage and running of water sewage electricity telephone and other services or supplies from Bonds issued and to other parts be issued hereunder, or any of them, in accordance with the terms of this Indenture, without preference, priority or distinction as to lien of any of said Bonds over any others thereof by reason of priority in the time of the Property issue or negotiation thereof, or otherwise howsoever, it being intended that the lien and the Building in and through the Pipes which now are security of all of said Bonds of all series issued or may after to be issued hereunder shall take effect from the date of this Lease during Indenture, and that the Term be in under or over lien and security of this Indenture shall take effect from the Premises; the right to construct and to maintain in on under or over the Premises at any time during the Term any Pipes for the benefit of any part date hereof as though all of the land Bonds of a series were actually authenticated and the Building; the right at any time during the term delivered and issued upon reasonable notice except in cases of emergency to enter the Premises: - to inspect the condition and state of repair of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Premises and any adjoining property owned by or in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premisesdate.

Exceptions and Reservations. There are excepted Except and reserved unto the Landlord and the lessees and tenants of the Development and all other persons at any time authorised by them or any of them or otherwise entitled to the same rights as follows: Full right and liberty to vary or permit the variation of the present or any future scheme layout or use of the Development and without derogating from the demise in favour generality of the Lessor foregoing: (1) Full right and liberty to build upon the demised premises or to build upon or to extend in height or otherwise buildings from time to time standing on any land adjoining or adjacent to the demised premises or any building or any part thereof of which the demised premises form part notwithstanding that the access of light and air to the demised premises and the lights windows and openings thereof may be affected; (2) Full right and liberty from time to time to change vary reduce or add to the area extent level location and arrangement of the Common Parts and of the improvements and amenities provided by the Landlord but so that any interference with the rights to parking specified herein are not interfered with save on a short term temporary basis and to close temporarily all others now entitled or who may become entitled: - any of the said Common Parts and improvements and amenities for the purpose of preparing renovating and replacing cleansing and maintaining the same taking at all times proper account of the reasonable interests of the tenant and other tenants in the Development and in accordance with the principles of good estate management. (3) The full and free right and uninterrupted passage and liberty of running of water sewage electricity telephone and other services soil gas and electrical energy the flow of air and the free passage of smoke or supplies effluvia from and to other parts the Development and the adjoining premises of the Property Landlord and the Building buildings now or hereafter to be erected in and the Development through the Pipes which gutters pipes sewers drains wires telephone and telegraph cables conduits ducts flues and watercourses now are or may after the date of this Lease during the Term be in under or over the Premises; the right to construct and to maintain in on under or over the Premises at any time during the Term any Pipes for the benefit of any part of the land and the Building; the right at any time during the term in or over or upon or under or passing along or through the demised premises and upon reasonable notice except in cases of emergency to enter upon the Premises: - demised premises and to inspect install and make connection with such gutters pipes sewers drains wires telephone and telegraph cables conduits ducts flues and watercourses or any of them for the condition purpose of exercising the said right of running of water and state soil gas electrical energy flow of repair air and free passage of smoke or other effluvia the person or persons exercising such rights making good any damage to the structure of the Premises; demised premises thereby occasioned; (4) Full rights and liberty at all reasonable times to inspect cleanse connect enter upon the demised premises with or to repair remove replace with without appliances and workmen and others alter or execute any works whatever to or in connection with the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (b); as often as may be necessary to view the state and condition of and to repair and maintain the Premises demised premises and clean alter renew remove or install such gutters pipes sewers drains wires conduits ducts flues and watercourses serving the demised premises and adjoining premises and the Development (including the right if necessary to erect and maintain scaffolding) the persons exercising such rights ensuring that inconvenience is limited as far as practicable and that access to the demised premises is not as far as practicable unduly obstructed; (5) The full rights of support and of shelter and protection to adjoining premises and all other parts of the building of which the demised premises form part and of the Development as are at present enjoyed from the demised premises; (6) The full right and liberty to enter upon the demised premises at any time during the term hereby granted in order to build on or into any party or other walls of the demised premises the person or persons exercising such rights making good all damage to the structure of the demised premises thereby occasioned; (7) The right to build or install or to continue building or installing (and thereafter to maintain) buildings erected erections structures signs and fixtures on the land after the date of this Lease; to carry out work Common Parts or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry any part of the Term; Development and/or upon into or projecting over or under or taking support from the demised premises or the building of which the demised premises form part PROVIDED that such buildings and erections and structures and signs and fixtures shall not become nor form part of the demised premises. But so that the tenant shall not be entitled to any compensation whatsoever in respect of the exercise by the Landlord its agents or any of the persons thereto entitled of any of the rights granted hereby excepted and reserved. SECOND SCHEDULE PARTICULARS OF COMPONENTS OF SERVICE CHARGE 1. The costs of the insurances which the Landlord shall incur in providing the services herein set out. 2. The costs of the repairs decorations and other works which the Landlord covenants to effect in this Lease. 3. The total costs and expenses incurred in managing operating repairing renovating cleaning maintaining and replacing the Common Parts and specifically including but without prejudice to the Lessor by this Lease. generality of the right to erect scaffolding foregoing:- (a) gardening landscaping and line painting; (b) lighting heating ventilation and air-conditioning (including central heating); (c) sanitary and health control and cleaning and the removal and disposal of refuse; (d) providing staff and personnel for carrying out duties in respect of the operation and maintenance of the Development and the Common Parts and providing residential or other accommodation for them and providing repairing and maintaining an office situate at or near the Development and other accommodation used solely for the purpose of inspecting repairing the Development. (e) the policing control and security of the Development; (f) depreciation and provision for replacement (whether by way of an annual sinking fund or cleaning otherwise at the Premises discretion of the Landlord) of machinery equipment plant apparatus and things forming part of or used in the operation and maintenance of the Common Parts; (g) the provision and maintenance of fire fighting equipment; (h) the cost of management (including the collection of rent and service charge) and of employing management agents and the Building after cost of employment of accountants auditors and surveyors to determine the date amount of the Service Charge; (i) any legal costs and expenses incurred in the course of managing operating and maintaining the Development and the Common Parts and enforcing any covenants conditions and regulations with respect thereto or complying with or otherwise taking action on any notices or orders in respect of the Development or the Common Parts; (j) all rates taxes charges impositions and outgoings whatsoever whether parliamentary local or of any other description which may be assessed charged or imposed or payable on or in respect of the whole or any part of the Development or the Common Parts so far as such payments are not the liability of or recoverable from the Tenant or any other tenant in the Development; (k) Providing such reception and security staff for the reception area and the common areas as may from time to time appear appropriate to the Landlord (l) Value Added Tax on all sums payable pursuant to the provisions of this Lease notwithstanding that such scaffolding may temporarily restrict Schedule. THIRD SCHEDULE RULES AND REGULATION (1) The demised premises shall not be used in any manner inappropriate to a high class office. (2) No live animals shall be kept in the demised premises. (3) Nothing shall be deposited and no refuse shall be thrown outside the demised premises and all refuse and waste shall be deposited by the tenant in a compactor or area designated by the landlord from time to time for this purpose. (4) No paraffin oil or liquid or solid fuel heater shall be used in the demised premises. (5) No dangerous or offensive goods shall be stored or kept in the demised premises. (6) The Tenant shall keep on the demised premises in compliance with the Landlord's and Insurers reasonable requirements and legal requirements (if any) fire fighting and extinguishing apparatus which shall be open to the inspection of the Landlord and Insurers and shall not obstruct or permit or suffer to be obstructed the access to or means of working such apparatus and appliances or any means of escape. (7) No fuel shall be burned in the demised premises and the Tenant shall comply in all respects with the requirements of any smoke control order for the time being in force in the area in which the demised premises are situate. (8) No loudspeakers televisions sets radios or other devices shall be used in a manner so as to be heard outside the demised premises. (9) The Tenant shall keep the demised premises at a temperature sufficiently high to prevent freezing of water in pipes and fixtures. (10) The plumbing facilities shall not be used for any other purposes than that for which they are constructed and no foreign substance of any kind shall be thrown therein. (11) The Tenant shall not burn any refuse of any kind or any other material in or about the demised premises or the Development. (12) The Tenant shall give immediate notice to the Landlord in case of fire or accident or defects in the demised premises. (13) The Tenant shall use and enjoyment its best endeavours to ensure that persons having recourse to the Development shall observe any regulations or instructions made or given by the Landlord with regard to the parking of vehicles in the car parking or other areas of the Premises; Development. PRESENT when the rights Common Seal of light air support shelter protection and all other easements and rights now or after THE LANDLORD was affixed hereto: PRESENT when the date Common Seal of this Lease belonging to or enjoyed by other parts of the Premises and any adjoining property owned by or in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premises.THE TENANT was affixed hereto: A & L GOODBODY SOLICITORS Dated 12th March, 1993 ▇▇▇▇▇▇▇ TRAVEL CONSULTANTS LIMITED ONE PART AND EUROPEAN LANGUAGE TRANSLATIONS LIMITED OTHER PART

Exceptions and Reservations. There are excepted Rights of other Owners 1. Easements, rights and reserved from the demise privileges set out in favour Part II of the Lessor Second Schedule of the Principal Deed. Reservation of Rights by MTR as registered owner 2. Pursuant to Clause 3(a) of Part II of the Second Schedule to the Principal Deed, MTR as the registered owner shall, after completion and all others now entitled or who may become entitled: - operation of the Permanent PTI, have the right to enter into and upon such parts of Ground Floor and 2nd Floor of the buildings erected on Phase V as for identification purpose only shown coloured Yellow Hatched Black on the Ground Floor and 2nd Floor Plans annexed hereto (“the Temporary Structure Areas”) for the purpose of carrying out removal works of existing temporary extension joint to Exit A of LOHAS Park Station erected thereon and reinstatement works of the Temporary Structure Areas, subject as provided in Clause 3(a) of Part II of the Second Schedule to the Principal Deed. Rights relating to utility pits and trenches 3. Pursuant and subject to Clause 1(c) of Part I of the Second Schedule to the Principal Deed, the right of the Owners of the other Phases to free and uninterrupted passage and running of water sewage electricity water, sewage, gas, electricity, ventilation, air-conditioning, telephone and other utilities or services or supplies from and to the other parts of the Property and the Building in and Non-Station Development through the Pipes sewers, drains, pipes, flues, conduits, ducts, wires, cables and other conducting media which are now are or may after the date of this Lease during the Term be in under or over the Premises; the right to construct and to maintain in on under or over the Premises at any time during the Term any Pipes be in or passing through the utility pits and trenches within Site G Provided That the Owners of such other Phases shall be responsible for the benefit cost of any part repair and maintenance of such sewers, drains, pipes, flues, conduits, ducts, wires, cables and other conducting media serving them respectively and also contribute to the cost of repair and maintenance of the land relevant utility pits and the Building; the right at any time during the term and upon reasonable notice except trenches within Site G in cases such proportion determined in accordance with Clause 5 of emergency to enter the Premises: - to inspect the condition and state of repair Section J of the Premises; to inspect cleanse connect or to repair remove replace with others alter or execute any works whatever to or Principal Deed (in connection with particular the Pipes easements or services referred to in Clause 2.3 (a) and 2.3 (bproviso thereto); to view the state and condition of and repair and maintain the Premises and any other buildings erected on the land after the date of this Lease; to carry out work or do anything whatsoever comprised within the Lessor’s obligations within this Lease; to take schedules or inventories of fixtures fittings and other items to be yielded up on the expiry of the Term; to exercise any of the rights granted to the Lessor by this Lease. the right to erect scaffolding for the purpose of inspecting repairing or cleaning the Premises and the Building after the date of this Lease notwithstanding that such scaffolding may temporarily restrict the access to or use and enjoyment of the Premises; the rights of light air support shelter protection and all other easements and rights now or after the date of this Lease belonging to or enjoyed by other parts of the Premises and any adjoining property owned by or in the possession of the Lessor; and the right to reasonable access to the Premises for the purpose of cleaning and maintaining in good repair and condition the lifts (if any) that open into the Premises.