DATED 27th May 1999
BALSTONE ESTATES LIMITED
-- to --
STB SYSTEMS INC
L E A S E
2/4 The Grove, Slough
1 Definitions and interpretations
2 The demise and rent
3 Rental payment provisions
4 Rack rental ascertainment
5 Insurance premiums payable as additional rent
6 Interest on unpaid rent etc.
7 Landlord's covenants
8 Tenant's covenants (referred to the Third Schedule)
9 Provisos and agreements, exclusions and tenant's
10 Demise subject to easements etc.
11 Non waiver of breach of covenant
12 English Law
13 Operation of this Deed
14 No preceding agreement for lease
THE FIRST SCHEDULE : Description of the Demised Premises
THE SECOND SCHEDULE : Part I Rights granted
Part II Rights reserved
THE THIRD SCHEDULE : Tenant's Covenants
1 To pay rents
2 To pay rates etc.
3 To pay value added tax
4 To pay for electricity, gas, etc.
5 To repair and yield up in repair
6 To decorate and maintain open areas etc.
7 Not to make alterations etc.
8 Not to overload floors
9 Not to endanger drainage or electrical installations
10 Not to install noisy machinery etc.
11 To permit Landlord to enter and view state of repair
12 To carry out works on notice
13 To permit entry for repairs etc.
14 To pay landlord's costs of application for licences etc.
15 User, occupation etc.
16 No illegal use or nuisance etc.
17 Dangerous materials etc.
18 Insurance covenants
1.1.7 "INTEREST" means interest calculated and compounded on a day today basis during the period from the
date on which the payment is due to the date of payment both before and after any judgment at the rate of four
per centum per annum