FELAW MALTINGS IPSWICH (NO. 1) LIMITED FELAW MALTINGS IPSWICH (NO.2) LIMITED - and - VIDUS LIMITED - and - MARS PENSION TRUSTEES LIMITED

CONTENTS

LEASE

BETWEEN:

(1)                                   Felaw Maltings Ipswich (No. 1) Limited (Registered Number 4330837) and Felaw Maltings Ipswich (No. 2) Limited (Registered Number 4330719) whose registered offices are both at 21 Holborn Viaduct London EC1A 2DY (together the “Lessor” ); and

(2)                                   Vidus Limited (Registered Number 4069823) Whose registered office is at North Felaw Mailings, 48 Felaw Street, Ipswich, Suffolk (the “Lessee” ); and

(3)                                   Mars Pension Trustees Limited (Registered Number 449733) of 3D Dundee Road Slough Berkshire SL1 4LG (the “ Adjoining Owner ”).

WITNESSES:

1.              INTERPRETATION

1.1            In this Lease the following words and expressions have the meanings set opposite them:

“adjoining or neighbouring premises” includes any part of the Development other than the Premises;

“Adjoining Owner’s Land” means that part of the Development comprised in HM Land Registry title number SK161294 of which the Adjoining Owner is the registered proprietor;

“associated company” means a company in the same group of companies as the Lessee as defined by section 42 Landlord and Tenant Act 1954;

“Authorised Guarantee Agreement” means an agreement between the Lessor and the Lessee entered into by the Lessee as covenantor in the circumstances set out in clause 3.18 hereof and containing the provisions set out in Schedule 6 hereto;

“Building” means the building known as The North Malting, Felaw Street, Ipswich shown edged red on Plan 1;

“Common Areas” means those parts of the Development together with any areas not forming part of the Development which the Lessee is authorised to use designated and allocated by the Lessor from time to time for the common use and benefit of or the provision of services to the lessees of premises forming part of the Development (whether or not including the Lessee) and persons using or visiting the Development and (without prejudice to the generality of the foregoing) includes any roads footpaths car parks parking spaces and landscaped areas of the Development as well as any estate signs and boards gates walls and fences lighting apparatus surveillance devices services kiosks security guards’ accommodation Conducting Media and other things which may at any time be in on or over under or about the Development and which are designated and allocated by the Lessor as aforesaid;

“Common Parts” means any entrances, entrance halls, lifts (including lift shafts), stairs, escalators, passageways, landings, lavatory accommodation, Conducting Media and other parts of the Building available or intended to be available for use in common by two or more of the Lessor’s lessees of the Building;

“Conducting Media” means tanks, pipes, cables, wires, meters, drains, sewers, gutters and other things of a like nature for the passage of electricity, gas, water, soil and other services;

“Development” means the land in the County of Suffolk and the offices and other buildings erected thereon known as The Maltings Development Felaw Street Ipswich and shown with a heavy blue line on Plan 1 (including for the avoidance of doubt, the Building) together with any alteration addition or extension thereto that is either agreed between the parties or is the result of a minor adjustment to the boundaries of the Lessor’s ownership not material to the Development as a whole;

“Insurance Rent” means the rent reserved by clause 2.2 hereof;

“Insured Risks” means fire and such other usual commercial risks or perils (if any) and as shall be available in the market at reasonably commercial rates as the Lessor (acting reasonably) may from time to time deem it prudent to insure and have insured the Development (with or without the boilers, lifts and other plant and machinery in the Building) against;

“Lessee” includes the successors in title and assigns of the Lessee;

“Lessor” includes the person or persons for the time being entitled to the reversion immediately expectant on the Term;

“Other Buildings” means the buildings Known as The South Malting The North kiln and the South Kiln Felaw Street Ipswich shown edged brown on Plan 1;

“Other Lettable Units” means the parts of the Development let or designed to be let to a lessee excluding:

(a)           the Common Areas;

(b)           the Premises; and

(c)           the Common Parts;

“Parking Spaces” means those parking spaces forming part of the Common Areas shown coloured yellow on Plan 1;

“Party Structures” unless the context otherwise requires means the walls separating and dividing the Premises from any Other Lettable Unit;

“Planning Acts” means and includes the “Planning Acts” as defined in section 117 Planning and Compulsory Purchase Act 2004 together with that Act and all other legislation from time to time imposing controls on the development or use of land (so far as the same does not form part of Structure) or the Common Parts;

“Premises” means all those premises (shown edged red on the Plan 2 annexed hereto) on the third floor of the Building (so far as such floor does not form part of the Structure or the Common Parts) together with all glass, false ceilings, plaster and other internal finishes of walls and ceilings and all floorboards and floor coverings as well as any landlord’s fixtures and fittings from time to time therein and each and every part thereof (so far as the same does not form part of the Structure) or the Common Parts;

2