Common use of Demise Clause in Contracts

Demise. In consideration of the rent hereby reserved and of the covenants on the part of the Tenant hereinafter contained the Landlord hereby demises unto the Tenant ALL those the demised premises being part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations TO HOLD the demised premises except and reserved as aforesaid unto the Tenant for the term of 25 (twenty five) years (hereinafter called "the term") from the lst day of January One Thousand Nine Hundred and Ninety Eight YIELDING AND PAYING therefor during the first four years of the said term the yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) and thereafter the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) or such increased rent as may be payable pursuant to the provisions of clause 3 hereof by four equal quarterly payments in advance on every lst day of January, lst day of April, lst day of July, and lst day of October, the first payment to be made on the execution hereof and to be in respect of the period from the lst day of January One Thousand Nine Hundred and Ninety Eight to the 31st day of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clause

Demise. In consideration of the rent hereby reserved and of the covenants on the part of the Tenant hereinafter contained the Landlord hereby demises unto the Tenant ALL those the demised premises being part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations TO HOLD the demised premises except and reserved as aforesaid unto the Tenant for the term of 25 35 (twenty thirty-five) years (hereinafter called "the term") from the lst 14th day of January September One Thousand Nine Hundred and Ninety Eight YIELDING AND PAYING therefor during the first four year of the said term the yearly rent of L27,920.00 (Twenty Seven Thousand Nine Hundred and Twenty Pounds) during the second year of the said term the yearly rent of L29,316.00 (Twenty Nine Thousand Three Hundred and Sixteen Pounds) during the third, fourth and fifth years of the said term the yearly rent of IRL31,583.20 L30,712.00 (Thirty One Thousand Five Seven Hundred and Eighty Three Irish Pounds 20pTwelve Pounds) and thereafter the said yearly rent of IRL31,583.20 L30,712.00 (Thirty One Thousand Five Seven Hundred and Eighty Three Irish Pounds 20pTwelve Pounds) or such increased rent as may be payable pursuant to the provisions of clause 3 hereof by four equal quarterly payments in advance on every lst 14th day of JanuarySeptember, lst 14th day of AprilDecember, lst 14th day of JulyMarch, and lst 14th day of OctoberJune, the first payment to be made on the execution hereof 14th day of September One Thousand Nine Hundred and Ninety and to be in respect of the period from the lst 14th day of January September One Thousand Nine Hundred and Ninety Eight to the 31st 13th day of March December One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clause 4(1)(b) in respect of insurance effected from time to time by the Landlord such additional payment to be payable at the times and in the manner specified at said Clause 4(1)(b). AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clause 6 in respect of service charge such additional payment to be payable at the times and in the manner specified at the said Clause. All such payments save for any initial broken payment payable hereunder to be paid by Bankers Order or variable direct debit mandate (at the option of the Landlord) PROVIDED ALWAYS that if the Tenant shall fail to pay the rent hereinbefore reserved or all or any of the additional rents hereinafter reserved and made payable or the contribution to Insurance Premium payable by the Tenant pursuant to clause 4(1)(b) hereof or the Service Charge payable by the tenant pursuant to clause 6 hereof within fourteen (14) days of the day and in the manner herein prescribed for payment of same such unpaid sum or sums shall bear interest from and including the day on which same shall have become due to date of actual payment at the A rate of interest plus three per cent (3%) charged by Allied Irish Banks PLC in the Republic of Ireland at that date or if there shall be no such rate twenty per cent (20%) per annum.

Demise. In consideration The Landlord leases the Demised Premises to the Tenant TOGETHER WITH the rights set out in the Second Schedule but EXCEPTING AND RESERVING the rights set out in the Third Schedule SUBJECT TO the provisions of the rent hereby reserved Headlease and all rights enjoyed by the owners or occupiers of any neighbouring property over the covenants on the part of the Tenant hereinafter contained the Landlord hereby demises unto the Tenant ALL those the demised premises being part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations Demised Premises TO HOLD the demised premises except and reserved as aforesaid unto to the Tenant for the a term of 25 (twenty five) 10 years (hereinafter called "from and including the term") from the lst 10th day of January One Thousand Nine Hundred and Ninety Eight May 2006 YIELDING AND PAYING therefor during to the first four years of the said term Landlord: 3.1 the yearly rent of IRL31,583.20 two hundred and sixty eight thousand three hundred and seventy nine pounds fifty xxxxx (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p£268,379.50) and thereafter plus VAT thereon (if applicable) subject to review in accordance with the said yearly Fourth Schedule such rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) or such increased rent as may to be payable pursuant to the provisions of clause 3 hereof by four equal quarterly payments paid in advance by the same instalments and on every lst day of January, lst day of April, lst day of July, and lst day of October, the same days as rent is payable under the Headlease (such rent to be paid by bankers standing order if the Landlord shall so require) the first such payment to be made on the execution hereof 10th day of November 2006 and to be in respect of a proportionate amount for the period from and including the lst 10th day of January One Thousand Nine Hundred and Ninety Eight November 2006 to the 31st 24th day of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING December 2006 3.2 by way of further additional rent the amount or amounts Tenant’s Percentage of the rents paid by the Landlord under clauses 2.1(b) of the Headlease (save for the insurance rent referred to in paragraph 1 of Part 2 of Schedule 3 of the Headlease) and clauses 2(1) (c) and (d) of the Headlease such rent to be payable on demand 3.3 by way of further additional rent the Tenants’ Percentage of the Service Charge which shall be payable in accordance with clause 7 3.4 interest at the rate of 4 per cent per annum above the base rate for the time being of HSBC plc on all rents and payments herein covenanted to be paid by the Tenant pursuant from the date upon which the same shall become due until the date of payment such interest to be paid on demand 3.5 any other monies which may become due from the Tenant to the Tenant's covenant hereinafter contained in ClauseLandlord under the provisions of this Underlease

Demise. In consideration of the rent hereby rents hereinafter reserved and of the covenants on the part of the Tenant hereinafter reserved and contained the Landlord hereby demises HEREBY DEMISES unto the Tenant ALL those all that the demised premises being part of the Development Demised Premises together with the easements and other rights contained or referred to in the Second Schedule hereto EXCEPT AND RESERVING unto the Landlord and privileges but excepting the Superior Lessor and reserving any other person entitled thereto as mentioned in the exceptions and reservations Third Schedule hereto TO HOLD the demised premises except Demised Premises subject to all easements quasi easements rights in the nature of easements and reserved as aforesaid unto privileges to which the Tenant Demised Premises are or may be subject for a term expiring on 14 December 2004 from and including the term of 25 (twenty five) years (hereinafter called "date hereof yielding and paying therefor 2.1 During the term") from the lst day of January One Thousand Nine Hundred Term and Ninety Eight YIELDING AND PAYING therefor during the so in proportion for any less time than a year first four years of the said term the yearly rent of IRL31,583.20 ONE HUNDRED AND EIGHTY FOUR THOUSAND AND FIFTEEN POUNDS (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p(pound)184,015) and thereafter the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20pbeing (pound)32.50 per sq ft) or such increased rent as may to be payable pursuant to the provisions of clause 3 hereof paid in advance by four equal quarterly monthly payments in advance on every lst the 25 day of January, lst day each month clear of April, lst day of July, and lst day of October, all deductions whatsoever the first payment of such payments to be made on the execution date hereof and to be in respect of the period from that date up to and including the lst day immediately preceding the 25 day of January One Thousand Nine Hundred the month next following 2.2 By way of further or additional rent from time to time a sum or sums of money equal to a fair and Ninety Eight reasonable proportion reasonably and properly attributable to the 31st day Demised Premises of March One Thousand Nine Hundred the aggregate of: 2.2.1 Any amount which the Landlord may from time to time pay or be called upon under the terms of the Headlease to repay to the Superior Lessor in respect of the insurance of the Building against the Insured Risks and 2.2.2 The premium from time to time expended by the Landlord for insurance against three years loss of the rent payable under this Underlease Such further or additional rent to be paid within 14 days after the expenditure and Ninety Eight AND ALSO PAYING by written notification to the Tenant thereof 2.3 By way of further or additional rent the amount Service Charge 2.4 By way of further or amounts additional rent any Value Added Tax (or any substituted or similar tax) which is now or may become payable by the Tenant pursuant to the Tenant's covenant in respect of any rent fees and other sums due hereunder 2.5 By way of further or additional rent interest as hereinafter contained in Clauseprovided

Demise. In consideration of the rent hereby reserved and of the covenants on the part of The Landlord demises to the Tenant hereinafter contained the Premises TOGETHER WITH the rights specified in the second schedule but EXCEPTING AND RESERVING to the Landlord hereby demises unto the rights specified in the third schedule TO HOLD the Premises to the Tenant ALL those for the demised premises being part Contractual Term SUBJECT to all rights easements privileges restrictions covenants and stipulations of whatever nature affecting the Development together with the easements rights and privileges Premises (including but excepting and reserving not limited to the exceptions and reservations TO HOLD and the demised premises except and reserved as aforesaid unto rights of entry exerciseable by the Tenant for Superior Landlord in the term of 25 (twenty fiveSuperior Lease) years (hereinafter called "the term") from the lst day of January One Thousand Nine Hundred and Ninety Eight YIELDING AND PAYING therefor during the first four years of the said term the yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) and thereafter the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) or such increased rent as may be payable pursuant to the provisions of clause 3 hereof Landlord: 4.1 the Rent payable without any deduction by four equal quarterly payments in advance on the usual quarter days in every lst day year and proportionately for any period of January, lst day of April, lst day of July, and lst day of October, less than a year the first such payment to be made on the execution hereof and to be being a proportionate sum in 5 15 respect of the period from and including the lst Rent Commencement Date to and including the day of January One Thousand Nine Hundred and Ninety Eight before the quarter day next then ensuing to be paid on the 31st day of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING date hereof 4.2 by way of further rent (payable with effect from the date hereof) the Service Charge payable in accordance with the fourth schedule 4.3 by way of further or additional rent (payable with effect from the amount date hereof) ("the insurance rent") 15.75 per cent of the premium for insuring the Building together with all plant equipment and machinery therein against the risks referred to in clause 6.2 hereof such insurance rent to be paid on the next ensuing quarter day after the date of payment of the premium by the Landlord PROVIDED ALWAYS that the Tenant shall pay any increase in the premium for insuring the Building occasioned by or amounts attributable to the use of the Premises by the Tenant or by the business carried on in the Premises by the Tenant and 4.4 by way of further rent (payable with effect from the date hereof) all other sums whatsoever as may become payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in ClauseLandlord under the provisions of this Lease

Demise. In consideration of the rent hereby reserved and of the covenants on the part of The landlord demises to the Tenant hereinafter contained the Landlord hereby demises unto Premises to hold the Tenant ALL those the demised premises being part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations TO HOLD the demised premises except and reserved as aforesaid unto Premises to the Tenant for the term Term SUBJECT TO all rights privileges restrictions covenants and stipulations of 25 (twenty five) years (hereinafter called "whatever nature affecting the term") from Premises but with the lst day BENEFIT of January One Thousand Nine Hundred those rights set out in the Second Schedule yielding and Ninety Eight YIELDING AND PAYING therefor during paying to the landlord The Rent payable without any deduction by yearly payments in advance on the signing hereof and then on the anniversary of this lease in every year and proportionately for any period of less than a year 3.1 For the first four years year of the said term Term the yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) and thereafter £159.13 ONE HUNDRED AND FIFTY NINE POUNDS AND THIRTEEN XXXXX("the lnitial Rent") 3.2 For the second year of the said yearly Term and for each successive year thereafter up to and including 27th February 2017 such rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) as shall have previously been payable hereunder or such increased revised rent as may be ascertained in accordance with the Third Schedule hereto whichever is the greater 3.3 For the year from and including 28th February 2017 the yearly rent of £434.00 FOUR HUNDRED AND THIRTY FOUR POUNDS or such rent as shall have previously been payable pursuant to hereunder whichever is the provisions of clause 3 hereof by four equal quarterly payments in advance on every lst day of January, lst day of April, lst day of July, and lst day of October, greater ("the first payment to be made on Interim Rent") 3.4 For the execution hereof and to be in respect following year of the period from said Term and for each successive year thereafter such rent as shall have been previously payable hereunder or such revised rent as may be ascertained in accordance with the lst day of January One Thousand Nine Hundred and Ninety Eight to Third Schedule hereto whichever is the 31st day of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clausegreater

Demise. 3.1 In consideration of the rent hereby reserved rents and of the covenants on the part of the Tenant hereinafter reserved by or contained in this Lease the Landlord hereby demises unto DEMISES to the Tenant ALL those THAT the demised premises being Premises TOGETHER with the rights specified in Part 2 of Schedule 1 (but subject as stated in Part 2 of Schedule 1) EXCEPTING AND RESERVING the easements and rights specified in Part 3 of Schedule 1 and SUBJECT TO all rights easements quasi-easements privileges covenants restrictions and stipulations of whatever nature as may affect the Building or any part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations it TO HOLD the demised premises except and reserved as aforesaid Premises unto the Tenant for the term of 25 (twenty five) years (hereinafter called "the term") from the lst day of January One Thousand Nine Hundred and Ninety Eight Term YIELDING AND PAYING therefor unto the Landlord during the first four years Term: 3.1.1 FIRSTLY from and including the Rent Commencement Date yearly and proportionately for any fraction of a year the said term the Basic Rent and from and including each Review Date such clear yearly rent as becomes payable under Schedule 2 in every case to be paid by bank or credit transfer of IRL31,583.20 (Thirty One Thousand Five Hundred clear funds by equal quarterly instalments in advance on the Gxxx Days; 3.1.2 SECONDLY as additional rent from and Eighty Three Irish Pounds 20p) and thereafter including the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) or such increased rent as may Service Charge Commencement Date the Service Charge, to be payable pursuant to paid in accordance with the provisions of clause 3 hereof by four equal quarterly payments in advance on every lst day of January, lst day of April, lst day of July, this Lease; 3.1.3 THIRDLY as additional rent from and lst day of Octoberincluding the Service Charge Commencement Date, the first payment Public Area Service Charge to be made paid within twenty one (21) days of invoice or written demand; 3.1.4 FOURTHLY as additional rent from and including the Service Charge Commencement Date, the Basement Service Charge to be paid within twenty one (21) days of an invoice or written demand; 3.1.5 FIFTHLY as additional rent from and including the Term Commencement Date the Insurance Rent, to be paid within twenty one (21) days of invoice or written demand in accordance with the provisions of this Lease; 3.1.6 SIXTHLY as additional rent commencing on the execution hereof date on which a Museum or Cultural Facility is opened to the public and for so long as it remains so open yearly and proportionately for any fraction of a year the Museum or Cultural Facility Rent to be paid within twenty one (21) days of invoice or written demand; 3.1.7 SEVENTHLY as additional rent within twenty one (21) days of a proper VAT invoice(s) all sums payable in respect of VAT from time to time to be paid in accordance with the period from provisions of this Lease (and so that where VAT is so payable the lst day of January One Thousand Nine Hundred and Ninety Eight Tenant shall be entitled to require a proper VAT invoice prior to the 31st day payment of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clausesuch VAT); and

Demise. In consideration PREMISES, TERM, RENT ---------------------------- Section 1.1. Landlord hereby leases to Tenant and Tenant hereby hires from ------------ Landlord the Premises for the Term to commence as of the rent hereby reserved date hereof (the "Commencement Date") and to end on the date (the "Fixed Expiration Date") that ----------------- --------------------- shall be the last day of the covenants month in which the date immediately preceding the fifth (5th) anniversary of the Rent Commencement Date occurs, at an annual rent (the "Fixed Rent") of Two Hundred Fifteen Thousand Five Hundred Twenty-Three ---------- Dollars ($215, 523) per annum for the period commencing on the part Rent Commencement --- ----- Date and ending on the Fixed Expiration Date payable in equal monthly installments in advance in the amount of the Tenant hereinafter contained the Landlord hereby demises unto the Tenant ALL those the demised premises being part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations TO HOLD the demised premises except and reserved as aforesaid unto the Tenant for the term of 25 (twenty five) years (hereinafter called "the term") from the lst day of January One Seventeen Thousand Nine Hundred Sixty and Ninety Eight YIELDING AND PAYING therefor 25/100 Dollars ($17,960.25) per month, which Tenant agrees to pay in lawful money of the United States which shall be legal tender in payment of all debts and dues, public and private, at the time of payment, on the first (1st) day of each calendar month during the first four years Term commencing on the Rent Commencement Date, at the office of the said term the yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) and thereafter the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) Landlord or such increased rent other place as Landlord may be payable pursuant to the provisions of clause 3 hereof by four equal quarterly payments in advance on every lst day of Januarydesignate, lst day of Aprilwithout any set-off, lst day of Julyoffset, and lst day of Octoberabatement or deduction whatsoever, except that Tenant shall pay the first payment to be made full monthly installment on the execution hereof hereof. At the request of Landlord, Fixed Rent shall be payable when due by wire transfer of funds to an account designated from time to time by Landlord. Section 1.2. Tenant shall pay to Landlord, as additional rent, on account ------------ of electricity consumed at the Premises the sum of One Thousand Six Hundred Thirty-Two and to be in respect of 75/100 Dollars ($1632.75) per month during the period from commencing on the lst Commencement Date and ending on the day immediately preceding the Rent Commencement Date. If such period shall commence or end on a date other than the first (1st) day of January One Thousand Nine Hundred and Ninety Eight to the 31st day a calendar month, such monthly amount on account of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clauseelectricity shall be appropriately adjusted.

Demise. In consideration The Landlord HEREBY DEMISES to the Tenant the Premises TOGETHER WITH the rights specified in Part II of the rent hereby reserved First Schedule but EXCEPTING AND RESERVING to the Landlord the Superior Landlord and their respective successors in title and assigns and the tenants and occupiers of other parts of the covenants on Building and all other persons entitled thereto the part easements and rights specified in Part III of the Tenant hereinafter contained First Schedule TO HOLD the Landlord hereby demises same unto the Tenant ALL those SUBJECT to and with the demised premises being part benefit of the Development together with matters specified in the easements rights and privileges but excepting and reserving the exceptions and reservations TO HOLD the demised premises except and reserved as aforesaid unto the Tenant Fourth Schedule for the term of 25 (twenty five) years (hereinafter called "the term") from the lst day of January One Thousand Nine Hundred and Ninety Eight Term YIELDING AND PAYING therefor together with any VAT payable thereon from time to time:- 2.1 during the first four years of period (if any) beginning on the said term Term Commencement Date and ending on the yearly day before the Rent Commencement Date the rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) a peppercorn if demanded and thereafter the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) or such increased rent as may be Rent payable pursuant to the provisions of clause 3 hereof without deduction by four equal quarterly payments in advance on every lst day of January, lst day of April, lst day of July, and lst day of October, the Quarter Days the first such payment to be made on the execution hereof and to be being a proportionate sum in respect of the period from beginning on the lst Rent Commencement Date and ending on the day of January One Thousand Nine Hundred and Ninety Eight before the Quarter Day next after the Rent Commencement Date to be paid on the 31st day of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING date hereof 2.2 throughout the Term on demand by way of additional further rent a sum equal to fourteen point two nine per centum (14.29%) of (i) every sum which the amount or amounts payable by Landlord shall from time to time pay to the Tenant Superior Landlord as Insurance Rent pursuant to the Superior Lease and (ii) (to the extent that the Landlord may effect the same) every sum which the Landlord may from time to time pay by way of premium (including any increased or additional premium payable by reason of any act or omission of the Tenant or any of the Tenant's covenant hereinafter contained in Clauseservants or agents or by reason of the user of the Premises) for keeping the Building fees rent and property owner's liability risks of the Landlord and the Superior Landlord insured

Demise. 2.1 In consideration of the rent hereby reserved rents and of the covenants on the part of the Tenant hereinafter reserved by or contained in this Lease the Landlord hereby demises unto DEMISES to the Tenant ALL those THAT the demised premises being Premises TOGETHER with the rights specified in Part 2 of Schedule 1 (but subject as stated in Part 2 of Schedule 1) EXCEPTING AND RESERVING the easements and rights specified in Part 3 of Schedule 1 and SUBJECT TO all rights easements quasi-easements privileges covenants restrictions and stipulations of whatever nature as may affect the Building or any part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations it TO HOLD the demised premises except and reserved as aforesaid Premises unto the Tenant for the term of 25 (twenty five) years (hereinafter called "the term") from the lst day of January One Thousand Nine Hundred and Ninety Eight Term YIELDING AND PAYING therefor unto the Landlord during the first four years Term: 2.1.1 FIRSTLY from and including the Rent Commencement Date yearly and proportionately for any fraction of a year the said term the Basic Rent and from and including each Review Date such clear yearly rent as becomes payable under Schedule 2 in every case to be paid by bank or credit transfer of IRL31,583.20 (Thirty One Thousand Five Hundred clear funds by equal quarterly instalments in advance on the Gxxx Days; 2.1.2 SECONDLY as additional rent from and Eighty Three Irish Pounds 20p) and thereafter including the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) or such increased rent as may Service Charge Commencement Date the Service Charge, to be payable pursuant to paid in accordance with the provisions of clause 3 hereof by four equal quarterly payments in advance on every lst day of January, lst day of April, lst day of July, this Lease; 2.1.3 THIRDLY as additional rent from and lst day of Octoberincluding the Service Charge Commencement Date, the first Public Area Service Charge to be paid within twenty one (21) days of invoice or written demand; 2.1.4 FOURTHLY as additional rent from and including the Service Charge Commencement Date, the Basement Service Charge to be paid within twenty one (21) days of an invoice or written demand; 2.1.5 FIFTHLY as additional rent from and including the Term Commencement Date the Insurance Rent, to be paid within twenty one (21) days of invoice or written demand in accordance with the provisions of this Lease; 2.1.6 SIXTHLY as additional rent commencing on the date on which a Museum or Cultural Facility is opened to the public and for so long as it remains so open yearly and proportionately for any fraction of a year the Museum or Cultural Facility Rent to be paid within twenty one (21) days of invoice or written demand; 2.1.7 SEVENTHLY as additional rent within twenty one (21) days of a proper VAT invoice(s) all sums payable in respect of VAT from time to time to be paid in accordance with the provisions of this Lease (and so that where VAT is so payable the Tenant shall be entitled to require a proper VAT invoice prior to the payment of such VAT); and 2.1.8 EIGHTLY as additional rent twenty one (21) days of written demand all sums payable by way of Interest from time to time to be paid in accordance with the provisions of this Lease; ALL such payments to be made on the execution hereof and to be in respect of the period from the lst day of January One Thousand Nine Hundred and Ninety Eight to the 31st day Landlord or as the Landlord may from time to time in writing direct by bank or credit transfer of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clausecleared funds.

Demise. In consideration 3.1 The Landlord at the request of the rent hereby reserved and of the covenants on the part of Surety demises to the Tenant hereinafter contained the Landlord hereby demises unto the Tenant ALL those the demised premises being part of the Development Premises together with the easements rights and privileges easements set out in part 1 of schedule 1 but excepting and reserving the exceptions rights and reservations TO HOLD easements set out in part 2 of schedule 1 to hold the demised premises except and reserved as aforesaid unto Premises to the Tenant for the term Term subject to all rights easements quasi-easements privileges restrictions covenants and stipulations of 25 whatever nature affecting the Premises including the matters contained or referred to in schedule 5 yielding and paying to the Landlord: (twenty fivea) years (hereinafter called "the term") a peppercorn on and from the lst date of this Lease until and including the day of January One Thousand Nine Hundred before the Rent Commencement Date and (b) on and Ninety Eight YIELDING AND PAYING therefor during from the first four years of Rent Commencement Date the said term the yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) and thereafter the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) or such increased rent as may be Principal Rent payable pursuant to the provisions of clause 3 hereof without any deduction by four equal quarterly payments in advance on the usual quarter days (or such alternative days as the Landlord may from time to time notify to the Tenant in writing) in every lst day year and proportionately for any period of January, lst day of April, lst day of July, and lst day of October, less than a year the first such payment to be made on the execution hereof and to be being a sum in respect of the period from and including the lst Rent Commencement Date up to and including the day of January One Thousand Nine Hundred and Ninety Eight to before the 31st first quarter day of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING after the Rent Commencement Date and 3.2 by way of additional rent further rent: (a) the amount or amounts Insurance Rent payable at the times and in the manner provided in clause 6 (b) the payments of Interest referred to in clause 4.20 (c) the Service Charge payable at the times and in the manner provided in schedule 4 (d) the Outside Business Hours Charge payable within 10 Business Days of receipt by the Tenant pursuant of written demand accompanied by evidence of the charges referred to in the Tenant's covenant hereinafter contained in Clausedemand to enable the Tenant to verify the amount demanded

Demise. In 2.1 IN consideration of the rent hereby rents and covenants hereinafter reserved and contained and at the request of the covenants on Surety the part of the Tenant hereinafter contained the Landlord Lessors hereby demises demise unto the Tenant Lessee ALL those THAT the demised premises being part of the Development together Premises TOGETHER with the easements rights and privileges easements specified in the First Schedule but excepting EXCEPT AND RESERVING to the Lessors and reserving all others so entitled or authorised the exceptions rights and reservations easements specified in the Second Schedule TO HOLD the demised premises Premises (except and reserved as aforesaid aforesaid) SUBJECT TO any existing rights of light enjoyed by any windows or openings in any adjoining or neighbouring premises unto the Tenant Lessee for the a term of 25 (twenty five) fifteen years (hereinafter called "the term") commencing on and from the lst 4th day of January One Thousand Nine Hundred August 2000 and Ninety Eight expiring on the 3rd day of August 2015 determinable nevertheless as hereinafter provided 2.2 YIELDING AND PAYING therefor to the Lessors during the first four years Term FIRST on and from the 4th August 2000 up to and including the 3rd day of February 2001 the said term Yearly Rent of a peppercorn and on and from the yearly rent 4th day of IRL31,583.20 (Thirty One February 2001 the Yearly Rent of Eight Hundred And Fifty Seven Thousand Five Two Hundred and Eighty Three Irish Twenty-Five Pounds 20p((pounds)857,225.00) and thereafter the said yearly rent exclusive of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) Value Added Tax or such increased rent greater Yearly Rent as may be payable pursuant to determined in accordance with the provisions of clause 3 hereof Fourth Schedule by four equal quarterly payments in advance on every lst the Twenty-fifth day of January, lst March the Twenty-fourth day of April, lst June the Twenty-ninth day of July, September and lst the Twenty-fifth day of October, December in every year 2.3 INSURANCE PREMIUMS AND ALSO PAYING to the first payment Lessors within seven days of written demand and as additional rent (which shall be recoverable by action or distress in the same manner as for rent in arrear) such sum or sums as shall from time to time be specified by the City Surveyor to be made on a fair and reasonable proportion of the execution hereof and to be premiums payable by the Lessors (without deduction in respect of agency or other commission which amounts the period from Lessors shall be entitled to retain for their own benefit) for insuring the lst day of January One Thousand Nine Hundred Building in accordance with the Lessors' covenant hereinafter contained and Ninety Eight in relation to such other insurances as the Lessors deem (in their reasonable opinion) appropriate in connection with any matter involving or relating to the 31st day of March One Thousand Nine Hundred and Ninety Eight Building 2.4 SERVICE CHARGES AND ALSO PAYING by way of as additional rent (which shall be recoverable by action or distress in the amount same manner as for rent in arrear) 2.4.2 A sum on account of such yearly service charge (payable unless otherwise required by Lessors by equal quarterly payments in advance at the same time and in the same manner as the Yearly Rent) subject to variation as hereinafter provided and such other amounts in respect of unanticipated costs expenses and outgoings as shall from time to time be properly demanded by or amounts payable by on behalf of the Tenant pursuant to the Tenant's covenant hereinafter contained in ClauseLessors

Demise. In consideration The Landlord demises the Premises to the Tenant TOGETHER WITH the rights granted in Part 1 of the rent hereby reserved Second Schedule RESERVING to the Landlord and all others authorised by the Landlord the rights set out in Part 2 of the covenants on the part of the Tenant hereinafter contained the Landlord hereby demises unto the Tenant ALL those the demised premises being part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations Second Schedule TO HOLD the demised premises except and reserved as aforesaid unto the Tenant for the term of 25 Twenty five (twenty five25) years from (hereinafter called "and including) 19 and expiring on (and including) determinable as herein provided SUBJECT TO all rights easements quasi-easements covenants and stipulations affecting the term") Premises including the matters contained in or referred to in the deeds and documents listed in the Fifth Schedule paying during the Term FIRST from the lst day of January One Thousand Nine Hundred and Ninety Eight YIELDING AND PAYING therefor during date hereof until the first four years of the said term Rent Commencement Date the yearly rent of IRL31,583.20 one peppercorn and from the Rent Commencement Date until (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20pincluding) day of 19 the yearly rent (and proportionately for any part of a year) of POUNDS ((Pounds) ) and thereafter the said -5- yearly rent of IRL31,583.20 payable under the Third Schedule such rent to be paid without any deduction or set off whether legal or equitable (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20pexcept as required by any Act) or such increased rent as may be payable pursuant to the provisions of clause 3 hereof by four equal quarterly payments in advance on every lst day of January, lst day of April, lst day of July, and lst day of October, the Rent Payment Dates the first payment for the period beginning on (and including) day of 19 and ending on (and including) day of 19 to be made on the execution hereof and day of 19 SECONDLY a yearly rent equal to 38 per centum per annum of the sum or sums (including the cost of periodic valuations for insurance purposes (but not more than once a year)) incurred or to be incurred by the Landlord in respect performance of the period from Landlord's covenant for insurance in clause 4.2 such yearly rent to be paid on demand THIRDLY the lst day yearly rent ascertained in accordance with the provisions of January One Thousand Nine Hundred the Fourth Schedule such rent to be paid in accordance with the Fourth Schedule and Ninety Eight to the 31st day of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING FOURTHLY by way of additional rent the amount or amounts interest payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clauseclause 3.35

Demise. In IN consideration of the rent rents hereby reserved and of the covenants on the part of by the Tenant hereinafter contained the Landlord hereby demises HEREBY DEMISES unto the Tenant with full title guarantee ALL those THOSE the demised premises being part Demised Premises TOGETHER WITH the rights and benefits specified in Part I of the Development together Schedule 2 hereto BUT SUBJECT TO (and where appropriate with the easements rights and privileges but excepting and reserving benefit of) the exceptions reservations and reservations other matters specified in Part II of Scheduled hereto which are hereby excepted out of this demise and reserved unto the Landlord and all others authorised by the Landlord and the owners and occupiers of any adjoining or neighbouring premises and/or to which the Demised Premises is or may be subject TO HOLD the demised premises except and reserved as aforesaid unto UNTO the Tenant for the a term of 25 (twenty five) years (hereinafter called "commencing from and including the term") from date hereof and expiring on the lst day of January One Thousand Nine Hundred and Ninety Eight 25th April 2009 YIELDING AND PAYING therefor yearly (and so in proportion for any part of a year) during the first four years Term the rents as set forth in Schedule 3 hereto (exclusive of the said term the yearly rent of IRL31,583.20 any Value Added Tax (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20por similar tax whether in substitution for or in addition to it) and thereafter the said yearly rent of IRL31,583.20 (Thirty One Thousand Five Hundred and Eighty Three Irish Pounds 20p) or such increased rent as may be payable charged pursuant to the provisions of clause 3 Clause 5.8 hereof or otherwise) by four equal quarterly payments in advance on every lst day the usual quarter days in each year (namely on the 25th March 24th June 29th September and 25th December) without any deduction the first of January, lst day such payments to be made on 22nd October 2000 for the period from 22nd October 2000 to 24th December 2000 AND ALSO YIELDING AND PAYING by way of April, lst day additional rent from time to time such sum or sums as shall be equal to: 2.1 the amounts which the Landlord may expend in effecting or maintaining an insurance of July, the Demised Premises (including any increased premium payable by reason of any act or omission by the Tenant any sub-tenant or their respective servants agents licensees or invitees) in the full reinstatement value of the Demised Premises (together with professional fees demolition and lst day site clearance costs) against the Insured Risks and in the event that such insurance is attributable to other premises in addition to the Demised Premises to pay such proportion of October, such sum or sums as are attributable to the Demised Premises as shall be reasonably determined by the Landlord whose decision shall be binding on the Tenant save in the case of manifest error and 2.2 the amounts which the Landlord may expend in effecting or maintaining insurance against five years* loss of rent hereunder in respect of the Demised Premises (including any likely increase in rent following a review of rent in accordance with Schedule 3 hereto) such additional rent (pursuant to Clauses 2.1 and 2.2 hereof) to be paid within fourteen days of demand therefor by the Landlord and the first payment to be made for the period commencing on the execution date hereof and to be in respect of the period from the lst day of January One Thousand Nine Hundred and Ninety Eight to the 31st day of March One Thousand Nine Hundred and Ninety Eight AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clauseapportioned on a daily basis

Demise. In consideration of the rent hereby reserved and of the covenants on the part of the Tenant hereinafter contained the Landlord hereby demises unto the Tenant ALL those the demised premises Demised Premises being part of the Development together with the easements rights and privileges but excepting and reserving the exceptions and reservations TO HOLD the demised premises except and reserved as aforesaid unto the Tenant for the term of 25 35 (twenty thirty five) years (hereinafter called "the term") from the lst 1st day of January March One Thousand Nine Hundred and Ninety Eight Ninety-One YIELDING AND PAYING therefor during the first four year of the said term the yearly rent of L25,596.00 (Twenty-Five Thousand Five Hundred and Ninety-Six Pounds) and during the second year of the said term the yearly rent of L31,878.00 (Thirty-One Thousand Eight Hundred and Seventy-Eight Pounds) and during the third, fourth and fifth years of the said term the yearly rent of IRL31,583.20 L 34,670.00 (Thirty One Thirty-Four Thousand Five Six Hundred and Eighty Three Irish Pounds 20pSeventy Pounds) and thereafter the said yearly rent of IRL31,583.20 L34,670.00 (Thirty One Thirty-Four Thousand Five Six Hundred and Eighty Three Irish Pounds 20pSeventy Pounds) or such increased rent as may be payable pursuant to the provisions of clause 3 hereof by four equal quarterly payments in advance on every lst 1st day of JanuaryMarch, lst 1st day of AprilJune, lst 1st day of JulySeptember, and lst 1st day of OctoberDecember, the first payment to be made on the execution hereof 1st day of March One Thousand Nine Hundred and Ninety-One and to be in respect of the period from the lst day of January One Thousand Nine Hundred and Ninety Eight to the 31st 1st day of March One Thousand Nine Hundred and Ninety Eight Ninety-One to the 31st day of May One Thousand Nine Hundred and Ninety-One AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clause 4(1)(b) in respect of insurance effected from time to time by the Landlord such additional payment to be payable at the times and in the manner specified at said Clause 4(1)(b). AND ALSO PAYING by way of additional rent the amount or amounts payable by the Tenant pursuant to the Tenant's covenant hereinafter contained in Clause 6 in respect of service charge such additional payment to be payable at the times and in the manner specified at the said Clause. All such payments save for any initial broken payment payable hereunder to be paid by Bankers Order or variable direct debit mandate (at the option of the Landlord) PROVIDED ALWAYS that if the Tenant shall fail to pay the rent hereinbefore reserved or all or any of the additional rents hereinafter reserved and made payable or the contribution to Insurance Premium payable by the Tenant pursuant to clause 4(1)(b) hereof or the Service Charge payable by the tenant pursuant to clause 6 hereof within fourteen (14) days of the day and in the manner herein prescribed for payment of same such unpaid sum or sums shall bear interest from and including the day on which same shall have become due to date of actual payment at the A rate of interest plus three per cent (3%) charged by Allied Irish Banks PLC in the Republic of Ireland at that date or if there shall be no such rate twenty per cent (20%) per annum.