Exhibit 10.21 DATED 8th September 1998 AGREEMENT FOR LEASE

                                                                   Exhibit 10.21


                            DATED 8th September 1998




                               AGREEMENT FOR LEASE


                         Relating to land and buildings
                           forming Xxxx Xx.00 (0X) xx
                            Xxxxxxxxxx Xxxxxxxx Xxxx
                                   Xxxxx Ride
                                   Crowthorne
                                    Berkshire



                                     between



                            X X XXXXXX & SONS LIMITED


                                       and


                          XXXXXXX SYSTEMS (UK) LIMITED



                                   PARK NELSON
                                   0 Xxxx Xxxx
                                 Xxxxxx XX0X 0XX
                               Tel: 0000 000 0000
                               Fax: 0000 000 0000
                             Ref: JRB SEW 30220 424







THIS  AGREEMENT  FOR LEASE is made the 8th day of September  One  thousand  nine
hundred  and ninety  eight  BETWEEN X X XXXXXX & SONS  LIMITED  (Company  Number
02582252)  whose  registered  office is at Xxxxxxxx Xxxxx Xxxxxxxx Xxxx Xxxxxxxx
xxxx Xxxxxxx XX0 0XX ("the  Landlord") (1) XXXXXXX SYSTEMS (UK) LIMITED (Company
Number 03487972) whose registered office is at 00 Xxxxxxxxxxx,  Xxxxxxxxx Xxxxx,
Xxxxxx XX0X 0XX ("the Tenant") (2)

WHEREBY IT IS AGREED as follows:

1. (a) The  Landlord  shall  grant and the  Tenant  shall  accept a lease  ("the
Lease")  for a  term  of  FIFTEEN  YEARS  (subject  to  provisions  therein  for
determination)  from the Completion Date herein in respect of the property ("the
Property")  described in the Schedule hereto such Lease to be in the form of the
approved draft lease annexed hereto (b) The annual  exclusive rent (exclusive of
Value Added Tax) shall be in the sum of SIXTY THREE  THOUSAND  SEVEN HUNDRED AND
FIFTY POUNDS ((pound)63,750.00) subject to review as provided in the Lease

2. The Tenant  shall  deliver a duly  executed  counterpart  of the Lease to the
Landlord's  Solicitor  within 5 working  days after the document is delivered to
the Tenant's Solicitors

3. The Lease shall be granted  subject to and where  applicable with the benefit
of:- 

(a) The  covenants  agreements  conditions  and other terms to be  contained  or
referred to in the said approved draft lease

(b) All matters other than registered Charges or similar financial  incumbrances
contained  or referred to in the Charges  Register and all notes in the Property
Register of (i) the freehold title to the Property  under title number  BK260648
registered  at HM Land  Registry as at 21st  January  1998 and (ii) the freehold
title to the Common Parts of the Estate  under title number  BK291692 at HM Land
Registry as at 21st January 1998

(c) The matters contained or referred to in the Registered  Transfers  mentioned
in the said approved  draft lease 

(d) All  easements  granted or to be granted to  statutory  authorities  for the
supply of services to the Estate or any part thereof and

(e) The provisions and conditions of the planning permission for the development
of the Estate granted by the Bracknell Forest Borough Council on the 7th October
1997.

4.1 The  Landlord  shall at its own expense  complete  the  construction  of the
building  intended to be erected upon the Property and also all remaining  works
to the roads footpaths car parks  landscaped areas and service media serving the
Property ("the Works") in an expeditious and good and workmanlike  manner all in
accordance  with  the  drawings  and  specifications  which  are  available  for
inspection  at the  Landlord's  offices  and the Tenant  shall be deemed to have
inspected and approved the same whether or not such inspection has taken place

4.2 The Landlord shall be responsible for  rectification  prior to completion of
snagging items as advised by the Tenant to the Landlord or its Solicitors

5. The Landlord  shall not be required to grant the Lease  otherwise than to the
Tenant named herein

6.  Title  shall  be  deduced  in  accordance  with  Section  110  of  the  Land
Registration Xxx 0000 The Landlord's Charge Certificate is on deposit at HM Land
Registry under deposit  number  BK260648/D/G/010950  D and the Land  Certificate
relating to the Common Parts is on deposit under reference  BK291692/D/F.070320D
and the  Landlord  shall  ensure that the same shall remain on deposit to enable
the Tenant to register this Agreement if it so wishes.

7. This Agreement shall remain in full force and effect after  completion of the
Lease in respect of any matters  covenants  or  conditions  which shall not have
been done  observed  or  performed  prior  thereto and all  representations  and
obligations of the parties hereto (except for any obligations fully performed on
or  before   such   completion)   shall   continue  in  full  force  and  effect
notwithstanding the completion of the Lease

8. Completion shall take place at the offices of the Lessor's  solicitors on the
8th day of September 1998

9. The Property is let subject to the National  Conditions  of Sale 20th Edition
("the  Conditions")  so far as the same are applicable to an agreement for lease
by  private  treaty and are not varied by or  inconsistent  with this  Agreement
PROVIDED that:(i)  "Designated Bank" shall mean any of the London Clearing Banks
and (ii) the  prescribed  rate of  interest  shall be four per  centum per annum
above Lloyds Bank Plc Base Rate from time to time in force

10. (a) The expressions  "the Landlord" and "the Tenant" wherever the context so
admits include their respective successors in title

(b) Where the Landlord the Tenant for the time being are two or more individuals
the terms "the Landlord" "the Tenant"  include the plural number and obligations
expressed  or  implied to be made by or with such party are deemed to be made by
or with such individuals  jointly and severally and where the context so permits
such references  shall also apply to any one or more members of such association
of individuals.

(c) Wherever the context so permits all references herein to the singular member
shall  include  the plural and vice versa and all  references  to the  masculine
gender shall include the feminine and neuter and vice versa

11.  Omitted 

12. The Landlord  shall procure that the Tenant shall have upon  completion  the
benefit of all  professional  warranties  relating  to the  construction  of the
Property and in particular shall procure that warranties are given by:-

1. The Xxxxxx Xxxxxxx Partnership
2. The Baldock Quick Partnership 
3. Xxxxxxx and Xxxxxx Limited 

in the form of those annexed

13. The Landlord upon actual  completion and as a condition of completion  shall
enter a Deed of Indemnity in the form of that set forth in the Appendix hereto

14. The Tenant  shall only be required to complete the Lease if the Landlord can
hand over  consent to the  letting by Midland  Bank plc or such other  mortgagee
from  time to time and if the same is not  forthcoming  within  one month of the
Completion  Date the  contract  shall be treated  as at an end and the  Landlord
shall be liable to the Tenant in damages

IN WITNESS the respective  parties hereto have duly executed this Agreement as a
Deed the day and year first before written

                                  THE SCHEDULE

Unit  Number  35 in Group  "C" of the  Landlord's  Estate  known  as  Wellington
Business  Park  Crowthorne  Berkshire  the  title to which  is  registered  with
Absolute  Title at HM Land  Registry  under  Title  Number  BK260648  and  which
property is more particularly  described in the approved draft Lease and for the
purpose of identification only delineated on the plans thereto annexed


SIGNED for and on behalf of       
X X XXXXXX & SONS            
LIMITED                           

                                   Director         /s/X. Xxxxxx



SIGNED for and on behalf of XXXXXXX
SYSTEMS (UK) LIMITED                 

/s/Kingsley Napley Solicitors with the authority of Xxxxxxx Systems (UK) Limited







DEED OF INDEMNITY dated 8th September 1998

BETWEEN:

(1) X X XXXXXX & SONS LIMITED  (Company  Number  02582252) and whose  registered
office is at Xxxxxxxx  Xxxxx  Xxxxxxxx  Xxxx Xxxxxxxx xxxx Xxxxxxx XX0 0XX ("the
Landlord"); and

(2) XXXXXXX  SYSTEMS (UK) LIMITED  (Company Number  03487972)  whose  registered
office is at 00 Xxxxxxxxxxx Xxxxxxxxx Xxxxx Xxxxxx XX0X 0XX ("the Tenant"); and

(3) XXXXXXX SYSTEMS PLC ("the Guarantor")

In this Deed the  following  expressions  shall where the context so admits have
the meanings ascribed to them:-

"the Agreements and Deeds" shall mean the following documents:

(a) Section 52 Agreement dated 26 June 1987 between  Bracknell  District Council
(1) Royal County of Berkshire (2) The Wellington  College (3) and Xxxxx and Xxxx
Homes Limited (4)

(b) Section 52 Agreement  dated 24 October 1987 between the  Bracknell  District
Council (1) Royal County of Berkshire (2) and The Wellington College (3)

(c) Section 38  Agreement  dated 21 August 1989 between XX Xxxxxx & Sons Limited
(1) E T Trust Limited (2) and Royal County of Berkshire (3)

(d) Section 52 Agreement dated 30 August 1989 between  Bracknell  Forest Borough
Council (1) and X X Xxxxxx & Sons Limited (2)

(e)  Section 38  Agreement  dated 14 August 1991  between X X Xxxxxx  (Holdings)
Limited (1) Commercial Bank Trust Plc (2) and Royal County of Berkshire (3)

"the Premises"                      shall mean all those  premises  situate at 
                                    and known as Xxxx 00 (0X) xx  Xxxxxxxxxx  
                                    Xxxxxxxx  Xxxx Xxxxx Ride Crowthorne 
                                    Berkshire

"the Charge"                        shall  mean  a  specific  financial
                                    charge   registered   in  the  Land  Charges
                                    Register at Bracknell Forest Borough Council
                                    dated 20 March 1992 with  registration  date
                                    of 21 April  1992  where  the  amount of the
                                    charge is  (pound)1,401.00  plus interest at
                                    4.5%.   Description  of  charge:   Agreement
                                    Supplemental to Principal Agreement dated 30
                                    August 1989  pursuant to Xxxxxxx 000 xx Xxxx
                                    xxx Xxxxxxx Xxxxxxxx Xxx 0000.

"the Lease"                         shall mean a lease dated the date hereof of 
                                    the  Premises  and made  between the 
                                    landlord  and the Tenant

WHEREAS

(A) The Landlord is the registered  proprietor of the freehold land on the south
side of Xxxxx Ride  Bracknell as the same is registered at HM Land Registry with
title absolute under Title Number BK260648

(B) The Landlord has agreed to grant to the Tenant the Lease

(C) The Landlord's freehold interest from which is granted the Lease is affected
by the  Agreements  and Deeds and the Charge and the Landlord for itself and its
successors  in title has agreed to  indemnify  the Tenant  against  the  affects
thereof

(D) This Deed is supplemental to the Lease

(E) The parties  have  agreed  that the Lease  shall take effect  subject to the
provisions of this Deed

(F)  References to the Landlord and the Tenant shall  include  their  respective
successors in title

THIS DEED WITNESSES as follows:-

1. The Lease shall take  effect  subject to and as varied by this Deed as if the
provisions hereof were set out in extenso therein

2. For the  avoidance  of doubt it is hereby  agreed and  declared  that save as
otherwise  herein expressly  provided the obligations of the Landlord  hereunder
and the other provisions hereof shall run with and bind the reversionary  estate
immediately  expectant on the term granted by the Lease with the intent that the
successors  in title of the  Landlord  shall be bound by and be  entitled to the
benefit of the provisions hereof

3. The Landlord hereby  covenants with the Tenant that the Landlord shall do all
such acts and things as may be necessary to procure that the  provisions of this
Deed shall bind its successors in title

4. The Guarantor agrees to the entering into of this Deed

5. The Landlord  hereby  covenants with the Tenant for itself and its successors
and for the benefit of the Tenant and its  successors  that the Landlord will at
all times  hereafter  save  harmless  and keep  indemnified  the Tenant from and
against all  proceedings  costs claims  expenses and  liabilities  whatsoever in
respect of the Agreements and Deeds and the Charge

IN WITNESS  WHEREOF the parties have  executed  this Deed the day and year first
before written

EXECUTED as a deed by           
X X XXXXXX & SONS LIMITED                /s/X. Xxxxxx  
                                
                                         Director      

EXECUTED as a deed by           
XXXXXXX SYSTEMS (UK) LIMITED             /s/Xxxxxxxxxxx X. Xxxxxx              
                                         Director          

                                         /s/Xxxx X. Xxxxx, III
                                         Director/Secretary


EXECUTED as a deed by           
XXXXXXX SYSTEMS PLC                      /s/Xxxx X. Xxxxx, III                  
                                         Director          

                                         /s/Xxxx Xxxxxx
                                         Director/Secretary