Taman Seri Rambai THIS AGREEMENT is made on the 15th November 2005 between.

THAMBIRAJAH A/L RSELVARAJA (IC No. 680722-04-5377) (Old IC No: A0982969) Address 660 Lorong Utama 12, Ayer Keroh Heights, 75450 Melaka.. (hereinafter called the Landlord which ression where the context so admits shall include all persons having title under the LANDLORD) of the one part AND SULAIMAN BIN ISHAK (IC NO. 520824-71-5113*) , PERMANENT address: Batu 7 1/2 , Kampung Bukit Datuk B, Tanjong Minyak, 75250 Melaka. Hereinafter called The Tenant) of the other part

1. IT IS HEREBY AGREED as follows THE LANDLORD agrees to let and the TENANT agrees to take that premises known as the LANDLORD (hereinafter called the said Premises) No 16 Jalan SR 1/7 Taman Seri Rambai 1,75250 Melaka. TO HOLD unto the TENANT from 15 November 2005 for a term of two Years (2) until 14 November 2007 at the monthly rental of MALAYSIAN RINGGIT THREE HUNDRED ONLY (RM300.00)

2 . THE TENANT agrees with the LANDLORD as follows a) To pay the equivalent of ONE monthly rent as deposit and one monthly rent as advance upon the signing of this agreement. The deposit is to be held by the Landlord as security against the breach of any covenants or conditions of this agreement and such shall be refundable at the end of the tenancy. Ringgit Malaysia One Hundred Only (RM 150.00) for water and electricity deposit

(b)

Immediately upon signing of this Tenancy Agreement to pay the Landlord the following si.in of money: a) b) c) Equivalent of One month rent as Deposit Rent payable in advance for a ~riod frcin Deposit for water&Electnical tharges TOTAL RM. RM. RM. RM 300.00 300.00 150.00 750.00

Taman Seri Rambai 3. THE TENANT HEREBY COVENANTS WITH THE LANDLORD AS FOLLOWS: (a) To pay the said monthly rent in advance through the bank assigned by the landlord on the 15 day of each calendar month. To pay the Landlord and/or appropriate authority all charges and outgoing in respect of water and electricity charges which shall be consumed or supplied during the said Term. To pay for the cost of replacing fluorescent tubes, electric light bulbs and small light fittings components during the said Term. To keep the interior of the Demised Premises, the flooring and interior plaster or other surface material on walls and ceilings and the Landlords fixtures there on including doors, windows, glass, shutters, locks, fastenings, electric wire, installations and fittings and additions thereto in good and tenant able repair and clean condition and to replace or repair any of the aforesaid items of the Demised Premises and the Landlords fixtures and fittings therein which shall be broken or damaged due to the malicious, negligent or careless acts or omissions of the Tenant and further that if any damages is caused to the Landlord or to any person whomsoever directly or indirectly through the said damaged conditions of any part of the interior of the Demised Premises (including flooring, walls, ceilings, doors, windows) the Tenant shall be wholly responsible therefore and shall fully indemnify the Landlord against all claims, actions and legal proceedings whatsoever made upon the Landlord by any person in respect thereof. Subject always to the rights of the Tenant to insist that the Landlord its agents or workmen shall be accompanied by a representative of the Tenant, to permit the Landlord and its agents or workmen at all reasonable times to enter upon and view the condition of the Demised Premises and to take inventories of the LANDLORD fixtures therein and to do structural or external repairs to the Demised Premise. The Landlord may serve upon the Tenant notice in writing specifying any repairs or work necessary to be done or replacement necessary to be made to comply with the Tenants covenants to repair contained and require the Tenant forthwith to execute such repairs or work or make such replacements and if the Tenant shall not within Ten (10) Days after the service of such notice proceed diligently with execution of such repairs or work or the Landlord to enter upon the Demised Premises and execute such repairs or works or make such replacements and the cost thereof shall be a debt due from the Tenant to the Landlord and be forthwith recoverable by action.

(b)

(c)

(d)

(e)

Taman Seri Rambai

(f)

To permit the Landlord its agents or workmen to enter upon the Demised Premises to lay fix in and lead through the Demised Premises all such wires and cables for electricity and pipes for water, gas and sewage as the Landlord may from time to time require to be laid fixed in and led through the Demised Premises and also to permit the Landlord its agents or workmen to enter upon the Demised Premises for the purpose of repairing removing and replacing all or any of the said wires cables and pipes. PROVIDED ALWAYS that the Landlord shall use its best endeavors in the exercise of the rights by this Clause granted not to interfere with the reasonable use of the Demised Premises by the Tenant and shall make good all damage occasioned by the exercise of such rights. To use the Demised Premises for occupancy purpose only and not to store or bring upon the Demised Premises arms, ammunitions or unlawful goods, gunpowder, kerosene or any explosive or combustible substance or any materials the keeping of which may contravene any local ordinance statute regulations or by-law in any part of the Demised Premises any boxes or rubbish or otherwise encounter the same and to keep the Demised Premises in a clean and sanitary condition. Not to use the Demised Premises for any illegal unlawful or immoral purposes and not to do or permit to be done any act or thing which may become a nuisance or give reasonable cause for complaint from any of the other tenants or occupiers. To observe and comply with all laws, bye-laws, rules and regulations affecting a tenant or occupier of the Demised Premises which are now in force or which may hereafter he enacted. Not to use the Demised Premises or any part thereof for carrying on any business which causes the accumulation of dirt, rubbish or debris of any inside or outside the Demised Premises or which causes an unreasonable amount of noise of which in the opinion of the Landlord is undesirable or unsuitable for the quiet occupation and comfort of occupiers of any adjoining lot Not to make or permit to be made any alterations in or additions to the Demised Premises or the Landlords fixtures, fittings partitions and decorations therein without having first obtained the written license and consent of the Landlord and (if necessary) the local authority therefore. Not to assign sublet or grant any license in respect of the Demised Premises or any part thereof or part with or share the possession thereof or of any part without the written consent of the Landlord.

(g)

(h)

(i)

j)

(k)

(I)

Taman Seri Rambai (m) At all times and in all respects during the term hereby created to comply with promptly and at the Tenants expense all such requirement as may be imposed by any statute now or hereafter in force and all bye-laws, orders, rules regulations, requirements and notices made there under or made by any other competent authorities applicable to the Demised Premises and the said business carried on therein and to indemnify and keep the Landlord fully indemnified against all costs, claims, liabilities, fines or other expenses whatsoever which may fall upon the Landlord by reason of any non-compliance thereof. At the expiration of this tenancy, peaceably and quietly to yield up the Demised Premises to the Landlord with all fixtures and additions thereto including all partitions erected by the Tenant at its own expenses (but excepting alt other Tenants fixtures) in good and tenant able repair and condition in accordance with the covenants hereinbefore contained and to replace at the Tenants own cost any flooring tiles, walls and glass which have been permanently marked or damaged by the Tenant in any way. Not to do or permit or suffer to be done anything whereby the policy or policies of insurance on the Demised Premises against damage by fire may become void and voidable or whereby the permit in thereon may be increased and to make good all damage suffered by the Landlord and to repay to tie Landlord on demand all sums paid by them by way of increased premium and all expenses incurred by the policy or policies rendered necessary by a breach or non-observance of this covenant without prejudice to the other rights of the Landlord. Not to permit any sates by auction to be held on the Demised Premises. To be responsible for and to indemnify the Landlord against all damage occasioned to the Demised Premises or to any person caused by any act default or negligence of the Tenant or the servants or licensees of the Tenant and to repay and make good to the Landlord all and every loss and damage whatsoever incurred or sustained by the Landlord as a consequence of every breach of non-observance of the Tenants covenants herein contained and to indemnify the Landlord and the Landlords estate and effect from and against all actions claims liability costs and expenses thereby arising To insure and keep insured the Tenants goods fittings and fixtures against fire, flood or other calamities. To pay reimburse and/or indemnify and- keep the Landlord indemnified for all costs expenses and any other fees, including the Landlords solicitors fees, (on a solicitor and client basis) incurred in connection with demanding and enforcing payment of any monies payable by the Tenant under the terms of this Agreement or otherwise howsoever in enforcing any of the terms and conditions stipulations herein contained.

(n)

(o)

(p) (q)

(r) (s)

Taman Seri Rambai 4.THE LANDLORD HEREBY COVENANTS WITH THE TENANT AS FOLLOWS: (a) To pay all quit rent and assessment from time to time payable in respect of the Demised Premises. To pay subject to Clause 3(b) all present and future rates taxes assessments and outgoings payable in respect of the ownership of the Demised Premises other than the hereby before agreed to be paid by the Tenant. To permit the Tenant if he punctually pays the rent hereby reserved &d observe the stipulations on its part herein peaceably to enjoy the Demised Premises without any interruption or disturbance by the Landlord or those LAWFULLY claiming under or in trust for it. At tie termination of this Agreement to refund to the Tenant the said deposit paid pursuant to Clause (2) hereof less any deduction or forfeiture authorized to be made pursuant to the said Clause. The Landlord shall on request of the Tenant may not less than two (2) months before the expiration of the Term hereby created grant to the Tenant a tenancy of the Demised Premises for another term of Two (2) Years from the expiration of the said term at a rent to be mutually agreed upon by the parties hereto taking into consideration the prevailing rates or rental of similar premises in and around the district in which the Demised Premises is situated where in any case the new rent payable would not be less than To assist in every way for permission with MPMBB..

(b)

(C)

(d)

(e)

(f)

5. PROVIDED ALWAYS AND IT IS HEREBYAGREED AS FOLLOWS:(a) If the rent hereby reserved or any part thereof shall be unpaid after becoming payable in accordance with Clauses 1 and 3 (a) and (b) hereof (whether formally demanded or not) or if the Tenant shall make default in the observance or performance of any of the covenants on its part herein contained or if the Tenant shall have a receiving order made against it or shall make any assignment for the benefit of its creditors or enter into any agreement or make any arrangement with its creditors by composition or otherwise or suffer any distress or attachment or execution to be levied against its goods or being a company enter into liquidation whether compulsory (except for the purpose of reconstruction or amalgamation) then in any such cases this tenancy shall absolutely

Taman Seri Rambai determine but without prejudice to tie right of action of the Landlord in respect of any breath of the Tenants covenants herein contained and the Landlord shall further be liberty to re-enter upon the Demised Premises or any part thereof in the name of the whole. (b) If the Demised Premises or any part thereof shall be destroyed or damaged by fire or tempest (except where such fire has been caused by the fault or negligence of tie Tenant) so as to be unfit for use, then the rent hereby covenanted to be paid or a nature and extent of the damages sustained shall again be rendered fit for habitation and use and any dispute concerning this Clause shall be determined by a single arbitrator in accordance with the provisions of the Arbitration Ordinance, 1952 (Rernised 1972) or any statutory enactment in that behalf for the time being in force and provided always, that nothing in this Clause shall render it obligatory on the company to restore reinstate or rebuild the Demised Premises or any part thereof if the Landlord in its absolute discretion does not desire to do so in which event the Landlord shall be entitled to terminate this tenancy by Thirty (30) Days notice in writing to the tenancy and upon such termination neither party shall have any claim against the other save and except in respect of any antecedent breach or claim. Except in the case of willful default the Landlord shall incur not liability to and shall not be liable in damaged or otherwise to the Tenant, its servants, agents, invitees or licensees for any damage injury or loss which may at any time during the said Term be caused to or suffered by the Tenant or its servants agents licensees or invitees or any of them or by the Demises Premises or any part thereof or to any property or goods of the Tenant or such persons as aforesaid in or about the Demises Premises occasioned by or arising from fire water storm tempest earthquake insects theft burglary or explosion nuclear fallout riots or civil commotion enemy action or by reason of the defective working stoppage or breakage of or defects in any appliances pipes cables apparatus or other machinery in or under or passing through or connected with or used for the purpose of the Demised Premises or any part thereof or failure of supply of electricity or other supplies or in way owing to the overflow of water from any other part or parts of any adjoining or any adjoining building or due to any effect, causes or happenings beyond the Landlords control affecting the facilities or convenience contemplated herein. In tie event of tie Tenant terminating this tenancy at any time before its expire by affliction of time the deposits shall be forfeited by the Landlord. Any indulgence given by the Landlord shall no constitute a waiver of or prejudice the Landlord's rights herein contained.

(c)

(d) (e)

Taman Seri Rambai (f) Any notice requiring to be served hereunder shall be in writing and shall be sufficiently served on the Tenant if left addressed to it on the Demised Premises or forwarded to it by post to its address herein stated and any notice to the Landlord shall be sufficiently served if sent by post or delivered personally to its address herein stated. A notice sent by post shall be deemed to be given at the time when it ought in due course of post to be delivered at the address to which it is sent. (g) The cost of preparation of this Tenancy Agreement and stamp duty and fee for and in connection with the Tenancy Agreement shall be borne and paid by the Tenant. Time wherever mentioned in this Agreement shall be the essence of this contract. In this Tenancy where the context so admits: The expression the Landlord shall include its representatives, if any, successors and permitted assigns of the Landlord and the expression the tenant shall include the successors and assigns of the Tenant. k) Words importing the masculine gender only shall include the feminine and neuter genders and vice versa and words importing the singular numbers only shall include the plural and vice versa. -

(h) (i) j)

6.

Vacant possession will be given to the tenant upon signing of tenancy agreement is on or before. In tie event MPMBB for whatever reason do not grant the approval that the Tenant has the right to give Two (2) months notice.

7.

Taman Seri Rambai IN WITNESS WHEREOF the parties hereto have set their representatives hands the day and the year first above written.

SIGNED BY THE SAID LANDLORD) (THAMBIRAJAH A/L R.SELVARAJA) (NRIC NO:6807222-04-5377)

In the presence of:______________ (NRIC NO: ___________ as WITNESS

(BY THE SAID TENANT) SULAIMAN BIN ISHAK (NIRIC NO: 520824-71-5113*)

Taman Seri Rambai

TENANCY AGGREMENT
DATED THIS 15TH DAY OF NOVEMBER 2005

BETWEEN

THAMBIRAJAH A/L R.SELVARAJA (NRIC : 680722-04-5377)

AND

SULAIMAN BIN ISHAK (NRIC : 520824-71-5113*)