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PROPERTY TYPE : INDUSTRIAL

LOCATION : Plot no. 78-B, Sector-5, IMT MANESAR,
Gurugram, Haryana
FLOOR : Ground Floor and First Floor
COVERED AREA : 836.12Sq.Mtr. ( 9000Sq.Ft. approx.)
RENT : Rs. 12,92,363/- (Average Annual)
LEASE TENURE : 6 (Six) Years
LEASE DEED
This Lease Deed / Agreement is executed at Manesar, Gurugram on this 31st Day of July 2019

Between

SHRI RANVIJAY LAMBA [PAN No ABFPL1080P] [Aadhaar No. 712338215847] son of Sh. Vijay Kumar
Lamba, and resident of House no. A-1, Old DLF Colony, Sector – 14, Gurugram – 122007, Haryana
(hereinafter called the ‘LESSOR’ which expression shall include his/her/their heirs, executors,
administrators, representative, successors, assignees etc. etc.) of the ONE PART

And

M/s ADREM INDIA PRIVATE LIMITED, [CIN U74899DL1995PTC070462] having its registered office at
I-33, Lajpat Nagar – II, New Delhi – 110024, & Corporate office at E-40, SouthCity-I, Gurugram -122001,
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Haryana, through its Director SHRI HARDESH CHAWLA, duly authorized vide Board Resolution dated
09.07.2019 (hereinafter called the ‘LESSEE’, which expression shall include his/her/their heirs, executors,
administrators, representative, successors, assignees etc. etc.) of the OTHER PART

WHEREAS the LESSOR is the lawful owner and has absolute possession of the Industrial
premises bearing Plot No. 78-B, measuring 1012.50 Sq.Mtr., situated at Sector-5, IMT Manesar, District
Gurugram - 122050, Haryana, having Total Built-up/Covered Area of 13,500 Sq.Ft. approx. (comprising
of Basement, Ground Floor, First Floor and Mumty allotted by HSIIDC Ltd., vide Regular Letter of
Allotment Ref. no. 2063, dated 14.08.2003.

And Whereas the LESSOR have agreed with the LESSEE to grant to the LESSEE under the terms of this
Lease, the Ground Floor and First Floor having Built-up/Covered Area of 9000Sq.Ft. approx.(hereinafter
referred to as ‘THE DEMISED PREMISES’)duly constructed on Plot bearing no.78-B, Sector -05, IMT
Manesar, District Gurugram, Haryana -122050, for carrying out Manufacturing / Production activities, in
THE DEMISED PREMISES, for a term of 6(Six)Years, commencing from 18thAugust 2019.

NOW THE LEASE DEED WITNESSSETH AS UNDER:

1. That this Lease Agreement shall be for a period of 6 years (Six Years) commencing from
18th August 2019 and ending on 17th August 2025. That the lock-in-period shall be for initial
12(twelve) months only commencing from 18th August 2019. If the LESSEE is desirous of
terminating this Lease Agreement after the aforesaid lock-in-period of 12(twelve) Months, they
may do so by giving 2(Two) months advance notice in writing. On termination of the Lease
Agreement, the LESSEE shall vacate and deliver vacant possession of the Demised Premises to
the LESSOR.

2. That during the initial 12(Twelve) months lock-in period, If Lessee desires to terminate this
Lease Agreement during the 12(Twelve) months lock-in period, i.e. prior to 17thAugust 2020,
then the Lessee shall be liable to pay to the Lessor the rent of the remaining months of the lock-
in period as penalty.

3. That the Lessor hereby demises unto the Lessee all that the Demised Premises for a period of
6(Six) Years commencing from 18th August 2019 and ending on 17th August 2025. However, the
Lessor and Lessee shall have an option to renew the Lease on Mutual Consent.

4. The rent shall start from 18th August 2019. The Lessor will deliver the vacant possession of the
Demised Premises to the Lessee and the Lessee paying therefore unto the Lessor during the said
Period a monthly rent as provided herein below to the Lessor in respect of the Demised
Premises payable in advance by 07th Day of each and every English calendar month. Rent paid
after 07th of Calendar month shall attract 18% interest on the delayed payment.

5. THE LESSEE HERBY CONVENANTS WITH THE LESSORS AS FOLLOWS:

(i) The Total Rent payable by the LESSEE to the LESSOR for the Demised Premises shall be
of Rs. 95,000/- (Rupees Ninety Five Thousand Only) Per Month, Plus Goods And Service
Tax (GST), as per law. The LESSEE shall commence paying Lease rental regularly to the
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LESSOR w.e.f. 18th August 2019. The rent shall be increased by 5% after the expiry of
every 12(twelve) Months of the lease period on the last rent paid. The rent shall be
exclusive of charges for consumption of electricity and water payments which shall be
paid at actuals by the LESSEE w.e.f. 18thAugust 2019, directly to the authorities
concerned and give a copy of receipt of the payment to the LESSOR.

(ii) To pay all charges and penalties (if any) of electricity and water consumed by The
LESSEE in the Demised Premises, and also pay for any telephone (if installed by The
LESSEE) during the duration of the Lease Agreement, at actuals, as per the meter
installed in the Demised Premises, w.e.f. 18th August 2019, and up to the end, or early
termination of this Lease Agreement. The LESSEE will also have to pay the annual
Maintenance Charges levied by HSIIDC.

(iii) That the LESSEE shall not use the Demised Premises for any illegal, anti social or
immoral purpose, or unauthorized purpose or use it so as to cause any nuisance or
annoyance to the owners/occupants of neighboring properties. The LESSEE shall keep
the LESSOR indemnified in this regard. All the legal and illegal liabilities connected with
the work shall be responsibility of the LESSEE only.

(iv) That the LESSEE shall use the PREMISES for business /Industrial/ Production purpose
only.

(v) To keep the Demised Premises in neat, clean and hygienic and in good order and
condition at the LESSEE’s Cost.

(vi) Not to assign, sublet, underlet, transfer or grant license to use or enter into any
franchise or otherwise part with the possession of the Demised Premises or any part
thereof.

(vii) To permit the LESSOR and their duly authorized agents, to enter upon the Demised
Premises during Business hours, after prior intimation to, and approval from the LESSEE,
and to view the state or condition thereof and to do any works, acts and things required
in pursuance of the provisions of the Municipal Corporation/HSIIDC or any other
statutory body.

(viii) To repair at its own cost and expenses any damage to the Demised Premises caused by
any act or default on the part of The LESSEE, its servants, agents or visitors or by reason
of any breach of The LESSEE’s covenants herein contained not arising from normal wear
and tear or from daily use or from acts beyond the LESSEE’s Control.

(ix) To abide by and comply with all the laws/rules and regulations as may be applicable of
local authorities including HSIIDC, DHBVN, HJB, any municipality in force, any Pollution
board, Labour Act, Factories Act, or any authorities whatsoever with relation to the
business carried on by the LESSEE in the Demised Premises and shall not keep or store
any dangerous explosive, fire hazard object in the Demised Premises and shall follow
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the laws and bye laws Of Fire Department, Electricity Department, Pollution(Protection)
Act etc., and shall keep the LESSOR fully indemnified. The LESSEE shall pay all the taxes,
levies, challans, penalties and fines of any kind connected with the business carried on
by the LESSEE in the Demised Premises, or connected to any default in following laws
and any type of irregularity related to the business of the LESSEE.

(x) To keep the Demised Premises in a good state and condition, reasonable wear and tear
expected. Any damage or breakage caused by The LESSEE, baring normal and
reasonable wear and tear, shall be made good by the LESSEE.

(xi) That the LESSEE shall not carry out any structural changes(viz. puncture in slabs, shifting
of beams, walls etc.) without the prior written consent of the LESSOR. However, the
LESSEE can put up fixtures, partitions, cabins, false ceilings, lights, doors and remove the
removable on expiry/prior termination of the Lease. The LESSEE can also put the air-
conditioners, sign display boards etc., which shall be the property of the LESSEE and the
LESSEE has the full right to take it back at any point of time. That all minor day-to-day
repairs and maintenance shall be done by The LESSEE at its own cost.

(xii) Not to store goods of hazardous or combustible nature or which are so heavy so as to
affect the structural safety of the said building or any part thereof.

(xiii) To take all fire preventive measure at its own risk and cost and the LESSEE shall ensure
that fire-fighting equipment are properly maintained during the tenancy. If required,
FIRE NOC shall be obtained by the LESSEE at its/their own cost.

(xiv) To issue TDS certificate regularly to the LESSOR, as per the provision of The Income Tax
Act, 1961 in force.

(xv) The LESSEE undertakes to yield up the Demised Premises in as good as a condition
existing at the time of commencement of the lease except for reasonable and ordinary
wear and tear.

(xvi) That at the time of expiry or early termination of the Lease Agreement, the LESSEE shall
handover peaceful possession of the Demised Premises, with all the fittings and fixtures
intact, as provided by The LESSOR.

(xvii) That the LESSEE will not change the major constitution of the company, (which may
transfer ownership of their company), without prior written intimation to the other
party.
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6. The LESSOR HEREBY CONVENANTS WITH THE LESSEE AS FOLLOWS;

(i) The LESSOR has full right and absolute authority to grant the lease of the Demised
Premises as absolute owner thereof.

(ii) That The LESSEE paying the rent hereby reserved and observing and performing the
several covenants and stipulations hereinbefore on its part contained shall peacefully
hold and enjoy the Demised Premises during the said term without any disturbance
and/or interruption by The LESSOR or any person lawfully claiming under the LESSOR.

(iii) That it is further clarified that the LESSOR have full right to mortgage, create any charge
or otherwise the demised premises in favour of any bank/financial institution or any
other person(s) and also go for rent capitalization without any objection by the LESSEE.

(iv) That The LESSEE will be provided with 30KVA/KW Power load at the Demised Premises,
without Power Backup. Any further requirement or arrangement will be met at LESSEE
owns cost.

(v) In case of non –availability of industrial power/light from the deptt. Concern due to any
reason whatsoever, the LESSEE shall feed its industrial unit through its own sound proof
Genset, in the said premises and the necessary work required for this purpose shall be
at its own cost and expenses and also the necessary Clearance from Pollution Control
Department will be obtained by the LESSEE at its own cost and expenses. It is made
clear that the LESSEE shall be responsible for violation of pollution etc. and for that the
LESSOR shall not be held responsible in any manner whatsoever. However, the LESSEE
will not be responsible for any pollution attributable to the period before or after the
Lease term.

(vi) That the LESSOR has already handed over the physical possession of the Demised
Premises to the LESSEE after carrying out all agreed patch works, repairs, painting,
agreed modifications, civil works, attachment of fixtures and fittings, leak
proofing of roof, etc. if required

(vii) The LESSEE shall at the time of occupation, ensure that all the electrical and other
fittings provided by the LESSOR are in good working condition. The LESSEE shall not
remove any fittings, fixtures, etc. provided by The LESSOR in the Demised Premises,
without the prior written consent of The LESSOR.

(viii) That the LESSOR shall obtain the necessary Lease permission, from HSIIDC, for leasing
the premises in favour of LESSEE, at LESSOR own expense. However, LESSEE will make
available all documents as and when required.
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(ix) Maintenance Responsibility: The LESSEE shall be responsible for any minor day-to-day
repairs arising from The LESSEE’s activities in the Demised Premises.

(xviii) That the LESSOR, or their authorized agent shall acknowledge and give valid for duty
stamped receipt, for each and every payment made by the LESSEE, if so desired by the
LESSEE and such receipt shall be conclusive proof of such payment.

6. PROVIDED AND IT IS HEREBY AGREED BY AND BETWEEN THE LESSORS AND THE LESSEE AS
FOLLOWS:

(i) That the LESSEE has paid to the LESSOR, a sum of Rs. 1,90,000/-(Rupees One Lac,Ninety
Thousand Only)as Interest Free Refundable Security Deposit, vide cheque no. 129380
dated 16.07.2019 drawn on The Federal Bank Ltd., Gurugram – 122002, Haryana for
Rs. 51,000/- (Rupees Fifty One Thousand Only) and cheque no. 129396 dated
31.07.2019 drawn on The Federal Bank Ltd., Gurugram – 122002, Haryana for
Rs. 1,39,000/- (Rupees One Lac Thirty Nine Thousand Only) the receipt of which the
LESSOR hereby acknowledges. The amount shall be retained by The LESSOR as interest
free refundable security deposit and will be refunded at the time of termination of the
said Lease against handing over the vacant Physical possession of the Demise Premises
to the LESSOR, simultaneously as The LESSEE hands over the possession of the Demised
Premises to The LESSOR and in case of extension of contract the LESSEE will
proportionally increase the Interest Free Security Deposit of 2(Two) Months Rent
applicable at the time of extension. However, the LESSEE shall clear all outstanding
electricity, water, telephone bills, salaries and other charges, dues and demands,
penalties etc., before handing over possession to the LESSOR, failing which such
outstanding amounts shall be deducted from the security deposit. In case the LESSOR
fails to refund the security deposit to the LESSEE, simultaneously upon handing over the
possession of the demised Premises by the LESSEE to the LESSOR, then the LESSOR shall
be liable to pay an interest @ 18% per annum for the delayed period to the LESSEE.

(ii) That it is further agreed that the present lease is registered for a period of 6(Six) years
commencing from 18th August 2019 and ending on 17th August 2025. That after expiry of
the Lease period, the LESSEE shall hand over the vacant, physical possession of the
Demised Premises to the LESSOR in the same condition and is now, subject to normal
wear and tear expected. No further extension/renewal shall be granted unless mutually
agreed between the parties in writing.

(iii) That LESSEE has option to vacate the premises, after the Lock-In-Period, by giving
2(Two) months’ notice.

(iv) The Electricity Bill, Water& Sewerage Charges, shall be paid by LESSEE, the Maintenance
if payable to Charges by HSIIDC shall be paid by LESSEE.
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(v) That any other fixture, equipment, etc. installed by The LESSEE is the sole property of
The LESSEE, and may be removed by the LESSEE at any time during the lease period, or
at its termination, without any intimation to The LESSOR.

(vi) That the LESSEE shall have right to put its signboard, name plate, etc. on the outer
facade on the front of the said Demised Premises.

(vii) That the LESSEE shall and must ensure compliance of all the statutory regulatory,
mandatory provisions including all applicable rules and regulations while using the
Demised Premises.

(viii) That after the expiry of the Lease Period as per terms of Lease Agreement, the LESSEE
shall hand over/deliver the physical possession of the Premises to the LESSOR without
any notice from the LESSOR.

(ix) That notwithstanding anything contained in these presents, this lease shall be liable to
be terminated forthwith by the LESSOR on the happening of any of the following
events:-

a) If the rental payment are in arrears for two consecutive Months, or

b) If the event of breach of any of the terms and conditions to be observed or
performed by the LESSEE and such breach remains un-cured beyond 15 days
from date of such breach, or
c) If the LESSEE is declared insolvent/goes in liquidation

On termination of the lease, the LESSOR shall be entitled to re-enter the Demised
Premises and take possession thereof. The LESSEE shall not in any way hinder or
obstruct the resumption of possession by the LESSOR. Further in any such event The
LESSEE shall be liable for any lease amounts or damages. In any such event, the LESSOR
after deducting the amount payable, if any, shall refund the remaining security deposit
to the LESSEE immediately. The refund of security deposit (after adjustments if any) and
hand over of the actual, physical, vacant possession of the Demised Premises back to
LESSOR shall be simultaneous.

(x) That any notice required to be served upon the LESSEE shall be served upon by
Registered A.D. Post or left at the Demised Premises and duly acknowledged by the
LESSEE or any Representative.

(xi) That any notice which may be required to be served upon the LESSOR shall be
sufficiently served and given if delivered to it by registered A.D. post or left at the
address given in the Agreement or change intimated to LESSOR and duly acknowledge
by the LESSOR.

(xii) That the original Lease Deed shall be kept by the LESSOR and its attested true copy shall
be kept by the LESSEE.
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(xiii) That all expenses of this Lease Deed viz. Stamp Duty etc. have been borne and paid
equally by the LESSEE and LESSOR.

(xiv) That this transaction has taken place at Gurugram and as such Gurugram, shall have
exclusive jurisdiction to entertain any dispute arising out or in any way touching or
concerning this deed.

IN WITNESS WHEREOF the LESSEE and the LESSOR have signed this LEASE DEED in the presence of the
following witness:

Signed and Delivered by the within named

LESSOR

RANVIJAY LAMBA son of Shri Vijay Kumar Lamba

Signed and Delivered by the within named

LESSEE
for M/s ADREM INDIA PRIVATE LIMITED

HARDESH CHAWLA (Director)

WITNESSES:

1. ……………………………………… 2. ……………………………………..
Name: Name :
S/D/W of : S/D/W of :
Address: Address: