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AGREEMENT OF TENANCY

This AGREEMENT is made at Mumbai on this .th day of May 2009 BETWEEN

Shri Madanlal Dakle (HUF) headed by Shri Madanlal Dakle an Indian Inhabitant of Pune, aged about 70 years, residing at ------------------------------------------------------------------------- and other members are S/ Shri .. , herein after

collectively referred to as LAND LORD (which expression shall unless it be repugnant to the context or meaning thereof be deemed to include their respective heirs, executors, administrators and assignees ) of the FIRST PART

AND

Shri Manoj Sonawala son of Late Shri Kishorchandra Sonawala, an Indian Inhabitants of Mumbai aged about 43 years, residing at A-7, Usha Kiran, Opp. Lallubhai Park, Andheri (West), Mumbai 400 058 herein after referred to as TENANT (which expression shall unless it be repugnant to the context or meaning thereof be deemed to include his heirs, executors, administrators and assignees) of the SECOND PART.

WHEREAS

a. The LANDLORD is the owner and otherwise well and sufficiently entitled to the Property known as Bhagirathi Bhavan alias Rama Prasad constructed before the year 1917 situated on Leasehold Plot No. 18 of the West Chowpatty Estate of Trustees for the Improvement of the City of Mumbai at 24, Babulnath Road in D-Ward Mumbai- 400 007. (When lease is getting expired and who will bear the renewal of lease charges? Whether renting or subletting is permissible under that lease? Can we see the Original Lease hold Agreement?) Just now who will bear the Collectors charges for transfer of property? b. The LANDLORD is owner and otherwise well and sufficiently entitled to the premises being a Flat No. 2A on the First Floor in the property known as Bhagirathi Bhavan, admeasuring 158 Sq.mts built up area situated at 24, Babulnath Road, Mumbai - 400 007 more specifically described in the SCHEDULES written herein below (hereinafter referred to as the said premises)

c. That the Original tenant Mr. .. expired leaving behind him his wife, two daughters and three sons. Mrs. (Wife ) also recently

expired and thereafter the legal heirs viz. two daughters and three sons had intended to surrender the aforesaid flat No.2A and confirm that they have willingly and for a valuable consideration surrendered the said flat No. 2A to the Landlord.

d. The Tenant have requested the Landlord to give the said premises i.e. Flat No. 2A on the First floor of the Bhagirathi Bhavan for their residential purpose on tenancy basis, on the terms and conditions mutually agreed upon by the Landlord and the Tenant, and the same are recorded as under:

IT IS NOW AGREED BY AND BETWEEN THE PARTIES HERETO AS FOLLOWS :

1. The Landlord doth hereby grant and the Tenant hereby acquires tenancy rights on what is known as monthly tenancy of the said premises i.e. Flat No.2A on the First Floor for residential purpose in the property known as Bhagirathi Bhavan alias Rama Prasad, situated on Leasehold Plot No. 18 of the West Chowpatty Estate of Trustees for the Improvement of the City of Mumbai, at 24, Babulnath Road in D-Ward Mumbai- 400 007. bearing

Cadastral Survey No. 1A/395 part of Malabar and Cumballa Hill Division hereinafter for brevitys sake referred to as the said premises and the Tenant has been put into physical vacant possession of the said premises on -th day of May 2009 . The said Bhagirathi Bhavan alias Rama Prasad is assessed under the D-Ward of Mumbai Municipal Corporation.

2. The Tenancy of the said premises i.e. Flat No. 2A shall be according to English Calendar Month and shall be deemed to have commenced from August 2009. The rent shall be paid by the Tenant on or before the 10th Day of each and every succeeding English Calendar Month.

3. In consideration of grant of Monthly Tenancy besides the Monthly payment of Rent, the Tenant has to pay a sum of Rs. . (Rupees Only) as a non-refundable premium / pagree to the landlord. The Tenant has paid the said non-refundable premium / pagree of Rs . (Rupees

Only) to the landlord, vide Cheque No. ------dated --/0../2009 drawn on ICICI Bank, Mumbai Samachar Marg Branch, Mumbai --- ---. The payment and the receipt of the cheque the Landlord doth hereby admit and acknowledge.

4. The Monthly Rent of the said Flat No. 1A is fixed at Rs. ---------month as Standard Rent including Repair Cess Rs.-------, Water benefit Tax Rs. ----[, Sewerage Benefit Tax Rs.-----, Education Cess Rs. ----, Tree Cess Rs. ----, Street Tax Rs. ----- . All put together the Total Amount payable per month by the Tenant to landlord towards Monthly Rent of the said Flat No. 1A as on date of this Agreement is Rs. ------(Rupees ----------------------------------------------------- Only) exclusive of Water Charges which are payable by meter and Tax on Larger Residential premises, if applicable which shall be payable by the Tenant as and when demanded by the landlord on production of the bills being given by landlord to the tenant.

5. The Landlord shall issue Rent Receipts to the Tenant in respect of the said premises for the payments made by them from time to time to the landlord and the Tenant accepts the terms and conditions mentioned in the Rent Receipts.(Annexure A)

6. The Tenant agrees to pay all permitted increases in the said Rent, Taxes and Cess etc. in respect of the said premises levied by the State Government and the Municipal Corporation of Greater Mumbai or any other Local Authorities for the period beginning with the commencement of Tenancy and the Tenant has agreed to pay the same regularly when applicable.

7. It is agreed by and between the parties hereto, that the provisions of Maharashtra Rent Control Act and other laws shall be strictly abided by both the parties and there shall be no breach of the terms of the Tenancy along with the terms shown in the Rent Receipts (Annexure A) which the Tenant has read and understood.

8. The Tenant shall not claim any right save and except Tenancy rights in respect of the said premises.

9. All the renovation that the Tenant may want to carry out in the said premises shall be carried out at his own cost the nature and extent of the same has been put forward to the Landlord and the Landlord has accorded his consent subject to Corporation Rules and Regulations, and subject to

approval from such persons and authorities, as may be required by Law as and when and where required. However, the said alterations, additions or changes shall not be of a wall which is load bearing type.

10. The Tenant shall not sublet, re-let, assign or give on Leave License basis the said premises i.e. Flat No. 2A to any other party or parties and shall in no way cause any harm and prejudice to the rights of the landlord, except the transfer as contemplated in Clause No. of this Agreement.

11. The Tenant shall not store in or upon any part of the said premises any goods of combustible or explosive nature, except cooking gas cylinder or its alternative including but not limited to piped gas for his personal use. The Tenant shall not do or suffer to be done anything which might invalidate the insurance of the said premises against loss by fire or otherwise which might increase the risk and thereby enhance the usual and ordinary premium payable or which might endanger the safety of the said premises.

12. The Tenant shall not do or cause to be done in or upon the said premises any act or things which may cause any inconvenience, annoyance or nuisance to any other occupiers of the building.

13. The Tenant shall properly maintain, repair, and upkeep the said premises i.e. Flat No. 2A at his own cost.

14. The Tenant agrees to pay all such expenses, which are required for the up keeping of the Building to the Landlord as and when called upon by the Landlord, such as painting, plastering provided all other tenants are also required to contribute on the basis of the area occupied by each tenant of the building including the Tenant.

15. The Tenant also agrees to pay the Stamp Duty etc. for this Agreement.

16. In the event of any breach of any of the Terms and Conditions of this Agreement including the Law framed under the Maharashtra Rent Control Act, Transfer of Property Act and non realization of the rent Cheque issued by the Tenant, the same shall be treated as breach of Terms of Tenancy and

the landlord shall be entitled to serve rectification notice upon the tenant of one month and if the breach is not rectified within the said period, the Landlord will be entitled to eject and evict the Tenant from the said premises. In those circumstances the Tenant shall handover the quiet, vacant and peaceful possession of the said premises to the landlord without causing any hindrance and / or obstruction. However the Landlord will not be entitled to consider any subletting, parting of possession and beassignement of the tenancy premises and / or giving the same on License or other basis, as a breach of the terms of condition of this Agreement or of the provisions of the Maharashtra Rent Control Act, 1999 or the Transfer of Property Act or any other Law for the time being in force nor will the Landlord be entitled to require the Tenant to vacate the tenancy premises or evict the Tenant on such ground of subletting parting of premises, assignment, giving on License etc. or on the ground of any requirement whether reasonable and bonafide or not of the landlord or any of his family members or dependents. 17. The Landlord agrees and confirms that though there is no demarcated / specific parking allotted to any of the tenants of the building known as Bhagirathi Bhavan alias Rama Prasad, the Tenant is entitled to park his car / vehicle in the compound of the Building alongwith other tenants. It is clearly

understood and agreed that the right of parking of the Tenant is co-shared with other tenants of the building. 18. The Landlord confirms that the tenant is entitled to erect /replace over head water tank in the common terrace of the building and can draw water from the said tank by a separate / individual pipeline at his own expenses. The necessary water pump / electricity charges etc. should be borne by the tenant only.

IN WITNESS WHEREOF the parties hereto have executed these presents and its duplicate on the day and year first hereinabove written.

S C H E D U L E S

A. ----------- situated on the First Floor in the property known as Bhagirathi Bhavan alias Rama Prasad bearing Cadastral Survey No.1A/395 part of Malabar and Cumballa Hill Division constructed before the year 1917, admeasuring about 158 Sq.mts built up area, situated at 24, Babulnath Road, Mumbai- 400 007. The said Bhagirathi Bhavan alias Rama Prasad is a Semi / Half pukka load bearing structure and not an RCC structure, walls made of

brick or stone with lime / mud. The said building is assessed under Category - A by the Repair Board. To the North of the said ----------- situated on the ------ Floor is ---------- occupied by ------, South is the access road and thereafter enclosed ------------, West is Dadisheth 1st Lane and to the East is ----------------------- and --------------------------------- Floor. The Plan of the said ----------- is annexed hereto.

B. ------------- situated on the Ground Floor in the property known as Bhagirathi Bhavan alias Rama Prasad bearing Cadastral Survey No.1A/395 part of Malabar and Cumballa Hill Division, admeasuring about-----Sq.mts. built up area, situated at 24, Babulnath Road, Mumbai- 400007. To the North of the said -------------------------------------------------------- South is the ---------------------------------------------------, West is --------------------------------------------and to the East is ---------------------------------------------------------------------------------------------. The Plan of the said ------------ is annexed hereto.

SIGNED AND DELIVERED by the Within named Landlord ------------------

-----------------------------in the presence of SIGNED AND DELIVERED by the

Within named Tenant -----------------------------in the presence of

WITNESSES 1. 2.