Exhibit 10.8

LEASE AGREEMENT

COMMERCIAL

(Non-commercially protected lease)

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CONTENTS

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Parties

has hereby entered into the following lease agreement, consisting of this individual lease agreement and cited annexes, which all form an integral part of the lease agreement

The leased premises are located at title number. 5422 Udenbys Klædebo Kvarter, which land and buildings are hereinafter called the property.

The mailing address of the lease is Rønnegade 2, 3. / Lersø Park Allé 42, 3, 2100 Copenhagen Ø.

Layout of the leased premises can be seen in the attached floor plan, annex 1.

Description of the condition of the leased premises can be seen in annex 2.

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The leased premises consists of the following:

The calculation of the gross area has bindingly been made by the lessor. Arealbekendtgørelse and order) no. 311 of 27/6 1983 shall not apply.

The gross area may include escape routes / escape corridors / emergency exits regardless of the associated limitations.

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The lessor bears no responsibility or risk for the lessee’s specific use of the leased premises. The lessee is responsible for ensuring that the agreed use is not contrary to public statutes or regulations, and other charges and encumbrances, and is required to obtain and maintain all permits required in respect to the furnishing of and operation on the premises, including requirements relating to environmental and fire conditions. Without undue delay, the lessor must be informed of regulatory requirements and receive copies of the necessary permits and be exempted from any responsibility in this regard.

Depositing of hazardous or polluting substances must not take place at, in or near the leased premises.

The lessee has not, without explicit written prior agreement, the right to make changes / alterations to the premises in any greater extent than what is agreed in this contract.

All costs associated with the above actions are paid by the lessee who is obliged to obtain all regulatory approvals and ensure that any conditions of approval are being met.

When moving, the lessee must, at their own expense, remove all traces of objects placed on the property in accordance with the above, unless lessor waives this requirement in writing.

The lessor may require that signs etc. on the property are in accordance with a plan made by the lessor, which may include common reference signs.

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In the heating account, which may be divided on the basis of room tap units, area, heat meters, heating units, hot water meters and hot water faucet units, the lessor is entitled to include the commercial leases’ share of total expenditure, all operations of the system, all fuel costs, load charge, a proportion (by area) of the whole property’s water consumption, maintenance, all repairs, including repairs in the shape of renewals, electricity to run the district heating system, subscription services, heating engineer, administration and making of heat accounts, and in general all costs which refer to the district heating system and the central heating system.

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Leaving the lease in the middle of the heating accounting year results in a fee for preparation of additional heating accounts.

The annual rent adjustments are calculated using the following formula:

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where “annual rent (old)” is the rent applicable immediately before the regulation,

where “new index” is the net price index from the last month of July before the time of regulation,

where “old index” refers to the net price index for July of the previous year,

where the “annual rent (new)” is the calculated new annual rent, following the annual adjustment, which applies from the time of regulation, and

where the “net price index” is the price index calculated and published by Statistics Denmark with an annual average of 2000 (= 100) as the base.

The lessee’s interior maintenance obligation includes repairing and / or the necessary renewal of paint, wallpaper / wall coverings, floors, flooring, installations of all kinds, including ventilation, any air conditioner systems, interior building components, including locks, keys, doors (including exterior doors for the lessee’s exclusive use), door handles, door closer, windows, fittings, electrical installations, including contacts, fixtures, appliances and lamps of all kinds.

The lessor may require the lessee to initiate maintenance, renewal and repair work that falls within the lessee’s responsibility immediately when deficiencies are found. Otherwise the lessor may have the work done at the lessee’s expense.

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the lessee must handle the leased premises and equipment and the property in general in a proper way,

bicycles must not be parked outside of the designated racks. Cars belonging to the lessee and his staff and visitors may only be parked on the property after the lessor’s instructions.

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After the survey, the lessee is unable to address deficiencies on the leased premises.

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Annex 1 Floor plan

Annex 2 Description of interior

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Annex 3 Checklist from By- og Boligministeriet (a former Danish ministry of housing).

By his or her signature on this lease agreement, the lessee declares having been encouraged to seek expert advice before signing and to have received and read the checklist from By- og Boligministeriet for use when entering into commercial lease agreements, attached to this contract as an annex.

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