LEASE AGREEMENT

Exhibit 10.8

LEASE AGREEMENT

THIS AGREEMENT made at Chennai on this 20th day of June Two Thousand and Seven (“Lease Agreement”);

Between

M/s. Kalyani Constructions Pvt Ltd., a company incorporated under the Companies Act 1956 having its registered office at “Wellington Plaza, Door No.90, Anna Salai, Chennai — 600 002, represented by its General Manager, Personnel and authorised signatory Mr. T. Thomas S/o. Late N.M. Thomas, hereinafter referred to as the

“LESSOR” (which expression unless repugnant to the context or meaning thereof mean and include its successors and assign) of the One Part;

And

M/s. Force 10 Networks India Private Limited, a Company registered under the Companies Act, 1956, having its Registered Office at Rain Tree Place, 9 McNichols Road, Chetpet, Chennai — 600 031 represented by its Directors and authorised signatory Mr. Prakash Sripathy, hereinafter called the LESSEE (which expression unless repugnant to the context or meaning thereof shall mean and include its successors and assign) of the Other Part.

Hereinafter the LESSOR and the LESSEE, shall be individually referred to as the “party” and collectively as “Parties”.

WHEREAS

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NOW THIS AGREEMENT WITNESSETH AS FOLLOWS:

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The LESSEE shall not be entitled to adjust any portion of the security deposit against rents payable/other amounts payable by the LESSEE to the LESSOR.

The LESSEE hereby covenants with the LESSOR as follows.

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The LESSOR hereby covenants and agrees with the LESSEE as follows:-

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The LESSEE shall be at liberty to place name boards of its establishment at the entrance to the SAID PREMISES (in Tamil and English, as prescribed)

The LESSOR and LESSEE have agreed that the LEASE period which is three years starting from 20^th June 2007 to 19^th June 2010 i.e., 36 months shall be treated as a lock in period (“Lock-In Period”). However, the LESSEE may terminate this lease forthwith during the said lock-in period in the event there is continuous disruption in the supply of water or electricity to the SAID PREMISES and such disruption is not rectified within a reasonable period, or if the SAID PREMISES becomes unusable for the prescribed purpose as a result of any Force Majeure event or if possession of the SAID PREMISES is not handed over to the LESSEE within 60 days from the date of this Lease Agreement.

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Both parties after mutual discussion may seek to renew this LEASE for a further period of upto 2 years from the date of expiry of this LEASE AGREEMENT, by executing a fresh lease agreement on the same terms and conditions excepting for the lease rent which will be escalated by 18% in the event of such renewal of the lease. If the LESSEE is desirous of renewing the lease, it shall intimate the LESSOR of the same at least 60 days before the expiry of this LEASE AGREEMENT. On exercising such option the LESSEE shall be permitted and shall have the right to remain in occupation of the SAID PREMISES on the same terms and conditions pending execution of a fresh lease agreement by the Parties.

The LESSEE shall remove its officers, together with furniture, fixtures and fittings belonging to it simultaneous to the security deposit being refunded to it by the LESSOR. In case, the LESSOR fails to refund the security deposit on expiry of the Lease period or early termination of Lease and the SAID PREMISES being vacated by the LESSEE, the LESSOR shall be liable to pay an interest @ 14% p.a. on the security deposit from such date on which the Notice period / the period of this LEASE expires and the possession of the SAID PREMISES will be handed over only after receipt of security deposit along with said accrued interest. The-LESSEE shall not be liable to pay rent during the period pending refund of the security deposit by the LESSOR. The LESSEE shall handover the SAID PREMISES in the same condition as it was let subject to normal wear and tear.

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The Parties agree that time is the essence in the performance of each of the Parties obligations under this Lease Agreement.

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All notices, claims or demand required to be served under this Lease Agreement shall be in writing and sent by registered post with acknowledgement requested, by one Party to the other hereto at the aforementioned addresses or to any other address, notice of which having been previously given by either party to the other in writing.

SCHEDULE OF THE PROPERTY

All that piece and parcel of commercial office space of 29,500 Sq.ft. in the I Floor and 4000 Sq.ft in the II Floor in the building known as Wellington Plaza, New Door No.127/11 (Old Door No.90/11), Anna Salai, Chennai, in R.S. No. 97 of Triplicane Village; bounded as follows:

situated within the Registration District of Chennai (South) and Sub-Registration district of Triplicane.

IN WITNESSES WHEREOF THE PARTIES HEREIN HAVE EXECUTED THIS LEASE AGREEMENT ON THE DAY, MONTH & YEAR FIRST ABOVE MENTIONED.

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ANNEXURE B

d.

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ANNEXURE C

MAINTENANCE AS PART OF COMMON AREA

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AGREEMENT

THIS SUPPLEMENTAL AGREEMENT made at Chennai on this the 20^th day of — June Two Thousand and Seven;

Between

M/s.Kalyani Constructions Pvt Ltd., a company incorporated under the Companies Act 1956 having its registered office at “Wellington Plaza, Door No.90, Anna Salai, Chennai — 600 002, (“M/s. Kalyani Constructions”) represented by its Authorised Signatory, Mr. T. Thomas S/o. Late N.M. Thomas

And

M/s. Force 10 Networks India Private Limited, a Private Company registered under the Companies Act, 1956, having its Registered Office at Rain Tree Place, 9 McNichols Road, Chetpet, Chennai — 600 031 (“Force10”) represented by its Director and Authorised Signatory, Mr. Prakash Sripathy

As per Lease Agreement dated 20th June 2007 registered as document No.          of 2007, the furnished office premises at I Floor and II Floor in the building known as “Wellington Plaza”, New Door No.127/1.1 (Old Door No. 90/11), Anna Salai, Chennai — 600 002, admeasuring 29,500 Sq. Ft. and 4,000 Sq. Ft. respectively has been leased to “Force10” by “Kalyani Constructions”. As per the terms of the said Lease Agreement “Kalyani Constructions” has to provide with additional facilities listed in Annexure ‘B’ thereto. Both the parties hereto viz “Kalyani Constructions” and “Force 10” have mutually agreed to modify the said Lease Agreement dated 20^th June 2007 registered as Document No          of 2007, as follows:

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IN WITNESS WHEREOF the Parties hereto have set their hands on the day, month and year first herein above written in the presence of.

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