[IMAGE - Government of Karnataka Registration Stamp Rs. 100]

Exhibit 10.17

[IMAGE - Government of Karnataka Registration Stamp Rs. 100]

THIS LEASE AND HIRE AGREEMENT (“Agreement of Lease”) executed at BANGALORE on the 17-2-2005 (SEVENTEENTH day of FEBRUARY Two Thousand and Five):

Page 1 of 22

Individually referred to as “Party” and together referred to as “Parties”.

Page 2 of 22

WHEREAS:

That in consideration of the rents/hire charges agreed to be paid by the Lessee as set out in this Agreement of Lease and the Lessee agreeing to comply with the covenants and conditions mentioned herein, the Lessors hereby agree to grant by way of lease to the Lessee, the Schedule Premises for a period of five (5) years, subject to the following terms and conditions:

Page 3 of 22

i.e. Rs. 2,36,820/-(Rupees Two Lakhs Thirty-Six thousand Eight Hundred and Twenty only) per month.

i.e. Rs. 2,84,184/- (Rupees Two Lakhs Eighty Four Thousand One Hundred and Eighty Four only).

Page 4 of 22

The duration of the Lease in respect of the Schedule Premises shall be Five (5) years, commencing from the day of handing over of the Schedule Premises on or before 1^st April 2005.

The Lessors will handover vacant possession of the Schedule Premises along with Schedule Fittings to the Lessee on or before 24^th March 2005.

The Lessors shall bear and pay the property taxes, rates and ceases payable to Corporation of City of Bangalore/Bangalore Development Authority in regard to the Schedule Premises together with future increases therein and no claim for enhancement of rent or for contribution towards such taxes, ceases, levies or increases shall be made by the Lessors or be entertained by the Lessee. The Lessors agree that the Lessee shall not be liable to contribute towards or bear or pay any charges, costs, expenses arising out of and relating to any proceedings that may be instituted by the Lessors before any Forum, Court, Authority, Statutory Committee resulting in reduction of statutory taxes, levies, cesses, whether or not such reduction inures to the benefit of the Lessee. In the event of the Lessors failing to pay the said taxes it will be construed as material breach on the part of the Lessors and if demanded by the Statutory Authority, the Lessees may at its discretion so as not to disrupt the use of the Schedule Premises, if such

Page 5 of 22

the Lessors failing to pay the said taxes it will be construed as material breach on the part of the Lessors and if demanded by the Statutory Authority, the Lessees may at its discretion so as not to disrupt the use of the Schedule Premises, if such disruption is threatened, pay the municipal taxes under notice to the Lessors and deduct the same from the next month’s rent/hire charges.

Page 6 of 22

Page 7 of 22

The Lessee shall not effect any structural additions or alterations of permanent nature to the Schedule Premises without the prior written consent of the Lessors.

The Lessee will be entitled to make such application for additional power in the Schedule Premises at their cost. The Lessors shall sign all such documents/deeds as may be necessary and required for purpose of allotment of additional power in the Schedule Premises and the refundable deposit/other expenses demanded by the Karnataka Power Transmission Corporation Limited (KPTCL) for such

Page 8 of 22

additional power shall be paid by the Lessee. The Lessors agree that on the Lessee vacating the Schedule Premises, the Lessee will be entitled to surrender the additional power and the Lessors shall as and when they receive back the refund of the amounts from KPTCL, immediately reimburse the refundable deposit to Lessee.

The Lessee shall not be entitled to assign this Lease or any part thereof, sub-let, sub-lease, underlet, license, create tenancy, sub-tenancy or part with possession directly or indirectly to any third party in respect of the whole or part of the Schedule Premises unless the Lessee intends to or decides to vacate the Schedule Premises during the lock-in period as specified under clause 19.1 below. In the event, the Lessee intends to vacate the Schedule Premises during the lock-in period, then Lessors hereby agree that the Lessee shall be entitled to sub-let, sub-lease, underlet, license, create tenancy or underlet the Schedule Premises during the lock-in period to any other person or persons. This clause shall not apply to any wholly owned subsidiary company or sister concern of the Lessee. However in the event of any such assignments, the Lessee shall give the Lessors a prior intimation in writing regarding such change and after due satisfaction, the Lessors shall give consent for such change in writing to the Lessee.

Page 9 of 22

Page 10 of 22

The Lessors or their authorized agents shall have the right to enter upon and inspect the Schedule Premises at all reasonable hours on any working day after giving a twenty-four (24) hours written notice to the Lessee without causing any disturbance/hindrance in the regular activities of the Lessee.

In the event of the Lessors disposing of the Schedule Premises to any one other than the Lessee, then in that event, such sale of the Schedule Premises/Schedule Fittings shall be subject to the leasehold rights of the Lessee, and the Lessors shall inform such purchaser of the leasehold rights of the Lessee herein and the Lessors shall ensure that the future owner or successor-in-title to the Schedule Premises shall agree to be bound by the terms of this Agreement of Lease. The Lessee shall then be required to pay the lease rent/hire charges to the new owner. The terms and conditions of this Lease shall continue to bind the Lessee and the new Landlord/s as it is.

In the event that the Schedule Premises or part thereof becomes unfit for occupation or use by the Lessee by reason of the occurrence of any force majeure event, the Lessee shall in from the Lessors by notice in writing, of the fact that the Schedule Premises are unfit for use, and the payment of rent shall remain suspended for the period commencing from the date of such until such time

Page 11 of 22

as the Schedule Premises remains unfit for occupation or use. Provided that in the event the Schedule Premises remains unfit for use for a period greater than two (2) months for the date of notice, the Lessee shall be entitled to terminate this Agreement of Lease forthwith.

The Lessors will indemnify and keep indemnified the Lessee against all or any claims, damages, costs and expenses relating to or arising out of defect in title, subsisting or future encumbrances or related to the Lease of the Schedule Premises and in relation to any work undertaken by the Lessors in respect of the Schedule Premises, including any claims, damages, costs and expenses arising out of or relating to any non-performance or breach of any law, rule, regulation, order, sanction, proceedings, etc. by the Lessors. The Lessors shall also indemnify Lessee from and against all or any claims, damages, costs and expenses

Page 12 of 22

arising from any actions, known or unknown, by any third party which actions are solely and absolutely attributable to Lessors and/or the Scheduled Premises.

The Lessees will be entitled to affix a board of their company at a place mutually agreed upon on the building and inside the Schedule Premises at the cost of the Lessee (including payments towards statutory levies), provided however that the “Adam Chambers” Board shall not be disturbed or concealed.

In the event of the delay in payment of the rents/hire charges, the Lessee shall become liable to pay interest on the delayed rent/hire charges at the rate of 2% per month or part thereof. This is without prejudice to clause 19.2 below.

19) TERMINATION OF LEASE:

Page 13 of 22

Page 14 of 22

Page 15 of 22

The western side of the entire building in which the Schedule Premises are situated is earmarked for two (2) wheeler parking and the Lessee shall be entitled to use the same along with other occupants proportionately with no additional charge.

The Lessees shall on termination of lease or earlier determination of Lease in terms hereof, return the Schedule Premises in the same condition when taken by the Lessee on the execution of this Agreement of Lease subject to normal wear and tear which is expected.

Page 16 of 22

No change, variation or modification of any of the terms and conditions set forth herein shall be valid unless incorporated as an amendment to this Lease and signed by the duly authorized representatives of both the Parties.

The Parties hereto agree that in the event of there being any delay in or indulgence shown by either of the parties with regard to the enforcement of any of the terms of this Lease, the same shall not be construed as a waiver on the part of the Party showing such indulgence or tolerance and any such indulgence or forbearance shall not be deemed to be a waiver of the rights and the Parties shall be entitled to enforce such right without prejudice to such indulgence or tolerance shown.

Page 17 of 22

The Parties agree that in case of any dispute arising in respect to this Lease, the matter shall be referred to arbitration of an Arbitrator, in consonance with the provisions of the Indian Arbitration and Conciliation Act, 1996, as may be amended from time to time. The decision of the Arbitrator so appointed shall be binding upon the Lessors and the Lessee.

The arbitration proceedings shall be held at Bangalore and conducted in the English language. The courts in Bangalore shall alone have jurisdiction with regard to this Lease.

This Agreement of lease is executed in triplicate. One (1) copy shall be retained by the Lessee and the other two (2) copies shall be retained by the Lessors.

In the event that any provision of this Lease or any of the conditions of them are declared by any judicial or other competent authority to be void, voidable, illegal or otherwise unenforceable or indications of the same are received by either of the

Page 18 of 22

Parties from any relevant competent authority, the Parties shall amend that provision in such reasonable manner as achieves the intention of the Parties without illegality or at the discretion of the Parties it may be severed from this Lease and the remaining provisions of this Lease shall remain in full force and effect unless the Parties decide that the effect of such declaration is to defeat the original intention of the Parties in which event the Parties will decide to terminate this Lease and the provision of clause 27 will not apply.

The Parties acknowledge that this Agreement and these conditions contain the whole Agreement of Lease between the Parties and it has not relied upon any oral or written representations made.

No notice shall be deemed to have been served unless delivered under the Registered Post Acknowledgement Due to the address stated below.

Unless otherwise notified in writing with acknowledgement due, the address for notice/correspondence of either the Lessors or Lessees shall be as under:

Page 19 of 22

If any clearance certificate is required for the registration of the Agreements to Lease the same shall be obtained by the Lessors at their cost.

The Headings to various clauses hereinabove, are given for sake of convenience and easy reference only and they do not in any manner either govern or interpret the meaning thereof.

35) CONSTRUCTION:

The Lessors warrant that the Schedule Premises is constructed as per the plan, sanctioned by the Bangalore Mahanagara Palike.

Page 20 of 22

SCHEDULE – ‘A’

The entire Third Floor of the Building known as “ADAM CHAMBERS” constructed on the Property bearing No. 11 Richmond Road, Bangalore, having a super built up area of about 3,947 feet.

SCHEDULE – ‘B’

Furniture and Fixtures

IN WITNESS WHEREOF, the PARTIES hereto have set their respective hands to this AGREEMENT OF LEASE at Bangalore on the day, month and year first above written:

SIGNED AND DELIVERED by the within named LESSORS

Page 21 of 22

in the presence of:

WITNESSES:

in the presence of:

WITNESSES:

Page 22 of 22