Title Number : WA701104

Rhif Teitl : WA701104

This title is dealt with by Land Registry, Wales Office. The following extract contains information taken from the register of the above title number. A full copy of the register accompanies this document and you should read that in order to be sure that these brief details are complete. Neither this extract nor the full copy is an 'Official Copy' of the register. An official copy of the register is admissible in evidence in a court to the same extent as the original. A person is entitled to be indemnified by the registrar if he or she suffers loss by reason of a mistake in an official copy. This extract shows information current on 17 MAR 2016 at 23:38:37 and so does not take account of any application made after that time even if pending in the Land Registry when this extract was issued.

Gweinyddir y teitl hwn gan Gofrestrfa Tir, Swyddfa Cymru. Mae’r detholiad canlynol yn cynnwys gwybodaeth o gofrestr y teitl uchod. Darperir copi llawn o’r gofrestr gyda’r ddogfen hon a dylech ddarllen hwnnw er mwyn sicrhau bod y manylion cryno hyn yn gywir. Nid yw’r detholiad hwn na’r copi llawn yn ‘Gopi Swyddogol’ o’r gofrestr. Derbynnir copi swyddogol o’r gofrestr fel tystiolaeth mewn llys i’r un graddau â’r ddogfen wreiddiol. Mae hawl gan berson gael indemniad gan y cofrestrydd os yw’n dioddef colled o ganlyniad i gamgymeriad mewn copi swyddogol. Mae’r detholiad hwn yn dangos gwybodaeth sy’n gyfredol ar 17 MAR 2016 am 23:38:37 ac felly nid yw’n ystyried unrhyw gais a gyflwynwyd ar ôl yr amser hwnnw hyd yn oed pe byddai’n aros i’w brosesu yn y Gofrestrfa Tir ar adeg darparu’r detholiad.

REGISTER EXTRACT DETHOLIAD O’R GOFRESTR Title Number

: WA701104

Rhif Teitl

Address of Property

: Imperial House, Imperial Way, Coedkernew, Newport (NP10 8UH)

Cyfeiriad yr Eiddo

Price Stated

: £1,750,000

Pris a Ddatganwyd

Registered Owner(s) Perchnogion Cofrestredig

: IMPERIAL HOUSE INVESTMENTS LIMITED (incorporated in Guernsey) of Unit 6, The Courtyard, Imperial Park, Newport NP10 8UL.

Lender(s)

: None

Rhoddwr Benthyg

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Title number / Rhif teitl WA701104 This is a copy of the register of the title number set out immediately below, showing the entries in the register on 17 MAR 2016 at 23:38:37. This copy does not take account of any application made after that time even if still pending in the Land Registry when this copy was issued. This copy is not an 'Official Copy' of the register. An official copy of the register is admissible in evidence in a court to the same extent as the original. A person is entitled to be indemnified by the registrar if he or she suffers loss by reason of a mistake in an official copy. If you want to obtain an official copy, the Land Registry web site explains how to do this.

Copi yw hwn o gofrestr y rhif teitl isod. Mae’n dangos y cofnodion ar y gofrestr ar 17 MAR 2016 am 23:38:37. Nid yw’r copi hwn yn ystyried unrhyw gais a gyflwynwyd ar ôl yr amser hwnnw hyd yn oed os yw’n aros i’w brosesu yn y Gofrestrfa Tir ar adeg darparu’r copi hwn. Nid yw’r copi hwn yn ‘Gopi Swyddogol’ o’r gofrestr. Derbynnir copi swyddogol o’r gofrestr fel tystiolaeth mewn llys i’r un graddau â’r ddogfen wreiddiol. Mae hawl gan berson gael indemniad gan y cofrestrydd os yw’n dioddef colled o ganlyniad i gamgymeriad mewn copi swyddogol. Os hoffech dderbyn copi swyddogol, mae gwefan y Gofrestrfa Tir yn esbonio sut i wneud hyn.

A: Property Register / Cofrestr Eiddo This register describes the land and estate comprised in the title. Mae'r gofrestr hon yn disgrifio'r tir a'r ystad a gynhwysir yn y teitl. NEWPORT/CASNEWYDD 1

(04.09.1989) The Freehold land shown edged with red on the plan of the above Title filed at the Registry and being Imperial House, Imperial Way, Coedkernew, Newport (NP10 8UH).

2

(27.01.1994) The land to the extent mentioned in Note 1 below has the benefit of the rights granted by but is subject to the rights reserved by the Transfer dated 30 December 1993 referred to in the Charges Register. NOTE: The rights granted by the Transfer are included in the registration to the extent that they are granted over the land remaining in the Vendors registered title WA500913.

3

(27.01.1994) The Transfer dated 30 December 1993 referred to above contains provisions as to light or air and boundary structures.

4

(19.08.1994) A Deed of Rectification dated 1 June 1994 made between (1) Newport Borough Council (2) Celtic Lakes Science Park Management Limited and (3) The Welsh Development Agency varies the Transfer dated 30 December 1993 referred to above as therein mentioned. NOTE: Original filed

5

(30.03.1995) A Deed of Variation dated 22 February 1995 made between (1) Newport Borough Council (2) Celtic Lakes Science Park Management Limited and (3) The Welsh Development Agency further varies the terms of the Transfer dated 30 December 1993 referred to above. NOTE: Original filed.

6

(17.02.1997) The land tinted blue on the title plan added to the title on 17 February 1997.

7

(17.02.1997) A Transfer of the land tinted blue on the title plan dated 6 February 1997 made between (1) Newport County Borough Council and (2) Welsh Development Agency contains the following provision:"Agreements and Declarations" the agreements and declarations set out in Schedule 1 AGREEMENTS AND DECLARATIONS The Agreements and Declarations apply to this Transfer SCHEDULE 1 2 of 7

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Title number / Rhif teitl WA701104

A: Property Register continued / Parhad o’r gofrestr eiddo (The Agreements and Declarations) 1. This Transfer does not include the benefit of any easement or right of way water drainage light air or other easement or right over the Retained Land and in particular any easement or right which would or might interfere with or restrict the free use of the Retained Land for building or any other purpose whatsoever and this transfer is not to be construed nor to operate as implying the grant of any such rights." 8

(14.08.2012) A new title plan based on the latest revision of the Ordnance Survey Map has been prepared.

9

(11.11.2015) The land edged and numbered in green on the title plan has been removed from this title and registered under the title number or numbers shown in green on the said plan.

10

(11.11.2015) The land has the benefit of any legal easements reserved by the Transfer dated 26 October 2015 referred to in the Charges Register but is subject to any rights that are granted by the said deed and affect the registered land.

11

(11.11.2015) In addition to the land edged and numbered in green on the title plan, the Roof only of the part hatched blue on the title plan has been removed under title number CYM664986.

B: Proprietorship Register / Cofrestr Perchnogaeth This register specifies the class of title and identifies the owner. It contains any entries that affect the right of disposal. Mae'r gofrestr hon yn nodi'r math o deitl ac yn enwi'r perchennog. Mae'n cynnwys unrhyw gofnodion sy'n effeithio ar yr hawl i waredu.

Title absolute/Teitl llwyr 1

(20.07.2012) PROPRIETOR: IMPERIAL HOUSE INVESTMENTS LIMITED (incorporated in Guernsey) of Unit 6, The Courtyard, Imperial Park, Newport NP10 8UL.

2

(20.07.2012) The price stated to have been paid on 13 July 2012 was £1,750,000.

3

(20.07.2012) A Transfer of the land in this title dated 13 July 2012 made between (1) South Wales Land Developments Limited and (2) Imperial House Investments Limited contains purchaser's personal covenants. NOTE: Copy filed.

4

(02.09.2015) The proprietor's address for service has been changed.

5

(11.11.2015) RESTRICTION: No disposition of the registered estate (other than a charge) by the proprietor of the registered estate is to be registered without a certificate signed by a conveyancer that the provisions of clause 2.10(f)) of the Transfer dated 26 October 2015 referred to in the Charges Register have been complied with or that they do not apply to the disposition.

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Title number / Rhif teitl WA701104

C: Charges Register / Cofrestr Arwystlon This register contains any charges and other matters that affect the land. Mae'r gofrestr hon yn cynnwys unrhyw arwystlon a materion eraill sy'n effeithio ar y tir. 1

A Conveyance of the land tinted pink on the title plan and other land dated 20 April 1955 made between (1) The Honourable Charles Christian Simon Rodney (Vendors) and (2) James Phillips Baker (Purchaser) contains covenants details of which are set out in the schedule of restrictive covenants hereto.

2

The land tinted pink on the title plan and other land is subject to the following rights excepted and reserved by the Conveyance dated 20 April 1955 referred to above:"There shall be excepted and reserved out of this Conveyance to the Vendors in fee simple and so that the powers rights and privileges reserved may be exercisable by the Vendors and their successors in title and all other persons entitled under or in priority to the Settlement according to their respective estates and interests and their assigns and their lessees or tenants present or future. ....................................................................... .. (d) The line of sewers running under O.S. 134 with full right and liberty for the Vendors and all persons authorised by them at all reasonable times to enter on the said Ordnance Surveyor 134 for the purpose of inspecting maintaining renewing or repairing the same making good any damage thereby caused to the property hereby conveyed. (e) Any right of light or other easement or any right in the nature of an easement over or affecting other ground or buildings vested in the Vendors and in particular any right to lateral support that would in any way diminish or interfere with the free and unrestricted user of the adjoining or neighbouring land vested in the Vendors for building or any other purposes. (f) The right at any time or times to build on any adjoining or neighbouring land and to rebuild or alter any of the adjoining or neighbouring buildings according to such plans whether as to height extent or otherwise and in such manner as shall be approved by the agent for the time being of the Vendors or their successors in title notwithstanding any interference occasioned to the Property or the buildings at any time standing upon it or to the access of light or air to the same and with full power and authority to enter upon the property for the purpose of repairing and maintaining and altering any existing or future building on land vested in the Venodrs adjoining the Property and to build on or against any wall now afterwards erected on the Property and separating the same from other land vested in the Vendors as if a party wall on making reasonable compensation for the use of such wall. (g) The free running of water and soil coming from any other lands or buildings now or to be erected and built contiguous or near to the Property in or through the drains and watercourses (if any) made or to be made upon or under it. (h) All other rights and privileges in the nature of easements belonging to or in fact used with any adjoining or neighbouring property and affecting the Property conveyed subject to all rights of the Western Valleys Sewerage Board in respect of the Sewage Pipe Line running through the property in the approximate position shewn on the plan hereto annexed." NOTE: The sewer pipe under field number 134 referred to is shown by a blue broken line on the filed plan as far as it affects.

3

A Conveyance of the land tinted pink on the title plan and other land dated 3 November 1988 made between (1) James Phillips Baker (first Vendor) (2) Sybil Minnie Baker (second Vendor) and (3) Newport 4 of 7

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Title number / Rhif teitl WA701104

C: Charges Register continued / Parhad o'r gofrestr arwystlon Development Corporation Limited and Trencherwood Commercial Limited (Purchasers) contains covenants details of which are set out in the schedule of restrictive covenants hereto. 4

(27.01.1994) A Transfer of the land in this title dated 30 December 1993 made between (1) Newport Borough Council (2) Celtic Lakes Science Park Management Limited and (3) The Welsh Development Agency contains restrictive covenants. NOTE: Original filed.

5

(27.01.1994) The Transfer dated 30 December 1993 referred to above contains the reservation of a rentcharge as therein mentioned.

6

(15.03.2004) The land is subject to the easements granted by a Lease dated 26 February 2004 of suite numbers 14-15 Imperial House for a term commencing on the 26 February 2004 and ending on the 25 February 2007. NOTE: Copy filed.

7

(17.11.2004) The land is subject to the easements granted by a Lease dated 18 October 2004 of suites numbered 38 and 39 Imperial House for a term commencing on 30 April 2004 and ending on 29 April 2007. NOTE: Copy filed.

8

(07.08.2008) The land is subject for a term of years commencing on 4 August 2008 and ending on 27 February 2013 to the easements granted by a lease dated 4 August 2008 of Suites 47, 48 and 49 made between (1) The Welsh Ministers and (2) Eurofins Genetic Services Limited. NOTE: Copy filed.

9

(24.02.2012) By a Deed dated 20 December 2011 made between (1) Newport City Council and (2) The Welsh Ministers the covenants contained in the Transfer dated 30 December 1993 referred to above were expressed to be released as therein mentioned. NOTE:-Copy filed.

10

(24.01.2013) The parts of the land affected thereby are subject to the leases set out in the schedule of leases hereto. The leases grant and reserve easements as therein mentioned.

11

(11.11.2015) The land is subject to such rights as may have been granted by leases of land originally in this title for the original terms of the respective leases or until earlier extinguishment of the rights.

12

(11.11.2015) A Transfer of the land edged and numbered CYM664986 in green on the title plan dated 26 October 2015 made between (1) Imperial House Investments Limited and (2) Oxenwood YPL (Investments) Limited contains restrictive covenants by the Transferor. NOTE: Copy filed under CYM664986.

Schedule of restrictive covenants Atodlen cyfamodau cyfyngu 1

The following are details of the covenants contained in the Conveyance dated 20 April 1955 referred to in the Charges Register:The Purchaser hereby covenants with the Vendors as follows:That he will not interfere with the existing water supply to the cottage belonging to the Vendors situate in Ordnance Survey Number 259.

2

The following are details of the covenants contained in the Conveyance dated 3 November 1988 referred to in the Charges Register:"THE Purchasers for themselves and their successors in title with the 5 of 7

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Title number / Rhif teitl WA701104

Schedule of restrictive covenants continued Parhad o'r Atodlen cyfamodau cyfyngu intent to bind so far as legally possible all persons in whom the premises hereby conveyed shall for the time being be vested HEREBY JOINTLY AND SEVERALLY COVENANT with the First and Second Vendors and their successors in title. (a) that subject as hereinafter mentioned no building on the premises hereby conveyed or any part thereof shall be used other than in accordance with the use prescribed under class B1 Business or B2 General Industrial or B8 Warehouse to the Town and Country Planning (Use Classes) Order 1987 for a period of ten years from the date hereof (b) that they will pay an overage as hereinafter defined in sub-clause (e) hereof in the event of the Purchasers obtaining a Planning Consent for any use class other than B1 or B2 or B8 aforesaid on any part of the premises hereby conveyed and the first Vendor and the Second Vendor for themselves and their successors in title covenant with the Purchasers and their successors in title to consent to a variation of the covenant contained in sub-clause (a) above on payment of the said overage and the interest hereinafter provided for (c) that the said overage (as hereinafter defined in sub-clause (e)) shall be determined if possible by agreement between the parties but if the parties shall fail to come to an agreement within 56 days after the date of the Grant of Planning Permission referred to in sub-clause (b) above then the amount of the said overage shall be determined by arbitration at the instance of either party in accordance with subclause (g) hereof (d) that the Purchasers shall pay to the First and Second Vendors the said overage within 14 days of the amount being agreed or determined as aforesaid together with interest on such overage from the date of this Conveyance at the rate of 3 per cent per annum above the base lending rate from time to time in force of Barclays Bank Plc until the earlier of the date of agreement or the expiry of the said 56 day period and at the rate of 5 per cent per annum above the base lending rate from time to time in force of Barclays Bank Plc from the date of agreement or expiry of the said 56 day period until the date of payment (e) for the purposes of this clause an overage shall mean one half of the enhancement of land value of the land hereby conveyed due to the grant of such amended Planning Consent or Consents and on the assumption (if not a fact) that such consent or Consents extend to the whole of the premises hereby conveyed after deducting one half of the increase (if any) in provable infra-structure costs as hereinafter defined resulting from the said amended Planning consents compared with the provable infra-structure costs incurred as a result of the use prescribed under class B1 or B2 or B8 aforesaid. For the purposes of this sub-clause the land values and infra-structure costs shall be valued or shall be deemed valued (if applicable) as at the date of this Conveyance (f) for the purposes of this Clause the provable infra-structure costs shall mean the costs incurred in development including services as defined by Section 22 of the Town and Country Planning Act 1971 and incurred prior to the date of the relevant Planning Consent or Consents as can be proved by the Purchasers and shall be reasonable. (g) that all disputes or differences whatsoever which shall at any time hereafter arise between the parties hereto touching and concerning this clause and its construction or effect or as to the rights duties and liabilities of the parties hereto or any of them under or by virtue of this clause or otherwise or as to any other matter in any way connected with or arising out of or in relation to the subject matter to this clause shall be referred to a single arbitrator to be agreed upon between the parties hereto or in default of agreement to be nominated by the President for the time being of the Royal Institution of Chartered Surveyors in accordance with and subject to the provisions of the Arbitration Act 1950 or any statutory modification or re-enactment thereof for the time being in force. Upon every and any such reference the Arbitrator shall have power to take the opinion of such Councel as 6 of 7

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Title number / Rhif teitl WA701104

Schedule of restrictive covenants continued Parhad o'r Atodlen cyfamodau cyfyngu he may think fit upon any question of law that may arise and in his discretion to adopt any opinion so taken and to obtain the assistance of such accountant surveyor valuer or other expert as he may think fit and to act upon any statement of account survey or valuation or expert assistance thus obtained (h) that the Purchasers shall pay an overage for each and every Planning Consent obtained for a use class other than B1 or B2 or B8 aforesaid and shall not be limited to a single overage."

Schedule of notices of leases Atodlen prydlesi a nodwyd 1

24.01.2013

Suites 5-8 Phase 1 Imperial House

26.11.2012 5 years from 4.9.2012

End of register / Diwedd y gofrestr

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