Exhibit 10.1

18/3955

AT EDINBURGH the Twenty Sixth day of January Two thousand and eighteen the Deed hereinafter reproduced was presented for registration in the Books of the Lords of Council and Session for preservation and execution and is registered in the said Books as follows:-

TABLE OF CONTENTS

IT IS CONTRACTED AND AGREED between the Landlord and the Tenant as follows:-

In this clause and in this Lease the following expressions shall bear the following meanings:-

“Conduits” means pipes, sewers, drains, soakaways, channels, culverts, gutters, flues, watercourses, ducts, cables, mains, wires, aerials, optic fibres or other media for the passage or transmission of water, soil, gas, air, smoke, electricity, light, information or other matter and all ancillary structures and equipment or any of them;

“the Construction Regulations” means the Construction (Design and Management) Regulations 2015 and all regulations and orders included by clause 1.2.6;

“Energy Performance Certificate” means an energy performance certificate which complies with the EPB Regulations;

“EPB Regulations” means the Energy Performance of Buildings (Scotland) Regulations 2008 and all statutes referred to therein or any local public statute or regulations re-enacting or modifying or replacing the same, and all rules, orders, notices and directives made thereunder;

“ the Insured Risks ” means fire (including subterranean fire), earthquake, bursting or overflowing of water tanks, apparatus or pipes, riot or civil commotion, strikes, labour or political disturbance or damage by malicious persons, explosion (including explosion of boilers and other heating apparatus), lightning, thunderbolt, storm, tempest, flood and impact by any road vehicle, aircraft, or other aerial device or articles dropped therefrom and accidental damage to underground pipes and cables and such other normal commercial risks as the Landlord in its reasonably exercised discretion insures against from time to time and any other normal commercial risks against which the Tenant shall reasonably request insurance against in writing from time to time and provided always that such risks are insurable on the London Insurance Market on normal and commercially acceptable terms but subject to such exclusions, limitations, excesses, conditions or deductibles as may be imposed by the insurers or agreed between the Landlord and the insurers; PROVIDED ALWAYS that for so long as this lease is a Sub-Lease and the Premises are insured by the Superior Landlord there shall be substituted the definition of the Insured Risks contained in the Superior Lease;

“ Interest ” means interest at the rate of four per centum per annum above the base rate from time to time of the Royal Bank of Scotland plc during the period from the date from which the interest is expressed to run to the date of payment as well before as after any judgment and if such base rate shall for any reason cease to be used or published then interest at the rate of four per centum per annum above such other comparable commercial rate as the parties may agree or in default of agreement as may be determined by an independent person to be nominated in the absence of agreement by or on behalf of the President for the time being of the Law Society of Scotland on the application of the Landlord (and the fees of such person including the cost of his appointment shall be borne equally by the Landlord and the Tenant);

“ the Landlord’s Surveyor ” means any appropriately qualified person (whether or not an employee of the Landlord) or firm or company appointed by or acting for the Landlord to perform the function of a surveyor for any purpose of this Lease;

“ Legal Requirements ” means all statutes, regulations and orders and all requirements, directions, codes of practice, circulars and guidance notes of or issued by any competent authority exercising powers under statute or Royal Charter and all directly applicable EC law and case law;

“ the Planning Acts ” means the Town and Country Planning (Scotland) Act 1997, the Planning (Listed Buildings and Conservation Areas) (Scotland) Act 1997, the Planning (Hazardous Substances) (Scotland) Act 1997, the Planning (Consequential Provisions) (Scotland) Act 1997 and the Planning etc (Scotland) Act 2006 and all statutes from time to time in force in Scotland relating to town and country planning and all statutes referred to therein to the extent that they remain in force, and all statutes, regulations and orders included by clause 1.2.6;

“ the Premises ” means ALL and WHOLE the subjects known as and forming Site 3, Bio Campus, Roslin, Midlothian being the whole subjects registered in the Land Register of Scotland under title number MID166779 (but under exception of the subjects leased in terms of the Sub-Station Lease) and the whole parts, privileges and pertinents thereof;

“ Sub-Station Lease ” means the Lease between Scottish Enterprise and SP Distribution Plc dated 15 and 16 March and 10 April all dates in 2017 and registered or to be registered in the Books of Council and Session and undergoing registration in the Land Register of Scotland under title number MID186976;

“ RPI ” means the All Items Retail Prices Index (excluding mortgage interest payments) figure as published from time to time on behalf of HM Government of the United Kingdom by the Office for National Statistics or any successor body and in the event of (1) discontinuation thereof, such other inflation index being the nearest reasonably equivalent thereto as the Landlord and the Tenant agree both

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acting reasonably, or (2) a material change in the basis of such index, such index duly modified in such manner as the Landlord and the Tenant may agree both acting reasonably to accommodate such change in the basis of such index ( and in the event of dispute as may be determined by an expert to be appointed by written agreement between the Landlord and the Tenant, or in default of such agreement being reached within a period of four weeks of either party notifying the other of the requirement for an expert to be appointed, to be nominated by the President for the time being of the Institute of Chartered Accountants in Scotland);

“ Superior Landlord ” means the person from time to time vested in the landlord’s part of any Superior Lease;

“ Superior Lease ” means a ground lease of the Premises entered into between Scottish Enterprise and Quotient Biocampus Limited dated 30 November 2015 and registered in the Books of Council and Session on 19 January 2014 and registered in the Land Register of Scotland under title number MID166779;

“ Uninsured Risk ” any risk expressly specified in the Insured Risks definition that:

but will not include loss or damage (or the risk of it) caused by reason of the Tenant’s act or failure to act;

“ Uninsured Risk Damage ” means damage to or destruction of the Premises as a result of the occurrence of any of the Uninsured Risks which result in the Premises being rendered incapable of or unsuitable for use by the Tenant for its permitted use hereunder including the full benefit of the rights and privileges granted to the Tenant in terms of this Lease;

“ VAT ” means Value Added Tax chargeable under the Value Added Tax Act 1994 or under the Sixth Council Directive of the Council of the European Communities (77/388/EC) or under any rule, regulation, order or instrument authorised to be made by that Act or by that Directive or any identical or substantially similar tax which may replace such Value Added Tax;

“ Working Day ” means a day which is neither (a) a Saturday or Sunday, nor (b) a public or Bank holiday in Edinburgh or Glasgow.

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The Landlord in consideration of the rent and other prestations hereinafter specified and subject to the provisions, conditions and declarations hereinafter contained HEREBY LETS to the Tenant (but excluding sub-tenants, assignees, legal or conventional and creditors and managers for creditors in any form except where permitted in accordance with the terms of this Lease) the Premises together with (in common with the Landlord and all others entitled thereto but insofar only as the Landlord is entitled to grant samé) rights:-

to the free passage of water, soil, gas, electricity and telecommunications to and from the Premises through such of the Conduits as are now or may hereafter be constructed in, upon or under any other part of any neighbouring premises of the Landlord (all such rights to be only so far as necessary for the enjoyment of the Premises);

But there are excepted and reserved from the foregoing grant, in favour of the Landlord and all others now entitled or who may become entitled to the following rights:-

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This Lease is granted subject to or (as the case may be) with the benefit of:-

The Premises are let for the period from 30 September Two thousand and seventeen (“the date of entry”) until 29 September Two thousand and fifty two (35 years).

The monies payable in terms of this Lease are:-

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“review date” means the Thirtieth of September in the year Two Thousand and Twenty Seven and each fifth anniversary of such date within the term and any additional review date notified in accordance with clause and any particular such date being referred to as a, or the “relevant review date”;

“review period” means the period starting with any review date and ending upon the day immediately preceding the next review date or starting with the last review date and ending upon the expiry of the term;

“revised rent” means the rent ascertained in accordance with the provisions of this clause 4.2;

“yearly rent” means as follows:

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where:

a = the rent payable immediately before the relevant review period (disregarding any abatement of rent applicable at that time);

c = RPI for the month preceding the month in which, in the case of the first review date, the first review date fell, or in the case of any subsequent review date, the preceding review date fell;

b1 = RPI for the month preceding the anniversary of (i) the first review date (in the case of the first review rate), or (ii) the preceding review date in the case of all other review dates;

b2 = RPI for the month preceding the second anniversary of (i) the first review date (in the case of the first review date), or (ii) the preceding review date in the case of all other review dates;

b3 = RPI for the month preceding the third anniversary of (i) the first review date (in the case of the first review date), or (ii) the preceding review date in the case of all other review dates;

b4 = RPI for the month preceding the fourth anniversary of (i) the first review date (in the case of the first review date), or (ii) the preceding review date in the case of all other review dates; and

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b5 = RPI for the month preceding the fifth anniversary of (i) the first review date (in the case of the first review date), or (ii) the preceding review date in the case of all other review dates.

The Tenant hereby binds and obliges itself to observe and perform throughout the term the conditions, obligations and others contained in, specified in, referred to or otherwise set out in this clause 5.

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To contribute and pay on demand to the Landlord a fair and equitable proportion (to be conclusively determined by the Landlord’s Surveyor) of all expenses:-

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in carrying out any works whatsoever to the Premises the Tenant shall use best quality appropriate materials and (b) any warranty by the Landlord, whether express or implied and whether under statute or common law or otherwise that the Premises are reasonably fit for the purposes for which they are let is expressly excluded.

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present colour or type to be in a colour and type previously approved by the Landlord’s Surveyor, such approval not to be unreasonably withheld and to clean the outside stonework of the Premises as often as the Landlord may reasonably require, all to the reasonable satisfaction of the Landlord or the Landlord’s Surveyors.

At the expiry or sooner termination of this Lease (in this clause 5.8 referred to as “the date of expiry”) quietly and without any warning away or other process of law notwithstanding any law or practice to the contrary to deliver up the Premises with vacant possession and in a state and condition as shall in all respects be consistent with a full and due performance by the Tenant of the provisions herein contained having first:-

all of the foregoing matters being attended to in a proper and workmanlike manner and all consequential damage being made good all to the reasonable satisfaction of the Landlord’s Surveyor. In the event that the Premises are not so delivered up by the Tenant at the date of expiry, then the Landlord shall be entitled to serve a schedule of dilapidations or wants of repair upon the Tenant at any time up to 2 months after the date of expiry and in the event that the Tenant does not comply in all respects with the same in manner aforesaid within 1 month of the service of said schedule (or immediately in the case of emergency) then the Landlord shall be entitled to carry out the works thereby required and the Tenant shall reimburse to the Landlord on demand the costs properly incurred by the Landlord in so doing together with all professional and other fees properly incurred by the Landlord in connection therewith.

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the collection of football pools’ coupons or the sale of lottery tickets or as a sex shop, amusement arcade or leisure centre nor for any public exhibition, show or political meeting nor as a restaurant, snack bar or for catering of any description and not to hold any sales by auction nor keep any animals or birds on the Premises, and not to allow on the Premises any hazardous materials (except for materials generated by the use of the Premises permitted by this Lease and stored in accordance with all applicable Legal Requirements) or anything which is or may become dangerous or offensive.

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To permit the Landlord after prior notice of at least 48 hours to the Tenant (or at any time in an emergency) to enter the Premises without obligation to pay compensation to the Tenant to remedy any breach of obligation for which the Tenant is liable (without prejudice to the Tenant’s liability for such breach).

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To permit the Landlord after prior notice of at least 48 hours to the Tenant (or at any time in an emergency) to inspect the Premises at reasonable times for any purpose.

To permit the Landlord after prior notice of at least 48 hours to the Tenant (or at any time in an emergency) to enter the Premises at reasonable times subject to the person exercising such right making good any damage caused to the Premises:-

To allow the Landlord upon prior notice of at least 48 hours to enter the Premises during the last six months of the term or at any time when the Landlord wishes to sell its interest in order to fix upon the Premises a noticeboard for the re-letting or the sale of the Premises which shall not be removed or obscured by the Tenant but which shall not be fixed in such a position as to interfere with the Tenant’s signage and to permit all persons authorised by the Landlord or its agents to view the Premises during normal business hours by appointment without interruption.

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Notwithstanding anything in this Lease to the contrary not to do to or at the Premises anything which imposes on the Landlord any liability to pay tax under any Legal Requirement imposing a levy upon profits derived from the disposal or development of land and so far as the law allows to indemnify the Landlord against all liability for any such tax and any loss or damage arising from any development by or for the Tenant or any person claiming through or under the Tenant at the Premises during the term.

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If and whenever the Tenant shall fail to pay the rent or any other monies due under this Lease on the due date for payment thereof, the Tenant shall pay to the Landlord Interest on such rent or other monies as the case may be from the date upon which such rent or other monies fell due (or if earlier the date of demand) to the date on which such rent or other monies are actually paid. The due date for payment shall, in the case of rent be the relevant quarter day and in all other cases the date occurring 10 Working Days after the date of demand by the Landlord.

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In the event of the breach, non-performance or non-observance of any obligations, conditions, agreements or provisions contained or referred to in this Lease by any sub-tenant or other person holding the Premises as sub-tenant or by any other permitted occupier forthwith upon discovering the same to take and institute at its own expense all necessary steps and proceedings to remedy such breach, non-performance or non-observance and if the same shall not be remedied to the satisfaction of the Landlord within such reasonable period of time as the Landlord may intimate, if the Landlord shall so require, to enforce the Tenant’s rights of irritancy against such sub-tenant, but the provisions of this clause 5.30 are without prejudice to the Landlord’s right of irritancy under this Lease.

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To comply with all reasonable regulations and directions which the Landlord may from time to time impose relating to the use and management of any items or areas of common use and benefit (if any) which the Tenant is entitled to the non-exclusive use or enjoyment of in terms of this Lease and to comply with all reasonable regulations, arrangements and agreements made by the Landlord from time to time in connection with access to and egress from the Premises over any land or premises whether or not used or to be used in common or jointly with any other person and so that, without prejudice to the foregoing generality, no road, forecourt, or other area or entrance or passageway leading to or giving access to or egress from the Premises or over which the Tenant may have rights of access or use shall be damaged or obstructed or used in such manner as to cause in the reasonable opinion of the Landlord, any nuisance, damage or annoyance.

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To perform, observe and comply with the whole other obligations, stipulations, restrictions and other provisions of this Lease in so far as affecting the Tenant.

It is further agreed as follows:-

If at any time during the term the Tenant shall allow any payment of the yearly rent or any other monetary sums payable hereunder or any part thereof to remain unpaid for a period of 10 Working Days (whether demanded or not) from the due date or if the Tenant shall fail to comply with or contravene any of the other material conditions, obligations, provisions and restrictions contained or referred to in this Lease or (being an individual or a firm) becomes insolvent or apparently insolvent, sequestrated, dissolved or has a judicial factor appointed or (being a company or a limited liability partnership) goes into liquidation whether voluntary or compulsory (otherwise than a voluntary liquidation of a solvent company for the purpose of amalgamation or reconstruction which has been approved by the Landlord (which approval will not be unreasonably withheld)) or if a receiver or an administrator shall be appointed in respect of the whole or any part of the property and undertaking of the Tenant or being a company with unlimited liability applies to limit its liability or if a poinding of the Tenant’s effects shall be executed and not released within 10 Working Days or if the Tenant shall voluntarily divest itself of its property by trust deed for behoof of creditors or otherwise enter into any composition with its creditors then and in any of these events it shall be in the power of the Landlord to irritate this Lease without any declarator or process of law to be used to that effect (which irritancy is declared to be pactional and not penal and shall not be purgeable at the Bar) and to remove the Tenant from possession of the Premises and that without prejudice to the Landlord’s claims for past or current rents or any other claims competent to the Landlord; Declaring, however, that the Landlord’s right of irritancy herein contained may not be exercised:-

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All notices, counter-notices, requests or consents under this Lease (in this clause referred to by the term “notice”) shall be in writing. Any notice to the Tenant shall be sufficiently served if sent to the Tenant by recorded delivery post (if the Tenant shall be an incorporated body) to its principal or registered office or (if the Tenant shall be a person other than an incorporated body) to its last known address in Great Britain or Northern Ireland or to the Premises or (if the Tenant shall be a firm) to the firm and any one or more of the partners thereof at their principal place of business or at the Premises and (in any other case) to the Tenant at the Premises. Any notice to the Landlord (if an incorporated body) shall be sufficiently served if sent by recorded delivery post to its principal or registered office (or to such other address as it may intimate from time to time for the receipt of notices) or (if the Landlord shall be a person other than an incorporated body) shall be sufficiently served if sent by recorded delivery post to its last known address in Great Britain or Northern Ireland. Any notice sent by first class recorded delivery post shall in the absence of evidence to the contrary be deemed to have been duly served at the expiry of 2 Working Days after the date of posting. In proving service, it shall be sufficient to prove that the envelope containing the notice was duly addressed to the Tenant or to the Landlord (as the case may be) in accordance with the terms of this clause and posted to the place to which it was so addressed.

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Any right of the Tenant to claim compensation from the Landlord on vacating the Premises shall be excluded as far as the law may allow.

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If any term or provision of this Lease or the application thereof to any person or circumstances shall to any extent be invalid or unenforceable the remainder of this Lease or application thereof shall not be affected thereby and each term and provision of this Lease shall be valid and enforceable to the fullest extent permitted by law.

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The Tenant appoints the Landlord to be the Tenant’s agent to store or dispose of any effects left by the Tenant on the Premises for more than 20 Working Days after the date of expiry or sooner determination of the term and that on any terms which the Landlord reasonably thinks fit and without the Landlord being liable to the Tenant save to account for the net proceeds of sale less the reasonable cost of storage (if any) and any other reasonable expenses properly incurred by the Landlord.

The Landlord hereby binds and obliges itself:-

That the Tenant shall have quiet enjoyment of the Premises without interruption by the Landlord.

To keep the Premises (other than the tenant’s fixtures and fittings and the fixed or plate glass of the Premises) insured against loss or damage by or in consequence of the Insured Risks in such sum as the Landlord or the Landlord’s Surveyor shall consider to be the full reinstatement cost (taking inflation of building costs into account and including the cost of demolition and site clearance, hoarding, propping and incidental expenses and architects’ and surveyors’ and other professional and statutory fees and all VAT thereon) and to effect the loss of rent insurance more particularly specified in clause 5.4.2 and against public liability relating to the Premises and subject to obtaining all necessary planning consents and all other necessary licences, approvals and consents which the Landlord undertakes to use its reasonable endeavours to obtain (the Landlord being entitled but not bound to appeal a refusal of any such planning consent, licence, approval or consent) and to cause all insurance monies received (other than for loss of rent) to be applied in making good the damage for which the money has been received or (as the case may be) in rebuilding the Premises with all reasonable speed and subject to clauses 5.4.1.2 and 5.4.6 to make up any deficiency in the insurance monies out of its own monies (but not in any case so as to provide accommodation identical in layout if it would not be reasonably practicable so to do so long as similar accommodation provided is) save that the Landlord shall not be obliged to lay out or procure the laying out of the proceeds of such insurance if:-

The Landlord shall use reasonable endeavours to ensure that the Tenant’s interest is noted on the insurance policy and a waiver of subrogation rights is obtained

The Tenant shall on the grant hereof pay the Land and Buildings Transaction Tax (if any) on this Lease, the costs of recording and/or registration of this Lease and obtaining three Extracts thereof (one for the Tenant’s use), all incidental expenses and any VAT on any of the foregoing.

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This Lease shall be interpreted in accordance with the Law of Scotland and any dispute, difference or question of any kind which may arise between the parties or out of the terms hereof shall (unless otherwise provided herein) be determined in accordance with the Law of Scotland and the parties prorogate themselves to the jurisdiction of the Scottish Courts.

The parties consent to registration hereof and all memoranda by or on behalf of the parties and of all certificates relative hereto or thereto for preservation and execution: IN WITNESS WHEREOF

Signed for and on behalf of QUOTIENT BIOCAMPUS LIMITED

at Penicuik on 14 ^th July 2017

by:

/s/ Roland Boyd (Signature)

ROLAND BOYD (Full name in CAPITALS)

Director

/s/ Lesley-Anne Sommerville (Signature)

Lesley-Anne Sommerville (Full name in CAPITALS)

Witness

Signed for and on behalf of ALBA BIOSCIENCE LIMITED

at Penicuik on 14 ^th July 2017

by:

/s/ Roland Boyd (Signature)

ROLAND BOYD (Full name in CAPITALS)

Company Secretary

/s/ Lesley-Anne Sommerville (Signature)

Lesley-Anne Sommerville (Full name in CAPITALS)

Witness

And the said Lords grant Warrant for lawful execution hereon.

EXTRACTED by me having commission to that effect from the

Keeper of the Registers of Scotland.

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Exhibit 10.2

2018

MINUTE OF VARIATION OF LEASE

between

QUOTIENT BIOCAMPUS LIMITED

and

ALBA BIOSCIENCE LIMITED

Subjects: 5 James Hamilton Way, Milton Bridge, Penicuik, EH26 0BT (formerly Site 3, Bio Campus, Roslin, Midlothian)

MINUTE OF VARIATION

between

QUOTIENT BIOCAMPUS LIMITED, incorporated under the Companies Acts (Registered Number SC514165) and having its Registered Office at Douglas Building, Pentlands Science Park, Bush Loan, Penicuik EH26 0PL (who, and whose permitted successors as Landlords under the Lease are hereinafter referred to as the “ Landlords ”); and

ALBA BIOSCIENCE LIMITED, incorporated under the Companies Acts with Registered Number SC310584 and having their Registered Office at Douglas Building Pentlands Science Park, Bush Loan, Penicuik, Midlothian, EH26 0PL (who and in substitution therefor whose permitted successors and assignees are hereinafter referred to as the “Tenants” )

WHEREAS:-

The Landlords and the Tenants are respectively in right of the landlord’s and tenant’s parts of the lease (hereinafter referred to as the “Lease” ) between the Landlord and Tenant dated 14 July 2017 and registered in the Land Register of Scotland under title number MID192976 and registered in the Books of Council and Session on 26 January 2018 of ALL and WHOLE the subjects known as and forming Site 3, Bio Campus, Roslin, Midlothian as more particularly described in the Lease and varied as aftermentioned;

In the definition of “the Premises” the words “being the whole subjects registered in the Land Register of Scotland under title number MID166779” shall be delete and there shall be substituted therefor:- “and further known as 5 James Hamilton Way, Milton Bridge, Penicuik, Midlothian, EH26 0BF and being the subjects in the course of registration in the Land Register of Scotland under title MID 197810.”

The definition of “RPI” in clause 1.1 of the lease shall be amended so as to be entitled “CPI” instead of “RPI” and to read:

“means the Consumer Price Index figure as published from time to time on behalf of HM Government of the United Kingdom by the Office for National Statistics or any successor body and in the event of (1) discontinuation thereof, such other inflation index being the nearest reasonably equivalent thereto as the Landlord and the Tenant agree both acting reasonably, or (2) a material change in the basis of such index, such index duly modified in such manner as the Landlord and the Tenant may agree both acting reasonably to accommodate such

change in the basis of such index (and in the event of dispute as may be determined by an expert to be appointed by written agreement between the Landlord and the Tenant, or in default of such agreement being reached within a period of four weeks of either party notifying the other of the requirement for an expert to be appointed, to be nominated by the President for the time being of the Institute of Chartered Accountants in Scotland);

“ review date ” means the Thirtieth of September in the year Two Thousand and Thirty Two and each fifth anniversary of such date within the term and any particular such date being referred to as a, or the “relevant review date”;

“ review period ” means the period starting with any review date and ending upon the day immediately preceding the next review date or starting with the last review date and ending upon the expiry of the term;

“ revised rent ” means the rent ascertained in accordance with the provisions of this clause 4.2;

“ yearly rent ” means as follows:

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during each successive review period a rent per annum equal to whichever is the greater of the rent payable immediately before the relevant review date (or which would be payable were it not for any abatement of rent in accordance with this Lease or any statutory restriction or modification) and the revised rent;

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a = the rent payable immediately before the relevant review period (disregarding any abatement of rent applicable at that time);

c = CPI for(i) August 2027, in the case of the first review date, or (ii) in the case of any subsequent review date, the month preceding the month in which the preceding review date fell;

b1 = CPI for (i) August 2028 (in the case of the first review rate), or (ii) the preceding month preceding the first anniversary of the review date in the case of all other review dates;

b2 = CPI for (i) August 2029 (in the case of the first review date), or (ii) the month preceding the second anniversary of the preceding review date in the case of all other review dates;

b3 = CPI for (i) August 2030 (in the case of the first review date), or (ii) the month preceding the third anniversary of the preceding review date in the case of all other review dates;

b4 = CPI for (i) August 2031 (in the case of the first review date), or (ii) the month preceding the fourth anniversary of the preceding review date in the case of all other review dates; and

b5 = CPI for (i) August 2032 (in the case of the first review date), or (ii) the month preceding the fifth anniversary of the preceding review date in the case of all other review dates.

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“Provided always that:-

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The reference to the form of guarantee in the Schedule to the Lease shall be deemed to be a reference to the form of Guarantee contained within the Schedule to this Minute of Variation.

“If the Premises are not so rendered fit for occupation or use by a date three years from the date of such destruction or damage by any of the Insured Risks either the Tenant or the Landlord may at any time thereafter by giving not less than 20 Working Days written notice to the other determine this Lease PROVIDED THAT if the Premises shall have been rendered fit for occupation or use by a date prior to the expiry of such notice then such notice shall cease to have effect.”

The Tenant shall give notice to the Landlord forthwith if any of the events set out in Clause 6.1 shall occur in respect of any Guarantor (a “Relevant Event”) and if any of such events shall occur the Tenant shall procure that another Guarantor (acceptable to the Landlord acting reasonably) shall within 20 Working Days of the occurrence of the Relevant Event enter into a guarantee in substitution, such substitute guarantee to be in the form of the previous guarantee or in such other form as the Landlord shall reasonably require”.

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Except as hereby expressly amended the parties hereto confirm the whole terms and conditions of the Lease.

The Landlords and the Tenants consent to registration hereof for preservation and execution:

IN WITNESS WHEREOF these presents consisting of this and the 6 preceding pages and the Schedule annexed and executed as relative hereto are executed as follows:

Signed for and on behalf of QUOTIENT BIOCAMPUS LIMITED

at Penicuik on 23/3/2018

by:

/s/ Roland Boyd (Signature)

ROLAND BOYD (Full name in CAPITALS)

Director

/s/ Andrew Gordon Robb (Signature)

ANDREW GORDON ROBB (Full name in CAPITALS)

Witness

1 Peacock Avenue (Full address - witness only)

Bonnyrigg

Signed for and on behalf of ALBA BIOSCIENCE LIMITED

at Penicuik on 23/3/2018

by:

/s/ Roland Boyd (Signature)

ROLAND BOYD (Full name in CAPITALS)

Company Secretary

/s/ Andrew Gordon Robb (Signature)

ANDREW GORDON ROBB (Full name in CAPITALS)

Witness

1 Peacock Avenue (Full address - witness only)

Bonnyrigg

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Exhibit 10.3

DWF CJM/20166775-5

2018

GUARANTEE

by

Quotient Limited and Quotient Suisse SA

in favour of

ROSLIN ASSETS LIMITED

Property: 5 James Hamilton Way, Milton Bridge, Penicuik, EH26 0BT (formerly Site 3, Bio Campus, Roslin, Midlothian)

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GUARANTEE

by

QUOTIENT LIMITED, a company incorporated in Jersey with registered number 109886 and having its registered office at PO Box 1075, Elizabeth House, 9 Castle Street, St Helier, Jersey, JE2 3RT; and Quotient Suisse SA, a company organised under the laws of Switzerland with registered number CHE-167.592.818 and having its registered office at Route de Crassier 13, Business Park Terre Bonne, Bâtiment B 1, 1262 Eysins, Switzerland (together the “ Guarantor ”);

in favour of

ROSLIN ASSETS LIMITED, incorporated under the Companies Acts (Registered Number 10893348), and having its Registered Office at Fifth floor Maybrook House, 40 Blackfriars Street, Manchester, M3 2EG, and includes where the context so requires its successors as Landlord under the Lease (“ Landlord ”);

WHEREAS:

IT IS AGREED as follows:

“ Business Day ” means a day on which clearing banks in Edinburgh and Glasgow are open for normal business;

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“ Change of Control ” means in respect of the Tenant, the actions of any person or group of persons acting in concert result in a change in:

“ Guaranteed Obligations ” means all past, present, future and contingent obligations of the Tenant:

which are now or may at any time in the future become due by the Tenant to the Landlord in terms of the Lease;

“ Interest ” means interest on the sum in question at 4% per cent per annum above the base rate from time to time of Royal Bank of Scotland plc from the date that such sum is due for payment or, if there is no such date specified, the date of demand for such sum until such sum is paid;

“ Lease “ means the lease between QUOTIENT BIOCAMPUS LIMITED and ALBA BIOSCIENCE LIMITED dated 14 July 2017 and registered or undergoing registration in the Land Register of Scotland under Title Number MID192976 and registered in the Books of Council and Session on 26 January 2018 as varied or amended by (One) Minute of Variation of Lease entered or about to be entered into between QUOTIENT BIOCAMPUS LIMITED and ALBA BIOSCIENCE LIMITED; and (Two) Licence for Works entered or about to be entered into between QUOTIENT BIOCAMPUS LIMITED and ALBA BIOSCIENCE LIMITED;

“ Property ” means ALL and WHOLE that plot or area of ground together with the buildings and others erected thereon extending to 3.18 hectares or thereby known as and forming 5 James Hamilton Way, Milton Bridge, Penicuik EH26 0BF (formerly known as Site 3, Biocampus, Roslin) being the subjects in the course of registration in the Land Register of Scotland under Title Number MID197810;

4

“ Relevant Event” means any of the following events or circumstances:

“Rent Deposit Agreement” means the rent deposit agreement entered or about to be entered into between the Tenant and the Landlord ancillary to the Lease.

“ Tenant ” means ALBA BIOSCIENCE LIMITED , incorporated under the Companies Acts with Registered Number SC310584 and having their Registered Office at Douglas Building Pentlands Science Park, Bush Loan, Penicuik, Midlothian, EH26 0PL;

5

6

The Guarantor irrevocably and unconditionally guarantees to the Landlord full and punctual payment or performance by the Tenant of the Guaranteed Obligations as and when they fall due for payment or performance and failing such payment or performance by the Tenant the Guarantor will on demand by the Landlord make payment or effect performance of the Guaranteed Obligations in question together with:

The obligations of the Guarantor under this Guarantee will be independent primary obligations and not merely those of guarantor or cautioner and if any of the Guaranteed Obligations are not, or cease to be, valid and enforceable for any reason whatever (whether or not known to the Landlord) or for any reason are not recoverable from or capable of performance by the Guarantor under Clause 2 the Guarantor will still be liable to the Landlord in respect of such Guaranteed Obligations as if they were fully valid and enforceable and/or recoverable or capable of performance and the Guarantor were principal debtor in place of the Tenant.

7

Without prejudice to any other provision of this Guarantee if a Relevant Event occurs, the Landlord may serve notice on the Guarantor within six months after the Relevant Event requiring the Guarantor to accept, as required by the Landlord, either:

8

This Guarantee will be a continuing security notwithstanding any intermediate payment or performance and will remain in force so long as any liability (including any future or contingent liability):

This Guarantee will not be discharged or prejudiced by:

If the Tenant assigns its interest under the Lease in accordance with the terms of the Lease, or the Landlord accepts a renunciation of the Tenant’s interest under the Lease, the Landlord will at the request and cost of the Guarantor grant a valid discharge of this Guarantee as at the date of valid intimation of such assignation or the effective date of such renunciation (as the case may be) provided that there are no outstanding claims under the Guarantee, or if there are any such claims, upon such claims being satisfied in full.

10.1 The Landlord has the right to assign or transfer this Guarantee to its successors as landlord under the Lease without the consent of the Guarantor.

9

10

To the extent that a Swiss Tax Deduction is imposed, Quotient Suisse SA shall promptly complete any procedural formalities (including submitting forms and documents required by the appropriate Tax authority) to the extent possible and necessary for the Quotient Suisse SA to obtain authorization (a) to make payments without them being subject to Swiss Withholding Tax or to being subject to Swiss Withholding Tax at a rate reduced under applicable double taxation treaties, as applicable, and (b) for the Landlord to obtain a full or partial refund of any Swiss Tax Deduction under applicable double taxation treaties.

The Landlord shall provide reasonable efforts to cooperate with Quotient Suisse SA to secure such refund or exemption. When the Landlord has been able to realize treaty benefits, Quotient Suisse SA will have a refund claim against the Landlord at the amount of the treaty benefit obtained after the calculation of the payment as computed under this Clause 12.2. Such refund is subject to any right of set-off pursuant to this Guarantee and subject to not being in a less favourable net after-tax position than such the Landlord would have been in if such Swiss Withholding Tax had not been required in the first instance. Quotient Suisse SA shall cooperate with the Landlord and shall procure that the Tenant also cooperates with the parties.

A certificate signed by any authorised signatory on behalf of the Landlord will, except in the case of manifest error, conclusively constitute the amount of the Guaranteed Obligations or any sum due by the Guarantor under Clause 14 or any other provision of this Guarantee at the relevant time for all purposes of this Guarantee.

11

Provided that if, in the case of personal delivery or transmission by fax, such delivery or transmission occurs outwith normal business hours on a Business Day or on a day which is not a Business Day, delivery will be deemed to occur on the next Business Day.

Guarantor

Address: PO Box 1075, Elizabeth House, 9 Castle Street, St Helier, Jersey, JE2 3RT and

Fax Number: 0131 445 6184

For the attention of: Roland Boyd

Landlord

Address: Fifth floor Maybrook House, 40 Blackfriars Street, Manchester, M3 2EG

Fax Number: 0161 832 0382

For the attention of: Andrew Berkeley;

or such other address, fax number or person as may be notified in writing from time to time by the relevant party to the other party for the purposes of this Clause.

This Guarantee is governed by and is to be construed in accordance with the law of Scotland and in so far as not already subject to it, the parties irrevocably submit to the non-exclusive jurisdiction of the Scottish Courts.

12

The Guarantor consents to the registration of this Guarantee and any certificate pursuant to this Guarantee for preservation and execution: IN WITNESS WHEREOF these presents consisting of this and the 10 preceding pages are:

Signed for and on behalf of QUOTIENT LIMITED

at Penicuik on 23/3/2018

by:

/s/ Roland Boyd (Signature)

ROLAND BOYD (Full name in CAPITALS)

Director

/s/ Andrew Gordon Robb (Signature)

ANDREW GORDON ROBB (Full name in CAPITALS)

Witness

1 Peacock Avenue (Full address - witness only)

Bonnyrigg

Signed for and on behalf of QUOTIENT SUISSE SA

at Penicuik on 23/3/2018

by:

/s/ Roland Boyd (Signature)

ROLAND BOYD (Full name in CAPITALS)

Director

/s/ Andrew Gordon Robb (Signature)

ANDREW GORDON ROBB (Full name in CAPITALS)

Witness

1 Peacock Avenue (Full address - witness only)

Bonnyrigg

13

Signed for and on behalf of ROSLIN ASSETS LIMITED

at ManChester on 23 ^rd March 2018

by:

/s/ Andrew Berkeley (signature)

ANDREW BERKELEY (Full name in CAPITALS)

Director

/s/ Brocha Issler (signature)

BROCHA ISSLER (Full name in CAPITALS)

Witness

14

Exhibit 10.4

DWF: AF/CJM/2016677.5

2018

DISPOSITION

by

QUOTIENT BIOCAMPUS LIMITED

in favour of

ROSLIN ASSETS LIMITED

SUBJECTS: 5 James Hamilton Way, Milton Bridge, Penicuik EH26 0BF

1

WE, QUOTIENT BIOCAMPUS LIMITED, a company incorporated under the Companies Acts in Scotland with Company Number SC514165 and having our Registered Office at Douglas Building, Pentlands Science Park, Bush Loan, Penicuik, Midlothian EH26 0PL registered proprietors of the subjects and others hereinafter disponed IN CONSIDERATION of the sum of FOURTEEN MILLION NINE HUNDRED AND FIFTY HUNDRED THOUSAND POUNDS (£14,950,000) STERLING paid to us by ROSLIN ASSETS LIMITED, a company incorporated under the Companies Acts in England and Wales with Company Number 10893348 and having their Registered Office at 5 ^th Floor, Maybrook House, 40 Blackfriars Street, Manchester M3 2EG of which sum we hereby acknowledge receipt and discharge them HAVE SOLD and DO HEREBY DISPONE to and in favour of the said Roslin Assets Limited and to their successors and assignees whomsoever heritably and irredeemably ALL and WHOLE that plot or area of ground together with the buildings and others erected thereon extending to 3.18 hectares or thereby known as and forming 5 James Hamilton Way, Milton Bridge, Penicuik EH26 0BF (formerly known as Site 3, Biocampus, Roslin) being the subjects registered in the Land Register of Scotland under Title Number MID197810; WITH ENTRY as at 23 March 2018 subject to (i) the Lease between Quotient Biocampus Limited and Alba Bioscience Limited dated 14 July 2017 and registered in the Land Register of Scotland under Title Number MID166779 and registered in the Books of Council and Session on 26 January 2018 as amended by Minute of Variation between Quotient Biocampus Limited and Alba Bioscience Limited dated 8 March 2018 and to be registered in the Land Register of Scotland and to be registered in the Books of Council and Session and (ii) the Lease between Scottish Enterprise and SP Distribution PLC dated 15 and 16 March and 19 April 2017 and registered in the Land Register of Scotland under title number MID186976 (“the Leases”); and we grant warrandice but excluding therefrom the Leases; And we undertake and agree that if and to the extent that by delivery of these presents to the said Roslin Assets Limited we are not, or are not fully, divested of our whole right, title and interest in the subjects hereby disponed, the same shall be held by us following the delivery of these presents in trust for the sole benefit of the said Roslin Assets Limited but provided that our duties as trustee are purely to hold such title in trust for the said Roslin

2

Assets Limited and do not include any other duties of a trustee which would otherwise be implied by law: IN WITNESS WHEREOF these presents consisting of this and the preceding page are executed as follows by the said Quotient Biocampus Limited as follows:-

3

Exhibit 10.5

DWF CJM/2016677-5

2018

RENT DEPOSIT AGREEMENT

between

ALBA BIOSCIENCE LIMITED

and

ROSLIN ASSETS LIMITED

PROPERTY: 5 James Hamilton Way, Milton Bridge, Penicuik, EH26 0BT (formerly SITE 3, BIO CAMPUS, ROSLIN, MIDLOTHIAN)

DEPOSIT AGREEMENT

between

ROSLIN ASSETS LIMITED, incorporated under the Companies Acts (Registered Number 10893348), and having its Registered Office at Fifth floor Maybrook House, 40 Blackfriars Street, Manchester, M3 2EG, and includes where the context so requires its successors as Landlord under the Lease (“ Landlord ”)

and

ALBA BIOSCIENCE LIMITED , incorporated under the Companies Acts with Registered Number SC310584 and having their Registered Office at Douglas Building Pentlands Science Park, Bush Loan, Penicuik, Midlothian, EH26 0PL (“ Tenant ”)

WHEREAS:

IT IS AGREED as follows:

“Business Day” means any day other than a Saturday, Sunday or a bank, local or statutory holiday in Edinburgh, Glasgow or London;

“Deposit” means, initially, the sum of THREE MILLION SIX HUNDRED THOUSAND POUNDS ( £ 3,600,000) Sterling or, in the event that TWO MILLION FOUR HUNDRED THOUSAND POUNDS ( £ 2,400,000) of the initial deposit sum is returned to the Tenant in accordance with the terms of Clause 6.1 of this Agreement, the sum of ONE MILLION TWO HUNDRED THOUSAND POUNDS ( £ 1,200,000) ;

“Deposit Account” means an account in the name of the Landlord in terms of Clause 2 which will be an interest-bearing account only if such an account is generally available in the UK for rent deposits;

“Deposit Fund” means the balance (including any Interest) of the Deposit Account at any given time;

“EBITDA” means, (a) for so long as Quotient Limited remains a guarantor under the Guarantee, the Operating Net Profit (or Loss) of QUOTIENT LIMITED, arising solely from product sales to bona fide third parties (but not any grants or milestone payments) all as specified in the Consolidated Statements of Comprehensive Profit (or Loss) contained in the

Annual Report filed by the said QUOTIENT LIMITED with the United States Securities and Exchange Commission, such Net Profit (or Loss) to include all expenses of QUOTIENT LIMITED (whether related to product sales or otherwise and excluding only interest, tax depreciation and amortisation payments) after having first been adjusted to remove any allowance for “Compensation expense in respect of share options and management equity incentives” (or equivalent expense provided for in any Annual Report filed by the said QUOTIENT LIMITED) or, (b) in the event that Quotient Limited ceases to be a guarantor under the Guarantee, then in respect of any such party as shall guarantee the obligations of the Tenant pursuant to the Guarantee or any subsequent or replacement guarantee, the Operating Net Profit (or Loss) of such new or replacement guarantor arising solely from product sales to bona fide third parties (but not any grants or milestone payments) as contained in independently audited accounts, such Operating Net Profit or Loss to include all expenses of the guarantor and excluding only interest, tax depreciation and amortisation payments;

“Guarantee” means the Guarantee by Quotient Limited and Quotient Suisse SA in favour of the Tenant dated on or around the date hereofancillary to the Lease;

“Interest” means any interest accruing on the Deposit Account from time to time;

“Lease” means the lease between Quotient Biocampus Limited and the Tenant dated 14 July 2017 and registered or to be registered in the Land Register of Scotland under Title Number MID192976 and registered in the Books of Council and Session on 26 January 2018 as amended by Minute of Variation of Lease between Quotient Biocampus Limited and the Tenant dated on or around the date hereofand to be registered in the Books of Council and Session;

“Parties” means the Landlord and the Tenant;

“Prescribed Rate” means the rate of interest payable in respect of late payment of rent and other sums due in terms of the Lease;

“Property” means ALL and WHOLE the subjects known as and forming 5 James Hamilton Way, Milton Bridge, Penicuik, EH26 0BT (formerly Site 3, Bio Campus, Roslin, Midlothian) as more particularly described in the Lease;

“Quotient Limited” means QUOTIENT LIMITED, a company incorporated in Jersey with registered number 109886 and having its registered office at PO Box 1075, Elizabeth House, 9 Castle Street, St Helier, Jersey, JE2 3RT

“Term” means the term of the Lease together with any continuation whether by Act of Parliament, tacit relocation or otherwise;

“VAT” means value added tax as provided for in the Value Added Tax Act 1994 and any tax similar or equivalent to value added tax or performing a similar fiscal function.

2

The headings in this Agreement are included for convenience only and are to be ignored in construing this Agreement.

3

then the Tenant will lodge with the Landlord within five Business Days after written demand such further sum (certified by the Landlord as aftermentioned) as represents the difference between the Deposit Fund and the Deposit at the time in question, failing which interest will run on such sum at the Prescribed Rate from the date of demand until the date of payment.

4

The Landlord may, at any time, withdraw and pay to themselves from the Deposit Fund:-

5

The Landlord will pay to the Tenant:

6

A certificate or statement signed by any authorised signatory on behalf of the Landlord will be conclusive and binding on the Parties, except in the case of manifest or demonstrable error.

7

This Agreement is governed by and is to be construed in accordance with the law of Scotland and in so far as not already subject to it, the Parties irrevocably submit to the non-exclusive jurisdiction of the Scottish Courts.

The Parties consent to registration of this Agreement and of any certificate or statement under it for preservation and execution: IN WITNESS WHEREOF these presents consisting of this and the 6 preceding pages are executed as follows with an effective date of 23 March 2018

Signed for and on behalf of ROSLIN ASSETS LIMITED

at Manchester on 23 ^rd March 2018

by:

/s/ Andrew Berkeley (Signature)

ANDREW BERKELEY (Full name in CAPITALS)

Director

/s/ Brocha Issler (Signature)

BROCHA ISSLER (Full name in CAPITALS)

Witness

Signed for and on behalf of ALBA BIOSCIENCE LIMITED

at Penicuik on 23/3/2018

by:

/s/ Roland Boyd (Signature)

ROLAND BOYD (Full name in CAPITALS)

Company Secretary

/s/ Andrew Gordon Robb (Signature)

ANDREW GORDON ROBB (Full name in CAPITALS)

Witness

1 Peacock Avenue (Full address - witness only)

Bonnyrigg

8