(a) Muros. Limited ('Muros') owns the exterior walls of a commercial building in Hong Kong. it granted Tuen Mun Bank ('the bank') a licence ('the licence') to place a large sign with the name of the bank at the top of each wall of the building. The bank does not own any land in or near the building. The bank had to pay a monthly licence fee on the first day of each month. The licence agreement allowed Muros to terminate the licence if the bank failed to pay the licence fee by the end of the relevant month. In January 2021, the bank failed to pay the January licence fee because of an administrative error. On 2 February 202], Muros sewed notice on the banks to terminate the agreement because of that failure to pay the fee. Advise the bank as to whether it is likely to be able to continue to exercise its rights under the licence after this termination. (7 marks) (b) Muros Limited ('Muros') owns the exterior walls of another commercial building in Hong Kong ('the walls'). It granted Shatin Bank ('the bank') a licence ('the licence') to place a large sign with the name of the bank at the top of each wall of the building. The bank does not own any land in or near the building. Muros then sold the walls to Investment Purchases Ltd ('IP'). Advise the bank as to whether it has any remedy if [P terminates the licence. (6 marks)