procedure TForm1.FormCreate(Sender: TObject);
var
  vStringStream: TStringStream;
begin
  vStringStream := TStringStream.Create('');
  with TMemoryStream.Create do try
    LoadFromFile('c:\temp\tools.htm');
    SaveToStream(vStringStream);
  finally
    Free;
  end;
  vStringStream.Position := 0;
  Memo1.Lines.LoadFromStream(vStringStream);
end;