<PAGE>

                                                                    Exhibit 10.1

                          LEASE MODIFICATION AGREEMENT

This Lease Modification Agreement ("Agreement"), effective as of March 29, 1997
is made by and between Aaron D. Spencer ("Landlord") and Uno Restaurants, Inc
("Tenant").

         WHEREAS, Aaron D. Spencer and Uno Restaurants, Inc. entered into a
         lease ("Lease") dated March 30, 1987; and

         WHEREAS, said Lease was modified on November 17, 1992; and

         WHEREAS, Landlord and Tenant desire to extend the Term of the Lease
         under the same terms and conditions, except as modified herein.

         NOW THEREFORE, in consideration of mutual promises made by and between
         the parties, said Lease is extended and modified as follows:

1.       The  Recital Section of the Lease  is modified as follows:

                  (a)      On the fifth line of the Recital section, after the
                           word "Massachusetts" insert "02116".

                  (b)      On the fifth line of the Recital section, delete the
                           number "20,000" and insert "21,164" in its place.

                  (c)      On the seventh line of the Recital section, delete
                           the words "and roof thereof,"

                  (d)      On the seventh line of the Recital section, delete
                           the comma after the word ("Premises") and insert a
                           period in its place and delete the words "together
                           with the.............and elevators, if any."

                  (e)      Insert the following paragraph after the first
                           paragraph of the Recital section: "The Premises
                           contains hallways, foyers, corridors, stairways,
                           restrooms, entry/exit ways, and an elevator which
                           shall be considered to be common areas ("Common
                           Area") for the nonexclusive use by Landlord, Tenant,
                           subtenants, customers, invitees, contractors, guests,
                           prospective mortgagees and prospective buyers.
                           Furthermore, Common Area includes the roof areas of
                           the Premises for the exclusive use of the Landlord
                           and Tenant."

2.       Section 1 of the Lease is hereby deleted and the following is
         substituted in its place:

                  "TERM:

                  (a)      The term ("Term") of this Lease is hereby extended
                           for a period of fifteen (15) years commencing on
                           March 30, 1997 and shall terminate on March 29, 2012,
                           unless sooner terminated as provided herein.

                  (b)      Provided Tenant is not in default of its obligations
                           under this Lease beyond any applicable cure period,
                           Tenant shall have the right to extend the Term of the
                           Lease for two (2) successive periods of five (5)
                           years each ("Option Periods") under the same terms,
                           provisions, and conditions as those in the Term
                           except for Minimum Rent. In order to exercise an
                           Option Period, Tenant shall notify Landlord on the
                           later to occur of (a) 6 months prior to the
                           expiration of the Term or Option Period; or (b)
                           within 14 business days after receipt of an option
                           notice ("Option Notice") from Landlord. An Option
                           Notice is a notice from Landlord given no earlier
                           than one (1) month prior to the end of the then
                           current Term or Option Period notifying Tenant that
                           the Term or Option Period is about to expire."

3.       Section 2 of the Lease is amended as follows:

                  (a)      Delete the last sentence of the Section starting with
                           "Tenant shall also............as Tax Rent."

                  (b)      Schedule A of the Lease is amended by deleting
                           Section 1 and 2 and substituting the following in its
                           place:


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<PAGE>

<TABLE>
<CAPTION>
                           "INITIAL TERM    ANNUAL BASE RENT  MONTHLY BASE RENT
                           <S>               <C>                <C>
                           3/30/97-3/29/02   $162,000.00        $13,500.00
                           3/30/02-3/29/07    186,300.00         15,525.83
                           3/30/07-3/29/12    214,245.00         17,853.75

                           Option Periods:

                           3/30/12-3/29/17    246,382.00         20,531.83
                           3/30/17-3/29/22    283,339.00         23,611.58"
</TABLE>

4.       The heading for Section 3 of the Lease is modified so that it reads as
         follows:

                  "TAXES, OPERATING COSTS AND COMMON AREA EXPENSES:"

5.       The first paragraph of Section 3 of the Lease hereby deleted and the
         following is substituted in its place:

                  "Tenant shall pay, directly to the governmental authority in
                  which the Premises is located, all real estate taxes and all
                  personal property taxes ("Taxes") imposed upon the Premise."

6.                Insert the following at the end of the second paragraph of
                  Section 3 of the Lease: "Landlord shall cooperate with Tenant
                  to allow Tenant to institute any abatement proceedings seeking
                  a reduction or adjustment of real estate taxes. Such abatement
                  shall be at Tenant's sole cost and expense."

7.       The last paragraph of Section 3 of the Lease is hereby deleted in its
         entirety and the following is substituted in its place:

                  "Tenant shall be responsible for providing and paying any and
                  all operating expenses ("Operating Expenses") and Common Area
                  Maintenance Costs ("CAM") (including but not limited to
                  structural repairs as provided in Section 7 of the Lease and
                  utilities as provided in Section 6 of the Lease for all
                  reasonable and ordinary repairs and maintenance to the
                  Premises and land. Such Operating Expenses and CAM shall cover
                  all of the mechanical, electrical, elevator and utility
                  systems, as well as any structural components of the Premises.
                  Notwithstanding, Tenant's expenditures for capital
                  improvements to the Premises is hereafter subject to an annual
                  cap on such expenditures as stated in Section 10 of this
                  Agreement. Tenant may charge subtenants additional rent for
                  their prorata share of Taxes, Operating Expenses, and CAM for
                  the Premises. Notwithstanding, Tenant may require subtenants
                  in the office spaces to perform ordinary and reasonable
                  repairs and maintenance within the subleased offices at the
                  subtenants' sole cost and expense."

8.       Section 4 of the Lease is modified as follows:

                  Delete the period after the word "law" and insert a comma in
                  its place and add the words "including but not limited to
                  subleasing the office suites on the second through the sixth
                  floor of the Premises."

9.       At the end of the Section 6 of the Lease, insert the following
         paragraph:

                  "Tenant may charge subtenants additional rent for their
                  prorata share of utilities for the Common Areas of the
                  Premises. Notwithstanding, the subtenant spaces are separately
                  metered for electric lights, power and heating, ventilating
                  and air conditioning and each subtenant is responsible for
                  such costs incurred."

10.      At the end of the Section 7 of the Lease, insert the following
         paragraphs:

                  "Notwithstanding the above paragraph, during the period of
                  March 30, 1997 through March 29, 2002, Tenant's maximum
                  responsibility for capital improvements ("Improvements"), as
                  defined by Generally Accepted Accounting Principles, to the


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<PAGE>

                  Premises shall be limited to the first $50,000.00 for each
                  year for any such Improvements required for the Premises and
                  Landlord shall be responsible for any Improvements in excess
                  of $50,000.00 for each year. During the period of March 30,
                  2002 through March 29, 2007, Tenant's maximum responsibility
                  for Improvements shall be limited to the first $25,000.00 for
                  each year for any such Improvements required for the Premises
                  and Landlord shall be responsible for all such Improvements in
                  excess of $25,000.00 for each year. During the period of March
                  30, 2007 through March 29, 2012 and the Option Periods,
                  Tenant's maximum responsibility for any Improvements shall be
                  negotiated but in no event shall Tenant's maximum
                  responsibility exceed $25,000.00 for each year.
                  Notwithstanding the foregoing, Tenant's total obligation for
                  Improvements, shall be cumulative throughout the Term of the
                  Lease including any Option Periods, and any amounts not
                  expended for such Improvements shall be carried forward to
                  succeeding years. By way of example:

                           Assume that in the first year, Tenant's required
                           obligation for Improvements is $50,000. Tenant
                           expends a total of only $30,000. The difference of
                           $20,000 shall be carried forward to the second year.
                           If in the second year, Improvements are $75,000, then
                           Tenant shall be required to pay only $70,000 ($20,000
                           from the previous year plus $50,000 for the second
                           year. Conversely, if Tenant's Improvements in the
                           second year were only $60,000, Tenant would be
                           required to pay that amount in full and would,
                           therefore carry the remaining $10,000 over to the
                           third year and so on.

11.      In Section 23 of the Lease, delete the entire subsection titled
         "Premises" and substitute the following in its place:

                  "Premises:        The entire first floor and basement space in
                                    the building located at 727-731 Boylston
                                    Street, containing approximately 7,129
                                    square feet of space, together with
                                    appurtenant rights to all common areas,
                                    entrances, elevators, and roof areas
                                    necessary for Tenant's full enjoyment of the
                                    Premises.

12.      In Section 23 of the Lease, delete the entire subsection titled "Base
         Rent" and substitute the following in its place:

                  "Base Rent:       Upon Commencement of a new lease as provided
                                    for herein, the Base Rent for the new five
                                    year term, depending upon the termination
                                    date of the existing Lease shall be as
                                    follows if terminated during the period:

                                    4/1/97-3/31/02 Base Rent shall be
                                    $180,000.00

                                    4/1/02-3/31/07 Base Rent shall be
                                    $207,000.00

                                    4/1/07-3/31/12 Base Rent shall be
                                    $238,000.00.

                                    Base Rent in Option Periods:

                                    Base Rent in the first Option Period shall
                                    be 15% above the then current rent. Base
                                    Rent for the second Option Period shall be
                                    15% above that paid in the first Option
                                    Period.

                                             By way of example, if the Landlord
                                             exercises its right to terminate
                                             the Lease in July, 2004, Base Rent
                                             for the first five year period of
                                             the new lease would be $207,000.
                                             Base Rent in the first Option
                                             Period would then be $238,050.00
                                             and in the second Option Period
                                             Base Rent will be $273,758.00

13.      At the end of Section 24 of the Lease insert the following:

                  "In the event of termination of the Lease as provided in
                  Section 23, all subleases by and


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<PAGE>

                  between Tenant/Sublessor, Uno Restaurants, Inc. and subtenants
                  listed on Schedule B and any subleases hereafter entered into
                  shall be assigned by Tenant/Sublessor, Uno Restaurants, Inc.,
                  to any successor landlord and such successor landlord agrees
                  to recognize, acknowledge, and abide by the terms of those
                  subleases.

14.      The existing Schedule B is hereby replaced by a new Schedule B attached
         hereto and made a part hereof.

Except as modified by this Agreement, the Lease and all terms therein are
reaffirmed and ratified by the parties.

To signify agreement with the foregoing Agreement, Landlord and Tenant have
executed this instrument under seal.

LANDLORD:                              TENANT:
AARON D. SPENCER                       UNO RESTAURANTS, INC.

By: /s/  Aaron Spencer                 By: /s/  Robert M. Vincent
    ----------------------------           ---------------------------------
Its:  Owner                            Its: Sr. Vice President
    ----------------------------           ---------------------------------
Date:   1/24/2000                      Date:   1/24/2000
    ----------------------------           ---------------------------------


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<PAGE>

                                   SCHEDULE B
                          SCHEDULE OF EXISTING TENANTS
                           AT 727-731 BOYLSTON STREET

<TABLE>
<CAPTION>
SPACE/SUITE                                          TENANT
------------------------                    ---------------------------------------
<S>                                         <C>
First floor/Basement                        Uno Restaurants, Inc.
Second floor - 2A                           Shock Waves Internet, Inc.
Second floor - 2B                           TLIC Worldwide, Inc.
Second floor - 2C                           Advanced Communications, Inc.
Third floor - 3A                            Interior Design Associates of Boston, Inc.
Third floor - 3B                            Hospitality Executive Search, Inc.
Third floor - 3C                            In Touch, Dawn Gilliland, Eric Gillil and
Third floor - 3D                            Gerado Pastore, Jerry's Tailoring
Fourth floor - 4A                           vacant
Fourth floor - 4B                           Urban Medical Resources, Inc.
Fourth floor - 4C                           Douglas Deville, Philip Levinson, and Margaret Magraw
Fifth floor - 5A                            Language Institute of America, Inc.
Fifth floor - 5B                            Esmond Harmsworth
Fifth floor - 5C                            Terranet, Inc.
Sixth floor - 6                             American Independent Medicals, Inc.
</TABLE>


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