EXHIBIT 10.1
                                COMMERCIAL LEASE


1.  PARTIES                   10 Speen Street, LLC., a Delaware limited
                              liability company, LESSOR, which expression shall
                              include its heirs, successors, and assigns where
                              the context so admits, does hereby lease to ASA
                              International Ltd., LESSEE, which expression shall
                              include successors, executors, administrators, and
                              assigns where the context so admits, the following
                              described premises:


2.  PREMISES                  the entire building, containing approximately
                              32,673 square feet of leasable space known and
                              numbered as 10 Speen Street, Framingham,
                              Massachusetts ("the Property").

3.  TERM                      The term of this Lease shall be for fifteen (15)
                              years commencing on September 15, 1998 and ending
                              on September 30, 2013.

4.  RENT                      LESSEE's monthly rent payments during the term of
                              this Lease shall be $37,626.17, based on an annual
                              rent of $451,514.00, payable in advance on the
                              first day of each and every calendar month during
                              the term of this lease without deduction or setoff
                              of any kind unless set forth herein.

5.  UTILITIES                 The LESSOR shall make provision for the delivery
                              of utilities to the Property and LESSEE shall pay
                              for all LESSEE's utilities and water use charges.
                              LESSOR agrees to furnish reasonable heat to the
                              Property during normal business hours on regular
                              business days of the heating season of each year,
                              to furnish elevator service, and to furnish such
                              cleaning service as is customary in similar
                              buildings in said city or town, all subject to
                              interruption due to any accident, to the making of
                              repairs, alterations or improvements, to labor
                              difficulties, to trouble in obtaining fuel,
                              electricity, service or supplies from the sources
                              from which they are usually obtained for said
                              building, or to any cause beyond the LESSOR's
                              control.

6.  USE OF                    The LESSEE shall use the leased premises only for
    LEASED                    office purposes.
    PREMISES

7.  COMPLIANCE                The LESSEE acknowledges that no trade or
    WITH LAWS                 occupation shall be conducted in the leased
                              premises or use made thereof which will be
                              unlawful, improper, noisy or offensive, or
                              contrary to any law or any municipal by-law or
                              ordinance in force in the city or town in which
                              the premises are situated.

8.  FIRE                      The LESSEE shall not permit any use of the leased
    INSURANCE                 premises which will make voidable any insurance on
                              the property of which the leased premises are a
                              part, or on the contents of said property or which
                              shall be contrary to any law or regulation from
                              time to time established by the New England Fire
                              Insurance Rating Association, or any similar body
                              succeeding to its powers. The LESSEE shall on
                              demand reimburse the LESSOR, and all other
                              tenants, all extra insurance premiums caused by
                              the LESSEE's use of the premises.


9.  MAINTENANCE               The LESSEE agrees to maintain the leased premises
    OF PREMISES               in the same condition as they are at the
                              commencement of the term or as they may be put in
                              during the term of this lease, reasonable wear and
                              tear, damage by fire and other casualty only
                              excepted, and whenever necessary, to replace plate
                              glass and other glass therein, acknowledging that
                              the leased premises are now in good order and the
                              glass whole. The LESSEE shall not permit the
                              leased premises to be overloaded, damaged,
                              stripped, or defaced, nor suffer any waste. LESSEE
                              shall obtain consent of LESSOR before erecting any
                              sign on the premises.

10.  ALTERATIONS/             The LESSEE shall not make structural alterations
     ADDITIONS                or additions to the leased premises, but may make
                              non-structural alterations provided the LESSOR
                              Consents thereto, which consent shall not be
                              unreasonable withheld or delayed. All such allowed
                              alterations shall be at LESSEE's expense and shall
                              be in quality at least equal to the present
                              construction. LESSEE shall not permit any
                              mechanics' liens, or similar liens, to remain upon
                              the leased premises for labor and material
                              furnished to LESSEE or claimed to have been
                              furnished to LESSEE in connection with work of any
                              character performed or claimed to have been
                              performed at the direction of LESSEE and shall
                              cause any such lien to be released of record
                              forthwith without cost to LESSOR. Any alterations
                              or improvements made by the LESSEE shall become
                              the property of the LESSOR at the termination of
                              occupancy as provided herein.

11.  ASSIGNMENT/              The LESSEE may assign or sublet the whole or any
     SUBLEASING               part of the leased premises without LESSOR's prior
                              consent. LESSEE shall remain liable to LESSOR for
                              the payment of all rent and for the full
                              performance of the covenants and conditions of
                              this Lease. It shall be a condition to any such,
                              assignment or subletting, that the assignee or
                              subtenant shall agree to be bound by all the
                              obligations of the LESSEE hereunder, including,
                              without limitation, the obligation to pay rent.
                              Any such assignment or subletting shall not grant
                              to the assignee or subtenant any greater right
                              than those granted to the LESSEE hereunder.

12.  SUBORDINATION            This lease shall be subject and subordinate to any
                              and all mortgages, deeds of trust and other
                              instruments in the nature of a mortgage, now or at
                              any time hereafter, a lien or liens on the
                              property of which the leased premises are a part
                              and the LESSEE shall, when requested, promptly
                              execute and deliver such written instruments as
                              shall be necessary to show the subordination of
                              the lease to said mortgages, deeds of trust or
                              other such instruments in the nature of a
                              mortgage.

                              In the event of the enforcement by the mortgagee
                              of the LESSOR's mortgage, the LESSEE shall, upon
                              request of any person succeeding in the interest
                              to LESSOR as a result of such enforcement,
                              automatically become the LESSEE of said successor
                              in interest, without change in the terms or other
                              provisions of this lease, provided, however, that
                              said successor in interest shall not be bound by
                              (i) any payment of rent or additional rent for
                              more than one (1) month in advance, or (ii) any
                              amendment or modification of the lease without the
                              written consent of Mortgagee or such successor in
                              interest, or (iii) any pre-existing LESSOR
                              liability or obligation. LESSEE shall, upon
                              mortgagee's written request, execute and deliver
                              an instrument or instruments confirming such
                              attornment; provided, however, that so long as
                              LESSEE is not in default under the terms and
                              provisions of the Lease, Mortgagee covenants to
                              the LESSEE not to disturb the LESSEE in its
                              possession of the Property.

13. LESSOR'S ACCESS           The LESSOR or agents of the LESSOR may, at
                              reasonable times, enter to view the leased
                              premises and may remove placards and signs not
                              approved and affixed as herein provided, and make
                              repairs and alterations as LESSOR should elect to
                              do and may show the leased premises to others, and
                              at an time within three (3) months before the
                              expiration of the term, may affix to any suitable
                              part of the leased premises a notice for letting
                              or selling the leased premises or property of
                              which the leased premises are a part and keep the
                              same so affixed without hindrance or molestation.

14.  INDEMNIFICATION          The LESSEE shall save the LESSOR harmless from all
     AND LIABILITY            loss and damage occasioned by the use or escape of
                              water or by the bursting of pipes, or any
                              interruption in the provision of utility services,
                              as well as from any claim or damage resulting from
                              neglect in not removing snow and ice from the roof
                              of the building or from the sidewalks bordering
                              upon the premises so leased, or by any nuisance
                              made or suffered on the leased premises, unless
                              such loss is caused by the neglect of the LESSOR.
                              The removal of snow and ice from the sidewalks
                              bordering upon the leased premises shall be
                              LESSOR's responsibility.

15.  LESSEE'S                 The LESSEE shall maintain with respect to the
     LIABILITY                leased premises and the property of which the
     INSURANCE                leased premises are a part, comprehensive public
                              liability insurance and property insurance in a
                              commercially reasonable amount agreed to by the
                              LESSOR and the LESSEE with responsible companies
                              qualified to do business in Massachusetts and in
                              good standing therein insuring the LESSOR as well
                              as the LESSEE against injury persons or damage to
                              property as provided. LESSEE shall furnish to
                              LESSOR, upon request, a certificate of such
                              insurance policy, naming LESSOR and LESSOR's
                              lender as additional insureds and loss payee.

16.  FIRE, CASUALTY-          Should a substantial portion of the leased
     EMINENT DOMAIN           premises, or of the property of which they are a
                              part, be substantially damaged by fire or other
                              casualty, or be taken by eminent domain, the
                              LESSOR may elect to terminate this lease. When
                              such fire, casualty, or taking renders the leased
                              premises substantially unsuitable for their
                              intended use, a just and proportionate abatement
                              of rent shall be made, and the LESSEE may elect to
                              terminate this lease if:

                              (a)    The LESSOR fails to give written notice
                                     within forty-five (45) days of its
                                     intention to restore leased premises, or

                              (b)    The LESSOR fails to restore the leased
                                     premises to a condition substantially
                                     suitable for their intended use within one
                                     hundred and twenty (120) days of said
                                     fire, casualty, or taking.

                              The LESSOR reserves, and the LESSEE grants to the
                              LESSOR, all rights which the LESSEE may have for
                              damages or injury to the leased premises for any
                              taking by eminent domain, except for damage to the
                              LESSEE's fixtures, property, or equipment.

17.  DEFAULT AND              In the event that:
     BANKRUPTCY
                              (a)    The LESSEE shall default in the payment of
                                     any installment of rent or other sum
                                     herein specified and such default shall
                                     continue for ten (10) days after written
                                     notice thereof; or

                              (b)    The LESSEE shall default in the observance
                                     or performance of any other of the
                                     LESSEE's covenants, agreements, or
                                     obligations hereunder and such default
                                     shall not be corrected within thirty (30)
                                     days after written notice thereof; or

                              (c)    The LESSEE shall be declared bankrupt or
                                     insolvent according to law, or if any
                                     assignment shall be made of LESSEE's
                                     property for the benefit of creditors,

                              then the LESSOR shall have the right thereafter,
                              while such default continues, to re-enter and take
                              complete possession of the leased premises, to
                              declare the term of this lease ended, and remove
                              the LESSEE's effects, without prejudice to any
                              remedies which might be otherwise used for arrears
                              of rent or other default. The LESSEE shall
                              indemnify the LESSOR against all loss of rent and
                              other payments which the LESSOR may incur by
                              reason of such termination during the residue of
                              the term. If the LESSEE shall default, after
                              reasonable notice thereof, in the observance or
                              performance of any conditions of covenants on
                              LESSEE's part to be observed or performed under or
                              by virtue of any of the provision in any article
                              of this lease, the LESSOR, without being under any
                              obligation to do so and without thereby waiving
                              such default, may remedy such default for the
                              account and at the expense of the LESSEE. If the
                              LESSOR makes any expenditures or incurs any
                              obligations for the payment of money in connection
                              therewith, including but not limited to,
                              reasonable attorney's fees in instituting,
                              prosecuting or defending any action or proceeding,
                              such sums paid or obligations insured, with
                              interest at the rate of six (6) percent per annum
                              and costs, shall be paid to the LESSOR by the
                              LESSEE as additional rent.

18.  NOTICE                   Any notice from the LESSOR to the LESSEE relating
                              to the leased premises or to the occupancy
                              thereof, shall be deemed duly served if mailed to
                              the leased premises, registered or certified mail,
                              return receipt requested, postage prepaid,
                              addressed to the LESSEE. Any notice from the
                              LESSEE to the LESSOR relating to the leased
                              premises or to the occupancy thereof, shall be
                              deemed duly served, if mailed to the LESSOR by
                              registered or certified mail, return receipt
                              requested, postage prepaid, addressed to the
                              LESSOR at such address as the LESSOR may from time
                              to time advise in writing. All rent and notices
                              shall be paid and sent to the LESSOR at ASA
                              PROPERTIES, INC., 10 Speen Street, Framingham,
                              Massachusetts 01701.

19. SURRENDER                 The LESSEE shall at the expiration or other
                              termination of this lease remove all LESSEE's
                              goods and effects from the leased premises,
                              (including, without hereby limiting the generality
                              of the foregoing, all signs and lettering affixed
                              or painted by the LESSEE, either inside or outside
                              the leased premises). LESSEE shall deliver to the
                              LESSOR the leased premises and all keys, locks
                              thereto, and other fixtures connected therewith
                              and all alterations and additions made to or upon
                              the leased premises, in the same condition as they
                              were at the commencement of the term, or as they
                              were put in during the term hereof, reasonable
                              wear and tear and damage by fire or other casualty
                              only excepted. In the event of the LESSEE's
                              failure to remove any of LESSEE's property from
                              the premises, LESSOR is hereby authorized, without
                              liability to LESSEE for loss or damage thereto,
                              and at the sole risk of LESSEE, to remove and
                              store any of the property at LESSEE's expense, or
                              to retain same under LESSOR's control or to sell
                              at public or private sale, without notice any or
                              all of the property not so removed and to apply
                              the net proceeds of such sale to the payment of
                              any sum due hereunder, or to destroy such
                              property.

20.  QUIET                    LESSOR agrees that upon LESSEE's paying the rent
     ENJOYMENT                and performing and observing the agreements,
                              conditions and other provisions on its part to be
                              performed and observed, LESSEE shall and may
                              peaceably and quietly have, hold and enjoy the
                              premises during the Lease Term without any manner
                              of hindrance or molestation from LESSOR or anyone
                              claiming under LESSOR, subject, however, to the
                              terms of the Lease.

21.  LIMITATION               After the commencement date, no owner of the
     OF LESSOR'S              premises shall be liable under this Lease except
     LIABILITY                for breaches of Landlord's obligations occurring
                              while owner of the premises. Including any injury
                              or property damage to LESSEE, it's employees or
                              guests which occur as a result of the negligence
                              of LESSOR, it's agents, or employees.

22.  LESSOR'S DEFAULT         LESSOR shall not be deemed to be in default in the
                              performance of any of its obligations hereunder
                              unless it shall fail to perform such obligations
                              and such failure shall fail to perform such
                              obligations and such failure shall continue for a
                              period of thirty days or such additional time as
                              is reasonably required to correct any such default
                              after written notice has been given by LESSEE to
                              LESSOR specifying the nature of LESSOR's alleged
                              default. LESSEE shall have no right to terminate
                              this Lease for any default by LESSOR hereunder,
                              but shall have the right to cure the default and
                              set off the reasonable costs of curing said
                              default against rental payments arising after the
                              completion of the curing of the default provided
                              that LESSEE has sent LESSOR written notice of the
                              default and LESSOR shall not have undertaken to
                              rectify such default within thirty (30) days after
                              receipt of written notice thereof, and thereafter
                              proceeded diligently to remedy such default.

23.  TAXES,                   LESSEE shall pay directly to the taxing authority
     ASSESSMENTS AND          any and all real estate taxes, including
     OTHER CHARGES            betterment's and other assessments (whether
                              ordinary or extraordinary), water rents, sewer and
                              other charges which shall be imposed, assessed or
                              levied upon the Property.

24.  APPLICABLE               This Lease shall be governed by and construed in
     LAW AND                  accordance with the laws of the Commonwealth of
     CONSTRUCTION             Massachusetts, and, if any provisions of this
                              Lease shall to any extent be invalid, the
                              remainder of the Lease shall not be affected
                              thereby. There are no oral or written agreements
                              between LESSOR and LESSEE affecting this Lease.
                              This Lease may be amended, and the provisions
                              hereof may be waived or modified, only by
                              instruments in writing executed by LESSOR and
                              LESSEE. If there shall be more than one LESSEE,
                              the obligations imposed by this Lease upon LESSEE
                              shall be joint and several.

25. RENEWAL                   LESSOR grants LESSEE an option to extend this
                              Lease for an additional five (5) years, provided
                              the LESSEE gives the LESSOR six (6) months' notice
                              of its exercise of this option, prior to the
                              expiration of the original fifteen-year term. The
                              renewal term will be at the-then- prevailing
                              rental rate for this building.

26.  Notwithstanding anything contained herein to the contrary, this Lease is
     contingent upon LESSOR closing on the acquisition and financing of the
     Property. This Lease shall be null and void in the event LESSOR does not
     close on the acquisition and financing of the Property and the Lease dated
     September 28, 1993, by and between ASA Properties, Inc., as LESSOR, and ASA
     International Ltd., as LESSEE, shall remain in full force and effect.

NOTE:  All additional pages should be initialed by LESSOR and LESSEE.

IN WITNESS WHEREOF, the LESSOR and LESSEE have hereunto set their hands and
common seals this fifteenth day of September, 1998.


                                              /s/ Terrence C. McCarthy
                                              Vice President & Treasurer
                                              ASA Properties, Inc.
                                              Managing Member


                                              LESSOR:  10 SPEEN STREET LLC


                                              /s/ Terrence C. McCarthy
                                              Vice President & Treasurer


                                              LESSEE:  ASA INTERNATIONAL LTD.