<PAGE>
                                                                    EXHIBIT (e)

                                    MORTGAGE
                                    --------

                  THIS MORTGAGE, dated as of May _14_, 1999 is made by AVEST,
INC., a Delaware corporation ("Mortgagor"), whose address is c/o ASTREX, INC.,
205 Express Street, Plainview, New York 11803, Attention: Michael McGuire, and
FLEET NATIONAL BANK, a national banking association ("Mortgagee"), whose address
is One Landmark Square, Stamford, Connecticut 06901, Attention: Carolyn Kaye,
Commercial Banking Group. References to this "Mortgage" shall mean this
instrument and any and all renewals, modifications, amendments, supplements,
extensions, consolidations, substitutions, spreaders and replacements of this
instrument. All capitalized terms unless defined herein shall have the meanings
assigned to them in the Credit and Security Agreement dated as of July 9, 1997,
between Borrower (as defined below) and Mortgagee, as amended, supplemented,
extended, renewed, restated, replaced or otherwise modified from time to time
(the "Credit Agreement").

                                   Background
                                   ----------

                  Mortgagor is the owner of the parcel(s) of real property
described on Schedule A attached (such real property, together with all of the
buildings, improvements, structures and fixtures now or subsequently located
thereon (the "Improvements"), being collectively referred to as the "Real
Estate"). Under a Guaranty Agreement dated as of July 9, 1997 (as same may be
confirmed, amended, supplemented, extended, renewed, restated, replaced or
otherwise modified from time to time, the "Guaranty"), Mortgagor has
unconditionally guaranteed, among other things, the payment of a certain term
loan promissory note (as the same may be amended, supplemented, modified,
extended, restated or replaced from time to time, the "Note") of Astex, Inc., a
Delaware corporation ("Borrower"), dated the same date as this Mortgage, made
payable to Mortgagee in the original principal amount of $850,000. The Note
bears interest at the rate or rates stated in the Note. References in this
Mortgage to the "Default Rate" shall mean the Default Rate as defined in the
Credit Agreement. The Note has been issued by Borrower pursuant to the Credit
Agreement.

                                Granting Clauses
                                ----------------

                  For good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, Mortgagor agrees that to secure:

                  (a) (i) the payment and other performance of all obligations
         of the Mortgager under the Guaranty with respect to or otherwise
         relating to the Note, including the guaranty under the Guaranty of all
         principal, interest, costs and expenses (including reasonable
         attorneys' fees and disbursements) at any time owed under the Note and
         any obligations under any hedging or swap arrangements with Mortgagee
         relating to the Note (such obligations of Mortgagor under the Guaranty
         are referred to herein as the "Indebtedness" and such principal,
         interest, costs and expenses and swap or hedging obligations are
         referred to as the "Note Indebtedness"); and
<PAGE>


                  (b) the performance of all covenants, agreements, obligations
         and liabilities of Mortgagor (the "Obligations") under or pursuant to
         the provisions of this Mortgage and any other document securing payment
         of the Indebtedness (collectively the "Security Documents") and any
         amendments, supplements, extensions, renewals, restatements,
         replacements or modifications of any of the foregoing (the Note, the
         Credit Agreement, the Guaranty, this Mortgage, the other Security
         Documents and all other documents and instruments from time to time
         evidencing, securing or guaranteeing the payment of the Indebtedness or
         the Note Indebtedness or the performance of the Obligations, as any of
         the same may be amended, supplemented, extended, renewed, restated,
         replaced or modified from time to time, are collectively referred to as
         the "Financing Documents");

MORTGAGOR HEREBY GRANTS TO MORTGAGEE A LIEN UPON AND A SECURITY INTEREST IN, AND
HEREBY MORTGAGES, GRANTS, ASSIGNS, TRANSFERS AND SETS OVER TO MORTGAGEE:

                  (A)  the Real Estate;

                  (B) all the estate, right, title, claim or demand whatsoever
         of Mortgagor, in possession or expectancy, in and to the Real Estate or
         any part thereof;

                  (C) all right, title and interest of Mortgagor in, to and
         under all easements, rights of way, gores of land, streets, ways,
         alleys, passages, sewer rights, waters, water courses, water and
         riparian rights, development rights, air rights, mineral rights and all
         estates, rights, titles, interests, privileges, licenses, tenements,
         hereditaments and appurtenances belonging, relating or appertaining to
         the Real Estate, and any reversions, remainders, rents, issues, profits
         and revenue thereof and all land lying in the bed of any street, road
         or avenue, in front of or adjoining the Real Estate to the center line
         thereof;

                  (D) all of the fixtures, chattels, business machines,
         machinery, apparatus, equipment, furnishings, fittings and articles of
         personal property of every kind and nature whatsoever, and all
         appurtenances and additions thereto and substitutions or replacements
         thereof (together with, in each case, attachments, components, parts
         and accessories) currently owned or subsequently acquired by Mortgagor
         and now or subsequently attached to, or contained in or used or usable
         in any way in connection with any operation or letting of the Real
         Estate, including but without limiting the generality of the foregoing,
         all screens, awnings, shades, blinds, curtains, draperies, artwork,
         carpets, rugs, storm doors and windows, furniture and furnishings,
         heating, electrical, and mechanical equipment, lighting, switchboards,
         plumbing, ventilating, air conditioning and air-cooling apparatus,
         refrigerating, and incinerating equipment, escalators, elevators,
         loading and unloading equipment and systems, stoves, ranges, laundry
         equipment, cleaning systems (including window cleaning apparatus),
         telephones, communication systems (including satellite dishes and
         antennae), televisions, computers, sprinkler systems and other fire
         prevention and extinguishing apparatus and materials, security systems,
         motors, engines, machinery, pipes, pumps, tanks, conduits, appliances,
         fittings and fixtures of every kind

                                       2
<PAGE>

         and description (all of the foregoing in this paragraph (D) being
         referred to as the "Equipment");

                  (E) all right, title and interest of Mortgagor in and to all
         substitutes and replacements of, and all additions and improvements to,
         the Real Estate and the Equipment, subsequently acquired by or released
         to Mortgagor or constructed, assembled or placed by Mortgagor on the
         Real Estate, immediately upon such acquisition, release, construction,
         assembling or placement, including, without limitation, any and all
         building materials whether stored at the Real Estate or offsite, and,
         in each such case, without any further mortgage, conveyance, assignment
         or other act by Mortgagor;

                  (F) all right, title and interest of Mortgagor in, to and
         under all leases, subleases, underlettings, concession agreements,
         management agreements, licenses and other agreements relating to the
         use or occupancy of the Real Estate or the Equipment or any part
         thereof, now existing or subsequently entered into by Mortgagor and
         whether written or oral and all guarantees of any of the foregoing
         (collectively, as any of the foregoing may be amended, restated,
         extended, renewed or modified from time to time, the "Leases"), and all
         rights of Mortgagor in respect of cash and securities deposited
         thereunder and the right to receive and collect the revenues, income,
         rents, issues and profits thereof, together with all other rents,
         royalties, issues, profits, revenue, income and other benefits arising
         from the use and enjoyment of the Mortgaged Property (as defined below)
         (collectively, the "Rents");

                  (G) all trade names, trade marks, logos, copyrights, good will
         and books and records relating to or used in connection with the
         operation of the Real Estate or the Equipment or any part thereof; all
         general intangibles related to the operation of the Improvements now
         existing or hereafter arising;

                  (H) all unearned premiums under insurance policies now or
         subsequently obtained by Mortgagor relating to the Real Estate or
         Equipment and Mortgagor's interest in and to all proceeds of any such
         insurance policies (including title insurance policies) including the
         right to collect and receive such proceeds, subject to the provisions
         relating to insurance generally set forth below; and all awards and
         other compensation, including the interest payable thereon and the
         right to collect and receive the same, made to the present or any
         subsequent owner of the Real Estate or Equipment for the taking by
         eminent domain, condemnation or otherwise, of all or any part of the
         Real Estate or any easement or other right therein;

                  (I) all right, title and interest of Mortgagor in and to (i)
         all contracts from time to time executed by Mortgagor or any manager or
         agent on its behalf relating to the ownership, construction,
         maintenance, repair, operation, occupancy, sale or financing of the
         Real Estate or Equipment or any part thereof and all agreements
         relating to the purchase or lease of any portion of the Real Estate or
         any property which is adjacent or peripheral to the Real Estate,
         together with the right to exercise such options and all

                                       3
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         leases of Equipment (collectively, the "Contracts"), (ii) all consents,
         licenses, building permits, certificates of occupancy and other
         governmental approvals relating to construction, completion, occupancy,
         use or operation of the Real Estate or any part thereof (collectively,
         the "Permits") and (iii) all drawings, plans, specifications and
         similar or related items relating to the Real Estate (collectively, the
         "Plans");

                  (J) any and all monies now or subsequently on deposit for the
         payment of real estate taxes or special assessments against the Real
         Estate or for the payment of premiums on insurance policies covering
         the foregoing property or otherwise on deposit with or held by
         Mortgagee as provided in this Mortgage; all capital, operating, reserve
         or similar accounts held by or on behalf of Mortgagor and related to
         the operation of the Mortgaged Property, whether now existing or
         hereafter arising and all monies held in any of the foregoing accounts
         and any certificates or instruments related to or evidencing such
         accounts;

                  (K) all accounts and revenues arising from the operation of
         the Improvements including, without limitation, (i) any right to
         payment now existing or hereafter arising for rental of hotel rooms or
         other space or for goods sold or leased or for services rendered,
         whether or not yet earned by performance, arising from the operation of
         the Improvements or any other facility on the Mortgaged Property and
         (ii) all rights to payment from any consumer credit-charge card
         organization or entity including, without limitation, payments arising
         from the use of the American Express Card, the Visa Card, the Carte
         Blanche Card, the Mastercard or any other credit card, including those
         now existing or hereafter created, substitutions therefor, proceeds
         thereof (whether cash or non-cash, movable or immovable, tangible or
         intangible) received upon the sale, exchange, transfer, collection or
         other disposition or substitution thereof and any and all of the
         foregoing and proceeds therefrom; and

                  (L) all proceeds, both cash and noncash, of the foregoing;

                  (All of the foregoing property and rights and interests now
owned or held or subsequently acquired by Mortgagor and described in the
foregoing clauses (A) through (E) are collectively referred to as the
"Premises", and those described in the foregoing clauses (A) through (L) are
collectively referred to as the "Mortgaged Property").

                  TO HAVE AND TO HOLD the Mortgaged Property and the rights and
privileges hereby mortgaged unto Mortgagee, its successors and assigns for the
uses and purposes set forth, until the Indebtedness is fully paid and the
Guaranty and the Obligations fully performed.

                              Terms and Conditions
                              --------------------

                  Mortgagor further represents, warrants, covenants and agrees
with Mortgagee as follows:


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                  1. Warranty of Title. Mortgagor warrants that it has good and
marketable title to the Premises, subject only to the Permitted Liens and the
matters that are set forth in Schedule B of the title insurance policy or
policies being issued to Mortgagee to insure the lien of this Mortgage
(collectively, the "Permitted Exceptions").

                  2. Payment of Indebtedness. Mortgagor shall timely pay or
cause to be paid all of the Note Indebtedness and shall timely perform or cause
to be performed all of the Obligations.

                  3.  Requirements.

                  (a) Mortgagor, in all material respects, is in compliance and
conforming to all present, and shall promptly comply with, or cause to be
complied with, and conform to all Applicable Laws and all Legal Requirements and
all covenants, restrictions and conditions now or later of record which may be
applicable to any of the Mortgaged Property, or to the use, manner of use,
occupancy, possession, operation, maintenance, alteration, repair or
reconstruction of any of the Mortgaged Property.

                  (b) From and after the date of this Mortgage, Mortgagor shall
not by act or omission permit any building or other improvement on any premises
not subject to the lien of this Mortgage to rely on the Premises or any part
thereof or any interest therein to fulfill any Legal Requirement, and Mortgagor
hereby assigns to Mortgagee any and all rights to give consent for all or any
portion of the Premises or any interest therein to be so used. Mortgagor shall
not by act or omission impair the integrity of any of the Real Estate as a
single zoning lot separate and apart from all other premises. Mortgagor
represents that each parcel of the Real Estate constitutes a legally subdivided
lot, in compliance with all subdivision laws and similar Legal Requirements. Any
act or omission by Mortgagor which would result in a violation of any of the
provisions of this subsection shall be void.

                  4. Payment of Taxes and Other Impositions. (a) Promptly when
due, Mortgagor shall pay and discharge all taxes of every kind and nature
(including, without limitation, all real and personal property, income,
franchise, withholding, transfer, gains, profits and gross receipts taxes), all
charges for any easement or agreement maintained for the benefit of any of the
Mortgaged Property, all general and special assessments, levies, permits,
inspection and license fees, all water and sewer rents and charges, vault taxes,
and all other public charges even if unforeseen or extraordinary, imposed upon
or assessed against or which may become a lien on any of the Mortgaged Property,
or arising in respect of the occupancy, use or possession thereof, together with
any penalties or interest on any of the foregoing (all of the foregoing are
collectively referred to as the "Impositions"). Upon request by Mortgagee,
Mortgagor shall deliver to Mortgagee (i) original or copies of receipted bills
and canceled checks evidencing payment of such Imposition if it is a real estate
tax or other public charge and (ii) evidence acceptable to Mortgagee showing the
payment of any other such Imposition. If by law any Imposition, at Mortgagor's
option, may be paid in installments (whether or not interest shall

                                       5
<PAGE>

accrue on the unpaid balance of such Imposition), Mortgagor may elect to pay
such Imposition in such installments and shall be responsible for the payment of
such installments with interest, if any. To the best knowledge of Mortgagee,
there is no proposed tax assessment against Mortgagor or the Real Estate which
would, if the assessment were made, would have a Material Adverse Effect upon
the value of the Real Estate or the Mortgaged Property.

                  (b) Nothing herein shall affect any right or remedy of
Mortgagee under this Mortgage or otherwise, without notice or demand to
Mortgagor, to pay any Imposition after the date such Imposition shall have
become due. Any sums paid by Mortgagee in discharge of any Impositions shall be
payable on demand by Mortgagor to Mortgagee together with interest at the
Default Rate.

                  (c) Mortgagor shall not claim, demand or be entitled to
receive any credit or credits toward the satisfaction of this Mortgage or on any
interest payable thereon for any taxes assessed against the Mortgaged Property
or any part thereof, and shall not claim any deduction from the taxable value of
the Mortgaged Property by reason of this Mortgage.

                  (d) Mortgagor shall have the right before any delinquency
occurs to contest or object in good faith to the amount or validity of any
Imposition by appropriate legal proceedings, but such right shall not be deemed
or construed in any way as relieving, modifying, or extending Mortgagor's
covenant to pay any such Imposition at the time and in the manner provided in
this Section unless (i) Mortgagor has given prior written notice to Mortgagee of
Mortgagor's intent so to contest or object to an Imposition, (ii) Mortgagor
shall demonstrate to Mortgagee's satisfaction that the legal proceedings shall
operate conclusively to prevent the sale of the Mortgaged Property, or any part
thereof, to satisfy such Imposition prior to final determination of such
proceedings and (iii) Mortgagor shall furnish a good and sufficient bond or
surety as requested by and reasonably satisfactory to Mortgagee in the amount of
the Impositions which are being contested plus any interest and penalty which
may be imposed thereon and which could become a lien against the Real Estate or
any part of the Mortgaged Property.

                  (e) Upon written notice to Mortgagor, Mortgagee after an Event
of Default (as defined below) shall be entitled to require Mortgagor to pay
monthly in advance to Mortgagee the equivalent of 1/12th of the estimated annual
Impositions. Mortgagee may commingle such funds with its own funds and Mortgagor
shall not be entitled to interest thereon.

                   5. Insurance. (a) Mortgagor shall maintain or cause to be
maintained on all of the Premises:

                  (i) property insurance against loss or damage by fire,
         lightning, windstorm, tornado, water damage, flood, earthquake and by
         such other further risks and hazards as now are or subsequently may be
         covered by an "all risk" policy or a fire policy covering "special"
         causes of loss, in such amounts as are reasonably satisfactory to
         Mortgagee . The policy shall include building ordinance law
         endorsements and the policy limits shall be automatically reinstated
         after each loss;


                                       6
<PAGE>

                  (ii) comprehensive general liability insurance under a policy
         including the "broad form CGL endorsement" (or which incorporates the
         language of such endorsement), covering all claims for personal injury,
         bodily injury or death, or property damage occurring on, in or about
         the Premises with a combined single limit reasonably satisfactory to
         Mortgagee with respect to injury and property damage relating to any
         one occurrence plus such excess limits as Mortgagee shall request from
         time to time;

                  (iii) when and to the extent required by Mortgagee, insurance
         against loss or damage by any other risk commonly insured against by
         persons occupying or using like properties in the locality or
         localities in which the Real Estate is situated;

                  (iv) insurance against rent loss, extra expense or business
         interruption (and/or soft costs, in the case of new construction), if
         applicable, in amounts satisfactory to Mortgagee, but not less than one
         year's gross rent or gross income;

                  (v) during the course of any construction or repair of
         Improvements, comprehensive general liability insurance under a policy
         including the "broad form CGL endorsement" (or which incorporates the
         language of such endorsement), (including coverage for elevators and
         escalators, if any). The policy shall include coverage for independent
         contractors and completed operations. The completed operations coverage
         shall stay in effect for two years after construction of any
         Improvements has been completed. The policy shall provide coverage on
         an occurrence basis against claims for personal injury, including,
         without limitation, bodily injury, death or property damage occurring
         on, in or about the Premises and the adjoining streets, sidewalks and
         passageways, such insurance to afford immediate minimum protection to a
         limit of not less than that required by Mortgagee with respect to
         personal injury, bodily injury or death to any one or more persons or
         damage to property;

                  (vi) during the course of any construction or repair of the
         Improvements, workers' compensation insurance (including employer's
         liability insurance) for all employees of Mortgagor engaged on or with
         respect to the Premises in such amounts as are reasonably satisfactory
         to Mortgagee, but in no event less than the limits established by law;

                  (vii) during the course of any construction, addition,
         alteration or repair of the Improvements, builder's risk completed
         value form insurance against "all risks of physical loss," including
         collapse, water damage, flood and earthquake and transit coverage,
         during construction or repairs of the Improvements, with deductible
         approved by Mortgagee, in nonreporting form, covering the total value
         of work performed and equipment, supplies and materials furnished (with
         an appropriate limit for soft costs in the case of construction);

                                       7
<PAGE>

                  (viii) boiler and machinery property insurance covering
         pressure vessels, air tanks, boilers, machinery, pressure piping,
         heating, air conditioning and elevator equipment and escalator
         equipment, provided the Improvements contain equipment of such nature,
         and insurance against rent, extra expense, business interruption and
         soft costs, if applicable, arising from any such breakdown, in such
         amounts as are reasonably satisfactory to Mortgagee but not less than
         the lesser of $1,000,000 or 10% of the value of the Improvements;

                  (ix) if any portion of the Premises are located in an area
         identified as a special flood hazard area by the Federal Emergency
         Management Agency or other applicable agency, flood insurance in an
         amount satisfactory to Mortgagee, but in no event less than the maximum
         limit of coverage available under the National Flood Insurance Act of
         1968, as amended; and

                  (x) such other insurance in such amounts as Mortgagee may
reasonably request from time to time.

Each insurance policy (other than flood insurance written under the National
Flood Insurance Act of 1968, as amended, in which case to the extent available)
shall (i) provide that it shall not be canceled, non-renewed or materially
amended without 30-days' prior written notice to Mortgagee, and (ii) with
respect to all property insurance, provide for deductibles not to exceed
$25,000, contain a "Replacement Cost Endorsement" without any deduction made for
depreciation and with no co-insurance penalty (or attaching an agreed amount
endorsement satisfactory to Mortgagee), with loss payable solely to Mortgagee
(modified, if necessary, to provide that proceeds in the amount of replacement
cost may be retained by Mortgagee without the obligation to rebuild) as its
interest may appear, without contribution, under a "standard" or "New York"
mortgagee clause acceptable to Mortgagee and be written by insurance companies
having an A.M. Best Company, Inc. rating of A or higher and a financial size
category of not less than XII, or otherwise as approved by Mortgagee. Liability
insurance policies shall name Mortgagee as an additional insured and contain a
waiver of subrogation against Mortgagee; all such policies shall indemnify and
hold Mortgagee harmless from all liability claims occurring on, in or about the
Premises and the adjoining streets, sidewalks and passageways. The amounts of
each insurance policy and the form of each such policy shall at all times be
satisfactory to Mortgagee. Each policy shall expressly provide that any proceeds
which are payable to Mortgagee shall be paid by check payable to the order of
Mortgagee only and requiring the endorsement of Mortgagee only. If any required
insurance shall expire, be withdrawn, become void by breach of any condition
thereof by Mortgagor or by any lessee of any part of the Mortgaged Property or
become void or unsafe by reason of the failure or impairment of the capital of
any insurer, or if for any other reason whatsoever such insurance shall become
unsatisfactory to Mortgagee, Mortgagor shall immediately obtain new or
additional insurance satisfactory to Mortgagee. Mortgagor shall not take out any
separate or additional insurance which is contributing in the event of loss
unless it is properly endorsed and otherwise satisfactory to Mortgagee in all
respects.


                                       8
<PAGE>

                  (b) Mortgagor shall deliver to Mortgagee an original of each
insurance policy required to be maintained, or a certificate of such insurance
acceptable to Mortgagee, together with a copy of the declaration page for each
such policy. Mortgagor shall (i) pay as they become due all premiums for such
insurance, (ii) not later than 15 days prior to the expiration of each policy to
be furnished pursuant to the provisions of this Section, deliver a renewed
policy or policies, or duplicate original or originals thereof, marked "premium
paid," or accompanied by such other evidence of payment satisfactory to
Mortgagee with standard non-contributory mortgage clauses in favor of and
acceptable to Mortgagee. Upon request of Mortgagee, Mortgagor shall cause its
insurance underwriter or broker to certify to Mortgagee in writing that all the
requirements of this Mortgage governing insurance have been satisfied.

                  (c) If Mortgagor is in default of its obligations to insure or
deliver any such prepaid policy or policies, then Mortgagee, at its option and
without notice, may effect such insurance from year to year, and pay the premium
or premiums therefor, and Mortgagor shall pay to Mortgagee on demand such
premium or premiums so paid by Mortgagee with interest from the time of payment
at the Default Rate.

                  (d) Mortgagor shall increase the amount of property insurance
required to equal 100% replacement cost pursuant to the provisions of this
Section at the time of each renewal of each policy (but not later than 12 months
from the date of this Mortgage and each successive 12 month period to occur
thereafter) by using the F.W. Dodge Building Index to determine whether there
shall have been an increase in the replacement value since the most recent
adjustment and, if there shall have been such an increase, the amount of
insurance required shall be adjusted accordingly.

                  (e) Mortgagor promptly shall comply with and conform to (i)
all provisions of each such insurance policy, and (ii) all requirements of the
insurers applicable to Mortgagor or to any of the Mortgaged Property or to the
use, manner of use, occupancy, possession, operation, maintenance, alteration or
repair of any of the Mortgaged Property. Mortgagor shall not use or permit the
use of the Mortgaged Property in any manner which would permit any insurer to
cancel any insurance policy or void coverage required to be maintained by this
Mortgage.

                  (f) If the Mortgaged Property, or any part thereof, shall be
destroyed or damaged by fire or any other casualty, whether insured or
uninsured, or in the event any claim is made against Mortgagor for any personal
injury, bodily injury or property damage incurred on or about the Premises,
Mortgagor shall give immediate notice thereof to Mortgagee. If the Mortgaged
Property is damaged by fire or other casualty and the cost to repair such damage
is less than the lesser of (i) 5% of the replacement cost of the Improvements at
the affected Real Estate site and (ii) $100,000, then provided that no Event of
Default shall have occurred and be continuing, Mortgagor shall have the right to
adjust such loss, and the insurance proceeds relating to such loss may be paid
over to Mortgagor; provided that Mortgagor shall, promptly after any such
damage, repair all such damage regardless of whether any insurance proceeds have
been received or whether such proceeds, if received, are sufficient to pay for
the costs of repair. If the Mortgaged Property is damaged by fire or other
casualty, and the cost to repair such damage


                                       9
<PAGE>

exceeds the above limit, or if an Event of Default shall have occurred and be
continuing, then Mortgagor authorizes and empowers Mortgagee, at Mortgagee's
option and in Mortgagee's sole discretion, as attorney-in-fact for Mortgagor, to
make proof of loss, to adjust and compromise any claim under any insurance
policy, to appear in and prosecute any action arising from any policy, to
collect and receive insurance proceeds and to deduct therefrom Mortgagee's
expenses incurred in the collection process. Each insurance company concerned is
hereby authorized and directed to make payment for such loss directly to
Mortgagee. Mortgagee shall have the right to require Mortgagor to repair or
restore the Mortgaged Property, and Mortgagor hereby designates Mortgagee as its
attorney-in-fact for the purpose of making any election required or permitted
under any insurance policy relating to repair or restoration. The insurance
proceeds or any part thereof received by Mortgagee may be applied by Mortgagee
toward reimbursement of all costs and expenses of Mortgagee in collecting such
proceeds, and the balance, at Mortgagee's option in its sole and absolute
discretion, to (i) the Indebtedness and the Note Indebtedness (whether or not
matured) and/or (ii) the restoration or repair of the property damaged (upon
such conditions as Mortgagee shall impose, including those set forth in Section
11 below). Application by Mortgagee of any insurance proceeds toward the
Indebtedness and the Note Indebtedness shall not excuse Mortgagor from making
any other payments with respect to the Indebtedness and the Note Indebtedness.

                  (g) In the event of foreclosure of this Mortgage or other
transfer of title to the Mortgaged Property in extinguishment of the
Indebtedness, all right, title and interest of Mortgagor in and to any insurance
policies then in force shall pass to the purchaser or grantee and Mortgagor
hereby appoints Mortgagee its attorney-in-fact, in Mortgagor's name, to assign
and transfer all such policies and proceeds to such purchaser or grantee.

                  (h) Upon written notice to Mortgagor, Mortgagee after an Event
of Default shall be entitled to require Mortgagor to pay monthly in advance to
Mortgagee the equivalent of 1/12th of the estimated annual premiums due on such
insurance. Mortgagee may commingle such funds with its own funds and Mortgagor
shall not be entitled to interest thereon.

                  6. Restrictions on Liens and Encumbrances. Except for the lien
of this Mortgage and the Permitted Exceptions, Mortgagor shall not further
mortgage, nor otherwise encumber the Mortgaged Property nor create or suffer to
exist any lien, charge or encumbrance (whether voluntary or non-voluntary) on
the Mortgaged Property, or any part thereof, whether superior or subordinate to
the lien of this Mortgage and whether recourse or non-recourse.

                  7. Due on Sale and Other Transfer Restrictions. Mortgagor
shall not sell, transfer, convey or assign all or any portion of, or any
interest in, the Mortgaged Property.

                  8. Limitation on Fundamental Changes. Mortgagor agrees that:

                  (i) Mortgagor shall not enter into any transaction of merger
         or consolidation, or liquidate or dissolve itself (or suffer any
         liquidation or dissolution), or acquire by


                                       10
<PAGE>

         purchase or otherwise all or substantially all the business or assets
         of, or any stock or other evidence of beneficial ownership of, any
         entity; and

                  (ii) Mortgagor shall not engage in any business other than the
         ownership and operation of the Mortgaged Property and the business
         conducted there as of the date of this Mortgage.

                  9. Maintenance; No Alteration; Inspection; Utilities. (a)
Mortgagor shall maintain or cause to be maintained all the Improvements in good
condition and repair and shall not commit or suffer any waste of the
Improvements. Mortgagor shall repair, restore, replace or rebuild promptly any
part of the Premises which may be damaged or destroyed by any casualty
whatsoever. The Improvements shall not be demolished or materially altered, nor
any material additions built, without the prior written consent of Mortgagee.

                  (b) Mortgagee and any persons authorized by Mortgagee shall
have the right to enter and inspect the Premises and the right to inspect all
work done, labor performed and materials furnished in and about the Improvements
and the right to inspect and make copies of all books, contracts and records of
Mortgagor relating to the Mortgaged Property.

                  (c) Mortgagor shall pay or cause to be paid when due all
utility charges which are incurred for gas, electricity, water or sewer services
furnished to the Premises and all other assessments or charges of a similar
nature, whether public or private, affecting the Premises or any portion
thereof, whether or not such assessments or charges are liens thereon.

                  10. Condemnation/Eminent Domain. Immediately upon obtaining
knowledge of the institution of any proceedings for the condemnation of the
Mortgaged Property, or any portion thereof, Mortgagor will notify Mortgagee of
the pendency of such proceedings. Mortgagor authorizes Mortgagee, at Mortgagee's
option and in Mortgagee's sole discretion, as attorney-in-fact for Mortgagor, to
commence, appear in and prosecute, in Mortgagee's or Mortgagor's name, any
action or proceeding relating to any condemnation of the Mortgaged Property, or
any portion thereof, and to settle or compromise any claim in connection with
such condemnation. If Mortgagee elects not to participate in such condemnation
proceeding, then Mortgagor shall, at its expense, diligently prosecute any such
proceeding and shall consult with Mortgagee, its attorneys and experts and
cooperate with them in any defense of any such proceedings. All awards and
proceeds of condemnation shall be assigned to Mortgagee to be applied in the
same manner as insurance proceeds, as provided above, and Mortgagor agrees to
execute any such assignments of all such awards as Mortgagee may request.

                  11. Restoration. If Mortgagee elects to release funds to
Mortgagor for restoration of any of the Mortgaged Property, then such
restoration shall be performed only in accordance with the following conditions:


                                       11
<PAGE>

                  (i) prior to the commencement of any restoration, the plans
         and specifications for such restoration, and the budgeted costs, shall
         be submitted to and approved by Mortgagee;

                  (ii) prior to making any advance of restoration funds,
         Mortgagee shall be satisfied that the remaining restoration funds are
         sufficient to complete the restoration and to pay all related expenses,
         including real estate taxes on the Premises, during restoration;

                  (iii) at the time of any disbursement of the restoration
         funds, (A) no Event of Default or any event which with the giving of
         notice or passage of time, or both, would constitute an Event of
         Default ("Default") shall then exist, (B) no mechanics' or
         materialmen's liens shall have been filed and remain undischarged,
         except those discharged by the disbursement of the requested
         restoration funds and (C) a satisfactory bring-down or continuation of
         title insurance on the Premises shall be delivered to Mortgagee;

                  (iv) disbursements shall be made from time to time in an
         amount not exceeding the cost of the work completed since the last
         disbursement, upon receipt of satisfactory evidence of the stage of
         completion and of performance of the work in a good and workmanlike
         manner and in accordance with the contracts, plans and specifications
         acceptable to Mortgagee;

                  (v) with respect to each advance of restoration funds,
         Mortgagee may retain 10% of the amount of such advance as a holdback
         until the restoration is fully completed;

                  (vi) the restoration funds shall bear no interest and may be
         commingled with Mortgagee's other funds;

                  (vii) Mortgagee may impose such other conditions as are
         customarily imposed by construction lenders; and

                  (viii) any restoration funds remaining shall be retained by
         Mortgagee and may be applied by Mortgagee, in its sole discretion, to
         the Indebtedness in the inverse order of maturity.

                  12. Leases. (a) Mortgagor shall not (i) execute an assignment
or pledge of any Lease relating to all or any portion of the Mortgaged Property
other than in favor of Mortgagee, or (ii) without the prior written consent of
Mortgagee, execute or permit to exist any Lease of any of the Mortgaged Property
provided, that, it is understood and agreed that the Mortgagee has consented to
that certain Lease of 205 Express Street, dated June 30, 1994, between Mortgagor
as lessor and Borrower as lessee (the "Astrex Lease"). Mortgagor hereby
represents that said Astrex Lease is in full force and effect and that Mortgagor
has not defaulted thereunder nor, to Mortgagor's

                                       12
<PAGE>

knowledge, has the lessee thereunder defaulted thereunder, and, to Mortgagor's
knowledge, no events have taken place that with the passing of time or the
giving of notice would constitute a default thereunder.

                  (b) As to any Lease (including without limitation the Astrex
Lease) consented to by Mortgagee, Mortgagor shall:

                  (i) promptly perform all of the provisions of the Lease on the
         part of the lessor thereunder to be performed;

                  (ii) promptly enforce all of the provisions of the Lease on
         the part of the lessee thereunder to be performed;

                  (iii) appear in and defend any action or proceeding arising
         under or in any manner connected with the Lease or the obligations of
         Mortgagor as lessor or of the lessee thereunder;

                  (iv) exercise, within 5 days after a request by Mortgagee, any
         right to request from the lessee a certificate with respect to the
         status thereof;

                  (v) simultaneously deliver to Mortgagee copies of any notices
         of default which Mortgagor may at any time forward to or receive from
         the lessee;

                  (vi) promptly deliver to Mortgagee a fully executed
         counterpart of the Lease; and

                  (vii) promptly deliver to Mortgagee, upon Mortgagee's request,
         any separate assignment of the Mortgagor's interest under such Lease.

                  (c) Mortgagor shall deliver to Mortgagee, within 10 days after
a request by Mortgagee, a written statement, certified by Mortgagor as being
true, correct and complete, containing the names of all lessees and other
occupants of the Mortgaged Property, the terms of all Leases and the spaces
occupied and rentals payable thereunder, and a list of all Leases which are then
in default, including the nature and magnitude of the default; such statement
shall be accompanied by credit information with respect to the lessees and such
other information as Mortgagee may request.

                  (d) All Leases (including, without limitation, the Astrex
Lease) and all rights of any lessees thereunder shall be subject and subordinate
in all respects to the lien and provisions of this Mortgage unless Mortgagee
shall otherwise elect in writing.

                  (e) As to any Lease (including, without limitation, the Astrex
Lease) now in existence or subsequently consented to by Mortgagee, Mortgagor
shall not accept a surrender or terminate, cancel, rescind, supplement, alter,
revise, modify or amend such Lease or permit any such action to be taken nor
shall Mortgagor accept the payment of rent more than thirty (30) days

                                       13
<PAGE>

in advance of its due date. The provisions of this subsection are made with
reference to Section 291-f of the Real Property Law of the State of New York.

                  (f) If any act or omission of Mortgagor would give any lessee
under any Lease the right, immediately or after lapse of a period of time, to
cancel or terminate such Lease, or to abate or offset against the payment of
rent or to claim a partial or total eviction, such lessee shall not exercise
such right until it has given written notice of such act or omission to
Mortgagee and until a reasonable period for remedying such act or omission shall
have elapsed following the giving of such notice without a remedy being
effected.

                  (g) In the event of the enforcement by Mortgagee of any remedy
under this Mortgage, the lessee under each Lease shall, if requested by
Mortgagee or any other person succeeding to the interest of Mortgagee as a
result of such enforcement, attorn to Mortgagee or to such person and shall
recognize Mortgagee or such successor in interest as lessor under the Lease
without change in the provisions thereof; provided however, that Mortgagee or
such successor in interest shall not be: (i) bound by any payment of an
installment of rent or additional rent which may have been made more than 30
days before the due date of such installment; (ii) bound by any amendment or
modification to the Lease made without the consent of Mortgagee or such
successor in interest; (iii) liable for any previous act or omission of
Mortgagor (or its predecessors in interest); (iv) responsible for any monies
owing by Mortgagor to the credit of such lessee or subject to any credits,
offsets, claims, counterclaims, demands or defenses which the lessee may have
against Mortgagor (or its predecessors in interest); (v) bound by any covenant
to undertake or complete any construction of the Premises or any portion
thereof; or (vi) obligated to make any payment to such lessee other than any
security deposit actually delivered to Mortgagee or such successor in interest.
Each lessee or other occupant, upon request by Mortgagee or such successor in
interest, shall execute and deliver an instrument or instruments confirming such
attornment. In addition, Mortgagor agrees that each Lease entered into after the
date of this Mortgage shall include language to the effect of subsections
(d)-(g) of this Section; provided that the provisions of such subsections shall
be self-operative and any failure of any Lease to include such language shall
not impair the binding effect of such provisions on any lessee under such Lease.

                  13. Further Assurances/Estoppel Certificates. To further
assure Mortgagee's rights under this Mortgage, Mortgagor agrees upon demand of
Mortgagee to do any act or execute any additional documents (including, but not
limited to, security agreements on any personalty included or to be included in
the Mortgaged Property and a separate assignment of each Lease in recordable
form) as may be required by Mortgagee to confirm the lien of this Mortgage and
all other rights or benefits conferred on Mortgagee. Mortgagor, within seven
calendar days after request, shall deliver, in form and substance satisfactory
to Mortgagee, a written statement, duly acknowledged, setting forth the amount
of the Indebtedness, and whether any offsets, claims, counterclaims or defenses
exist against the Indebtedness and certifying as to such other matters as
Mortgagee shall reasonably request.


                                       14
<PAGE>

                  14. Mortgagee's Right to Perform. If Mortgagor fails to
perform any of the covenants or agreements of Mortgagor, Mortgagee, without
waiving or releasing Mortgagor from any obligation or default under this
Mortgage, may, at any time (but shall be under no obligation to) pay or perform
the same, and the amount or cost thereof, with interest at the Default Rate,
shall immediately be due from Mortgagor to Mortgagee. To the extent that any
such amounts or costs paid by Mortgagee shall constitute payment of (i)
Impositions; (ii) premiums on insurance policies covering the Premises; (iii)
expenses incurred in upholding or enforcing the lien of this Mortgage,
including, but not limited to the expenses of any litigation to prosecute or
defend the rights and lien created by this Mortgage; (iv) costs of removal of or
otherwise related to Hazardous Materials or asbestos; or (v) any amount, costs
or charge to which Mortgagee becomes subrogated, upon payment, whether under
recognized principles of law or equity, or under express statutory authority;
then, and in each such event, such amounts or costs, together with interest
thereon at the Default Rate, shall be added to the Indebtedness and shall be
secured by this Mortgage and shall be a lien on the Mortgaged Property prior to
any right, title to, interest in, or claim upon the Mortgaged Property attaching
subsequent to the lien of this Mortgage. No payment or advance of money by
Mortgagee under this Section shall be deemed or construed to cure Mortgagor's
default or waive any right or remedy of Mortgagee.

                  15. Entity Matters. (a) Mortgagor's Existence, etc. Mortgagor
shall do all things necessary to preserve and keep in full force and effect its
existence, franchises, rights and privileges under the laws of the state in
which it was formed and its right to own property and transact business in each
state in which the Real Estate is located. Mortgagor represents and warrants
that Mortgagor is a duly organized and validly existing corporation in good
standing in the state in which it was formed and each state in which the Real
Estate is located.

                  (b) Due Authorization, Execution, etc. The execution, delivery
and performance by Mortgagor of this Mortgage, the Guaranty (including all
confirmations and amendments thereto) and any other Financing Documents to which
Mortgagor is a party, have been approved by all necessary action(s) on the part
of the Mortgagor's board, stockholders, partners, managers, members, and/or
other persons. Each of this Mortgage, the Guaranty (including all confirmations
and amendments thereto) and each of the other Financing Documents to which
Mortgagor is a party has been duly executed by a duly authorized partner or
officer of Mortgagor, as applicable. Each of this Mortgage, the Guaranty
(including all confirmations and amendments thereto) and any other Financing
Documents to which Mortgagor is a party constitute the legal, valid and binding
obligation of Mortgagor, enforceable against Mortgagor in accordance with its
terms, except as enforceability may be limited by applicable bankruptcy,
insolvency, reorganization, moratorium or similar laws affecting the enforcement
of creditors' rights generally, and does not, itself or taken together with the
other Financing Documents, (i) violate any Applicable Law or Mortgagor's
charter, bylaws, operating agreement, partnership agreement, or other
organizational documents, or (ii) result in the breach of, conflict with,
constitute a default under, or give rise to the right of acceleration or
mandatory prepayment under, any material contract or any judgment, decree or
order which is binding upon the Mortgagor or the Mortgaged Property, or result
in the creation of any Lien (other than in favor of the Lender) upon any
property or assets of Mortgagor, including the Mortgaged


                                       15
<PAGE>

Property, pursuant to any contract or any such judgment, decree or order. The
security interests granted by Mortgagor pursuant to this Mortgage in the
Mortgaged Property are in full force and effect and secure the payment and
performance of all of the Obligations. The Mortgagor has no claim, defense,
counterclaim, or right of offset against the Mortgagee, whether relating to this
Mortgage, the Guaranty, the Financing Documents or otherwise. All
representations and warranties of the Mortgagor under this Mortgage, the
Guaranty and the other Financing Documents to which it is a party are true and
correct as of the date hereof. No Governmental Approval (except recordation of
this Mortgage with the County Clerk of Nassau County) is or will be required in
connection with the execution, delivery and performance of this Mortgagor or any
other Financing Documents to which Mortgagor is a party.

                  (c) Litigation. There are not any actions, suits or legal,
equitable, arbitration, or administrative proceedings, pending or, to the
knowledge of Mortgagor, threatened (nor, to the knowledge of Mortgagor, is there
any basis therefor) against or in any other way relating to or affecting
Mortgagor, the Mortgaged Property or any Financing Document to which Mortgagor
is a party.

                  (d) Burdensome Provisions; No Default. Mortgagor is not a
party to or bound by any Contract or Applicable Law, that, either alone or in
conjunction with any other such Contract or Applicable Law, has had or could
reasonably be expected to have in the future a Material Adverse Effect upon
Mortgagor, the Mortgaged Property or any Financing Document to which Mortgagor
is a party. Mortgagor is not in default or breach of any material contract where
such breach or default, either alone or in conjunction with any other default or
breach, has had or could reasonably be expected to have in the future a Material
Adverse Effect upon Mortgagor, the Mortgaged Property or any Financing Document
to which Mortgagor is a party.

                  (e) No Adverse Fact. Except as may be set forth in the
Financial Statements (or in Schedule A), no fact or circumstance is known to
Mortgagor which, either alone or in conjunction with all other such facts and
circumstances, has had or could reasonably be expected to have in the future a
Material Adverse Effect upon Mortgagor, the Mortgaged Property or any Financing
Document to which Mortgagor is a party.

                  16. [Reserved]

                  17. Notice of Certain Occurrences. Mortgagor shall give notice
to Mortgagee promptly upon the occurrence of:

                  (a)  any Default or Event of Default;

                  (b) any (i) default or event of default under any provision of
         any security issued by or any agreement, instrument or undertaking of
         Mortgagor or which binds Mortgagor or any property thereof
         (collectively, "Contractual Obligation") or (ii) litigation,
         investigation or proceeding which may exist at any time between
         Mortgagor and any of the United States of America, any State and any
         municipality, local government or other


                                       16
<PAGE>

         political subdivision thereof and any agency, department, bureau,
         board, commission or other instrumentality of any of them, now existing
         or subsequently created (each, a "Governmental Authority") which, with
         respect to both clauses (i) and (ii), could have a Material Adverse
         Effect on the business, operations, property or financial or other
         condition of Mortgagor;

                  (c) any litigation or proceeding affecting Mortgagor or the
         Mortgaged Property or any part thereof in which the amount involved is
         $50,000 or more in which injunctive or similar relief is sought; and

                  (d) a material adverse change in the business, operations,
         property or financial or other condition of Mortgagor or the Mortgaged
         Property or any part thereof.

                  18. Hazardous Material. (a) Neither Mortgagor nor, to the best
knowledge of Mortgagor, any other person has ever caused or permitted any
Hazardous Material to be placed, held, located or disposed of on, under or at
the Premises, or any part thereof, and the Premises have never been used
(whether by Mortgagor or, to the best knowledge of Mortgagor, by any other
person, including any tenant) as a dump site or storage (whether permanent or
temporary) site for any Hazardous Material.

                  (b) Mortgagor represents that (i) to the best of Mortgagor's
knowledge, upon due inquiry, the Premises are free of all Hazardous Material and
(ii) neither the Premises nor any site within the vicinity of the Premises is or
has been adversely affected by any Hazardous Material or is in violation of any
applicable Legal Requirement of any Governmental Authority regulating, relating
to, or imposing liability or standards of conduct concerning Hazardous Material.

                  (c) Mortgagor shall comply with any and all applicable Legal
Requirements governing the discharge and removal of Hazardous Material, shall
pay immediately when due the costs of removal of any Hazardous Material, and
shall keep the Premises free of any lien imposed pursuant to such Legal
Requirements. In the event Mortgagor fails to do so, after notice to Mortgagor
and the expiration of the earlier of (i) applicable cure periods, if any,
hereunder, or (ii) the cure period permitted under the applicable Legal
Requirement, Mortgagee may declare such failure an Event of Default or cause the
Premises to be freed from the Hazardous Material and the cost of the removal
with interest at the Default Rate shall immediately be due from Mortgagor to
Mortgagee. Mortgagor further agrees not to release or dispose of any Hazardous
Material at the Premises without the express approval of Mortgagee and any such
release or disposal shall comply with all applicable Legal Requirements and any
conditions established by Mortgagee. In addition, Mortgagor agrees not to allow
the manufacture, storage, transmission, presence or disposal of any Hazardous
Material over or upon the Premises. Mortgagee shall have the right at any time
to conduct an environmental audit of the Premises and Mortgagor shall cooperate
in the conduct of such environmental audit. Mortgagor shall give Mortgagee and
its agents and employees access to the Premises to remove Hazardous Material.
Mortgagor agrees to defend, indemnify and hold Mortgagee free and harmless from
and against all loss, costs,


                                       17
<PAGE>

damage and expense (including attorneys' fees and costs and consequential
damages) Mortgagee may sustain by reason of (i) the imposition or recording of a
lien by any Governmental Authority pursuant to any Legal Requirement relating to
hazardous or toxic wastes or substances or the removal thereof ("Hazardous
Material Laws"); (ii) claims of any private parties regarding violations of
Hazardous Material Laws; (iii) costs and expenses (including, without
limitation, attorneys' fees and fees incidental to the securing of repayment of
such costs and expenses) incurred by Mortgagor or Mortgagee in connection with
the removal of any such lien or in connection with Mortgagor's or Mortgagee's
compliance with any Hazardous Material Laws; and (iv) the assertion against
Mortgagee by any party of any claim in connection with Hazardous Material.

                  (d) The foregoing indemnification shall be a recourse
obligation of Mortgagor and shall survive repayment of the Note or the delivery
of any satisfaction, release or release deed, discharge or deed of reconveyance,
or the assignment of this Mortgage by Mortgagee.

                  19. Asbestos. Mortgagor shall not install or permit to be
installed in the Premises friable asbestos or any substance containing asbestos
and deemed hazardous by any Legal Requirement respecting such material, or any
other building material deemed to be harmful, hazardous or injurious by relevant
Legal Requirements and with respect to any such material currently present in
the Premises shall promptly either (a) remove any material which such Legal
Requirements deem harmful, hazardous or injurious and require to be removed or
(b) otherwise comply with such Legal Requirements, at Mortgagor's expense. If
Mortgagor shall fail to so remove or otherwise comply, Mortgagee may declare an
Event of Default and/or do whatever is necessary to eliminate such substances
from the Premises or otherwise comply with the applicable Legal Requirement, and
the costs thereof, with interest at the Default Rate, shall be immediately due
from Mortgagor to Mortgagee. Mortgagor shall give Mortgagee and its agents and
employees access to the Premises to remove such asbestos or substances.
Mortgagor shall defend, indemnify, and save Mortgagee harmless from all loss,
costs, damages and expense (including attorneys' fees and costs and
consequential damages) asserted or proven against Mortgagee by any party, as a
result of the presence of such substances or any removal or compliance with such
Legal Requirements. The foregoing indemnification shall be a recourse obligation
of Mortgagor and shall survive repayment of the Note, or the delivery of any
satisfaction, release or release deed, discharge or deed of reconveyance, or the
assignment of this Mortgage by Mortgagee.

                  20.  Events of Default.  The occurrence of any one or more of
the following events shall constitute an Event of Default:

                  (a) Mortgagor shall fail to pay when due any sum, whether of
         principal, interest, or otherwise, becoming due under the Guaranty
         (including due under the Note);

                  (b) any failure of Mortgagor to make any payment under this
         Mortgage or to perform any covenant, agreement or other obligation
         under this Mortgage; or


                                       18
<PAGE>

                  (c) a failure of Mortgagor (i) to comply with and conform to
         all provisions and requirements of the insurance policies and the
         insurers thereunder which would affect Mortgagor's ability to keep in
         force the insurance required by this Mortgage or to collect any
         proceeds therefrom; or

                  (d) upon default, seven calendar days after request, in
         furnishing a statement of the outstanding amount secured by this
         Mortgage and whether any offset or defense exists against the
         Indebtedness; or

                  (e) upon the actual waste, removal or demolition of, or
         material alteration to, any part of the Premises (other than necessary
         replacements of worn or obsolete Equipment), or construction of any new
         Improvements without the consent of Mortgagee; or

                  (f) upon failure of Mortgagor to comply promptly with any
         Legal Requirement or order or notice of violation of law or ordinance
         issued by any Governmental Authority having jurisdiction over the
         Premises, which failure could materially adverse affect the Mortgaged
         Property; or

                  (g) if any representation or warranty made by Mortgagor in
         this Mortgage, the Guaranty, any other Financing Document or any
         certificate, document or financial or other statement furnished by it
         under or in connection with any of the Financing Documents shall prove
         to have been incorrect in any material respect on or as of the date
         made or deemed made; or

                  (h) if any of the Mortgaged Property is damaged or destroyed
         by an uninsured casualty and Mortgagor does not immediately provide
         funds for the restoration of the damage caused by such casualty; or

                  (i) the Guaranty shall cease for any reason to be in full
         force and effect or Mortgagor shall so assert; or

                  (j) this Mortgage, the Guaranty or any of the other Security
         Document shall cease for any reason to be in full force and effect or
         Mortgagor, and other Guarantor or the Borrower shall so assert in
         writing; or

                  (k) an "Event of Default" shall occur under the Credit
         Agreement or any other Financing Document, or if Mortgagee shall permit
         any additional lien or mortgage to encumber the Mortgaged Property
         (whether superior or subordinate, recourse or non-recourse) any event
         of default shall occur in connection with such lien or mortgage.

                  21.  Remedies.

                  (a) Upon the occurrence and any time during the continuance of
any Event of Default, in addition to any other rights and remedies Mortgagee may
have pursuant to the

                                       19
<PAGE>

Financing Documents, or as provided by law, and without limitation, (a) if such
event consists of an Event of Default under Subsections 7.1(i) or (j) of the
Credit Agreement, automatically the Indebtedness and the Note Indebtedness shall
become due and payable, and (b) if such event is any other Event of Default, by
notice to Mortgagor, Mortgagee may declare the Indebtedness and/or the Note
Indebtedness to be immediately due and payable. Except as expressly provided
above in this Section, presentment, demand, protest and all other notices of any
kind are hereby expressly waived. In addition, upon the occurrence and any time
during the continuance of any Event of Default, Mortgagee may immediately take
such action, without notice or demand, as it deems advisable to protect and
enforce its rights against Mortgagor and in and to the Mortgaged Property,
including, but not limited to, the following actions, each of which may be
pursued concurrently or otherwise, at such time and in such manner as Mortgagee
may determine, in its sole discretion, without impairing or otherwise affecting
the other rights and remedies of Mortgagee:

                  (i) Mortgagee may, to the extent permitted by applicable law,
         (A) institute and maintain an action of mortgage foreclosure against
         all or any part of the Mortgaged Property, (B) institute and maintain
         an action on the Note and/or the Guaranty, , (C) sell all or part of
         the Mortgaged Property (Mortgagor expressly granting to Mortgagee the
         power of sale), or (D) take such other action at law or in equity for
         the enforcement of this Mortgage or any of the Financing Documents as
         the law may allow. Mortgagee may proceed in any such action to final
         judgment and execution thereon for all sums due hereunder, together
         with interest thereon to the fullest extent permitted by applicable
         law, and all costs of suit, including, without limitation, reasonable
         attorneys' fees and disbursements. To the fullest extent permitted by
         applicable law, interest at the Default Rate shall be due on any
         judgment obtained by Mortgagee from the date of judgment until actual
         payment is made of the full amount of the judgment.

                  (ii) Mortgagee may personally, or by its agents, attorneys and
         employees and without regard to the adequacy or inadequacy of the
         Mortgaged Property or any other collateral as security for the
         Indebtedness and the Obligations enter into and upon the Mortgaged
         Property and each and every part thereof and exclude Mortgagor and its
         agents and employees therefrom without liability for trespass, damage
         or otherwise (Mortgagor hereby agreeing to surrender possession of the
         Mortgaged Property to Mortgagee upon demand at any such time) and use,
         operate, manage, maintain and control the Mortgaged Property and every
         part thereof. Following such entry and taking of possession, Mortgagee
         shall be entitled, without limitation, (x) to lease all or any part or
         parts of the Mortgaged Property for such periods of time and upon such
         conditions as Mortgagee may, in its discretion, deem proper, (y) to
         enforce, cancel or modify any Lease and (z) generally to execute, do
         and perform any other act, deed, matter or thing concerning the
         Mortgaged Property as Mortgagee shall deem appropriate as fully as
         Mortgagor might do.

                  (b) The holder of this Mortgage, in any action to foreclose
it, shall be entitled to the appointment of a receiver. In case of a foreclosure
sale, the Real Estate may be sold, at

                                       20
<PAGE>

Mortgagee's election, in one parcel or in more than one parcel and Mortgagee is
specifically empowered, (without being required to do so, and in its sole and
absolute discretion) to cause successive sales of portions of the Mortgaged
Property to be held.

                  (c) In the event of any breach of any of the covenants,
agreements, terms or conditions contained in this Mortgage, Mortgagee shall be
entitled to enjoin such breach and obtain specific performance of any covenant,
agreement, term or condition and Mortgagee shall have the right to invoke any
equitable right or remedy as though other remedies were not provided for in this
Mortgage.

                  22. Right of Mortgagee to Credit Sale. Upon the occurrence of
any sale made under this Mortgage, whether made under the power of sale or by
virtue of judicial proceedings or of a judgment or decree of foreclosure and
sale, Mortgagee may bid for and acquire the Mortgaged Property or any part
thereof. In lieu of paying cash therefor, Mortgagee may make settlement for the
purchase price by crediting upon the Indebtedness or other sums secured by this
Mortgage the net sales price after deducting therefrom the expenses of sale and
the cost of the action and any other sums which Mortgagee is authorized to
deduct under this Mortgage. In such event, this Mortgage, the Note and documents
evidencing expenditures secured hereby may be presented to the person or persons
conducting the sale in order that the amount so used or applied may be credited
upon the Indebtedness as having been paid.

                  23. Appointment of Receiver. If an Event of Default shall have
occurred and be continuing, Mortgagee as a matter of right and without notice to
Mortgagor, unless otherwise required by applicable law, and without regard to
the adequacy or inadequacy of the Mortgaged Property or any other collateral as
security for the Indebtedness and the Obligations or the interest of Mortgagor
therein, shall have the right to apply to any court having jurisdiction to
appoint a receiver or receivers or other manager of the Mortgaged Property, and
Mortgagor hereby irrevocably consents to such appointment and waives notice of
any application therefor (except as may be required by law). Any such receiver
or receivers shall have all the usual powers and duties of receivers in like or
similar cases and all the powers and duties of Mortgagee in case of entry as
provided in this Mortgage, including, without limitation and to the extent
permitted by law, the right to enter into leases of all or any part of the
Mortgaged Property, and shall continue as such and exercise all such powers
until the date of confirmation of sale of the Mortgaged Property unless such
receivership is sooner terminated.

                  24. Extension, Release, etc. (a) Without affecting the lien or
charge of this Mortgage upon any portion of the Mortgaged Property not then or
theretofore released as security for the full amount of the Indebtedness,
Mortgagee may, from time to time and without notice, agree to (i) release any
person liable for the Indebtedness or the Note Indebtedness, (ii) extend the
maturity or alter any of the terms of the Indebtedness or the Note Indebtedness
or any guaranty thereof, (iii) grant other indulgences, (iv) release or
reconvey, or cause to be released or reconveyed at any time at Mortgagee's
option any parcel, portion or all of the Mortgaged Property, (v) take or release
any other or additional security for any obligation herein mentioned, or (vi)
make compositions or other arrangements with debtors in relation thereto.


                                       21
<PAGE>

                  (b) No recovery of any judgment by Mortgagee and no levy of an
execution under any judgment upon the Mortgaged Property or upon any other
property of Mortgagor shall affect the lien of this Mortgage or any liens,
rights, powers or remedies of Mortgagee hereunder, and such liens, rights,
powers and remedies shall continue unimpaired.

                  (c) If Mortgagee shall have the right to foreclose this
Mortgage, Mortgagor authorizes Mortgagee at its option to foreclose the lien of
this Mortgage subject to the rights of any tenants of the Mortgaged Property.
The failure to make any such tenants parties defendant to any such foreclosure
proceeding and to foreclose their rights will not be asserted by Mortgagor as a
defense to any proceeding instituted by Mortgagee to collect the Indebtedness or
to foreclose the lien of this Mortgage.

                  (d) Unless expressly provided otherwise, in the event that
ownership of this Mortgage and title to the Mortgaged Property or any estate
therein shall become vested in the same person or entity, this Mortgage shall
not merge in such title but shall continue as a valid lien on the Mortgaged
Property for the amount secured hereby.

                  25. Security Agreement under Uniform Commercial Code. (a) It
is the intention of the parties hereto that this Mortgage shall constitute a
Security Agreement within the meaning of the Uniform Commercial Code (the
"Code") of the State of New York. If an Event of Default shall occur and be
continuing under this Mortgage, then in addition to having any other right or
remedy available at law or in equity, Mortgagee shall have the option of either
(i) proceeding under the Code and exercising such rights and remedies as may be
provided to a secured party by the Code with respect to all or any portion of
the Mortgaged Property which is personal property (including, without
limitation, taking possession of and selling such property) or (ii) treating
such property as real property and proceeding with respect to both the real and
personal property constituting the Mortgaged Property in accordance with
Mortgagee's rights, powers and remedies with respect to the real property (in
which event the default provisions of the Code shall not apply). If Mortgagee
shall elect to proceed under the Code, then ten days' notice of sale of the
personal property shall be deemed reasonable notice and the reasonable expenses
of retaking, holding, preparing for sale, selling and the like incurred by
Mortgagee shall include, but not be limited to, attorneys' fees and legal
expenses. At Mortgagee's request, Mortgagor shall assemble the personal property
and make it available to Mortgagee at a place designated by Mortgagee which is
reasonably convenient to both parties.

                  (b) Mortgagor and Mortgagee agree, to the extent permitted by
law, that: (i) this Mortgage upon recording or registration in the real estate
records of the proper office shall constitute a financing statement filed as a
"fixture filing" within the meaning of Sections 9-313 and 9-402 of the Code;
(ii) Mortgagor is the record owner of the Real Estate; and (iii) the addresses
of Mortgagor and Mortgagee are as set forth on the first page of this Mortgage.

                  (c) Mortgagor, upon request by Mortgagee from time to time,
shall execute, acknowledge and deliver to Mortgagee one or more separate
security agreements, in form satisfactory to Mortgagee, covering all or any part
of the Mortgaged Property and will further

                                       22
<PAGE>

execute, acknowledge and deliver, or cause to be executed, acknowledged and
delivered, any financing statement, affidavit, continuation statement or
certificate or other document as Mortgagee may request in order to perfect,
preserve, maintain, continue or extend the security interest under and the
priority of this Mortgage and such security instrument. Mortgagor further agrees
to pay to Mortgagee on demand all costs and expenses incurred by Mortgagee in
connection with the preparation, execution, recording, filing and re-filing of
any such document and all reasonable costs and expenses of any record searches
for financing statements Mortgagee shall reasonably require. Mortgagor shall
from time to time, on request of Mortgagee, deliver to Mortgagee an inventory in
reasonable detail of any of the Mortgaged Property which constitutes personal
property. If Mortgagor shall fail to furnish any financing or continuation
statement within 10 days after request by Mortgagee, then pursuant to the
provisions of the Code, Mortgagor hereby authorizes Mortgagee, without the
signature of Mortgagor, to execute and file any such financing and continuation
statements. The filing of any financing or continuation statements in the
records relating to personal property or chattels shall not be construed as in
any way impairing the right of Mortgagee to proceed against any personal
property encumbered by this Mortgage as real property, as set forth above.

                  26. Assignment of Rents. Mortgagor hereby assigns to Mortgagee
the Rents as further security for the payment of the Indebtedness and
performance of the Obligations, and Mortgagor grants to Mortgagee the right to
enter the Mortgaged Property for the purpose of collecting the same and to let
the Mortgaged Property or any part thereof, and to apply the Rents on account of
the Indebtedness. The foregoing assignment and grant is present and absolute and
shall continue in effect until the Indebtedness is paid in full, but Mortgagee
hereby waives the right to enter the Mortgaged Property for the purpose of
collecting the Rents and Mortgagor shall be entitled to collect, receive, use
and retain the Rents until the occurrence of an Event of Default under this
Mortgage; such right of Mortgagor to collect, receive, use and retain the Rents
may be revoked by Mortgagee upon the occurrence of any Event of Default under
this Mortgage by giving not less than seven calendar days' written notice of
such revocation to Mortgagor; in the event such notice is given, Mortgagor shall
pay over to Mortgagee, or to any receiver appointed to collect the Rents, any
lease security deposits, and shall pay monthly in advance to Mortgagee, or to
any such receiver, the fair and reasonable rental value as determined by
Mortgagee for the use and occupancy of the Mortgaged Property or of such part
thereof as may be in the possession of Mortgagor or any affiliate of Mortgagor,
and upon default in any such payment Mortgagor and any such affiliate will
vacate and surrender the possession of the Mortgaged Property to Mortgagee or to
such receiver, and in default thereof may be evicted by summary proceedings or
otherwise. Mortgagor shall not accept prepayments of installments of Rent to
become due for a period of more than one month in advance (except for security
deposits and estimated payments of percentage rent, if any). The agreement
contained in this Section has been made with reference to section 291-f of the
Real Property Law of the State of New York.

                  27. Trust Funds. (a) Mortgagor shall receive the advances
secured hereby subject to the trust fund provisions of Section 13 of the Lien
Law of the State of New York.

                                       23
<PAGE>

                  (b) All lease security deposits of the Real Estate shall be
treated as trust funds not to be commingled with any other funds of Mortgagor.
Within 10 days after request by Mortgagee, Mortgagor shall furnish Mortgagee
satisfactory evidence of compliance with this subsection, together with a
statement of all lease security deposits by lessees and copies of all Leases not
previously delivered to Mortgagee, which statement shall be certified by
Mortgagor.

                  28. Additional Rights. (a) The clauses and covenants contained
in this Mortgage that are construed by Section 254 of the Real Property Law of
the State of New York shall be construed as provided in those sections, except
that the provisions of subsection 4 of such Section 254 shall not in any manner
apply to or construe the provisions of this Mortgage; the additional clauses and
covenants contained herein shall afford rights supplemental to and not exclusive
of the rights conferred by the clauses and covenants construed by such Section
254 and shall not impair, modify, alter or defeat such rights (except that the
provisions of this Mortgage governing insurance shall be exclusive of and shall
be in substitution for the rights which would be conferred by the clauses and
covenants construed by such subsection 4 of such Section 254), notwithstanding
that such additional clauses and covenants may relate to the same subject matter
or provide for different or additional rights in the same or similar
contingencies as the clauses and covenants construed by such Section 254; the
rights of Mortgagee arising under clauses and covenants contained in this
Mortgage shall be separate, distinct and cumulative and none of them shall be in
exclusion of the others; no act of Mortgagee shall be construed as an election
to proceed under any one provision herein to the exclusion of any other
provision, anything herein or otherwise to the contrary notwithstanding, and in
the event of any inconsistencies between the provisions of such Section 254 and
the provisions of this Mortgage, the provisions of this Mortgage shall prevail.

                  (b) The holder of any subordinate lien on the Mortgaged
Property shall have no right to terminate any Lease whether or not such Lease is
subordinate to this Mortgage nor shall any holder of any subordinate lien join
any tenant under any Lease in any action to foreclose the lien or modify,
interfere with, disturb or terminate the rights of any tenant under any Lease.
By recordation of this Mortgage all subordinate lienholders are subject to and
notified of this provision, and any action taken by any such lienholder contrary
to this provision shall be null and void. Upon the occurrence of any Event of
Default, Mortgagee may, in its sole discretion and without regard to the
adequacy of its security under this Mortgage, apply all or any part of any
amounts on deposit with Mortgagee under this Mortgage against all or any part of
the Indebtedness. Any such application shall not be construed to cure or waive
any Default or Event of Default or invalidate any act taken by Mortgagee on
account of such Default or Event of Default.

                  29. Changes in Method of Taxation. In the event of the passage
after the date hereof of any law of any Governmental Authority deducting from
the value of the Premises for the purposes of taxation any lien thereon, or
changing in any way the laws for the taxation of mortgages or debts secured
thereby for federal, state or local purposes, or the manner of collection of any
such taxes, and imposing a tax, either directly or indirectly, on mortgages or
debts secured thereby, the holder of this Mortgage shall have the right to
declare the

                                       24
<PAGE>

Indebtedness due on a date to be specified by not less than 30 days'
written notice to be given to Mortgagor unless within such 30-day period
Mortgagor shall assume as an Obligation hereunder the payment of any tax so
imposed until full payment of the Indebtedness and such assumption shall be
permitted by law.

                  30. Notices. All notices, requests, demands and other
communications hereunder shall be deemed to have been sufficiently given or
served when presented personally, when delivered to an overnight courier service
with guaranteed next business day delivery or when deposited in the mail by
certified or registered mail, postage prepaid, addressed to Mortgagor at the
address given on the first page of this Mortgage and to Mortgagee at the address
given on the first page of this Mortgage, and shall be deemed to have been
received upon the earlier of actual receipt thereof or the third calendar day
after such mailing. Either party may change its address by notice to the other
party. If any party other than Mortgagor shall be entitled to receive copies of
notices, demands or approvals, failure of Mortgagee to send such copies shall
not impair the effectiveness of any notice sent to Mortgagor.

                  31. No Oral Modification. This Mortgage may not be changed or
terminated orally. Any agreement made by Mortgagor and Mortgagee after the date
of this Mortgage relating to this Mortgage shall be superior to the rights of
the holder of any intervening or subordinate lien or encumbrance.

                  32. Partial Invalidity. In the event any one or more of the
provisions contained in this Mortgage shall for any reason be held to be
invalid, illegal or unenforceable in any respect, such invalidity, illegality or
unenforceability shall not affect any other provision hereof, but each shall be
construed as if such invalid, illegal or unenforceable provision had never been
included. Notwithstanding to the contrary anything contained in this Mortgage or
in any provisions of the Indebtedness or the Financing Documents, the
obligations of Mortgagor and of any other obligor under the Indebtedness or the
Financing Documents shall be subject to the limitation that Mortgagee shall not
charge, take or receive, nor shall Mortgagor or any other obligor be obligated
to pay to Mortgagee, any amounts constituting interest in excess of the maximum
rate permitted by law to be charged by Mortgagee.

                  33. Mortgagor's Waiver of Rights. To the fullest extent
permitted by law, Mortgagor waives the benefit of all laws now existing or that
may subsequently be enacted providing for (i) any appraisement before sale of
any portion of the Mortgaged Property, (ii) any extension of the time for the
enforcement of the collection of the Indebtedness or the Note Indebtedness or
the creation or extension of a period of redemption from any sale made in
collecting such debt and (iii) exemption of the Mortgaged Property from
attachment, levy or sale under execution or exemption from civil process. To the
full extent Mortgagor may do so, Mortgagor agrees that Mortgagor will not at any
time insist upon, plead, claim or take the benefit or advantage of any law now
or hereafter in force providing for any appraisement, valuation, stay,
exemption, extension or redemption, or requiring foreclosure of this Mortgage
before exercising any other remedy granted hereunder and Mortgagor, for
Mortgagor and its successors and assigns, and for any and all persons ever
claiming any interest in the Mortgaged Property, to

                                       25
<PAGE>

the extent permitted by law, hereby waives and releases all rights of
redemption, valuation, appraisement, stay of execution, notice of election to
mature or declare due the whole of the secured indebtedness and marshalling in
the event of foreclosure of the liens hereby created.

                  34. Remedies Not Exclusive. Mortgagee shall be entitled to
enforce payment of the Indebtedness and performance of the Obligations and to
exercise all rights and powers under this Mortgage or under any of the other
Financing Documents or other agreement or any laws now or hereafter in force,
notwithstanding some or all of the Indebtedness, the Note Indebtedness and/or
the Obligations may now or hereafter be otherwise secured, whether by mortgage,
security agreement, pledge, lien, assignment or otherwise. Neither the
acceptance of this Mortgage nor its enforcement, shall prejudice or in any
manner affect Mortgagee's right to realize upon or enforce any other security
now or hereafter held by Mortgagee, it being agreed that Mortgagee shall be
entitled to enforce this Mortgage and any other security now or hereafter held
by Mortgagee in such order and manner as Mortgagee may determine in its absolute
discretion. No remedy herein conferred upon or reserved to Mortgagee is intended
to be exclusive of any other remedy herein or by law provided or permitted, but
each shall be cumulative and shall be in addition to every other remedy given
hereunder or now or hereafter existing at law or in equity or by statute. Every
power or remedy given by any of the Financing Documents to Mortgagee or to which
it may otherwise be entitled, may be exercised, concurrently or independently,
from time to time and as often as may be deemed expedient by Mortgagee. In no
event shall Mortgagee, in the exercise of the remedies provided in this Mortgage
(including, without limitation, in connection with the assignment of Rents to
Mortgagee, or the appointment of a receiver and the entry of such receiver on to
all or any part of the Mortgaged Property), be deemed a "mortgagee in
possession," and Mortgagee shall not in any way be made liable for any act,
either of commission or omission, in connection with the exercise of such
remedies.

                  35. Multiple Security. If (a) the Premises shall consist of
one or more parcels, whether or not contiguous and whether or not located in the
same county, or (b) in addition to this Mortgage, Mortgagee shall now or
hereafter hold one or more additional mortgages, liens, deeds of trust or other
security (directly or indirectly) for the Indebtedness upon other property in
the State in which the Premises are located (whether or not such property is
owned by Mortgagor or by others) or (c) both the circumstances described in
clauses (a) and (b) shall be true, then to the fullest extent permitted by law,
Mortgagee may, at its election, commence or consolidate in a single foreclosure
action all foreclosure proceedings against all such collateral securing the
Indebtedness (including the Mortgaged Property), which action may be brought or
consolidated in the courts of any county in which any of such collateral is
located. Mortgagor acknowledges that the right to maintain a consolidated
foreclosure action is a specific inducement to Mortgagee to extend the
Indebtedness, and Mortgagor expressly and irrevocably waives any objections to
the commencement or consolidation of the foreclosure proceedings in a single
action and any objections to the laying of venue or based on the grounds of
forum non conveniens which it may now or hereafter have. Mortgagor further
agrees that if Mortgagee shall be prosecuting one or more foreclosure or other
proceedings against a portion of the Mortgaged Property or against any
collateral other than the Mortgaged Property, which collateral directly or
indirectly secures the

                                       26
<PAGE>

Indebtedness, or if Mortgagee shall have obtained a judgment of foreclosure and
sale or similar judgment against such collateral, then, whether or not such
proceedings are being maintained or judgments were obtained in or outside the
State in which the Premises are located, Mortgagee may commence or continue
foreclosure proceedings and exercise its other remedies granted in this Mortgage
against all or any part of the Mortgaged Property and Mortgagor waives any
objections to the commencement or continuation of a foreclosure of this Mortgage
or exercise of any other remedies hereunder based on such other proceedings or
judgments, and waives any right to seek to dismiss, stay, remove, transfer or
consolidate either any action under this Mortgage or such other proceedings on
such basis. Neither the commencement nor continuation of proceedings to
foreclose this Mortgage nor the exercise of any other rights hereunder nor the
recovery of any judgment by Mortgagee in any such proceedings shall prejudice,
limit or preclude Mortgagee's right to commence or continue one or more
foreclosure or other proceedings or obtain a judgment against any other
collateral (either in or outside the State in which the Premises are located)
which directly or indirectly secures the Indebtedness, and Mortgagor expressly
waives any objections to the commencement of, continuation of, or entry of a
judgment in such other proceedings or exercise of any remedies in such
proceedings based upon any action or judgment connected to this Mortgage, and
Mortgagor also waives any right to seek to dismiss, stay, remove, transfer or
consolidate either such other proceedings or any action under this Mortgage on
such basis. It is expressly understood and agreed that to the fullest extent
permitted by law, Mortgagee may, at its election, cause the sale of all
collateral which is the subject of a single foreclosure action at either a
single sale or at multiple sales conducted simultaneously and take such other
measures as are appropriate in order to effect the agreement of the parties to
dispose of and administer all collateral securing the Indebtedness (directly or
indirectly) in the most economical and least time-consuming manner.

                  36. Expenses; Indemnification. (a) Mortgagor shall pay or
reimburse Mortgagee for all expenses incurred by Mortgagee before and after the
date of this Mortgage with respect to any and all transactions contemplated by
this Mortgage including without limitation, the preparation of any document
reasonably required hereunder or any amendment, modification, restatement or
supplement to this Mortgage, the delivery of any consent, non-disturbance
agreement or similar document in connection with this Mortgage or the
enforcement of any of Mortgagee's rights. Such expenses shall include, without
limitation, all title and conveyancing charges, recording and filing fees and
taxes, mortgage taxes, intangible personal property taxes, escrow fees, revenue
and tax stamp expenses, insurance premiums (including title insurance premiums),
title search and title rundown charges, brokerage commissions, finders' fees,
placement fees, court costs, surveyors', photographers', appraisers',
architects', engineers', consulting professional's, accountants' and attorneys'
fees and disbursements. Mortgagor acknowledges that from time to time Mortgagor
may receive statements for such expenses, including without limitation
attorneys' fees and disbursements. Mortgagor shall pay such statements promptly
upon receipt.

                  (b) If (i) any action or proceeding shall be commenced by
Mortgagee (including but not limited to any action to foreclose this Mortgage or
to collect the Indebtedness), or any action or proceeding is commenced to which
Mortgagee is made a party, or in which it


                                       27
<PAGE>

becomes necessary to defend or uphold the lien of this Mortgage (including,
without limitation, any proceeding or other action relating to the bankruptcy,
insolvency or reorganization of any Obligor), or in which Mortgagee is served
with any legal process, discovery notice or subpoena and (ii) in each of the
foregoing instances such action or proceeding in any manner relates to or arises
out of this Mortgage or Mortgagee's lending to Mortgagor or acceptance of a
guaranty from a Guarantor of the Indebtedness or of any of the Obligations or
any of the transactions contemplated by this Mortgage, then Mortgagor will
immediately reimburse or pay to Mortgagee all of the expenses which have been or
may be incurred by Mortgagee with respect to the foregoing (including reasonable
counsel fees and disbursements), together with interest thereon at the Default
Rate, and following the occurrence of a Default any such sum and the interest
thereon shall be a lien on the Mortgaged Property, prior to any right, or title
to, interest in or claim upon the Mortgaged Property attaching or accruing
subsequent to the lien of this Mortgage, and shall be deemed to be secured by
this Mortgage. In any action or proceeding to foreclose this Mortgage, or to
recover or collect the Indebtedness, the provisions of law respecting the
recovering of costs, disbursements and allowances shall prevail unaffected by
this covenant.

                  (c) Mortgagor shall indemnify and hold harmless Mortgagee and
Mortgagee's affiliates, and the respective directors, officers, agents and
employees of Mortgagee and its affiliates from and against all claims, damages,
losses and liabilities (including, without limitation, reasonable attorneys'
fees and expenses) arising out of or based upon any matter related to this
Mortgage, the Mortgaged Property or the occupancy, ownership, maintenance or
management of the Mortgaged Property by Mortgagor, including, without
limitation, any claims based on the alleged acts or omissions of any employee or
agent of Mortgagor. This indemnification shall be in addition to any other
liability which Mortgagor may otherwise have to Mortgagee.

                  37. Successors and Assigns. All covenants of Mortgagor
contained in this Mortgage are imposed solely and exclusively for the benefit of
Mortgagee and its successors and assigns, and no other person or entity shall
have standing to require compliance with such covenants or be deemed, under any
circumstances, to be a beneficiary of such covenants, any or all of which may be
freely waived in whole or in part by Mortgagee at any time if in its sole
discretion it deems such waiver advisable. All such covenants of Mortgagor shall
run with the land and bind Mortgagor, the successors and assigns of Mortgagor
(and each of them) and all subsequent owners, encumbrancers and tenants of the
Mortgaged Property, and shall inure to the benefit of Mortgagee, its successors
and assigns. The word "Mortgagor" shall be construed as if it read "Mortgagors"
whenever the sense of this Mortgage so requires and if there shall be more than
one Mortgagor, the obligations of the Mortgagors shall be joint and several.

                  38. No Waivers, etc. Any failure by Mortgagee to insist upon
the strict performance by Mortgagor of any of the terms and provisions of this
Mortgage shall not be deemed to be a waiver of any of the terms and provisions
hereof, and Mortgagee, notwithstanding any such failure, shall have the right
thereafter to insist upon the strict performance by Mortgagor of any and all of
the terms and provisions of this Mortgage to be

                                       28
<PAGE>

performed by Mortgagor. Mortgagee may release, regardless of consideration and
without the necessity for any notice to or consent by the holder of any
subordinate lien on the Mortgaged Property, any part of the security held for
the obligations secured by this Mortgage without, as to the remainder of the
security, in anywise impairing or affecting the lien of this Mortgage or the
priority of such lien over any subordinate lien.

                  39. Governing Law, etc. This Mortgage shall be governed by and
construed and interpreted in accordance with the laws of the State of New York,
except that Mortgagor expressly acknowledges that by their terms, the Credit
Agreement, the Note, the Guaranty and other Financing Documents shall be
governed and construed in accordance with the laws of the State of Connecticut,
without regard to principles of conflict of law, and, for purposes of
consistency, Mortgager agrees that in any in personam proceeding relating to
this Mortgage, the rights of the parties to this Mortgage shall also be governed
by and construed in accordance with the laws of the State of Connecticut
governing contracts made and to be performed in that State, without regard to
the principles of conflict of law. Mortgagor hereby irrevocably agrees that any
legal action, suit, or proceeding against it with respect to its obligations,
liabilities or any other matter under or arising out of or in connection with
this Mortgage or the other Financing Documents or for recognition or enforcement
of any judgment rendered in any such action, suit or proceeding may be brought
in the United States Courts for the District of Connecticut or the Southern
District of New York, or in the courts of the State of Connecticut or of the
State of New York, as Mortgagee may elect, and, by execution and delivery of
this Mortgage, Mortgagor hereby irrevocably accepts and submits to the
non-exclusive jurisdiction of each of the aforesaid courts in personam,
generally and unconditionally with respect to any such action, suit or
proceeding for itself and in respect of its property. Mortgagor further agrees
that final judgment against it in any action, suit, or proceeding referred to
herein shall be conclusive and may be enforced in any other jurisdiction, by
suit on the judgment, a certified or exemplified copy of which shall be
conclusive evidence of the fact and of the amount of its indebtedness.

                  40. Waiver of Trial by Jury. Mortgagor and Mortgagee each
hereby irrevocably and unconditionally waive trial by jury in any action, claim,
suit or proceeding relating to this Mortgage and for any counterclaim brought
therein. Mortgagor hereby waives all rights to interpose any counterclaim in any
suit brought by Mortgagee hereunder and all rights to have any such suit
consolidated with any separate suit, action or proceeding.

                  41. Certain Definitions. Unless the context clearly indicates
a contrary intent or unless otherwise specifically provided herein, words used
in this Mortgage shall be used interchangeably in singular or plural form and
the word "Mortgagor" shall mean "each Mortgagor or any subsequent owner or
owners of the Mortgaged Property or any part thereof or interest therein," the
word "Mortgagee" shall mean "Mortgagee or any subsequent holder of the Guaranty
and the Note," the word "person" shall include any individual, corporation,
partnership, trust, unincorporated association, government, governmental
authority, or other entity, and the words "Mortgaged Property" shall include any
portion of the Mortgaged Property or interest therein. Whenever the context may
require, any pronouns used herein shall include the corresponding masculine,
feminine or neuter forms, and the singular form of nouns and pronouns


                                       29
<PAGE>

shall include the plural and vice versa. The captions in this Mortgage are for
convenience or reference only and in no way limit or amplify the provisions
hereof.

                  42. Nonresidential. THIS MORTGAGE DOES NOT COVER REAL PROPERTY
PRINCIPALLY IMPROVED BY ONE OR MORE STRUCTURES CONTAINING IN THE AGGREGATE NOT
MORE THAN SIX RESIDENTIAL DWELLING UNITS, EACH HAVING ITS OWN SEPARATE COOKING
FACILITIES.

                  43. Judgement Lien. As a condition and in consideration of
Mortgagee's accepting this Mortgage and making the loan evidenced by the Note,
if the judgment (the "Prior Judgement") in the action docketed as Case No.
85-12904-7 in the Circuit Court of the Sixth Judicial Circuit in and for
Pinellas County, Florida, Civil Division, and the related judgment lien (the
"Prior Judgement Lien") filed in the Supreme Court of the State of New York,
County of Nassau, on December 19, 1990, under Index No. 28611/90, have not both
been discharged of record as of the date hereof, Mortgagor hereby agrees that,
if Mortgagee or Mortgagor ever receives notice (of any kind) of an action to
foreclose the Prior Judgment Lien or of any other claim, case or proceeding
against Mortgagor or the Mortgaged Property being, or threatened to be, asserted
under or in connection with the Prior Judgement or Prior Judgement Lien, then
Mortgagor shall immediately, at its sole cost and expense, (a) if Mortgagee does
not already have actual written notice of same, send written notification to
Mortgagee of said action, claim, case or proceeding, and (b) pay the Prior
Judgement in full or take such other action as shall be necessary to immediately
release and discharge or dismiss the Prior Judgement and the Prior Judgement
Lien.

                  44. Any Outstanding Taxes. As a condition and in consideration
of Mortgagee's accepting this Mortgage and making the loan evidenced by the
Note, Mortgagor hereby agrees that, if Mortgagee or Mortgagor ever receives
notice (of any kind) of any lien or any action to foreclose any lien relating to
taxes or fees relating to the Mortgagee's owning property or doing business in
the State of New York, or of any other claim, case or proceeding against
Mortgagor or the Mortgaged Property being claimed, threatened or asserted
relating to or in connection with any such taxes or fees, then Mortgagor shall
immediately, at its sole cost and expense, (a) if Mortgagee does not already
have actual written notice of same, send written notification to Mortgagee of
said action, claim, case or proceeding, and (b) pay any such taxes or fees in
full or take such other action as shall be necessary to immediately release and
discharge or dismiss any such liens and actions.

                  45. Maximum Indebtedness Secured by this Mortgage.
Notwithstanding anything contained herein to the contrary, the maximum amount of
indebtedness secured by this Mortgage at execution or which under any
contingency may become secured hereby at any time hereafter is $850,000.00 and
interest thereon, plus amounts expended by Mortgagee after a declaration of
default hereunder to maintain the lien of this Mortgage or to protect the
property secured by this Mortgage, including, without limitation, amounts in
respect of insurance premiums, real estate taxes and litigation expenses to
prosecute or defend the rights, remedies and lien of this Mortgage or title to
the Property.


                                       30
<PAGE>


                  This Mortgage has been duly executed by Mortgagor on the date
first above written.


WITNESSES:                                           AVEST, INC.


/s/ Keri Jones                                       By:   /s/ Michael McGuire
-------------------------------                            --------------------
Name: Keri Jones                                               Michael McGuire
                                                     President

/s/ Lori Sarnataro
------------------
Name:   Lori Sarnataro



                                       31
<PAGE>

                                 ACKNOWLEDGMENT

STATE OF NEW YORK )
                   :  ss.:
COUNTY OF NASSAU  )



                  On the ____ day of May, 1999, before me personally came
Michael McGuire, to me known, who, being by me duly sworn, did depose and say
that he resides at 4 Great Oak Road, St. James, New York 11780 (insert full
address, include street address, city and state); that he is the President of
AVEST, INC., a Delaware corporation, the corporation described in and which
executed the foregoing instrument; and that he signed his name thereto by
authority of the board of directors of said corporation.




                                  Notary Public


[Notarial Seal/Stamp]




<PAGE>

                                   Schedule A

                           Description of the Premises

                    [Attach Legal Description of all parcels]



<PAGE>

                                    MORTGAGE


                                      from


                             AVEST, INC., Mortgagor


                                       to


                         FLEET NATIONAL BANK, Mortgagee


                           Dated as of May _14__, 1999



                       After recording, please return to:

                              Edward A. Weiss, Esq.
                            Finn Dixon & Herling LLP
                         One Landmark Square, 14th Floor
                           Stamford, Connecticut 06901