**Exhibit 10.1**

CUMMINGSPROPERTIES MANAGEMENT, INC.STANDARD FORM

**COMMERCIAL LEASE**

             Inconsideration of the covenants herein contained, Cummings PropertiesManagement, Inc., hereinafter called LESSOR, does hereby lease to CoulterCellular Therapies, Inc. (a Massachusetts corporation), 20 Hampden Street,Roxbury, Massachusetts 02119 hereinafter called LESSEE, the following describedpremises, hereinafter called the leased premises:  approximately 33,048 square feet (including 10.65% common area)at 200 Boston Avenue, Suites 2100, 2400, 2600, 2900 and 1475, Medford,Massachusetts 02155.

**             TO HAVE ANDHOLD**the leased premises for a term of five (5) years commencing at noon onOctober 1, 1998 and ending at noon on September 30, 2003 unlesssooner terminated as herein provided. LESSOR and LESSEE now covenant and agree that the following terms andconditions shall govern this lease during the term hereof and for such furthertime as LESSEE shall hold the leased premises.

             1.          **RENT**.  LESSEE shall pay to LESSOR base rent at therate of six hundred sixty-nine thousand two hundred twenty-two U.S. dollars peryear, drawn on a U.S. bank, payable in advance in monthly installments of$55.768.50 on the first day in each calendar month in advance, the firstmonthly payment to be made upon LESSEE’s execution of this lease, includingpayment in advance of appropriate fractions of a monthly payment for anyportion of a month at the commencement or end of said lease term.  All payments shall be made to LESSOR oragent at 200 West Cummings Park, Woburn, Massachusetts 01801, or at suchother place as LESSOR shall from time to time in writing designate.  If the “Cost of Living” has increased asshown by the Consumer Price Index (Boston, Massachusetts, all items, all urbanconsumers), U.S. Bureau of Labor Statistics, the amount of base rent due duringeach calendar year of this lease and any extensions thereof shall be annuallyadjusted in proportion to any increase in the Index.  All such adjustments shall take place with the rent due onJanuary 1 of each year during the lease term.  The base month from which to determine the amount of eachincrease in the Index shall be January 1999, which figure shall becompared with the figure for November 1999, and each November thereafter todetermine the percentage increase (if any) in the base rent to be paid duringthe following calendar year.  In theevent that the Consumer Price Index as presently computed is discontinued as ameasure of “Cost of Living” changes, any adjustment shall then be made on thebasis of a comparable index then in general use.

             2.          **SECURITYDEPOSIT**.  LESSEE shall pay toLESSOR a security deposit in the amount of one hundred ten thousand(110,000.00) U.S. dollars upon the execution of this lease by LESSEE, whichshall be held as security for LESSEE’s performance as herein provided andrefunded to LESSEE without interest at the end of this lease, subject toLESSEE’s satisfactory compliance with the conditions hereof.  See Paragraph T of Rider to Lease.  LESSEE may not apply the security deposit topayment of the last month’s rent.  Inthe event of any default or breach of this lease by LESSEE, LESSOR mayimmediately apply the security deposit first to any unamortized improvementscompleted for LESSEE’s occupancy, then to offset any outstanding invoice orother payment due to LESSOR, with the balance applied to outstanding rent.  If all or any portion of the securitydeposit is applied to cure a default or breach during the term of the lease,LESSEE shall be responsible for restoring said deposit forthwith, and failureto do so shall be considered a substantial default under the lease.  LESSEE’s failure to remit the full securitydeposit or any portion thereof when due shall also constitute a substantiallease default.  Until such time asLESSEE pays the security deposit and first month’s rent, LESSOR may declarethis lease null and void for failure of consideration.
             3.          **USEOF PREMISES**.  LESSEE shalluse the leased premises only for the purpose of executive and administrative offices,laboratory, research and development, and light manufacturing.

             4.          **ADDITIONALRENT**.  LESSEE shall pay toLESSOR as additional rent a proportionate share (based on square footage leasedby LESSEE as compared with the total leaseable square footage of the buildingof which the leased premises are a part) of any increase in the real estatetaxes levied against the land and building of which the leased premises are apart (hereinafter called the building), whether such increase is caused by anincrease in the tax rate, or the assessment on the property, or a change in themethod of determining real estate taxes. LESSEE shall make payment within thirty (30) days of written notice fromLESSOR that such increased taxes are payable, and any additional rent shall beprorated should the lease terminate before the end of any tax year.  The base from which to determine the amountof any increase in taxes shall be the rate and the assessment in effect as ofJuly 1, 1998.

             5.          **UTILITIES**.  LESSOR shall provide equipment per LESSOR’sbuilding standard specifications to heat the leased premises in season and tocool all office areas between May 1 and November 1.  LESSEE shall pay all charges for utilitiesused on the leased premises, including electricity, gas, oil, water andsewer.  LESSEE shall pay the utilityprovider or LESSOR, as applicable, for all such utility charges as determinedby separate meters serving the leased premises and/or as a proportionate shareof the utility charges for the building if not separately metered.  LESSEE shall also pay LESSOR a proportionateshare of any other reasonable fees and charges relating in any way to utilityuse at the building.  No plumbing, constructionor electrical work of any type shall be done without LESSOR’s prior writtenapproval and LESSEE obtaining the appropriate municipal permit.

             6.          **COMPLIANCEWITH LAWS**.  LESSEEacknowledges that no trade, occupation, activity or work shall be conducted inthe leased premises or use made thereof which may be unlawful, improper, noisy,offensive, or contrary to any applicable statute, regulation, ordinance orbylaw.  LESSEE shall keep all employeesworking in the leased premises covered by Worker’s Compensation Insurance andshall obtain any licenses and permits necessary for LESSEE’s occupancy.  LESSEE shall be responsible for causing theleased premises and any alterations by LESSEE which are allowed hereunder to bein full compliance with any applicable statute, regulation, ordinance or bylaws.  LESSOR shall be responsible for causing thecommon areas (as defined in Section 15) to comply with laws.

             7.          **FIRE,CASUALTY, EMINENT DOMAIN**. Should a substantial portion of the leased premises, or of the propertyof which they are a part, be substantially damaged by fire or other casualty,or be taken by eminent domain, LESSOR may elect to terminate this lease.  When such fire, casualty, or taking rendersthe leased premises substantially unsuitable for their intended use, a just andproportionate abatement of rent shall be made, and LESSEE may elect toterminate this lease if: (a) LESSOR fails to give written notice within thirty (30) days ofintention to restore the leased premises, or (b) LESSOR fails to restorethe leased premises to a condition substantially suitable for their intendeduse within ninety (90) days of said fire, casualty or taking.  LESSOR reserves all rights for damages orinjury to the leased premises for any taking by eminent domain, except fordamage to LESSEE’s property or equipment.
             8.          **FIREINSURANCE**.  LESSEE shall notpermit any use of the leased premises which will adversely affect or makevoidable any insurance on the property of which the leased premises are a part,or on the contents of said property, or which shall be contrary to any law orregulation from time to time established by the Insurance Services Office (orsuccessor), local Fire Department, LESSOR’s insurer, or any similar body.  LESSEE shall on demand reimburse LESSOR, andall other tenants, all extra insurance premiums caused by LESSEE’s use of theleased premises.  LESSEE shall notvacate the leased premises or permit same to be unoccupied other than duringLESSEE’s customary non-business days or hours unless LESSEE continues to payrent and comply with its obligations under this lease.

             9.          **MAINTENANCEOF PREMISES**.  LESSOR will beresponsible for all structural maintenance of the leased premises and for thenormal daytime maintenance of all common areas, space heating and coolingequipment, sprinklers, doors, locks, plumbing, and electrical wiring, butspecifically excluding damage caused by the careless, malicious, willful, ornegligent acts of LESSEE or others, chemical, water or corrosion damage fromany source, and maintenance of any non “building standard” leaseholdimprovements.  LESSEE agrees to maintainat its expense all other aspects of the leased premises in the same conditionas they are at the commencement of the term or as they may be put in during theterm of this lease, normal wear and tear and damage by fire or other casualtyonly excepted, and whenever necessary, to replace light bulbs, plate glass andother glass therein, acknowledging that the leased premises will be in goodorder and the light bulbs and glass whole. LESSEE will properly control or vent all solvents, degreasers, smoke,odors, etc. and shall not cause the area surrounding the leased premises to bein anything other than a neat and clean condition, depositing all waste inappropriate receptacles.  LESSEE shallbe solely responsible for any damage to plumbing equipment, sanitary lines, orany other portion of the building which results from the discharge or use ofany acid or corrosive substance by LESSEE. LESSEE shall not permit the leased premises to be overloaded, damaged, strippedor defaced, nor suffer any waste, and will not keep animals within the leasedpremises.  If the leased premisesinclude any wooden mezzanine type space, the floor capacity of such space issuitable only for office use, light storage or assembly work.  LESSEE will protect any carpet with plasticor masonite chair pads under any rolling chairs.  Unless heat is provided at LESSOR’s expense, LESSEE shallmaintain sufficient heat to prevent freezing of pipes or other damage.  Any increase in air conditioning equipmentor electrical capacity or any installation or maintenance of equipment which isnecessitated by some specific aspect of LESSEE’s use of the leased premisesshall be LESSEE’s sole responsibility, at LESSEE’s expense and subject toLESSOR’s prior written consent.  Allmaintenance provided by LESSOR shall be during LESSOR’s normal business hours.
             10.        **ALTERATIONS**.  LESSEE shall not make structural alterationsor additions of any kind to the leased premises, but may make nonstructuralalterations provided LESSOR consents thereto in writing.  All such allowed alterations shall be atLESSEE’s expense and shall conform with LESSOR’s constructionspecifications.  If LESSOR or LESSOR’sagent provides any services or maintenance for LESSEE in connection with suchalterations or otherwise under this lease, any just invoice will be promptlypaid.  LESSEE shall not permit anymechanics’ liens, or similar liens, to remain upon the leased premises inconnection with work of any character performed or claimed to have beenperformed at the direction of LESSEE and shall cause any such lien to bereleased or removed forthwith without cost to LESSOR.  Any alterations or additions shall become part of the leasedpremises and the property of LESSOR. See Paragraph P of Rider to Lease. Any alterations completed by LESSOR or LESSEE shall be LESSOR’s“building standard” unless noted otherwise. LESSOR shall have the right at any time to change the arrangement ofparking areas, stairs, walkways or other common areas of the building.

             11.        **ASSIGNMENTOR SUBLEASING**.  LESSEE shallnot assign this lease or sublet or allow any other firm or individual to occupythe whole or any part of the leased premises without LESSOR’s prior writtenconsent.  Notwithstanding suchassignment or subleasing, LESSEE and GUARANTOR shall remain liable to LESSORfor the payment of all rent and for the full performance of the covenants andconditions of this lease.  LESSEE shallpay LESSOR promptly for legal and administrative expenses incurred by LESSOR inconnection with any consent requested hereunder by LESSEE.  See Paragraph K and L of Rider to Lease.

             12.        **SUBORDINATION**.  This lease shall be subject and subordinateto any and all mortgages and other instruments in the nature of a mortgage, nowor at any time hereafter, and LESSEE shall, when requested, promptly executeand deliver such written instruments as shall be necessary to show thesubordination of this lease to said mortgages or other such instruments in thenature of a mortgage.

             13.        **LESSOR’SACCESS**.  LESSOR or agents ofLESSOR may at any reasonable time, upon reasonable notice except in the case ofan emergency, enter to view the leased premises, to make repairs andalterations as LESSOR should elect to do for the leased premises, the commonareas or any other portions of the building, to make repairs which LESSEE isrequired but has failed to do, and during the last six months of the lease toshow the leased premises to others.

             14.        **SNOWREMOVAL**.  The plowing of snowfrom all roadways and unobstructed parking areas shall be at the sole expenseof LESSOR.  The control of snow and iceon all walkways, steps and loading areas serving the leased premises and allother areas not readily accessible to plows shall be the sole responsibility ofLESSOR.  Notwithstanding the foregoing,however, LESSEE shall hold LESSOR and OWNER harmless from any and all claims byLESSEE’s agents, representatives, employees, callers or invitees for damage orpersonal injury resulting in any way from snow or ice on any area serving theleased premises.
             15.        **ACCESSAND PARKING**.  LESSEE shallhave the right without additional charge to use parking facilities provided forthe leased premises in common with others entitled to the use thereof.  Said parking areas plus any stairs,corridors, walkways, elevators or other common areas (hereinafter collectivelycalled the common areas) shall in all cases be considered a part of the leasedpremises when they are used by LESSEE or LESSEE’s employees, agents, callers orinvitees.  LESSEE will not obstruct inany manner any portion of the building or the walkways or approaches to thebuilding, and will conform to all rules and regulations now or hereafter madeby LESSOR for parking, and for the care, use, or alteration of the building,its facilities and approaches.  LESSEEfurther warrants that LESSEE will not permit any employee or visitor to violatethis or any other covenant or obligation of LESSEE.  No unattended parking (i.e., when a vehicle’s driver is notavailable at the leased premises) will be permitted between 7:00 PM and7:00 AM without LESSOR’s prior written approval, and from December 1through March 31 annually, such parking shall be permitted only in thoseareas specifically designated for assigned overnight parking.  Unregistered or disabled vehicles, or storagetrailers of any type, may not be parked at any time.  LESSOR may tow, at LESSEE’s sole risk and expense, any misparkedvehicle belonging to LESSEE or LESSEE’s agents, employees, invitees or callers,at any time.  LESSOR shall not beresponsible for providing any security services for the leased premises.

             16.        **LIABILITY**.  LESSEE shall be solely responsible asbetween LESSOR and LESSEE for deaths or personal injuries to all personswhomsoever occurring in or on the leased premises (including any common areasthat are considered part of the leased premises hereunder) from whatever causearising, and damage to property to whomsoever belonging arising out of the use,control, condition or occupation of the leased premises by LESSEE; and LESSEEagrees to indemnify and save harmless LESSOR and OWNER from any and allliability, including but not limited to costs, expenses, damages, causes ofaction, claims, judgments and attorney’s fees caused by or in any way growingout of any matters aforesaid, except for death, personal injuries or propertydamage directly resulting from the sole or gross negligence of LESSOR.

             17.        **INSURANCE**.  LESSEE will secure and carry at its ownexpense a commercial general liability policy insuring LESSEE, LESSOR and OWNERagainst any claims based on bodily injury (including death) or property damagearising out of the condition of the leased premises (including any common areasthat are considered part of the leased premises hereunder) or their use byLESSEE, such policy to insure LESSEE, LESSOR and OWNER against any claim up toOne Million (1,000,000) Dollars in the case of any one accident involvingbodily injury (including death), and up to One Million (1,000,000) Dollarsagainst any claim for damage to property. LESSOR and OWNER shall be included in each such policy as additionalinsureds using ISO Form CG 20 26 11 85 or some other formapproved by LESSOR.  LESSEE will filewith LESSOR prior to occupancy certificates and any applicable riders orendorsements showing that such insurance is in force, and thereafter will filerenewal certificates prior to the expiration of any such policies.  All such insurance certificates shallprovide that such policies shall not be cancelled without at least ten (10)days prior written notice to each insured. In the event LESSEE shall fail to provide or maintain such insurance atany time during the term of this lease, then LESSOR may elect to contract forsuch insurance at LESSEE’s expense.

             18.        **SIGNS**.  LESSOR authorizes, and LESSEE at LESSEE’sexpense agrees to erect promptly upon commencement of this lease, signage forthe leased premises in accordance with LESSOR’s building standards for style,size, location, etc.  LESSEE shallobtain the prior written consent of LESSOR before erecting any sign on theleased premises, which consent shall include approval as to size, wording,design and location.  LESSOR may removeand dispose of any sign not approved, erected or displayed in conformance withthis lease.
             19.        **BROKERAGE**.  LESSEE warrants and represents to LESSORthat LESSEE has dealt with no broker or third person with respect to this leaseexcept for Keith Coulter of McPherson Corporation, and LESSEE agrees toindemnify LESSOR against any brokerage claims arising by virtue of this lease.  LESSOR warrants and represents to LESSEEthat LESSOR has employed no exclusive broker or agent in connection with theletting of the leased premises.

             20.        **DEFAULTAND ACCELERATION OF RENT**.  Inthe event that:  (a) any assignmentfor the benefit of creditors, trust mortgage, receivership or other insolvencyproceeding shall be made or instituted with respect to LESSEE or LESSEE’sproperty; (b) LESSEE shall default in the observance or performance of anyof LESSEE’s covenants, agreements, or obligations hereunder, other thansubstantial monetary payments as provided below, and such default shall not becorrected within ten (10) days after written notice thereof or in the eventsuch default cannot be cured within said 10 days period, LESSEE shall not havecommenced to cure and be diligently proceeding to cure within said ten (10)days, or (c) LESSEE vacates the leased premises without continuing to payrent, then LESSOR shall have the right thereafter, while such default continuesand without demand or further notice, to re-enter and take possession of theleased premises, to declare the term of this lease ended, and to removeLESSEE’s effects, without being guilty of any manner of trespass, and withoutprejudice to any remedies which might be otherwise used for arrears of rent orother default or breach of the lease. If LESSEE shall default in the payment of the security deposit, rent,taxes, substantial invoice from LESSOR or LESSOR’s agent for goods and/orservices or other sum herein specified, and, such default shall continue forten (10) days after written notice thereof, and, because both parties agreethat nonpayment of said sums when due is a substantial breach of the lease, andbecause the payment of rent in monthly installments is for the sole benefit andconvenience of LESSEE, then in addition to the foregoing remedies the entirebalance of rent which is due hereunder shall become immediately due and payableas liquidated damages.  LESSOR, withoutbeing under any obligation to do so and without thereby waiving any default,may remedy same for the account and at the expense of LESSEE.  If LESSOR pays or incurs any obligations forthe payment of money in connection therewith, such sums paid or obligationsincurred plus interest and costs, shall be paid to LESSOR by LESSEE asadditional rent.  Any sums received byLESSOR from or on behalf of LESSEE at any time shall be applied first to anyunamortized improvements completed for LESSEE’s occupancy, then to offset anyoutstanding invoice or other payment due to LESSOR, with the balance applied tooutstanding rent.  LESSEE agrees to payreasonable attorney’s fees and/or administrative costs incurred by LESSOR inenforcing any or all obligations of LESSEE under this lease at any time.  LESSEE shall pay LESSOR interest at the rateof eighteen (18) percent per annum on any payment from LESSEE to LESSOR whichis past due.

             21.        **NOTICE**.  Any notice from LESSOR to LESSEE relating tothe leased premises or to the occupancy thereof shall be deemed duly servedwhen served by constable, or sent to the leased premises by certified mail,return receipt requested, postage prepaid, addressed to LESSEE.  Any notice from LESSEE to LESSOR relating tothe leased premises or to the occupancy thereof shall be deemed duly servedwhen served by constable, or delivered to LESSOR by certified mail, returnreceipt requested, postage prepaid, addressed to LESSOR at 200 WestCummings Park, Woburn, MA 01801 or at LESSOR’s last designated address.  No oral notice or representation shall haveany force or effect.  Time is of theessence in the service of any notice.
             22.        **OCCUPANCY**.  In the event that LESSEE takes possession ofsaid leased premises prior to the start of the lease term, LESSEE will performand observe all of LESSEE’s covenants from the date upon which LESSEE takespossession except the obligation for the payment of extra rent for any periodof less than one month.  LESSEE shallnot remove LESSEE’s goods or property from the leased premises other than inthe ordinary and usual course of business, without having first paid andsatisfied LESSOR for all rent which may become due during the entire term ofthis lease.  In the event that LESSEEcontinues to occupy or control all or any part of the leased premises after theagreed termination of this lease without the written permission of LESSOR, thenLESSEE shall be liable to LESSOR for any and all loss, damages or expensesincurred by LESSOR, and all other terms of this lease shall continue to applyexcept that rent shall be due in full monthly installments at a rate of onehundred fifty (150) percent of that which would otherwise be due under thislease, it being understood between the parties that such extended occupancy isas a tenant at sufferance and is solely for the benefit and convenience ofLESSEE and as such has greater rental value. LESSEE’s control or occupancy of all or any part of the leased premisesbeyond noon on the last day of any monthly rental period shall constituteLESSEE’s occupancy for an entire additional month, and increased rent asprovided in this section shall be due and payable immediately in advance.  LESSOR’s acceptance of any payments fromLESSEE during such extended occupancy shall not alter LESSEE’s status as atenant at sufferance.

             23.        **FIREPREVENTION**.  LESSEE agrees touse every reasonable precaution against fire and agrees to provide and maintainapproved, labeled fire extinguishers, emergency lighting equipment, and exitsigns and complete any other modifications within the leased premises asrequired or recommended by the Insurance Services Office (or successororganization), OSHA, the local Fire Department, or any similar body.

             24.        **OUTSIDEAREA**.  Any goods, equipment,or things of any type or description held or stored in any common area withoutLESSOR’s prior written consent shall be deemed abandoned and may be removed byLESSOR at LESSEE’s expense without notice. LESSEE shall maintain a building standard size dumpster in a locationapproved by LESSOR, which dumpster shall be provided and served at LESSEE’sexpense by whichever disposal firm may from time to time be designated byLESSOR.  Alternatively, if a shareddumpster or compactor is provided by LESSOR, LESSEE shall pay its proportionateshare of any costs associated therewith.

             25.        **ENVIRONMENT**.  LESSEE will so conduct and operate theleased premises as not to interfere in any way with the use and enjoyment ofother portions of the same or neighboring buildings by others by reason ofodors, smoke, exhaust, smells, noise, pets, accumulation of garbage or trash,vermin or other pests, or otherwise, and will at its expense employ aprofessional pest control service if necessary.  LESSEE agrees to maintain efficient and effective devices forpreventing damage to heating equipment from solvents, degreasers, cutting oils,propellants, etc. which may be present at the leased premises.  Except as otherwise provided inParagraph N of the Rider to Lease, no hazardous materials or wastes shallbe stored, disposed of, or allowed to remain at the leased premises at anytime, and LESSEE shall be solely responsible for any an all corrosion or otherdamages associated with the use, storage and/or disposal of same by LESSEE.
             26.        **RESPONSIBILITY**.  Neither LESSOR nor OWNER shall be heldliable to anyone for loss or damage caused in any way by the use, leakage,seepage or escape of water from any source, or for the cessation of any servicerendered customarily to said premises or buildings, or agreed to by the termsof this lease, due to any accident, the making of repairs, alterations orimprovements, labor difficulties, weather conditions, mechanical breakdowns,trouble or scarcity in obtaining fuel, electricity, service or supplies fromthe sources from which they are usually obtained for said building, or anycause beyond LESSOR’s immediate control.

             27.        **SURRENDER**.  LESSEE shall at the termination of thislease remove all of LESSEE’s goods and effects from the leased premises.  LESSEE shall deliver to LESSOR the leasedpremises and all keys and locks thereto, all fixtures and equipment connectedtherewith, and all alterations, additions and improvements made to or upon theleased premises, whether completed by LESSEE, LESSOR or others, including butnot limited to any offices, partitions, window blinds, floor coverings (includingcomputer floors), plumbing and plumbing fixtures, air conditioning equipmentand ductwork of any type, exhaust fans or heaters, water coolers, burglaralarms, telephone wiring, telephone equipment, air or gas distribution piping,compressors, overhead cranes, hoists, trolleys or conveyors, counters, shelvingor signs attached to walls or floors, all electrical work, including but notlimited to lighting fixtures of any type, wiring, conduit, EMT, transformers,distribution panels, bus ducts, raceways, outlets and disconnects, andfurnishings or equipment which have been bolted, welded, nailed, screwed, gluedor otherwise attached to any wall, floor, ceiling, roof, pavement or ground, orwhich have been directly wired to any portion of the electrical system or whichhave been plumbed to the water supply, drainage or venting systems serving theleased premises.  LESSEE shall deliverthe leased premises sanitized from any chemicals or other contaminants, andbroom clean and in the same condition as they were at the commencement of thislease or any prior lease between the parties for the leased premises, or asthey were modified during said term with LESSOR’s written consent, reasonablewear and tear and damage by fire or other casualty only excepted.  In the event of LESSEE’s failure to removeany of LESSEE’s property from the leased premises upon termination of thelease, LESSOR is hereby authorized, without liability to LESSEE for loss ordamage thereto, and at the sole risk of LESSEE, to remove and store any suchproperty at LESSEE’s expense, or to retain same under LESSOR’s control, or tosell at public or private sale (without notice), any or all of the property notso removed and to apply the net proceeds of such sale to the payment of any sumdue hereunder, or to destroy such abandoned property.  In no case shall the leased premises be deemed surrendered toLESSOR until the termination date provided herein or such other date as may bespecified in a written agreement between the parties, notwithstanding thedelivery of any keys to LESSOR.  SeeParagraph P of the Rider to Lease.
             28.        **GENERAL**.  (a) The invalidity or unenforceabilityof any provision of this lease shall not affect or render invalid orunenforceable any other provision hereof. (b) The obligations of this lease shall run with the land, and thislease shall be binding upon and inure to the benefit of the parties hereto andtheir respective successors and assigns, except that LESSOR and OWNER shall beliable only for obligations occurring while lessor, owner, or master lessee ofthe premises.  (c) Any action orproceeding arising out of the subject matter of this lease shall be brought byLESSEE within one year after the cause of action has occurred and only in acourt of the Commonwealth of Massachusetts. (d) If LESSOR is acting under or as agent for any trust or corporation,the obligations of LESSOR shall be binding upon the trust or corporation, butnot upon any trustee, officer, director, shareholder, or beneficiary of thetrust or corporation individually. (e) If LESSOR is not the owner (OWNER) of the leased premises,LESSOR represents that said OWNER has agreed to be bound by the terms of thislease unless LESSEE is in default hereof. (f) This lease is made and delivered in the Commonwealth ofMassachusetts, and shall be interpreted, construed, and enforced in accordancewith the laws thereof.  (g) Thislease was the result of negotiations between parties of equal bargainingstrength, and when executed by both parties shall constitute the entireagreement between the parties, superseding all prior oral and writtenagreements, representations, statements and negotiations relating in any way tothe subject matter herein.  This leasemay not be extended or amended except by written agreement signed by bothparties or as otherwise provided herein, and no other subsequent oral orwritten representation shall have any effect hereon.  (h) Notwithstanding any other statements herein, LESSORmakes no warranty, express or implied, concerning the suitability of the leasedpremises for LESSEE’s intended use; (i) LESSEE agrees that if LESSOR doesnot deliver possession of the leased premises as herein provided for anyreason, LESSOR shall not be liable for any damages to LESSEE for such failure,but LESSOR agrees to use reasonable efforts to deliver possession to LESSEE atthe earliest possible date.  Aproportionate abatement of rent, excluding the cost of any amortizedimprovements to the leased premises, for such time as LESSEE may be deprived ofpossession of the leased premises, except where a delay in delivery is causedin any way by LESSEE, shall be LESSEE’s sole remedy.  (j) Neither the submission of this lease form, nor theprospective acceptance of the security deposit and/or rent shall constitute areservation of or option for the leased premises, or an offer to lease, itbeing expressly understood and agreed that this lease shall not bind eitherparty in any manner whatsoever until it has been executed by both parties.  (k) LESSEE shall not be entitled toexercise any option contained herein if LESSEE is at that time in default ofany terms or conditions hereof. (l) Except as otherwise provided herein, LESSOR, OWNER and LESSEEshall not be liable for any special, incidental, indirect or consequentialdamages, including but not limited to lost profits or loss of business, arisingout of or in any manner connected with performance or nonperformance under thislease, even if any party has knowledge of the possibility of such damages.  (m) The headings in this lease are forconvenience only and shall not be considered part of the terms hereof.  (n) No endorsement by LESSEE on anycheck shall bind LESSOR in any way. (o) LESSOR and LESSEE hereby waive any and all rights to a jurytrial in any proceeding in any way arising out of this lease.

             29.        **[Thissection intentionally omitted.]**

             30.        **WAIVERS,ETC**.  No consent or waiver,express or implied, by LESSOR, to or of any breach of any covenant, conditionor duty of LESSEE shall be construed as a consent or waiver to or of any otherbreach of the same or any other covenant, condition or duty.  If LESSEE is several persons, severalcorporations or a partnership, LESSEE’s obligations are joint or partnershipand also several.  Unless repugnant tothe context, “LESSOR” and “LESSEE” mean the person or persons, natural orcorporate, named above as LESSOR and as LESSEE respectively, and theirrespective heirs, executors, administrators, successors and assigns.

             31.        **[Thissection intentionally omitted.]**
             32.        **ADDITIONALPROVISIONS**.  (Continued onattached rider(s) if necessary.)

–See Attached Rider –

             INWITNESS WHEREOF, LESSOR and LESSEE have hereunto set their hands and commonseals and intend to be legally bound hereby this 2nd day ofSeptember, 1998. 
LESSOR: **CUMMINGS PROPERTIES  MANAGEMENT, INC.** LESSEE:**COULTER CELLULAR  THERAPIES, INC.**        By: /s/ Douglas Stephens By:/s/ [illegible]9/2/98      Executive Vice  President    
**Exhibit A**CoulterCellular Therapies Lease

Laboratory Benches, Cabinets, Desks andother CaseworkWater Purification and Distillation SystemsLaminar Air Flow SystemsHEPA Air Filtration SystemsFume HoodsBiosafety and other Laminar Air Flow CabinetsSteam GeneratorsEmergency Power GeneratorsIsolation and Back-up Power SuppliesAutoclavesOvensGlassware, Vial and Stopper WashersPurified Water Circulation LoopsCompressed Air Systems (excepting in-wall plumbing)Vacuum Systems (except in-wall plumbing)Gas Manifold Systems (excepting in-wall plumbing)TelephonesTelephone Switch Systems (excepting in-wall jacks and wiring)Computers and Network Systems (excepting in-wall jacks and wiring)Monitoring and Alarm Systems (excepting in-wall wiring)Card Access Systems (excepting in-wall wiring)Public Address Systems (excepting in-wall wiring)Filing SystemsBioreactors and other Cell Culture SystemsIncubatorsWater Filtration SystemsAnalytical InstrumentsRefrigerators and FreezersCold Rooms and Systems including InsulationGases and Fluids TanksCompressed Gases Apparatus (excepting in-wall plumbing)Clean Room Portions and Components other than Lumber-Drywall InstallationWaste Water Treatment Systems

CUMMINGSPROPERTIES MANAGEMENT, INC.STANDARD FORM **RIDER TO LEASE**

The following additional provisions areincorporated into and made a part of the attached lease:
A.The  parties acknowledge and agree that the leased premises consists of  approximately 9,110 leasable square feet (including 10.65% common area) at  Suite 2100, approximately 5,780 leasable square feet (including 10.65% common  area) at Suite 2400, approximately 16,711 leasable square feet (including  10.65% common area) at Suite 2600, approximately 1,352 leasable square feet  (including 10.65% common area) at Suite 2900, and approximately 95 leasable  square (including 10.65% common area) at Suite 1475.B.The  parties acknowledge and agree, however, that, as of the execution of this  lease, the leased premises have not been demised.  Accordingly, upon completion of the modifications provided for  herein, LESSOR shall carefully measure the entire leased premises, and if the  size including common area does not equal the total number of square feet set  forth in the initial paragraph of this lease and in Paragraph A above, LESSOR  shall notify LESSEE in writing of the actual revised square footage and the  corresponding increase or decrease in rent, based on the same rate per square  foot used in this lease.C.LESSOR,  at LESSOR's cost, shall modify the office areas of the leased premises  according to a mutually agreed upon plan and specifications attached hereto  within 30 days after LESSOR obtains possession of each office area.  LESSEE, at LESSEE's sole expense, shall  make any alterations in the lab areas shown on the attached plan, and LESSOR  agrees to provide LESSEE's contractor with access to each of the lab areas as  LESSOR obtains possession of each of them.   If for any reason other than delay requested or caused by LESSEE  (which shall include without limitation any additions and/or changes  requested by LESSEE to the scope of LESSOR's work and any interference by  LESSEE or LESSEE's contractor with LESSOR's work) LESSOR does not  substantially complete, except for punch list items, any of the office areas  within 30 days after LESSOR obtains possession of any office area, LESSEE  shall then be entitled to a proportionate abatement of rent on a per diem  basis for the unfinished office area (only) until LESSOR substantially  completes its work in that office area.D.The  parties acknowledge and agree that Suites 2100, 2600 and 2900 are presently  under lease to a third party whose lease terminates on or about October 31,  1998.  Upon full execution of this  lease and full payment of the first month's rent and security deposit, LESSOR  will use reasonable efforts to obtain possession of said premises from the  existing tenant prior to the termination of its lease.  In the event that LESSOR fails for any  reason to obtain possession of any of said suites by the commencement date of  this lease, LESSEE may take the rent deductions in the schedule below from  each monthly rental payment (to be apportioned for any partial month's  occupancy) for Suites 2600 and 2900 and for the Suite 2100 office area (as  shown on the attached plan) until 30 days after LESSOR obtains possession of  each such suite.  In addition,  notwithstanding the date that LESSOR obtains possession of the Suite 2100 lab  area (as shown on the attached plan), LESSEE may deduct $10,929.93 from its  rent for the month of October 1998 (only).   These rent deductions and the rent abatement provided for in Paragraph  C shall be LESSEE's sole remedy for any delay in delivery of Suites 2100,  2600 and 2900. Suite  2100 office area - discount of $6,505.30 per month Suite  2600 - discount of $28,199.81 per month Suite  2900 - discount of $2,281.50 per monthE.LESSOR,  if requested to do so by LESSEE and at LESSEE's sole expense, shall make  alterations necessitated by LESSEE's use of   the leased premises according to a detailed plan to be mutually agreed  upon by both parties.  At LESSEE's request,  the charges for certain alterations agreed to in advance and completed by  LESSOR or LESSOR's agents may be incorporated into the lease by separate  amendment to be attached hereto, amortized (with interest) and then paid for  by LESSEE in the same manner as base rent which shall otherwise be due.F.*If  LESSOR should make any alterations and amortize the cost thereof under the  preceding paragraph, then LESSEE shall provide LESSOR with additional  security in an amount and form satisfactory to LESSOR and LESSOR's counsel to  ensure payment of all charges to be amortized.G.Provided  LESSEE is not then in default of this lease or in arrears of any rent or  invoice payment, LESSEE shall have the right to extend this lease, including  all terms, conditions, escalations, etc., for two additional periods of five  (5) years each ("the extended lease terms") by serving LESSOR with  written notice of its desire to so extend the lease.  The time for serving such written notice  shall be not more than 12 months or less than 6 months prior to the  expiration of the then current lease term.   Time is of the essence.H.Notwithstanding  the provisions of Section 1, annual base rent during the first extended lease  term shall be recalculated at LESSOR's published annual rental rate as of the  commencement of the first extended lease term for office space on floors 1 -  4 of the building less $1.00 per square foot per year, and the base month  from which to determine the amount of each "Cost of Living"  adjustment during the first extended lease term shall then be changed to  January 2004.  The  "comparison" month shall be changed to November 2004, and the first  adjustment during the first extended lease term shall take place with the  rent due on January 1, 2005.  Section  1 shall continue to apply in all other respects during the first extended  lease term.I.Notwithstanding  the provisions of Section 1, annual base rent during the second extended  lease term shall be recalculated at LESSOR's published annual rental rate as  of the commencement of the second extended lease term for office space on  floors 1 - 4 of the building less $1.00 per square foot per year, and the  base month from which to determine the amount of each "Cost of  Living" adjustment during the second extended lease term shall then be  changed to January 2009.  The  "comparison" month shall be changed to November 2009, and the first  adjustment during the second extended lease term shall take place with the  rent due on January 1, 2010.  Section  1 shall continue to apply in all other respects during the second extended  lease term.J.During  the initial term of this lease, LESSEE shall have the one-time right of first  lease of approximately 1,294 square feet (including 10.65% common area) of  additional space at 200 Boston Avenue, Suite 2300 and approximately 2,723  square feet (including 10.65% common area) of additional space at Suite 2500  at LESSOR's then current published rental rate less $1.00 per square foot per  year for said spaces as each one becomes available for lease directly from  LESSOR, subject to the right of the current lessees (if any) to extend or  otherwise renegotiate their leases.   Should LESSEE lease any of said space during the first 12 months of  this lease, however, the base rate for said space shall be $20.25 per square  foot.  LESSEE shall have 48 hours from  receipt of notice from LESSOR of said availability to execute LESSOR's then  current standard form lease amendment for said additional spaces.  If LESSOR fails to notify LESSEE of the  availability of either of said spaces and leases said space to others, and if  LESSEE notifies LESSOR of its desire to lease said space and immediately  executes LESSOR's then current standard form amendment for said space, LESSOR  shall then have 60 days to relocate the other party.  If LESSOR fails to relocate the other  party within said 60 days and execute the amendment with LESSEE, then LESSEE  may elect, by serving LESSOR written notice within 30 days after expiration  of the relocation period, to occupy a similar amount of additional space on a  no-charge basis until such time as LESSOR delivers possession of Suites 2300  and/or 2500, as applicable.  This  election of remedies shall be LESSEE's exclusive remedy for any failure by  LESSOR to deliver possession of Suites 2300 and/or 2500 or any breach by  LESSOR of the provisions of this paragraph.   Time is of the essence.K.LESSEE  shall have the right to assign this lease or sublet the leased premises to an  affiliated corporation, namely a corporation in which LESSEE owns at least a  50 percent interest, a corporation which owns at least a 50 percent interest  in LESSEE, a corporation which is under common control with LESSEE, a  corporation with which LESSEE merges, or a corporation which is formed as a  result of a merger or consolidation involving LESSEE, without further consent  from LESSOR [provided LESSEE serves LESSOR with prior written notice to that  effect] and provided LESSEE delivers to LESSOR any documents required under  this lease, including without limitation certificates of insurance from any  assignee or sublessee, prior to the effective date of the assignment or  sublease.  The provisions of Section  11 shall govern said assignment or sublease in all other respects.L.LESSOR  hereby consents to the sublease of a portion of the leased premises to  Consensus, Inc.  an active prospect of  LESSOR, provided the parties execute LESSOR's standard sublease consent form  prior to Consensus' occupancy.  LESSEE  shall not otherwise assign this lease or sublease the leased premises to any  third party which is then a tenant or active prospect of LESSOR.M.*  LESSEE may install and maintain at LESSEE's sole expense an illuminated  exterior sign on the west face of the building in a location to be designated  by LESSOR and in compliance with any and all ordinances, bylaws, and state  and local building codes.  In  addition, prior to commencement of installation, LESSEE shall obtain all  necessary permits and LESSOR's written consent as to size, graphics, construction,  etc.N.*  With reference to Section 25 above, no hazardous materials or hazardous  wastes shall be used, processed, stored, or disposed of in any manner or form  within the leased premises or any extension thereof in violation of any  applicable local, state, or federal law, rule or regulation.  LESSEE shall be solely responsible for and  shall indemnify and hold LESSOR harmless from any and all liability, damage  or personal injury associated with any use, processing, storage, or disposal  of such materials.O.As  of the termination date of this lease, LESSEE, at LESSEE's sole expense,  shall return the leased premises free from any and all hazardous materials,  hazardous wastes, biological, radiological, chemical or other contamination  or any other materials arising out of LESSEE's use that are in any way  harmful to anyone, and shall be solely responsible for remedying any and all  damage, removing any and all contamination, and properly disposing of any  hazardous materials, hazardous wastes and contamination.  In connection with the foregoing, LESSEE,  at LESSEE's sole expense, shall engage an independent and accredited  industrial hygiene consultant to certify that as of the termination date of  this lease, the entire leased premises and any extension thereof utilized in  any way by LESSEE is free from any biological, radiological, chemical or  other contamination and is in no way damaged as a result of LESSEE's use of  the premises.  Said certification  shall also specify that none of LESSEE's activities has tendered the premises  unsuitable in any respect for unrestricted, unconditional future use and  occupation by others.  Time is of the  essence.P.Prior  to the termination date of this lease, LESSEE may remove the equipment listed  on the mutually agreed upon Exhibit A attached hereto that has been supplied  and installed by LESSEE if LESSEE has satisfactorily complied with all other  conditions of this lease and if LESSEE repairs any and all damage resulting  from such removal and restores the leased premises to their condition prior  to the installation of said equipment, all on a timely basis prior to the end  of the lease term.  Until LESSEE fully  completes such removal, repair and restoration, LESSEE shall be considered to  be occupying the leased premises, and shall be responsible for rent and all  other charges due under this lease, including without limitation rent as  provided for in Section 22.  Time is  of the essence.Q.The  maximum "Cost of Living" increase during the initial term of the  lease (only) shall not exceed 6% in any calendar year.R.*  Whenever LESSOR's or LESSEE's consent, agreement or approval is required  under this lease, said consent, agreement or approval shall not be  unreasonably withheld or delayed.S.*  LESSOR agrees to provide LESSEE with a key for access to the roof of the  building and consents to LESSEE's serving the leased premises (only).  LESSEE further agrees that no other work  shall be carried on or any other equipment installed on the roof without the  prior written consent of LESSOR.   LESSEE shall be fully responsible for, and agrees to indemnify and  hold LESSOR harmless from, any and all property damage and personal injury  associated in any way with the activities of LESSEE and LESSEE's agents,  employees and contractors on the roof and/or the location, installation or  maintenance of LESSEE's equipment on the roof including, but not limited to,  damage to the watertight integrity of the roof and the roof membrane from  whatever cause.T.Notwithstanding  Section 2 of the lease, in the event LESSEE elects to extend this lease  pursuant to Paragraph 6, LESSOR shall, at the commencement of the extended  lease term(s), add to LESSEE's security deposit such interest as would have  accrued on the security deposit at the simple interest rate of 4% per annum.  This interest shall be held by LESSOR as  an additional deposit, and shall be refunded to LESSEE in accordance with  Section 2 at the end of the lease term.   No interest shall, however, accrue on interest, and no interest shall  accrue unless LESSEE extends this lease pursuant to Paragraph G.U.Notwithstanding  anything in this lease to the contrary, LESSEE may, prior to the commencement  of the term hereof and at LESSEE's sole expense, perform or cause to be  performed tests and inspections on or at the leased premises as LESSEE may  deem necessary or appropriate to address environmental issues, with the  exception of soil and groundwater testing, provided LESSEE does not interfere  with LESSOR's work.V.LESSEE  shall have the right to request and procure additional electric capacity at  the building from the electric utility provider in order to increase, at  LESSEE's sole cost and expense, LESSEE's electric service to 2,500 amps.W.To  the extent that any inconsistency exists between this Rider to Lease and the  attached lease, the terms contained in this Rider to Lease shall control.X.With  respect to Section 26, LESSOR shall endeavor to provide LESSEE with  reasonable notice of any planned shutdown of services in the building that is  expected to affect LESSEE's operations.Y.LESSOR  represents, to the best of its knowledge and belief, that there is no  condition at the property of which the leased premises is a part which  violates Mass. G.L. c. 21E.Z.Notwithstanding  Section 28(i) above, in the event that LESSOR fails to obtain possession of  the entire leased premises for LESSEE on or before April 1, 1999, LESSEE may  then cancel this lease by serving LESSOR with 60 days written notice to that  effect on or before April 5, 1999, provided all rent and other charges which would  otherwise become due prior to the date of LESSEE's notice have been  previously paid in full and LESSEE is not otherwise in default of the  lease.  LESSOR shall refund the  security deposit to LESSEE in accordance with Section 2 above.  Time is of the essence.
 
LESSOR:**CUMMINGS  PROPERTIES  MANAGEMENT, INC.** LESSEE:**COULTER  CELLULAR  THERAPIES, INC.**     By:/s/ Douglas Stephens By:/s/ [illegible]    Executive Vice  President        Date:September 2, 1998 Date:September 2, 1998