**LEASE**

**ARTICLE      1 - REFERENCE DATA**

**1.1           Subjects      Referred To**

| **DATE:** | June                22, 2007 |
|-----------|------------------------------|

| **LANDLORD:** | **Atlantic-Philadelphia                Realty LLC** |
|---------------|-----------------------------------------------------|

**LANDLORD**

| **ADDRESS:** | c/o                Atlantic Management Corporation |
|--------------|----------------------------------------------------|

|   | 205                Newbury Street |
|--------|-----------------------------------|

|   | Framingham,                Massachusetts 01701 |
|--------|------------------------------------------------|

| **BUILDING:** | The                building situated on Newbury Street, Framingham, Middlesex County,                Massachusetts, known as #205 Newbury Street (the "Premises"), upon                the Lot                (the "Lot") more particularly described on Exhibit A attached hereto                and                made a part hereof. |
|---------------|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| **TENANT:** | Firepond,                Inc. |
|-------------|-------------------------------|

| **TENANT                SPACE:** | Those                premises to be used as **OFFICE SPACE** located on                the   second (2nd) floor of the Premises, as shown on floor                plan attached here to as Exhibit B. |
|----------------------------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**RENTABLE      FLOOR**
**4,467**

**AREA      OF TENANT**

|   | **SPACE:** |
|--------|------------|

**TOTAL      RENTABLE**

**FLOOR      AREA OF**

| **THE                BUILDING:** | 56,865                square feet |
|----------------------------------|-----------------------------------|

**TENANT'S**

**PROPORTIONATE**

|   | **SHARE:** |
|--------|------------|

| **TERM:** | Three                (3) Years |
|-----------|--------------------------------|

| **RENT                    AND TERM****COMMENCEMENT**  DATE: |  September                1, 2007 |
|-----------------------------------------------------------------------|----------------------------------------|

| **OCCUPANCY                DATE:** | July                1, 2007 |
|------------------------------------|-----------------------------|

| **TERMINATION DATE:** |  June 30, 2010 |
|----------------------------|---------------------|

| **ANNUAL                FIXED RENT:** | The                sum of $20.50/Sq.Ft., which equates to an Annual Fixed Rent of                $91,573.50** **per                annum. |
|---------------------------------------|------------------------------------------------------------------------------------------------------------------------------------------------|

| **MONTHLY                FIXED RENT:** | Tenant                shall pay the Annual Fixed Rent as                follows: |
|---------------------------------------------|----------------------------------------------------------------------------------|

| Lease                Year | Annual                Rent | Monthly                Rent |
|---------------------------|----------------------------|-----------------------------|

|  7/1/07-6/30/08 |  $92,990.22 |  $7,749.18 |
|----------------------|------------------|-----------------|
| 7/1/08-6/30/09 | $97,457.22 | $8,121.43 |
|----------------|------------|-----------|

| 7/1/09-6/30/10 | $101,924.22 | $8,493.85 |
|----------------|-------------|-----------|

|   |  All                such monthly installments are due on or before the fist day of each                month,                beginning with the first payment due on the Commencement                Date. |
|--------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| **OPTION:** | Tenant                shall have one (1) option to extend the term of this Lease for an                additional three years. |
|-------------|--------------------------------------------------------------------------------------------------------------------------------|

| **SECURITY                DEPOSIT:** | Tenant                shall deposit the sum equal to one month’s rent, or $7,631.12, which shall                be held by Landlord as a Security Deposit.  Said deposit shall                be held by Landlord in a non-interest bearing account and shall be                due and                payable by Tenant upon execution of this                Lease. |
|--------------------------------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**BASE      YEAR      FOR**

**CALCULATING**

**LANDLORD'S**

**OPERATING**

| **EXPENSE:** |   |
|--------------|--------|

**BASE      YEAR      FOR**
** **

**CALCULATING**

**LANDLORD'S**

**TAX**

**EXPENSE:**

| **PERMITTED                USES:** | General                Office Space |
|------------------------------------|-------------------------------------|

**PUBLIC      LIABILITY**

**INSURANCE      BODILY**

| **INJURY:** | $1,000,000                Combined Single Limit Coverage |
|-------------|----------------------------------------------------------|

| **BROKER:** | R.W.                Holmes Realty Co., Inc. |
|-------------|---------------------------------------------|

| SIGNAGE: | Tenant                will be allowed a sign on the entrance door to the Premises, and                on the                building directory in the lobby |
|----------|-------------------------------------------------------------------------------------------------------------------------------------------------------------|

| **PARKING:** | Tenant                will receive 3.8 parking spaces per 1,000 square feet of rented space,                or                17 parking spaces, on a first come first serve                basis. |
|--------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| **BUILDING                HOURS**: | Monday                through Friday 7:00 AM to 6:00 PM |
|------------------------------------|---------------------------------------------------------|

|   | Saturday                8:00 AM to 1:00 PM |
|--------|--------------------------------------------|

**1.2           Exhibits**

**1.3           Table      of Contents by Article and Section:**

| 1. | Reference                Data |
|----|-------------------------------|

|   | 1.1 | Subjects                Referred To |
|--------|-----|-------------------------------------|

|   | 1.2 | Exhibits |
|--------|-----|----------|

|   | 1.3 | Table                of Contents |
|--------|-----|----------------------------------|

| 2. | Premises                and Term |
|----|----------------------------------|

|   | 2.1 | Premises |
|--------|-----|----------|

|   | 2.2 | Common                Facilities |
|--------|-----|----------------------------------|

|   | 2.3 | Landlord's                Reservations |
|--------|-----|----------------------------------------|

|   | 2.4 | Term |
|--------|-----|------|

|   | 2.5 | Option                to Renew |
|--------|-----|--------------------------------|

| 3. | Alteration |
|----|------------|

|   | 3.1 | Preparation                of Premises for Occupancy |
|--------|-----|------------------------------------------------------|

|   | 3.2 | Tenant                Changes and Additions |
|--------|-----|---------------------------------------------|

|   | 3.3 | General                Provisions Applicable to                Construction |
|--------|-----|-----------------------------------------------------------------------------|

| 4. | Rent |
|----|------|

|   | 4.1 | Fixed                Rent |
|--------|-----|---------------------------|

|   | 4.2 | Operating                Expenses Including Real Estate                Taxes |
|--------|-----|------------------------------------------------------------------------------|

|   | 4.3 | Lot |
|--------|-----|-----|

|   | 4.4 | Accounting |
|--------|-----|------------|

|   | 4.5 | Payment                of Additional Rent |
|--------|-----|-------------------------------------------|

| 5. | Landlord's                Covenants |
|----|-------------------------------------|

|   | 5.1 | Landlord's                Covenants |
|--------|-----|-------------------------------------|

|   | 5.2 | Interruptions |
|--------|-----|---------------|

| 6. | Tenant's                Covenants |
|----|-----------------------------------|

|   | 6.1 | Tenant's                Covenants |
|--------|-----|-----------------------------------|

| 7. | Casualty                and Taking |
|----|------------------------------------|

|   | 7.1 | Casualty                and Taking |
|--------|-----|------------------------------------|

|   | 7.2 | Reservations                of Award |
|--------|-----|--------------------------------------|

| 8. | Right                of Mortgage |
|----|----------------------------------|

|   | 8.1 | Subordination |
|--------|-----|---------------|

|   | 8.2 | Entry                Other Than For Foreclosure |
|--------|-----|-------------------------------------------------|

|   | 8.3 | Entry                For Foreclosure |
|--------|-----|--------------------------------------|

|   | 8.4 | No                Prepayment |
|--------|-----|------------------------------|

|   | 8.5 | No                Release or Termination |
|--------|-----|------------------------------------------|

|   | 8.6 | No                Modification, Etc. |
|--------|-----|--------------------------------------|

|   | 8.7 | Continuing                Offer |
|--------|-----|---------------------------------|

|   | 8.8 | Implementation |
|--------|-----|----------------|

|   | 8.9 | Financing |
|--------|-----|-----------|

| 9. | Defaults |
|----|----------|

|   | 9.1 | Events                of Default |
|--------|-----|----------------------------------|

|   | 9.2 | Tenant's                Obligations After Termination |
|--------|-----|-------------------------------------------------------|

|   | 9.3 | Landlord's                Default |
|--------|-----|-----------------------------------|

| 10. | Miscellaneous |
|-----|---------------|

|   | 10.1 | Measurement |
|--------|------|-------------|

|   | 10.2 | Titles |
|--------|------|--------|

|   | 10.3 | Notice                of Lease |
|--------|------|--------------------------------|

|   | 10.4 | Consent |
|--------|------|---------|

|   | 10.5 | Notice |
|--------|------|--------|

|   | 10.6 | Bind                and Inure |
|--------|------|-------------------------------|

|   | 10.7 | No                Surrender |
|--------|------|-----------------------------|

|   | 10.8 | No                Waiver, Etc. |
|--------|------|--------------------------------|

|   | 10.9 | No                Accord and Satisfaction |
|--------|------|-------------------------------------------|
|   | 10.10 | Cumulative              Remedies |
|--------|-------|----------------------------------|
|   | 10.11  | Partial              Invalidity |
|--------|-------------|---------------------------------|
|   | 10.12 | Landlord's              Rights to Cure Tenant's Default |
|--------|-------|---------------------------------------------------------|
|   | 10.13  | Estoppel              Certificate |
|--------|-------------|-----------------------------------|
|   | 10.14 | Waiver              of Subrogation |
|--------|-------|------------------------------------|
|   | 10.15 | Brokerage |
|--------|-------|-----------|
|   | 10.16  |  Security              Deposit     |
|--------|-------------|-------------------------------------------------------------|
|   |   |   |
|--------|--------|--------|
|   |   |   |
|--------|--------|--------|
|   |   |   |
|--------|--------|--------|

| 11. | Arbitration |
|-----|-------------|

**ARTICLE      2 -  PREMISES AND TERM**

| **2.1** | **Premises** |
|---------|--------------|

**2.2           Common      Facilities**

**2.3           Landlord's      Reservations**

**2.4           Term**

**2.5**
**Option      to Extend**

**2.6**
**Hold-Over      Penalty**
**.**

**ARTICLE      3 - ALTERATIONS**

**3.1           Preparation      of Premises for Occupancy**

**3.2           Tenant      Changes and Additions**

**3.3           General      Provisions Applicable to Construction**

**ARTICLE      4 - RENT**

**4.1           Fixed      Rent**

**4.2           Operating      Expenses - Including Real Estate Taxes**

| (a)   | If,                with respect to any calendar year of the Term after the Base Year                for                calculating Landlord's Operating Expenses set forth in Section 1.1,                or                fraction thereof, Landlord's Operating Expenses for the Building                and Lot                either: |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (i) | for                a full calendar year exceed Landlord's Initial Operating Expenses,                as                defined below (as the same may be reduced from time to time pursuant                to                the following sentence), or for any fraction of a calendar year exceed                the                corresponding fraction of such Landlord's Initial Operating Expenses;                or |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ii) | for                a full calendar year are less than Landlord's Initial Operating Expenses                (as the same may be reduced from time to time pursuant to the following                sentence), or for any fraction of a calendar year are less than the                corresponding fraction of such Landlord's Initial Operating                Expenses; |
|--------|------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b) | Landlord                shall render Tenant an unaudited statement in reasonable detail and                according to usual accounting practices showing for the preceding                calendar                year or fraction thereof, as the case may be, Landlord's Operating                Expenses for the Building and Lot, excluding costs of special services                rendered to tenants (including Tenant) for which a special charge                is made,                but including without limitation: real estate taxes on the Building                and                Lot; installments and interest on assessments for public betterments                or                public improvements, offset by any condemnation award, such assessments                to                be paid over the longest period permitted by law; expenses of any                proceedings for abatement of taxes and assessments with respect to                any                calendar year or fraction of a calendar year; premiums for insurance                of                any kind normally carried by owners of similar properties (including                insurance in case of fire or casualty) or, if there be any mortgage                of the                Lot or Building, or both, as may be required by the holder of the                mortgage; compensation and all fringe benefits, workmen's compensation                insurance premiums and payroll taxes paid by Landlord to, for or                with                respect to all persons engaged in the operating, maintaining or cleaning                of the Building or Lot; steam, water, sewer, electric, gas and telephone                charges not chargeable to tenants; cost of building and cleaning                supplies                and equipment; and cost of maintenance, cleaning and repairs (other                than                repairs not properly chargeable against income or for which Landlord                has                received reimbursement from contractors under guaranties); cost of                snow                removal and care of landscaping; payments under service contracts                with                independent contractors; management fees at a rate of six percent                (6%) of                total rent from all tenants; and all other reasonable and necessary                expenses paid in connection with the operation, cleaning and maintenance                of the Building and Lot and properly chargeable against                income. |
|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c) | If                some other method or type of assessment or taxation shall replace                the                current method of assessment or the type of real estate taxes, Tenant                agrees to pay an equitable share of the same computed in a fashion                consistent with the method of computation herein provided, to the                end that                Tenant's share thereof shall be, to the maximum extent practicable,                comparable to that which Tenant would bear under the foregoing provisions.                If a tax (other than a Federal or State net income tax) is assessed                on                account of the rents or other charges payable by Tenant to Landlord                under                this Lease, the Tenant agrees to pay the same within ten (10) days                after                billing therefore, unless applicable law prohibits the payment of                such tax                by Tenant. |
|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | Landlord's                Initial Operating Expenses shall be Landlord's expenses for the Base                Year                for Calculating Landlord's Base Operating Expenses set forth in Section                1.1. Landlord's Operating Expenses Allocable to the Premises for                any                particular year shall be determined by multiplying the difference                between                Landlord's Operating Expenses for the Building and Lot for the items                covered by the foregoing statement for such year and Landlord's Initial                Operating Expenses times a fraction, the numerator of which is the                Rentable Floor Area of Tenant's Space and the denominator of which                is the                Total Rentable Floor Area of the Building ("Tenant's Proportionate                Share"). In case of special services which are not rendered to all                areas                on a comparable basis, the proportion allocable to the Premises shall                be                the same proportion which Rentable Floor Area of Tenant's Space bears                to                the total rentable floor area of the Building to which such service                is so                rendered (such latter area to be determined in the same manner as                the                Total Rentable Floor Area of the                Building). |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e)   | Landlord                shall maintain accurate, detailed records of Landlord’s Operating Expenses                at Landlord’s office identified on page 1 of this Lease for at least two                (2) years after delivery of the Statement to Tenant.  During the                six (6) months after a Statement is submitted to Tenant, Tenant may,                upon                ten (10) days’ prior written notice to Landlord, inspect and/or audit                Landlord’s records of Landlord’s Operating Expenses for the period covered                by such Statement.  If the audit shows that Tenant paid less of                Tenant’s pro rata share of Landlord’s Operating Expenses than was actually                due, Tenant shall pay the amount of the deficiency to Landlord within                one                (1) month after Tenant’s receipt of such audit.  If the audit                shows that Tenant paid more of Tenant’s pro rata share of Landlord’s                Operating Expenses than was actually due, Landlord shall, at Tenant’s                election, pay said excess to Tenant within one (1) month after completion                of such audit or credit such excess to Tenant’s next installment of Base                Rent due.  If such audit shows that such Statement contains an                overstatement of Landlord’s Operating Expenses exceeding five percent (5%)                of the actual Landlord’s Operating expenses for the period covered by such                Statement, then the reasonable third party fees and expenses actually                incurred by Tenant in conducting such audit shall be paid by Landlord;                otherwise, such fees and expenses shall be paid by Tenant.  If                Landlord protests the conclusions of such audit, Landlord may contest                Tenant’s determination by giving Tenant written notice within one (1)                month following Landlord’s receipt of the audit report.  If                Landlord and Tenant cannot mutually agree as to Tenant’s pro rata share of                Landlord’s Operating Expenses due within one (1) month after Tenant’s                receipt of Landlord’s notice of protest, Landlord and Tenant shall jointly                choose an independent Certified Public Accountant, whose determination                shall be binding upon the parties hereto.  If Landlord and                Tenant fail to agree upon an independent Certified Public Accountant,                the                parties agree to proceed forthwith to arbitrate the issue in accordance                with the Commercial Arbitration Rules of the American Arbitration                Association.  The cost of the independent Certified Public                Accountant or the cost of arbitration shall be borne equally by the                parties, but the cost of the audit shall be borne by either Landlord                or                Tenant as aforesaid. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**4.3           Lot**

**4.4           Accounting**

**4.5           Payment      of Additional Rent**

**ARTICLE      5 - LANDLORD'S COVENANTS**

**5.1           Landlord's      Covenants**

| (a)   | to                furnish, through Landlord's employees or independent contractors,                the                services listed in Exhibit C attached hereto and made a part hereof;                and |
|-----------------|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b)   | to                furnish, through Landlord's employees or independent contractors,                reasonable additional building operation services upon reasonable                advance                request of Tenant at equitable rates from time to time established                by                Landlord to be paid for by Tenant;                and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c)   | except                as otherwise provided in Article 7, to make such repairs to the roof,                exterior walls and glass, floor slabs and common areas and facilities                of                the Building as may be necessary to keep them in serviceable condition;                and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d)   | that                Landlord has the right to make this Lease and that Tenant, on paying                the                rent and |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------|

| (e) | to                defend, save harmless and indemnify Tenant from any liability or                injury,                loss, accident or damage to any person or property and from any claims,                actions, proceedings and expenses and costs in connection therewith                (including, without limitation, reasonable counsel fees), (i) arising                from                the omission, fault, wilful act, negligence or other misconduct of                Landlord or from any use made or thing done or occurring on the Premises                not due to the omission, fault, wilful act, negligence or other misconduct                of Tenant, or (ii) resulting from the failure of Landlord to perform                and                discharge its covenants and obligations under this                Lease. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| **5.2  ** | **Interruptions** |
|---------------------|-------------------|

| (a) | Landlord                shall not be liable to Tenant for any compensation or reduction of                rent by                reason of inconvenience or annoyance or for loss of business arising                from                power losses and shortages, the necessity of Landlord's entering                the                Premises for any of the purposes in this Lease authorized, or for                repairing the Premises or any portion of the Building or Lot however                the                necessity may occur. In case Landlord is prevented or delayed from                making                any repairs, alterations or improvements, or furnishing any services                or                performing any other covenant or duty to be performed on Landlord's                part,                by reason of any cause reasonably beyond Landlord's control. Landlord                shall not be liable to Tenant therefore, nor, except as expressly                provided                in Section 7.1, shall Tenant be entitled to any abatement or reduction                of                rent by reason thereof, nor shall the same give rise to a claim in                Tenant's favor that such failure constitutes actual or constructive,                total                or partial, eviction from the                Premises. |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b) | Landlord                reserves the right to stop any service or utility system, when necessary,                by reason of accident or emergency, or until necessary repairs have                been                completed; provided, however, that in each instance of stoppage,                Landlord                shall exercise reasonable diligence to eliminate the cause(s) thereof.                Except in case of emergency repairs, Landlord will give Tenant reasonable                advance efforts to avoid unnecessary inconvenience to Tenant by reason                thereof. |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE      6 - TENANT'S COVENANTS**

**6.1           Tenant's      Covenants**

| (a) | to                pay when due all fixed rent and additional rent, all taxes which                may be                imposed on Tenant's personal property on the Premises (including,                without                limitation, Tenant's fixtures and equipment) regardless to whomever                assessed, and all charges by Landlord or by public utility companies                for                telephone, electricity, gas and any other utility services and service                inspections therefor, and all charges by public utility companies                for                installation of metering devices (which charges, if not separately                metered                or otherwise apportionable, shall be apportioned on a floor area                basis for                multi-tenanted floors)(electricity charges for the Premises, however,                are                separately metered and Tenant shall be responsible for paying such                charges                directly to the supplier thereof), and all charges of Landlord for                services rendered pursuant to Section 5.1;                and |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b) | except                as otherwise provided in Article 7 and Section 5.1 (c), to keep the                Premises in good order, repair and condition, reasonable wear and                damage                by fire and casualty only excepted, and at the expiration or termination                of this Lease peaceable to yield up the Premises and all changes                and                additions therein in such order, repair and condition, first removing                all                goods, effects and fixtures of Tenant and any items the removal of                which                is required by any agreement made pursuant to Section 3.2 hereof,                or                specified therein to be removed at Tenant's election and which Tenant                elects to remove, and repairing all damage caused by such removal                and                restoring the Premises and leaving them clean and neat;                and |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c) | not                inure or deface the Premises, Building or Lot, nor to permit in the                Premises any auction sale, or nuisance, or the emission from the                Premises                of any objectionable noise or odor, nor to use or devote the Premises                or                any part thereof for any purpose other than the Permitted Uses, nor                any                use thereof which is improper, offensive, contrary to law or ordinance,                or                liable to invalidate or increase the premiums for any insurance on                the                Building or its contents or liable to render necessary any alteration                or                addition to the Building; and |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (d) | not                to obstruct in any manner any portion of the Building not hereby                leased or                any portion thereof or of the Lot used by Tenant in common with others;                not without prior consent of Landlord to permit the painting or placing                of                any signs or the placing of any curtains, blinds, shades, awnings,                aerials                or flagpoles, or the like, visible from outside the Premises; and                to                comply with the Rules and Regulations set forth in Exhibit D attached                hereto, and all other reasonable rules and/or regulations hereafter                made                by Landlord, of which Tenant has been given notice, for the case                and use                of the Building and Lot and their facilities and approaches; Landlord                shall not be liable to Tenant for the failure of other tenants of                the                Building to conform to such Rules and Regulations;                and |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (e) | to                keep the Premises equipped with all safety appliances required by                law or                ordinance or any other regulation of any public authority because                of any                use made by Tenant other than normal office use, and to procure all                licenses and permits so required because of such use and, if requested                by                Landlord, to do any work so required because of such use, it being                understood that the foregoing provisions shall not be construed to                broaden                in any wan Tenant's Permitted Uses;                and |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (f)   | not                without prior consent of Landlord to assign this Lease or sublet                the                Premises (which consent Landlord shall not unreasonably withhold);                as                additional rent, to reimburse Landlord promptly for reasonable legal                and                other expenses incurred by Landlord in connection with any request                by                Tenant for consent to a assignment or subletting; no assignment or                subletting and no consent of Landlord thereto shall affect the continuing                primary liability of Tenant (which, following assignment, shall be                joint                and several with the assignee); no consent to any of the foregoing                in a                specific instance shall operate as a waiver in any subsequent instance;                and not withstanding Landlord's consent, no assignment shall be binding                upon Landlord or any of Landlord's mortgagees, unless Tenant shall                deliver                to Landlord an instrument in recordable form which contains a covenant                of                assumption by the assignee running to Landlord and all persons claiming                by, through or under Landlord, but the failure or refusal of the                assignee                to execute such instrument of assumption shall not release or discharge                assignee from its liability as Tenant hereunder nor shall execution                of                such instrument of assumption affect the continuing primary liability                of                Tenant; Landlord agrees not to unreasonably withhold or delay its                consent                to an assignment or subletting, provided, however, that with respect                to                any assignment or subletting, the following provisions shall                apply: |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (g) | to                defend, with counsel approved by Landlord, save harmless and indemnify                Landlord from any liability or injury, loss, accident or damage to                any                person or property and from any claims, actions, proceedings and                expenses                and costs in connection therewith (including without limitation reasonable                counsel fees), (i) arising from the omission, fault, willful act,                negligence or other misconduct of Tenant or from any use made or                thing                done or occurring on the Premises not due to the omission, fault,                willful                act, negligence or other misconduct of Landlord, or (ii) resulting                from                the failure of Tenant to perform and discharge its covenants and                obligations under this Lease; and |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (h)   | to                maintain public liability insurance on the Premises in the amounts                which                shall, at the beginning of the Term, be at least equal to the limits                set                forth in Section 1.1, and, from time to time during the Term, shall                be for                such higher amounts, if any, as are customarily carried in the area                in                which the Premises are located on property similar to the Premises                and                used for similar purposes, and to furnish Landlord with certificates                thereof: and |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (i)   | to                keep all Tenant's employees working in the Premises covered by workmen's                compensation insurance in statutory amounts and to furnish Landlord                with                certificates thereof; and |
|-----------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (j) | to                permit Landlord and Landlord's agents to examine the Premises at                reasonable times and, if Landlord shall so elect, to make any repairs                or                replacements Landlord may deem necessary to avert an emergency, to                remove,                at Tenant's expense, any changes, additions, signs, curtains, blinds,                shades, awning(s), aerials, flagpoles, or the like, not consented                to in                writing, and to show the Premises to prospective tenants during twelve                (12) months preceding the expiration of the Term hereof and to prospective                purchasers and mortgagees at all reasonable times upon reasonable                appointment with Tenant; and |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (k)   | not                to place a load upon the Premises exceeding an average rate of 80                pounds                of live load per square foot of floor area; and not to move any safe,                vault or other heavy equipment in, about or out of the Premises except                in                such manner and at such times as Landlord shall in each instance                authorize; Tenant's business machines and mechanical equipment which                cause                vibration or noise that may be transmitted to the Building structure                or to                any other leased space in the Building shall be placed and maintained                by                Tenant in settings of cork, rubber, spring or other type of vibration                eliminators sufficient to eliminate all such vibrations or noise;                and |
|-----------------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (l)   | all                the furnishings, fixtures, equipment, effects and property of every                kind,                nature and description of Tenant and of all persons claiming by,                through                or under Tenant which, during the continuance of this Lease or any                occupancy of the Premises by Tenant or anyone claiming under Tenant,                may                be on the Premises or elsewhere in the Building, shall be at the                sole risk                and hazard of Tenant, and if the whole or any part thereof shall                be                destroyed or damaged by fire, water or otherwise, or by the leakage                or                bursting of pipes, steam pipes or other pipes, by theft or from any                other                cause, no part of said loss or damage is to be charged to or borne                by                Landlord; and |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (m) | not                to suffer or permit any liens to stand against the Premises by reason                of                work, labor services or materials done for or at the request of Tenant;                Tenant shall cause any such liens to be immediately discharged within                thirty (30) days after the date of any such lien(s) being filed thereof;                and |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (n) | in                case Landlord shall, without any fault on its part, be made party                to any                litigation commenced by or against Tenant or by or against any parties                in                possession of the Premises or any party thereof claiming under Tenant,                to                pay, as additional rent, all costs including, without limitation,                reasonable attorney fees, incurred by or imposed upon Landlord in                connection with such litigation, and also to pay, as additional rent,                all                such costs and fees incurred by Landlord in connection with the successful                enforcement by Landlord of any obligations of Tenant under this Lease;                and |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (o)   | not                to allow any of the Tenant's employees, agents, etc., to park illegally,                i.e. in fire lanes, traffic lanes, spaces marked for visitors, handicapped                or reserved parking, etc.; and |
|-----------------|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (p) | not                to allow any of Tenant's employees, agents, etc. to smoke anywhere                in the                building, including the Leased Premises, hallways, corridors, bathrooms,                etc., as the Building is a "Smoke Free"                building. |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

**ARTICLE      7 - CASUALTY AND TAKING**

**7.1           Casualty      and Taking**

| (a) | In                case during the Term all or any substantial part of the Premises                are                damaged materially by fire or other casualty or by action of public                or                other authority in consequence thereof, or are taken by eminent domain                or                Landlord receives compensable damage by reason of anything lawfully                done                in pursuance of public or other authority (a "Material Event" subject                to                Section 7.1 (c) below), this Lease shall terminate at Landlord's                or                Tenant's election, which may be made notwithstanding that Landlord's                entire interest may have been divested, by notice given to the other                within sixty (60) days after the notice given by Landlord pursuant                to                Section 7.1(c) hereof, which notice shall specify the effective date                of                termination. Tenant shall also have the right to terminate (i) in                the                event of substantial damage to or taking of the Building or Lot that                renders Tenant unable to conduct its business in the Premises, or                (ii) in                the event of damage to the Premises in the last ninety (90) days                of the                Term, which damage renders the Premises untenantable for more than                fifteen                (15) days. |
|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (b) | In                case, during the Term, all or any substantial part of the Building                or the                Lot are damaged materially by fire or other casualty or by action                of                public or other authority in consequence thereof, or are taken by                eminent                domain or Landlord receives compensable damage by reason of anything                lawfully done in pursuance of public or other authority (a "Material                Event" subjection to Section 7.1 (c) below), this Lease shall terminate                at                Landlord's election, which may be made notwithstanding that Landlord's                entire interest may have been divested, by notice given to Tenant                within                sixty (60) days after the occurrence of the notice given by Landlord                pursuant to Section 7.1 (c) hereof, which notice shall specify the                effective date of termination. |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (c) | The                effective date of any termination by Landlord or Tenant under this                Section                7.1 shall not be less than fifteen (15) days nor more than thirty                (30)                days after the date of such notice of termination. For all purposes                of                this Section 7.1., no damage or taking shall be considered a "Material                Event" unless the time needed for Landlord to do the construction                work                necessary to put the Premises, Building or Lot or the remainder in                proper                condition for use and occupancy is reasonably estimated by Landlord                to                exceed six (6) months, or if more than thirty percent (30%) of the                Lot,                the Building or the Premises are so taken. In case of any such damage                or                taking, Landlord shall notify Tenant within thirty (30) days after                the                occurrence thereof of Landlord's estimate of the time needed to do                the                construction work necessary to put the Premises, Building or Lot                or the                remainder in proper condition for use and occupancy, or of the percentage                of the Building, Lot or Premises                taken. |
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| (d) | If                in any such case, the Premises are rendered unfit for use and occupancy                and the Lease is not so terminated, Landlord shall use due diligence                (following the expiration of all periods in which either party may                terminate this Lease pursuant to the foregoing provisions of this                Section                7.1 ) to put the Premises, or in case of taking what may remain thereof                (excluding any times installed or paid for by Tenant that Tenant                may be                required to remove pursuant to Section 3.2), into proper condition                for use                and occupancy and a just proportion of the fixed rent and additional                rent                according to the nature and extent of the injury shall be abated                until the                Premises or such remainder shall have been put by Landlord in such                condition, and in case of a taking that permanently reduces the area                of                the Premises, a just proportion of the fixed rent and additional                rent                shall be abated for the remainder of the                Term. |
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| **7.2** | **Reservation                of Award** |
|---------|-----------------------------------------|

**ARTICLE      8 - RIGHTS OF MORTGAGEE**

**8.1           Subordination**

**8.2           Entry      Other Than For Foreclosure**

**8.3           Entry      For Foreclosure**

**8.4           No      Prepayment**

**8.5           No      Release or Termination**

**8.6           No      Modification Etc.**

**8.7           Continuing      Offer**

**8.8           Implementation**

**8.9           Financing**

**ARTICLE      9 - DEFAULTS**

**9.1           Events      of Default**

| (a)   | If                Landlord contends that Tenant has neglected or failed to perform                any of                Tenant's covenants, agreements or obligations hereunder, Landlord                shall                notify Tenant in writing accordingly, specifying the alleged neglect                or                failure. Such notice having been given by Landlord, Tenant                shall: |
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|   | (1) | in                the case of alleged failure to pay fixed rent, make payment in FULL                within                seven (7) days after notice thereof;                and |
|--------|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (2)   | in                the case of alleged neglect or failure to perform any of Tenant's                covenants, agreements or obligations hereunder, other than the obligation                to pay fixed rent: |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| (i)   | correct                the matters complained of in such notice within thirty (30) days                after                notice thereof (or, if more than thirty (30) days are reasonably                required                to complete such correction, begin such correction within such thirty                (30)                days and thereafter prosecute the correction to such default to completion                with due diligence), or |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (ii) | notify                Landlord within such thirty (30) day period that Tenant disputes                the                matters contained in such notice and at the same time serve on Landlord                a                copy of a demand for arbitration of the matter disputed and otherwise                proceed to arbitration under Article 11 hereof. If the decision of                the                arbitrator pursuant to Article 11 is adverse to Tenant, in whole                or in                part, Tenant shall forthwith begin to correct the matters complained                of by                Landlord or that portion thereof as to which the decision shall have                been                adverse to Tenant, and Tenant shall complete the same within thirty                (30)                days after such decision, or if more than thirty (30) days are reasonably                required to complete such correction, begin such correction within                such                thirty (30) days and thereafter prosecute the correction of such                default                to completion with due diligence. If so requested by either party,                the                arbitrator shall establish the time in excess of thirty (30) days                reasonably required for such completion and the same shall be completed                within such time, subject to unavoidable                delay. |
|--------|------|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (1                ) | Tenant                fails to comply with subparagraph (1 ) above with respect to fixed                rent                defaults or Tenant fails to comply with either subclause (i) or (ii)                or                subparagraph (2) above with respect to non-performance of any other                covenant, agreement or obligation contained herein;                or |
|--------|---------------------|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (2) | any                assignment shall be made by Tenant or any guarantor of Tenant for                the                benefit of creditors; or |
|--------|-----|-------------------------------------------------------------------------------------------------------------------------------------------------|

| (3) | Tenant's                leasehold interest shall be taken on execution;                or |
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|   | (4) | a                lien or other involuntary encumbrance is filed against Tenant's leasehold                interest or Tenant's other property, including said leasehold interest,                and is not discharged within ten (10) days thereafter;                or |
|--------|-----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (5) | a                petition is filed by Tenant or any guarantor of Tenant for adjustment                as a                bankrupt, or for reorganization or an arrangement under any provision                of                the Bankruptcy Act as then in force and effect;                or |
|--------|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | (6) | an                involuntary petition under any of the provisions of said Bankruptcy                Act is                filed against Tenant or any guarantor of Tenant and such involuntary                petition is not dismissed within sixty (30) days                thereafter; |
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**9.2           Tenant's      Obligations After Termination**

| (a)   | In                the event that this Lease is terminated under any of the provisions                of                Section 9.1 or is otherwise terminated for breach of any obligation                of                Tenant, Tenant covenants to pay forthwith to Landlord, as compensation,                the excess of the total rent reserved for the residue of the Term                (discounted over the balance of the Term at a rate of four percent                (4%))                over the fair market rental value of the Premises for said residue                of the                Term. In calculating the rent reserved there shall be included, in                addition to the fixed rent and all additional rent, the value of                all other                considerations agreed to be paid or performed by Tenant for said                residue.                Tenant further covenants as an additional and cumulative obligation                after                any such termination to pay punctually to Landlord all the sums and                perform all the obligations which Tenant covenants in this Lease                to pay                and to perform in the same manner and to the same extent and at the                same                time as if this Lease had not been terminated. In calculating the                amounts                to be paid by Tenant under paragraph 9.2(b) below, Tenant shall be                credited with any amount paid to Landlord as compensation in accordance                with this Section 9.2 and also with the net proceeds of any rent                obtained                by Landlord by reletting the Premises, after deducting all of Landlord's                expenses in connection with such reletting, including, without limitation,                all repossession costs, brokerage commissions, fees for legal services                and                expense of preparing the Premises for such reletting. Tenant agrees                that                Landlord may (i) relet the Premises or any part or parts thereof                for a                term or terms which may, at Landlord's option, be equal to, less                than or                greater than the period which would otherwise have constituted the                balance                of the Term and may grant such concessions and free rent as Landlord,                in                its sole judgment, considers advisable or necessary to relet the                same, and                (ii) make such alterations, repairs and decorations in or to the                Premises                as Landlord, in its sole judgment, considers advisable or necessary                to                relet the same. Any action of Landlord in accordance with this Section                9.2                or any failure of Landlord to relet or to collect rent after reletting                shall not operate or be construed to release or reduce Tenant's liability                as aforesaid. |
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| (b)   | In                lieu of any other damages or indemnity and in lieu of full recovery                by                Landlord of all sums payable under paragraph 9.2(a) above, Landlord                may,                by written notice to Tenant, at any time after this Lease is terminated                under any of the provisions contained in Section 9.1 or is otherwise                terminated for breach of any obligation of Tenant and before such                full                recovery, elect to recover, and Tenant shall thereupon pay, as liquidated                damages, an amount equal to the aggregate of the fixed rent and additional                rent accrued under Article IV in the twelve (12) months ended next                prior                to such termination plus the amount of fixed rent and additional                rent of                any kind accrued and unpaid at the time of termination and less the                amount                of any recovery by Landlord under paragraph 9.2(a) up to the time                of                payment of such liquidated damages. |
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| (c) | Nothing                contained in this Lease shall limit or prejudice the right of Landlord                to                prove for an obtain in proceedings for bankruptcy or insolvency,                by reason                of the termination of this Lease, an amount equal to the maximum                allowed                by any statute or rule of law in effect at the time when, and governing                the proceedings in which, the damages are to be proved, whether or                not the                amount be greater than, equal to, or less than the amount of the                loss or                damaged referred to above. |
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**9.3           Landlord's      Default**

**ARTICLE      10 - MISCELLANEOUS**

**10.1           Measurement**

**1      0.2                      Titles**

**10.3           Notice      of Lease**

**1      0.4                      Consent**

**1      0.5                      Notices**

**10.6           Bind      and Inure**

**10.7           No      Surrender**

**10.8           No      Waiver. etc.**

**10.9           No      Accord and Satisfaction**

**10.10**
**Cumulative      Remedies**

**10.11                      Partial      Invalidity**

**10.12                      Landlord's      Right to Cure Tenant's Default**

**10.13                      Estoppel      Certificate**

**10.14                      Waiver      of Subrogation**

**10.15                      Brokerage**

**10.16                      Security      Deposit**

**ARTICLE      11 -      ARBITRATION**

**LANDLORD:                                                                                                        TENANT:**

**ATLANTIC-PHILADELPHIA**

**REALTY      LLC**

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**EXHIBIT      A**

**Description      of Lot**

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**EXHIBIT      B**

**Floor      Plan of Tenant's Space - SEE ATTACHED**

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**EXHIBIT      C**

**SERVICES      BY      LANDLORD**

| 1. | A                heating and air conditioning system which will keep the entire Premises,                other than storage areas, file rooms, closets, etc., at a comfortable                temperature for general office use, during normal office/business                operating hours. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2. | (a)                Overhead fluorescent light                fixtures. |
|----|------------------------------------------------------------------------|

| 3. | Hot                and cold water for lavatory and drinking                purposes. |
|----|--------------------------------------------------------------------------------------|

| 4. | Toilet                supplies in lavatories, including soap, paper or cloth towels and                toilet                tissue. |
|----|--------------------------------------------------------------------------------------------------------------------------------------|

| 5. | Janitor                services in accordance with the following schedule and to be accomplished                after normal business hours (after 6:00                P.M.): |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | a) | Entrance                Door glass will be cleaned                nightly. |
|--------|----|----------------------------------------------------------------------------|

|   | b) | Entrance                Floor will be cleaned and/or polished                nightly. |
|--------|----|---------------------------------------------------------------------------------------|

|   | c) | Broadloom                Carpet areas will be vacuumed nightly. Will be shampooed upon request,                at additional cost to Tenant. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------|

|   | d) | Wastepaper                Containers will be emptied nightly. Plastic liner bags for wastepaper                containers will be provided and liners will be changed once a                week. |
|--------|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | e) | Water                Fountains will be cleaned/polished and sanitized                nightly. |
|--------|----|-----------------------------------------------------------------------------------------------|

|   | f) | Washrooms                will be cleaned and serviced nightly. This will include refilling                paper                towels, toilet tissue and soap dispensers. Emptying and cleaning                of all                used towel and trash containers. Clean all stainless steel fixtures.                Clean                toilets. Wash and sanitize all wash basins and shelves. Clean all                mirrors.                Remove all disfigurations, such as ink marks, drawings, etc. from                all                stool partitions and walls. Floors will be mopped                nightly. |
|--------|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | g) | Scuff                Marks will be removed nightly from all scuff plates on                doors. |
|--------|----|---------------------------------------------------------------------------------------------------|

|   | h) | Tile                Floors will be swept nightly and a treated dust preventable mop. All                corridors and office floors will be cleaned or polished, as needed,                nightly. Floors will be stripped as                necessary. |
|--------|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

|   | i) | Time                of Operation - Services to be performed five (5) nights per week after                end of normal working hours (after 6:00                p.m.) |
|--------|----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6. | Proper                care of grounds surrounding the leased premises, including care of                lawns                and shrubs and including maintaining such grounds neat, clean and                free of                litter. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7. | Maintain                and keep clean the sidewalks and parking areas in front of and around                the                building and remove all snow                therefrom. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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**EXHIBIT      D**

**RULES      AND REGULATIONS**

| 1. | The                Landlord should be notified at once of any trouble with heating,                lighting                or plumbing fixtures. Tenants will make reasonable efforts to not                leave                windows of premises open or unlocked and not to leave the doors of                the                premises unlocked at night. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2. | The                sidewalks, entries, halls and stairways shall not be obstructed by                any of                the tenants or used by them for any other purpose than for ingress                and                egress to and from their respective premises, and no articles or                rubbish,                of any kind, shall be left therein. |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3. | No                toilet fixture shall be used for any purpose other than that which                it is                intended and no sweepings, rubbish, rags, ashes, or other substances                shall                be thrown therein; any damage resulting from so doing shall be born                by the                tenant causing |
|----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 4. | The                weight and position of all safes shall be subject to the approval                of                Landlord. |
|----|---------------------------------------------------------------------------------------------------------------------------------|

| 5. | Lettering                on doors, tablets and building directory shall be subject to the                approval                of Landlord. No lettering shall be allowed on outside                windows. |
|----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 6. | No                wires for telephone service, electric lights, messenger service or                any                other purpose shall be put in the premises without the prior consent                of                Landlord, which consent shall not be unreasonably delayed or                withheld. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 7. | No                glass in doors or elsewhere through which light is admitted into                any part                of the building shall be covered, nor such light                obstructed. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 8. | No                animals or birds shall be kept in or about the                building. |
|----|-------------------------------------------------------------------------------------------|

| 9. | All                freight, furniture, etc., must be received and delivered through                the SIDE                entrance unless otherwise pre-authorized by Landlord and an appointment                MUST be made with the Landlord to move furniture into or from the                building, but special arrangements MUST be made with the Landlord                for the                moving of all safes. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 10. | Nothing                shall be thrown or taken from the windows or doors or in the corridors,                nor shall anything be left outside the building on the window sills                of the                premises. |
|-----|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 11. | No                person shall loiter in the halls, corridors or                lavoratories. |
|-----|-----------------------------------------------------------------------------------------------|

| 12. | The                Landlord, its employees and other proper persons employed by Landlord                shall have access, at all reasonable times, to perform their duties                in the                upkeep and care of the leased                premises. |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 13. | No                tenant shall use any method of heating other than that provided for                in the                tenant's lease, without special arrangements pre-authorized by                Landlord. |
|-----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 14. | The                Landlord reserves the right to make any such other further rules                and                regulations as in its judgment may, from time to time, be needful                for the                safety, care and cleanliness of the premises and building and for                the                preservation of good order therein. Landlord shall uniformly enforce                all                rules and regulations. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 15. | Any                damage done to the building or premises or person or property therein,                in                consequence of any breach of any of the rules and regulations, shall                be                borne by the tenant, if tenant is responsible for such                damage(s). |
|-----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 16. | No                person shall smoke in ANY of the common areas, halls, corridors,                lavatories, stairwells, entry ways of the building, or in tenants                respective leased premises ­ the Building is a "Smoke Free"                building. |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 17. | Tenants,                and all of their employees, agents, etc., shall not park illegally;                i.e.                no parking in fire lands, traffic lanes, visitor or handicapped spaces,                reserved spaces, etc. Tenants so parked may be towed and the owner                of any                towed vehicle will be solely responsible for the costs incurred for                same. |
|-----|------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 18. | During                the applicable holiday season, no "live" plants, trees, etc., shall                be                place in or near the premises or anywhere in the Building by                tenants. |
|-----|-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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**EXHIBIT      E**

**ESTOPPEL      CERTIFICATE**

| RE: | Lease                Dated: |
|-----|-----------------------------|

| 1. | A                true and accurate copy of the Lease is attached hereto. The Lease                represents the entire understanding between Landlord and Tenant with                respect to the leasing of the Demised Premises and, except as modified                by                the Lease Amendments noted above (if any), has not been otherwise                altered,                modified or amended. The Lease has been duly authorized, executed                and                delivered by Tenant, is in full force and effect in accordance with                its                terms, and constitutes a legally valid instrument, binding and enforceable                against Tenant in accordance with its terms, subject only to applicable                limitations imposed by laws relating to bankruptcy and creditors'                rights. |
|----|--------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 2. | Tenant                has accepted possession of the Demised Premises and is in occupancy                under                the Lease. The initial term of the Lease commenced on                   and expires on . Tenant                has right to extend the original term of the Lease as set                forth in the Lease (or has no right, whichever is applicable) and                Tenant                has no right to acquire or purchase the Demised Premises or any portion                thereof or interest therein. |
|----|---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 3. | The                obligation to pay rent under the Lease commenced on All rent payable                by                Tenant through the date of this letter has been paid. Rent has not                been                paid for any period beyond the now current monthly rent due, except                as                expressly provided in the Lease. To the best of Tenant's knowledge,                there                exists no default with respect to any of the terms, covenants and                conditions of the Lease by the Landlord or the Tenant to be performed,                and                there is no condition or event which could ripen into a default upon                the                lapse of time or the giving of notice. There are no offsets, deductions,                or credits against the rents due and payable under the                Lease. |
|----|-------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

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| 1.)   | Removal                & Installation of New Carpet & Cove Base based on Tenant Selection                Choices. |
|-----------------|---------------------------------------------------------------------------------------------------------------------------|

| 2.)   | Patch                & Paint all Walls, Doors, Door Jambs, & Columns based on                Tenant Selection Choices. |
|-----------------|------------------------------------------------------------------------------------------------------------------------------------------|

| 3.)   | Replace                Main Entry Door with a replica of the 4th Floor Atlantic Management                Office                .(Only Door) |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------|

| 4.)   | Remove                Double Doors entry to Conf Room and replace with a new single entry                Mahogany Door. |
|-----------------|-------------------------------------------------------------------------------------------------------------------------|

| 5.)   | Install                4 ft Glass Side Light to the right of the Conf Entry                Door. |
|-----------------|--------------------------------------------------------------------------------------------------|

| 6.)   | Wire                all High Height Lights in Conference Room on Dimmer                Switches. |
|-----------------|--------------------------------------------------------------------------------------------------|

| 7.)   | Have                all Door Locks for Offices Keyed with 1 Master Key for all                Offices. |
|-----------------|--------------------------------------------------------------------------------------------------------|

| 8.)   | All                Carpet, Base, & Color Selections need to be received in writing before                June 25  to ensure a target date of August  1                occupancy. |
|-----------------|----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|

| 9.)   | Build                2 new offices near the existing                offices. |
|-----------------|------------------------------------------------------------------------------|

| 10.)   | Install                kitchen counter with sink |
|------------------|--------------------------------------------------|

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