Document:

<PAGE>

                                  EXHIBIT 10.1

       -------------------------------------------------------------------
                          STANDARD FORM OF OFFICE LEASE
                     The Real Estate Board Of New York, Inc.
       -------------------------------------------------------------------

AGREEMENT OF LEASE, made of this 19th day of April, 2000, between

369 LEXINGTON  AVENUE CO., L.P.,  having address c/o The Macklowe  Organization,
140 West 57th Street, New York, New York 10019

party of the first part, hereinafter referred to as OWNER, and HEAVENLYDOOR.COM,
INC. a Delaware corporation, having an address at 840 Memorial Drive, Cambridge,
MA 02139

                party of the second part, hereinafter referred to as TENANT,

WITNESSETH: Owner hereby leases to Tenant and Tenant hereby hires from Owner

in the building known as 369 Lexington Avenue
in the Borough of Manhattan, City of New York, for the term of five (5) years

                (or until such term shall sooner cease and expire as hereinafter
 provided) to commence on the            day set forth in Article 37(a) nineteen
hundred and                , and to end on the                  day set forth in
 Article 37 (b)                    and                     both dates inclusive,
at an annual rental rate of

which Tenant  agrees to pay in lawful money of the United  States which shall be
legal tender in payment of all debts and dues,  public and private,  at the time
of payment,  in equal monthly  installments  in advance on the first day of each
month during said term,  at the office of Owner or such other place as Owner may
designate, without any set off or deduction whatsoever, except that Tenant shall
pay the first                  monthly  installment(s)  on the execution  hereof
(unless this lease be a renewal).

     In the  event  that,  at the  commencement  of the term of this  lease,  or
thereafter,  Tenant shall be in default in the payment of rent to Owner pursuant
to the  terms of  another  lease  with  Owner  or with  Owner's  predecessor  in
interest,  Owner may at  Owner's  option  and  without  notice to Tenant add the
amount of such arrears to any monthly  installment of rent payable hereunder and
the same shall be payable to Owner as additional rent.

     The parties hereto, for themselves,  their heirs, distributees,  executors,
administrators,  legal representatives,  successors and assigns, hereby covenant
as follows:

RENT: 1. Tenant  shall  pay  the  rent as  above  and as  hereinafter  provided.

OCCUPANCY:  2. Tenant shall use and occupy  demised  premises for  executive and
administrative offices only

                                                       and for no other purpose.

TENANT  ALTERATIONS:  3.  Tenant  shall  make no  changes  in or to the  demised
premises of any nature  without  Owner's prior written  consent.  Subject to the
prior written consent of Owner, and to the provisions of this article, Tenant at
Tenant's expense may make alterations,  installations, additions or improvements
which are  non-structural  and which do not affect utility  services or plumbing
and  electrical  lines,  in or to the interior of the demised  premises by using
contractors or mechanics first approved in each instance by Owner. Tenant shall,
before making any alterations,  additions, installations or improvements, at its
expense,  obtain  all  permits,  approvals  and  certificates  required  by  any
governmental or quasi-governmental  bodies and (upon completion) certificates of
final  approval  thereof  and  shall  deliver  promptly  duplicates  of all such
permits, approvals and certificates to Owner and Tenant agrees to carry and will
cause  Tenant's   contractors  and   subcontractors   to  carry  such  workman's
compensation, general liability, personal and property damage insurance as Owner
may require.  If any mechanic's lien is filed against the demised  premises,  or
the building of which the same forms a part,  for work claimed to have been done
for, or materials  furnished  to,  Tenant,  whether or not done pursuant to this
article,  the same shall be discharged by Tenant within thirty days  thereafter,
at Tenant's expense, by payment or filing the bond required by law. All fixtures
and all paneling, partitions, railings and like installations,  installed in the
premises at any time,  either by Tenant or by Owner on Tenant's  behalf,  shall,
upon  installation,  become the  property of Owner and shall  remain upon and be
surrendered with the demised premises unless Owner, by notice to Tenant no later
than  twenty  days prior to the date  fixed as the  termination  of this  lease,
elects to  relinquish  Owner's right thereto and to have them removed by Tenant,
in which event the same shall be moved from the  premises by Tenant prior to the
expiration of the lease, at Tenant's  expense.  Nothing in this Article shall be
construed  to give  Owner  title  to or to  prevent  Tenant's  removal  of trade
fixtures,  moveable office furniture and equipment, but upon removal of any such
<PAGE>

       -------------------------------------------------------------------
                          STANDARD FORM OF OFFICE LEASE
                     THE REAL ESTATE BOARD OF NEW YORK, INC.
       -------------------------------------------------------------------

AGREEMENT OF LEASE, made of this 19th day of April, 2000, between

369 LEXINGTON  AVENUE CO., L.P.,  having address c/o The Macklowe  Organization,
140 West 57th Street, New York, New York 10019

party of the first part, hereinafter referred to as OWNER, and HEAVENLYDOOR.COM,
INC. a Delaware corporation, having an address at 840 Memorial Drive, Cambridge,
MA 02139

                party of the second part, hereinafter referred to as TENANT,

WITNESSETH: Owner hereby leases to Tenant and Tenant hereby hires from Owner

in the building known as 369 Lexington Avenue
in the Borough of Manhattan, City of New York, for the term of five (5) years

                (or until such term shall sooner cease and expire as hereinafter
provided) to commence on the            day set forth in Article 37(a) nineteen
hundred and                , and to end on the                  day set forth in
Article 37 (b)                    and                     both dates inclusive,
at an annual rental rate of

which Tenant  agrees to pay in lawful money of the United  States which shall be
legal tender in payment of all debts and dues,  public and private,  at the time
of payment,  in equal monthly  installments  in advance on the first day of each
month during said term,  at the office of Owner or such other place as Owner may
designate, without any set off or deduction whatsoever, except that Tenant shall
pay the first monthly  installment(s) on the execution hereof (unless this lease
be a renewal).

     In the  event  that,  at the  commencement  of the term of this  lease,  or
thereafter,  Tenant shall be in default in the payment of rent to Owner pursuant
to the  terms of  another  lease  with  Owner  or with  Owner's  predecessor  in
interest,  Owner may at  Owner's  option  and  without  notice to Tenant add the
amount of such arrears to any monthly  installment of rent payable hereunder and
the same shall be payable to Owner as additional rent.

     The parties hereto, for themselves,  their heirs, distributees,  executors,
administrators,  legal representatives,  successors and assigns, hereby covenant
as follows:

RENT:  1.  Tenant  shall  pay the rent as  above  and as  hereinafter  provided.

OCCUPANCY:  2. Tenant shall use and occupy  demised  premises for  executive and
administrative offices only

                                                       and for no other purpose.

TENANT  ALTERATIONS:  3.  Tenant  shall  make no  changes  in or to the  demised
premises of any nature  without  Owner's prior written  consent.  Subject to the
prior written consent of Owner, and to the provisions of this article, Tenant at
Tenant's expense may make alterations,  installations, additions or improvements
which are  non-structural  and which do not affect utility  services or plumbing
and  electrical  lines,  in or to the interior of the demised  premises by using
contractors or mechanics first approved in each instance by Owner. Tenant shall,
before making any alterations,  additions, installations or improvements, at its
expense,  obtain  all  permits,  approvals  and  certificates  required  by  any
governmental or quasi-governmental  bodies and (upon completion) certificates of
final  approval  thereof  and  shall  deliver  promptly  duplicates  of all such
permits, approvals and certificates to Owner and Tenant agrees to carry and will
cause  Tenant's   contractors  and   subcontractors   to  carry  such  workman's
compensation, general liability, personal and property damage insurance as Owner
may require.  If any mechanic's lien is filed against the demised  premises,  or
the building of which the same forms a part,  for work claimed to have been done
for, or materials  furnished  to,  Tenant,  whether or not done pursuant to this
article,  the same shall be discharged by Tenant within thirty days  thereafter,
at Tenant's expense, by payment or filing the bond required by law. All fixtures
and all paneling, partitions, railings and like installations,  installed in the
premises at any time,  either by Tenant or by Owner on Tenant's  behalf,  shall,
upon  installation,  become the  property of Owner and shall  remain upon and be
surrendered with the demised premises unless Owner, by notice to Tenant no later
than  twenty  days prior to the date  fixed as the  termination  of this  lease,
elects to  relinquish  Owner's right thereto and to have them removed by Tenant,
in which event the same shall be moved from the  premises by Tenant prior to the
expiration of the lease, at Tenant's  expense.  Nothing in this Article shall be
construed  to give  Owner  title  to or to  prevent  Tenant's  removal  of trade
fixtures,  moveable office furniture and equipment, but upon removal of any such

<PAGE>

from the premises or upon removal of other  installations  as may be required by
Owner,  Tenant  shall  immediately  and at its  expense,  repair and restore the
premises to the condition  existing prior  installation and repair any damage to
the demised premises or the building due to such removal. All property permitted
or  required to be removed,  by Tenant at the end of the term  remaining  in the
premises  after  Tenant's  removal  shall be deemed  abandoned  and may,  at the
election of Owner, either be retained as Owner's property or may be removed from
the premises by Owner, at Tenant's expense.

MAINTENANCE  AND REPAIRS:  4. Tenant shall,  throughout  the term of this lease,
take and good care of the demised  premises and the  fixtures and  appurtenances
therein.  Tenant  shall be  responsible  for all damage or injury to the demised
premises  or any other  part of (lie  building  and the  systems  and  equipment
thereof,  whether  requiring  structural or  nonstructural  repairs caused by or
resulting from  carelessness,  omission,  neglect or improper conduct of Tenant.
Tenant's subtenants,  agents,  employees,  invitees or licensees, or which arise
out of any work,  labor,  service or equipment done for or supplied to Tenant or
any  subtenant  or arising  out of the  installation,  use or  operation  of the
property or equipment of Tenant or any  subtenant.  Tenant shall also repair all
damage to the building and the demised premises caused by the moving of Tenant's
fixtures,  furniture  and  equipment.  Tenant shall  promptly  make, at Tenant's
expense,  all  repairs  in and to the  demised  premises  for  which  Tenant  is
responsible,  using  only the  contractor  for the trade or trades in  question,
selected from a list of at least two  contractors  per trade submitted by Owner.
Any other repairs in or to the building or the  facilities  and systems  thereof
for which  Tenant is  responsible  shall be  performed  by Owner at the Tenant's
expense.  Owner shall maintain in good working order and repair the exterior and
the structural  portions of the building,  including the structural  portions of
its demised  premises,  and the public portions of the building interior and the
building plumbing,  electrical,  heating and ventilating  systems (to the extent
such systems  presently  exist) serving the demised  premises.  Tenant agrees to
give prompt  notice of any  defective  condition in the premises for which Owner
may be  responsible  hereunder.  There  shall  be no  allowance  to  Tenant  for
diminution  of rental  value and no  liability on the part of Owner by reason of
inconvenience,  annoyance  or injury to  business  arising  from Owner or others
making repairs,  alterations,  additions or improvements in or to any portion of
the building or the demised premises or in and to the fixtures, appurtenances or
equipment thereof.  It is specifically  agreed that Tenant shall not be entitled
to any set-off or  reduction of rent by reason of any failure of Owner to comply
with the  covenants of this or any other  article of this Lease.  Tenant  agrees
that  Tenant's  sole remedy at law in such  instance will be by way of an action
for damages for breach of contract.  The  provisions of this Article 4 shall not
apply in the case of fire or other  casualty  which are dealt  with in Article 9
hereof.

WINDOW CLEANING:  5. Tenant will not clean nor require,  permit, suffer or allow
any window in the demised  premises to be cleaned  from the outside in violation
of  Section  202 of the Labor Law or any  applicable  law or of the Rules of the
Board  of  Standards  and  Appeals,  or of any  other  Board or body  having  or
asserting jurisdiction.

REQUIREMENTS OF LAW, FIRE INSURANCE FLOOR LOADS: 6. Prior to the commencement of
the lease term, if Tenant is then in possession,  and at all times there- after,
Tenant,  at Tenant's sole cost and expense,  shall (a) promptly  comply with all
present laws, orders and regulations of all state, federal,  municipal and local
governments, departments, commissions and boards and any direction of any public
officer  pursuant to law, and all orders,  rules and regulations of the New York
Board of Fire Underwriters, Insurance Services Office, or any similar body which
shall  impose any  violation,  order or upon Owner or Tenant with respect to the
demised premises  (collectively,  "Requirements") arising out of Tenant's use or
manner of use thereon to except  that  Tenant  shall not be required to make any
alterations or improvements to comply with a Requirement the need for compliance
with which arises from Tenant's  permitted  use of the demised  premises if such
Requirement (a "General  Applicability  Law") is applicable to substantially all
office tenants in comparable  buildings in New York City and the requirement for
compliance with such  Requirement  does not arise by reason of (i) the abatement
of any  nuisance  in, on or about the  demised  premises  caused by Tenant,  its
agents, employees,  contractors,  guests or anyone claiming by, through or under
Tenant,  (ii) the manner of conduct of  Tenant's  business or  operation  of its
installations,   equipment  or  other  property  therein,   including,   without
limitation,  the performance of any Tenant's Work,  (iii) any cause or condition
created by or at the  instance  of Tenant or (iv) the breach of any of  Tenant's
obligations  hereunder,  whether or not such  compliance  requires work which is
structural or non-structural, ordinary or extraordinary, foreseen or unforeseen,
and (b) be  responsible  for the cost of  compliance  with any  Requirements  in
respect of the Building  outside the demised  premises arising from Tenant's use
of the demised  premises,  except that Tenant  shall not be required to make any
alterations or improvements to comply with a Requirement the need for compliance
with which arises from Tenant's  permitted  use of the demised  premises if such
Requirement is a General  Applicability  Law and the  requirement for compliance
with such  Requirement  does not arise by reason of the  provisions set forth in
the preceding  subsections (i) through (iv) of subclause (a) above. Tenant shall
pay all the costs,  expenses,  fines, penalties and damages which may be imposed
upon Owner or any  Superior  Mortgagee or Superior  Lessor (as such  capitalized
terms are  defined in Article 41 hereof) by reason of or arising out of Tenant's
failure to fully and  promptly  comply with and observe the  provisions  of this
Article.  Without  limiting the generality of the foregoing,  it is specifically
agreed  that  Tenant  shall  comply  with  all  Requirements  that  require  the
installation,  modification  or maintenance  within the demised  premises of any
fire-rated partition,  gas, smoke, or fire detector or alarm or any sprinkler or
other system to  extinguish  fires,  or, with respect to the building if arising
out of Tenant's use or manner of use of the premises or the building  (including
the use permitted 6C under the lease).  Nothing herein shall required  Tenant to
make structural  repairs or alterations  unless Tenant has, by its manner of use
of the demised premises or method of operation therein,  violated any such laws,
ordinances,  orders,  rules,  regulations or requirements  with respect thereto.
Tenant may, after securing  Owner to Owner's  satisfaction  against all damages,
interest, penalties and

<PAGE>

expenses,  including,  but not limited to,  reasonable  attorney's fees, by cash
deposit or by surety bond in an amount and in a company  satisfactory  to Owner,
contest and appeal any such laws,  ordinances,  orders,  rules,  regulations  or
requirements  provided same is done with all reasonable  promptness and provided
such appeal shall not subject  Owner to  prosecution  for a criminal  offense or
constitute  a default  under  any lease or  mortgage  under  which  Owner may be
obligated,  or cause the demised premises or any part thereof to be condemned or
vacated.  Tenant shall not do or permit any act or thing to be done in or to the
demised  premises  which is contrary to law, or which will  invalidate  or be in
conflict with public liability,  fire or other policies of insurance at any time
carried by or for the benefit of Owner with  respect to the demised  premises or
the building of which the demised  premises form a part, or which shall or might
subject Owner to any liability or  responsibility  to any person or for property
damage.  Tenant shall not keep anything in the demised premises except as now or
hereafter  permitted by the Fire Department,  Board of Fire  Underwriters,  Fire
Insurance Rating Organization or other authority having  jurisdiction,  and then
only in such manner and such  quantity  so as not to increase  the rate for fire
insurance  applicable  to the  building,  nor use the premises in a manner which
will  increase  the  insurance  rate for the  building or any  property  located
therein over that in effect  prior to the  commencement  of Tenant's  occupancy.
Tenant shall pay all costs, expenses, fines, penalties, or damages, which may be
imposed upon Owner by reason of Tenant's  failure to comply with the  provisions
of this article and if by reason of such failure the fire  insurance rate shall,
at the  beginning  of this lease or at any time  thereafter,  be higher  than it
otherwise  would be, then Tenant  shall  reimburse  Owner,  as  additional  rent
hereunder,  for that portion of all fire insurance  premiums  thereafter paid by
Owner which shall have been charged  because of such  failure by Tenant.  In any
action or  proceeding  wherein  Owner and Tenant  are  parties,  a  schedule  or
"make-up"  of rate for the building or demised  premises  issued by the New York
Fire Insurance Exchange, or other body making fire insurance rates applicable to
said premises  shall be conclusive  evidence of the facts therein  stated and of
the several  items and charges in the fire  insurance  rates then  applicable to
said  premises.  Tenant  shall not  place a load  upon any floor of the  demised
premises exceeding the floor load per square floor area which it was designed to
any and which is allowed  by law.  Owner  reserves  the right to  prescribe  the
weight and position of all safes,  business  machines and mechanical  equipment.
Such  installations  shall be placed  and  maintained  by  Tenant,  at  Tenant's
expense,  in settings  sufficient,  in Owner's judgement,  to absorb and prevent
vibration, noise and annoyance.

SUBORDINATION:  7.  This  lease is  subject  and  subordinate  to all  ground or
underlying  leases and to all mortgages  which may now or hereafter  affect such
leases or the real  property  of which  demised  premises  are a part and to all
renewals, modifications, consolidations, replacements and extensions of any such
underlying  leases and  mortgages.  This clause shall be  self-operative  and no
further  instrument  of  subordination  shall  be  required  by  any  ground  or
underlying lessor or by any mortgagee,  affecting any lease or the real property
of which the demised premises are a part. In confirmation of such subordination,
Tenant shall from time to time execute  promptly any certificate  that Owner may
request.

PROPERTY LOSS, DAMAGE REIMBURSEMENT  INDEMNITY: 8. Owner or its agents shall not
be liable  for any  damage to  property  of  Tenant  or of others  entrusted  to
employees of the  building,  nor for loss of or damage to any property of Tenant
by theft or  otherwise,  nor for any  injury or damage to  persons  or  property
resulting  from any cause of whatsoever  nature,  unless caused by or due to the
negligence of Owner,  its agents,  servants,  or employees.  Owner or its agents
will not be liable for any such  damage  caused by other  tenants or persons in,
upon or about said  building  or caused by  operations  in  construction  of any
private,  public or quasi public work. if at any time any windows of the demised
premises are temporarily closed,  darkened or bricked up (or permanently closed,
darkened or bricked up, if required by law) for any reason whatsoever including,
but not  limited to Owner's  own acts,  Owner shall not be liable for any damage
Tenant may sustain thereby and Tenant shall not be entitled to any  compensation
therefor nor abatement or  diminution of rent nor shall the same release  Tenant
from  its  obligations  hereunder  nor  constitute  an  eviction.  Tenant  shall
indemnify and save harmless Owner against and from all liabilities, obligations,
damages,  penalties,  claims,  costs and  expenses  for which Owner shall not be
reimbursed by insurance,  including reasonable attorneys fees, paid, suffered or
incurred  as a result of any breach by  Tenant,  Tenant's  agents,  contractors,
employees,  invitees, or licensees,  of any covenant or condition of this lease,
or the  carelessness,  negligence  or improper  conduct of the Tenant,  Tenant's
agents, contractors,  employees, invitees or licensees. Tenant's liability under
this lease extends to the acts and omissions of any  sub-tenant,  and any agent,
contractor,  employee, invitee or licensee of any sub-tenant. In case any action
or proceeding is brought against Owner by reason of any such claim, Tenant, upon
written  notice from Owner,  will,  at Tenant's  expense,  resist or defend such
action or proceeding by counsel approved by Owner in writing,  such approval not
to be unreasonably withheld.

DESTRUCTION, FIRE AND OTHER CASUALTY: 9. (a) If the demised premises or any part
thereof  shall be damaged by fire or other  casualty,  Tenant  shall give prompt
notice  thereof to Owner and this lease shall  continue in full force and effect
except as  hereinafter  set forth.  (b) If the demised  premises  are  partially
damaged or rendered  partially  unusable by fire or other casualty,  the damages
thereto  shall be repaired by and at the expense of Owner and the rent and other
items of additional rent,  until such repair shall be  substantially  completed,
shall be apportioned  from the day following the casualty  according to the part
of the premises which is usable. (c) if the demised premises are totally damaged
or rendered wholly  unusable by fire or other casualty,  then the rent and other
items  of  additional   rent  as   hereinafter   expressly   provided  shall  be
proportionately  paid up to the time of the casualty and thenceforth shall cease
until the date when the premises  shall have been repaired and restored by Owner
(or  sooner  reoccupied  in part by Tenant  then rent  shall be  apportioned  as
provided  in  subsection  (b) above),  subject to Owner's  right to elect not to
restore  the same as  hereinafter  provided.  (d) If the  demised  premises  are
rendered wholly unusable or (whether or not the demised  premises are damaged in
whole or in part) if the building  shallbe so damaged that Owner shall decide to
demolish  it or to rebuild it,  then in any of such  events,  Owner may elect to
terminate  this lease by written  notice to Tenant,  given  within 90 days after
such fire or casualty,  or 30 days after  adjustment of the insurance  claim for
such fire or casualty, whichever is sooner, specifying a date for the expiration
of the lease, which date shall not be more than 60 days after the giving of such
notice,  and upon the date specified in such notice the term of this lease shall
expire as fully and completely as if such date were the date set forth above for
the  termination of this lease and Tenant shall  forthwith  quit,  surrender and
vacate the premises without prejudice however, to Landlord's rights and remedies
against Tenant under the lease  provisions in effect prior to such  termination,
and any rent owing  shall be paid up to such date and any  payments of rent made
by Tenant which were on account of any period  subsequent  to such date shall be
returned to Tenant.  Unless Owner shall serve a  termination  notice as provided
for herein,  Owner shall make the repairs and restorations  under the conditions
of (b) and (c) hereof, with all reasonable expedition,  subject to delays due to
adjustment  of  insurance  claims,  labor  troubles  and causes  beyond  Owner's
control.   After  any  such  casualty,   Tenant  shall  cooperate  with  Owner's
restoration  by removing from the premises as promptly as  reasonably  possible,
all of Tenant's  salvageable  inventory and moveable equipment,  furniture,  and
other  property.  Tenant's  liability  for rent shall resume five (5) days after
written notice from Owner that the premises are substantially ready for Tenant's
occupancy. (e) Nothing contained hereinabove shall relieve Tenant from liability
that  may  exist  as  a  result  of   damage   from  fire  or  other   casualty.
Notwithstanding  the foregoing,  including  Owner's  obligation to restore under
subparagraph  (b) above,  each party  shall look first to any  insurance  in its
favor before  making any claim  against the other party for recovery for loss or
damage  resulting  from  fire or other  casualty,  and to the  extent  that such
insurance is in force and collectible and to the extent  permitted by law, Owner
and Tenant each hereby releases and waives all right of recovery with respect to
subparagraphs  (b),  (d),  and (e) above,  against the other or any one claiming
through or under each of them way of subrogation  or otherwise.  The release and
waiver  herein  referred to shall be deemed to include any loss or damage to the
demised premises and/or to, any personal  property,  equipment,  trade fixtures,
goods and merchandise located therein. The foregoing release and waiver shall be
in force only if both releasors'  insurance  policies contain a clause providing
that such a release or waiver shall not invalidate the insurance. If, and to the
extent,  that such  waiver can be  obtained  only by the  payment of  additional
premiums,  then the party  benefiting  from the  waiver  shall pay such  premium
within ten days after written  demand or shall be deemed to have agreed that the
party obtaining insurance coverage shall be free of any further obligation under
the provisions hereof with respect to waiver of subrogation. Tenant acknowledges
that Owner will not carry insurance on Tenant's  furniture and/or furnishings or
any fixtures or equipment,  improvements,  or appurtenances  removable by Tenant
and  agrees  that Owner will not be  obligated  to repair any damage  thereto or
replace the same.  (f) Tenant hereby waives the provisions of Section 227 of the
Real  Property Law and agrees that the  provisions  of this article shall govern
and control in lieu thereof.

EMINENT  DOMAIN:  10. If the whole or any part of the demised  premises shall be
acquired or  condemned  by Eminent  Domain for any public or quasi public use or
purpose,  then  and in that  event,  the  term of this  lease  shall  cease  and
terminate  from the date of title  vesting in such  proceeding  and Tenant shall
have no claim for the value of any  unexpired  term of said lease and assigns to
Owner,  Tenant's entire interest in any such award.  Tenant shall have the right
to make an  independent  claim  to the  condemning  authority  for the  value of
Tenant's  moving expenses and personal  property,  trade fixtures and equipment,
provided  Tenant is  entitled  pursuant to the terms of the lease to remove such
property,  trade  fixtures  and  equipment  at the end of the term and  provided
further such claim does not reduce Owner's award.

ASSIGNMENT,  MORTGAGE,  ETC,: 11. Tenant, for itself,  its heirs,  distributees,
executors,   administrators,   legal  representative,   successor  and  assigns,
expressly covenants that shall not assign,  mortgage or encumber this agreement,
nor underlet, or suffer or permit the demised premises or any part thereof to be
used by others,  without the prior  written  consent of Owner in each  instance.
Transfer  of the  majority of the stock of a  corporate  Tenant or the  majority
partnership  interest of a partnership Tenant shall be deemed an assignment.  If
this  lease be  assigned,  or if the  demised  premises  or any part  thereof be
underlet or occupied by anybody other than Tenant,  Owner may,  after default by
Tenant, collect rent from the assignee,  under-tenant or occupant, and apply the
net  amount  collected  to the rent  herein  reserved,  but no such  assignment,
underletting, occupancy or collection shall be deemed a waiver of this covenant,
or the  acceptance of the  assignee,  under-tenant  or occupant as tenant,  or a
release of Tenant from the further  performance  by Tenant of  covenants  on the
part of Tenant  herein  contained.  The  consent  by Owner to an  assignment  or
underletting shall not in any wise be construed to relieve Tenant from obtaining
the  express  consent  in  writing  of  Owner  to  any  further   assignment  or
underletting.

ELECTRIC  CURRENT:  12. Rates and  conditions in respect to  submetering or rent
inclusion,  as the case may be,  to be added in RIDER  attached  hereto.  Tenant
covenants  and agrees  that at all times its use of electric  current  shall not
exceed the capacity of existing  feeders to the building or the risers or wiring
installation  and Tenant may not use any electrical  equipment which, in Owner's
opinion,  reasonably  exercised,  will overload such  installations or interfere
with the use thereof by other tenants of the building. The change at any time of
the  character  of  electric  service  shall in no wise  make  Owner  liable  or
responsible  to Tenant,  for any loss,  damages  or  expenses  which  Tenant may
sustain.

ACCESS TO PREMISES:  13. Owner or owner's agents shall have the right (but shall
not be  obligated)  to enter the demised  premises in any emergency at any time,
and, at other  reasonable  times,  to examine the same and to make such repairs,
replacements  and  improvements  as Owner  may  deem  necessary  and  reasonably
desirable  to the demised  premises Or to any other  portion of the  building or
which Owner may elect

<PAGE>

to perform.  Tenant shall permit Owner to use and maintain and replace pipes and
conduits in and through the demised premises and to erect new pipes and conduits
therein provided they are concealed within the walls, floors, or ceiling.  Owner
may, during the progress of any work in the demised premises, take all necessary
materials and  equipment  into said premises  without the same  constituting  an
eviction  nor shall the Tenant be entitled to any  abatement  of rent while such
work is in  progress  not to any  damages  by reason of loss or  interuption  of
business or otherwise.  Throughout the term hereof Owner shall have the right to
enter the demised  premises at  reasonable  hours for the purpose of showing the
same to  prospective  purchasers or  mortgagees of the building,  and during the
last six months of the term for the purpose of showing  the same to  prospective
tenants.  If Tenant is not  present to open and permit an entry into the demised
premises,  Owner or Owner's agents may enter the same whenever such entry may be
necessary or permissible by master key or forcibly and provided  reasonable care
is exercised to safeguard Tenant's  property,  such entry shall not render Owner
or its agents liable therefor,  nor in any event shall the obligations of Tenant
hereunder  be  affected.  If during the last month of the term Tenant shall have
removed  all or  substantially  all of  Tenant's  property  therefrom  Owner may
immediately  enter,  alter,  renovate or redecorate the demised premises without
limitation  or  abatement  of rent,  or  incurring  liability  to Tenant for any
compensation  and  such act  shall  have no  effect  on this  lease or  Tenant's
obligations hereunder.

VAULT,  VAULT SPACE,  AREA: 14. No Vaults,  vault space or area,  whether or not
enclosed  or covered,  not within the  property  line of the  building is leased
hereunder, anything contained in or indicated on any sketch, blue print or plan,
or anything contained  elsewhere in this lease to the contrary  notwithstanding.
Owner makes no  representation  as to the location of the  property  line of the
building.  All vaults and vault space and all such areas not within the property
line of the building,  which Tenant may be permitted so use and/or occupy, is to
be used and/or  occupied under a revocable  license,  and if any such license be
revoked, or if the amount of such space or area be diminished or required by any
federal,  state or  municipal  authority or public  utility,  Owner shall not be
subject to any  liability  nor shall Tenant be entitled to any  compensation  or
diminution  or  abatement  of rent,  nor shall such  revocation,  diminution  or
requisition be deemed constructive or actual eviction. Any tax, fee or charge of
municipal authorities for such vault or area shall be paid by Tenant.

OCCUPANCY: 15. Tenant will not at any time use or occupy the demised premises in
violation of the  certificate of occupancy  issued for the building of which the
demised premises are a part.  Tenant has inspected the premises and accepts them
as is,  subject to the riders  annexed  hereto with respect to Owner's  work, if
any. In any event,  Owner makes no  representation  as to the  condition  of the
premises and Tenant agrees so accept the same subject to violations,  whether or
not of record.

BANKRUPTCY:   16.  (a)  Anything   elsewhere  in  this  lease  to  the  contrary
notwithstanding,  this  lease  may be  cancelled  by Owner by the  sending  of a
written notice to Tenant within a reasonable time after the happening of any one
or more of the following events: (1) the commencement of a case in bankruptcy or
under the laws of any state  naming  Tenant as the debtor;  or (2) the making by
Tenant of an  assignment or any other  arrangement  for the benefit of creditors
under any state statute. Neither Tenant nor any person claiming through or under
Tenant,  or by reason of any  statute  or order of court,  shall  thereafter  be
entitled to  possession  of the premises  demised but shall  forthwith  quit and
surrender the premises.  If this lease shall be assigned in accordance  with its
terms,  the provisions of this Article 16 shall be applicable  only to the party
then owning Tenant's interest in this lease.

          (b) it is stipulated  and agreed that in the event of the  termination
of this lease pursuant to (a) hereof, Owner shall forthwith, notwithstanding any
other  provisions  of this lease to the  contrary,  be entitled to recover  from
Tenant as and for liquidated  damages an amount equal to the difference  between
the rent reserved  hereunder  for the unexpired  portion of the term demised and
the fair  and  reasonable  rental  value of the  demised  premises  for the same
period.  in  the  computation  of  such  damages  the  difference   between  any
installment of rent becoming due hereunder after the date of termination and the
fair and  reasonable  rental  value of the demised  premises  for the period for
which  such  installment  was  payable  shall  be  discounted  to  the  date  of
termination at the rate of four percent (4%) per annum.  If such premises or any
part thereof be re-let by the Owner for the unexpired term of said lease, or any
part thereof,  before  presentation of proof of such  liquidated  damages to any
court,  commission or tribunal, the amount of rent reserved upon such re-letting
shall be deemed to be the fair and  reasonable  rental value for the part or the
whole of the  premises  so re-let  during  the term of the  re-letting.  Nothing
herein  named shall limit or  prejudice  the right of the Owner to prove for and
obtain as liquidated  damages by reason of such termination,  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,  such damages are to be proved,  whether
or not such  amount  be  greater,  equal  to,  or less  than the  amount  of the
difference referred to above.

DEFAULT:  17. (1) If Tenant  defaults in fulfilling any of the covenants of this
lease other than the covenants for the payment of rent or additional rent; or if
the  demised  premises  become  vacant  or  deserted;  or if  any  execution  or
attachment shall be issued against Tenant or any of Tenant's property  whereupon
the demised premises shall be taken or occupied by someone other than Tenant; or
if this Tease be rejected under ss.235 of Title II of the U.S. Code  (bankruptcy
code);  or if Tenant shall fail to move into or take  possession of the premises
within thirty (30) days after the commencement of the term of this lease,  then,
in any one or more of such events, upon Owner serving a written thirty (30) days
notice upon Tenant specifying the nature of said default and upon the expiration
of said thirty (30) days,  if Tenant  shall have failed to comply with or remedy
such  default,  or if the said default or omission  complained  of shall be of a
nature that the same cannot be completely  cured or remedied  within said thirty
(30) day period,  and if Tenant shall not have diligently  commenced during such
default  within  such  thirty (30) day  period,  and shall not  thereafter  with
reasonable  diligence and in good faith, proceed to remedy or cure such default,
then Owner may serve a written  five (5) days'  notice of  cancellation  of this
lease upon Tenant,  and upon the expiration of said five (5) days this lease and
the term  thereunder  shall end and  expire as fully  and  completely  as if the
expiration of such five (5) day period were the day herein  definitely fixed for
the end and  expiration of this lease and the term thereof and Tenant shall then
quit and surrender the demised  premises to Owner but Tenant shall remain liable
as hereinafter provided.

          (2)If the notice provided for in (1) hereof shall have been given, and
the term shall  expire as  aforesaid;  or if Tenant  shall  make  default in the
payment  of the rent  reserved  herein  or any item of  additional  rent  herein
mentioned or any part of either or in making any other payment therein required;
then and in any of such events  Owner may without  notice,  re-enter the demised
premises  either  by  force or  otherwise,  and  dispossess  Tenant  by  summary
proceedings  or  otherwise,  and the  legal  representative  of  Tenant or other
occupant of demised  premises and remove their  effects and hold the premises as
if this lease had not been made,  and Tenant hereby waives the service of notice
of  intention  to re-enter or to  institute  legal  proceedings  to that end. If
Tenant shall make default  hereunder prior to the date fixed as the commencement
of any renewal or extension of this lease,  Owner may cancel and terminate  such
renewal or extension agreement by written notice.

REMEDIES  OF OWNER AND WAIVER OF  REDEMPTION:  18. In case of any such  default,
re-entry,  expiration and/or dispossess by summary proceedings or otherwise, (a)
the rent shall become due thereupon and be paid up to the time of such re-entry,
dispossess and/or  expiration,  (b) Owner may re-let the premises or any part or
parts  thereof,  either in the name of Owner or otherwise,  for a term or terms,
which  may at  Owner's  option be less than or exceed  the  period  which  would
otherwise have  constituted  the balance of the term of this lease and may grant
concessions  or free rent or  charge a higher  rental  than that in this  lease,
and/or (c) Tenant or the legal representatives of Tenant shall also pay Owner as
liquidated  damages  for the  failure  of Tenant to  observe  and  perform  said
Tenant's  covenants  herein  contained,  any deficiency  between the rent hereby
reserved and/or  covenanted to be paid and the net amount,  if any, of the rents
collected  on account of the lease or leases of the  demised  premises  for each
month of the period which would  otherwise have  constituted  the balance of the
term of this lease.  The failure of Owner to re-let the  premises or any part or
parts thereof  shall not release or affect  Tenant's  liability for damages.  In
computing such  liquidated  damages there shall be added to the said  deficiency
such expenses as Owner may incur in connection  with  re-letting,  such as legal
expenses, reasonable attorneys' fees, brokerage, advertising and for keeping the
demised  premises in good order or for  preparing the same for  re-letting.  Any
such liquidated  damages shall be paid in monthly  installments by Tenant on the
rent day  specified  in this lease and any suit brought to collect the amount of
the  deficiency for any month shall not prejudice in any way the rights of Owner
to collect the  deficiency  for any  subsequent  month by a similar  proceeding.
Owner,  in putting the demised  premises in good order or preparing  the same as
re-rental may, at Owner's option, make such alterations,  repairs, replacements,
and/or  decorations in the demised premises as Owner, in Owner's sole judgement,
considers  advisable and  necessary  for the purpose of  re-letting  the demised
premises,  and the making of such  alterations,  repairs,  replacements,  and/or
decorations  shall not operate or be construed to release  Tenant from liability
hereunder as aforesaid.  Owner shall in no event be liable in any way whatsoever
for  failure to re-let the  demised  premises,  or in the event that the demised
premises  are  re-let,  for  failure  to  collect  the rent  thereof  under such
re-letting,  and in no event shall Tenant be entitled to receive any excess,  if
any,  of such net  rents  collected  over the sums  payable  by  Tenant to Owner
hereunder. In the event of a breach or threatened breach by Tenant of any of the
covenants or provisions hereof, Owner shall have the right of injunction and the
right to invoke any remedy  allowed at law or in equity as if re-entry,  summary
proceedings  and other  remedies were not herein  provided for.  Mention in this
lease of any particular remedy,  shall not preclude Owner from any other remedy,
in law or in  equity.  Tenant  hereby  expressly  waives  any and all  rights of
redemption granted by or under any present or future laws in the event of Tenant
being evicted or dispossessed  for any cause, or in the event of Owner obtaining
possession of demised  premises,  by reason of the violation by Tenant of any of
the covenants and conditions of this lease, or otherwise.

FEES AND EXPENSES:  19. If Tenant shall default in the observance or performance
of any term or covenant on Tenant's part to be observed or performed under or by
virtue of any of the terms or  provisions  in any article of this  lease,  after
notice if required and upon  expiration of any  applicable  grace period if any,
(except in an emergency),  then,  unless  otherwise  provided  elsewhere in this
lease,  Owner may  immediately  or at any time  thereafter  and  without  notice
perform the obligation of Tenant  thereunder.  If Owner,  in connection with the
foregoing  or in  connection  with any default by Tenant in the  covenant to pay
rent hereunder, makes any expenditures or incurs any obligations for the payment
of  money,   including  but  not  limited  to  reasonable  attorneys'  fees,  in
instituting,  prosecuting or defending any action or proceeding, and prevails in
any such action or proceeding  then Tenant will reimburse Owner for such sums so
paid or  obligations  incurred with interest and costs.  The foregoing  expenses
incurred by reason of Tenant's  default  shall be deemed to be  additional  rent
hereunder and shall be paid by Tenant to Owner within ten (10) days of rendition
of any bill or statement to Tenant  therefor.  If Tenant's lease term shall have
expired  at the  time  of  making  of such  expenditures  or  incurring  of such
obligations, such sums shall be recoverable by Owner, as damages.

BUILDING ALTERATIONS AND MANAGEMENT:  20. Owner shall have the right at any time
without the same constituting an eviction and without incurring and liability to
Tenant therefor to change the arrangement  and/or location of public  entrances,
passageways,  doors, doorways,  corridors,  elevators,  stairs, toilets or other
public of the building and to change the name,  number or  designation  by which
the building may be known.  There shall be no allowance to Tenant for diminution
of  rental   value  and  no  liability  on  the  part  of  Owner  by  reason  of
inconvenience,  annoyance  or injury to  business  arising  from  Owner or other
Tenants  making any repairs in the building or any such  alterations,  additions
and improvements. Furthermore, Tenant shall not have any claim against Owner

<PAGE>

by reason of Owner's  imposition of such controls of the manner of access to the
building by Tenant's social or business visitors as the Owner may deem necessary
for the security of the building and its occupants.

NO  REPRESENTATIONS BY OWNER: 21. Neither Owner nor Owner's agents have made any
representations  or  promises  with  respect to the  physical  condition  of the
building,  the land upon which it is erected or the demised premises, the rents,
leases,  expenses of operation or any other matter or thing affecting or related
to the premises except as herein expressly set forth and no rights, easements or
licenses are acquired by Tenant by implication or otherwise  except as expressly
set forth in the provisions of this lease. Tenant has inspected the building and
the demised  premises and is  thoroughly  acquainted  with their  condition  and
agrees to take the same "as is" and  acknowledges  that the taking of possession
of the demised  premises by Tenant shall be  conclusive  evidence  that the said
premises  and the  building  of  which  the  same  form a part  were in good and
satisfactory  condition at the time such  possession was so taken,  except as to
latent defects.  All understandings  and agreements  heretofore made between the
parties  hereto are merged in this  contract,  which alone fully and  completely
expresses  the agreement  between  Owner and Tenant and any executory  agreement
hereafter made shall be ineffective  to change,  modify,  discharge or effect an
abandonment  of it in whole or in part,  unless such  executory  agreement is in
writing  and  signed  by the  party  against  whom  enforcement  of the  change,
modification, discharge or abandonment is sought.

END OF TERM:  22. Upon the  expiration or other  termination of the term of this
lease,  Tenant  shall quit and  surrender to Owner the demised  premises,  broom
clean,  in good order and  condition,  ordinary wear and damages which Tenant is
not required to repair as provided elsewhere in this lease excepted,  and Tenant
shall remove all its  property.  Tenant's  obligation to observe or perform this
covenant shall survive the expiration or other termination of this lease. If the
last day of the term of this Lease or any renewal thereof, falls on Sunday, this
lease  shall  expire  at noon on the  preceding  Saturday  unless  it be a legal
holiday in which case it shall expire at noon on the preceding business day.

QUIET  ENJOYMENT:  23. Owner  covenants  and agrees with Tenant that upon Tenant
paying the rent and additional  rent and observing and performing all the terms,
covenants and conditions, on Tenant's part to be observed and performed,  Tenant
may  peaceably  and  quietly  enjoy  the  premises  hereby   demised,   subject,
nevertheless,  to the terms and  conditions  of this  lease  including,  but not
limited to,  Article 31 hereof and so the ground leases,  underlying  leases and
mortgages herein before mentioned.

FAILURE TO GIVE  POSSESSION:  24. If Owner is unable to give  possession  of the
demised premises on the date of the commencement of the term hereof,  because of
the  holding-over  or retention of  possession  of any tenant,  under-tenant  or
occupants  or  if  the  demised   premises  are  located  in  a  building  being
constructed,  because such building has not been sufficiently  completed to make
the premises  ready for occupancy or because of the fact that a  certificate  of
occupancy  has not been  procured  or for any other  reason,  Owner shall not be
subject to any  liability  for failure to give  possession  on said date and the
validity of the lease shall not be impaired under such circumstances,  nor shall
the same be construed in any wise to extend the term of this lease, but the rent
payable  hereunder  shall be  abated  (provided  Tenant is not  responsible  for
Owner's  inability to obtain  possession or complete  construction)  until after
Owner shall have given Tenant  written  notice that the Owner is able to deliver
possession in condition required by this lease. If permission is given to Tenant
to enter into the possession of the demised premises or to occupy premises other
than the demised premises prior to the date specified as the commencement of the
term of this lease,  Tenant  covenants  and agrees that such  possession  and/or
occupancy shall be deemed to be under all the terms,  covenants,  conditions and
provisions of this lease except the  obligation to pay the fixed annual rent set
forth in the preamble to this lease. The provisions of this article are intended
to  constitute  an "express  provision  to the  contrary"  within the meaning of
Section 223-a of the New York Real Property Law.

NO WAIVER:  25. The failure of Owner or Tenant to seek redress for violation of,
or to insist upon the strict  performance  of any  covenant or condition of this
lease or of any of the Rules or Regulations,  set forth or hereafter  adopted by
Owner,   shall  not  prevent  a  subsequent  act  which  would  have  originally
constituted  a  violation  from  having all the force and effect of an  original
violation.  The receipt by Owner or payment of Tenant of rent and/or  additional
rent with  knowledge  of the breach of any  covenant  of this lease shall not be
deemed a waiver of such breach and no provision of this lease shall be deemed to
have been waived by Owner or Tenant  unless such waiver be in writing  signed by
Owner or Tenant.  No  payment  by Tenant or receipt by Owner of a lesser  amount
than the  monthly  rent  herein  stipulated  shall be deemed to be other than on
account of the earliest  stipulated rent, nor shall any endorsement or statement
of any check or any letter  accompanying  any check or payment as rent be deemed
an accord and  satisfaction,  and Owner may accept such check or payment without
prejudice  to Owner's  right to recover  the  balance of such rent or pursue any
other  remedy in this lease  provided.  No act or thing done by Owner or Owner's
agent  during  the term  hereby  demised  shall be  deemed  an  acceptance  of a
surrender of said premises,  and no agreement to accept such surrender  shall be
valid unless in writing  signed by Owner.  No employee of Owner or Owner's agent
shall  have  any  power  to  accept  the  keys of  said  premises  prior  to the
termination  of the lease and the delivery of keys to any such agent or employee
shall not operate as a termination of the lease or a surrender of the premises.

WAIVER OF JURY:  26. It is  mutually  agreed by and  between  Owner and Trial by
Tenant that the  respective  parties hereto shall and they hereby do waive trial
by jury in any  action  proceeding  or  counterclaim  brought  by  either of the
parties hereto against the other (except for personal injury or property damage)
on any  matters  whatsoever  arising  out of or in any way  connected  with this
lease,  the  relationship  of Owner and Tenant,  Tenant's use of or occupancy of
said premises,  and any emergency statutory or any other statutory remedy. It is
further  mutually  agreed that in the event Owner  commences  any  proceeding or
action for  possession  including a summary  proceeding  for  possession  of the
premises,  Tenant will not  interpose  any  counterclaim  of whatever  nature or
description  in any such  proceeding in eluding a  counterclaim  under Article 4
except for statutory mandatory counter-claims.

INABILITY TO PERFORM:  27. This Lease and the  obligation  of Tenant to pay rent
hereunder  and perform all of the other  covenants and  agreements  hereunder on
part of Tenant to be performed shall in no wise be affected, impaired or excused
because Owner is unable to fulfill any of its obligations under this lease or to
supply or is  delayed  in  supplying  any  service  expressly  or  implied to be
supplied or is unable to make,  or is delayed in making any  repair,  additions,
alterations or decorations or is unable to supply or is delayed in supplying any
equipment, fixtures, or other materials if Owner is prevented or delayed from so
doing by reason of strike or labor troubles or any cause  whatsoever  including,
but not limited to,  government  preemption or  restrictions or by reason of any
rule,  order or  regulation  of any  department  or  subdivision  thereof of any
government  agency  or by  reason  of the  conditions  which  have  been  or are
affected, either directly or indirectly, by war or other emergency.

BILLS AND  NOTICES:  28.  Except as otherwise  in this lease  provided,  a bill,
statement, notice or communication which Owner may desire or be required to give
to  Tenant,  shall be deemed  sufficiently  given or  rendered  if, in  writing,
delivered to Tenant personally or sent by registered or certified mail addressed
to Tenant at the  building of which the demised  premises  form a part or as the
last known residence address or business address of Tenant or left at any of the
aforesaid  premises  addressed to Tenant,  and the time of the rendition of such
bill or  statement  and of the giving of such notice or  communication  shall be
deemed to be the time when the same is delivered to Tenant,  mailed,  or left at
the premises as herein provided. Any notice by Tenant to Owner must be served by
registered or certified mail addressed to Owner at the address first hereinabove
given or at such other address as Owner shall designate by written notice.

SERVICES  PROVIDED BY OWNERS:  29. Owner shall provide:  (a) necessary  elevator
facilities on business days from 8 a.m. to 6 p.m. and have one elevator  subject
to call at all  other  times;  (b)  heat to the  demised  premises  when  and as
required by law, on business  days from 8 a.m. to 6p.m.;  (c) water for ordinary
lavatory  purposes,  but if Tenant uses or consumes water for any other purposes
or in unusual  quantities  (of which fact Owner shall be the sole judge),  Owner
may install a water meter at Tenant's  expense  which  Tenant  shall  thereafter
maintain at Tenant's  expense in good working  order and repair to register such
water consumption and Tenant shall pay for water consumed as shown on said meter
as additional rent as and when bills are rendered;  (d) cleaning service for the
demised  premises on business days at Owner's expense provided that the same are
kept in order by Tenant.  If,  however,  said  premises  are to be kept clean by
Tenant,  it shall  be done at  Tenant's  sole  expense,  in a manner  reasonably
satisfactory  to Owner and no one other than persons  approved by Owner shall be
permitted  to enter said  premises or the  building of which they are a part for
such  purpose.  Tenant  shall pay Owner the cost of removal  of any of  Tenant's
refuse and rubbish from the building;  (e) If the demised  premises are serviced
by Owner's air  conditioning/cooling  and ventilating  system, air conditioning/
cooling  will be furnished  to tenant from May 15th  through  September  30th on
business days (Mondays through Fridays,  holidays  excepted) from 8:00 a.m. to 6
p.m.,  and  ventilation  will be furnished on business days during the aforesaid
hours except when air  conditioning/cooling  is being furnished as aforesaid. If
Tenant requires air  conditioning/cooling  or ventilation or more extended hours
or on Saturdays,  Sundays or on holidays, as defined under Owner's contract with
Operating  Engineers  Local  94-94A,  Owner will  furnish  the same as  Tenant's
expense.  RIDER  to be  added  in  respect  to  rates  and  conditions  for such
additional  service;  (f) Owner  reserves right to stop services of the heating,
elevators,  plumbing,  air-conditioning,  electric, power systems or cleaning or
other  services,  if any,  when  necessary by reason of accident or for repairs,
alterations, replacements or improvements necessary or desirable in the judgment
of Owner for as long as may be  reasonably  required by reason  thereof.  If the
building of which the demised  premises are a part  supplies  manually  operated
elevator  service,  Owner at any time may substitute  automatic control elevator
service and proceed  diligently with alterations  necessary  therefor without in
any wise affecting this lease or the obligation of Tenant hereunder.

CAPTIONS:  30. The Captions are inserted only as a matter of convenience and for
reference  and in no way define,  limit or describe  the scope of this lease nor
the intent of any provisions thereof.

DEFINITIONS:  31. The term "office", or "offices",  wherever used in this lease,
shall not be construed to mean premises used as a store or stores,  for the sale
or display,  at any time, of goods,  wares or merchandise,  of any kind, or as a
restaurant,  shop,  booth,  bootblack or other stand,  barber shop, or for other
similar  purposes or for  manufacturing.  The term  "Owner"  means a landlord or
lessor,  and as used in this lease  means only the owner,  or the  mortgagee  in
possession, for the time being of the land and building (or the owner of a lease
of the building or of the land and building) of which the demised  premises form
a part,  so that in the event of any sale or sales of said land and  building or
of said lease,  or in the event of a lease of said building,  or of the land and
building,  the said Owner shall be and hereby is entirely  freed and relieved of
all covenants and  obligations  of Owner  hereunder,  and it shall be deemed and
construed  without further  agreement between the parties or their successors in
interests,  or between the parties and the  purchaser,  at any such sale, or the
said lessee of the building, or of the land and building,  that the purchaser or
the  lessee of the  building  has  assumed  and  agreed to carry out any and all
covenants  and  obligations  of  Owner,  hereunder.  The  words  "re-enter"  and
"re-entry"  as used in this lease are not  restricted to their  technical  legal
teaming. The term "business days" as used in this lease shall exclude Saturdays.
Sundays and all days as observed by the State

<PAGE>

or Federal  Government as legal holidays and those designated as holidays by the
applicable   building  service  union  employees  service  contract  or  by  the
applicable  Operating Engineers contract with respect to HVAC service.  Wherever
it is expressly  provided in this lease that consent  shall not be  unreasonably
withheld, such consent shall not be unreasonably delayed.

ADJACENT  EXCAVATION-SHORING:  32.If  an  excavation  shall  he made  upon  land
adjacent to the demised  premises,  or shall be  authorized  to be made,  Tenant
shall  afford to the person  causing  or  authorized  to cause such  excavation,
license to enter upon the demised premises for the purpose of doing such work as
said person  shall deem  necessary to preserve the wall or the building of which
demised  premises  form a part from  injury or damage and to support the same by
proper foundations  without any claim for damages or indemnity against Owner, or
diminution or abatement of rent.

RULES AND  REGULATIONS:  33. Tenant and Tenant's  servants,  employees,  agents,
visitors, and licensees shall observe faithfully,  and comply strictly with, the
Rules  and  Regulations  and  such  other  and  further   reasonable  Rules  and
Regulations  as Owner or Owner's  agents may from time to time adopt.  Notice of
any additional  rules or regulations  shall be given in such manner as Owner may
elect.  In case Tenant  disputes the  reasonableness  of any additional  Rule or
Regulation  hereafter  made or adopted by Owner or Owner's  agents,  the parties
hereto  agree to  submit  the  question  of the  reasonableness  of such Rule or
Regulations  for  decision  to the New York office of the  American  Arbitration
Association,  whose determination shall be final and conclusive upon the parties
hereto.  The right to  dispute  the  reasonableness  of any  additional  Rule or
Regulation  upon  Tenant's  part shall be deemed waived unless the same shall be
asserted by service of a notice,  in writing upon Owner within fifteen (15) days
after the giving of notice  thereof.  Nothing in this lease  contained  shall be
construed to impose upon Owner any duty or  obligation  to enforce the Rules and
Regulations or terms, covenants or conditions in any other lease, as against any
other  tenant and Owner shall not be liable to Tenant for  violation of the same
by any other tenant, its servants, employees, agents, visitors or licensees.

SECURITY:  34. Tenant has deposited with Owner the sum of $75,672.00 as security
for the faithful  performance and observance by Tenant of the terms,  provisions
and conditions of this lease;  it is agreed that in the event Tenant defaults in
respect of any of the terms, provisions and conditions of this lease, including,
but not  limited  to, the payment of rent and  additional  rent,  Owner may use,
apply or retain the whole or any part of the security so deposited to the extent
required for the payment of any rent and additional  rent or any other sum as to
which  Tenant  is in  default  or for any sum which  Owner may  expend or may be
required to expend by reason of Tenant's default in respect of any of the terms,
covenants  and  conditions  of this  lease,  including  but not  limited to, any
damages or deficiency in the re-letting of the premises, whether such damages or
deficiency  accrued  before or after summary  proceedings  or other  re-entry by
Owner.  In the event that Tenant shall fully and  faithfully  comply with all of
the terms,  provisions,  covenants and  conditions  of this lease,  the security
shall be returned to Tenant within  forty-five (45) days after the date fixed as
the end of the Lease and after  delivery  of entire  possession  of the  demised
premises to Owner. In the event of a sale of the land and building or leasing of
the building,  of which the demised  premises form a part,  Owner shall have the
right to transfer the security to the vendee or lessee and Owner shall thereupon
be released by Tenant from all  liability for the return of such  security;  and
Tenant  agrees to look to the new Owner solely for the return of said  security,
and it is agreed that the  provisions  hereof  shall apply to every  transfer or
assignment made of the security to a new Owner. Tenant further covenants that it
will not  assign  or  encumber  or  attempt  to assign or  encumber  the  monies
deposited  herein as  security  and that  neither  Owner nor its  successors  or
assigns shall be bound by any such assignment, encumbrance, attempted assignment
or attempted encumbrance.

ESTOPPEL  CERTIFICATE:  35. Tenant,  at any time, and from lime to time,  upon a
least 10 days' prior notice by Owner, shall execute,  acknowledge and deliver to
Owner, and/or other person, firm or corporation  specified by Owner, a statement
that this Lease is  unmodified  and in full force and effect  (or, if there have
been  modifications,  that the same is in full force and effect as modified  and
stating the  modifications),  stating the dates to which the rent and additional
rent have been paid,  and  stating  whether or not there  exists any  default by
Owner under this Lease, and, if so, specifying each such default.

SUCCESSOR AND ASSIGNS: 36. The covenants, conditions and agreements contained in
this  lease  shall  bind and inure to the  benefit of Owner and Tenant and their
respective  heirs,  distributees,  executors,  administrators,  successors,  and
except as otherwise  provided in this lease,  their  assigns.  Tenant shall look
only  to  Owner's  estate  and  interest  in the  land  and  building,  for  the
satisfaction  of Tenant's  remedies for the  collection  of a judgment (or other
judicial  process) against Owner in the event of any default by Owner hereunder,
and no other property or assets of such Owner (or any partner,  member,  officer
or  director  thereof;  disclosed  or  undisclosed),  shall be  subject to levy,
execution  or other  enforcement  procedure  for the  satisfaction  of  Tenant's
remedies  under or with  respect to this lease,  the  relationship  of Owner and
Tenant  hereunder,  or  Tenant's  use and  occupancy  of the  demised  premises.
Notwithstanding  the  provisions  of this  Section  36, no sale,  assignment  or
transfer by Owner of Tenant's  security  deposit  shall operate to release Owner
from its responsibility and liability to Tenant for said security deposit unless
and  until  the  party  to whom  such  security  deposit  has been  assigned  or
transferred  has assumed all of the  obligations  of Owner under this lease with
respect thereto.

_______________________
* Space to be filled in or deleted.

IN WITNESS WHEREOF,  Owner and Tenant have  respectively  signed and sealed this
lease as of the day and year first above written

 Witness for Owner:           OWNER: 369 LEXINGTON AVENUE CO., L.P.
                              --------------------------------------------------
                            By:  369 Lexington Avenue Corp., its general partner
----------------------------  --------------------------------------------------

                                 By:  /s/ William S. Macklowe
                                    -------------------------------------------
                                        William S. Macklowe, Vice President

                              TENANT: HEAVENLYDOOR.COM, INC.

Witness for Tenant:

                                 By: /s/ Lloyd Kagin
----------------------------  --------------------------------------------------
                                   Name: Lloyd Kagin
                                   Title: President

                                ACKNOWLEDGEMENTS

CORPORATE OWNER
STATE OF NEW YORK,  ss.:
COUNTY OF

On this    day of       ,  19,     , before me personally came, to me known, who
being by me duly sworn, did depose and say that he resided in            ;  that
he is the      of the corporation  described in and which executed the foregoing
instrument,  as  OWNER;  that he knows  the seal of said  corporation;  the seal
affixed to said  instrument is such  corporate  seal;  that it was so affixed by
order of the Board of Directors of said corporation, and that he signed his name
thereto by like order.
                                        ----------------------------------------
INDIVIDUAL OWNER
STATE OF NEW YORK, ss.:
COUNTY OF

On this         day of           , 19 , before me  personally  came     ,  to be
known  and  known to me to be the  individual  described  in and who,  as OWNER,
executed  the  foregoing  instrument  and  acknowledged  to me that           he
executed the same.
                                       ----------------------------------------
CORPORATE OWNER
STATE OF NEW YORK,  ss.:
COUNTY OF

On this      day of       , 19,        , before me personally came, to me known,
who being by me duly sworn, did depose and say that he resides in              ;
that he is the            of the corporation described in and which executed the
foregoing instrument, as TENANT; that he knows the seal of said corporation; the
seal affixed to said instrument is such   corporate seal; that it was so affixed
by order of the Board of Directors of  said  corporation, and that he signed his
name thereto by like order.
                                        ----------------------------------------
INDIVIDUAL OWNER
STATE OF NEW YORK, ss.:
COUNTY OF

On this         day of           , 19 , before me  personally  came     ,  to be
known and known to me to be the  individual  described  in and who,  as  TENANT,
executed  the  foregoing  instrument  and  acknowledged  to me that           he
executed the same.
                                        ----------------------------------------

<PAGE>

                            IMPORTANT -- PLEASE READ

                      RULES AND REGULATIONS ATTACHED TO AND
                            MADE A PART OF THIS LEASE
                         IN ACCORDANCE WITH ARTICLE 33.

1. The sidewalks, entrances, driveways, passages, courts, elevators, vestibules,
stairways,  corridors  or halls shall not be  obstructed  or  encumbered  by any
Tenant or used for any purpose other than for ingress or egress from the demised
premises and for delivery of merchandise and equipment in a prompt and efficient
manner using  elevators and  passageways  designated for such delivery by Owner.
There  shall not be used in any space,  or in the public  hall of the  building,
either by any  Tenant or by  jobbers  or others in the  delivery  or  receipt of
merchandise,  any hand  trucks,  except  those  equipped  with rubber  tires and
safeguards.  If said  premises are situated on the ground floor of the building,
Tenant thereof shall further, at Tenant's expense, keep the sidewalk and curb in
front of said premises clean and free from ice, snow, dirt and rubbish.

2. The water and wash  closets and plumbing  fixtures  shall not be used for any
purposes  other than those for which they were  designed or  constructed  and no
sweepings,  rubbish, rags, acids or other substances shall be deposited therein,
and the  expense  of any  breakage,  stoppage,  or  damage  resulting  from  the
violation  of this  rule  shall be borne by the  Tenant  who,  or whose  clerks,
agents, employees or visitors, shall have caused it.

3. No carpet,  rug or other article shall be hung or shaken out of any window of
the  building and no Tenant shall sweep or throw or permitted be swept or thrown
from the demised premises any dirt or other substances into any of the corridors
or halls, elevators, or out of the doors or windows or stairways of the building
and Tenant shall not use,  keep or permit to be used or kept any foul or noxious
gas or  substance  in the  demised  premises,  or permit or suffer  the  demised
premises to be occupied or used in a manner  offensive or objectionable to Owner
or other occupants of the building by reason of noise, odors, and/or vibrations,
or interfere in any way with other Tenants or those having business therein, nor
shall any bicycles,  vehicles,  animals,  fish, or birds be kept in or about the
building.  Smoking or carrying  lighted cigars or cigarettes in the elevators of
the building is prohibited.

4. No awnings or other projections shall be attached to the outside walls of the
building without the prior written consent of Owner.

5. No sign,  advertisement,  notice  or  other  lettering  shall  be  exhibited,
inscribed,  painted or  affixed by any Tenant on any part of the  outside of the
demised premises or the building or on the inside of the demised premises if the
same is visible  from the  outside of the  premises  without  the prior  written
consent of Owner, except that the name of Tenant may appear on the entrance door
of the  premises.  In the event of the violation of the foregoing by any Tenant,
Owner may remove same without any liability, and may charge the expense incurred
by such  removal to Tenant or Tenants  violating  this rule.  Interior  signs on
doors and  directory  tablet  shall be  inscribed,  painted or affixed  for each
Tenant by Owner at the expense of such Tenant, and shall be of a size, color and
style acceptable so Owner.

6. No Tenant shall mark, paint, drill into, or in any way deface any part of the
demised  premises or the building of which they form a part. No boring,  cutting
or stringing of wires shall be permitted,  except with the prior written consent
of  Owner,  and as Owner may  direct.  No Tenant  shall lay  linoleum,  or other
similar floor  covering,  so that the same shall come in direct contact with the
floor of the demised premises,  and, if linoleum or other similar floor covering
is desired to be used an interlining of builder's  deadening felt shall be first
affixed to the floor, by a paste or other material, soluble in water, the use of
cement or other similar adhesive material being expressly prohibited.

7. No  additional  locks or bolts of any kind  shall be  placed  upon any of the
doors or windows by any Tenant,  nor shall any changes be made in existing locks
or mechanism  thereof.  Each Tenant must,  upon the  termination of his Tenancy,
restore to Owner all keys of stores,  offices and toilet rooms, either furnished
to, or otherwise  procured by, such Tenant,  and in the event of the loss of any
keys, so furnished, such Tenant shall pay so Owner the cost thereof.

8. Freight, furniture,  business equipment,  merchandise and bulky matter of any
description  shall be delivered  to and removed  from the  premises  only on the
freight  elevators  and through the service  entrances and  corridors,  and only
during  hours and in a manner  approved by Owner.  Owner  reserves  the right to
inspect  all freight to be brought  into the  building  and so exclude  from the
building all freight which  violates any of these Rules and  Regulations  of the
lease or which these Rules and Regulations are a part.

9.  Canvassing,  soliciting  and peddling in the building is prohibited and each
Tenant shall cooperate to prevent the same.

10. Owner reserves the right to exclude from the building all persons who do not
present a pass to the building  signed by Owner.  Owner will  furnish  passes to
persons  for whom any Tenant  requests  same in writing.  Each  Tenant  shall be
responsible  for all persons for whom he requests  such pass and shall be liable
to Owner for all acts of such  persons.  Tenant  shall not have a claim  against
Owner by reason of Owner  excluding  from the  building  any person who does not
present such pass.

11. Owner shall have the right to prohibit any  advertising  by any Tenant which
in  Owner's  opinion,  tends to impair the  reputation  of the  building  or its
desirability  as a building  for offices,  and upon  written  notice from Owner,
Tenant shall refrain from or discontinue such advertising.

12.  Tenant shall not bring or permit to be brought or kept in or on the demised
premises, any inflammable, combustible, explosive, or hazardous fluid, material,
chemical  or  substance,  or cause or  permit  any  odors  of  cooking  or other
processes, or any unusual or other objectionable odors to permeate in or emanate
from the demised premises.

13. If the building  contains central air  conditioning and ventilation,  Tenant
agrees  to keep all  windows  closed  at all times and to abide by all rules and
regulations  issued by Owner with respect to such services.  If Tenant  requires
air conditioning or ventilation after the usual hours,  Tenant shall give notice
in  writing to the  building  superintendent  prior to 3:00 p.m.  in the case of
services  required on week days, and prior to 3:00 p.m. on the day prior in case
of after  hours  service  required  on weekends  or on  holidays.  Tenant  shall
cooperate with Owner in obtaining maximum effectiveness of the cooling system by
lowering and closing  venetian  blinds and/or drapes and curtains when the sun's
rays fall directly on the windows of the demised premises.

14. Tenant shall not remove any safe,  heavy machinery,  heavy equipment,  bulky
matter,  or fixtures into or out of the building  without  Owner's prior written
consent. If such said, machinery,  equipment,  bulky matter or fixtures requires
special  handling,  all  work in  connection  therewith  shall  comply  with the
Administrative  Code of the City of New York and all other laws and  regulations
applicable thereto and shall be done during such hours as Owner may designate.

15. Refuse and Trash. (1) Compliance by Tenant.  Tenant covenants and agrees, at
its sole cost and expense,  to comply with all present and future laws,  orders,
and  regulations  of  all  state,  federal,  municipal  and  local  governments,
departments,   commissions  and  boards   regarding  the  collection,   sorting,
separation and recycling of waste products,  garbage,  refuse and trash.  Tenant
shall sort and separate such waste  products,  garbage,  refuse,  and trash into
such  categories as provided by law. Each  separately  sorted  category of waste
products,  garbage,  refuse and trash  shall be placed in  separate  receptacles
reasonably approved by Owner. Such separate  receptacles may, at Owner's option,
be removed from the demised  premises in accordance  with a collection  schedule
prescribed by law.  Tenant shall remove,  or cause to be removed by a contractor
acceptable  to  Owner,  at  Owner's  sole  discretion,  such  items as Owner may
expressly designate. (2) Owner's Rights in Event of Noncompliance. Owner has the
option to refuse to collect  or accept  from  Tenant  waste  products,  garbage,
refuse or trash (a) that is not  separated  and sorted as required by law or (b)
which  consists  of such items as Owner may  expressly  designate  for  Tenant's
removal,  and to require Tenant to arrange for such  collection at Tenant's sole
cost and expense, utilizing a contractor satisfactory to Owner. Tenant shall pay
all costs, expenses,  fines,  penalties, or damages that may be imposed on Owner
or Tenant by reason of Tenant's  failure to comply with the  provisions  of this
Building  Rule 15, and,  at Tenant's  sole cost and  expense,  shall  indemnify,
defend and hold Owner harmless  (including  reasonable  legal fees and expenses)
from and against any actions,  claims and suits arising from such noncompliance,
utilizing counsel reasonably satisfactory to Owner.

<PAGE>

               RIDER TO LEASE DATED ____________, 2000 BETWEEN 369
     LEXINGTON AVENUE CO., L,P., AS OWNER, AND HEAVENLYDOOR.COM, INC., AS
                                     TENANT

         37.      TERM; FIXED RENT

     (a) The term of this lease shall commence on the date hereof (the
"COMMENCEMENT DATE") and shall end at 11:59 p.m. on the last day of the month in
which the five (5) year anniversary of the Commencement Date occurs (the
"EXPIRATION DATE"), or on such earlier date upon which the term of this lease
shall expire or be canceled or terminated pursuant to any of the terms,
conditions or covenants of this lease or pursuant to law.

     (b) The rental rate per period payable hereunder (sometimes referred to
herein as the "RENT", "RENT", or "FIXED RENT") shall be as set forth in SCHEDULE
A annexed hereto and made a part hereof. Fixed Rent shall be payable in lawful
money of the United States which shall be legal tender in payment of all debts
and dues, public and private, at the time of payment, in equal monthly
installments in advance on the first day of each month during the term of this
lease, at the office of Owner or at such other place as Owner may designate in
writing, without any offset, reduction, deduction, defense and/or counterclaim
whatsoever. For purposes of this lease, the term "ADDITIONAL CHARGES" shall mean
all charges, fees and other sums of money (other than Fixed Rent) as shall be
due and payable from time to time by Tenant to Owner pursuant to this lease.

     (c) Notwithstanding anything to the contrary contained in this lease,
provided that Tenant is not in default under this lease, Tenant shall be
entitled to an abatement of the Fixed Rent payable for the period (the
"ABATEMENT PERIOD") from the Commencement Date to (but not including) July 1,
2000, PROVIDED, HOWEVER, that during such Abatement Period, Tenant shall not be
relieved of its obligation to pay the sum of $1,287.50 (payable on the first day
of each month commencing May 1, 2000), representing the component of Fixed Rent
applicable to electric energy (as set forth in Article 42 hereof), plus any
Additional Charges in each case with respect to such Abatement Period. Owner
acknowledges receipt of the component of the Fixed Rent applicable to electric
energy (as set forth in Article 42 hereof) for the period commencing on the
Commencement Date and ending on April 30, 2000.

     38. TAXES

     (a) The terms defined below shall for the purposes of this lease have the
meanings herein specified:

          (i) "TAXES" shall mean all real estate taxes, sewer rents, water
frontage charges, business improvement district and other assessments, special
or otherwise, levied, assessed or imposed by the City of New York or any other
taxing authority upon or with respect to the Building and the land thereunder
(the "LAND") and all taxes assessed or imposed with respect to the rentals
payable hereunder other than general income, gross receipts and excess profits
taxes (except that general income, gross receipts and excess profits taxes shall
be included if covered by the provisions of the following sentence). Taxes shall
also include any taxes, charges or assessments levied, assessed or imposed by
any taxing authority in addition to or in lieu of the present method of real
estate taxation, provided such additional or substitute taxes, charges and
assessments are computed as if the Building were the sole property of Owner
subject to said additional or substitute tax, charge or assessment. With respect
to any Tax Year, all expenses, including legal fees, experts' and other
witnesses' fees, incurred in contesting the validity or amount of any Taxes or
in obtaining a refund of Taxes, shall be considered as part of the Taxes for
such Tax Year. Notwithstanding the foregoing, Taxes shall not include franchise
taxes, gift taxes, capital stock taxes, inheritance taxes or estate taxes.
Tenant hereby waives any right to institute or join in tax certiorari
proceedings or other similar proceedings contesting the amount to validity of
any Taxes.

          (ii) "TAX YEAR" shall mean each period of twelve (12) months,
commencing on the first day of July of each such period, in which occurs any
part of the term of this lease, or such other period of twelve (12) months
occurring during the term of this lease as hereafter may be duly adopted as the
fiscal year for real estate tax purposes of the City of New York.

                                     - 1 -
<PAGE>

          (iii) "TAX STATEMENT" shall mean an instrument or instruments setting
forth the amount payable by Tenant for a specified Tax Year pursuant to this
Article. If any Tax Statement is not accompanied by a copy of the tax bill,
Owner shall furnish the same to Tenant promptly after Owner's receipt of notice
from Tenant requesting the same.

          (iv) "TENANT'S PERCENTAGE" shall mean 3.8464%.

          (v) "BASE TAXES" shall mean the Taxes payable for the Tax Year
commencing July 1, 2000 and ending June 30, 2001.

     (b) If the Taxes payable for any Tax Year shall exceed the Base Taxes,
Tenant shall pay to Owner, as Additional Charges for such Tax Year, an amount
(herein called the "Tax Payment") equal to Tenant's Percentage of the amount by
which the Taxes payable by Owner for such Tax Year are greater than the Base
Taxes.

     (c) The Tax Payment for each Tax Year shall be due and payable in
installments in the same manner that Taxes for such Tax Year are due and payable
to the City of New York, except that Tenant shall pay Tenant's Percentage of
each such installment to Owner at least thirty (30) days prior to the date such
installment first becomes due to the City of New York. Owner's failure to render
a Tax Statement with respect to any Tax Year shall not prejudice Owner's right
thereafter to render a Tax Statement with respect to any such Tax Year nor shall
the rendering of a Tax Statement prejudice Owner's right thereafter to render a
corrected Tax Statement for that Tax Year.

     (d) In the event Taxes for any Tax Year or part thereof shall be reduced
after Tenant shall have paid Tenant's Tax Payment in respect of such Tax Year,
Owner shall set forth in the first Tax Statement thereafter submitted to Tenant
the amount of such refund and, provided that Tenant is not then in default under
this lease, Tenant shall receive a credit against the installment or
installments of Tenant's Tax Payment next falling due equal to Tenant's
Percentage of such refund, but in no event shall the credit exceed the amount of
the Additional Charges paid by Tenant with respect to Taxes for said Tax Year.
If the Taxes comprising the Base Taxes are reduced as a result of an appropriate
proceeding or otherwise, the Taxes as so reduced shall for all purposes be
deemed to be Taxes for the Base Taxes, and Owner shall give notice to Tenant of
the amount by which the Tax Payments previously made were less than the Tax
Payments required to be made under this Article 38, and Tenant shall pay the
amount of the deficiency within ten (10) days after demand therefor.

     (e) The expiration or termination of this lease during any Tax Year for any
part or all of which there is a Tax Payment or refund due under this Article 38
shall not affect the rights or obligations of the parties hereto respecting such
Tax Payment or refund and any Tax Statement relating to such Tax Payment may, on
a pro-rata basis, be sent to Tenant subsequent to, and all such rights and
obligations shall survive, any such expiration or termination. Any such payment
shall be (i) calculated based on a year of 365 days and paid based on the actual
number of days elapsed and (ii) shall be payable within thirty (30) days after
such statement is sent to Tenant.

     39. ATTORNMENT AND NOTICE TO OWNER. Supplementing the provisions of Article
7 of this lease:

     (a) This lease, and all rights of Tenant hereunder, are and shall be
subject and subordinate to all ground leases, overriding leases and underlying
leases of the Land and/or the Building and/or that portion of the Building of
which the Demised Premises are a part, now or hereafter existing and to all
mortgages and assignments of leases and rents (each such mortgage or assignment
is hereinafter referred to as a "MORTGAGE") which may now or hereafter affect
the Land and/or the Building and/or that portion of the Building of which the
Demised Premises are a part and/or any of such leases, whether or not such
mortgages shall also cover other lands and/or buildings and/or leases, to each
and every advance made or hereafter to be made under such mortgages, and to all
renewals, modifications, replacements and extensions of such leases and such
mortgages and spreaders and consolidations of such mortgages. This Section shall
be self-operative and no further instrument of subordination shall be required.
In confirmation of such subordination, Tenant shall promptly execute,
acknowledge and deliver any instrument that Owner, the lessor under any such
lease or the holder of any such mortgage or any of their

                                     - 2 -
<PAGE>

respective successors-in-interest may reasonably request to evidence such
subordination; and if Tenant fails to execute, acknowledge or deliver any such
instruments within ten (10) business days after Owner's written request
therefor, Tenant hereby irrevocably constitutes and appoints Owner as Tenant's
attorney-in-fact, coupled with an interest, to execute and deliver any such
instruments for and on behalf of Tenant. Any lease to which this lease is, at
the time referred to, subject and subordinate is herein called "SUPERIOR LEASE"
and the lessor of a Superior Lease or its successor in interest, at the time
referred to, is herein called "SUPERIOR LESSOR" and any mortgage to which this
lease is, at the time referred to, subject and subordinate is heriein called
"SUPERIOR MORTGAGE" and the holder of a Superior Mortgage is herein called
"SUPERIOR MORTGAGEE."

     (b) If any act or omission of Owner would give Tenant the right,
immediately or after lapse of a period of time, to cancel or terminate this
lease, or to abate or offset against the payment of rent or to claim a partial
or total eviction, Tenant shall not exercise such right until (i) it has given
written notice of such act or omission to Owner and each Superior Mortgagee and
each Superior Lessor whose name and address shall previously have been furnished
to Tenant and (ii) a reasonable period for remedying such act or omission shall
have elapsed following the giving of such notice (which reasonable period shall
be the period to which Owner would be entitled under this lease or otherwise,
after similar notice, to effect such remedy plus thirty (30) days).

     (c) If any Superior Lessor or Superior Mortgagee, or any designee of any
Superior Lessor or Superior Mortgagee, shall succeed to the rights of Owner
under this lease, whether through possession or foreclosure action or delivery
of a new lease or deed, then at the request of such party so succeeding to
Owner's rights (herein called "SUCCESSOR OWNER"), Tenant shall attorn to and
recognize such Successor Owner as Tenant's Owner under this lease and shall
promptly execute and deliver any instrument that such Successor Owner may
reasonably request to evidence such attornment. Upon such attornment this lease
shall continue in full force and effect as a direct lease between the Successor
Owner and Tenant upon all of the terms, conditions and covenants as are set
forth in this lease, except that the Successor Owner shall not be:

          (i) liable for any previous act or omission of Owner (or its
predecessors in interest);

          (ii) responsible for any moneys owing by Owner to the credit of
Tenant;

          (iii) subject to any credits, offsets, claims, counterclaims, demands
or defenses which Tenant may have against Owner (or its predecessors in
interest);

          (iv) bound by any payments of rent which Tenant might have made for
more than one (1) month in advance to Owner (or its predecessors in interest);

          (v) bound by any covenant to undertake or complete any construction of
the Demised Premises or any portion thereof;

          (vi) required to account for any security deposit other than any
security deposit actually delivered to the Successor or Owner;

          (vii) bound by any obligation to make any payment to Tenant or grant
or be subject to any credits, except for services, repairs, maintenance and
restoration provided for under this lease to be performed after the date of
attornment and which Owners of like properties ordinarily perform at the owner's
expense, it being expressly understood, however, that the Successor Owner shall
not be bound by an obligation to make payment to Tenant with respect to
construction performed by or on behalf of Tenant at the Demised Premises;

          (viii) bound by any modification of this lease made without the
written consent of the Successor Owner; or

          (ix) required to remove any person occupying the Demised Premises or
any part thereof.

                                     - 3 -
<PAGE>

     40. ASSIGNMENT AND SUBLETTING. Notwithstanding the provisions of Article 11
hereof:

     (a) If Tenant is a corporation, limited liability company, partnership or
similar entity, Owner's consent shall not be required with respect to
sublettings to any corporation or similar entity or to any limited liability
company, partnership or similar entity which is an Affiliate of Tenant, provided
that (1) any such Affiliate is a reputable entity of good character and (2) a
duplicate original instrument of sublease in form and substance reasonably
satisfactory to Owner, duly executed by Tenant and such Affiliate, shall have
been delivered to Owner at least ten (10) days prior to the effective date of
any such sublease. For purposes of this Article 40, the term "Affiliate" shall
mean any entity which controls or is controlled by or under common control with
tenant, and the term "control" shall mean, in the case of a corporation,
ownership or voting control, directly or indirectly, of at least fifty (50%)
percent of all the voting stock, and in case of a joint venture, limited
liability company, partnership or similar entity, ownership, directly or
indirectly, of at least fifty (50%) percent of all the general or other
partnership, membership (or similar) interests therein.

     (b) If Tenant is a corporation, limited liability company, partnership or
similar entity, Owner's consent shall not be required with respect to an
assignment of this lease to an Affiliate of Tenant, provided that (1) the
assignee is a reputable entity of good character, (2) a duplicate original
instrument of assignment in form and substance reasonably satisfactory to
Owner, duly executed by Tenant, shall have been delivered to Owner at least ten
(10) days prior to the effective date of any such assignment, (3) an instrument
in form and substance satisfactory to Owner, duly executed by the assignee, in
which such assignee assumes (as of the Commencement Date) observance and
performance of, and agrees to be personally bound by, all of the terms,
covenants and conditions of this lease on Tenant's part to be performed and
observed shall have been delivered to Owner not more than ten (10) days after
the effective date of such assignment, (4) such assignment is for a legitimate
business purpose and not principally for the purpose of avoiding the
restrictions on assignment otherwise applicable under this Article 40 and (5)
such assignee has a net worth computed in accordance with generally accepted
accounting principles at least equal to the greater of (i) the net worth of the
Tenant named herein (I.E., Heavens Door.com) on the date hereof and (ii) the net
worth of the Tenant named herein on the effective date of said assignment.

     41. INSURANCE. Supplementing the provisions of Article 8 of this lease:

     (a) Tenant shall at its own cost and expense at all times during the term
of this lease maintain in force and effect, (i) fire insurance on all personal
property in the Demised Premises or used in connection therewith in an amount
not less than the replacement cost thereof and (ii) commercial general liability
insurance in respect of the demised premises and the conduct or operation of
Tenant's business therein with limits not less than $3,000,000 Combined Single
Limit, subject to no deductible and all other insurance reasonably necessary for
the conduct of Tenant's business, in blanket form or otherwise.

     (b) All insurance policies shall name Owner, any mortgagee or lessor of the
Building and Owner's managing agent, as their interest may appear as an insured
and shall be fully paid for by Tenant when obtained, and receipted bills
therefor shall be exhibited to Owner. Renewal policies shall be procured and
such policies, if required by any mortgagee or lessor of the Demised Premises,
or certificates thereof shall be submitted to Owner with receipted bills showing
proof of payment of premiums therefor at least thirty (30) days prior to the
expiration of the existing policies. All insurance policies shall be issued by
companies licensed to do business in New York State, with an A.M. Best rating of
not less than A-XII, and all such policies shall provide that the insurer will
not cancel or modify said policies without first giving Owner thirty (30) days
prior written notice.

     (c) In the event of the failure of Tenant to procure or pay for any
insurance required by the terms of this lease, then Owner may, without further
notice to Tenant and in addition to any other remedies it may have, procure the
same and pay the premiums therefor; and any sums expended by Owner for this
purpose shall be and become due and payable to Owner as Additional Charges and
shall be paid to Owner on demand. Owner shall have the same remedies for the
nonpayment therefor as for the nonpayment of Fixed Rent.

                                     - 4 -
<PAGE>

     (d) Owner may from time to time require that the amount or type of the
insurance to be maintained by Tenant under this Article be increased to the
amount which is then customarily required by prudent owners of first class
office buildings in midtown Manhattan.

     (e) Tenant and Owner shall secure an appropriate clause in, or an
endorsement upon, each of their respective insurance policies covering or
applicable (in the case of Tenant) to the demised premises and the personal
property, fixtures and equipment located therein or thereon and the Building (in
the case of Owner), pursuant to which Owner and Tenant's respective insurance
companies waive subrogation or permit the insured, prior to any loss, to agree
with a third party to waive any claim it might have against said third party
without invalidating the coverage under said insurance policy. The waiver of
subrogation or permission for waiver of any claim obtained by Tenant shall
extend to Owner and its agents and employees and each mortgagee or lessor of the
Building and for any claim obtained by Owner shall extend to Tenant, its agents
and employees.

     42. ELECTRIC ENERGY

     (a) Subject to the provisions of this Article 42, Owner shall furnish the
electric energy that Tenant shall reasonably require in the Demised Premises for
the purposes permitted under this lease on a "rent inclusion" basis and there
shall be no separate charge to Tenant for such electric energy, such electric
energy being included in Owner's services which are covered by the Fixed Rent.
Owner and Tenant agree that the Base Electric Charge (hereinafter defined)
represents the amount initially included in the annual Fixed Rent set forth in
Section 37(b) hereof to cover the furnishing of such electric energy by Owner on
a rent inclusion basis and that such Base Electric Charge component of Fixed
Rent shall in no event be subject to reduction, but shall be subject to being
increased as hereinafter provided. Owner shall not be liable in any event to
Tenant for any failure, interruption or defect in the supply or character of
electric energy furnished to the Demised Premises by reason of any requirement,
act or omission of the public utility serving the Building with electricity or
for any other reason not attributable solely to Owner's willful misconduct or
gross negligence (but in no event shall Owner be responsible for any
consequential damages). For purposes of this Article 42, the "BASE ELECTRIC
CHARGE" shall mean an amount equal to Fifteen Thousand Four Hundred Fifty
Dollars ($15,450.00).

     (b) Owner will furnish electric energy to Tenant through presently
installed electric facilities for Tenant's reasonable use of such lighting and
other electrical fixtures, appliances and equipment required for the conduct of
Tenant's business in the Demised Premises. At any time, and from time to time,
after Tenant shall have entered into possession of the Demised Premises, or any
portion thereof, Owner may designate an independent electrical consultant to
make a survey or resurvey of the electrical consumption and power load on the
Demised Premises to determine Tenant's average electrical consumption. If
Tenant's average electrical consumption is greater than the estimated
consumption upon which the "electric rent inclusion plan" was initially based
(or greater than the consumption disclosed by the survey last taken if Tenant's
Fixed Rent was previously increased pursuant to such survey) the Fixed Rent
hereunder shall, upon written notice from Owner to Tenant, be increased by the
annual cost of such additional consumption, as estimated by the electrical
consultant, effective as of the date the increase in such electric consumption
occurred (as determined by the electrical consultant). The initial unpaid amount
of each such adjustment shall be paid within ten (10) days after Owner furnishes
Tenant with a statement thereof. Thereafter, the Fixed Rent shall be increased
appropriately.

     (c) If at any time during the term of this lease the rates or charges at
which Owner purchases electrical current from the public utility company
supplying electrical service to the Building shall be increased over the rates
in effect on the date thereof, the Fixed Rent payable hereunder shall be
increased by the amount of the additional annual cost to Owner (as estimated by
the electrical consultant) of furnishing electrical service to Tenant.

     (d) Tenant's use of electric energy in the Demised Premises shall not at
any time exceed the capacity of any of the electrical conductors and equipment
in or otherwise serving the Demised Premises.

                                     - 5 -
<PAGE>

     (e) Owner reserves the right to discontinue furnishing electric energy to
Tenant in the Demised Premises as any time upon not less than 30 days' notice to
Tenant. If Owner exercises such right, this lease shall continue in full force
and effect and shall be unaffected thereby, except that from and after the
effective date of such termination Owner shall not be obligated to furnish
electric energy to Tenant and the Fixed Rent payable under this lease shall be
reduced by an amount equal to the "rent inclusion" component of such Fixed Rent.
If Owner so discontinues furnishing electric energy to Tenant, Tenant shall
arrange to obtain electric energy directly from the public utility company
furnishing electric energy to the Building. Such electric energy may be
furnished to Tenant by means of the then existing Building system feeders,
risers and wiring to the extent that the same are available, suitable and safe
for such purpose. All meters and additional panel boards, feeders, risers,
wiring and other conductors and equipment which may be required to obtain
electric energy directly from such public utility company shall be furnished and
installed by Owner at Tenant's expense, but Owner may, at its option, before
commencing any such work or at any time thereafter, require Tenant to furnish to
Owner such security in form (including, without limitation, a bond issued by a
corporate surety licensed to do business in New York) and amount as Owner shall
deem necessary to assure the payment for such work by Tenant.

     43. OWNER'S SERVICES. Supplementing the provisions of Article 29 of this
lease:

     (a) If Tenant requires heating, ventilation or air-conditioning services
during hours other than Business Hours or on Saturdays, Sundays or holidays,
Owner shall furnish such services at a rate of Thirty-Five and 00/100 ($35.00)
Dollars per hour of service to Tenant at Tenant's expense; PROVIDED, HOWEVER,
that if Owner simultaneously furnishes such services to another Building tenant
or tenants whose Demised Premises are in the same zone of the HVAC system as the
Demised Premises, then the cost thereof shall be pro-rated between or among
Tenant and such tenant or tenants, based upon the ratio which Tenant and each
such other tenant(s) rentable square footage bears to the total rentable square
footage of Tenant and such other tenant(s). As used herein, the term "Business
Hours" means 8:00 a.m. to 6:00 p.m.

     (b) Owner shall not be responsible for any failure to supply
air-conditioning at reasonable temperatures, pressures or degrees of humidity or
in reasonable volumes or velocities in any room or other area of the Demised
Premises by reason of any machinery or equipment installed therein by Tenant, or
which has a human occupancy factor in excess of one person per 100 rentable
square feet. Tenant agrees to cooperate fully with Owner at all times and to
abide by all regulations and requirements which Owner may reasonably prescribe
for the proper functioning and protection of said air-conditioning system.

     (c) Owner will cause the general and executive office portions of the
Demised Premises to be cleaned in accordance with the cleaning specifications
set forth on EXHIBIT B attached hereto and made a part hereof. Owner will, when
and to the extent reasonably requested by Tenant, furnish to Tenant additional
elevator and/or cleaning services at Building standard rates and upon such terms
and conditions as shall be determined by Owner in its discretion; and Tenant
shall pay to Owner within thirty (30) days after written demand, as Additional
Charges, Owner's charge for such additional services. Without limiting the
generality of the foregoing, Tenant shall pay to Owner as Additional Charges
Owner's charge for (i) any cleaning of the Building or any part thereof which is
above the Building-standard requirements, (ii) any cleaning done at the request
of Tenant of any portions of the Demised Premises which may be used for the
preparation, dispensing or consumption of food or beverages or for storage,
shipping room, classroom or similar purposes or follow the operation of
computer, data processing or similar equipment and (iii) the removal of any of
Tenant's above Building-standard refuse and rubbish from the Building.

     (d) Notwithstanding anything to the contrary herein, if Tenant is in
default under any of the covenants of this lease, Owner shall not be required to
furnish any overtime services (I.E., other than during Business Hours on Mondays
through Fridays, holidays excepted) unless Tenant shall have first delivered to
Owner adequate cash or other security for the payment of such overtime services,
as determined by Owner.

                                     - 6 -
<PAGE>

     44. LATE CHARGE. In addition to any other remedies Owner may have under
this lease, and without reducing or adversely affecting any of Owner's rights
and remedies hereunder, if any Fixed Rent or Additional Charges payable by
Tenant to Owner hereunder is not paid within ten (10) days of the due date
thereof, Tenant shall pay Owner as Additional Charges, on or before the first
day of the following month, 8(cents) for each dollar so overdue, or the maximum
rate permitted by law, whichever is less, in order to defray Owner's
administrative and other costs in connection therewith.

     45. BROKER. Tenant represents to Owner, and Owner represents to Tenant,
that Macklowe Management Co., Inc. and Williamson, Picket, Gross, Inc.
(collectively, the "BROKER") are the only brokers or agents with whom each such
party has had any conversations or negotiations concerning the Demised Premises
or this lease. Each party hereto hereby agrees to indemnify and hold the other
party harmless from and against (a) any claim for a brokerage commission made by
any party other than Broker and (b) any expenses incurred by such party in
connection with such claim, to the extent such claim arises out of the
misrepresentation by such other party. Owner shall pay any commission due to
Broker pursuant to a separate written agreement.

     46. MISCELLANEOUS PROVISIONS

     (a) No agreement shall be effective to change, modify, waive, release,
discharge, terminate or effect an abandonment of this lease, in whole or in
part, unless such agreement is in writing, expressly refers to this lease and is
signed by the party against whom enforcement of the change, modification,
waiver, release, discharge, termination or effectuation of the abandonment is
sought.

     (b) Owner and any successor in interest to Owner shall be under no personal
liability with respect to any of the provisions of this lease, and if Owner or
any successor in interest to Owner is in breach or default with respect to its
obligations under this lease, Tenant shall look solely to the equity of Owner or
such successor in interest in the Land and Building of which the Demised
Premises form a part for the satisfaction of Tenant's remedies and in no event
shall Tenant attempt to secure any personal judgment against Owner or against
any successor in interest to Owner or against any partner, member, principals
(disclosed or undisclosed), employee or agent of Owner or any successor in
interest to Owner by reason of such default by Owner or any successor in
interest to Owner.

     (c) If and to the extent that there is a conflict between the provision
contained in the printed portion of the lease to which this Rider is attached
and the provisions contained in this Rider, then the provision contained in this
Rider shall govern and be controlling to the extent necessary to resolve such
conflict.

     (d) Notwithstanding any provision of this lease to the contrary, if Tenant
shall request Owner's consent pursuant to any of the provisions of this lease
and Owner shall fail or refuse to grant such consent, Tenant shall not be
entitled to any monetary damages, and Tenant shall not make any claim for
monetary damages by way of setoff, counterclaim or defense, based upon any
claim or assertion by Tenant that Owner has withheld or delayed granting any
such consent, and Tenant's sole remedy to dispute Owner's failure or refusal to
grant its consent shall be an action for specific performance or injunction, and
such remedy shall be available only in those cases where Owner has expressly
agreed in writing not to unreasonably withhold its consent or where as a matter
of law Owner may not unreasonably withhold its consent,

     (e) Notwithstanding anything to the contrary contained in this lease, if
any capital improvement is made to the Building or the Land thereunder during
any calendar year during the term in order to comply with requirements of any
Federal, state or local law or governmental regulation, whether or not such law
or regulation is valid or mandatory, which compliance is necessitated by (i) the
abatement of any nuisance in, on or about the Demised Premises caused by Tenant,
its agents, employees, contractors, guests or anyone claiming by, through or
under Tenant, (ii) the manner or conduct of Tenant's business or operation of
its installations, equipment or other property therein, including, without
limitation, the performance of any work performed by Tenant within the Demised
Premises, (iii) any cause or condition created by or at the insistence of
Tenant, or (iv) the breach of any of Tenant's obligations under

                                     - 7 -
<PAGE>

this lease, in each case, whether or not such compliance requires work which is
structural or non-structural, ordinary or extraordinary, foreseen or unforeseen,
then Tenant shall pay to Owner, no later than 30 days after demand therefor,
Tenant's Percentage of the reasonable annual amortization, with interest thereon
at a rate per annum equal to the Prime Rate announced from time to time by The
Chase Manhattan Bank or its successor-in-interest at its headquarters in New
York City, of the cost of such improvement in each calendar year during the term
during which such amortization occurs.

     47. NOTICES. All notices, consents, demands and other communications from
one party to the other that are given pursuant to the terms of this lease shall
be in writing and shall be delivered (including delivery by commercial delivery
services or by facsimile transmission), or sent by the United States mail,
certified or registered, postage prepaid, or sent via nationally recognized
overnight courier. Notices shall be deemed given (i) on the date of delivery, if
delivered via commercial delivery service (unless such date is a weekend or
holiday, in which event such notice shall be deemed given on the next succeeding
Business Day), (ii) three (3) Business Days following deposit in the United
States mail, if sent via certified or registered mail or (iii) on the Business
Day next succeeding the date upon which such notice is given to any nationally
recognized overnight courier, All notices, consents, demands and other
communications shall be addressed as follows:

                   If to Owner:

                   369 Lexington Avenue Co., L.P.
                   do Macklowe Properties
                   142 West 57th Street
                   New York, New York 10019
                   Attn:   General Counsel

                   If to Tenant:

                   HeavenlyDoor.com, Inc.
                   c/o Schneck Weltman & Hashmall LLP
                   1285 Avenue of the Americas
                   New York, New York 10019
                   Attn:   Joel W. Wagman, Esq.

     48. HOLDOVER

     (a) If Tenant shall hold over after the expiration or sooner termination of
the term of this lease, and if Owner shall then not proceed to remove Tenant
from the Demised Premises in the manner permitted by law (or shall not have
given written notice to Tenant that Tenant must vacate the Demised Premises)
irrespective of whether or not Owner accepts rent from Tenant for a period
beyond the Expiration Date, the parties hereby agree that Tenant's occupancy of
the Demised Premises after the expiration or sooner termination of the term
shall be under a month-to-month tenancy commencing on the first day after the
expiration or sooner termination of the term, which tenancy shall be upon all of
the terms set forth in this lease except that Tenant shall pay on the first day
of each month of the holdover period as Fixed Rent, an amount equal to two (2)
times one-twelfth of the sum of the Fixed Rent and Additional Charges payable by
Tenant during the last year of the term of this lease. It is stipulated and
agreed that Owner shall not be required to perform any work, furnish any
materials or make any repairs within the Demised Premises during the holdover
period. It is further stipulated and agreed that if Owner shall, at any time
after the expiration or sooner termination of the term, proceed to remove Tenant
from the Demised Premises as a holdover, the Fixed Rent for the use and
occupancy of the Demised Premises during any holdover period shall be calculated
in the same manner as set forth above. In addition to the foregoing, Owner shall
be entitled to recover from Tenant any losses or damages arising from such
holdover.

     (b) Anything to the contrary notwithstanding, the acceptance of any rent
paid by Tenant pursuant to Section 48(a) above shall not preclude Owner from
commencing and prosecuting a holdover or summary eviction proceeding, and the
preceding sentence shall be

                                     - 8 -
<PAGE>

deemed to be an "agreement expressly providing otherwise" within the meaning of
Section 232-c of the Real Property Law of the State of New York.

     If Tenant shall hold-over or remain in possession of any portion of the
Demised Premises beyond the Expiration Date, Tenant shall be subject not only to
summary proceeding and all damages related thereto, but also to any damages
arising out of any lost opportunities (and/or new leases) by Owner to re-let the
Demised Premises (or any part thereof). All damages to Owner by reason of such
holding over by Tenant may be the subject of a separage action and need not be
asserted by Owner in any summary proceedings against Tenant.

     49. OWNER'S INITIAL WORK

     (a) Owner shall reimburse Tenant for the cost of Initial Tenant Work (as
defined herein) portion of Tenant's Initial Construction in an amount equal to
the lesser of (i) Forty Thousand and 00/100 Dollars ($40,000), or (ii) the
actual cost of the Initial Tenant Work, upon the following terms and conditions:

          (i) Reimbursement shall be made to Tenant after the Initial Tenant
Work has been completed;

          (ii) Tenant shall have supplied to Owner evidence reasonably
satisfactory to Owner establishing (w) that the Initial Tenant Work has been
completed, (x) the cost thereof, (y) that all sums due and owing to contractors,
subcontractors and materialmen have been paid, including, without limitation,
lien waivers from such contractors, subcontractors and materialmen and (z) that
all governmental authorities (including without limitation the New York City
Department of Buildings) have issued final approval of the work as built and
occupancy of the space concerned;

          (iii) Tenant shall have caused Tenant's architect to deliver to Owner
AlA forms G701, G702 and G703 with respect to such Initial Tenant Work; and

          (iv) Tenant is not then in default under the terms of this lease.

     (b) As used herein, "INITIAL TENANT WORK" shall be deemed to mean the
installation of fixtures, improvements and appurtenances attached to or built
into the Demised Premises in order to ready the Demised Premises for Tenant's
initial occupancy, and shall not include movable partitions, business and trade
fixtures, machinery, equipment, furniture, furnishings and other articles of
personal property.

     (c) The right to receive reimbursement for the cost of Initial Tenant Work
as set forth in this Article 49 shall be for the exclusive benefit of Tenant, it
being the express intent of the parties hereto that in no event shall such right
be conferred upon or for the benefit of any third party, including, without
limitation, any contractor, subcontractor, materialman, laborer, architect,
engineer, attorney or any other person, firm or entity.

                                     - 9 -
<PAGE>

STATE OF NEW YORK   )

COUNTY OF NEW YORK  )SS.:

On the ____ day of _____________ in the year 2000 before me, the undersigned,
personally appeared ________________________, personally known to me or proved
to me on the basis of satisfactory evidence to be the individual(s) whose
name(s) is (are) subscribed to the within instrument and acknowledged to me that
he/she/they executed the same in his/her/their capacity(ies), and that by
his/her their signature(s) on the instrument, the individual(s), or the person
upon behalf of which the individual(s) acted, executed the instrument.

-------------------------
Notary Public

                                     - 1 -
<PAGE>

                                   SCHEDULE A

                                   Fixed Rent

                                     Period

From the Commencement Date to (but not including) the first day of the month
immediately following the month in which the first (1St) anniversary of the
Commencement Date occurs (the "FIRST RENT ADJUSTMENT DATE")

From the First Rent Adjustment Date to and including the day immediately
preceding the first (1st) anniversary of the First Rent Adjustment Date

From the first (lst) anniversary of the First Rent Adjustment Date to and
including the day immediately preceding the second (2nd) anniversary of the
First Rent Adjustment Date

From the second (2nd) anniversary of the First Rent Adjustment to and including
the day immediately preceding the third (3rd) anniversary of the First Rent
Adjustment Date

From the third (3rd) anniversary of the First Rent Adjustment Date to and
including the Expiration Date Two Hundred Three Thousand Four Hundred Twenty
Five and 00/100 ($203,425.00; $187,975.00 base rent and $15,450 electric charge)
Dollars per annum (payable in equal monthly installments of Sixteen Thousand
Nine Hundred Fifty Two and 08/100 ($16,952.08) Dollars)

                                     Annual
                                   Fixed Rate

Two Hundred Nine Thousand Sixty Four and 00/100 ($209,064.00; $193,614.00 base
rent and $15,450 electric charges) Dollars per annum (payable in equal monthly
installments of Seventeen Thousand Four Hundred Twenty Two and 00/100
($17,422.00) Dollars)

Two Hundred Fourteen Thousand Eight Hundred Seventy Three and 00/100
($214,873.00; $199,423.00 base rent and $15,450 electric charge) Dollars per
annum (payable in equal monthly installments of Seventeen Thousand Nine Hundred
Six and 09/100 ($17,906.09) Dollars)

Two Hundred Twenty Thousand Eight Hundred Fifty Five and 00/100 ($220,855.00;
205,405.00 base rent and $15,450 electric charge) Dollars per annum (payable in
equal monthly installments of Eighteen Thousand Four Hundred Four and 58/100
($18,404.58) Dollars)

Two Hundred Twenty Seven Thousand Eighteen and 00/100 ($227,018.00; $211,568.00
base rent and $l5,450 electric charge) Dollars per annum (payable in

                                     - 1 -
<PAGE>

equal monthly installments of Eighteen Thousand Nine Hundred Eighteen and 17/100
($18,918.17) Dollars)

                                     - 2 -
<PAGE>

                                    EXHIBIT A

                                   Floor Plan

This floor plan is annexed to and made a part of this lease solely to indicate
the Demised Premises and the location thereof on the ________ floor of the
Building by demarcation]. All areas, conditions, dimensions and locations are
approximate.

                                     - 1 -
<PAGE>

                             RIDER TO OFFICE LEASE

                               TABLE OF CONTENTS

Article                                                                    Page
-------                                                                    ----

37. TERM; FIXED RENT ........................................................1
38. TAXES ...................................................................1
39. ATTORNMENT AND NOTICE TO OWNER ..........................................2
40. ASSIGNMENT AND SUBLETTING ...............................................4
41. INSURANCE ...............................................................4
42. ELECTRIC ENERGY .........................................................5
43. OWNER'S SERVICES ........................................................6
44. LATE CHARGE .............................................................7
45. BROKER ..................................................................7
46. MISCELLANEOUS PROVISIONS ................................................7
47. NOTICES .................................................................8
48. HOLDOVER ................................................................8
49. OWNER'S INITIAL WORK ....................................................9

Schedule A -- Fixed Rent
Schedule B -- Cleaning Specifications
Exhibit A -- Floor Plan

<PAGE>

369 Lexington Avenue

The Macklowe Organization
142 West 57th Street
New York, New York 10019

For Leasing Information:
Jeff Siegel
212-554-5822

Floor 10

[GRAPHIC OMITTED OF FLOOR PLAN]

TOTAL SQUARE FOOTAGE: 5,150 RSF

<PAGE>

                                   EXHIBIT B

                            Cleaning Specifications

                                     - 1 -
<PAGE>

                              369 LEXINGTON AVENUE

                               CONTRACT CLEANING
                                 SPECIFICATIONS

                              AREAS TO BE SERVICES

      The entire building including all office space from the basement floor
through roof top, entrance, lobbies, sidewalks, public halls, stairways, fire
towers, lavatories passageways, elevator cabs.

No service will be rendered in retail store areas.

                                  SERVICES TO BE PERFORMED

GENERAL - TENANT OFFICE AREAS

CLEANING NIGHTLY (Monday through Friday); excluding holidays)

-  Sweep all floors, using a chemically treated cloth to preserve floor luster
-  Damp mop ceramic tile, marble and terrazzo flooring in entrance foyers and
   lobby.
-  Vacuum clean carpeted areas and rugs, once every other day, moving light
   furniture other than desks. Police carpets removing paper clips, staples and
   other debris daily.
-  All private stairways to be swept nightly or vacuum cleaned. Spot wash as
   needed. Wash monthly.
-  Empty and damp-clean all wastepaper baskets, ashtrays receptacles, etc.
-  Clean all cigarette urns and replace sand supplied by Contractor as
   necessary.
-  Remove wastepaper and waste materials to designated area. Plastic liners, et.
   To be provided by Contractor.
-  Dust and wipe clean all furniture, fixtures, telephones, desks, lamps and
   windowsills (cleaned areas of desks only).
-  Clean all glass furniture tops.
-  Dust all chair rails, trim, etc.  Dust all baseboards weekly.
-  Wash clean all water fountains. Report clogged drains to Building
   Superintendent.
-  Clean and polish exteriors and interiors of elevator doors and corridor doors
   in all lobbies. Wipe clean metal to maintain polished appearance.
-  Keep locker and slop-sink rooms in clean and orderly conditions. Wash sinks
   nightly.
-  Clean and polish, when necessary, all brass and metal work.
-  Upon completion of work, close and lock all doors and extinguish all light.

<PAGE>

ENTRANCE LOBBY - NIGHTLY

-  Sweep and wash flooring. Machine scrub and polish lobby Monday, Wednesday and
   Friday.
-  Wash all rubber mats, vacuum carpet runners to maintain a new appearance.
   Shampoo runners to maintain a new appearance as necessary.
-  Clean all cigarette urns and replace sand supplied by Contractor as
   necessary.
-  Floors in elevator cabs to be washed, waxed and polished or vacuum cleaned if
   carpeted. Elevator carpeting, if installed, to be shampooed when necessary.
-  Dust and wipe down lobby wall ledges, metal work and saddles in elevator
   cabs, all elevator doors, mail chutes and mail depository.

HIGH DUSTING-OFFICE AREAS

Do all high dusting approximately once a month, which includes the following:

-  Dust all picture frames, charts, graphs and similar wall hangings not reached
   in nightly cleaning.
-  Dust all vertical surfaces such as walls, partitions, ventilating louvers and
   other surfaces not reached in nightly cleaning, so as to remove collections
   of dust particles.
-  Dust all overhead pipes, sprinklers, etc.
-  Dust all venetian blinds every two months.
-  Dust all window frames every two months, wash interior metal framing of
   windows quarterly.

PERIODIC CLEANING - OFFICE AREAS

-  Wipe clean all interior metal as necessary.
-  Elevator, stairway, office and utility doors on all floors to be checked for
   general cleanliness, removing fingerprints as necessary.
-  Once a week, dust all louvers and other ventilating louvers within reach.
-  Removal all finger marks from door bucks, light switches and entrance areas.
-  On multiple tenancy floors, all stone, ceramic tile, marble tile and terrazzo
   flooring in the elevator foyers and corridors will be spot mopped to remove
   spillage and washed once each week. All resilient flooring will be washed and
   waxed once per month or more frequently if needed.
-  On multiple tenancy floors, dust and clean electric light fixtures and any
   other fittings in public corridors as necessary.

LAVAOTORIES -- PERIODIC CLEANING

-  Machine scrub flooring as necessary or a minimum of once per month.
-  Dust all lighting fixtures once a month.

<PAGE>

-  Do all high dusting once a month.

ENTRANCE LOBBY - PERIODIC CLEANING

-  Clean lights, globes and fixtures as necessary.
-  Dust down and wash stone walls once a month.
-  Wipe down metal and other high level bright work as necessary.

LAVATORIES - NIGHTLY

-  Sweep and wash all flooring using a detergent/disinfectant.
-  Wash and polish all mirrors, powder shelves, bright work, etc., including
   flushometer, piping, toilet seat, hinges, base partitions, and remove
   finger prints.
-  Wash and scour both sides of all toilet seats using a non-caustic
   cleaner/disinfectant.
-  Wash and scour all basins, bowls and urinals using a non-caustic
   cleaner/disinfectant.
-  Wash and scour all tile walls, dispensers and recepticals using proper
   disinfectant.
-  Fill toilet tissue holders, soap dispensers and towel dispensers. Sanitary
   napkins, their dispensers toilet tissue and hand towels are to be provided.
-  Empty and clean paper towel and sanitary disposal receptacle. Reline sanitary
   receptacle with appropriate liners. Linders to be provided by the Contractor.
-  Clean and polish all chrome, bright work and powder shelves.

WINDOW CLEANING

-  Clean all windows inside and out once every four (4) month. Wet wipe and dry
   all mullions after washing windows. Clean all lobby glass interior and
   exterior (as weather permits) daily between 6 am - 8 am.
-  Report of areas cleaned to be turned into the Building Manager's office
   daily.

HOURS OF SERVICE

-  The hours of the personnel who will be working throughout the building shall
   be so scheduled as to provide for coverage 4:00 p.m. to 8:00 a.m. Mon-Fri.

SCHEDULE OF CLEANING

-  All of the nightly cleaning services as listed to be done on all business
   days and five nights each week, Monday - Friday exclusive of union and legal
   holidays.

WASTE REMOVAL

-  Remove and bag regular office trash emanating from office areas and bring to
   the central collection point. Liners for office trash containers are to be
   that amount,

<PAGE>

-  style and color to maintain the current recycling program or that is required
   to meet and all landlord recycling programs as they may change during the
   term of the contract. There shall be no additional charge for removal of
   source separated waste.

SNOW REMOVAL

-  Contractor is top remove all snow from sidewalks and Plaza areas from the
   hours of 4:00 p.m. to 8:00 p.m. that following day, 7 days per week.

SECURITY

-  One porter per shift is to assume, in addition to his/her regular duties,
   responsibility for building security. This responsibility is to include, but
   not limited to, locking all tenant doors, lobby doors, key access, tenant
   ingress and egress. The night porter will provide over-night lobby security.
-  The entrance doors will be locked between the hours of 8:00 p.m. to 8:00 a.m
   Contractor will assign leas porter; approved by the building superintendent
   to use and collect keys, make work assignments when supervisor is not
   available, respond to service calls, check air conditions units and boiler;
   reset as required. Notify appropriate building staff of any and all
   emergencies.

-  No employee whose responsibility includes lobby security is to leave the
   premises or otherwise leave lobby unlocked or unattended until the designated
   relief employee arrives.

EXTRA SERVICES

Contractor is to furnish itemized costing for additional services available to
Landlord by Contractor.  This includes, but not limited to the following:

1.  Hourly rate for porter, regular and overtime.
2.  Hourly rate for shape up work (team).
3.  Hourly rate for daytime snow removal.
4.  Cost per square foot for carpet shampooing, stone polishing and sidewalk
    scrubbing.<PAGE>

                                  EXHIBIT 10.5

                         EXECUTIVE EMPLOYMENT AGREEMENT

      This Executive Employment Agreement ("Agreement"), effective as of May 25,
2000, by and between Salvatore A. Bucci (the "Executive"), and HeavenlyDoor.com,
Inc., a Delaware corporation ("HVDC").

      HVDC desires to employ the Executive as Senior Vice President and Chief
Financial Officer of HVDC for the period and upon the terms and conditions
hereinafter set forth.

      Executive desires to serve in such capacities for such period and upon
such terms.

      Accordingly, the parties hereto agree as follows:

                       SECTION 1. EMPLOYMENT OF EXECUTIVE

      1.1 Employment. Subject to the terms and conditions of this Agreement,
HVDC agrees to employ Executive as Senior Vice President and Chief Financial
Officer of HVDC on a full time basis for a period of two years, subject to
termination pursuant to Section 4. Executive shall report directly to the
President and Chief Executive Officer of HVDC. Executive shall perform such
specific duties as are commensurate with such positions, and as may reasonably
be assigned to the Executive from time to time by the President and Chief
Executive Officer of HVDC, for the period commencing on the date hereof and
continuing until terminated as provided in Section 4.1 hereof. Executive hereby
accepts such employment on a full time basis for a two-year period, subject to
termination pursuant to Section 4. HVDC shall maintain a suitable executive
office located in New York, New York or such other location mutually acceptable
to HVDC and Executive and such shall be Executive's place of employment.
Executive shall not accept any consulting engagements or Board memberships
without the consent of HVDC, not to be unreasonably withheld.

                            SECTION 2. COMPENSATION

      For all services to be rendered by Executive to HVDC during the term of
this Agreement, HVDC shall pay to, and provide the Executive with, the following
compensation and benefits:

      2.1 Base Salary and Bonus. For the period from the date hereof until the
first anniversary of the date hereof, HVDC shall pay to Executive (i) a base
salary of not less than $150,000 per annum, payable in substantially equal
installments in accordance with HVDC practice as in effect from time to time,
and (ii) discretionary incentive and compensatory bonuses, based on the
achievement of milestones to be agreed upon by HVDC and the Executive, as may be
awarded by HVDC's Compensation Committee, provided such bonus shall not be less
than $25,000 annually, $6,250 of which shall be paid with the first payment of
base salary hereunder, with an equal amount to be paid with Executive's base
salary payment every three months thereafter until paid in full. Commencing with
the first anniversary of this Agreement and continuing during the term, HVDC
will review Executive's base salary and
<PAGE>

bonus annually and may make adjustments to such base salary and determine such
bonus based upon, among other factors: (a) Executive's performance, (b) HVDC's
performance, (c) changes in costs of living, (d) changes in Executive's
responsibilities, and (e) the benefit to HVDC of Executive's efforts on its
behalf; provided that during the term of this Agreement Executive's base annual
salary shall not be less than $150,000 per annum, and his minimum annual bonus
for each of the two years during the term hereof shall be $25,000, $6,250 of
which shall be paid with the first payment of base salary hereunder, with an
equal amount to be paid with the Executive's base salary payment every three
months thereafter during the term of this Agreement.

      2.2 Participation in Benefit Plans. Executive shall be entitled to
participate in all employee benefit plans or programs of HVDC. For the purpose
of determining Executive's eligibility for such plans and programs, Executive's
tenure shall be calculated from the date hereof. In addition to the stock
options granted pursuant to Section 2.3 hereof, HVDC may, from time to time,
grant Executive stock options under HVDC's stock option plans. HVDC does not
guarantee the adoption or continuance of any particular employee benefit or
stock plan or other program during the term of this Agreement, and Executive's
participation in any such plan or program shall be subject to the provisions,
rules and regulations applicable thereto. Executive shall be entitled to not
less than three weeks paid vacation each year in accordance with applicable HVDC
policy. Health, life, disability and dental insurance plans shall cover
Executive and his dependents as they do for other senior level HVDC executives;
provided that until HVDC obtains health and disability insurance covering
employees located in New York, HVDC will pay for the Executive's current health
and disability insurance coverage. Such health and dental plans comply with
ERISA and COBRA to the extent applicable. Under current health insurance
policies, such COBRA rights will commence on termination of the period over
which severance payments are made under Section 4.2. Executive agrees to submit
to appropriate and reasonable medical examinations.

      2.3 Initial Option Grant. Executive will receive a stock option to
purchase 325,000 shares of HVDC's Common Stock at an exercise price equal to the
closing price of HVDC's Common Stock as reported by the Nasdaq SmallCap Market
on the date hereof. Such option shall vest and become exercisable as to 25% of
such shares on the first anniversary of the date hereof and as to an additional
25% of such shares on each of the next three anniversaries of such date. The
option shall have a term of ten years and shall have such other terms and
conditions consistent with the form of stock option agreement most recently
approved by the Board for use under the 1998 Equity Incentive Plan. Such option
shall be an incentive stock option to the extent permitted under applicable law.

      2.4 Expenses. HVDC shall promptly reimburse Executive for all ordinary and
necessary business expenses incurred in the performance of Executive's duties
under this Agreement, provided that Executive accounts properly for such
expenses to HVDC in accordance with the general corporate policies of HVDC and
in accordance with the requirements of the Internal Revenue Service regulations
relating to substantiation of expenses.
<PAGE>

                     SECTION 3. CONFIDENTIAL INFORMATION AND
                           NON-COMPETITION AGREEMENTS

      As a condition to HVDC's obligations hereunder, the Executive will execute
HVDC's standard confidentiality agreement pertaining to the intellectual
property and confidential information of HVDC and HVDC's standard form of
non-competition agreement for executive officers and key employees.

      The obligations of Executive under this section and the agreements
referenced in the preceding paragraph shall survive termination of this
Agreement for any reason.

                  SECTION 4. TERMINATION AND SEVERANCE PAYMENT

      4.1 Termination. The employment of the Executive by HVDC may be terminated
as follows:

            (a) Executive's employment hereunder shall terminate upon
Executive's death or inability, by reason of physical or mental impairment, to
perform substantially all of Executive's duties as contemplated herein for a
continuous period of 60 days or more;

            (b) Executive's employment hereunder may be terminated by HVDC or
Executive without Cause (as hereinafter defined in subparagraph (c) below);

            (c) Executive's employment hereunder may be terminated by HVDC for
Cause. As used herein, "Cause" means the failure of Executive to substantially
perform his duties in accordance with this Agreement (other than any such
failure resulting from incapacity due to physical or mental illness) in a way
that materially and adversely affects HVDC, after a written demand for
substantial performance is delivered to Executive by the President, Chief
Executive Officer or Board of Directors of HVDC which specifically identifies
the manner in which the President, Chief Executive Officer or Board of Directors
believes that Executive has not substantially performed such duties and
Executive has had a reasonable opportunity to remedy the same; and

            (d) Executive's employment hereunder may be terminated by Executive
by notice to HVDC within 60 days after a change in control (as hereinafter
defined) of HVDC. As used herein, the term "change in control" shall mean:

                  (i) The acquisition by any individual, entity or group (within
the meaning of Section 13(d)(3) or 14(d)(2) of the Securities Exchange Act of
1934, as amended (the "Exchange Act")) (a "Person") of beneficial ownership
(within the meaning of Rule 13d-3 promulgated under the Exchange Act) of 40% or
more of either (i) the then outstanding shares of the Common Stock of HVDC (the
"Outstanding HVDC Common Stock") or (ii) the combined voting power of the then
outstanding voting securities of HVDC entitled to vote generally in the election
of directors (the "Outstanding HVDC Voting Securities"); provided, however, that
for purposes of this subsection (i), the following acquisitions shall not
constitute a change in control of HVDC; (A) any acquisition directly from HVDC;
(B) any acquisition by HVDC; (C) any acquisition by any employee benefit plan
(or related trust) sponsored or maintained by HVDC or

<PAGE>

any corporation controlled by HVDC; or (D) any acquisition by any corporation
pursuant to a transaction described in clause (A), (B) or (C) of subsection
(iii) below of this Section; or

                  (ii) Individuals who, as of the date hereof, constitute the
Board of Directors of HVDC (the "Incumbent Board") cease for any reason to
constitute at least a majority of the Board of Directors; provided, however,
that any individual becoming a director subsequent to the date hereof whose
election, or nomination for election by HVDC's stockholders, was approved by a
vote of at least a majority of the directors then comprising the Incumbent Board
shall be considered as though such individual were a member of the Incumbent
Board, but excluding, for this purpose, any such individual whose initial
assumption of office occurs as a result of an actual or threatened election
contest with respect to the election or removal of directors or other actual or
threatened solicitation of proxies or consents by or on behalf of a person other
than the Board of Directors; or

                  (iii) Consummation of a reorganization, merger or
consolidation or sale or other disposition of all or substantially all of the
assets of HVDC (a "Business Combination"), in each case, unless, following such
Business Combination, (A) all or substantially all of the individuals and
entities who were the beneficial owners, respectively, of the Outstanding
Company HVDC Stock and Outstanding HVDC Voting Securities, immediately prior to
such Business Combination beneficially own, directly or indirectly, more than
70% of, respectively, the then outstanding shares of common stock and the
combined voting power of the then outstanding voting securities entitled to vote
generally in the election of directors, as the case may be, of the corporation
resulting from such Business Combination (including, without limitation, a
corporation which as a result of such transaction owns HVDC or all or
substantially all of HVDC's assets either directly or through one or more
subsidiaries) in substantially the same proportions as their ownership,
immediately prior to such Business Combination of the Outstanding HVDC Common
Stock and Outstanding HVDC Voting Securities, as the case may be, (B) no person
(excluding any employee benefit plan (or related trust) of HVDC or such
corporation resulting from such Business Combination) beneficially owns,
directly or indirectly, 20% or more of, respectively, the then outstanding
shares of common stock of the corporation resulting from such Business
Combination or the combined voting power of the then outstanding voting
securities of such corporation except to the extent that such ownership existed
prior to the Business Combination and (C) at least a majority of the members of
the Board of Directors of the corporation resulting form such Business
Combination were members of the Incumbent Board at the time of the execution of
the initial agreement, or of the action of the Board of Directors of HVDC,
providing for such Board of Directors; or

                  (iv) Approval by the stockholders of HVDC of a complete
liquidation or dissolution of HVDC.

            (e) Any termination by HVDC for Cause or by Executive on a change in
control shall be communicated by a written notice (the "Termination Notice") to
the other party given in accordance with Section 5.4 of this Agreement, which
notice shall (i) indicate the specific termination provision of this Agreement
relied upon, (ii) set forth in reasonable detail the facts and circumstances
claimed to provide a basis for termination of Executive's employment under the
provision so indicated and (iii) if the "date of termination" (as defined

<PAGE>

below) is other than the date of receipt of such notice, specify the termination
date (which date shall be not more than thirty (30) days after the giving of
such notice). The failure of HVDC or Executive to set forth in the Termination
Notice any factor or circumstance which contributes to a showing of Cause or
change in control shall not waive any right of HVDC or Executive, respectively,
hereunder or preclude HVDC or Executive from asserting such fact or circumstance
in enforcing HVDC's or Executive's rights hereunder.

            (e) The term "date of termination" shall mean (i) if Executive's
employment is terminated by HVDC for Cause or by Executive on a change in
control, the date of receipt of the Termination Notice or any later date
specified therein, as the case may be, (ii) if Executive's employment is
terminated by HVDC other than for Cause or the Employee's disability, the date
of termination shall be the date on which HVDC notifies Executive of such
termination; (iii) if Executive is terminated by reason of death or disability,
the date of termination shall be the date of death of Executive or the date
which is 60 days following the onset of the Executive's continuous inability to
perform under Section 4.1(a) above.

      4.2 Severance Payment; Benefits.

            (a) Termination Events Resulting in Severance Payments. In the event
of the termination of the Executive's employment by HVDC under Section 4.1(b) or
by Executive under 4.1(d), then HVDC shall make severance payments to Executive
equal to (A) one-half of the Executive's annual base salary pursuant to Section
2.1(i), plus (B) one-half of the annual amount of cash bonus most recently
awarded purusant to Section 2.1(ii) (collectively, the "Base Salary Payment").
The Base Salary Payment shall be payable in a lump sum immediately after
termination. No severance shall be payable in the event that Executive's
employment is terminated by HVDC pursuant to Section 4.1(a) or (c). Upon
termination of Executive's employment for any reason, Executive shall have no
obligation of mitigation. All options vested under Section 2.3 shall continue to
be exercisable until their expiration date, notwithstanding any termination
hereunder.

            (b) Benefits. Executive's coverage under HVDC's life, health,
disability and dental insurance plans will remain in effect and Executive will
be entitled to continue to participate in HVDC's retirement plans, all at HVDC's
expense, for six months, unless Executive notifies HVDC in writing that such
coverage is no longer necessary. If, because of limitations required by third
parties or imposed by law, Executive cannot be provided such benefits through
HVDC's plans, then HVDC will provide Executive with substantially equivalent
benefits on an aggregate basis, at its expense.

            (c) Accelerated Vesting of Options. If HVDC terminates the Executive
pursuant to Section 4.1(b) or if Executive terminates his employment under
Section 4.1(d), any unvested options then held by Executive to purchase shares
of the Common Stock of HVDC, shall, notwithstanding any contrary provision in
this Agreement or any plan pursuant to which such options had been granted, be
fully vested and exercisable on the date immediately preceding the effective
date of such termination for the shorter of five years or the duration of the
term of such options as if such termination of employment had not occurred.
Executive acknowledges that such acceleration and extension of the
exercisability of his options may cause incentive stock options to become
non-statutory stock options. No vesting of options shall be
<PAGE>

accelerated in the event that Executive's employment is terminated by HVDC
pursuant to Section 4.1(a) or (c), or by Executive pursuant to Section 4.1(b).

            (d) No Mitigation Obligation. In no event shall Executive be
obligated to seek other employment or take any other action by way of mitigation
of the amounts payable to Executive under any provision of this Agreement, and
such amounts shall not be reduced whether or not Executive obtains other
employment.

                            SECTION 5. MISCELLANEOUS

      5.1 Indemnification. HVDC shall, to the maximum extent permitted by
applicable law, indemnify, defend and hold harmless Executive from, against and
in respect of any and all payments, damages, claims, demands, losses, expenses,
costs, obligations and liabilities (including, but not limited to, reasonable
attorney's fees and costs and the costs of investigation and preparation) which,
directly or indirectly, arise or result from or are related to the fact that
Executive is or was an employee, officer, director or agent of HVDC. The terms
of this provision shall survive termination of this Agreement without regard to
the reason or basis for such termination.

      5.2 "Market Stand-off" Agreement. The Executive agrees, if requested by
HVDC and an underwriter of Common Stock (or other securities) of HVDC, not to
sell or otherwise transfer or dispose of any Common Stock (or other securities)
of HVDC held by him during the 12 month period following the effective date of a
registration statement filed under the Securities Act of 1933, as amended, or
such shorter period permitted by HVDC and the underwriter with respect to any
other director, officer or stockholder of HVDC beneficially owning 10% or more
of the issued and outstanding common stock of HVDC. Such agreement shall be in
writing in a form satisfactory to HVDC and such underwriter. HVDC may impose
stop-transfer instructions with respect to the shares (or securities) subject to
the foregoing restriction until the end of the 12-month period.

      5.3 Assignment.

            (a) This Agreement may not be assigned, in whole or in part, by any
party without the prior written consent of the other party, except that HVDC
may, without the consent of Executive, assign its rights and obligations under
this Agreement to any corporation, firm or other business entity with or into
which HVDC may merge or consolidate, or to which HVDC may sell or transfer all
or substantially all of its assets, or of which 50% or more of the equity
investment and of the voting control is owned, directly or indirectly, by, or is
under common ownership with, HVDC; provided that, after any such assignment by
HVDC, HVDC shall not be discharged from its liability hereunder.

            (b) HVDC shall require any successor (whether direct or indirect, by
purchase, merger, consolidation or otherwise) to all or substantially all of the
business or assets of HVDC to assume expressly and agree to perform this
Agreement in the same manner and to the same extent that HVDC would be required
to perform it if no such succession had taken place. As used herein, HVDC shall
mean HVDC as hereinbefore defined and any successor to
<PAGE>

its business or assets as aforesaid which assumes and agrees to perform this
Agreement by operation of law or otherwise.

      5.4 Notices. All notices, requests, demands and other communications to be
given pursuant to this Agreement shall be in writing and shall be deemed to have
been duly given if delivered by hand or mailed by registered or certified mail,
return receipt requested, postage prepaid, to the addresses set forth at the end
of this Agreement or such other address as a party shall have designated by
notice in writing to the other party, provided that notice of any change in
address must actually have been received to be effective hereunder.

      5.5 Integration. This Agreement is the entire agreement of the parties
with respect to the subject matter hereof and supersedes any prior written or
oral agreement or understanding relating to Executive's employment with or
compensation by HVDC. This Agreement may not be amended, supplemented or
otherwise modified except by a writing signed by Executive and HVDC.

      5.6 Binding Effect. Subject to Section 5.2, this Agreement shall inure to
the benefit of and be binding upon the parties hereto and their successors,
assigns, heirs and personal representatives.

      5.7 Counterparts. This Agreement may be executed in two or more
counterparts, each of which shall be deemed an original and all of which shall
together constitute one and the same instrument.

      5.8 Severability. If any provision hereof shall, for any reason, be held
to be invalid or unenforceable in any respect, such invalidity or
unenforceability shall not affect any other provision hereof, and this Agreement
shall be construed as if such invalid or unenforceable provision had not been
included herein. If any provision hereof shall for any reason be held by a court
to be excessively broad as to duration, geographical scope, activity or subject
matter, it shall be construed by limiting and reducing it to make it enforceable
to the extent compatible with applicable law as then in effect.

      5.9 Attorneys' Fees. In the event any party takes legal action to enforce
any of the terms of this Agreement, the unsuccessful party to such action shall
pay the successful party's expenses, including reasonable attorneys' fees and
expenses, incurred in such action.

      5.10 Governing Law. This Agreement shall be governed by the laws of the
State of New York, without regard to its conflict of law provisions.

      5.11 Arbitration. Any dispute arising under or relating to this Agreement
shall be determined by a single arbitrator under the commercial arbitration
rules of the American Arbitration Association. Any such arbitration shall be
held in New York, New York. The costs and expenses of such arbitration shall be
awarded as the arbitrator shall determine.

                  [Remainder of page intentionally left blank]
<PAGE>

IN WITNESS WHEREOF, the undersigned have duly executed and delivered this
                 Agreement as of the date first written above.

                                    EXECUTIVE

                                     /s/  Salvatore A. Bucci
                                    ------------------------------------------
                                    Salvatore A. Bucci

                                    HEAVENLYDOOR.COM, INC.

                                    By:  /s/  Lloyd J. Kagin
                                       ---------------------------------------
                                       Lloyd J. Kagin
                                       President, Chief Executive Officer
<PAGE>

                                 AMENDMENT NO. 1
                                       TO
                         EXECUTIVE EMPLOYMENT AGREEMENT

            This Amendment No. 1 (this "Amendment") to the Executive Employment
Agreement (the "Agreement"), dated as of May 25, 2000, by and between Salvatore
A. Bucci (the "Executive") and Paligent Inc. (formerly known as
"HeavenlyDoor.com, Inc." or "HVDC"), a Delaware corporation (the "Company"), is
entered into as of this 9th day of February, 2001.

                                    RECITALS:

            WHEREAS, the Company and Executive desire to amend the Agreement as
set forth herein.

            NOW THEREFORE, for good and valuable consideration, the receipt and
adequacy of which is hereby acknowledged, the Company and Executive hereby agree
as follows:

            1. The Agreement is hereby amended as follows:

                  (a) by deleting the first three sentences of Section 1.1
                  Employment of Executive and replacing them as follows:

      "Subject to the terms and conditions of this Agreement and commencing on
the date hereof, HVDC agrees to employ Executive as President and Chief
Executive Officer of HVDC on a full time basis for a period of two years,
subject to termination pursuant to Section 4. Executive shall report directly to
the Chairman and the other members of the Board of Directors of HVDC. Executive
shall perform such specific duties as are commensurate with such positions, and
as may reasonably be assigned to the Executive from time to time by the Chairman
of the Board of Directors of HVDC from time to time, for the period commencing
on the date hereof and continuing until terminated as provided in Section 4.1
hereof."

                  (b) by deleting Section 2.1 Base Salary and Bonus in its
                  entirety and replacing it as follows:

      "For the period from January 1, 2001 until termination pursuant to Section
4, HVDC shall pay to Executive (i) a base salary of not less than $200,000 per
annum, payable in substantially equal installments in accordance with HVDC
practice as in effect from time to time and (ii) discretionary incentive and
compensatory bonuses, based on the achievement of milestones to be agreed upon
by HVDC and the Executive."

            2. Concurrently with the execution of this Amendment, Executive
      shall be paid a bonus of $25,000, less requisite withholding taxes.
<PAGE>

            3. Except as amended hereby, the Agreement shall remain in full
      force and effect.

            4. This Amendment may be executed in one or more counterparts, each
      of which shall be deemed an original and all of which together shall
      constitute one and the same agreement.

            IN WITNESS WHEREOF, the parties hereto have executed this Agreement
as of the date first set forth above.

                                    PALIGENT INC.

                                    By:  /s/  Michael S. Weiss
                                       ---------------------------
                                        Michael S. Weiss
                                        Chairman

                                    EXECUTIVE

                                    /s/  Salvatore A. Bucci
                                    ------------------------------
                                    Salvatore A. Bucci

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00023-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00023-of-00352.parquet"}]]