Document:

First Amendment to Commercial Lease Agreement

 EXHIBIT 10.3 

FIRST AMENDMENT TO STANDARD 

INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE - NET 

THIS FIRST AMENDMENT TO STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE – NET (this “Amendment”) is made as of
February 1, 2009, (the “Effective Date”) by and between the trustees of the COLLIS P. AND HOWARD HUNTINGTON MEMORIAL HOSPITAL TRUST (“Lessor”), and OSMETECH TECHNOLOGY INC., Delaware corporation (“Lessee”)
(collectively, the “Parties”). This Amendment is made with reference to the following facts: 
 RECITALS

 A. The Parties entered into that certain Standard Industrial/Commercial Single-Tenant Lease – Net, dated
March 24, 2008 and Addendum thereto (the “Lease”), pursuant to which Lessee leased from Lessor that certain real property located at 757 S. Raymond Avenue, Pasadena, California 91105. Capitalized terms set forth herein and not
otherwise defined herein shall have the meanings set forth in the Lease. 
 B. Pursuant to the Lease, the Lessee agreed to pay
to Lessor, among other things, Base Rent, as adjusted from time to time, on a monthly basis. 
 C. The Parties have agreed to
modify Lessee’s payment obligations with respect to Base Rent under the Lease, on the terms and conditions set forth herein. 

AGREEMENT 

NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein and other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee agree as follows: 
 1. Base Rent.

 a. All Base Rent due and payable pursuant to the Lease from February 1, 2009 through October 31, 2009, shall be
payable by Lessee to Lessor as follows: one-half of the Base Rent each month shall be paid in cash on the due date as set forth in the Lease, and payment of the other half of Base Rent shall be deferred (“Deferred Base Rent”). On the
original payment date thereof each month, the amount of Deferred Base Rent shall accrue, bear interest, and be due and payable, as set forth in Exhibit A hereto. Lessee’s obligation to repay Deferred Base Rent shall be evidenced by
and added to principal outstanding under that certain Secured Promissory Note (the “Note”) executed by Lessee to the order of Lessor concurrently herewith, substantially in the form attached hereto as Exhibit B. The entire
balance of Deferred Base Rent together with all accrued interest shall be due and payable in full on July 1, 2010. 
 b.
From and after November 1, 2009, Lessee’s obligation to pay the full amount of Base Rent in cash each month shall resume as set forth in the Lease. 

 2. Security Agreement. To secure Lessee’s obligation under the Note, and as a
condition precedent to the effectiveness of this Amendment, Clinical Micro Sensors, Inc., a Delaware corporation, dba Osmetech Molecular Diagnostics (“OMD”), a subsidiary of Lessee, shall deliver a security agreement to Lessor
(“Security Agreement”) and grant to Lessor a first priority perfected security interest in certain equipment as listed in Exhibit C attached hereto. 

3. Default. Lessee’s or OMD’s failure to pay or perform any obligation under the Note or the Security Agreement shall
constitute a default under the Lease. 
 4. Effectiveness of the Lease. Except as specifically set forth in this
Amendment, all of the terms, conditions and provisions of the Lease remain unmodified and in full force and effect. 
 5.
Counterparts. This Amendment may be executed in one or more counterparts, each of which shall be deemed an original and all of which combined shall constitute one and the same instrument. 

IN WITNESS WHEREOF, Lessor and Lessee have executed this Agreement as of the Effective Date. 

 

							
	LESSOR:	 		 	 /s/ James S. Noble

James S. Noble, Agent of the COLLIS P. AND HOWARD HUNTINGTON MEMORIAL HOSPITAL TRUST

			
		 		 	  

Jeffrey P. Weigand, Agent of the COLLIS P. AND

HOWARD HUNTINGTON
 MEMORIAL HOSPITAL
TRUST

			
	LESSEE:	 		 	 OSMETECH TECHNOLOGY INC.,

a Delaware corporation

				
		 		 	By:	 	 /s/ James White

James White
 Its Chief Executive
Officer

  

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 EXHIBIT A 

DEFERRED BASE RENT AND INTEREST ACCRUAL 

 

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 757 SOUTH RAYMOND 

PASADENA, CALIFORNIA 
 2009 RENT ROLL

  

														
	 MONTH
	  	REGULAR
RENT	  	50% OF RENT
AS
LOAN	  	ACCUMULATED
LOAN BALANCE	  	6.5% LOAN
INTEREST	  	LOAN BALANCE
Principal 
& Interest
	 FEB’09
	  	65,137.20	  	 	32,568.60	  		  	 	162.40	  	 	32,731.00
	 MAR’09
	  	65,137.20	  	 	32,568.60	  	65,299.60	  	 	360.49	  	 	65,660.09
	 APR’09
	  	65,137.20	  	 	32,568.60	  	98,228.69	  	 	524.78	  	 	98,753.47
	 MAY’09
	  	65,137.20	  	 	32,568.60	  	131,322.07	  	 	724.97	  	 	132,047.04
	 JUN’09
	  	65,137.20	  	 	32,568.60	  	164,615.64	  	 	879.45	  	 	165,495.09
	 JUL’09
	  	67,091.32	  	 	33,545.66	  	199,040.75	  	 	1,098.81	  	 	200,139.57
	 AUG’09
	  	67,091.32	  	 	33,545.66	  	233,685.23	  	 	1,290.07	  	 	234,975.30
	 SEP’09
	  	67,091.32	  	 	33,545.66	  	268,520.96	  	 	1,434.56	  	 	269,955.52
	 OCT’09
	  	67,091.32	  	 	33,545.66	  	303,501.18	  	 	1,675.49	  	 	305,176.67
	 NOV’09
	  	67,091.32	  			  	305,176.67	  	 	1,630.40	  	 	306,807.07
	 DEC’09
	  	67,091.32	  			  	306,807.07	  	 	1,693.74	  	 	308,500.81
	 JAN’10
	  		  			  	308,500.81	  	 	1,703.09	  	 	310,203.91
	 FEB’10
	  		  			  	310,203.91	  	 	1,546.77	  	 	311,750.68
	 MAR’10
	  		  			  	311,750.68	  	 	1,721.03	  	 	313,471.71
	 APR’10
	  		  			  	313,471.71	  	 	1,674.71	  	 	315,146.42
	 MAY’10
	  		  			  	315,146.42	  	 	1,739.78	  	 	316,886.20
	 JUN’10
	  		  			  	316,886.20	  	 	1,692.95	  	$	318,579.16
		  		  	 	 	  		  			  	 	 
		  		  	$	297,025.64	  		  	$	21,553.52	  	 
 
 	TOTAL LOAN
PAYABLE BY
JUL. 1,2010
		  		  	 	 	  		  	 	 	  		
		  		  	 	TOTAL PRINCIPAL	  		  	 	TOTAL INTEREST	  		

  

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 EXHIBIT B 

SECURED PROMISSORY NOTE 
  

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 SECURED PROMISSORY NOTE 

 

			
	 $297,024.50
	  	Pasadena, California
		  	February 1, 2009

 For
value received OSMETECH TECHNOLOGY INC., a Delaware corporation (“Maker”), promises to pay the trustees of the COLLIS P. AND HOWARD HUNTINGTON MEMORIAL HOSPITAL TRUST (“Holder”), or order, at 837 S. Fair Oaks Blvd., Suite 201,
Pasadena, California 91105, the sum of up to TWO HUNDRED NINETY-SEVEN THOUSAND TWENTY-FOUR AND 50/100 DOLLARS ($297,024.50), with interest, in lawful money of the United States, as set forth herein. 

1. Lease Obligations. This Note is executed in connection with that certain First Amendment to Standard Industrial/Commercial
Single-Tenant Lease – Net dated substantially concurrently herewith (the “Lease Amendment”) by and between Maker and Holder. Capitalized terms used herein and not otherwise defined are used with the definitions set forth in the Lease
Amendment. 
 2. Principal and Interest. Deferred Base Rent shall be added to the principal balance owing hereunder on
the first day of each month, as set forth in the Lease Amendment. Interest shall accrue on the outstanding principal balance outstanding hereunder from time to time, at the rate of six and one-half percent (6.5%) per annum, compounded monthly;
provided that interest so compounded shall not exceed the maximum rate permitted by applicable law. It is the intent of Maker and Holder that this Note be in strict compliance with applicable usury laws and, if and to the extent applicable, all such
sums deemed to constitute interest in excess of the maximum lawful interest rate shall, at the option of Holder, be credited as of the date of collection to the payment of principal or returned to Maker. 

3. Payments. The entire balance hereof, including all outstanding principal and accrued interest not previously paid, shall be due
and payable in full on July 1, 2010. Each payment made on this Note shall be credited first to accrued interest, and the balance, if any, shall be applied to the payment of principal. Maker may prepay the outstanding balance hereof, in whole or
in part, at any time without premium, charge or penalty. 
 4. Collateral. This Note is secured by that certain Security
Agreement of even date herewith, by Clinical Micro Sensors, Inc., a Delaware corporation, dba Osmetech Molecular Diagnostics, as debtor, in favor of Holder, as secured party (“Security Agreement”). 

5. Default. A default in the payment or performance of any obligations under this Note, or the occurrence of a default under the
Security Agreement or the Lease, shall constitute a default hereunder. At the option of the Holder, upon the occurrence of a default hereunder, all amounts due hereunder shall immediately become due and payable in full, without notice or demand.

 6. Costs of Collection. Maker shall pay all costs of collection and any and all other costs and expenses incurred by
Holder in enforcing its rights and remedies in connection herewith, including without limitation reasonable attorneys’ fees, whether or not suit is filed on this Note. 

 

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 7. No Waiver. Holder’s rights, powers and remedies under this Note shall be in
addition to all rights, powers and remedies under any statute or rule of law. Any forbearance or failure or delay by Holder in exercising any right, power or remedy hereunder shall not be deemed to be a waiver thereof, and any single or partial
exercise of any right, power or remedy hereunder shall not preclude the further exercise thereof. The exercise of any right, power or remedy shall not be deemed an election preventing the concurrent or subsequent exercise of any other right, power
or remedy. 
 8. Severability. If any provisions herein contained operate or would prospectively operate to invalidate
this Note in whole or in part, such provisions shall be deemed invalid, to the extent invalid or unenforceable, as though not contained herein and the remainder of this Note and the invalid or unenforceable provision, to the extent valid and
enforceable, shall remain operative and in full force and effect. 
 9. Miscellaneous. Time is of the essence hereof.
This Note shall be binding upon Holder and Maker, and their respective successors and assigns. This Note is assignable by Holder. This Note shall be governed by the laws of the State of California. Presentment, notice, demand, protest, notice of
dishonor or protest, notice of nonpayment or dishonor, and all other notices in connection with the delivery, acceptance, performance, default or enforcement of this Note are waived by Maker, and all sureties, guarantors and endorsers hereof.

 This Note is executed as of the date first written above. 

 

			
	 OSMETECH TECHNOLOGY INC.,

a Delaware corporation

		
	By:	 	  

		 	James White
		 	Its Chief Executive Officer

  

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 EXHIBIT C 

DESCRIPTION OF THE COLLATERAL 

The collateral shall consist of any and all present and future right, title and interest of OMD in and to the following described
personal property of OMD, whether now owned or hereafter acquired, wherever located: 
 1. All goods, tools, machinery,
furnishings, furniture and other equipment comprising the following and/or necessary or useful in the ownership or operation of the following, and all component parts thereof (collectively, the “Equipment”): 

 

	 	a.	Two Agilent 2100 Electrophoresis Bioanalyzer Systems 

  

	 	b.	Hinge Cap Molds, Plate Molds and Cover Molds 

  

	 	c.	Omni Grid-Pin Spotter Machine 

  

	 	d.	Cognex Vision Pro Inspection System 

  

	 	e.	MerMade DNA Synthesizer 

  

	 	f.	S2 Demo High Performance Sample Preparation Instrument 

  

	 	g.	Stepone Plus 96 Well RT PCR System 

2. All attachments, modifications, improvements, replacements, accessions and additions to the Equipment and embedded software included
in the Equipment; 
 3. All general intangibles, contract rights, intellectual property, accounts, documents, warranties,
guaranties, and records necessary or useful in the ownership or operation of the Equipment; and 
 4. All products and proceeds
of the foregoing, in any form, including without limitation all insurance proceeds, and all claims against third parties for loss or damage to or destruction of or other involuntary conversion of any kind or nature of any or all of the foregoing.

  

 8Second Amendment and Termination of Commercial Lease Agreement

 EXHIBIT 10.4 

SECOND AMENDMENT AND TERMINATION OF STANDARD 

INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE—NET 

THIS SECOND AMENDMENT AND TERMINATION OF STANDARD INDUSTRIAL/COMMERCIAL SINGLE-TENANT LEASE – NET (this “Amendment”) is
made as of November 1, 2009 (the “Effective Date”) by and between the trustees of the COLLIS P. AND HOWARD HUNTINGTON MEMORIAL HOSPITAL TRUST (“Lessor”), and OSMETECH TECHNOLOGY INC., Delaware corporation
(“Lessee”) (collectively, the “Parties”). This Amendment is made with reference to the following facts: 

RECITALS 

A. The Parties entered into that certain Standard Industrial/Commercial Single- Tenant Lease – Net, dated March 24, 2008 and
Addendum thereto, as amended by that certain First Amendment thereto dated as of February 1, 2009 (the “Lease”), pursuant to which Lessee leased from Lessor that certain real property located at 757 S. Raymond Avenue, Pasadena,
California 91105. Capitalized terms set forth herein and not otherwise defined herein shall have the meanings set forth in the Lease. 

B. Pursuant to the Lease, the Lessee agreed to pay to Lessor, among other things, Base Rent, a portion of which has been deferred and is
due and owing pursuant to that certain Secured Promissory Note dated as of February 1, 2009 by Lessee, as maker, to the order of Lessor, as holder (the “Note”). The Note is secured by that certain Security Agreement dated as of
February 1, 2009, by Clinical Micro Sensors, Inc., a Delaware Corporation, dba Osmetech Molecular Diagnostics (“Grantor”), in favor of Lessor (the “Security Agreement”). 

C. Lessee has requested that Lessor agree to (a) modify further the Base Rent and Deferred Base Rent obligations under the Lease,
and (b) terminate the Lease as of June 30, 2010. 
 D. The Parties have agreed to modify Lessee’s payment
obligations with respect to Base Rent and Deferred Base Rent under the Lease, and terminate the Lease early, on the terms and conditions set forth herein. 

AGREEMENT 

NOW, THEREFORE, in consideration of the mutual covenants and agreements contained herein and other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, Lessor and Lessee agree as follows: 
 1. Base Rent.

 a. All Base Rent due and payable pursuant to the Lease from November 1, 2009 through December 31, 2009, shall be
payable by Lessee to Lessor as follows: one-half of the Base Rent each month shall be paid in cash on the due date as set forth in the Lease, and payment of the other half of Base Rent shall be Deferred Base Rent. On the original payment date
thereof each month, Deferred Base Rent in the amount of $33,545.66 per month shall be added to the outstanding principal balance of the Note and shall bear interest and be due and payable pursuant to the Note, as amended concurrently herewith. The
entire balance of Deferred Base Rent together with all accrued interest shall be due and payable in full, one-half on December 31, 2009 and the other one-half no later than December 31, 2010. 

 b. From and after January 1, 2010, Lessee’s obligation to pay Base Rent on a
monthly basis shall be reduced to one-half of the Base Rent originally provided in the Lease (i.e., for the period January 1, 2010 through June 30, 2010, Base Rent shall be reduced from $67,091.32 to $33,545.66 per month), the full amount
of which shall be paid in cash on the dates set forth in the Lease, subject to adjustments as set forth in the Lease, if and as applicable. From and after January 1, 2010, there shall be no further Deferred Base Rent accruing under the Lease.

 2. Termination of the Lease. Provided that no default shall have occurred or be continuing under the Lease (as
modified herein), the Note or the Security Agreement as of the Lease Termination Date, and subject to and conditioned upon the satisfaction of the conditions precedent set forth below, which shall survive the termination of the Lease, the parties
agree that the Lease is canceled and terminated effective as of June 30, 2010 (the “Lease Termination Date”). Effective as of the Lease Termination Date, the leasehold estate created by, and all rights, privileges and benefits and all
obligations, duties and liabilities of Lessee and Lessor, respectively, under the Lease, including, without limitation, all options described therein (if any), shall be terminated in their entirety, and the Lease shall be of no further force or
effect, except for obligations that expressly or by their nature survive the termination of the Lease, including without limitation obligations of indemnity. Termination of the Lease shall in no way serve to amend, modify or terminate the
obligations of Lessee under the Note or of Grantor under the Security Agreement, which shall otherwise remain in full force and effect after the Lease Termination Date. 

3. Conditions Precedent. The effectiveness of this Agreement is subject to, and conditioned upon, the satisfaction and fulfillment
of the following: (a) Lessee shall have executed and delivered to Lessor this Amendment and an amendment to the Note reflecting the provisions set forth in Section 1.a above, and Grantor shall have executed and delivered to Lessor a
consent to this Amendment and the matters set forth herein, on or before December 31, 2009; (b) Lessee shall have made the payment due under the Note on or before December 31, 2009; (c) Lessee shall have removed all of its
personal property and moveable trade fixtures, and fully complied with all terms and conditions of the Lease pertaining to the removal of property from the Premises on or before the Lease Termination Date; and (d) Lessee shall have vacated the
Premises and left the Premises in the condition required for return of the Premises under the Lease on or before the Lease Termination Date, normal wear and tear excepted. 

4. Representations and Warranties. Lessee warrants and represents to Lessor as follows: (a) Lessee has the full right, power,
and authority to enter into this Amendment and terminate the Lease, to make the representations, warranties, covenants and agreements contained herein and perform and keep same without obtaining the consent of any third parties; and (b) Lessee
has not assigned, subleased or licensed to any third party any right, title or interest under the Lease or to the Premises, nor has Lessee executed any other instrument or document pursuant to which any interest in the Lease or the unexpired residue
of the term thereof, including any option terms or renewals, shall in any way be charged, encumbered, assigned, sublet, licensed or otherwise transferred or conveyed. In addition to any other rights that Lessor might have at law or in equity, and
not as a limitation thereof, Lessee agrees to save, indemnify, hold harmless, and defend Lessor from any loss or damages arising directly or indirectly from breach of any of the foregoing warranties and representations. Notwithstanding anything in
this Amendment to the contrary, this section shall survive the termination of the Lease. 
  

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 5. Effectiveness of the Lease. Except as specifically set forth in this Amendment,
all of the terms, conditions and provisions of the Lease remain unmodified and in full force and effect. 
 6.
Counterparts. This Amendment may be executed in one or more counterparts, each of which shall be deemed an original and all of which combined shall constitute one and the same instrument. 

IN WITNESS WHEREOF, Lessor and Lessee have executed this Agreement as of the Effective Date. 

 

									
	LESSOR:	 		 	/s/ James S. Noble
		 		 		 	James S. Noble, Agent of the COLLIS P. AND
HOWARD HUNTINGTON MEMORIAL
HOSPITAL TRUST
			
	LESSEE:	 		 	OSMETECH TECHNOLOGY INC., a
Delaware corporation
					
		 		 		 	By:	 	/s/ Jon Faiz Kayyem
		 		 		 		 	Jon Faiz Kayyem, Vice Chairman of the
Board and Chief Executive Officer

The undersigned acknowledges, consents and agrees to the foregoing, confirms and reaffirms the Security Agreement and all of its
obligations thereunder, and represents and warrants that it has no rights, offsets, claims, counter claims or defenses with respect to the enforcement of the Security Agreement. The Security Agreement remains in full force and effect and continues
to secure the Note, as modified in connection herewith. 
  

									
		 		 	CLINICAL MICRO SENSORS, INC., a
Delaware corporation, dba Osmetech
Molecular Diagnostics
					
		 		 		 	By:	 	/s/ Pankaj Singhal
		 		 		 	Its:	 	C.O.O.

  

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