Document:

EXHIBIT 4.9

 Exhibit 4.9 
  
 FORM OF DEPOSIT AGREEMENT 
  
 This DEPOSIT AGREEMENT is made and entered into as of
                    , 200   by and among Trustreet Properties, Inc., a Maryland corporation (the “Company”),
                    , a
                    , as Depositary, and all holders from time to time of Receipts (as hereinafter defined) issued hereunder. 
  
 WITNESSETH: 
  
 WHEREAS, it is desired to provide, as hereinafter set forth in this Deposit
Agreement, for the deposit of the Company’s Preferred Shares (as hereinafter defined) with the Depositary for the purposes set forth in this Deposit Agreement and for the issuance hereunder of the Receipts evidencing Depositary Shares
representing a fractional interest in the Preferred Shares deposited; and 
  
 WHEREAS, the Receipts are to be substantially in the form of Exhibit A annexed to this Deposit Agreement, with appropriate insertions, modifications and omissions, as hereinafter provided in this Deposit
Agreement; 
  
 NOW, THEREFORE, in consideration of the premises
contained herein, it is agreed by and among the parties hereto as follows: 
  
 ARTICLE I 
  
 DEFINITIONS 
  
 The following definitions shall
apply to the respective terms (in the singular and plural forms of such terms) used in this Deposit Agreement and the Receipts: 
  
 SECTION 1.01. “Articles of Incorporation” shall mean the Restated Articles of Incorporation, as amended and supplemented from time to time, of
the Company. 
  
 SECTION 1.02. “Articles Supplementary”
shall mean the Articles Supplementary Classifying                      Preferred Shares as     % Series
                     Preferred Shares filed with the State Department of Assessments and Taxation of the State of Maryland establishing the
Preferred Shares as a series of preferred shares of beneficial interest of the Company. 
  
 SECTION 1.03. “Common Shares” shall mean the Company’s common shares of beneficial interest, $.01 par value per share. 
  
 SECTION 1.04. “Company” shall mean Trustreet Properties, Inc., a Maryland corporation, and its successors.

  
 SECTION 1.05. “Corporate Office” shall mean the
corporate office of the Depositary at which at any particular time its business in respect of matters governed by this Deposit Agreement shall be administered, which at the date of this Deposit Agreement is located at
                    . 

 SECTION 1.06. “Deposit Agreement” shall mean this agreement, as the same may be amended,
modified or supplemented from time to time. 
  
 SECTION 1.07.
“Depositary” shall mean                     , a company or corporation having its principal office in the United States, and any
successor as depositary hereunder. 
  
 SECTION 1.08.
“Depositary Share” shall mean a                      fractional interest of a Preferred Share deposited with the Depositary
hereunder and the same proportionate interest in any and all other property received by the Depositary in respect of such Preferred Share and held under this Deposit Agreement, all as evidenced by the Receipts issued hereunder. Subject to the terms
of this Deposit Agreement, each owner of a Depositary Share is entitled, proportionately, to all the rights, preferences and privileges of the Preferred Shares represented by such Depositary Share, including the dividend and distribution, voting,
redemption, conversion and liquidation rights contained in the Articles Supplementary. 
  
 SECTION 1.09. “Depositary’s Agent” shall mean one or more agents appointed by the Depositary as provided, and for the purposes specified, in Section 7.05. 
  
 SECTION 1.10. “Ownership Limit” shall have the meaning set forth in
Article V of the Company’s Declaration of Trust. 
  
 SECTION
1.11. “Preferred Shares” shall mean the Company’s     % Series                      preferred shares
of beneficial interest, $.01 par value per share, heretofore validly issued, fully paid and non-assessable. 
  
 SECTION 1.12. “Receipt” shall mean a Depositary Receipt issued hereunder to evidence one or more Depositary Shares, whether in definitive or
temporary form, substantially in the form set forth as Exhibit A hereto. 
  
 SECTION 1.13. “record date” shall mean the date fixed pursuant to Section 4.04. 
  
 SECTION 1.14. “record holder” or “holder” as applied to a Receipt shall mean the person in whose name a Receipt is registered on the
books maintained by the Depositary for such purpose. 
  
 SECTION
1.15. “Registrar” shall mean American Stock Transfer & Trust Company, or any bank or trust company appointed to register ownership and transfers of Receipts or the deposited Preferred Shares, as the case may be, as herein provided.

  
 SECTION 1.16. “Securities Act” shall mean the
Securities Act of 1933, as amended. 
  

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 SECTION 1.17. “Transfer Agent” shall mean American Stock Transfer & Trust Company, or any
bank or trust company appointed to transfer the Receipts or the deposited Preferred Shares, as the case may be, as herein provided. 
  
 ARTICLE II 
  
 FORM OF RECEIPTS, DEPOSIT OF PREFERRED SHARES, EXECUTION 
 AND DELIVERY,
TRANSFER, SURRENDER AND REDEMPTION OF RECEIPTS 
  
 SECTION
2.01. Form and Transferability of Receipts. Definitive Receipts shall be engraved or printed or lithographed with steel-engraved borders and underlying tint and shall be substantially in the form set forth in Exhibit A annexed to this
Deposit Agreement, with appropriate insertions, modifications and omissions, as hereinafter provided. Pending the preparation of definitive Receipts, the Depositary, upon the written order of the Company, delivered in compliance with Section 2.02,
shall execute and deliver temporary Receipts which may be printed, lithographed, typewritten, mimeographed or otherwise substantially of the tenor of the definitive Receipts in lieu of which they are issued and with such appropriate insertions,
omissions, substitutions and other variations as the persons executing such Receipts may determine, as evidenced by their execution of such Receipts. If temporary Receipts are issued, the Company and the Depositary will cause definitive Receipts to
be prepared without unreasonable delay. After the preparation of definitive Receipts, the temporary Receipts shall be exchangeable for definitive Receipts upon surrender of the temporary Receipts at the Corporate Office or such other offices, if
any, as the Depositary may designate, without charge to the holder. Upon surrender for cancellation of any one or more temporary Receipts, the Depositary shall execute and deliver in exchange therefor definitive Receipts representing the same number
of Depositary Shares as represented by the surrendered temporary Receipt or Receipts. Such exchange shall be made at the Company’s expense and without any charge therefor. Until so exchanged, the temporary Receipts shall in all respects be
entitled to the same benefits under this Deposit Agreement, and with respect to the Preferred Shares deposited, as definitive Receipts. 
  
 Receipts shall be executed by the Depositary by the manual or facsimile signature of a duly authorized signatory of the Depositary, provided that if a
Registrar (other than the Depositary) shall have been appointed then such Receipts shall also be countersigned by manual signature of a duly authorized signatory of the Registrar. No Receipt shall be entitled to any benefits under this Deposit
Agreement or be valid or obligatory for any purpose unless it shall have been executed as provided in the preceding sentence. The Depositary shall record on its books each Receipt executed as provided above and delivered as hereinafter provided.

  
 Except as the Depositary may otherwise determine, Receipts
shall be in denominations of any number of whole Depositary Shares. All Receipts shall be dated the date of their issuance. 
  
 Receipts may be endorsed with or have incorporated in the text thereof such legends or recitals or changes not inconsistent with the provisions of this
Deposit Agreement as may be required by the Company or required to comply with any applicable law or regulation or with the rules and regulations of any securities exchange or interdealer quotation system upon which the Preferred Shares, the
Depositary Shares or the Receipts may be listed or quoted or to conform with any usage with respect thereto, or to indicate any special limitations or restrictions to which any particular Receipts are subject, in each case, as directed by the
Company. 
  

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 Title to any Receipt (and to the Depositary Shares evidenced by such Receipt) that is properly endorsed
or accompanied by a properly executed instrument of transfer or endorsement shall be transferable by delivery with the same effect as in the case of a negotiable instrument; provided, however, that until a Receipt shall be transferred on the books
of the Depositary as provided in Section 2.04, the Depositary may, notwithstanding any notice to the contrary, treat the record holder thereof at such time as the absolute owner thereof for the purpose of determining the person entitled to dividends
or other distributions, the exercise of any redemption or voting rights or to any notice provided for in this Deposit Agreement and for all other purposes. 
  
 SECTION 2.02. Deposit of Preferred Shares; Execution and Delivery of Receipts in Respect Thereof. Concurrently with the execution of this Deposit
Agreement, the Company is delivering to the Depositary a certificate or certificates, registered in the name of the Depositary and evidencing
                     Preferred Shares, properly endorsed or accompanied, if required by the Depositary, by a duly executed instrument of
transfer or endorsement, in form satisfactory to the Depositary, together with (i) all such certifications as may be required by the Depositary in accordance with the provisions of this Deposit Agreement and (ii) a written letter of instruction of
the Company directing the Depositary to execute and deliver to, or upon the written order of, the person or persons stated in such order a Receipt or Receipts for the Depositary Shares representing such deposited Preferred Shares. The Depositary
acknowledges receipt of the deposited Preferred Shares and related documentation and agrees to hold such deposited Preferred Shares in an account to be established by the Depositary at the Corporate Office or at such other office as the Depositary
shall determine. The Company hereby appoints the Depositary as the Registrar and Transfer Agent for the Preferred Shares deposited hereunder and the Depositary hereby accepts such appointment and, as such, will reflect changes in the number
(including any fractional shares) of deposited Preferred Shares held by it by notation, book-entry or other appropriate method. 
  
 If required by the Depositary, Preferred Shares presented for deposit by the Company at any time, whether or not the register of shareholders of the
Company is closed, shall also be accompanied by an agreement or assignment, or other instrument satisfactory to the Depositary, that will provide for the prompt transfer to the Depositary or its nominee of any distribution or right to subscribe for
additional Preferred Shares or to receive other property that any person in whose name the Preferred Shares are or have been registered may thereafter receive upon or in respect of such deposited Preferred Shares, or in lieu thereof such agreement
of indemnity or other agreement as shall be satisfactory to the Depositary. 
  
 Upon receipt by the Depositary of a certificate or certificates for Preferred Shares deposited hereunder, together with the other documents specified above, and upon registering such Preferred Shares in the name of
the Depositary, the Depositary, subject to the terms and conditions of this Deposit Agreement, shall execute and deliver to, or upon the order of, the person or persons named in the written order delivered to the Depositary referred to in the first
paragraph of this Section 2.02 a Receipt or Receipts for the number of whole Depositary Shares representing the Preferred Shares so deposited and registered in such name or names as may be 
  

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 requested by such person or persons. The Depositary shall execute and deliver such Receipt or Receipts at the Corporate
Office, except that, at the request, risk and expense of any person requesting such delivery, such delivery may be made at such other place as may be designated by such person. 
  
 Other than in the case of splits, combinations or other reclassifications affecting the Preferred Shares, or in the case of
distributions of Preferred Shares, if any, there shall be deposited hereunder not more than the number of shares constituting the Preferred Shares as set forth in the Articles Supplementary, as such may be amended. 
  
 The Company shall deliver to the Depositary from time to time such quantities
of Receipts as the Depositary may request to enable the Depositary to perform its obligations under this Deposit Agreement. 
  
 SECTION 2.03. Optional Redemption of Preferred Shares for Cash. Whenever the Company shall elect to redeem deposited Preferred Shares for cash in
accordance with the provisions of the Articles Supplementary, it shall (unless otherwise agreed in writing with the Depositary) give the Depositary not less than 30 days’ prior written notice of the date of such proposed redemption and of the
number of such Preferred Shares held by the Depositary to be redeemed and the applicable redemption price, as set forth in the Articles Supplementary, including the amount, if any, of accrued and unpaid dividends thereon to and including the date
fixed for redemption. The Depositary shall mail, first-class postage prepaid, notice of the redemption of Preferred Shares and the proposed simultaneous redemption of the Depositary Shares representing the Preferred Shares to be redeemed, not less
than 30 nor more than 60 days prior to the date fixed for redemption of such Preferred Shares and Depositary Shares (the “redemption date”), to the record holders of the Receipts evidencing the Depositary Shares to be so redeemed, at the
addresses of such holders as the same appear on the records of the Depositary. No failure to give such notice or any defect thereto or in the mailing thereof shall affect the sufficiency of notice or validity of the proceedings for redemption except
as to a holder to whom notice was defective or not given. A redemption notice which has been mailed in the manner provided herein shall be conclusively presumed to have been duly given on the date mailed whether or not the holder received the
redemption notice. The Company shall provide the Depositary with such notice, and each such notice shall state: the redemption date; the redemption price and accrued and unpaid dividends payable on the redemption date; the number of deposited
Preferred Shares and Depositary Shares to be redeemed; if fewer than all the Depositary Shares held by any holder are to be redeemed, the number of such Depositary Shares held by such holder to be so redeemed; the place or places where Receipts
evidencing the Depositary Shares to be redeemed are to be surrendered for payment of the redemption price and accrued and unpaid dividends payable on the redemption date; and that from and after the redemption date dividends in respect of the
Preferred Shares represented by the Depositary Shares to be redeemed will cease to accrue. If fewer than all of the outstanding Depositary Shares are to be redeemed, the Depositary Shares to be redeemed shall be redeemed pro rata (as nearly as may
be practicable without creating fractional Depositary Shares) or by any other equitable method determined by the Company that will not result in a violation of the Ownership Limit. 
  

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 In the event that notice of redemption has been made as described in the immediately preceding paragraph
and the Company shall then have paid or caused to be paid in full to the Depositary the redemption price (determined pursuant to the Articles Supplementary) of the Preferred Shares deposited with the Depositary to be redeemed (including any accrued
and unpaid dividends to and including the redemption date), the Depositary shall redeem the number of Depositary Shares representing such Preferred Shares so called for redemption by the Company and from and after the redemption date (unless the
Company shall have failed to pay for the Preferred Shares to be redeemed by it as set forth in the Company’s notice provided for in the preceding paragraph), all dividends in respect of the Preferred Shares called for redemption shall cease to
accrue, the Depositary Shares called for redemption shall be deemed no longer to be outstanding and all rights of the holders of Receipts evidencing such Depositary Shares (except the right to receive the redemption price plus all accrued and unpaid
dividends to and including the redemption date) shall, to the extent of such Depositary Shares, cease and terminate. Upon surrender in accordance with said notice of the Receipts evidencing such Depositary Shares (properly endorsed or assigned for
transfer, if the Depositary or applicable law shall so require), such Depositary Shares shall be redeemed at a redemption price of $             per Depositary Share plus all accrued
and unpaid dividends to and including the redemption date. The foregoing shall be further subject to the terms and conditions of the Articles Supplementary. In the event of any conflict between the provisions of this Deposit Agreement and the
provisions of the Articles Supplementary, the provisions of the Articles Supplementary will govern and the Company will instruct the Depositary accordingly. 
  
 If fewer than all of the Depositary Shares evidenced by a Receipt are called for redemption, the Depositary will deliver to the holder of such Receipt
upon its surrender to the Depositary, together with payment of the redemption price for and all other amounts payable in respect of the Depositary Shares called for redemption, a new Receipt evidencing such holder’s Depositary Shares evidenced
by such prior Receipt that are not called for redemption. 
  
 The
Company acknowledges that the bank accounts maintained by the Depositary in connection with the performance of the services described herein will be in the name of the Depositary and that the Depositary may receive investment earnings in connection
with the investment at the Depositary’s risk and for its benefit of funds held in those accounts from time to time. 
  
 SECTION 2.04. Registration of Transfers of Receipts. The Company hereby appoints the Depositary as the Registrar and Transfer Agent for the
Receipts and the Depositary hereby accepts such appointment and, as such, shall register on its books from time to time transfers of Receipts upon any surrender thereof by the holder in person or by a duly authorized attorney, agent or
representative, properly endorsed or accompanied by a properly executed instrument of transfer or endorsement and including a guarantee of the signature thereon by a participant in a signature guarantee medallion program approved by the Securities
Transfer Association (a “Signature Guarantee”), together with evidence of the payment of any transfer taxes as may be required by applicable law. Upon such surrender, the Depositary shall execute a new Receipt or Receipts and deliver the
same to or upon the order of the person entitled thereto evidencing the same aggregate number of Depositary Shares evidenced by the Receipt or Receipts surrendered. 
  

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 SECTION 2.05. Combinations and Split-ups of Receipts. Upon surrender of a Receipt or Receipts at
the Corporate Office or such other office as the Depositary may designate for the purpose of effecting a split-up or combination of Receipts, subject to the terms and conditions of this Deposit Agreement, the Depositary shall execute and deliver a
new Receipt or Receipts in the authorized denominations requested evidencing the same aggregate number of Depositary Shares evidenced by the Receipt or Receipts surrendered. 
  
 SECTION 2.06. Surrender of Receipts and Withdrawal of Preferred Shares. Any holder of a Receipt or Receipts may
withdraw any or all of the deposited Preferred Shares represented by the Depositary Shares evidenced by such Receipt or Receipts and all money and other property, if any, represented by such Depositary Shares by surrendering such Receipt or Receipts
at the Corporate Office or at such other office as the Depositary may designate for such withdrawals. After such surrender, without unreasonable delay, the Depositary shall deliver to such holder, or to the person or persons designated by such
holder as hereinafter provided, the number of whole or fractional Preferred Shares and all such money and other property, if any, represented by the Depositary Shares evidenced by the Receipt or Receipts so surrendered for withdrawal, but holders of
such whole or fractional Preferred Shares will not thereafter be entitled to deposit such Preferred Shares hereunder or to receive Depositary Shares therefor. If the Receipt or Receipts delivered by the holder to the Depositary in connection with
such withdrawal shall evidence a number of Depositary Shares in excess of the number of Depositary Shares representing the number of whole or fractional deposited Preferred Shares to be withdrawn, the Depositary shall at the same time, in addition
to such number of whole or fractional Preferred Shares and such money and other property, if any, to be withdrawn, deliver to such holder, or (subject to Section 2.04) upon his order, a new Receipt or Receipts evidencing such excess number of
Depositary Shares. Delivery of such Preferred Shares and such money and other property being withdrawn may be made by the delivery of such certificates, documents of title and other instruments as the Depositary may deem appropriate, which, if
required by the Depositary, shall be properly endorsed or accompanied by a properly executed instrument of transfer or endorsement. 
  
 If the deposited Preferred Shares and the money and other property being withdrawn are to be delivered to a person or persons other than the record holder
of the Receipt or Receipts being surrendered for withdrawal of Preferred Shares, such holder shall execute and deliver to the Depositary a written order so directing the Depositary and the Depositary may require that the Receipt or Receipts
surrendered by such holder for withdrawal of such Preferred Shares be properly endorsed in blank or accompanied by a properly executed instrument of transfer or endorsement in blank with a Signature Guarantee. 
  
 The Depositary shall deliver the deposited Preferred Shares and the money and
other property, if any, represented by the Depositary Shares evidenced by Receipts surrendered for withdrawal at the Corporate Office, except that, at the request, risk and expense of the holder surrendering such Receipt or Receipts and for the
account of the holder thereof, such delivery may be made at such other place as may be designated by such holder. 
  
 SECTION 2.07. Limitations on Execution and Delivery, Transfer, Split-up, Combination. As a condition precedent to the execution and delivery,
transfer, split-up, combination, surrender or exchange of any Receipt, the Depositary, any of the Depositary’s 
  

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 Agents or the Company may require any or all of the following: (i) payment to it of a sum sufficient for the payment (or,
in the event that the Depositary or the Company shall have made such payment, the reimbursement to it) of any tax or other governmental charge with respect thereto (including any such tax or charge with respect to the Preferred Shares being
deposited or withdrawn); (ii) the production of proof satisfactory to it as to the identity and genuineness of any signature (or the authority of any signature), including a Signature Guarantee; and (iii) compliance with such regulations, if any, as
the Depositary or the Company may establish consistent with the provisions of this Deposit Agreement as may be required by any securities exchange upon which the deposited Preferred Shares, the Depositary Shares or the Receipts may be included for
quotation or listed. 
  
 The deposit of Preferred Shares may be
refused, the delivery of Receipts against Preferred Shares may be suspended, the transfer of Receipts may be refused, and the transfer, split-up, combination, surrender, exchange or redemption of outstanding Receipts may be suspended (i) during any
period when the register of shareholders of the Company is closed or (ii) if any such action is deemed reasonably necessary or advisable by the Depositary, any of time Depositary’s Agents or the Company at any time or from time to time because
of any requirement of applicable law or of any government or governmental body or commission, or under any provision of this Deposit Agreement. 
  
 SECTION 2.08. Lost Receipts, etc. In case any Receipt shall be mutilated or destroyed or lost or stolen, the Depositary in its discretion may
execute and deliver a Receipt of like form and tenor in exchange and substitution for such mutilated Receipt or in lieu of and in substitution for such destroyed, lost or stolen Receipt, provided that the holder thereof provides the Depositary with
(i) evidence reasonably satisfactory to the Depositary of such destruction, loss or theft of such Receipt, of the authenticity thereof and of his ownership thereof and (ii) reasonable indemnification and the provision of an open penalty surety bond,
in each case, satisfactory to the Depositary and the Company and holding the Depositary and the Company harmless. 
  
 SECTION 2.09. Cancellation and Destruction of Surrendered Receipts. All Receipts surrendered to the Depositary or any Depositary’s Agent shall
be cancelled by the Depositary. Except as prohibited by applicable law or regulation, the Depositary is authorized to destroy such Receipts so cancelled. 
  
 ARTICLE III 
  
 CERTAIN OBLIGATIONS OF HOLDERS OF RECEIPTS AND THE COMPANY 
  
 SECTION 3.01. Filing Proofs, Certificates and Other Information. Any person presenting Preferred Shares for deposit or any holder of a Receipt may
be required from time to time to file such proof of residence or other information and to execute such certificates as the Depositary or the Company may reasonably deem necessary or proper. The Depositary or the Company may withhold or delay the
delivery of any Receipt, the transfer, redemption or exchange of any Receipt, the withdrawal of the deposited Preferred Shares represented by the Depositary Shares evidenced by any Receipt, the distribution of any distribution or the sale of any
rights or of the proceeds thereof, until such proof or other information is filed or such certificates are executed. 
  

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 SECTION 3.02. Payment of Fees and Expenses. Holders of Receipts shall be obligated to make
payments to the Depositary of certain fees and expenses, as provided in Section 5.09, or provide evidence reasonably satisfactory to the Depositary that such fees and expenses have been paid. Until such payment is made, transfer of any Receipt or
any withdrawal of the Preferred Shares or money or other property, if any, represented by the Depositary Shares evidenced by such Receipt may be refused, any distribution may be withheld, and any part or all of the Preferred Shares or other property
represented by the Depositary Shares evidenced by such Receipt may be sold for the account of the holder thereof (after attempting by reasonable means to notify such holder a reasonable number of days prior to such sale). Any distribution so
withheld and the proceeds of any such sale may be applied to any payment of such fees or expenses, the holder of such Receipt remaining liable for any deficiency. 
  
 SECTION 3.03. Representations and Warranties as to Preferred Shares. In the case of the initial deposit of the
Preferred Shares hereunder, the Company and, in the case of subsequent deposits thereof, each person so depositing Preferred Shares under this Deposit Agreement, shall be deemed thereby to represent and warrant that such Preferred Shares and each
certificate therefor are valid and that the person making such deposit is duly authorized to do so. The Company hereby further represents and warrants that such Preferred Shares, when issued, will be validly issued, fully paid and non-assessable.
Such representations and warranties shall survive the deposit of the Preferred Shares and the issuance of Receipts. 
  
 SECTION 3.04. Representation and Warranty as to Receipts and Depositary Shares. The Company hereby represents and warrants that the Receipts, when
issued, will evidence legal and valid interests in the Depositary Shares and each Depositary Share will represent a legal and valid fractional interest in a share of deposited Preferred Shares represented by such Depositary Share. Such
representation and warranty shall survive the deposit of the Preferred Shares and the issuance of Receipts evidencing the Depositary Shares. 
  
 ARTICLE IV 
  
 PREFERRED SHARES; NOTICES 
  
 SECTION 4.01. Dividends and Other Cash Distributions. Whenever the Depositary shall receive any dividend or other cash distributions on the deposited Preferred Shares, including any cash received upon
redemption of any Preferred Shares pursuant to Section 2.03, the Depositary shall, subject to Section 3.02, distribute to record holders of Receipts on the record date fixed pursuant to Section 4.04 such amounts of such sum as are, as nearly as
practicable, in proportion to the respective numbers of Depositary Shares evidenced by the Receipts held by such holders; provided, however, that, in case the Company or the Depositary shall be required by law to withhold and shall withhold from any
cash distribution in respect of the Preferred Shares an amount on account of taxes or as otherwise required by law, regulation or court process, the amount made available for distribution or distributed in respect of Depositary Shares shall be
reduced accordingly. The Depositary shall distribute or make available for distribution, as the case may be, only such amount, however, as can be distributed 
  

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 without attributing to any holder of Receipts a fraction of one cent, and any balance not so distributable shall be held
by the Depositary (without liability for interest thereon) and shall be added to and be treated as part of the next sum received by the Depositary for distribution to record holders of Receipts then outstanding. 
  
 SECTION 4.02. Distributions Other Than Cash. Whenever the Depositary
shall receive any distribution other than cash on the deposited Preferred Shares, the Depositary shall, subject to Section 3.02, distribute to record holders of Receipts on the record date fixed pursuant to Section 4.04 such amounts of the
securities or property received by it as are, as nearly as practicable, in proportion to the respective numbers of Depositary Shares evidenced by the Receipts held by such holders, in any manner that the Depositary and the Company may deem equitable
and practicable for accomplishing such distribution. If in the opinion of the Depositary after consultation with the Company, such distribution cannot be made proportionately among such record holders, or if for any other reason (including any
requirement that the Company or the Depositary withhold an amount on account of taxes), the Depositary deems, after consultation with the Company, such distribution not to be feasible, the Depositary may, with the approval of the Company, adopt such
method as it deems equitable and practicable for the purpose of effecting such distribution, including the sale (at public or private sale) of the securities or property thus received, or any part thereof at such place or places and upon such terms
as it may deem proper. The net proceeds of any such sale shall, subject to Section 3.02, be distributed or made available for distribution, as the case may be, by the Depositary to record holders of Receipts as provided by Section 4.01 in the case
of a distribution received in cash. The Company shall not make any distribution of such securities or property to the holders of Receipts unless the Company shall have provided to the Depositary an opinion of counsel stating that such securities or
property have been registered under the Securities Act or do not need to be registered in order to be freely transferable. 
  
 SECTION 4.03. Subscription Rights, Preferences or Privileges. If the Company shall at any time offer or cause to be offered to the persons in whose
names deposited Preferred Shares is registered on the books of the Company any rights, preferences or privileges to subscribe for or to purchase any securities or any rights, preferences or privileges of any other nature, the offering of such
rights, preferences or privileges shall in each such instance be communicated to the Depositary and thereafter made available by the Depositary to the record holders of Receipts in such manner as the Company shall instruct (including by the issue to
such record holders of warrants representing such rights, preferences or privileges); provided, however, that (a) if at the time of issue or offer of any such rights, preferences or privileges the Company determines upon advice of its legal counsel
that it is not lawful or feasible to make such rights, preferences or privileges available to the holders of Receipts (by the issue of warrants or otherwise) or (b) if and to the extent instructed by holders of Receipts who do not desire to exercise
such rights, preferences or privileges, the Depositary shall then, if so instructed by the Company, and if applicable laws or the terms of such rights, preferences or privileges so permit, sell such rights, preferences or privileges of such holders
at public or private sale, at such place or places and upon such terms as it may deem proper. The net proceeds of any such sale shall, subject to Section 3.01 and Section 3.02, be distributed by the Depositary to the record holders of Receipts
entitled thereto as provided by Section 4.01 in the case of a distribution received in cash. The Company shall not make any distribution of such rights, preferences or privileges, unless the Company shall have provided to the Depositary an opinion
of counsel stating that such rights, preferences or privileges have been registered under the Securities Act or do not need to be registered in order to be freely transferable. 
  

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 If registration under the Securities Act of the securities to which any rights, preferences or privileges
relate is required in order for holders of Receipts to be offered or sold the securities to which such rights, preferences or privileges relate, the Company agrees that it will promptly file a registration statement pursuant to the Securities Act
with respect to such rights, preferences or privileges and securities and use its reasonable best efforts and take all steps available to it to cause such registration statement to become effective sufficiently in advance of the expiration of such
rights, preferences or privileges to enable such holders to exercise such rights, preferences or privileges. In no event shall the Depositary make available to the holders of Receipts any right, preference or privilege to subscribe for or to
purchase any securities unless and until such a registration statement shall have become effective or unless the offering and sale of such securities to such holders are exempt from registration under the provisions of the Securities Act and the
Company shall have provided to the Depositary an opinion of counsel to such effect. 
  
 If any other action under the law of any jurisdiction or any governmental or administrative authorization, consent or permit is required in order for such rights, preferences or privileges to be made available to
holders of Receipts, the Company agrees to use its reasonable best efforts to take such action or obtain such authorization, consent or permit sufficiently in advance of the expiration of such rights, preferences or privileges to enable such holders
to exercise such rights, preferences or privileges. 
  
 SECTION
4.04. Notice of Distributions; Fixing of Record Date for Holders of Receipts. Whenever any dividend or other cash distributions shall become payable, any distribution other than cash shall be made, or any rights, preferences or privileges
shall at any time be offered, with respect to the deposited Preferred Shares, or whenever the Depositary shall receive notice of (i) any meeting at which holders of such Preferred Shares are entitled to vote or of which holders of such Preferred
Shares are entitled to notice or (ii) any election on the part of the Company to redeem any such Preferred Shares, the Depositary shall in each such instance fix a record date (which shall be the same date as the record date, if any, fixed by the
Company with respect to the Preferred Shares) for the determination of the holders of Receipts (a) who shall be entitled to receive such dividend, distribution, rights, preferences or privileges or the net proceeds of the sale thereof, (b) who shall
be entitled to give instructions for the exercise of voting rights at any such meeting or to receive notice of such meeting or (c) whose Depositary Shares are to be so redeemed. 
  
 SECTION 4.05. Voting Rights. Upon receipt of notice of any meeting at which the holders of deposited Preferred Shares
are entitled to vote, the Depositary shall, as soon as practicable thereafter, mail to the record holders of Receipts a notice, which shall be provided by the Company and which shall contain (i) such information as is contained in such notice of
meeting, (ii) a statement that the holders of Receipts at the close of business on a specified record date fixed pursuant to Section 4.04 will be entitled, subject to any applicable provision of law, to instruct the Depositary as to the exercise of
the voting rights pertaining to the amount of Preferred Shares represented by their respective Depositary Shares and (iii) a brief statement as to the manner in which such instructions may be given. Upon the written request of a holder of a Receipt
on such record date, the Depositary shall vote or cause to be voted the amount of 
  

 11 

 Preferred Shares represented by the Depositary Shares evidenced by such Receipt in accordance with the instructions set
forth in such request. To the extent any such instructions request the voting of a fractional interest of a deposited Preferred Share, the Depositary shall aggregate such interest with all other fractional interests resulting from requests with the
same voting instructions and shall vote the number of whole votes resulting from such aggregation in accordance with the instructions received in such requests. Each Preferred Share is entitled to votes and, accordingly, each Depositary Share is
entitled to vote(s). The Company hereby agrees to take all reasonable action that may be deemed necessary by the Depositary in order to enable the Depositary to vote such Preferred Shares or cause such Preferred Shares to be voted. In the absence of
specific instructions from the holder of a Receipt, the Depositary will abstain from voting to the extent of the Preferred Shares represented by the Depositary Shares evidenced by such Receipt. The Depositary shall not be required to exercise
discretion in voting any Preferred Shares represented by the Depositary Shares evidenced by such Receipt. 
  
 SECTION 4.06. Changes Affecting Preferred Shares and Reclassifications, Recapitalizations, etc. Upon any change in par or stated value, split-up,
combination or any other reclassification of Preferred Shares, or upon any recapitalization, reorganization, merger, amalgamation or consolidation affecting the Company or to which it is a party or sale of all or substantially all of the
Company’s assets, the Depositary shall, upon the instructions of the Company, (i) make such adjustments in (a) the fraction of an interest represented by one Depositary Share in one Preferred Share and (b) the ratio of the redemption price per
Depositary Share to the redemption price of a Preferred Share, in each case as may be required by or as is consistent with the provisions of the Articles Supplementary to fully reflect the effects of such change in liquidation preference, split-up,
combination or other reclassification of Preferred Shares, or of such recapitalization, reorganization, merger, amalgamation, consolidation or sale and (ii) treat any shares of beneficial interest or other securities or property (including cash)
that shall be received by the Depositary in exchange for or upon conversion of or in respect of the Preferred Shares as new deposited property under this Deposit Agreement, and Receipts then outstanding shall thenceforth represent the proportionate
interests of holders thereof in the new deposited property so received in exchange for or upon conversion of or in respect of such Preferred Shares. In any such case the Depositary may, in its discretion, with the approval of the Company, execute
and deliver additional Receipts, or may call for the surrender of all outstanding Receipts to be exchanged for new Receipts specifically describing such new deposited property. Anything to the contrary herein notwithstanding, holders of Receipts
shall have the right from and after the effective date of any such change in par or stated value, split-up, combination or other reclassification of the Preferred Shares or any such recapitalization, reorganization, merger, amalgamation or
consolidation or sale of substantially all the assets of the Company to surrender such Receipts to the Depositary with instructions to convert, exchange or surrender the Preferred Shares represented thereby only into or for, as the case may be, the
kind and amount of shares of beneficial interest and other securities and property and cash into which the deposited Preferred Shares evidenced by such Receipts might have been converted or for which such Preferred Shares might have been exchanged
or surrendered immediately prior to the effective date of such transaction, subject to any subsequent change in par or stated value, split-up, combination or other reclassification or any subsequent recapitalization, reorganization, merger,
amalgamation or consolidation or sale of substantially all the assets. The Company shall cause effective provision to be made in the charter of the resulting or surviving corporation (if other than the Company) for protection of such rights as may
be applicable upon exchange of the 
  

 12 

 deposited Preferred Shares for securities or property or cash of the surviving corporation in connection with the
transactions set forth above. The Company shall cause any such surviving corporation (if other than the Company) expressly to assume the obligations of the Company hereunder. 
  
 SECTION 4.07. Inspection of Reports. The Depositary shall make available for inspection by holders of Receipts at the
Corporate Office and at such other places as it may from time to time deem advisable during normal business hours any reports and communications received from the Company that are both received by the Depositary as the holder of deposited Preferred
Shares and made generally available to the holders of the Preferred Shares. In addition, the Depositary shall transmit certain notices and reports to the holders of Receipts as provided in Section 5.05. 
  
 SECTION 4.08. Lists of Receipt Holders. Promptly upon request from
time to time by the Company, the Depositary shall furnish to the Company a list, as of a recent date specified by the Company, of the names, addresses and holdings of Depositary Shares of all persons in whose names Receipts are registered on the
books of the Depositary. 
  
 SECTION 4.09. Tax and Regulatory
Compliance. The Depositary shall be responsible for (i) preparing and mailing of Form 1099s for all open and closed accounts, (ii) all applicable withholding related to payments made with respect to the Receipts, including, without limitation,
withholding required pursuant to Sections 1441, 1442, 1445 and 3406 of the Internal Revenue Code of 1986, as amended, (iii) mailing Form W-9s to new holders of Receipts without a certified taxpayer identification number, (iv) processing certified
Form W-9s, (v) preparing and filing of state information returns and (vi) providing escheatment services. 
  
 SECTION 4.10. Withholding. Notwithstanding any other provision of this Deposit Agreement to the contrary, in the event that the Depositary
determines that any distribution in property is subject to any tax which the Depositary is obligated by applicable law to withhold, the Depositary may dispose of all or a portion of such property in such amounts and in such manner as the Depositary
deems necessary and practicable to pay such taxes, by public or private sale, and the Depositary shall distribute the net proceeds of any such sale or the balance of any such property after deduction of such taxes to the holders of Receipts entitled
thereto in proportion to the number of Depositary Shares held by them, respectively; provided, however, that in the event the Depositary determines that such distribution of property is subject to withholding tax only with respect to some but not
all holders of Receipts, the Depositary will use its best efforts (i) to sell only that portion of such property distributable to such holders that is required to generate sufficient proceeds to pay such withholding tax and (ii) to effect any such
sale in such a manner so as to avoid affecting the rights of any other holders of Receipts to receive such distribution in property. 
  
 ARTICLE V 
  
 THE DEPOSITARY AND THE COMPANY 
  
 SECTION 5.01. Maintenance of Offices, Agencies and Transfer Books by the Depositary and the Registrar. The Depositary shall maintain at the Corporate Office facilities for 
  

 13 

 the execution and delivery, transfer, surrender and exchange, split-up, combination and redemption of Receipts and
deposit and withdrawal of Preferred Shares and at the offices of the Depositary’s Agents, if any, facilities for the delivery, transfer, surrender and exchange, split-up, combination and redemption of Receipts and deposit and withdrawal of
Preferred Shares, all in accordance with the provisions of this Deposit Agreement. 
  
 The Depositary shall keep books at the Corporate Office for the registration and transfer of Receipts, which books at all reasonable times shall be open for inspection by the record holders of Receipts as provided by
applicable law. The Depositary may close such books, at any time or from time to time, when deemed expedient by it in connection with the performance of its duties hereunder. The Depositary may maintain such books in customary electronic form.

  
 If the Receipts or the Depositary Shares evidenced thereby or
the Preferred Shares represented by such Depositary Shares shall be quoted on The Nasdaq National Market or any stock exchange, or quoted on any other interdealer quotation system, the Depositary may, with the approval of the Company, appoint a
Registrar (acceptable to the Company) for registration of such Receipts or Depositary Shares in accordance with the requirements of such quotation system or stock exchange. Such Registrar (which may be the Depositary if so permitted by the
requirements of such Exchange) may be removed and a substitute registrar appointed by the Depositary upon the request or with the approval of the Company. If the Receipts, such Depositary Shares or such Preferred Shares are listed on one or more
stock exchanges or other quotation systems, the Depositary will, at the request and expense of the Company, arrange such facilities for the delivery, transfer, surrender, redemption and exchange of such Receipts, such Depositary Shares or such
Preferred Shares as maybe required by applicable law or applicable stock exchange or quotation system regulations. 
  
 SECTION 5.02. Prevention or Delay in Performance by the Depositary, the Depositary’s Agents, the Registrar or the Company. None of the
Depositary, any Depositary’s Agent, any Registrar or the Company shall incur any liability to any holder of any Receipt, if by reason of any provision of any present or future law or regulation thereunder of the United States of America or of
any other governmental authority or, in the case of the Depositary, the Depositary’s Agent or the Registrar, by reason of any provision, present or future, of the Declaration of Trust or the Articles Supplementary or, in the case of the
Company, the Depositary, the Depositary’s Agent or the Registrar, by reason of any act of God or war or other circumstance beyond the control of the relevant party, the Depositary, any Depositary’s Agent, the Registrar or the Company shall
be prevented or forbidden from doing or performing any act or thing that the terms of this Deposit Agreement provide shall be done or performed; nor shall the Depositary, any Depositary’s Agent, any Registrar or the Company incur any liability
to any holder of a Receipt by reason of any nonperformance or delay, caused as aforesaid, in the performance of any act or thing that the terms of this Deposit Agreement provide shall or may be done or performed, or by reason of any exercise of, or
failure to exercise, any discretion provided for in this Deposit Agreement. 
  
 SECTION 5.03. Obligations of the Depositary, the Depositary’s Agents, the Registrar and the Company. Each of the Depositary, any Depositary’s Agent and any Registrar shall at all times act in good
faith and shall use its best efforts within reasonable time limits to insure the accuracy of all services performed pursuant to this Agreement. None of the 
  

 14 

 Depositary, any Depositary’s Agent, any Registrar or the Company assumes any obligation or shall be subject to any
liability under this Deposit Agreement or any Receipt to holders of Receipts other than from acts or omissions arising out of conduct constituting bad faith, gross negligence or willful misconduct in the performance of such duties as are
specifically set forth in this Deposit Agreement. 
  
 None of the
Depositary, any Depositary’s Agent, any Registrar or the Company shall be under any obligation to appear in, prosecute or defend any action, suit or other proceeding with respect to the deposited Preferred Shares, Depositary Shares or Receipts
that in its reasonable opinion may involve it in expense or liability, unless indemnity reasonably satisfactory to it against all expense and liability be furnished as often as may be required. 
  
 None of the Depositary, any Depositary’s Agent, any Registrar or the
Company shall be liable for any action or any failure to act by it in reliance upon the written advice of legal counsel or accountants, or information provided by any person presenting Preferred Shares for deposit, any holder of a Receipt or any
other person believed by it in good faith to be competent to give such advice or information. The Depositary, any Depositary’s Agent, any Registrar and the Company may each rely and shall each be protected in acting upon any written notice,
request, direction or other document believed by it in good faith to be genuine and to have been signed or presented by the proper party or panics. 
  
 In the event the Depositary shall receive conflicting claims, requests or instructions from any holders of Receipts, on the one hand, and the Company, on
the other hand, the Depositary shall be entitled to act on such claims, requests or instructions received from the Company, and shall be entitled to the full indemnification set forth in Section 5.06 hereof in connection with any action so taken.

  
 The Depositary shall not be responsible for any failure to
carry out any instruction to vote any of the deposited Preferred Shares or for the manner or effect of any such vote made, as long as any such action or non-action is in good faith and does not result from negligence or willful misconduct of the
Depositary. The Depositary undertakes, and any Registrar shall be required to undertake, to perform such duties and only such duties as are specifically set forth in this Deposit Agreement, and no implied covenants or obligations shall be read into
this Agreement against the Depositary or any Registrar. 
  
 The
Depositary, its parent, affiliate, or subsidiaries, any Depositary’s Agent, and any Registrar may own, buy, sell or deal in any class of securities of the Company and its affiliates and in Receipts or Depositary Shares or become pecuniarily
interested in any transaction in which the Company or its affiliates may be interested or contract with or lend money to or otherwise act as fully or as freely as if it were not the Depositary or the Depositary’s Agent hereunder. The Depositary
may also act as transfer agent or registrar of any of the securities of the Company and its affiliates or act in any other capacity for the Company or its affiliates. 
  
 It is intended that neither the Depositary nor any Depositary’s Agent shall be deemed to be an “issuer” of
the securities under the federal securities laws or applicable state securities laws, it being expressly understood and agreed that the Depositary and any Depositary’s Agent are acting only in a ministerial capacity as Depositary for the
deposited Preferred Shares; 
  

 15 

 provided, however, that the Depositary agrees to comply with all information reporting and withholding requirements
applicable to it under law or this Deposit Agreement in its capacity as Depositary. 
  
 Neither the Depositary (or its officers, directors, employees or agents) nor any Depositary’s Agent makes any representation or has any responsibility as to the validity of the registration statement pursuant to
which the Depositary Shares are registered under the Securities Act, the deposited Preferred Shares, the Depositary Shares, the Receipts (except its countersignature thereon) or any instruments referred to therein or herein, or as to the correctness
of any statement made therein or herein; provided, however, that the Depositary is responsible for its representations in this Deposit Agreement and for the validity of any action taken or required to be taken by the Depositary in connection with
this Deposit Agreement. 
  
 The Company represents that it has
registered the deposited Preferred Shares and the Depositary Shares for sale in accordance with applicable securities laws. 
  
 SECTION 5.04. Resignation and Removal of the Depositary; Appointment of Successor Depositary. The Depositary may at any time resign as Depositary
hereunder by notice of its election to do so delivered to the Company, such resignation to take effect upon the appointment of a successor depositary and its acceptance of such appointment as hereinafter provided. 
  
 The Depositary may at any time be removed by the Company by notice of such
removal delivered to the Depositary, such removal to take effect upon the appointment of a successor depositary and its acceptance of such appointment as hereinafter provided. 
  
 In case at any time the Depositary acting hereunder shall resign or be removed, the Company shall, within 60 days after the
delivery of the notice of resignation or removal, as the case may be, appoint a successor depositary, which shall be a bank or trust company having its principal office in the United States of America and having a combined capital and surplus of at
least $50,000,000. If a successor depositary shall not have been appointed in 60 days, the resigning Depositary may petition a court of competent jurisdiction to appoint a successor depositary. Every successor depositary shall execute and deliver to
its predecessor and to the Company an instrument in writing accepting its appointment hereunder, and thereupon such successor depositary, without any further act or deed, shall become fully vested with all the rights, powers, duties and obligations
of its predecessor and for all purposes shall be the Depositary under this Deposit Agreement, and such predecessor, upon payment of all sums due it and on the written request of the Company, shall promptly execute and deliver an instrument
transferring to such successor all rights and powers of such predecessor hereunder, shall duly assign, transfer and deliver all rights, title and interest in the deposited Preferred Shares and any moneys or property held hereunder to such successor
and shall deliver to such successor a list of the record holders of all outstanding Receipts. Any successor depositary shall promptly mail notice of its appointment to the record holders of Receipts. 
  
 Any corporation into or with which the Depositary may be merged, consolidated
or converted shall be the successor of such Depositary without the execution or filing of any document or any further act. Such successor depositary may execute the Receipts either in the name of the predecessor depositary or in the name of the
successor depositary. 
  

 16 

 SECTION 5.05. Notices, Reports and Documents. The Company agrees that it will deliver to the
Depositary, and the Depositary will, promptly after receipt thereof transmit to the record holders of Receipts, in each case at the address recorded in the Depositary’s books, copies of all notices and reports (including financial statements)
required by law, by the rules of any national securities exchange or interdealer quotation system upon which the Preferred Shares, the Depositary Shares or the Receipts are listed or quoted or by the Declaration of Trust and the Articles
Supplementary to be furnished by the Company to holders of the deposited Preferred Shares and, if requested by the holder of any Receipt, a copy of this Deposit Agreement, the form of Receipt, the Articles Supplementary and the form of Preferred
Shares. Such transmission will be at the Company’s expense and the Company will provide the Depositary with such number of copies of such documents as the Depositary may reasonably request. In addition, the Depositary will transmit to the
record holders of Receipts at the Company’s expense such other documents as may be requested by the Company. 
  
 SECTION 5.06. Indemnification by the Company. The Company agrees to indemnify the Depositary, any Depositary’s Agent and any Registrar
against, and hold each of them harmless from, any liability, costs and expenses (including reasonable attorneys’ fees) that may arise out of, or in connection with, its acting as Depositary, Depositary’s Agent or Registrar, respectively,
under this Deposit Agreement and the Receipts, except for any liability arising out of the willful misconduct, gross negligence, or bad faith on the part of any such person or persons. The obligations of the Company set forth in this Section 5.06
shall survive any succession of any Depositary, Registrar or Depositary’s Agent or termination of this Deposit Agreement. 
  
 SECTION 5.07. Indemnification by the Depositary. The Depositary agrees to indemnify the Company against, and hold the Company harmless from, any
liability, costs and expenses (including reasonable attorneys’ fees) that may arise out of, or in connection with, the refusal or failure of any of the Depositary, any Depositary’s Agent or the Registrar to comply with the terms of this
Deposit Agreement, or which arise out of the willful misconduct, gross negligence, or bad faith on the part of any such person or persons; provided, however, that the Depositary’s aggregate liability hereunder with respect to, arising from, or
arising in connection with this Deposit Agreement, or from all services provided or omitted to be provided under this Deposit Agreement, whether in contract, or in tort, or otherwise, is limited to, and shall not exceed, the amounts paid hereunder
by the Company to the Depositary as fees and charges under this Agreement or otherwise, but not including reimbursable expenses, during the six (6) calendar months immediately preceding the event for which recovery from the Depositary is being
sought. The obligations of the Depositary set forth in this Section 5.07 shall survive any succession of the Company or termination of this Deposit Agreement. 
  

SECTION 5.08. Damages. The Depositary shall not be liable for any incidental, indirect, special or consequential damages of any nature
whatsoever, including, but not limited to, loss of anticipated profits (collectively, “Special Damages”), occasioned by breach of any provision of this Agreement by the Depositary even if apprised of the possibility of such damages. The
Company shall not be liable to the Depositary for Special Damages occasioned by breach of any provision of this Agreement by the Company even if apprised of the possibility of such damages. 
  

 17 

 SECTION 5.09. Fees, Charges and Expenses. No charges and expenses of the Depositary or any
Depositary’s Agent hereunder shall be payable by any person, except as provided in this Section 5.09. The Company shall pay all transfer and other taxes and governmental charges arising solely from the existence of this Deposit Agreement. The
Company shall also pay all fees and expenses of the Depositary in connection with the initial deposit of the Preferred Shares and the initial issuance of the Depositary Shares evidenced by the Receipts, any redemption of the Preferred Shares at the
option of the Company and all withdrawals of the Preferred Shares by holders of Receipts, in each case, in the amount and manner set forth in that certain Transfer Agency and Service Agreement, dated as of
                    , 200    , by and between the Company and the Depositary (as the same may be amended, modified,
supplemented or replaced from time to time by the parties, the “Transfer Agency and Service Agreement”). If a holder of Receipts requests the Depositary to perform duties not required under this Deposit Agreement, the Depositary shall
notify the holder of time cost of the performance of such duties prior to the performance thereof. Upon approval of such cost by such holder, such holder will thereafter be liable for the charges and expenses related to such performance. All other
fees and expenses of the Depositary and any Depositary’s Agent hereunder and of any Registrar (including, in each case, fees and expenses of counsel) incident to the performance of their respective obligations hereunder will be promptly paid by
the Company pursuant to the terms of Transfer Agency and Service Agreement (or, if such agreement is no longer in effect, pursuant to such terms as the Company and the Depositary shall agree in good faith, which terms shall be at least as favorable
to the Depositary as those contained in such agreement as last in effect). The Depositary shall present its statement for fees and expenses to the Company every month or at such other intervals as the Company and the Depositary may agree.

  
 ARTICLE VI 
  
 AMENDMENT AND TERMINATION 
  
 SECTION 6.01. Amendment. The form of the Receipts and any provision of
this Deposit Agreement may at any time and from time to time be amended by agreement between the Company and the Depositary in any respect that they may deem necessary or desirable; provided, however, that no such amendment (other than any change in
the fees of any Depositary, Registrar or Transfer Agent that are payable by the Company) which (i) shall materially and adversely alter the rights of the holders of Receipts or (ii) would be materially and adversely inconsistent with the rights
granted to the holders of the Preferred Shares pursuant to the Articles Supplementary shall be effective unless such amendment shall have been approved by the holders of Receipts evidencing at least 66  2/3 of the Depositary Shares then outstanding. In no event shall any amendment impair the right, subject to the
provisions of Section 2.06 and Section 2.07 and Article III, of any holder of any Depositary Shares to surrender the Receipt evidencing such Depositary Shares with instructions to the Depositary to deliver to the holder the deposited Preferred
Shares and all money and other property if any, represented thereby, except in order to comply with mandatory provisions of applicable law. Every holder of an outstanding Receipt at the time any such amendment becomes effective shall be deemed, by
continuing to hold such Receipt, to consent and agree to such amendment and to be bound by this Deposit Agreement as amended thereby. 
  

 18 

 SECTION 6.02. Termination. This Deposit Agreement may be terminated by the Company upon not less
than 30 days’ prior written notice to the Depositary if (i) such termination is necessary to preserve the Company’s status as a real estate investment trust under the Internal Revenue Code of 1986, as amended (or any successor provision),
or (ii) the holders of Receipts evidencing at least a majority of the Depositary Shares then outstanding consent to such termination, whereupon the Depositary shall deliver or make available to each holder of a Receipt, upon surrender of the Receipt
held by such holder, such number of whole or fractional deposited Preferred Shares as are represented by the Depositary Shares evidenced by such Depositary Receipt, together with any other property held by the Depositary in respect of such Receipt.
In the event that this Deposit Agreement is terminated pursuant to clause (i) of the immediately preceding sentence, the Company hereby agrees to use its reasonable best efforts to list or quote the Preferred Shares issued upon surrender of the
Receipt evidencing the Depositary Shares represented thereby on a national securities exchange or interdealer quotation system. This Deposit Agreement will automatically terminate if (i) all outstanding Depositary Shares shall have been redeemed
pursuant to Section 2.03 or (ii) there shall have been made a final distribution in respect of the deposited Preferred Shares in connection with any liquidation, dissolution or winding up of the Company and such distribution shall have been
distributed to the holders of Receipts entitled thereto. 
  
 Upon
the termination of this Deposit Agreement, (i) the Company shall be discharged from all obligations under this Deposit Agreement except for its obligations to the Depositary, any Depositary’s Agent and any Registrar under Section 5.06 and
Section 5.09 and (ii) the Depositary shall be discharged from all obligations under this Deposit Agreement except for its obligations to the Company under Section 5.07. 
  
 ARTICLE VII 
  
 MISCELLANEOUS 
  
 SECTION 7.01. Counterparts. This Deposit Agreement may be executed in any number of counterparts, and by each of the parties hereto on separate
counterparts, each of which counterparts, when so executed and delivered, shall be deemed an original, but all such counterparts taken together shall constitute one and the same instrument. Delivery of an executed counterpart of a signature page to
this Deposit Agreement by telecopier shall be effective as delivery of a manually executed counterpart of this Deposit Agreement. Copies of this Deposit Agreement shall be filed with the Depositary and the Depositary’s Agents and shall be open
to inspection during business hours at the Corporate Office and the respective offices of the Depositary’s Agents, if any, by any holder of a Receipt. 
  
 SECTION 7.02. Exclusive Benefits of Parties. This Deposit Agreement is for the exclusive benefit of the parties hereto, and their respective
successors hereunder, and shall not be deemed to give any legal or equitable right, remedy or claim to any other person whatsoever. 
  

 19 

 SECTION 7.03. Invalidity of Provisions. In case any one or more of the provisions contained in
this Deposit Agreement or in the Receipts should be or become invalid, illegal or unenforceable in any respect, the validity, legality and enforceability of the remaining provisions contained herein or therein shall in no way be affected, prejudiced
or disturbed thereby. 
  
 SECTION 7.04. Notices. Any and
all notices to be given to the Company hereunder or under the Receipts shall be in writing and shall be deemed to have been duly given if personally delivered or sent by mail, or by telegram or facsimile transmission confirmed by letter, addressed
to the Company at: 
  
 Trustreet Properties, Inc. 
 450 South Orange Avenue 
 Orlando, Florida
32801 
 Attention: Corporate Secretary 
 Telephone No.: (407) 540-2000 
  
 or at any other address of which the
Company shall have notified the Depositary in writing. 
  
 Any
notices to be given to the Depositary hereunder or under the Receipts shall be in writing and shall be deemed to have been duly given if personally delivered or sent by mail, or by telegram or telex or telecopier confirmed by letter, addressed to
the Depositary at the Corporate Office to the attention of the General Counsel. 
  
 Any notices given to any record holder of a Receipt hereunder or under the Receipts shall be in writing and shall be deemed to have been duly given if personally delivered or sent by mail, or by telegram or telex or
telecopier confirmed by letter, addressed to such record holder at the address of such record holder as it appears on the books of the Depositary or, if such holder shall have filed with the Depositary in a timely manner a written request that
notices intended for such holder be mailed to some other address, at the address designated in such request. 
  
 Delivery of a notice sent by mail, or by telegram or telex or telecopier shall be deemed to be effected at the time when a duly addressed letter
containing the same (or a confirmation thereof in the case of a telegram or telex or telecopier message) is deposited, postage prepaid, in a post office letter box. The Depositary or the Company may, however, act upon any telegram or telex or
telecopier message received by it from the other or from any holder of a Receipt, notwithstanding that such telegram or telex or telecopier message shall not subsequently be confirmed by letter as aforesaid. 
  
 SECTION 7.05. Depositary’s Agents. The Depositary may from time
to time appoint Depositary’s Agents to act in any respect for the Depositary for the purposes of this Deposit Agreement and may at any time appoint additional Depositary’s Agents and vary or terminate the appointment of such
Depositary’s Agents. The Depositary will notify the Company of any such action. 
  
 SECTION 7.06. Holders of Receipts Are Parties. The holders of Receipts from time to time shall be deemed to be parties to this Deposit Agreement and shall be bound by all of the terms and conditions hereof and
of the Receipts by acceptance of delivery thereof. 
  

 20 

 SECTION 7.07. Governing Law. This Deposit Agreement and the Receipts and all rights hereunder and
thereunder and provisions hereof and thereof shall be governed by, and construed in accordance with, the law of the State of Maryland applicable to agreements made and to be performed in said State. 
  
 SECTION 7.08. Inspection of Deposit Agreement and Articles
Supplementary. Copies of this Deposit Agreement and the Articles Supplementary shall be filed with the Depositary and the Depositary’s Agents and shall be open to inspection during business hours at the Corporate Office and the respective
offices of the Depositary’s Agents, if any, by any holder of any Receipt. 
  
 SECTION 7.09. Headings. The headings of articles and sections in this Deposit Agreement and in the form of the Receipt set forth in Exhibit A hereto have been inserted for convenience only and are not to
be regarded as a part of this Deposit Agreement or to have any bearing upon the meaning or interpretation of any provision contained herein or in the Receipts. 
  

[SIGNATURE PAGE FOLLOWS] 
  

 21 

 IN WITNESS WHEREOF, Trustreet Properties, Inc. and
                     have caused this Deposit Agreement to be duly executed on their behalf as of the day and year first above set forth and
all holders of Receipts shall become parties hereto by and upon acceptance by them of delivery of Receipts issued in accordance with the terms hereof. 
  

			
	TRUSTREET PROPERTIES, INC.
		
	By:	 	  

	Name:	 	 
	Title:	 	 
	
	[NAME OF DEPOSITARY]
		
	By:	 	  

	Name:	 	 
	Title:	 	 

  

 22 

 EXHIBIT A 
  

Form of Receipt 
  
 DEPOSITARY RECEIPT FOR DEPOSITARY SHARES EACH REPRESENTING          
 OF A 
     % SERIES              PREFERRED SHARE 
 OF 
 TRUSTREET PROPERTIES, INC. 
 FORMED UNDER THE LAWS OF THE STATE OF MARYLAND 
  
 DEPOSITARY SHARES 
  
 THIS DEPOSITARY RECEIPT IS
TRANSFERABLE 
 IN NEW YORK, NY 
  
 SEE REVERSE FOR CERTAIN DEFINITIONS 
  
 CUSIP 
  
                         , as depositary (the “Depositary”), hereby certifies that
                 is the registered owner of depositary shares (“Depositary Shares”), each Depositary Share representing
                 of one Series                     
preferred share of beneficial interest, par value $.01 per share (the “Shares”), of Trustreet Properties, Inc., a Maryland corporation (the “Company”), on deposit with the Depositary, subject to the terms and entitled to the
benefits of the Deposit Agreement, dated as of                 , 200   (the “Deposit Agreement”), among the Company, the Depositary and
all holders from time to time of Depositary Receipts. By accepting this Depositary Receipt, the holder hereof becomes a party to and agrees to be bound by all the terms and conditions of the Deposit Agreement. This Depositary Receipt shall not be
valid or obligatory for any purpose or be entitled to any benefits under the Deposit Agreement unless it shall have been executed by the Depositary by the manual and or facsimile signature of a duly authorized officer. 
  
 The Company is authorized to issue common shares of beneficial interest and
one or more series or classes of preferred shares of beneficial interest. The Company will furnish without charge to each receipt holder, who so requests in writing, a statement of the rights, preferences, privileges and restrictions granted to or
imposed upon the respective classes of shares and upon the holders thereof, a copy of the Company’s declaration of trust and bylaws, and a copy of the Deposit Agreement. Any such request shall be made to the Company at the principal office of
the Company at 8270 Greensboro Drive, Suite 950, McLean, Virginia 22102, Attention: Secretary. 
  

 A-1 

 Dated: 
  

	
	Countersigned
	
	  

	Depositary, Transfer Agent and Registrar
	
	By:
	
	  

	AUTHORIZED OFFICER

  

 A-2 

 TRUSTREET PROPERTIES, INC. 
  
 THE COMMON SHARES OR PREFERRED SHARES OR OTHER SHARES REPRESENTED BY THIS CERTIFICATE ARE SUBJECT TO RESTRICTIONS ON
TRANSFER FOR THE PURPOSE OF THE TRUST’S MAINTENANCE OF ITS STATUS AS A REAL ESTATE INVESTMENT TRUST UNDER THE INTERNAL REVENUE CODE OF 1986, AS AMENDED (THE “CODE”). SUBJECT TO CERTAIN FURTHER RESTRICTIONS AND EXCEPT AS PROVIDED IN
THE DECLARATION OF TRUST OF THE TRUST, NO PERSON MAY (I) BENEFICIALLY OR CONSTRUCTIVELY OWN COMMON SHARES IN EXCESS OF 9.9% OF THE NUMBER OF OUTSTANDING COMMON SHARES, (II) BENEFICIALLY OR CONSTRUCTIVELY OWN SHARES OF ANY OTHER CLASS OR SERIES OF
PREFERRED SHARES IN EXCESS OF 9.9% OF THE NUMBER OF OUTSTANDING PREFERRED SHARES OF SUCH CLASS OR SERIES, (III) BENEFICIALLY OWN SHARES THAT WOULD RESULT IN THE SHARES BEING BENEFICIALLY OWNED BY FEWER THAN 100 PERSONS (DETERMINED WITHOUT REFERENCE
TO ANY RULES OF ATTRIBUTION), (IV) BENEFICIALLY OWN SHARES THAT WOULD RESULT IN THE TRUST BEING “CLOSELY HELD” UNDER SECTION 856(H) OF THE CODE, OR (V) CONSTRUCTIVELY OWN SHARES THAT WOULD CAUSE THE TRUST TO CONSTRUCTIVELY OWN 10% OR MORE
OF THE OWNERSHIP INTERESTS IN A TENANT OF THE TRUST’S REAL PROPERTY, WITHIN THE MEANING OF SECTION 856(D)(2)(B) OF THE CODE. ANY PERSON WHO ATTEMPTS TO BENEFICIALLY OR CONSTRUCTIVELY OWN SHARES IN EXCESS OF THE ABOVE LIMITATIONS MUST
IMMEDIATELY NOTIFY THE TRUST IN WRITING. IF ANY RESTRICTIONS ABOVE ARE VIOLATED, THE SHARES REPRESENTED HEREBY WILL BE TRANSFERRED AUTOMATICALLY TO A SHARE TRUST AND SHALL BE DESIGNATED SHARES-IN-TRUST TO A TRUSTEE OF A TRUST FOR THE BENEFIT OF ONE
OR MORE CHARITABLE BENEFICIARIES. IN ADDITION, UPON THE OCCURRENCE OF CERTAIN EVENTS, ATTEMPTED TRANSFERS IN VIOLATION OF THE RESTRICTIONS DESCRIBED ABOVE MAY BE VOID AB INITIO. ALL CAPITALIZED TERMS IN THIS LEGEND HAVE THE MEANINGS DEFINED IN THE
TRUST’S AMENDED AND RESTATED DECLARATION OF TRUST, AS THE SAME MAY BE FURTHER AMENDED FROM TIME TO TIME, A COPY OF WHICH, INCLUDING THE RESTRICTIONS ON TRANSFER, WILL BE SENT WITHOUT CHARGE TO EACH SHAREHOLDER WHO SO REQUESTS. SUCH REQUESTS
MUST BE MADE TO THE SECRETARY OF THE TRUST AT ITS PRINCIPAL OFFICE OR TO THE TRANSFER AGENT. 
  
 THE TRUST WILL FURNISH TO ANY SHAREHOLDER UPON REQUEST AND WITHOUT CHARGE A FULL STATEMENT OF THE DESIGNATIONS, PREFERENCES, CONVERSION AND OTHER RIGHTS, VOTING POWERS, RESTRICTIONS, LIMITATIONS AS TO DIVIDENDS,
QUALIFICATIONS AND TERMS AND CONDITIONS OF REDEMPTION OF SHARES OF EACH CLASS AUTHORIZED TO BE ISSUED AND, WITH RESPECT TO CLASSES OF SHARES OF BENEFICIAL INTEREST THAT MAY BE ISSUED IN SERIES, THE DIFFERENCE IN RELATIVE RIGHTS AND PREFERENCES
BETWEEN THE SHARES OF BENEFICIAL INTEREST OF EACH SERIES, TO THE EXTENT THAT THEY HAVE BEEN SET, AND THE AUTHORITY OF THE BOARD OF 
  

 A-3 

 TRUSTEES TO FIX AND DETERMINE THE RELATIVE RIGHTS AND PREFERENCES OF SUBSEQUENT SERIES. SUCH REQUEST MAY BE MADE TO THE
SECRETARY OF THE TRUST AT ITS PRINCIPAL OFFICE OR THE TRANSFER AGENT. 
  
 The following abbreviations, when used in the inscription on the face of this Depositary Receipt shall be construed as though they were written out in full according to applicable laws or regulations: 
  
 TEN COM as tenants in common 
 TEN ENT as tenants by the entireties 
 JT TEN as joint tenants with right of survivorship and not as tenants in common

  

							
	 UNIF GIFT MIN ACT—
	 	____________________	 	Custodian	 	_____________________
	 	 	(Cust)	 	 	 	(Minor)
			
	 	 	        UNDER Uniform Gifts to Minors Act	 	 
				
	 	 	____________________	 	 	 	 
	 	 	(State)	 	 	 	 
			
	 UNIF GIFT MIN ACT—
	 	____________________	 	Custodian (until age
                                       
 )
	 	 	(Cust)	 	 	 	 
			
	 	 	____________________	 	under Uniform Transfers
	 	 	(Minor)	 	 	 	 
				
	to Minors Act	 	____________________	 	 	 	 
	 	 	(State)	 	 	 	 

  
 Additional
abbreviations may also be used though not in the above list. 
  
 For Value Received,                          hereby sell, assign and transfer unto 
  

  

  
 PLEASE INSERT SOCIAL SECURITY OR OTHER IDENTIFYING NUMBER OF ASSIGNEE

  

  

  
 (Please print or typewrite name and
address including postal zip code of assignee) 
  

  

  

 A-4 

 Depositary Shares represented by the within Depositary Receipt, and do hereby 
 irrevocably constitute and appoint 
  

  
 Attorney to transfer the said Depositary
Shares on the books of the within named 
 Depositary with full power of substitution 
  

							
	Dated	  	  

	  	Signed	  	  

  
 NOTICE: THE SIGNATURE ON THIS
ASSIGNMENT MUST CORRESPOND WITH THE NAME AS WRITTEN UPON THE FACE OF THIS DEPOSITARY RECEIPT IN EVERY PARTICULAR, WITHOUT ALTERNATION OR ENLARGEMENT OR ANY CHANGE WHATEVER. 
  
  
 Signature(s) Guaranteed: 

  
 THE SIGNATURE(S) SHOULD BE GUARANTEED BY AN ELIGIBLE
GUARANTOR INSTITUTION (BANKS, STOCKBROKERS, SAVINGS AND LOAN ASSOCIATIONS AND CREDIT UNIONS WITH MEMBERSHIP IN AN APPROVED SIGNATURE GUARANTEE MEDALLION PROGRAM), PURSUANT TO S.E.C. RULE 17Ad-16. 
  

  

 A-5Agreement for Purchase and Sale of Real Property

 Exhibit 10.26 
  
 AGREEMENT FOR PURCHASE AND SALE OF REAL PROPERTY 
  
 This Agreement for Purchase and Sale of Real Property (“Agreement”) is made as of this 16th day of December, 2004
(“Effective Date”) by and between ELECTROGLAS, INC., a Delaware corporation (“Seller”), and INTEGRATED DEVICE TECHNOLOGY, INC., a Delaware corporation (“Buyer”). 
  
 RECITALS 
  
 A. Seller is the owner of a four-building campus containing an aggregate of approximately two hundred sixty-three thousand
thirty-nine (263,039) square feet located on approximately 21.507 acres of land commonly known as 6024 Silver Creek Valley Road, in the City of San Jose, County of Santa Clara, State of California. 
  
 B. Buyer desires to purchase and Seller desires to sell the above property
for the purchase price and on the terms and conditions herein set forth. 
  
 NOW, THEREFORE, in consideration of the foregoing and of the mutual covenants and conditions contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Seller and Buyer agree as follows: 
  
 1. 1. Purchase and Sale
of Property. Seller shall sell to Buyer, and Buyer shall purchase from Seller, upon the terms and conditions hereinafter set forth, the following: 
  
 2. 1.1 Real Property. The real property more particularly described on Exhibit “A” together with all of Seller’s right, title and interest in and to the
rights appurtenant thereto, any and all easements, rights of way or other appurtenances reflected in the public records and used in connection with the beneficial use and enjoyment of said real property and all of Seller’s right, title and
interest in and to all public roads and alleys adjoining or servicing said real property (collectively, the “Land”), together with the four buildings (“Building A,” “Building B”, “Building C” and
“Building D”) as more particularly described and identified on Exhibit “B” attached hereto containing in the aggregate approximately two hundred sixty-three thousand thirty-nine (263,039) square feet and all other buildings,
improvements and fixtures located on the Land (“Buildings”), and, with the exception of the Seller Retained Property (as defined in Section 1.3 below), all equipment owned by Seller and used in the operation of the Buildings, such as
heating, ventilating and air conditioning systems, compressors, vacuum systems, generators, and emergency power generators (“Building Improvements”) (the Buildings and Building Improvements are hereafter collectively referred to as the
“Improvements”) (the Land and the Improvements are hereafter collectively referred to as the “Real Property”). 
  
 3. 1.2 Intangible Personal Property. All air rights, licenses, franchises, permits, development rights, certificates of occupancy, entitlements, general
intangibles, authorizations and approvals now or hereafter owned by Seller and used in connection with the ownership, use and operation of the Real Property (“Intangible Personal Property”). 

 4. 1.3 Personal Property. Seller’s right, title and interest in (a) all furniture located within the
Buildings including, without limitation, office furniture, cubicles, demountable walls, cafeteria furniture, break room furniture, conference room furniture, lobby and ancillary furniture and patio furniture; (b) the security system servicing the
Buildings, including all equipment, software, cameras and infrastructure associated with the security system; (c) all cafeteria fixtures and equipment; (d) all audiovisual equipment located and used within the Buildings; and (e) all fitness center
equipment, all as more particularly described on Exhibit “C” attached hereto (collectively, the “Personal Property”), but excluding that certain personal property listed on Exhibit “C-l” attached hereto which will be
retained by Seller (“Seller-Retained Property”). 
  
 5. 1.4
Contracts. Seller’s right, title and interest, to the extent transferable, in the Contracts (as defined in Section 7.3 below) pertaining to the Real Property that Buyer elects to assume at the Close of Escrow pursuant to Section 7.3
hereof. 
  
 6. 1.5 Leases. Seller’s right, title and interest in the Leases
(as defined in Section 7.7 below) affecting the Real Property. 
  
  ̈.1.6 Documents. Seller’s right, title and interest, to the extent transferable, in all guarantees, warranties, surveys, engineering studies and
reports (including, without limitation, soils, environmental, geotechnical and structural surveys and studies), permits required for the operation of the Real Property, licenses, certificates, franchises and building plans and specifications
relating to the Real Property (collectively, the “Documents”). 
  
  ̈.The Real Property, Intangible Personal Property, Personal Property, Contracts and Documents are hereafter collectively referred to as
the “Property.” 
  
 7. 2. Purchase Price. Buyer shall pay
Twenty-nine Million Dollars ($29,000,000) for the Property (“Purchase Price”). 
  
 8. 3. Payment of Purchase Price. The Purchase Price for the Property shall be evidenced by and paid to Seller as follows: 
  
 9. 3.1 Initial Deposit. Prior to Buyer’s execution of this Agreement, Buyer deposited with Escrow Holder (as defined in Section 4.1 below), the amount of Two Hundred
Fifty Thousand Dollars ($250,000.00) (“Initial Deposit”). Pursuant to written instructions from Buyer, Escrow Holder placed the Initial Deposit in an interest-bearing account with all interest accruing to Buyer. If Buyer terminates this
Agreement or is deemed to have terminated this Agreement prior to or upon the expiration of the Feasibility Period (as defined in Section 6 below), Escrow Holder shall return the Initial Deposit and all interest accrued thereon to Buyer. If Buyer
gives Seller and Escrow Holder written notice of approval of Buyer’s Feasibility Conditions (as defined in Section 6.1) prior to the expiration of the Feasibility Period in accordance with Section 6.2, the Initial Deposit shall become
nonrefundable to Buyer, except as otherwise provided in this Agreement. The Initial Deposit shall be credited against the Purchase Price at the Close of Escrow (as defined in Section 4.2 below). 
  
 10. 3.2 Additional Deposit. Unless Buyer terminates this Agreement or this Agreement is
deemed terminated in accordance with Section 6.2, Buyer shall, on or before the last day of the Feasibility Period, deposit with Escrow Holder cash in the amount of Two Hundred Fifty Thousand Dollars ($250,000) (“Additional Deposit”).

 Escrow Holder shall deposit the Additional Deposit into an interest-bearing account together with the Initial Deposit.
The Additional Deposit shall be nonrefundable, except as otherwise provided in this Agreement. The Additional Deposit shall be credited against the Purchase Price at the Close of Escrow. If Buyer fails to complete the purchase of the Property in
accordance with this Agreement, then Seller shall be entitled to retain the Initial Deposit and the Additional Deposit as liquidated damages pursuant to Section 13.1 hereof. 
  
 11. 3.3 Purchase Price Balance. On or before the Closing Date (as defined in Section 4.2), Buyer shall deposit with Escrow Holder cash in
the amount of the Purchase Price, less the sum of the Initial Deposit and the Additional Deposit and all interest accrued thereon. 
  
  ̈.3.4 Allocation of Purchase Price. A portion of the
Purchase Price equal to Two Hundred Fifty Thousand Dollars ($250,000) shall be allocated to the tangible personal property subject to state and local sales tax not including fixtures conveyed by Seller to Buyer hereunder. Seller shall pay all sales
taxes levied upon the sale of such tangible personal property not including fixtures and shall indemnify, defend and hold Buyer harmless from all such sales tax liability. The foregoing obligation shall survive the Close of Escrow. 
  
  ̈.4. Escrow. 
  
 12. 4.1 Escrow Holder.
Concurrently with the execution of this Agreement, the parties shall open an escrow (“Escrow”) with First American Title Company, whose address is 1737 North First Street, Suite 100, San Jose, California 95112, Attention: Ms. Dian Blair,
(408) 451-7800 (“Escrow Holder” or “Title Company”, as applicable) for purposes of consummating the transaction contemplated by this Agreement. Concurrently with the opening of Escrow, the parties shall deliver to Escrow Holder a
copy of this Agreement and instructions for the disposition of the Initial Deposit and Additional Deposit in accordance with the terms of this Agreement. At least twenty-four (24) hours prior to the Close of Escrow, Buyer and Seller shall each
deliver to Escrow Holder written closing instructions and all executed documents, payments and funds necessary to complete the same in accordance with the terms hereof. 
  
 13. 4.2 Close of Escrow. Subject to the satisfaction of the conditions precedent set forth in Section 8, the Close of Escrow for the
purchase and sale of the Property shall occur on January 5, 2005. For purposes of this Agreement, the “Close of Escrow” or the “Closing Date” shall mean the date that the Grant Deed (as defined in Section 10.1.1) is recorded by
Escrow Holder in the Official Records of Santa Clara County, California. If possible, the parties shall arrange a special recording with the Escrow Holder so that Buyer may wire the balance of the Purchase Price into Escrow on the Closing Date and
Seller’s proceeds may be wired to Seller the same day. If a special recording is not permitted by the County Recorder on the Closing Date, then Buyer shall deposit the balance of the Purchase Price into Escrow the day prior to the Closing Date.

  

	 	5.	Title. 

  

	 	5.1	Approval of Title and Survey. 

  

	 	5.1.1	Title Approval. Prior to the Effective Date, Escrow Holder provided 

 Buyer with a current preliminary title report for the Real Property (the “Title Report”) issued by Escrow
Holder, together with copies of all related underlying documents. By letter to Seller’s counsel dated December 15, 2004, Buyer notified Seller of Buyer’s objections to specific exceptions to title as reflected in the Title Report
(“Disapproved Title Exceptions”). All other exceptions to title shown on the Title Report not included in the Disapproved Title Exceptions shall be deemed approved by Buyer. Within three (3) days after receipt of Buyer’s notice of any
Disapproved Title Exceptions, Seller may elect to (i) commit to cause such Disapproved Title Exceptions to be released of record or to cause the Title Company to endorse over such Disapproved Title Exceptions, prior to the Close of Escrow, or (ii)
elect not to commit to remove any Disapproved Title Exceptions. If Seller fails to give notice of its election within said three (3) day period, Seller shall be deemed to have elected not to remove any Disapproved Title Exceptions. Notwithstanding
the foregoing, Seller shall be obligated to remove any delinquent taxes or assessments, mechanic’s liens, judgment liens or monetary encumbrances (other than assessment district liens) affecting the Property (collectively, “Monetary
Encumbrance”) prior to the Close of Escrow. Notwithstanding the foregoing, Seller may remove any mechanic’s lien affecting the Property by means of a bond that removes such lien from title. If Seller elects or is deemed to have elected not
to remove any Disapproved Title Exceptions, Buyer shall have until the expiration of the Feasibility Period, to (i) elect to terminate this Agreement, or (ii) waive its objection to the Disapproved Title Exceptions and proceed to the Close of
Escrow. Buyer’s failure to make such election within said three (3) day period shall be deemed Buyer’s waiver of the Disapproved Title Exceptions and election to proceed to the Close of Escrow. 
  
 1. 5.1.2 Survey Approval. During the Feasibility Period, Buyer shall have the right, but not
the obligation to obtain an ALTA survey of the Real Property (“Survey”). On or before December 23, 2004, Buyer may notify Seller in writing of any objections Buyer may have with respect to the Survey (“Disapproved Survey
Exceptions”). Failure of Buyer to give Seller written notice of any Disapproved Survey Exceptions on or before December 23, 2004 shall be deemed Buyer’s approval of the Survey. If Buyer provides notice of any Disapproved Survey Exceptions,
then on or before December 27, 2004, Seller may elect to (i) cause such Disapproved Survey Exceptions to be removed prior to the Close of Escrow, or (ii) elect not to commit to remove any Disapproved Survey Exceptions. If Seller fails to give notice
of its election on or before December 27, 2004, Seller shall be deemed to have elected not to remove any Disapproved Survey Exceptions. If Seller elects or is deemed to have elected not to remove any Disapproved Survey Exceptions, Buyer shall have
the until and including December 29, 2004 to (A) elect to terminate this Agreement, or (B) waive its objection to the Disapproved Survey Exceptions and proceed to the Close of Escrow. Buyer’s failure to make such election within said time
period shall be deemed Buyer’s waiver of the Disapproved Survey Exceptions and election to proceed to the Close of Escrow. 
  
 2. 5.1.3 Termination of Agreement. In the event this Agreement is terminated pursuant to this Section 5.1, Escrow Holder shall return the Initial Deposit and all interest
accrued 

 thereon to Buyer, and thereafter neither party shall have any further obligation hereunder except with respect to the
indemnity obligations pursuant to Sections 7.6 and 12 of this Agreement. 
  
 1.
5.2 Failure to Remove Disapproved Exceptions. If, after having committed to remove a Disapproved Title Exception or Disapproved Survey Exception, Seller is unable, despite its best efforts, to cause such Disapproved Title Exception or Survey
Exception to be released of record or endorsed over, Buyer shall have the option, on or before the Close of Escrow, to (i) terminate this Agreement by written notice to Seller and Escrow Holder, in which case Escrow Holder shall immediately return
to Buyer the Initial Deposit and Additional Deposit and all interest accrued thereon by Buyer’s unilateral instruction and thereafter neither party shall have any further obligation hereunder except with respect to the indemnity obligations in
Sections 7.6 and 12 of this Agreement, or (ii) waive its objection to the Disapproved Title Exception or Disapproved Survey Exception in question by delivering written notice of such waiver to Seller and Escrow Holder and proceed to the Close of
Escrow without adjustment in the Purchase Price. If Buyer fails to deliver the waiver notice described in the preceding sentence, Buyer shall be deemed to have elected to proceed under clause (i) above. Notwithstanding the foregoing, Seller’s
failure to remove a Monetary Encumbrance on or before the Close of Escrow shall be a default by Seller under this Agreement. Seller may use its proceeds from the Purchase Price to remove any Monetary Encumbrance. 
  
 2. 5.3 Permitted Exceptions. As used herein, “Permitted Exceptions” shall
mean all exceptions to title shown on the Title Report which are (i) standard preprinted exceptions in the Title Policy (as defined in Section 5.5) issued by Escrow Holder other than the “creditors rights” exception, which Seller shall
cause to be removed, (ii) general and special real property taxes and assessments, a lien not yet due and payable, (iii) any other liens, easements, encumbrances, covenants, conditions and restrictions of record approved or expressly waived or
deemed waived pursuant to Section 5.1, (iv) all Survey exceptions approved or expressly waived or deemed waived pursuant to Section 5.1 and (v) Seller’s Lease (as defined in Section 5.6). 
  
 3. 5.4 New or Additional Exceptions. Prior to the Close of Escrow, Seller shall not create or
allow to exist any additional title exceptions, execute any leases of the Property or further encumber the Property for a period beyond the Close of Escrow, except with Buyer’s prior written consent, which may be given or withheld in
Buyer’s sole and absolute discretion. If between the date of Buyer’s approval of title and the Close of Escrow, any additional exception to title appears as shown in a supplemental title report issued by the Title Company that is not
approved by Buyer or caused by Buyer or Buyer’s activities on the Property (in which case the additional title exception shall be deemed a Permitted Exception), Buyer shall give prompt written notice of such new title exception to Seller.
Seller shall be obligated to remove from title (or to cause to be insured over to Buyer’s reasonable satisfaction) any Monetary Encumbrance or such additional title exceptions that are voluntarily created by Seller between the expiration of the
Feasibility Period and the Close of Escrow. With respect to any such additional title exceptions that are not a Monetary Encumbrance or that were not voluntarily created by Seller, Buyer shall have the right to either (i) terminate this Agreement by
giving written 

 notice to Seller and Escrow Holder and obtain the refund of the Initial Deposit and Additional Deposit and all interest
accrued thereon and thereafter neither party shall have any further obligation hereunder 
  
 except with respect to the indemnity obligations pursuant to Sections 7.6 and 12 of this Agreement, or 
  
 (ii) proceed with the Close of Escrow and acquire the Property subject to such additional title exceptions without any adjustment in the Purchase Price. 
  
 1. 5.5 Title Insurance. Buyer’s obligation to proceed to the Close of Escrow shall be
conditioned upon the commitment by Escrow Holder to issue an ALTA Extended Coverage Owner’s Policy of Title Insurance with such endorsements as Buyer may require and which Escrow Holder agrees to issue during the Feasibility Period with a
liability limit equal to the Purchase Price, insuring fee simple title to the Real Property vested in Buyer subject only to the Permitted Exceptions (the “Owner’s Title Policy”). Buyer shall be responsible, at Buyer’s sole cost
and expense, for obtaining an ALTA Survey of the Property, and the payment of the ALTA portion of the title policy premium and the cost of any endorsements required by Buyer. 
  
 2. 5.6 Seller’s Lease. Seller shall continue to occupy all of the Buildings after the Close of Escrow pursuant to a Lease in the
form attached hereto as Exhibit “D” (“Lease”), which Seller and Buyer shall execute and deliver into Escrow prior to the Close of Escrow. 
  
 3. 6. Buyer’s Feasibility Conditions. Buyer’s obligation to purchase the Property under this Agreement shall be conditioned and contingent upon the satisfaction
or waiver in Buyer’s sole and absolute discretion of the feasibility conditions set forth in Section 6.1 (“Buyer’s Feasibility Conditions”) on or before 5:00 p.m. Pacific Time on December 22, 2004 (“Feasibility
Period”). 
  
 4. 6.1 Buyer’s Feasibility Conditions. Buyer’s
Feasibility Conditions shall consist of the following: 
  
 1. 6.1.1 Title.
Buyer’s approval of the state of title to the Property, including (i) review and approval of the Title Report and of all documents constituting title exceptions thereunder, (ii) review and approval of an ALTA Survey for the Property (at
Buyer’s option), and (iii) a determination that Escrow Holder will issue at the Close of Escrow the Owner’s Title Policy in the form specified in Section 5.5. 
  
 2. 6.1.2 Due Diligence Documents. Buyer’s review and approval of the Due Diligence Documents (as defined in Section 7.1).

  
 6.1.3 Contracts. Buyer’s review, approval and
designation of those Contracts that Buyer will assume at the Close of Escrow in accordance with Section 7.3. 
  
 6.1.4 Leases. Buyer’s review and approval of the Leases. 
  
 3. 6.1.5 Project Approvals. Buyer’s determination (i) that Buyer’s intended use of the Property conforms with all applicable
zoning ordinances, subdivision laws, covenants, conditions and restrictions and all other land use laws and regulations to which the Property is subject, (ii) that the City will not impose any undue restrictions on approvals required for
Buyer’s intended use of the Property; (iii) that Buyer will be able to obtain all governmental approvals and permits necessary for Buyer’s intended use of the Property; and (iv) that the Property is otherwise satisfactory for Buyer’s
intended use. 

 1. 6.1.6 Physical Inspection. Buyer’s approval of such Physical Inspections (as defined in Section 7.4) which Buyer
elects to undertake with respect to the Property during the Feasibility Period. All costs, expenses, liabilities or charges incurred in or related to the performance of any and all such Physical Inspections shall be the responsibility of Buyer.

  
 2. 6.1.7 Environmental Condition. Buyer’s approval of the
environmental condition of the Property, such Environmental Investigations (as defined in Section 7.5) which Buyer elects to undertake with respect to the Property during the Feasibility Period and Buyer’s review and approval of all studies,
reports and documents relating to the environmental condition of the Property and properties in the vicinity of the Property, if any. All costs, expenses, liabilities or charges incurred in or related to the performance or review of any
Environmental Investigation shall be the responsibility of Buyer. 
  
 3. 6.1.8
Other Matters. Buyer’s investigation and approval of such other matters concerning the Property as Buyer deems appropriate or necessary in its sole discretion. 
  
 4. 6.2 Waiver or Satisfaction of Conditions. Buyer’s Feasibility Conditions are solely for the benefit of Buyer and may be waived by
Buyer in writing. If Buyer approves Buyer’s Feasibility Conditions, Buyer shall give Seller and Escrow Holder written notice of such approval not later than 5:00 p.m. Pacific Time on the last day of the Feasibility Period. If Buyer gives
written notice of disapproval of Buyer’s Feasibility Conditions or fails to give written notice of approval of Buyer’s Feasibility Conditions prior to 5:00 p.m. Pacific Time on the last day of the Feasibility Period, this Agreement shall
be deemed terminated, the Initial Deposit and all interest accrued thereon shall be returned to Buyer, and neither party shall have any further obligation hereunder except for Buyer’s indemnity obligation under Sections 7.6 and 12 hereof.
Buyer’s failure to give its notice of approval of Buyer’s Feasibility Conditions prior to 5:00 p.m. Pacific Time on the last day of the Feasibility Period shall be deemed Buyer’s disapproval of Buyer’s Feasibility Conditions.
Buyer’s timely notice of approval of Buyer’s Feasibility Conditions shall serve as Buyer’s election to proceed to the Close of Escrow. 
  
 7. Due Diligence Documents; Right of Entry. 
  
 7.1 Due Diligence Documents. To the extent Seller has not already provided such documents to Buyer prior to the Effective Date, Seller shall, immediately
after the Effective Date, provide Buyer with copies of the following documents for Buyer’s review during the Feasibility Period, to the extent such documents exist and are in the possession of Seller or its consultants (collectively, “Due
Diligence Documents”): 
  
 (a) the originals or copies of
the “as-built” architectural and engineering plans and specifications for the Buildings and Building Improvements; 

 (b) any existing ALTA survey of the Real Property; 
  
  ̈. (c) copies of all Phase I and Phase II environmental reports and any other environmental reports, and any soils reports; 
  
 (d) a copy of any covenants, conditions and restrictions recorded against the Real Property; 
  
 (e) copies of real property tax bills for the fiscal years 2002-2003, 2003-2004 and 2004-2005; 
  
 (f) copies of any and all permits and certificates of occupancy issued by any
governmental authority with respect to the Buildings or the Real Property; 
  
 (g) copies of all Contracts and Documents; 
  
  ̈. (h) copies of any leases, licenses or occupancy agreements made between Seller and any tenants, licensees or occupants of the
Property; 
  
 (i) copies of the operating statements for the
Property for 2005 and for the years 2003 and 2004, including operating expense history and all capital expenditures; 
  
 (j) copies of the most recent fire department inspection reports; 
  

 ̈.(k) a schedule of any offsite or onsite improvement work
Seller is obligated to complete, but has not yet completed, and capital improvement work in process, if any; 
  
  ̈.(l) all materials provided to Seller by any previous potential purchaser of the Property; and 
  
  ̈.(m) Such other documents, plans, records, files or other information regarding the Real Property, Buildings, Building Improvements, Personal Property, Intangible Personal Property, Contracts and Documents as may be
in the possession of Seller or its agents and consultants excluding corporate, financial and accounting records or other proprietary information regarding the operations of Seller. 
  
 1. 7.2 Due Diligence Documents List. To the extent Seller has not done so prior to the Effective Date, Seller shall provide Buyer with a
list of the Due Diligence Documents upon the Effective Date. 
  
 2. 7.3
Contracts. To the extent Seller has not done so prior to the Effective Date, Seller shall, immediately upon execution of this Agreement, provide Buyer with copies of all service, operation and maintenance contracts affecting the Property
(“Contracts”). Prior to the expiration of the Feasibility Period, Buyer shall provide Seller with written notice designating all Contracts that Buyer elects to assume at the Close of Escrow. With respect to all other Contracts, Seller
shall terminate such Contracts prior to the Close of Escrow; provided, however, to the extent that any of such Contracts are not terminable by Seller in the time frame between the expiration of the Feasibility Period and the Close of Escrow, then
Seller shall remain liable for any 

 payments under such Contracts until the date of termination thereof. Notwithstanding the foregoing, to the extent Seller
desires to use the cafeteria and fitness center in Building D during the term of the Lease, Seller shall maintain any Contracts applicable to the operation and maintenance of the cafeteria and fitness center in full force and effect after the Close
of Escrow and shall be responsible for any payments due to the vendors under such Contracts. 
  
 1. 7.4 Physical Inspection. During the Feasibility Period, Buyer and Buyer’s employees, agents, contractors and consultants (“Buyer’s Parties”) shall have the right to enter the Real
Property to perform such investigations and inspections of the Property, including but not limited to soil, engineering, geological, structural and visual tests and inspections (collectively, “Physical Inspections”) as Buyer deems
reasonably necessary at Buyer’s sole cost and expense. In conducting such Physical Inspections, Buyer and Buyer’s Parties shall comply with all applicable laws, statutes, ordinances, rules and regulations. Buyer shall provide reasonable
advance notice (which may be telephonic) to Seller at Seller’s address for notice set forth in Section 16.1 of any desired entry onto the Real Property by Buyer or Buyer’s Parties to perform Physical Inspections, stating the date on which
Buyer desires such entry to occur, the name, address and telephone number of the Buyer’s Party who will make the entry, and the nature and location on the Real Property of the inspection to be performed. In the event that Buyer proposes to
perform any destructive or invasive Physical Inspection, Seller shall approve or disapprove the proposed Physical Inspection within one (1) business day after receipt of such notice; provided, however, that Seller shall not unreasonably withhold
approval to any invasive Physical Inspection. Seller’s failure to provide disapproval within said one (1) business day period shall be deemed Seller’s approval of such Physical Inspection. If Buyer or Buyer’s Parties take any sample
from the Property in connection with an invasive Physical Inspection, Buyer shall provide to Seller a portion of such sample to allow Seller, if it so chooses, to perform its own testing. If Buyer does not purchase the Property and has received a
refund of the Initial Deposit and Additional Deposit, then Buyer shall deliver copies of any reports relating to Physical Inspections performed by Buyer or Buyer’s Parties. At Seller’s option, any Physical Inspection that Buyer desires to
perform within the Buildings may be scheduled before or after Seller’s regular working hours so as not to interfere with Seller’s use and occupancy of the Building. Buyer shall promptly repair any damage to the Buildings occurring as a
result of a Physical Inspection to the condition that existed prior to such damage at its sole cost and expense. All Physical Inspections shall be subject to Section 7.6 hereof. 
  
 2. 7.5 Environmental Investigations. During the Feasibility Period, Buyer and Buyer’s Agents may enter the Real Property to perform
such environmental assessments (including a Phase I and Phase II environmental assessment) of the Real Property (“Environmental Investigation”) which Buyer elects to undertake at Buyer’s sole cost and expense. Prior to performing any
Environmental Investigation, Buyer shall submit to Seller at Seller’s address for notice set forth in Section 16.1 below, prior written notice of the date of Buyer’s proposed entry onto the Real Property for such Environmental
Investigation, the name of Buyer’s environmental consultant who will conduct the investigation, and a description of the Environmental Investigation to be performed. In the event that Buyer proposes to perform any Environmental Investigation
involving soil and/or groundwater sampling, 

 Seller shall approve or disapprove the proposed Environmental Investigation within one (1) business day after receipt of
such notice; which approval may be withheld in Seller’s sole discretion; provided, however, if Seller disapproves of the proposed Environmental Investigation, Seller shall provide Buyer with written notice of its disapproval and the reasons
therefor. Seller’s failure to provide written notice of disapproval within said one (1) business day period shall be deemed Seller’s approval of such Environmental Investigation. If Buyer or Buyer’s Parties take any sample from the
Property in connection with an Environmental Investigation involving soil and/or groundwater sampling, Buyer shall provide to Seller a portion of such sample to allow Seller, if it so chooses, to perform its own testing. If Buyer does not purchase
the Property and has received a refund of the Initial Deposit and Additional Deposit, then Buyer shall deliver copies of any reports relating to Environmental Investigation performed by Buyer or Buyer’s Parties. If the Environmental
Investigation will occur within the Buildings, Seller may require that such Environmental Investigation be performed either before or after Seller’s regular working hours so as not to interfere with Seller’s use and occupancy of the
Buildings. Buyer shall, at its sole cost and expense, obtain any and all permits and approvals required from applicable governmental agencies prior to commencing any testing that will disturb the surface of the Real Property. Seller’s
representatives may be present at all times during the activities of Buyer and/or Buyer’s Parties on the Property. All Environmental Investigations shall be subject to Section 7.6 hereof. 
  
 7.6 Insurance, Indemnity. Buyer shall maintain a policy or policies of
commercial general liability insurance insuring against claims and liabilities arising directly from or related to acts, omissions or investigations of Buyer and Buyer’s Parties in, on, or about the Real Property during the Feasibility Period.
Such insurance shall have limits of not less than Two Million Dollars ($2,000,000.00) per occurrence and shall (i) specifically name Seller as an additional insured during the Feasibility Period, (ii) not be canceled or the coverage or liability
limits reduced without thirty (30) days prior written notice to Seller, and (iii) provide coverage which is primary to such coverage carried by Seller and not in excess thereto. Buyer shall deliver insurance certificates to Seller prior to any entry
onto the Real Property by Buyer or any of Buyer’s Parties. Buyer shall indemnify, defend and hold Seller harmless from and against any and all claims, liabilities, costs and expenses, including reasonable attorneys’ fees and other direct
costs that Seller may actually incur as a result of Buyer’s activities on the Real Property; provided, however, that the foregoing indemnity shall not apply to (i) any loss, liability, cost, claim, damage, injury or expense to the extent
arising from or related to the acts or omissions of Seller, (ii) any diminution in value in the Property arising from or relating to matters discovered by Buyer during its investigation of the Property, (iii) any latent defects in the Property
discovered by Buyer, and 
  
 (iv) the release or spread of any Hazardous
Substances which are discovered (but not deposited) on or under the Real Property by Buyer. The foregoing indemnity shall survive beyond the Close of Escrow, or, if the sale is not consummated, beyond the termination of this Agreement. 

 7.7 Leases. Seller has entered into those certain leases of portions of the Real Property more
particularly described on Exhibit “E” attached hereto (“Leases”). At the Close of Escrow, Seller shall assign to Buyer all of Seller’s right, title and interest in the Leases pursuant to that certain Assignment and
Assumption of Leases in the form attached hereto as Exhibit “I” (“Assignment of Leases”). During the Feasibility Period, Buyer shall have the right to obtain an estoppel certificate from each of the tenants under the Leases.
Seller shall cooperate with Buyer in Buyer’s efforts to obtain such estoppel certificates. Buyer’s receipt of any such estoppel certificate shall not be a condition precedent to Buyer’s obligations hereunder. 
  
 7.8 Buyer’s Independent Investigation. 
  
 7.8.1 Buyer acknowledges and agrees that it has been given and will be
given before the end of the Feasibility Period, a full opportunity to inspect and investigate each and every aspect of the Property (as it exists as of the end of the Feasibility Period), either independently or through Buyer’s Parties,
including, without limitation: 
  
  ̈.(a) all matters relating to title, together with all governmental and legal requirements such as taxes, assessments, zoning, use permit requirements and building codes; 

 
  ̈.(b) subject to Sections 7.4 and 7.5 hereof, the physical and environmental condition of the Property; 
  
  ̈.(c) any easements and/or access rights affecting the Property;

  
  ̈.(d) the Contracts; and 
  
  ̈.(e) all other matters of material significance affecting the Property. 
  
 1. 7.8.2 BUYER SPECIFICALLY ACKNOWLEDGES AND AGREES THAT, EXCEPT FOR SELLER’S REPRESENTATIONS AND WARRANTIES SET FORTH IN SECTION 9.1
BELOW, SELLER IS SELLING AND BUYER IS PURCHASING THE PROPERTY ON AN “AS IS WITH ALL FAULTS” BASIS AND THAT EXCEPT FOR BUYER’S RELIANCE ON SELLER’S REPRESENTATIONS AND WARRANTIES SET FORTH IN SECTION 9.1 BELOW, BUYER IS NOT
RELYING ON ANY REPRESENTATIONS OR WARRANTIES OF ANY KIND WHATSOEVER, EXPRESS OR IMPLIED, FROM SELLER OR ITS AGENTS AS TO ANY MATTERS CONCERNING THE PROPERTY, INCLUDING WITHOUT LIMITATION: (i) the quality, nature, adequacy and physical condition of
the Property, (ii) the quality, nature, adequacy, and physical condition of soils, geology and any groundwater, (iii) the existence, quality, nature, adequacy and physical condition of utilities serving the Property, (iv) the development potential
of the Property, and the Property’s use, habitability, merchantability or fitness, suitability, value or adequacy of the Property for any particular purpose, (v) the zoning or other legal status of the Property or any other public or private
restrictions on the use of the Property, (vi) the compliance of the Property or its operation with any applicable codes, laws, regulations, statutes, 

 ordinances, covenants, conditions and restrictions of any governmental or quasi-governmental entity or of any other
person or entity, (vii) the condition of title to the Property, (viii) the economics of the operation of the Property and (ix) the type, quality or nature of any use or business conducted on any neighboring property. 
  
 2. 7.9 Release. Except as provided below in this Section 7.9, Buyer on behalf of itself and
its successors and assigns waives its right to recover from, and forever releases and discharges Seller, Seller’s affiliates, and the partners, shareholders, directors, officers, employees and agents of each of them, and their respective heirs,
successors, personal representatives and assigns, from any and all demands, claims, legal or administrative proceedings, losses, liabilities, damages, penalties, fines, liens, judgments, costs or expenses whatsoever (including, without limitation,
attorneys’ fees and costs), whether direct or indirect, known or unknown, foreseen or unforeseen, that may arise on account of or in any way be connected with the physical condition of the Property or any law or regulation applicable thereto,
including, without limitation, the Comprehensive Environmental Response, Compensation and Liability Act of 1980, as amended (42 U.S.C. Section 9601 et seq.), the Resource Conservation and Recovery Act of 1976 (42 U.S.C. Section 6901 et seq.), the
Clean Water Act (33 U.S.C. Section 1251 et seq.), the Safe Drinking Water (42 U.S.C. Section 300f et seq.), the Hazardous Materials Transportation Act (49 U.S.C. Section 1801 et seq.), the Toxic Substances Control Act (15 U.S.C. Section 2601 et
seq.), the California Hazardous Waste Control Law (California Health and Safety Sections 25100-25600), the Porter-Cologne Water Quality Control Act (California Water Code Section 13000 et seq.) and the Safe Drinking Water and Toxic Enforcement Act
(California Health and Safety Code Section 25249.5 et seq.). The foregoing release and waiver shall not extend to any claims Buyer and its successors and assigns may have with respect to (i) a breach by Seller of any of Seller’s representations
and warranties set forth in Section 9.1, (ii) fraud, (iii) breach of the Lease by Seller; (iv) breach of any obligations of Seller under this Agreement that survive the Close of Escrow, and (v) any third-party claims for personal injury or property
damage arising out of Seller’s use, occupancy or operations at the Property prior to the Close of Escrow or during the term of the Lease. 
  
 In connection with the release provided for above, Buyer expressly waives the benefits of Section 1542 of the California Civil Code, which provides as
follows: “A GENERAL RELEASE DOES NOT EXTEND TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH IF KNOWN BY HIM MUST HAVE MATERIALLY AFFECTED HIS SETTLEMENT WITH THE
DEBTOR.” 
  
 The provisions of this Section 7.9 shall survive
the Close of Escrow but shall only be effective against Buyer in the event the parties have consummated the Close of Escrow hereunder. 
  
 1. 8. Buyer’s Conditions to Close of Escrow. The Close of Escrow and Buyer’s 

 obligation to consummate the transactions contemplated by this Agreement are subject to the satisfaction of the following
conditions (or Buyer’s waiver thereof) for Buyer’s benefit on or prior to the Close of Escrow (“Buyer’s Closing Conditions”): 
  
 2. 8.1 Title Policy. The Title Company shall be committed to issue to Buyer the Owner’s Title Policy in the form specified in Section 5.5; 
  
 3. 8.2 Feasibility Conditions. Buyer has approved or waived Buyer’s Feasibility
Conditions prior to the expiration of the Feasibility Period; 
  
 4. 8.3 Seller
Performance. Seller shall have performed all obligations to be performed by Seller pursuant to this Agreement prior to the Close of Escrow; 
  
 5. 8.4 Delivery of Documents. Seller shall have deposited into Escrow for delivery to Buyer at the Close of Escrow the documents described and required pursuant to
Section 11.1 of this Agreement; 
  
 6. 8.5 Representations and Warranties. No
event or circumstance shall have occurred which would make any of Seller’s representations, warranties and covenants set forth in this Agreement untrue as of the Close of Escrow; and 
  
 7. 8.6 No Change. There shall have occurred no material adverse change in the environmental condition of the Property that would
materially impair the use of the Property for the conduct of Buyer’s business in the period between the expiration of the Feasibility Period and the Close of Escrow. 
  
 If any of Buyer’s Closing Conditions have not been satisfied by the Closing Date, then Buyer shall give Seller and
Escrow Holder written notice on or before the Closing Date specifying the particular condition that has not been satisfied. If Buyer delivers such notice, then Seller may postpone the Close of Escrow for a period up to ten (10) days after the
scheduled Closing Date in order to permit Seller to take such action as is necessary to cause the closing condition specified in Buyer’s notice to be satisfied. If the condition specified in Buyer’s notice is not satisfied on the Closing
Date, as extended, then Buyer may terminate this Agreement by providing written notice of such termination to Seller and Escrow Holder on or within fifteen (15) days after the extended Closing Date. If Buyer so terminates this Agreement, Escrow
Holder shall return the Initial Deposit and Additional Deposit and all interest accrued thereon to Buyer, and neither party shall have any further obligation hereunder except for the indemnity obligations under Sections 7.6 and 12 hereof.
Notwithstanding the foregoing, if any of Buyer’s Conditions Precedent set forth in Sections 8.3, 8.4 and 8.5 are not satisfied, Buyer shall have all of the rights and remedies set forth in Section 13.2. 
  
 9. Representation and Warranties. 
  
 9.1 Seller’s Representations and Warranties. Seller hereby makes
the following representations and warranties to Buyer as of the Effective Date and as of the Close of Escrow. 
  
 1. 9.1.1 Authority. Seller is a corporation duly formed in the State of Delaware, validly existing and in good standing under the laws of the State of California and has all requisite power and authority to own
its properties and to transact its business. Seller has 

 full right, power and authority and is duly authorized to enter into this Agreement, to perform each of the covenants on
its part to be performed hereunder and to execute and deliver, and to perform its obligations under all documents required to be executed and delivered by it pursuant to this Agreement, and this Agreement constitutes the valid and binding obligation
of Seller enforceable against Seller in accordance with its terms. 
  
 2. 9.1.2
No Claims. No action, litigation, arbitration or other legal proceeding has been instituted, nor to the best of Seller’s knowledge, has Seller received written notice of any claim or is any such action, litigation, arbitration or other
proceeding threatened against Seller which relates to the Property or the transactions contemplated hereby except as disclosed in writing to Buyer. There are currently no governmental investigation, litigation or arbitration proceedings to which
Seller is a party which relate to the Property. 
  
 1. 9.1.3 Existing
Agreement. Neither Seller or the Property is subject to any contract, agreement or restriction which would prevent the consummation of the transactions contemplated by this Agreement. No authorization, consent or approval of any governmental
authority is required for the execution and delivery by Seller of this Agreement or the performance of its obligations hereunder. 
  
 2. 9.1.4 Insolvency. There are no attachments, execution proceedings, assignments for the benefit of creditors, insolvency, bankruptcy, reorganization or other
proceedings against Seller. 
  
 3. 9.1.5 Documents. True and correct copies
of all the Contracts, Leases, Documents and Due Diligence Documents that are in Seller’s possession, custody and control have been delivered or will be made available to Buyer during the Feasibility Period. Seller has not received any written
notice of any default under the Contracts and/or the Leases that has not been cured or waived and, to the best of Seller’s knowledge, Seller has no knowledge that any default or any claim of offset exists under the Contracts and/or the Leases.
The Leases have not been modified or amended and, to the best of Seller’s knowledge, the Leases are in full force and effect. 
  
 4. 9.1.6 No Notice. Seller has not received any written notice from any governmental agency requiring the correction of any condition with respect to the
Improvements or the Real Property, or any part thereof, by reason of a violation of any applicable federal, state, county or municipal law, code, rule or regulation, which has not been cured or waived, and, to the best of Seller’s knowledge, no
such violation exists with respect to the Property. 
  
 5. 9.1.7
Condemnation. There are no pending or, to the best of Seller’s knowledge, contemplated condemnation or annexation proceedings affecting the Property or any part thereof. 
  
 6. 9.1.8 No Prior Conveyance. Prior to the Close of Escrow, Seller has not alienated, encumbered, transferred, assigned or otherwise
conveyed any interest in the Property, except as set forth in the Title Report. Except for the Leases and as set forth in the Title Report, there are no leases or rental agreements affecting the Property and Seller shall not enter into any such
leases or rental agreements during the term of this Agreement without the prior written consent of Buyer. 
  
 7. 9.1.9 No Commitments. Seller has not entered into any commitments or agreements with any governmental authorities or agencies affecting the Property that have not been disclosed in writing to Buyer.

 9.1.10 Environmental. Neither Seller nor, to the best of Seller’s knowledge, any third party, has
used, generated, manufactured, stored or disposed of any Hazardous Substances in, at, on, under or about the Real Property or transported any Hazardous Substance to or from the Real Property in violation of applicable law. The Real Property is not
in violation, nor has been or is currently under investigation for violation of any federal, state or local law, ordinance or regulation relating to industrial hygiene, worker health and safety, or to the environmental conditions in, at, on, under
or about the Real Property including, but not limited to, soil and groundwater conditions. The Real Property has not been subject to a deposit of any Hazardous Substance. There has been no discharge, migration or release of any Hazardous Substance
from, into, on, under or about the Real Property. There is not now, nor, to the best of Seller’s knowledge, has there ever been on the Real Property, any underground storage tanks or surface or below-grade impoundments, any asbestos-containing
materials or any polychlorinated biphenyls used in hydraulic oils in electrical transformers or other equipment on the Property. The term “Hazardous Substances” shall have the meaning set forth in Exhibit “F” attached hereto.

  
 1. 9.1.11 Survival. Each of the representations and warranties made by Seller
in this Agreement, or in any exhibit or on any document or instrument delivered pursuant hereto, shall be true and correct in all material respects on the date hereof, and shall be deemed to be made again as of the Close of Escrow, and shall then be
true and correct in all material respects and shall survive the Close of Escrow; provided, however, that Buyer must give Seller written notice of any claim it may have against Seller for a breach of any representation or warranty set forth in this
Section 9.1 within two (2) years after the Closing Date. Any claim that Buyer may have against Seller for breach of a representation or warranty contained in this Section 9.1 which is not asserted within such two (2) year period shall not be valid
or effective, and Seller shall have no liability with respect thereto. In addition, Buyer may not bring any action against Seller for breach of a representation or warranty set forth in Section 9.1 hereof unless and until the aggregate amount of all
liability and losses arising out of such breach exceeds Seventy-five Thousand Dollars ($75,000) and in no event shall Seller’s aggregate liability for breach of such representations and warranties (but not for Seller’s fraud) exceed Three
Million Five Hundred Thousand Dollars ($3,500,000). The truth and accuracy of each of the representations and warranties, and the performance of all covenants of Seller contained in this Agreement, are conditions precedent to the Close of Escrow.
Seller shall notify Buyer immediately of any facts or circumstances which are contrary to the foregoing representations and warranties contained in this Section 9.1. The provisions of this Section 9.1.11 shall survive the Close of Escrow.

  
 2. 9.1.12 Certain Limitations on Seller’s Representations and Warranties.
Notwithstanding anything to the contrary contained in this Agreement, no claim for a breach of a representation or warranty shall be actionable by Buyer if the breach in question results from or is based on a condition, state of facts or other
matter with respect 

 to which Buyer has actual knowledge on or prior to the Close of Escrow. For purposes of this Section 9.1.12, the actual
knowledge of Buyer shall mean the actual knowledge of Clyde Hosein, Chief Financial Officer and James L. Laufman, Vice President, General Counsel of Buyer and include the information that is provided to Buyer in the Due Diligence Documents and any
third-party consultant reports Buyer obtains as a result of its due diligence investigation of the Property (“Exception Matter”). If Buyer obtains actual knowledge of an Exception Matter before the end of the Feasibility Period and Buyer
determines to proceed with the purchase of the Property under this Agreement, then Buyer shall consummate the acquisition of the Property subject to such Exception Matter and without any adjustment in the Purchase Price. If Buyer obtains actual
knowledge of an Exception Matter after the end of the Feasibility Period and prior to the Close of Escrow, Buyer may elect, prior to the Close of Escrow, to either (i) proceed with the purchase of the Property subject to such Exception Matters
without any adjustment in the Purchase Price or (ii) upon written notice to Seller specifying the nature of the Exception Matters, Buyer may terminate this Agreement and receive a refund of the Initial Deposit and the Additional Deposit and all
interest accrued thereon; provided, that if Buyer so elects to terminate this Agreement, Seller shall have the right, but not the obligation, to cure such Exception Matters (and the Close of Escrow shall be delayed to the extent necessary to allow
Seller up to ten (10) days within which to effect such cure), and if Seller cures such Exception Matter within said ten (10) day period, then Buyer’s right to terminate this Agreement as a result of such Exception Matter shall be null and void
and this Agreement shall continue without termination (and, if the Closing Date is extended, the Close of Escrow shall occur on the date that is five 
  
  ̈.(5) days after the date Seller cures such Exception Matter). If
Buyer fails to make the election in clause 
  
  ̈.(ii) above, then Buyer shall be deemed to have made the election to proceed to the Close of Escrow under clause (i) above. Upon a termination of this Agreement pursuant to
this Section 9.1.12, neither party shall have any further obligations hereunder except for the indemnity obligations under Sections 
  
 7.6 and 12 hereof. 
  
 1. 9.1.13 Seller’s Knowledge. As used in this Section 9.1, the phrase “to the best of Seller’s knowledge” shall mean the actual knowledge of Mr. Thomas E. Brunton and Mr. Steve Hmelar, after
reasonable inquiry and investigation; provided, however, that such reasonable inquiry and investigation shall not require Seller to retain any consultants, contractors or other third parties to provide the information that is the subject matter of a
representation or warranty. 
  
 2. 9.2 Buyer’s Representations. Buyer
hereby makes the following representations and warranties to Seller as of the Effective Date and as of the Close of Escrow, all of which survive the Close of Escrow: 
  
 1. 9.2.1 Authority. Buyer is a corporation, duly organized in the State of Delaware, validly existing and in good standing in the
State of California, and has the capacity and 

 full power and authority to enter into and carry out the agreements contained in, and the transactions contemplated by,
this Agreement. This Agreement has been duly authorized and executed by Buyer, and upon delivery to and execution by Seller, shall be a valid and binding agreement of Buyer. 
  
 2. 9.2.2 Existing Agreements. Buyer is not subject to any contract, agreement or restriction which would prevent the consummation of the
transactions contemplated by this Agreement. No authorization, consent or approval of any governmental authority is required for the execution and delivery by Buyer of this Agreement or the performance of its obligations hereunder. 
  
 3. 9.2.3 Insolvency. There are no attachments, execution proceedings, assignments for
the benefit of creditors, insolvency, bankruptcy, reorganization or other proceedings against Buyer. 
  
 4. 9.3 Seller’s Covenants. From the Effective Date until the earlier of the Close of Escrow or the termination of this Agreement, Seller covenants to Buyer as follows: 
  
 1. 9.3.1 Seller shall maintain the Property in the same condition and manner as existed upon
the expiration of the Feasibility Period, damage by casualty and reasonable wear and tear excepted. 
  
 2. 9.3.2 Seller shall pay all bills and invoices for labor, material and services supplied to the Property prior to the Close of Escrow, except to the extent arising from Buyer’s activities on the Property.

  
 3. 9.3.3 Seller shall maintain in full force any insurance coverage pertaining
to the Property, either through the existing insurance policies or replacement policies. 
  
 9.3.4 Seller shall not enter into any new leases, contracts or agreements, or modify any existing Leases, contracts or agreements relating to the Property for a term beyond the Close of Escrow without the prior
written consent of Buyer, which Buyer may withhold in its sole and absolute discretion. 
  
 10. Deposits Into Escrow. 
  
 4. 10.1
Seller’s Deposits Into Escrow. Seller shall deposit or cause to be deposited into Escrow prior to the Close of Escrow the following: 
  
 1. 10.1.1 An executed and acknowledged Grant Deed in the form attached hereto as Exhibit “G” (the “Grant Deed”); 
  
 2. 10.1.2 A bill of sale of all of Seller’s right, title and interest in and to any
Personal Property in the form attached hereto as Exhibit “H” (the “Bill of Sale”); 
  
 10.1.3 An assignment of Contracts, Documents and Intangible Property in the form attached hereto as Exhibit “J” (the “Assignment”);

  
 10.1.4 Two counterpart originals of the Assignment of Leases;

  
 3. 10.1.5 An executed Federal Non-Foreign Investor Affidavit in the form
attached hereto as Exhibit “K” (the “FIRPTA Affidavit”); 
  
 10.1.6 An executed Withholding Exemption Certificate (California Form 593 (W) as required under the California Revenue and Taxation Code; 
  
 10.1.7 Two counterpart originals of the Lease; 

 1. 10.1.8 Originals (or to the extent originals are not available, copies) of all of the Contracts assumed by Buyer
pursuant to Section 7.3; 
  
 2. 10.1.9 Such evidence or documents reasonably
required by the Title Company relating to (a) mechanic’s or materialmen’s liens, (ii) parties in possession, or (iii) the status and capacity of Seller and the authority of the person or persons who are executing the various documents on
behalf of Seller in connection with the sale of the Property; and 
  
 1. 10.1.10
Such other documents as may be reasonably required to consummate this transaction. 
  
 2. 10.2 Buyer’s Deposits Into Escrow. Buyer shall deposit into Escrow prior to the Close of Escrow the following: 
  
  ̈.10.2.1 The Purchase Price and such additional funds as may be
required to pay Buyer’s share of closing costs as provided herein; 
  
 1.
10.2.2 Two counterpart originals of the Assignment; 
  
 2. 10.2.3 Two counterpart
originals of the Assignment of Leases; 
  
 3. 10.2.4 Two counterpart originals of
the Lease; 
  
 2. 10.2.5 Such evidence or documents as may be reasonably required
by the Title Company evidencing the status and capacity of Buyer and the authority of the person or persons who are executing the various documents on behalf of Buyer in connection with the purchase of the Property; and 
  
 3. 10.2.6 Such other documents as may be reasonably required to consummate this transaction.

  
 4. 10.3 Expenses of Escrow. Seller shall pay (i) the CLTA premium for the
Owner’s Title Policy, (ii) all county documentary transfer taxes, (iii) all escrow fees and (iv) one-half of the City transfer tax. Buyer shall pay (i) the ALTA portion of the premium for the Owner’s Title Policy, if Buyer elects ALTA
coverage, (ii) the cost of an ALTA survey, if Buyer elects to obtain the same; (iii) the cost of any title endorsements Buyer elects to obtain and (iv) one-half of the City transfer tax. All other reasonable and customary expenses, fees and costs
incurred in connection with the consummation of the Escrow, including, without limitation, document preparation charges and recording fees, shall be borne by the parties hereto in accordance with the custom and practice in Santa Clara County,
California, or in the absence of custom, equally between the parties. Buyer and Seller shall each bear their own respective attorneys’ fees and accounting costs incurred in connection with this transaction. 
  
 10.4 Prorations. 
  
 10.4.1 Taxes. All real property taxes and assessments shall be prorated
between Buyer and Seller as of the Close of Escrow with appropriate debits and credits to the accounts of Buyer and Seller so that, as between Buyer and Seller, Seller shall pay all of the taxes and assessments to the extent allocable to the period
ending on the date immediately prior to the Close of Escrow and Buyer shall pay all of the taxes and assessments to the extent duly allocable to the period commencing upon the Close of Escrow. If the amount of the current tax payment is not
available, such proration shall be made on the basis of the most recent tax information available at the Close of Escrow and 

 the parties shall make appropriate corrections promptly when accurate information becomes available. Any corrected
adjustment or prorations shall be paid in cash to the party entitled thereto. In addition, all personal property taxes levied on the Personal Property shall be prorated between Buyer and Seller as of the Close of Escrow with appropriate debits and
credits to the accounts of Buyer and Seller so that, as between Buyer and Seller, Seller shall pay all of such personal property taxes to the extent allocable to the period ending on the date immediately prior to the Close of Escrow and Buyer shall
pay all of the taxes and assessments to the extent duly allocable to the period commencing upon the Close of Escrow. If the amount of the current personal tax payment is not available, such proration shall be made on the basis of the most recent
personal property tax information available at the Close of Escrow and the parties shall make appropriate corrections promptly when accurate information becomes available. Any corrected adjustment or prorations shall be paid in cash to the party
entitled thereto. 
  
 1. 10.4.2 Operating Expenses. All expenses applicable to the
operation and maintenance of the Property shall be prorated between Buyer and Seller as of the Close of Escrow with appropriate debits and credits to the accounts of Buyer and Seller so that, as between Buyer and Seller, Seller shall pay all of the
expenses to the extent allocable to the period ending on the date immediately prior to the Close of Escrow and Buyer shall pay all of such expenses to the extent duly allocable to the period commencing upon the Close of Escrow. Seller shall be
credited for any prepaid sums under Contracts assumed by Buyer pursuant to Section 7.3. Any item of expense which cannot be finally prorated because of the unavailability of information shall be tentatively prorated on the basis of the best data
available and re-prorated within thirty (30) days after the information is available. Any corrected adjustment or prorations shall be paid in cash to the party entitled thereto. The provisions of this Section 10.4 shall survive the recordation of
the Grant Deed. 
  
 2. 10.4.3 Leases. All rents and other tenant payments under
the Leases shall be prorated between Buyer and Seller as of the Close of Escrow with appropriate debits and credits to the accounts of Buyer and Seller so that, as between Buyer and Seller, Seller shall receive all such rents and tenant payments
allocable to the period ending on the date immediately prior to the Close of Escrow and Buyer shall receive all rents and tenant payments allocable to the period commencing upon the Close of Escrow. At the Close of Escrow, Buyer shall receive a
credit against the Purchase Price equal to the amount of any unapplied security deposits required to be held by Seller under the Leases. 
  
 3. 10.4.4 Tax Appeals. If any property tax appeal proceedings instituted by Seller shall not have been resolved by the Close of Escrow and relate to any tax period all or
a portion which precedes the Close of Escrow, Seller shall be entitled to control the disposition of such tax appeal, and any refunds received therefrom, net of any expenses incurred by Seller in connection therewith, shall be prorated between the
parties on the basis of the portions of such refunds accruing to periods before and after the Close of Escrow. 
  
 4. 10.5 Possession. Possession of the Real Property shall be delivered to Buyer at the Close of Escrow, subject to the Lease. 
  
 5. 11. Transfers and Assignments. Buyer shall have the right to assign this 

 Agreement to a corporation, joint venture, partnership, limited liability company or other similar entity, controlled by
or under common control with Buyer. Any assignment permitted under this Section 11 shall not release Buyer of its obligations hereunder, and the assignee or nominee under this Agreement shall assume all obligations of Buyer and agree to execute all
documents and to perform all obligations imposed on Buyer as if the assignee or nominee was the original buyer under this Agreement. Except as expressly set forth above, Buyer shall not transfer or assign this Agreement or any of Buyer’s rights
or obligations hereunder without the prior written consent of Seller, which Seller shall not unreasonably withhold. Subject to the foregoing, this Agreement shall be binding upon and inure to the benefit of the successors and assigns of the parties.

  
 12. Broker’s Commission. The parties acknowledge that
Joseph Moriarty and Greg Davies of CPS CORFAC International (“CPS”) have represented Buyer in this transaction (“Buyer’s Brokers”) and Eric Fox, Michael Benevento and Michael Filice of CPS have represented Seller in this
transaction (“Seller’s Brokers”). Upon the Close of Escrow, Seller shall pay a real estate brokerage commission to CPS in connection with the brokerage services provided by Seller’s Brokers to Seller in connection with this
transaction pursuant to a separate agreement and Buyer shall pay a real estate brokerage commission to CPS in connection with the brokerage services provided by Buyer’s Brokers to Buyer in connection with this transaction pursuant to a separate
agreement. Except with respect to the CPS, each party represents and warrants to the other party that it has not dealt with, nor does such representing party have any knowledge of, any persons, firms or entities which would be entitled to a
broker’s commission, finder’s fee or the like in connection with the transactions contemplated by this Agreement. In the event any warranty or representation made by a party in this Section 12 proves to be false, such party shall
indemnify, defend and hold the other party harmless with respect to any claims, losses, costs, liabilities and other expenses (including attorneys’ fees) which the other party may incur as a result of such breach or misrepresentation. The
foregoing obligation shall survive the Close of Escrow. 
  
 13.
Remedies. 
  
 6. 13.1 Liquidated Damages. BUYER ACKNOWLEDGES THAT
IF IT DEFAULTS IN ITS PERFORMANCE HEREUNDER AT THE CLOSE OF ESCROW, SELLER SHALL BE ENTITLED TO COMPENSATION FOR THE DETRIMENT RESULTING FROM THE REMOVAL OF THE PROPERTY FROM THE MARKET. THE PARTIES HERETO AGREE THAT THE DAMAGES THAT SELLER SHALL
SUSTAIN AS A RESULT OF SUCH BREACH WILL BE EXTREMELY DIFFICULT AND IMPRACTICABLE TO ASCERTAIN. THEREFORE, THE PARTIES AGREE THAT IF THE CLOSE OF ESCROW FAILS TO OCCUR AS A RESULT OF A BREACH BY BUYER OF ITS OBLIGATIONS HEREUNDER, SELLER SHALL BE
ENTITLED TO RETAIN OR RECOVER THE SUM OF THE INITIAL DEPOSIT AND ADDITIONAL DEPOSIT (i.e., FIVE HUNDRED THOUSAND DOLLARS ($500,000.00)) AS ITS EXCLUSIVE REMEDY AGAINST BUYER, AT LAW OR IN EQUITY, FOR BREACH OF BUYER’S COVENANT TO PURCHASE THE
PROPERTY (BUT NOT FOR BREACH OF THE MATTERS SET FORTH IN THE FOLLOWING SENTENCE), AND SAID SUM SHALL BE PAID AND RECEIVED AS LIQUIDATED DAMAGES 

 AND NOT AS A PENALTY. EXCEPT WITH RESPECT TO BUYER’S BREACH OF ANY INDEMNITY OBLIGATION OR ANY OTHER OBLIGATION OF
BUYER HEREUNDER (OTHER THAN THE COVENANT TO PURCHASE THE PROPERTY) WHICH SURVIVES THE CLOSE OF ESCROW (WHICH BREACH SHALL ENTITLE SELLER TO SEEK ANY AND ALL REMEDIES AVAILABLE AT LAW AND IN EQUITY AND FOR WHICH BREACH THIS SECTION 13 SHALL NOT
APPLY), BOTH PARTIES ACKNOWLEDGE AND AGREE THAT SAID AMOUNT IS PRESENTLY A REASONABLE ESTIMATE OF SELLER’S DAMAGES IN THE EVENT OF BUYER’S BREACH OF ITS OBLIGATION TO PURCHASE THE PROPERTY CONSIDERING ALL OF THE CIRCUMSTANCES EXISTING ON
THE DATE OF THIS AGREEMENT, INCLUDING THE RELATIONSHIP OF THE SUM TO THE RANGE OF HARM TO SELLER THAT REASONABLY COULD BE ANTICIPATED AND THE ANTICIPATION THAT PROOF OF ACTUAL DAMAGES WOULD BE IMPRACTICAL OR EXTREMELY DIFFICULT. BY INITIALING THIS
SECTION BELOW, THE PARTIES HERETO SIGNIFY THEIR APPROVAL AND CONSENT TO THE TERMS OF THIS SECTION. 
  
 Seller’s Initials Buyer’s Initials 
  
 1. 13.2 Buyer’s Remedies. If the Close of Escrow fails to timely occur due to a breach of this Agreement by Seller which is not cured within ten (10) days after
Seller’s receipt of Buyer’s written notice of such breach, (a) this Agreement shall not be terminated automatically, but only upon delivery to Escrow Holder and Seller of Buyer’s written notice of its election to terminate, in which
case, (i) Escrow Holder shall immediately return to Buyer the Initial Deposit and Additional Deposit and all interest accrued thereon and any sums deposited by Buyer into Escrow by Buyer’s unilateral instruction, (ii) Seller shall reimburse
Buyer for the actual third-party costs (not to exceed One Hundred Thousand Dollars ($100,000)) incurred by Buyer in performing its due diligence review of the Property and preparing and negotiating this Agreement within ten (10) days after receipt
of Buyer’s invoice for such costs, and (iii) upon Buyer’s receipt of the Initial Deposit and Additional Deposit and the actual third party costs incurred by Buyer referenced in clause (ii) above, neither party shall have any further
obligation hereunder except for the indemnity obligations set forth in Sections 7.6 and 12), or (b) Buyer shall be entitled to keep this Agreement in effect and pursue against Seller an action for specific performance of this Agreement, and Buyer
may record a notice of pendency of action against the Property. 
  
  ̈.14. Casualty Loss. If one or more of the Buildings are materially damaged or destroyed prior to the Close of Escrow, Seller shall, within five (5) days of
such damage or destruction, give written notice to Buyer of the date and nature of such damage or destruction and of Seller’s election to repair or not to repair such damage or destruction. Seller shall have no obligation to repair such damage
or destruction. “Material damage” shall mean damage which costs in excess of One Hundred Thousand Dollars ($100,000) to repair. If Seller elects not to repair such damage or destruction, Buyer may, by  ̈.delivering written notice to Seller within five (5) calendar days following receipt of 

 Seller’s notice, elect to terminate this Agreement or accept title to the Property subject to such damage or
destruction, without recourse against Seller or reduction in the Purchase Price. In the event Buyer elects to accept title to the Property, Seller shall assign to Buyer at the Close of Escrow any and all rights Seller may have to insurance proceeds
payable in connection with such damage or destruction. If Buyer elects to terminate this Agreement, this Agreement shall be deemed canceled and of no further force or effect (except for obligations under this Agreement which expressly survive
termination), the Initial Deposit and Additional Deposit and all accrued interest thereon shall be refunded to Buyer, and the parties shall have no recourse against each other at law or in equity, or otherwise be liable to the other, for any reason
relating to this Agreement except for the indemnity obligations under Sections 7.6 and 12. 
  
  ̈.15. Condemnation. If any part of the Real Property is condemned prior to the Close of Escrow, Seller
shall, within five (5) days of Seller’s knowledge of the condemnation proceeding, give Buyer written notice of such condemnation and Buyer shall have the option of either purchasing the Property and receiving the proceeds from such condemnation
with no further recourse against Seller (at law, in equity or otherwise) or declaring this Agreement terminated by delivering written notice of termination to Seller. If so terminated, this Agreement shall be deemed canceled and of no further force
or effect, the Initial Deposit and Additional Deposit and all accrued interest thereon shall be refunded to Buyer, and the parties shall have no recourse against each other at law or in equity, or otherwise be liable to the other, for any reason
relating to this Agreement except for the indemnity obligations under Sections 7.6 and 12. 
  
  ̈.16. General Provisions. 
  
 2. 16.1 Notices. Any notice, request, demand, consent, approval or other communication required or permitted hereunder or by law
shall be in writing and shall be deemed duly given (i) when personally delivered, (ii) sent by overnight courier providing evidence of receipt of delivery, (iii) by United States mail, registered or certified mail, postage prepaid, return receipt
requested, or (iv) by facsimile or telecopy, to the addresses set forth below or to such other address of which the parties are subsequently notified in writing: 
  

			
	 Buyer:
	  	 Integrated Device Technology, Inc.

	 	  	 2975 Slender Way

	 	  	 Santa Clara,

	 	  	 California 95054

	 	  	 Attn: James L. Laufman, Esq.

	 	  	 Vice President, General Counsel

	 	  	 Telephone: (408) 492-8614

	 	  	 Facsimile: (408) 492-8454

		
	 With a copy to:
	  	 Berliner Cohen

	 	  	 10 Almaden Boulevard, Eleventh Floor

	 	  	 San Jose,

	 	  	 California 95113

	 	  	 Attn: Steven J. Casad, Esq.

	 	  	 Telephone: (408) 286-5800

	 	  	 Facsimile: (408) 998-5388

			
	 Seller:
	  	Electroglas, Inc.
	 	  	 6024 Silver Creek Valley Road
 San Jose, CA 95138
 Attn: Mr. Thomas Brunton
 Telephone: (408) 528-3300
 Facsimile: (408) 528-3542

		
	 With a copy to:
	  	 Morrison & Foerster LLP
 755 Page Mill Road
 Palo Alto, CA 94304
 Attn: Philip J. Levine, Esq.
 Telephone: (650) 813-5613
 Facsimile: (650) 494-0792

  
 Notices shall be deemed delivered upon
receipt. Any party may change its address for notice by giving written notice of such change to the other party. 
  
 1. 16.2 Legal Fees. In the event either party brings an action or suit against the other party by reason of any breach of any of the covenants or agreements on the part
of the other party arising out of this Agreement, then, in that event, the prevailing party in such action or dispute, whether by final judgment or out of court settlement, shall be entitled to have and recover of and from the other party all
reasonable costs and expenses of suit, including reasonable attorneys’ fees. 
  
 2. 16.3 Waiver of Jury Trial. Buyer and Seller each acknowledge and agree that any controversy which may arise under this Agreement would be based upon difficult and complex issues, and therefore, Buyer and Seller each hereby waive any
right to a trial by jury in any action or proceeding to enforce or defend any rights under this Agreement and agree that any such action or proceeding shall be tried in a court of competent jurisdiction by a judge and not by a jury. 
  
 3. 16.4 Survival of Indemnities. Buyer’s indemnity obligation under Sections 7.6 and 12
of this Agreement shall survive the recordation of the Grant Deed at the Close of Escrow. Seller’s indemnity obligations under Section 12 hereof shall survive the recordation of the Grant Deed at the Close of Escrow. 
  
 4. 16.5 Required Actions of Buyer and Seller. Buyer and Seller agree to execute such
instruments and documents and to diligently undertake such actions as may be reasonably required in order to consummate the purchase and sale herein contemplated and shall use their diligent efforts to accomplish the Close of Escrow in accordance
with the provisions hereof. 

 5. 16.6 Time of Essence. Time is of the essence of each and every term, condition, obligation, and provision
hereof. 
  
 6. 16.7 Counterparts. This Agreement may be executed in multiple
counterparts, each of which shall be deemed an original but all of which, together, shall constitute one and the same instrument. The parties contemplate that they may be executing counterparts of this Agreement transmitted by facsimile and agree
and intend that a signature by facsimile machine shall bind the party so signing with the same effect as though the signature were an original signature. 
  
 7. 16.8 Captions. Any captions to, or headings of, the paragraphs or subparagraphs of this Agreement are solely for the convenience of the parties hereto, are not a part
of this Agreement, and shall not be used for the interpretation or determination of the validity of this Agreement or any provision hereof. 
  
 8. 16.9 No Obligations to Third Parties. Except as otherwise expressly provided herein, the execution and delivery of this Agreement shall not be deemed to confer
any rights upon, nor obligate any of the parties hereto, to any person or entity other than the parties hereto. 
  
 1. 16.10 Exhibits. The Exhibits attached hereto are hereby incorporated herein by this reference. 
  
 2. 16.11 Amendment to this Agreement. The terms of this Agreement may not be modified or amended except by an instrument in writing
executed by each of the parties hereto. 
  
 3. 16.12 Waiver. The waiver or failure
to enforce any provision of this Agreement shall not operate as a waiver of any future breach of any such provision or any other provision hereto. 
  
 4. 16.13 Applicable Law. This Agreement shall be governed by and construed in accordance with the laws of the State of California. 
  
 5. 16.14 Fees and Other Expenses. Except as otherwise provided herein, each of the parties
shall pay its own fees and expenses in connection with this Agreement. 
  
 6.
16.15 Severability. If any provision of this Agreement is, or hereinafter is adjudged to be, for any reason void, unenforceable, or invalid, it is the specific intent of the parties that the remainder hereof shall be and remain in full force and
effect. 
  
 7. 16.16 Entire Agreement. This Agreement supersedes any prior
agreement, oral or written, and contains the entire agreement between Buyer and Seller as to the subject matter hereof. No subsequent agreement, representation, or promise made by either party hereto, or by or to an employee, officer, agent, or
representative of either party shall be of any effect unless it is in writing and executed by the party to be bound thereby. 
  
 8. 16.17 Applications. Buyer intends to apply for and process applications for permits and other governmental approvals that may be required for Buyer to construct tenant
improvements in the Buildings after the Close of Escrow. Seller agrees to cooperate with Buyer, at no cost to Seller, by executing as the owner of the Real Property such applications as may be reasonably necessary for Buyer to construct such tenant
improvements; provided, however, in no event shall any such permits or 

 other governmental approvals be finalized or be binding upon the Real Property until after the Close of Escrow. Buyer
shall keep Seller informed of the progress of its applications for such permits and governmental approvals. 
  
 1. 16.18 No Recording. Neither this Agreement or any memorandum or short form thereof may be recorded by Buyer without Seller’s prior written consent, which consent shall not be unreasonably withheld.

  
 2. 16.19 Performance on Business Days. In the event that the date on
which performance or payment of any obligation of a party required hereunder is other than a business day, the time for payment or performance shall automatically be extended to the first business day following such date. 
  
 3. 16.20 Confidentiality. Buyer and Seller shall each maintain as confidential any and all
non-public material obtained about the other and, in the case of Buyer, about the Property, and shall not disclose such information to any third party (other than professionals, employees, agents, attorneys and consultants) except for disclosures
required by law. In addition, neither party shall issue any press release or other public announcement regarding this transaction without first obtaining the other party’s prior written approval with respect to the release or announcement and
the content thereof. This provision shall survive beyond the Close of Escrow, or, if the sale is not consummated, beyond the termination of the Agreement. 
  
 IN WITNESS WHEREOF, Buyer and Seller have executed this Agreement as of the day and year first above written. 
  

			
	“SELLER”
	
	 ELECTROGLAS, INC.,
 a Delaware
corporation

		
	 By:
	 	 /s/    KEITH BARNES

		
	 Its:
	 	 Chairman and CEO

		
	 By:
	 	 /s/    THOMAS BRUNTON

		
	 Its:
	 	 CFO

			
	 “BUYER”

	
	 INTEGRATED DEVICE TECHNOLOGY, INC.,
 a
Delaware corporation

		
	 By:
	 	 /s/    Clyde R. Hosein

		
	 Its:
	 	 Vice President and CFO

		
	 By:
	 	 
		
	 Its:
	 	 

  
 EXHIBIT
“A” 
 LEGAL DESCRIPTION OF PROPERTY 
  

Real property in the City of San Jose, County of Santa Clara, State of California, described as follows: 
  
 PARCEL A: 
  
 All of Parcel A of that certain Lot Line Adjustment Permit, File No. AT 98-03-031, issued by the City of San Jose, California, and recorded August 10, 1998 as Document
No. 14327079 of Official Records. Said land being more particularly described as follows: Being a portion of Lot 1, together with a portion of Lot 2, as said Lots are shown 

 upon that certain Map filed for record on December 22, 1983, in Book 523 of Maps, at pages 5 and 6, Santa Clara County
Records and lying within the City of San Jose, County of Santa Clara, State of California, also together with a portion of that certain 6.70 acre parcel of land as shown on that Record of Survey entitled “Being a part of Lots 7 & 1 of the
Fontanoso Tract, Book H of Maps at page 147”, filed for record on October 24, 1950 in Book 29 of Maps at page 6, Santa Clara County Records, being more particularly described as follows: Beginning at the intersection of the Northeasterly line
of said Lot 1 (Book 523 of Maps at pages 5 and 6) and the Southeasterly line of that certain parcel of land granted to the City of San Jose, by Grant Deed recorded February 19, 1985 in Book J254, page 146, Official Records; thence South 45°
00’ 00” East 920.47 feet along said Northeasterly line of said Lot 1 and the Northeasterly line of said Lot 2 to the most Easterly corner of said Lot 2; thence South 44° 59’ 36” West 357.01 feet along the Southeasterly line
of said Lot 2; thence South 89° 59’ 30” West 923.05 feet along the Southerly line of said Lot 2; thence leaving said Southerly line of said Lot 2 North 00° 00’ 11” East, 61.11 feet; thence North 36° 06’ 20”
West, 301.18 feet; thence North 53° 53’ 40” East 347.75 feet; thence North 25° 03’ 20” West 52.74 feet to the Southeasterly line of that certain Parcel of land granted to the City of San Jose, by Grant Deed recorded
February 19, 1985, in Book J254 at page 146, Santa Clara County Records and the Southeasterly line of Silver Creek Valley Road (formerly known as Fontanoso Road) as shown on that certain Record of Survey of the Monument line of Hellyer Avenue, filed
for record on March 14, 1984 in Book 525 of Maps at pages 52 through 59, and the beginning of a non-tangent curve to the left, the center of which bears North 26° 01’ 47” West; thence Northeasterly along the Southeasterly line of last
said parcel granted to the City of San Jose and said Southeasterly line of Silver Creek Valley Road, along said curve to the left with a radius of 1264.00 feet through a central angle of 18° 58’ 05” for an arc length of 418.45 feet and
North 45° 00’ 08” East 147.61 feet to the point of beginning. 
  
 PARCEL B: 
  
 All of Parcel B of that certain Lot Line Adjustment
Permit, File No. AT 98-03-031, issued by the City of San Jose, California, and recorded August 10, 1998 as Document No. 14327079 of Official Records. Said land being more particularly described as follows: Being a portion of that certain 6.70 acre
parcel of land as shown on that Record of Survey entitled “Being a part of Lots 7 & 1 of the Fontanoso Tract, Book H of Maps at page 147”, filed for record on October 24, 1950 in Book 29 of Maps at page 6, Santa Clara County Records,
together with portions of Lot 1 and Lot 2, as said Lots are shown upon that certain Map filed for record on December 22, 1983, in Book 523 of Maps, at pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa
Clara, State of California, being more particularly described as follows: Beginning at the intersection of the Northeasterly line of Lot 1 as said Lot is shown upon that certain map filed for record on December 22, 1983 in Book 523 of Maps, at pages
5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa Clara, State of California and the Southeasterly line of that certain parcel of land 

 granted to the City of San Jose by Grant Deed recorded February 19, 1985 in Book J254, page 146, Official Records; thence
South 45° 00’ 00” East 920.47 feet along said Northeasterly line of said Lot 1 and the Northeasterly line of said Lot 2 to the most Easterly corner of said Lot 2; thence South 44° 59’ 36” West 357.01 feet along the
Southeasterly line of said Lot 2; thence South 89° 59’ 30” West 923.05 feet along the Southerly line of said Lot 2 to the true point of beginning; thence leaving said Southerly line of said Lot 2 North 00° 00’ 11” East
61.11 feet; thence North 36° 06’ 20” West 301.18 feet; thence North 53° 53’ 40” East 347.75 feet; thence North 25° 03’ 20” West, 52.74 feet to the Southeasterly line of that certain Parcel of land granted to
the City of San Jose by Grant Deed recorded February 19, 1985 in Book J254, page 146, Official Records and the Southeasterly line of Silver Creek Valley Road (formally known Fontanoso Road), as shown on that certain Record of Survey of the Monument
line of Hellyer Avenue, filed for record on March 14, 1984 in Book 525 of Maps at pages 52 through 59, and the beginning of a non-tangent curve to the left, the center of which bears North 26° 01’ 47” West; thence Southwesterly along
the Southeasterly line of last said parcel granted to the City of San Jose and said Southeasterly line of Silver Creek Valley Road, along said curve to the right with a radius of 1264.00 feet through a central angle of 11° 55’ 41” for
an arc length of 263.15 feet to a point in the Westerly line of said Lot 1 and the most Southerly corner of said parcel of land granted to the City of San Jose; thence continuing Westerly along the Southeasterly line of Silver Creek Road, and the
Southerly line of that parcel granted to the City of San Jose by Grant Deed recorded January 2, 1985, in Book J158, at page 385 Official Records along a curve to the right with a radius of 1264.00 feet through a central angle of 15° 22’
50” for an arc length of 339.31 feet and North 88° 43’ 16” East 5.35 feet to the Northwesterly line of said 6.70 acre parcel; thence South 73° 00’ 30” West 271.24 feet along said Northwesterly line to the most
Northeasterly corner of that certain Parcel B granted to the Santa Clara Valley Water Conservation District by Grant Deed recorded March 13, 1959 in Book 4352 of page 646, Official Records; thence along the Northeasterly line of said parcel, the
following three (3) courses; (1) South 42° 43’ 41” East 176.98 feet; (2) Along a curve to the right with a radius of 480.00 feet through a central angle of 4° 17’ 00” for an arc length of 35.88 feet and (3) South 38°
26’ 41” East 246.31 feet to the Southerly line of said 6.70 acre parcel; thence North 89° 59’ 30” East 447.14 feet along the Southerly line of said parcel to the Southeast corner of said 6.70 acre parcel; thence North 89°
59’ 30” East 22.78 feet along Southerly line of Lot 2 to the true point of beginning. 
  
 EXCEPTING THEREFROM all that portion thereof conveyed to the City of San Jose, a California Corporation Charter City by Grant Deed recorded March 20, 2000, as Document No. 15184621 of Official Records. 
  
 APN: 678-93-24, 26, 34 
  
 Arb: 678-14-007; 007.01; 007.01.01; 008; 008.01; 008.01.01; 008.01.02; 008.02; 008.02.01 

 EXHIBIT “B” DESCRIPTION OF BUILDINGS Building A-2 story Customer Pavilion/Main
Lobby containing approximately 17,992 square feet Building B-2 story Office/Manufacturing building containing approximately 141,311 square feet Building C-3 story Office Building containing approximately 89,247 square feet. Building
D-2 story Employee Pavilion containing approximately 14,559 square feet. 
  
 EXHIBIT “C” 
  
 LIST OF PERSONAL PROPERTY 
  

			
	 Area

	  	 Property Transferred to Buyer

	 All Areas
 Office Equipment:
	  	None
		
	 All Areas
 Cubicles Components:
	  	 Walls
 Writing surfaces
 overhead cabinets
 file cabinets
 chairs
 book shelves

	 	  
	 	  
	 	  
	 	  
	 	  
		
	 All Areas
 Hard Wall Offices:
	  	 Chairs
 Desks
 File Cabinets
 Book Shelves
 White boards attached to walls
 Clocks attached to walls
 Pictures of SJ Campus
 Tables

	 	  
	 	  
	 	  
	 	  
	 	  
	 	  
	 	  
		
	 Break rooms:
	  	 Refrigerators
 Microwave’s
 Water Purifiers
 Tables and chairs

			
	 Training Rooms:
	  	 Tables
 Chairs
 Permanently attached white boards and screens

		
	 Conference Rooms:
	  	 Tables
 Chairs
 Cabinets
 Clocks
 Projector Screens
 White boards attached to walls

		
	 Board Room:
	  	 Chairs
 tables
 AV Equipment
 Clocks
 Campus Pictures
 Projector screen
 Kitchen Equipment

		
	 Demo Room:
	  	A/V Equipment located in room or associated closet Built in Projector and screen
		
	 Hallways:
	  	 SJ Campus pictures

		
	 Lobby:
	  	 Receptionist Station
 Chairs
 Tables

		
	 Cafeteria & Patio:
	  	 All Kitchen equipment not supplied by corporate Chef
 All Tables and Chairs

		
	 Fitness Center:
	  	 All Fitness Equipment

		
	 Security:
	  	All equipment, software, cameras associated with the security system
		
	 Engineering Labs:
	  	 shelving bolted to building

		
	 Shipping/Receiving:
	  	 Shelving and cages bolted to building
 Pallet Racks

		
	 Data Center (NOC):
	  	 UPS System
 Equipment Racks
 Cable Plant

			
	Wiring Closets:	 	Racks and patch panels
		
	Equipment Pads:	 	 Compressors
 Pumps
 Generators

		
	 Other Facility
 Property:
	 	 Demountable Walls
 Bike Lockers

		
	 Storage Areas
 C3 Storage
area:
	 	None
		
	 B2 accounting
 record area:
	 	None

  
 EXHIBIT “C-l”

  
 LIST OF SELLER-RETAINED PROPERTY 
  

			
	 Area

	 	 Seller Retained Property

	 All Areas Office Equipment
 (all):
	 	 PC’s
 Printers
 Portable Projectors
 Overhead Projectors
 Telephones
 Copiers
 Adding Machines/Calculators
 Fax Machines
 Shredders
 Polycom Phones
 Mobile electronic White boards
 Free standing TV’s
 Typewriters

	 	 
	 	 
	 	 
	 	 
	 	 
	 	 
	 	 
	 	 
	 	 
	 	 
		
	 All Areas
 Cubicles
Components:
	 	Waste Baskets
		
	All Areas Hard Wall Offices:	 	Art work

			
	 Break rooms:
  
 Training Rooms:
  
 Conference Rooms:
  
 Board
Room:
  
 Demo Room:
  
 Hallways:
  
 Lobby:
  
 Cafeteria & Patio:
  
 Fitness Center:
	  	 Note: coffee makers and vending machines belong to vending service
  
 Art work
  
 Mobile Video Conferencing equipment Easels
  
 None
  
 None
  
 Art work
  
 Plants
  
 Art Work
  
 None

  
 Security: Engineering Labs:

  
 Shipping/Receiving: 
  
 Data Center (NOC): 
  
 Wiring Closets: 
  
 Equipment Pads: 
  
 Other Facility Property: 

 Storage Areas: C3 Storage area: 
  
 B2 accounting record area: 
  
 All Tools and fixtures Work Benches Roll around carts Portable Hoists Air Tents Power Poles Environmental Chamber Haz Mat containers 
  
 Fork Lifts Pallet Jacks Hand Trucks Packing material dispensers Scales roll around cards and
shelving 
  
 Phone System All Computers All Network Equipment 
  
 All Network Equipment Wireless Access Points 
  
 None 
  

Plants Dumpsters owned by refuse Company 
  
 Old file cabinets containing EG documents 
  
 File cabinets 
  
 EXHIBIT D 
  
 LEASE
AGREEMENT 
  
 THIS LEASE AGREEMENT (“Lease”) is
made as of this              (        ) day of             , 2005,
by and between INTEGRATED DEVICE TECHNOLOGY, INC., a Delaware corporation (“Landlord”), and ELECTROGLAS, INC., a Delaware corporation (“Tenant”). 
  
 WITNESSETH: 
  
 Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the four (4) buildings described as “Building A,” “Building
B,” “Building C,” and “Building D” (collectively, the “Buildings”) and located at 6024 Silver Creek Valley Road, San Jose, California, as more particularly described on Exhibit A attached hereto
(“Premises”). Landlord and Tenant hereby agree that, in the aggregate, the Buildings consist of approximately two hundred sixty-three thousand thirty-nine (263,039) rentable square feet. As used herein, the term “Project” shall
mean the Buildings, the land upon which the Buildings are situated and any and all other improvements, fixtures and equipment now or hereafter situated on such land. The parties acknowledge that Tenant is leasing the Premises from Landlord following
the sale of the Project by Tenant to Landlord. Landlord hereby leases the Premises to Tenant, and Tenant hereby leases the Premises from Landlord, upon the following terms and conditions: 
  
 1. 1. Use. Tenant shall use the Premises only for office, research and development,
and other uses in effect prior to Tenant’s sale of the Project to Landlord. 

 2. 2. Term. The term (“Lease Term”) shall commence on the Closing Date (as such term is defined in that certain
Agreement for Purchase and Sale of Real Property (the “Purchase Agreement”) made as of December     , 2004 by and between Tenant, as seller, and Landlord, as buyer) (“Commencement Date”) and end, unless
sooner terminated pursuant to the terms of the Lease, on June 30, 2005 (subject to Tenant’s obligations under Section 5(b). 
  
 3. 3. Possession. The parties acknowledge that Tenant is in possession of the Premises as of the Commencement Date. 
  
 4. Monthly Rent. 
  
  ̈.(a) Basic Rent. Tenant shall not be obligated to pay to Landlord rent for the Premises during the Lease Term. 
  
 (b) Common Area Charges. Except as provided in Sections 12 and 14, Tenant shall not be obligated to pay to Landlord any “common area
charges” and/or “operating expenses.” 
  
 5.
Termination of Lease. 
  
  ̈.(a) Construction Areas. Tenant acknowledges that Landlord intends to use and occupy the Project upon the expiration or sooner termination of this Lease and that, in
preparation for such use and occupancy, Landlord intends to commence the construction and renovation of leasehold and other improvements in the Premises (“Improvement Work”) as and when this Lease terminates with respect to the portions
thereof specified in this Section 5. In order to permit Landlord to commence the Improvement Work, Tenant shall vacate and surrender those portions of the Premises consisting of the Construction Areas (as defined below) in accordance with Section 20
hereof by no later than January 31, 2005. Tenant hereby agrees and acknowledges that time is of the essence with respect to Tenant’s obligation to vacate and surrender the Construction Areas. Landlord and Tenant hereby agree and acknowledge
that, irrespective of whether Tenant shall have vacated and surrendered the same, this Lease shall terminate with respect to the Construction Areas as of January 31, 2005, and Tenant shall have no further rights or obligations (nor shall Landlord
have any further obligations) under this Lease with respect to the Construction Areas, except for those obligations under this Lease which expressly survive the termination or expiration of this Lease. The “Construction Areas” shall
collectively mean: (a) the portions of the first (1st ) and second (2nd) floors of “Building A”; (b) the portions of the first (1st) and second (2nd) floors of “Building B”; and (c) the
portions of the first (lst) and third (3rd) floors of “Building C” delineated without cross-hatching on Exhibit “B” attached hereto. The portion of the Premises not consisting of
the Construction Areas or Tenant Common Areas (as defined below) which are delineated with cross-hatching on Exhibit “B” attached hereto shall hereinafter sometimes be collectively referred to as the “Remaining Premises.” From
and after January 31, 2005, Tenant shall be permitted to use, on a non-exclusive basis with 

 Landlord, the entrances to the Buildings, interior corridors, restrooms, stairways and elevators more particularly shown
in yellow on Exhibit “B” attached hereto (collectively, “Tenant Common Area”) as necessary to provide access to and use of the Remaining Premises. In addition, Landlord shall provide Tenant with reasonable access from the Tenant
Common Area or from the exterior of the Building to the elevator in Building “C” to allow tenant access to the second and third floors of Building “C”. Tenant’s use of the Building “C” elevator shall be in common
with Landlord’s construction personnel. Landlord may from time to time, upon prior notice to Tenant, change the access route to the Building “C” elevator to accommodate Landlord’s construction requirements. Landlord and Tenant
hereby agree and acknowledge that, from and after January 31, 2005, the term “Premises” as used in this Lease shall refer only to the Remaining Premises less any Vacated Space (as defined below) vacated and surrendered from time to time
under Section 5(b) below. 
  
 Notwithstanding the termination of
the Lease as to the Construction Areas, until May 31, 2005, Tenant shall be entitled to use, on a non-exclusive basis, the (i) data Center located on the Second (2nd) floor of “Building B” for the sole purpose of
maintaining its telephone “PBX” therein (“PBX Room”) and (ii) the Intermediate Distribution Frame room located on the first floor of Building “B” for purposes of maintaining Tenant’s communications cabling
(“IDF Room”). Tenant acknowledges and agrees that Landlord will require exclusive access to both the PBX Room and IDF Room not later than June 1, 2005 in order to perform Improvement Work in such areas to prepare the Project for
Tenant’s occupancy and use. Tenant hereby agrees that Tenant’s right to use the PBX Room and IDF Room shall terminate as of May 31, 2005 and that Tenant shall no longer have access to the PBX Room and IDF Room from and after June 1, 2005.
On or before May 31, 2004, Tenant shall disconnect its telephone system from the PBX and disconnect its cabling in the IDF Room. If Tenant fails to disconnect its telephone system from the PBX and its disconnect its cabling in the IDF Room, Landlord
shall have the right to do at any time from and after June 1, 2005. In such event, Landlord shall not be liable to Tenant for any loss or damage resulting from such disconnection by Landlord and Tenant waives all claims against Landlord resulting
from such disconnection by Landlord. Tenant hereby agrees and acknowledges that time is of the essence with respect to Tenant’s obligation to cease its use of the PBX Room and IDF Room and disconnection of its telephone system and cabling from
such areas by May 31, 2005. 
  
  ̈.(b) Surrender of Remaining Premises. The parties acknowledge that, as of the Commencement Date, Tenant’s operations and personnel will be located throughout the
Buildings, including the Construction Areas. After the Commencement Date, Tenant may, at Tenant’s option and sole cost and expense, consolidate its operations and personnel into less than all of the Remaining Premises and vacate and surrender
those portions of the Remaining Premises from which Tenant has relocated its operations and personnel (“Vacated Space”) so as to make such portions of the Remaining Premises available for Landlord to perform Improvement Work. From and
after the Commencement Date, on a bi-weekly basis, Tenant shall provide Landlord written status reports regarding its consolidation and relocation efforts. Tenant shall give Landlord written notice when it has vacated and surrendered Vacated Space.
Upon Landlord’s receipt of such notice, the Lease shall terminate as to such Vacated Space. The parties shall thereafter promptly acknowledge in writing the vacation and surrender of such Vacated Space and the termination of this Lease with
respect to such Vacated Space. 

 (c) Performance of Improvement Work. Tenant hereby agrees and acknowledges that, as and when this Lease
terminates with respect to the Construction Areas and Vacated Space, Landlord may perform (or cause to be performed) Improvement Work in the Construction Areas and Vacated Space. In connection with the Improvement Work, and subject to this Section
5(c), Tenant hereby agrees and acknowledges that Landlord (and Landlord’s employees, agents, contractors, engineers, consultants and/or representatives (collectively, “Landlord’s Parties”)) shall at all times have the right to
use such portions of the common areas of the Project (including, without limitation, driveways, loading areas, parking areas, lobbies, walkways, corridors and elevators) as may be necessary or desirable (in Landlord’s reasonable discretion) to
perform the Improvement Work, including, without limitation, for the purpose of transporting supplies, materials and equipment. Landlord hereby agrees and acknowledges that, as and when this Lease terminates with respect to the Construction Areas
and Vacated Space, Tenant and Tenant’s employees, agents, contractors, engineers, consultants and/or representatives (“Tenant’s Parties”), will continue to occupy and use the Remaining Premises for the uses set forth in Section 1
above. Landlord and Tenant agree to mutually cooperate so that Landlord can perform the Improvement Work in the Construction Areas and Vacated Space in a manner that does not unreasonably interfere with Tenant’s use of the Premises and allow
Tenant to conduct its business without interruption in utilities and services. Tenant acknowledges that the Improvement Work may cause dust, noise, vibrations and other disturbances in the Premises. Except as specifically provided in this Agreement,
Tenant agrees that Landlord shall in no event be liable to Tenant for any impairment of Tenant’s access, use or occupancy of the Premises resulting from Landlord’s performance of the Improvement Work, nor shall the validity of this Lease
or the obligations of Tenant hereunder be affected. Landlord and Tenant agree to the following: 
  
  ̈. (i) Landlord shall cause Landlord Parties to observe the existing card key access security system maintained
for the Project and Landlord shall issue access cards to the Landlord Parties as necessary. 
  
  ̈.(ii) Landlord Parties will use loading ramps and loading dock areas for all unloading and all deliveries of
materials and equipment. Landlord Parties shall not use the loading dock for all-day parking of vehicles. No building materials shall enter the Buildings by way of the lobby unless necessary for the orderly and efficient performance of the
Improvement Work. No construction materials shall be permanently stored in the Tenant Common Area. 
  
 (iii) Landlord Parties shall conduct daily clean up of any work within the Tenant Common Area, including removal of any construction debris in the Tenant
Common Area. Landlord Parties shall not use trash receptacles in the Tenant Common Area for construction debris. 
  
  ̈.(iv) Landlord Parties shall follow all OSHA safety regulations
in, on or about the Buildings at all times. 
  
  ̈.(v) Upon completion of any Improvement Work in the Tenant Common Area, the portion of the Tenant Common Area subject to such work is to be thoroughly cleaned by the
Landlord Parties. 

  ̈.(vi) Landlord
shall cause Landlord Parties to use care and consideration for Tenant’s Parties when using Tenant Common Areas such as restrooms and telephones. Smoking is prohibited in the Buildings and shall be permitted outside of the Buildings only in
areas reasonably designated by Landlord. All workers are required to wear shirts and shoes. Radios used by Tenant Parties shall be kept at noise levels that do not interfere with Tenant’s use and occupancy of the Remaining Premises. 

 
 In order to coordinate the Tenant’s use and occupancy of the Premises
with the performance of the Improvement Work, Tenant and Landlord hereby agree to appoint a representative (each a “Construction Representative”) to coordinate the timely and efficient performance of the Improvement Work and continued use
and occupancy of the Premises by Tenant. The Construction Representatives shall make good faith efforts to resolve all disputes arising from the Improvement Work in a reasonable and timely manner. Tenant hereby appoints Steve Hmelar to serve as
Tenant’s Construction Representative. Landlord hereby appoints Jim Harris to serve as Landlord’s Construction Representative. 
  
 The Construction Representatives shall hold weekly meetings at which Landlord’s Construction Representative shall inform Tenant’s Construction
Representative of the construction activities planned by Landlord for the forthcoming week, including any work or activity which would substantially affect Tenant’s use and enjoyment of the Premises or Tenant Common Area. If Landlord’s
construction activities will involve (i) any interruption in the plumbing, fire alarm, mechanical (including the compressed air system) or electrical systems to the Premises or the Tenant Common Area (each an “Interruption”) or (ii) any
entry into the Premises by Landlord Parties to perform the Improvement Work (each an “Entry”), Landlord shall provide reasonable advance written notice of such Interruption or Entry to Tenant stating the date on which Buyer desires such
Interruption or Entry to occur, the name, address and telephone number of the Landlord Party who will make the Entry, and the nature and location on the Premises of the Interruption or Entry. Tenant’s Construction Representative shall provide
Landlord’s Construction Representative with written notice of his approval or disapproval of the Interruption or Entry within one (1) business day after receipt of such notice; provided, however, that such approval shall not be unreasonably
withheld. If Tenant’s Construction Representative reasonably disapproves of the Interruption or Entry, the Construction Representatives shall meet and negotiate in good faith to reach agreement on a time for the Interruption or Entry that does
not unreasonably burden or delay the Improvement Work and does not unreasonably interfere with Tenant’s use of the Premises. If the Construction Representatives cannot reach such agreement within two (2) days after written notice of disapproval
from Tenant’s Construction Representative, the matter shall be resolved by good faith negotiation by Thomas Brunton of Tenant and Clyde Hosein of Landlord. Landlord shall promptly repair any damage to the Premises or restore any services
interrupted as a result of an Interruption or Entry. 

 In addition, if there is a failure or interruption of electricity, communications or water service or the
compressed air system to or in the Premises due to the construction activities of Landlord in the Project, and not due to (i) the failure of the utility supplier to provide such service, (ii) a casualty, or (iii) the act or omission of Tenant or
Tenant’s Parties, then Landlord shall use best efforts to restore such services as soon as possible. If despite such best efforts, Landlord is unable to restore such services within two (2) business days after the occurrence of the failure or
interruption, and Tenant has been unable to use the Premises for the conduct of its business for more than two (2) consecutive business days as a result thereof, then, notwithstanding anything contained in this Lease, as Tenant’s sole and
exclusive remedy for such failure or interruption in services, Tenant shall be entitled to damages of Ten Thousand Dollars ($10,000) per day for each business day after the expiration of said two (2) business day period until the business day that
the services are restored. If such failure or interruption of services involves less than the entire Premises, then the amount such per diem damage shall be negotiated in good faith by Thomas Brunton of Tenant and Clyde Hosein of Landlord, but shall
in no event exceed Ten Thousand Dollars ($10,000) per business day. Except for the per diem damages set forth in this paragraph, in no event shall Landlord be liable for any injury to Tenant’s business or loss of income or profit resulting from
a failure of interruption of electricity, water or communications services or the compressed air system in the Premises due to Landlord’s construction activities. 
  
 (d) Surrender of Remaining Premises. This Lease shall terminate with respect to the Remaining Premises, less any Vacated
Space previously surrendered, on June 30, 2005. Tenant shall vacate and surrender the Remaining Premises, less all Vacated Space previously surrendered, in the condition required by Section 20 hereof not later than June 30, 2005. From and after June
30, 2005, Tenant shall have no further rights or obligations (nor shall Landlord have any further obligations) under this Lease with respect to such Remaining Premises, except for those obligations under this Lease which survive the termination or
expiration of this Lease. Tenant acknowledges that Landlord must have possession of the entire Premises not later than June 30, 2005 in order to complete the Improvement Work and permit Landlord to occupy and conduct its business in the Premises and
therefore time is of the essence with respect to Tenant’s obligation to vacate and surrender the Remaining Premises on or before June 30, 2005. 
  
 1. 6. Restriction on Use. Tenant shall not do or permit to be done anything in or about the Premises or the Project which will constitute waste or use or allow the
Premises to be used for any unlawful purpose, nor shall Tenant cause, maintain or permit any nuisance in or about the Premises or the Project. Tenant shall not do anything in the Premises that will cause damage to the Buildings. No waste materials
or refuse shall be dumped upon or permitted to remain upon any part of the Premises or the Project except in trash containers designated for that purpose by Landlord, or where otherwise designated by Landlord; and no toxic or hazardous materials
shall be disposed of through 

 the plumbing or sewage system. No materials, supplies, equipment, finished products or semi-finished products, raw
materials or articles of any nature shall be stored or permitted to remain outside of the Buildings. 
  
 2. 7. Compliance with Laws. Tenant shall, in connection with its use and occupancy of the Premises, at its sole cost and expense, promptly observe and comply with (i) all laws, statutes, ordinances and governmental
rules, regulations and requirements of federal, state, county, municipal and other governmental authorities, now or hereafter in effect, which shall impose any duty upon Tenant with respect to Tenant’s particular use or occupancy of the
Premises, and (ii) any direction or occupancy certificate issued pursuant to law by any public authority with respect to the Premises. 
  
 3. 8. Alterations. Tenant may make or cause or allow to be made alterations, additions or improvements to the Premises (collectively referred to herein as
“alterations”), but only to the extent necessary for Tenant’s continued use and occupancy of the Premises. Prior to making such alterations, Tenant shall provide Landlord with written notice describing the alteration to be made. In no
event shall Tenant make any alterations in excess of Ten Thousand Dollars ($10,000) or affecting the Building’s electrical, fire alarm, life safety, heating, ventilating and air conditioning and mechanical systems without obtaining
Landlord’s prior written consent, which shall not be unreasonably withheld. Landlord may require as a condition to its consent that Tenant remove any alterations prior to the expiration of the Lease Term and restore the area where such
alterations were made to the condition existing on the Commencement Date in accordance with all applicable laws, codes and regulations then in effect; provided, however, that Landlord shall not require removal of any alterations if Landlord intends
to demolish the area where the alteration is located as part of the Improvement Work. 
  
 9. Repair and Maintenance. Tenant hereby agrees and acknowledges that Tenant is currently in possession and occupancy of the Premises and familiar therewith. Tenant hereby further agrees and acknowledges that
the Premises shall be taken in “as-is” condition, “with all faults,” “without representation or warranties.” Except as expressly provided below, Tenant shall at its sole cost keep and maintain in good condition and
repair the interior of the Premises including, without limitation, the interior windows, doors and all door hardware, the interior walls and partitions. Subject to the provisions of Section 15, Landlord shall, at Landlord’s sole cost, keep and
maintain the roof, structural elements, heating, ventilating and air conditioning, lighting, electrical, plumbing, mechanical and life-safety systems, the entrances to the Buildings, those portions of the Buildings outside of the Premises, the
exterior walls of the Buildings and the interior and exterior common areas of the Project in good order and repair; provided, however, that Tenant shall provide janitorial services to the Tenant Common Areas at Tenant’s sole cost and expense.
Tenant waives all rights under and benefits of California Civil Code Sections 1932(1), 1941, and 1942 and under any similar law, statute or ordinance now or hereafter in effect. 
  
 4. 10. Liens. Tenant shall keep the Premises and the Project free from any liens arising out of any work performed, materials furnished or
obligations incurred by Tenant, its agents, employees or contractors. Should any such lien be recorded against the Project, Tenant shall give immediate notice of such lien to Landlord. In the event that Tenant shall not, within ten (10) days
following the imposition of such lien, cause the same to be released of record, Landlord shall have, in addition to all other remedies provided herein 

 and by law, the right, but not the obligation, to cause the same to be released by such means as it shall deem proper,
including payment of the claim giving rise to such lien. All sums paid by Landlord for such purpose, and all expenses (including attorneys’ fees) incurred by it in connection therewith, shall be payable to Landlord by Tenant on demand with
interest at the rate of ten percent (10%) per annum. Landlord shall have the right at all times to post and keep posted on the Premises any notices permitted or required by law, or which Landlord shall deem proper for the protection of Landlord, the
Premises and the Building and any other party having an interest therein, from mechanics’ and materialmen’s liens and like liens. 
  
 11. Insurance. 
  
  ̈.(a) Tenant’s Insurance. Tenant, shall at all times during
the Lease Term, and at its own cost and expense, procure and continue in force the following insurance coverage: (i) Commercial General Liability Insurance with a combined single limit for bodily injury and property damage of not less than Three
Million Dollars ($3,000,000) per occurrence and Five Million Dollars ($5,000,000) in the annual aggregate, covering the use of the Premises and the performance of Tenant of the indemnity agreements set forth in Section 16 hereof; and (ii) a policy
of standard fire, extended coverage and special extended coverage insurance (all risks), including a vandalism and malicious mischief endorsement and sprinkler leakage coverage in such amounts as Tenant deems necessary with respect to personal
property, inventory, equipment, trade fixtures and leased equipment owned or leased by Tenant and not transferred to Landlord under the terms of the Purchase Agreement (collectively, “Tenant’s Property”). 
  
  ̈.(b) Form of Policies. The aforementioned minimum limits of policies shall in no event limit the liability of Tenant hereunder. Such insurance shall name Landlord and such other persons or firms with insurable
interests, as Landlord specifies from time to time, as additional insureds with an appropriate endorsement to the policy(s) and shall be with companies having a rating of not less than AVIII in Best’s Insurance Guide. Prior to the Effective
Date, Tenant shall furnish to Landlord, from the insurance companies, or cause the insurance companies to furnish, certificates of coverage with respect to any and all policies of insurance required to be maintained by Tenant pursuant to this
Section 11. No such policy shall be cancelable or subject to reduction of coverage or other modification or cancellation except after thirty (30) days prior written notice to Landlord by the insurer. All such policies shall be endorsed to agree that
Tenant’s policy is primary and that any insurance covered by Landlord is excess and not contributing with any insurance requirement hereunder. Tenant shall, at least twenty (20) days prior to the expiration of such policies, furnish Landlord
with renewals or binders. 
  
 Additionally, Tenant shall maintain
Worker’s Compensation required by law and shall provide Landlord with evidence of coverage. Said evidence shall be in the form of a certificate of insurance and shall provide for Landlord to receive thirty (30) days notice of cancellation from
the insurer. 

  ̈.(c)
Landlord’s Insurance. Landlord shall, at Landlord’s expense, procure and maintain at all times during the term of the Lease, (i) a policy or policies of insurance covering loss or damage to the Buildings, Existing FF&E (as
defined in Section 34) and leasehold improvements in such amounts as Landlord deems necessary (exclusive of Tenant’s Property), providing protection against all perils included within the classification of fire and extended coverage, vandalism
coverage and malicious mischief, sprinkler leakage, water damage, and special extended coverage on building, and (ii) commercial general liability insurance in such amounts as are carried by reasonably prudent owners of comparable projects, and
(iii) worker’s compensation coverage as required by applicable law. Upon written request from Tenant, Landlord shall inform Tenant of all insurance coverage carried by Landlord applicable to the Premises. 
  
  ̈.(d) Waiver of Subrogation. The parties release each other and their respective authorized representatives from any claims for damage to the Premises, and to the fixtures, personal property, improvements, and
alterations of either Landlord or Tenant, in or on the Premises, Buildings or Project, that are caused by or result from risks insured against under any insurance policies carried or required to be carried by the parties and in force at the time of
any such damage. Any policy or policies of fire, extended or similar casualty insurance which either party obtains in connection with the Premises shall include a clause or endorsement denying the insurer any rights of subrogation against the other
party to the extent any rights have been waived by the insured prior to the occurrence of injury of loss. 
  
 12. Utilities and Service; Janitorial. Tenant shall pay Landlord the amount of Fourteen Thousand Dollars ($14,000) per month as Tenant’s share
of the cost of all water, gas, light, heating, ventilation and air conditioning, power, electricity, trash pickup, sewer charges and all other services supplied to or consumed in the Buildings (“Utility Costs”). Landlord and Tenant
acknowledge that the foregoing monthly amount is a reasonable estimate of the percentage of utility and other services supplied to the Premises and the Tenant Common Areas. Tenant shall pay the foregoing amount of Utility Costs on the first day of
each calendar month during the Lease Term. Utility Costs for any partial calendar month during Lease Term shall be prorated based on the number of days in such calendar month that the Lease Term is in effect. Landlord shall not be liable for the
failure of any person or entity to furnish any of the foregoing utility services when such failure is caused by accident, breakage, repairs, strikes, lockouts or other labor disturbances or labor disputes of any character, governmental moratoriums,
regulations or other governmental actions, or by any other cause, similar or dissimilar. 
  
 Tenant shall be responsible, at Tenant’s sole cost and expense, for providing janitorial service in the Premises and in the Tenant Common Areas. Tenant shall obtain all telephone and communications services
necessary for its use and operation of the Premises at its sole cost and expense. 
  
 2. 13. Entry by Landlord. Landlord reserves, and shall have the right, upon at least twenty-four (24) hours prior notice (except in an emergency), to enter the Premises (i) to inspect the Premises, 
  
 (ii) to supply services or make repairs required to be provided or made by Landlord
hereunder, and (iii) to post notices required or allowed by this Lease or by law. Landlord shall use reasonable efforts to minimize any interference with Tenant’s use or occupancy of the Premises during any such entry. 

 14. Common Area; Parking. Subject to the terms and conditions of this Lease, Tenant and Tenant’s
employees and invitees shall have the nonexclusive right to use the driveways, sidewalks and parking areas of the Project, the entrances of the Buildings, interior corridors, stairways and elevators in the Buildings providing access to the Premises
(collectively, the “Common Area”). 
  
 Tenant shall have
the nonexclusive use of the parking spaces in the Common Area. Tenant shall not at any time park or permit the parking of Tenant’s trucks or other vehicles, or the trucks or other vehicles of others, adjacent to loading areas so as to interfere
in any way with the use of such areas; nor shall Tenant at any time park or permit the parking of Tenant’s vehicles or trucks, or the vehicles or trucks of Tenant’s suppliers or others, in any portion of the Common Area not designated by
Landlord for such use by Tenant. Tenant shall not park or permit any inoperative vehicle or equipment to be parked on any portion of the Common Area. Notwithstanding the foregoing, in order to assist Tenant in the surrender of the Construction
Areas, Landlord shall allow Tenant to place up to ten (10) freestanding storage containers on a portion of the Project’s parking areas designated by Landlord. Tenant assumes all risk of damage or loss to Tenant’s property stored in such
storage containers and Tenant hereby waives all claims against Landlord in connection therewith. All such storage containers shall be removed from the Project’s parking areas not later than June 30, 2005. 
  
 Landlord shall operate, manage and maintain the Common Area. The cost of such
maintenance, operation and management of the Common Area, including maintenance of landscaping, maintenance and cleaning of parking lots and sidewalks, interior corridors, stairways and elevators in the Building shall be paid by Landlord; provided,
however, Tenant shall provide and pay the cost of janitorial service for the Tenant Common Areas. Landlord shall pay all real property taxes and the costs of the insurance required to be maintained by Landlord under Section 11 hereof. 
  
 15. Damage by Fire; Casualty. In the event the Premises are damaged by
any casualty which is covered under an insurance policy required to be maintained by Landlord pursuant to Section 11, Landlord shall be entitled to the use of all insurance proceeds and, subject to this Section 15 below, shall repair such damage as
soon as reasonably possible and this Lease shall continue in full force and effect. In the event the Premises are damaged by any casualty not covered under an insurance policy required to be maintained pursuant to Section 11, Landlord may, at
Landlord’s option, either (i) repair such damage, at Landlord’s expense, as soon as reasonably possible, in which event this Lease shall continue in full force and effect, or (ii) give written notice to Tenant within ten (10) days after
the date of the occurrence of such damage of Landlord’s intention to cancel and terminate this Lease as of the date of the occurrence of the 

 damage. Under no circumstances shall Landlord be required to repair any injury or damage to (by fire or other cause), or
to make any restoration or replacement of, any of Tenant’s Property. If the Premises are totally destroyed during the Lease Term from any cause, whether or not covered by the insurance required under Section 11, this Lease shall automatically
terminate as of the date of such total destruction. Notwithstanding the foregoing, if the Premises are damaged by any casualty and cannot be restored within thirty (30) days after the date of such damage, Tenant shall have the right to terminate
this Lease effective as of the date of such damage by giving written notice of such termination to Landlord within thirty (30) days after the date of such damage. 
  
 Tenant shall have no claim against Landlord for any damage, loss or expense suffered by reason of any such damage,
destruction, repair or restoration. The parties waive the provisions of California Civil Code sections 1932(2) and 1933(4) (which provisions permit the termination of a lease upon destruction of the leased premises), and hereby agree that the
provisions of this Section 15 shall govern in the event of such destruction. 
  
 16. Indemnification. 
  
  ̈.(a) Tenant shall indemnify, defend (with counsel reasonably acceptable to Landlord) and hold Landlord harmless from and against any claim, liability, loss,
damage or expense (including attorneys’ fees) arising (i) from Tenant’s use of the Premises or from the conduct of its business or from any activity or work done, permitted or suffered by Tenant or its agents or employees in or about the
Premises or Project during the Lease Term, (ii) out of the failure of Tenant to observe or comply with Tenant’s obligation to observe and comply with laws or other requirements as set forth in Section 7, (iii) by reason of any labor or service
performed for, or materials used by or furnished to, Tenant or any contractor engaged by Tenant with respect to the Premises during the Lease Term, or (iv) from any other act, neglect, fault or omission of Tenant or its agents or employees in, on or
about the Project during the Lease Term. The provisions of this Section 16 shall survive the expiration or earlier termination of this Lease. 
  
  ̈.(b) Landlord shall indemnify, defend (with counsel reasonably
acceptable to Tenant) and hold Tenant Parties harmless from and against any third-party claim, liability, loss, damage or expense (including attorneys’ fees) solely arising from the negligent acts, omissions, or willful misconduct of
Landlord’s Parties in connection with Landlord’s Parties’ activities in, on or about the Project, except to the extent that such claim is for damage to the Premises and Tenant’s personal property, fixtures, furniture and
equipment in the Premises and is covered by insurance that Tenant is required to obtain under this Lease (or would have been covered had Tenant carried the insurance required under this Lease). 
  
 17. Assignment and Subletting. Tenant shall not voluntarily assign, encumber
or otherwise transfer its interest in this Lease or in the Premises, or sublease all or any part of the Premises, or allow any other person or entity to occupy or use all or any part of the Premises, without first obtaining Landlord’s written
consent (which consent Landlord may withhold in its sole and absolute discretion). 

 Any assignment, encumbrance or sublease without Landlord’s consent, shall constitute a default under
this Lease. The merger of Tenant with another entity or the acquisition of all or substantially all of the assets of Tenant by another entity shall not constitute an assignment for purposes of this Section 17. 
  
 2. 18. Default. The occurrence of any of the following shall constitute a default by Tenant:
(i) failure of Tenant to pay any sum payable under this Lease within five (5) days after notice has been given to Tenant that such payment is delinquent; or (ii) failure of Tenant to perform any other term, covenant or condition of this Lease if the
failure to perform is not cured within fifteen (15) days after notice thereof has been given to Tenant (provided that if such default cannot reasonably be cured within fifteen (15) days, Tenant shall not be in default and shall have such additional
time (not to exceed thirty (30) days) as may be reasonably necessary to cure such failure to perform so long as Tenantcommences to cure such failure to perform within the fifteen (15) day period and diligently and in good faith continues to cure the
failure to perform). The notice referred to in clause (ii) above shall specify the failure to perform and the applicable provision of this Lease and shall demand that Tenant perform the provisions of this Lease within the applicable period of time.
No notice shall be deemed a forfeiture or termination of this Lease unless Landlord so elects in the notice. 
  
 In the event of a default by Tenant, then Landlord, in addition to any other rights and remedies of Landlord at law or in equity, shall have the right to
terminate Tenant’s right to possession of the Premises (and thereby terminate this Lease). Should Landlord at any time terminate this Lease for any breach, in addition to any other remedy it may have, it shall have the immediate right of entry
and may remove all persons and property from the Premises and shall have all the rights and remedies of a landlord provided by California Civil Code Section 1951.2 or any successor code section. Tenant’s Property removed from the Premises may
be stored in a public or private warehouse or elsewhere at the sole cost and expense of Tenant. In the event that Tenant shall not immediately pay the cost of storage of such property after the same has been stored for a period of thirty (30) days
or more, Landlord may sell any or all thereof at a public or private sale in such manner and at such times and places that Landlord, in its sole discretion, may deem proper, without notice to or demand upon Tenant. 
  
 19. Eminent Domain. If all or any part of the Premises shall be taken
by any public or quasi-public authority under the power of eminent domain or conveyance in lieu thereof, this Lease shall terminate as to any portion of the Premises so taken or conveyed on the date when title vests in the condemnor, and Landlord
shall be entitled to any and all payments, income, rent, award or any interest therein whatsoever which may be paid or made in connection with such taking or conveyance. Tenant shall have no claim against Landlord or otherwise for the value of any
unexpired term of this Lease. Notwithstanding the foregoing, Tenant shall be entitled to any compensation for its relocation expenses necessitated by such taking, but only to the extent the condemning authority makes a separate award therefor or
specifically identifies a portion of the award 

 as being therefor. Each party waives the provisions of Section 1265.130 of the California Code of Civil Procedure (which
section allows either party to petition the Superior Court to terminate this Lease in the event of a partial taking of the Premises). 
  
 In the event of a partial taking, or conveyance in lieu thereof, of the Premises, then Tenant may terminate this Lease as of the date of such taking if
Tenant determines that the remaining portion of the Premises is not satisfactory for Tenant’s use. Any election by Tenant to so terminate shall be by written notice given to Landlord within fifteen (15) days from the date of such taking or
conveyance. If a portion of the Premises is taken by power of eminent domain or conveyance in lieu thereof and neither Landlord nor Tenant terminates this Lease as provided above, then this Lease shall continue in full force and effect as to the
part of the Premises not so taken or conveyed. 
  
 2. 20. Notice and Covenant
to Surrender. On the expiration of the Lease Term or sooner termination of this Lease in accordance with Section 5 above, Tenant shall surrender to Landlord the Premises (or applicable portion thereof) in the condition existing as of the
Commencement Date (normal wear and tear, casualty and condemnation excepted). On or prior to the expiration of the Lease Term, or sooner termination thereof in accordance with Section 5 above, Tenant shall, at Tenant’s sole cost and expense,
remove all of Tenant’s personal property, furniture, equipment and trade fixtures from the Premises (but not the Existing FF&E) and repair any damage caused by such removal. 
  
 3. 21. Holding Over. TENANT ACKNOWLEDGES THAT LANDLORD REQUIRES IMMEDIATE POSSESSION OF THE REMAINING PREMISES UPON THE
EXPIRATION OF THE LEASE IN ORDER TO COMPLETE THE IMPROVEMENT WORK FOR LANDLORD’S USE AND OCCUPANY OF THE BUILDINGS, TO MOVE LANDLORD’S PERSONNEL AND OPERATIONS INTO THE BUILDINGS AND TO BEGIN THE OPERATION OF ITS BUSINESS IN THE BUILDINGS.
TENANT FURTHER ACKNOWLEDGES THAT IF TENANT FAILS TO VACATE AND SURRENDER THE REMAINING PREMISES TO LANDLORD ON OR BEFORE JUNE 30, 2005 AND HOLDS OVER IN THE REMAINING PREMISES FOR ANY PERIOD OF TIME AFTER JUNE 30, 2005, TENANT SHALL BE IN BREACH OF
ITS OBLIGATIONS HEREUNDER. THE PARTIES AGREE THAT THE ACTUAL DAMAGES LANDLORD MAY SUFFER AS A RESULT OF SUCH BREACH WOULD BE EXTREMELY DIFFICULT OR IMPOSSIBLE TO DETERMINE. THE PARTIES FURTHER AGREE THAT THE AMOUNT OF $350,000.00 PER MONTH FOR EACH
MONTH OR ANY PORTION THEREOF THAT TENANT HOLDS OVER IN THE REMAINING PREMISES AFTER JUNE 30, 2005 IS THE PARTIES’ BEST AND MOST ACCURATE ESTIMATE OF THE DAMAGES LANDLORD WOULD SUFFER BY TENANT’S HOLDING OVER, AND THAT SUCH ESTIMATE IS
REASONABLE UNDER THE CIRCUMSTANCES EXISTING ON THE DATE OF THIS AGREEMENT. THE FOREGOING AMOUNT SHALL CONSTITUTE LIQUIDATED DAMAGES FOR TENANT’S BREACH OF ITS OBLIGATION TO SURRENDER AND VACATE THE REMAINING PREMISES ON OR BEFORE JUNE 30, 2005.
NOTWITHSTANDING THE FOREGOING, LANDLORD SHALL NOT BE RESTRICTED BY THE PROVISIONS OF THIS SECTION 21 FROM BRINGING AN ACTION FOR UNLAWFUL DETAINER 

 TO REMOVE TENANT FROM THE REMAINING PREMISES AFTER JUNE 30, 2005. THE PAYMENT OF THE AMOUNT SPECIFIED ABOVE AS
LIQUIDATED DAMAGES IS NOT INTENDED AS A FORFEITURE OR PENALTY WITHIN THE MEANING OF CALIFORNIA CIVIL CODE SECTION 1671, 1676 AND 1677. 
  
 ACCEPTED AND AGREED TO: 
  
 LANDLORD TENANT 
  
 1.
22. Certificate of Estoppel. Tenant shall, within fifteen (15) calendar days after request therefor, execute and deliver to Landlord, a certificate stating that this Lease is unmodified and in full force and effect, or in full force and
effect as modified and stating the modifications. The certificate shall also state the amount of any sums due hereunder, the date to which any such amounts has/have been paid in advance, and shall include such other items as Landlord may reasonably
request. Failure to deliver such certificate within such time shall constitute a conclusive acknowledgment by Tenant that this Lease is in full force and effect and has not been modified except as may be represented by the party requesting the
certificate. Any such certificate requested by Landlord may be conclusively relied upon by any prospective purchaser or encumbrancer of the Premises or Project. 
  

2. 23. Attorneys’ Fees. If either party commences an action against the other party arising out of or in connection with this Lease, the prevailing party shall be
entitled to have and recover from the losing party all expenses of litigation, including, without limitation, travel expenses, attorneys’ fees, expert witness fees, trial and appellate court costs, and deposition and transcript expenses.

  
 3. 24. Waiver. No delay or omission in the exercise of any right or
remedy of Landlord on any default by Tenant shall impair such right or remedy or be construed as a waiver. The receipt and acceptance by Landlord of delinquent payments shall not constitute a waiver of any other default and acceptance of partial
payments shall not be construed as a waiver of the balance of such payment due. Landlord’s consent to or approval of any act by Tenant requiring Landlord’s consent or approval shall not be deemed to waive or render unnecessary
Landlord’s consent to or approval of any subsequent act by Tenant. Any waiver by Landlord of any default must be in writing and shall not be a waiver of any other default concerning the same or any other provision of this Lease. 
  
 4. 25. Notices. All notices, demands, requests, consents and other communications
which may be given or are required to be given by either party to the other shall be in writing and shall be sufficiently made and delivered if personally served or if sent by United States first class mail, postage prepaid. All such communications
from Tenant to Landlord shall be served or addressed to Tenant at Integrated Device Technology, Inc., 2975 Stender Way, Santa Clara, CA 95054, Attn: James L. Laufman, Vice President, General Counsel. All such communications by Landlord to Tenant
shall be served or addressed to Tenant at Electroglas, Inc., 6024 Silver Creek Valley Road, San Jose, CA 

 95138 Attn: Mr. Thomas Brunton. Either party may change its address by notifying the other of such change. Each such
communication shall be deemed received on the date of the personal service or mailing thereof in the manner herein provided, as the case may be. 
  
 5. 26. Governing Law; Severability. This Lease shall in all respects be governed by and construed in accordance with the laws of the State of California. If any
provision of this Lease shall be held or rendered invalid, unenforceable or ineffective for any reason whatsoever, all other provisions hereof shall be and remain in full force and effect. 
  
 6. 27. Interest on Past Due Obligations; Late Charge. Any amount due from one party to the
other party hereunder which is not paid when due shall bear interest at the rate of ten percent (10%) per annum from when due until paid, unless otherwise specifically provided herein, but the payment of such interest shall not excuse or cure any
default by such delinquent party. In addition, Tenant acknowledges that late payment by Tenant to Landlord of Utility Costs or of any other amount due Landlord from Tenant, will cause Landlord to incur costs not contemplated by this Lease, the exact
amount of such costs being extremely difficult and impractical to fix. Such costs include, without limitation, processing and accounting charges, and late charges that may be imposed on Landlord, e.g., by the terms of any encumbrance and note
secured by any encumbrance covering the Premises. Therefore, if any such payment due from Tenant is not received by Landlord within five (5) days after Tenant’s receipt of written notice from Landlord that such payment is due, Tenant shall pay
to Landlord an additional sum of five percent (5%) of the overdue payment as a late charge. The parties agree that this late charge represents a fair and reasonable estimate of the costs that Landlord will incur by reason of late payment by Tenant.

  
 7. 28. Entire Agreement. This Lease, including any exhibits and attachments,
constitutes the entire agreement between Landlord and Tenant relative to the Premises and this Lease and the exhibits and attachments may be altered, amended or revoked only by an instrument in writing signed by both Landlord and Tenant. Landlord
and Tenant agree that all prior or contemporaneous oral agreements between and among themselves or their agents or representatives relative to the leasing of the Premises are merged in or revoked by this Lease. This Lease is not intended to alter
the rights and obligations of the parties under the Purchase Agreement. 
  
 8. 29.
Corporate Authority. Each party represents and warrants to the other that this Lease has been duly authorized by such party, and that upon execution and delivery to the other party, shall constitute a valid and binding obligation of such party.

  
 9. 30. Real Estate Brokers. Each party represents and warrants to the other
party that it has not had dealings in any manner with any real estate broker, finder or other person with respect to the Premises and the negotiation and execution of this Lease except CPS on behalf of Landlord and Tenant (“Broker”). The
parties acknowledge and agree that the Broker is not being compensated separately for this Lease but is being paid a commission in connection with the Purchase Agreement. Each party shall indemnify and hold harmless the other party from all damage,
loss, liability and expense (including attorneys’ fees and related costs) arising out of or resulting from any claims for commissions or fees that may or have been asserted against the other party by any broker, finder or other person with whom
Tenant or Landlord has or purportedly has dealt with in connection with the Premises and the negotiation and execution of this Lease. 

 1. 31. Exhibits and Attachments. All exhibits and attachments to this Lease are a part hereof. 
  
 2. 32. Environmental Matters. 
  
  ̈.(a) Environmental Law Compliance. During the Lease Term, Tenant shall comply with all Environmental Laws and Environmental Permits (each as defined in Section 32(d) below) applicable to the operation or use of the
Premises, will cause all other persons occupying or using the Premises to comply with all such Environmental Laws and Environmental Permits, and will immediately pay or cause to be paid all costs and expenses incurred by reason of such compliance.

  
  ̈.(b) Prohibition. Tenant shall not generate, use, treat, store, handle, release or dispose of, or permit the generation, use, treatment, storage, handling, release or disposal of Hazardous Materials on the
Premises, or the Project, or transport or permit the transportation of Hazardous Materials to or from the Premises or the Project except for limited quantities used or stored at the Premises and required in connection with the routine operation and
maintenance of the Premises. 
  
  ̈.(c) Indemnity. Tenant shall defend, indemnify and hold harmless Landlord from and against all obligations (including removal and remedial actions), losses, claims, suits,
judgments, liabilities, penalties, damages, costs and expenses (including attorneys’ and consultants’ fees and expenses) incurred by, imposed on or asserted against Landlord based on, or arising or resulting from 
  
  ̈.(a) the actual or alleged presence of Hazardous Materials in the Premises which is caused or permitted by Tenant during the Lease Term. 
  
  ̈.(d) Definitions. As used
herein, the following terms shall have the following meanings: “Hazardous Materials” means (i) petroleum or petroleum products, natural or synthetic gas, asbestos in any form that is or could become friable, urea formaldehyde foam
insulation, and radon gas; 
  
  ̈.(ii) any substances defined as or included in the definition of “hazardous substances,” “hazardouswastes,” “hazardous materials,” “extremely
hazardous wastes,” “restricted hazardous wastes,” “toxic substances,” “toxic pollutants,” “contaminants” or “pollutants,” or words of similar import, under any applicable Environmental Law; and
(iii) any other substance exposure to which is regulated by any governmental authority. “Environmental Law(s)” means any federal, state or local statute, law, rule, regulation, ordinance, code, policy or rule of common law now or hereafter
in effect and in each case as amended, and any judicial or administrative interpretation thereof, including any judicial or administrative order, consent decree or judgment, relating to the environment, health, safety or Hazardous Materials,
including without limitation, the Comprehensive Environmental Response, Compensation, and Liability Act of 1980, 42 U.S.C. §§ 9601 et seq.; the Resource Conservation and Recovery Act, 42 U.S.C. §§ 6901 et seq.; the Hazardous
Materials Transportation Act, 49 U.S.C. §§ 1801 et seq.; the Clean Water Act, 33 U.S.C. §§ 1251 et seq.; the Toxic Substances Control Act, 15 U.S.C. §§ 2601 et seq.; the Clean Air Act, 42 U.S.C. §§ 7401 et
seq.; the Safe Drinking Water Act, 42 U.S.C. §§ 300f et seq.; the Atomic Energy Act, 42 U.S.C. §§ 2011 et seq.; the Federal Insecticide, Fungicide and Rodenticide Act, 7 U.S.C. §§ 136 et seq.; the Occupational Safety
and Health Act, 29 U.S.C. §§ 651 et seq. “Environmental Permits” means all permits, approvals, identification numbers, licenses and other authorizations required under any applicable Environmental Law. 

 1. 33. Signage. Tenant shall not, without obtaining the prior written consent of Landlord, install or attach any
new or additional sign or advertising material on any part of the outside of the Buildings. Tenant may maintain any existing signs on the Buildings or Premises until the expiration of the Lease Term. 
  
 2. 34. Existing FF&E. Tenant shall have the right to use the furniture, fixtures and
equipment located in the Premises as of the Commencement Date and transferred from Tenant to Landlord under the terms of the Purchase Agreement (“Existing FF&E”). The parties acknowledge that Landlord purchased the Existing FF&E
from Tenant on the Commencement Date of this Lease. Tenant hereby agrees that Tenant shall accept and use such Existing FF&E in its “AS IS” condition, “with all faults” and without any express or implied warranty from
Landlord (or any of Landlord’s agents, employees and/or representatives) of any kind. Tenant is not relying on any representations or warranties of any kind whatsoever, express or implied, from Landlord, its agents or brokers as to any matters
concerning such Existing FF&E, including, without limitation, any implied warranty of fitness for a particular purpose. The Existing FF&E shall remain the property of Landlord during the Lease Term. Notwithstanding the preceding sentence,
during the Lease Term, Tenant shall, at Tenant’s sole cost and expense, be responsible for cleaning, repairing, maintaining and replacing the Existing FF&E. Landlord shall have no duty to repair, maintain or replace such Existing FF&E.
Tenant shall, at Tenant’s sole cost and expense, maintain the Existing FF&E in good condition and repair during the Lease Term. Tenant hereby assumes all risk of damage to property or injury to persons in connection with the use of the
Existing FF&E and Tenant hereby waives all clams in respect thereof against Landlord. For purposes of this Section 34, “good condition and repair” shall mean the condition of such Existing FF&E as of the Commencement Date,
reasonable wear and tear, casualty and condemnation excepted. In no event shall Tenant remove the Existing FF&E from the Premises. Upon the expiration (or earlier termination) of the Lease Term, Tenant shall surrender the Existing FF&E to
Landlord in the same condition existing on the Commencement Date, reasonable wear and tear excepted. 
  
 IN WITNESS WHEREOF, Landlord and Tenant have executed and delivered this Lease on the date first above written. 
  

	
	LANDLORD:
	
	 INTEGRATED DEVICE TECHNOLOGY, INC.
 a Delaware
corporation

	
	By:
	
	Its:

	
	By:
	
	Its:

  
 TENANT: 
  
 ELECTROGLAS, INC., a Delaware corporation 
  

			
	By: Its:	 	 
	 	 	By: Its:

  
 EXHIBIT
“A” PREMISES Building A-2 story Customer Pavilion/Main Lobby containing approximately 17,992 square feet Building B-2 story Office/Manufacturing building containing approximately 141,311 square feet Building
C-3 story Office Building containing approximately 89,247 square feet. Building D-2 story Employee Pavilion containing approximately 14,559 square feet. 
  
 

 
  
 Acrobat Document EXHIBIT
“E” 
  
 LEASES 
  
 1. 1. PCS Site Agreement dated September 19, 2000 between Electroglas, Inc., a 

 Delaware corporation, and Sprint Spectrum L.P., a Delaware limited partnership, as evidenced by a Owner’s Consent,
Non-Disturbance and Attornment Agreement recorded November 1, 2000 as Document No. 15443344 of the Official Records of Santa Clara County, California. 
  
 2. 2. Building and Rooftop Lease Agreement dated October 24, 2003 between Electroglas, Inc., a Delaware corporation, and GTE Mobilnet of California Limited Partnership,
d/b/a Verizon Wireless, by Cellco Partnership, its partner, as evidenced by a Memorandum of Lease Agreement recorded January 27, 2004 as Document No. 17587539 of the Official Records of Santa Clara County, California. 
  
 3. 3. Communications Site Lease Agreement dated March 24, 2004 between Electroglas, Inc., a
Delaware corporation, and Pacific Bell Wireless, LLC, a Nevada limited liability company, d/b/a Cingular Wireless, as evidenced by a Memorandum of Lease recorded August 9, 2004 as Document No. 17940459 of the Official Records of Santa Clara County,
California. 
  
 EXHIBIT “F” 
  
 DEFINITION OF HAZARDOUS SUBSTANCES 
  
 The term “Hazardous Substance” as used in this Agreement shall mean any toxic or
hazardous substance, material or waste or any pollutant or contaminant or infectious or radioactive material, including but not limited to those substances, materials or wastes regulated now or in the future under any of the statutes or regulations
listed below and any and all of those substances included within the definitions of “hazardous substances”, “hazardous materials”, “hazardous waste”, “hazardous chemical substance or mixture”, “imminently
hazardous chemical substance or mixture”, “toxic substances”, “hazardous air pollutant”, “toxic pollutant” or “solid waste” in the statues or regulations listed below. Hazardous Substances shall also mean
any and all other similar terms defined in other federal state and local laws, statutes, regulations, orders or rules and materials and wastes which are, or in the future become, regulated under applicable local, state or federal law for the
protection of health or the environment or which are classified as hazardous or toxic substances, materials or waste, pollutants or contaminants, as defined, listed or regulated by any federal, state or local law, regulation or order or by common
law decision, including, without limitation, (i) trichloroethylene, tetrachloroethylene, perchloroethylene and other chlorinated solvents, (ii) any petroleum products or fractions thereof, (iii) asbestos, (iv) polychlorinated biphenyls, (v)
flammable explosives, (vi) urea formaldehyde, and (vii) radioactive materials and waste. 
  
 In addition, a Hazardous Substance shall include: 
  
  ̈.(l) a “Hazardous Substance”, “Hazardous Material”, “Hazardous Waste”, or “Toxic Substance”
under the Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42 U.S.C. §§ 9601, et seq., the Hazardous Materials Transportation Act, 49 U.S.C. §§ 1801, et seq., or the Resource Conservation and Recovery
Act, 42 U.S.C. §§ 6901, et seq.; 
  
  ̈.(2) an “Extremely Hazardous Waste”, a “Hazardous Waste”, or a “Restricted 

 Hazardous Waste”, under §§ 25115, 25117 or 25122.7 of the California Health and Safety Code, or is listed
or identified pursuant to §§ 25140 or 44321 of the California Health and Safety Code; 
  
  ̈.(3) a “Hazardous Material”, “Hazardous Substance”, “Hazardous Waste”,
“Toxic Air Contaminant”, or “Medical Waste” under §§ 25281, 25316, 25501, 25501.1, 25023.2 or 39655 of the California Health and Safety Code; 
  
  ̈.(4) “Oil” or a
“Hazardous Substance” listed or identified pursuant to § 311 of the Federal Water Pollution Control Act, 33 U.S.C. § 1321, as well as any other hydrocarbonic substance or by-product; 
  
  ̈.(5) listed or defined as a “Hazardous Waste”, “Extremely Hazardous Waste”, or an “Acutely Hazardous Waste” pursuant to Chapter 11 of Title 22 of the California Code of Regulations;

  
  ̈.(6) listed by the State of California as a chemical known by the State to cause cancer or reproductive toxicity pursuant to § 25249.8(a) of the California Health and Safety Code; 
  
  ̈.(7) a material which due to its characteristics or interaction with one or more other substances, chemical compounds, or mixtures, damages or threatens to damage, health, safety, or the environment, or is required by
any law or public agency to be remediated, including remediation which such law or public agency requires in order for the property to be put to any lawful purpose; 
  
  ̈.(8) any material the presence of
which would require remediation pursuant to the guidelines set forth in the State of California Leaking Underground Fuel Tank Field Manual, whether or not the presence of such material resulted from a leaking underground fuel tank; 
  
  ̈.(9) pesticides regulated under the Federal Insecticide, Fungicide and Rodenticide Act, 7 
  
 U.S.C. §§ 136 et seq.; 
  
  ̈.(10) asbestos, PCBs, and other substances regulated under the
Toxic Substances Control Act, 15 U.S.C. §§ 2601 et seq.; 
  
  ̈.(l1) any radioactive material including, without limitation, any “source material”, “special nuclear material”,
“by-product material”, “low-level wastes”, “high-level radioactive waste”, “spent nuclear fuel” or “transuranic waste”, and any other radioactive materials or radioactive wastes, however produced,
regulated under the Atomic Energy Act, 42 U.S.C. §§ 2011 et seq., the Nuclear Waste Policy Act, 42 U.S.C. §§ 10101 et seq., or pursuant to the California Radiation Control Law, California Health and Safety Code §§ 25800
et seq. 
  
  ̈.(12) industrial process and pollution control wastes, whether or not “hazardous” within the meaning of the Resource Conservation and Recovery Act, 42 U.S.C. §§
6901 et seq.; 
  
  ̈.(13) regulated under the Occupational Safety and Health Act, 29 U.S.C. §§ 651 et seq., or the California Occupational Safety and Health Act, California Labor Code
§§ 6300 et seq.; and/or 
  
  ̈.(14) regulated under the Clean Air Act, 42 U.S.C. §§ 7401 et seq. or pursuant to Division 26 of the California Health and Safety Code. 
  
 All other laws, ordinances, codes, statutes, regulations, administrative rules, policies and

 orders, promulgated pursuant to said foregoing statutes and regulations or any amendments or replacement thereof,
provided such amendments or replacements shall in no way limit the original scope and/or definition of Hazardous Substance defined herein. 
  
 EXHIBIT “G” 
  
 GRANT DEED 
  

			
	Order No.                     	    	 
	Escrow or Loan No.                     	    	 
		
	 RECORDING REQUESTED BY AND
 WHEN RECORDED MAIL
TO:
	    	 
		
	Integrated Device Technology, Inc.	    	 
	2975 Stender Way	    	 
	Santa Clara, CA 95054	    	 
	Attn: James L. Laufman, Esq.,	    	 
	Vice President, General Counsel	    	 
	 	    	 SPACE ABOVE THIS LINE FOR
 RECORDER’S
USE

  

			
	Mail Tax Statements to:	  	The undersigned grantor declares:

  

			
	Same as above	    	Documentary Transfer Tax is shown on a separate sheet attached to this deed and is not a part of the public record.
		
	A.P.N.	    	 

  
 GRANT DEED

  
 FOR VALUABLE CONSIDERATION, receipt of which is hereby acknowledged,

  
 ELECTROGLAS, INC., a Delaware corporation, 
  
 hereby GRANTS to INTEGRATED DEVICE TECHNOLOGY, INC., a Delaware corporation 
  
 that certain real property in the City of San Jose, County of Santa Clara, State of
California, more particularly described as follows: See Attachment 1 
  
 This
Grant is made subject to all those matters set forth on the list of Permitted Exceptions attached hereto as 

 Attachment 2 and made a part hereof. 
  

			
	 	  	ELECTROGLAS, INC., a Delaware corporation
		
	Dated:                             	  	By:
		
	 	  	Its:
		
	 	  	By:
	
	  	 
	Its:	  	 
	 	  	            DO NOT RECORD
		
	 	  	             FILOR REQUESTS DO NOT RECORD
             STAMP VALUE

  
 NOTE: This Declaration is not a public
record Document # 
  
                              DECLARATION OF TAX DUE: 
  
 SEPARATE PAPER: 
  
 (Revenue and Taxation Code 11932-11933) 
  
 DOCUMENTARY TRANSFER TAX IS $                    
(        ) Computed on full value (        ) Computed on full value less liens or encumbrances remaining at the time of 
  
 conveyance APN: Property located in: 
  
 (            ) Unincorporated 
  
 (    X    ) City of San Jose 
  
 CITY CONVEYANCE TAX IS
$                     
  
 Signature of party determining tax 
  
 Name (Typed or Printed) 

					
	STATE OF CALIFORNIA	 	 	 	 
	 	 	}	 	SS.
	COUNTY OF SANTA CLARA	 	 	 	 

  

			
	 On
                    , before me,
                    , personally appeared
                    ,
  
	  	CAPACITY CLAIMED BY SIGNER
	 	  	Though statute does not require the Notary to fill in the data below, doing so may prove invaluable to persons relying on the document.
	personally known to me–OR-proved to me on the basis of satisfactory evidence to be the person(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 authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument.	  
	 	  	 INDIVIDUAL
 CORPORATE OFFICERS(S)

		
	 	  	–
		
	 	  	Title(s)
	 	  	PARTNER(S) LIMITED
	 	  	GENERAL
	 	  	ATTORNEY-IN-FACT
	WITNESS my hand and official seal.	  	TRUSTEE(S)
	 	  	GUARDIAN/CONSERVATOR OTHER:
	SIGNATURE OF NOTARY	  	 
		
	 	  	SIGNER IS REPRESENTING:
	 	  	Name of Person(s) or Entity(ies)

 ATTACHMENT 1 
  
 LEGAL DESCRIPTION OF PROPERTY 
  

Real property in the City of San Jose, County of Santa Clara, State of California, described as follows: 
  
 PARCEL A: 
  
 All of Parcel A of that certain Lot Line Adjustment Permit, File No. AT 98-03-031, issued by the City of San Jose, California, and recorded August 10, 1998 as Document
No. 14327079 of Official Records. Said land being more particularly described as follows: Being a portion of Lot 1, together with a portion of Lot 2, as said Lots are shown upon that certain Map filed for record on December 22, 1983, in Book 523 of
Maps, at pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa Clara, State of California, also together with a portion of that certain 6.70 acre parcel of land as shown on that Record of Survey entitled
“Being a part of Lots 7 & 1 of the Fontanoso Tract, Book H of Maps at page 147”, filed for record on October 24, 1950 in Book 29 of Maps at page 6, Santa Clara County Records, being more particularly described as follows: Beginning at
the intersection of the Northeasterly line of said Lot 1 (Book 523 of Maps at pages 5 and 6) and the Southeasterly line of that certain parcel of land granted to the City of San Jose, by Grant Deed recorded February 19, 1985 in Book J254, page 146,
Official Records; thence South 45° 00’ 00” East 920.47 feet along said Northeasterly line of said Lot 1 and the Northeasterly line of said Lot 2 to the most Easterly corner of said Lot 2; thence South 44° 59’ 36” West
357.01 feet along the Southeasterly line of said Lot 2; thence South 89° 59’ 30” West 923.05 feet along the Southerly line of said Lot 2; thence leaving said Southerly line of said Lot 2 North 00° 00’ 11” East, 61.11
feet; thence North 36° 06’ 20” West, 301.18 feet; thence North 53° 53’ 40” East 347.75 feet; thence North 25° 03’ 20” West 52.74 feet to the Southeasterly line of that certain Parcel of land granted to the
City of San Jose, by Grant Deed recorded February 19, 1985, in Book J254 at page 146, Santa Clara County Records and the Southeasterly line of Silver Creek Valley Road (formerly known as Fontanoso Road) as shown on that certain Record of Survey of
the Monument line of Hellyer Avenue, filed for record on March 14, 1984 in Book 525 of Maps at pages 52 through 59, and the beginning of a non-tangent curve to the left, the center of which bears North 26° 01’ 47” West; thence
Northeasterly along the Southeasterly line of last said parcel granted to the City of San Jose and said Southeasterly line of Silver Creek Valley Road, along said curve to the left with a radius of 1264.00 feet through a central angle of 18°
58’ 05” for an arc length of 418.45 feet and North 45° 00’ 08” East 147.61 feet to the point of beginning. 
  
 PARCEL B: 
  
 All of Parcel B of that certain Lot Line Adjustment Permit, File No. AT 98-03-031, issued by the City of San Jose, California, and recorded August 10, 1998 as Document No. 14327079 of Official Records. Said land being
more particularly described as follows: Being a portion of that certain 6.70 acre parcel of land as shown on that Record of Survey entitled “Being a part of Lots 7 & 1 of the Fontanoso Tract, Book H of Maps at page 147”, filed for
record on October 24, 1950 in Book 29 of Maps at page 6, Santa Clara County Records, together with portions of Lot 1 and Lot 2, as said Lots are shown upon that certain Map filed for record on December 22, 1983, in Book 523 of Maps, at 

 pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa Clara, State of
California, being more particularly described as follows: Beginning at the intersection of the Northeasterly line of Lot 1 as said Lot is shown upon that certain map filed for record on December 22, 1983 in Book 523 of Maps, at pages 5 and 6, Santa
Clara County Records and lying within the City of San Jose, County of Santa Clara, State of California and the Southeasterly line of that certain parcel of land granted to the City of San Jose by Grant Deed recorded February 19, 1985 in Book J254,
page 146, Official Records; thence South 45° 00’ 00” East 920.47 feet along said Northeasterly line of said Lot 1 and the Northeasterly line of said Lot 2 to the most Easterly corner of said Lot 2; thence South 44° 59’
36” West 357.01 feet along the Southeasterly line of said Lot 2; thence South 89° 59’ 30” West 923.05 feet along the Southerly line of said Lot 2 to the true point of beginning; thence leaving said Southerly line of said Lot 2
North 00° 00’ 11” East 61.11 feet; thence North 36° 06’ 20” West 301.18 feet; thence North 53° 53’ 40” East 347.75 feet; thence North 25° 03’ 20” West, 52.74 feet to the Southeasterly line of
that certain Parcel of land granted to the City of San Jose by Grant Deed recorded February 19, 1985 in Book J254, page 146, Official Records and the Southeasterly line of Silver Creek Valley Road (formally known Fontanoso Road), as shown on that
certain Record of Survey of the Monument line of Hellyer Avenue, filed for record on March 14, 1984 in Book 525 of Maps at pages 52 through 59, and the beginning of a non-tangent curve to the left, the center of which bears North 26° 01’
47” West; thence Southwesterly along the Southeasterly line of last said parcel granted to the City of San Jose and said Southeasterly line of Silver Creek Valley Road, along said curve to the right with a radius of 1264.00 feet through a
central angle of 11° 55’ 41” for an arc length of 263.15 feet to a point in the Westerly line of said Lot 1 and the most Southerly corner of said parcel of land granted to the City of San Jose; thence continuing Westerly along the
Southeasterly line of Silver Creek Road, and the Southerly line of that parcel granted to the City of San Jose by Grant Deed recorded January 2, 1985, in Book J158, at page 385 Official Records along a curve to the right with a radius of 1264.00
feet through a central angle of 15° 22’ 50” for an arc length of 339.31 feet and North 88° 43’ 16” East 5.35 feet to the Northwesterly line of said 6.70 acre parcel; thence South 73° 00’ 30” West 271. 24
feet along said Northwesterly line to the most Northeasterly corner of that certain Parcel B granted to the Santa Clara Valley Water Conservation District by Grant Deed recorded March 13, 1959 in Book 4352 of page 646, Official Records; thence along
the Northeasterly line of said parcel, the following three (3) courses; (1) South 42° 43’ 41” East 176.98 feet; (2) Along a curve to the right with a radius of 480.00 feet through a central angle of 4° 17’ 00” for an arc
length of 35.88 feet and (3) South 38° 26’ 41” East 246.31 feet to the Southerly line of said 6.70 acreparcel; thence North 89° 59’ 30” East 447.14 feet along the Southerly line of said parcel to the Southeast corner of
said 6.70 acre parcel; thence North 89° 59’ 30” East 22.78 feet along Southerly line of Lot 2 to the true point of beginning. 
  
 EXCEPTING THEREFROM all that portion thereof conveyed to the City of San Jose, a California Corporation Charter City by Grant Deed recorded March 20, 2000, as 

 Document No. 15184621 of Official Records. 
  
 APN: 678-93-24, 26, 34 
  
 Arb: 678-14-007; 007.01; 007.01.01; 008; 008.01; 008.01.01; 008.01.02; 008.02; 008.02.01 
  
 ATTACHMENT 2 PERMITTED EXCEPTIONS [To be added prior to the Close of Escrow]  
  
 EXHIBIT “H”  
  
 BILL OF SALE 
  
 For good and valuable consideration, the receipt of which is hereby
acknowledged, ELECTROGLAS, INC., a Delaware corporation (“Seller”), does hereby sell, transfer, and convey to INTEGRATED DEVICE TECHNOLOGY, INC., a Delaware corporation (“Buyer”), that certain personal property more particularly
described on Exhibit “A” attached hereto (“Personal Property”) owned and used by Seller in the operation and maintenance of that certain real property owned by Seller more particularly described on Exhibit “B” attached
hereto (“Property”). 
  
 Seller is the lawful owner of
Seller’s interest in the Personal Property and has not sold or hypothecated the Personal Property. 
  
 This Bill of Sale may be executed in two or more counterparts, each of which shall be deemed an original but all of which taken together shall constitute
one and the same instrument. 
  
 Dated this
     day of                     , 2005. 
  

	
	SELLER:
	
	ELECTROGLAS, INC., a Delaware corporation
	
	By:
	
	Its:

			
	By:	 	  

		
	Its:	 	  

  
 EXHIBIT
“A” TO EXHIBIT “H” 
  
 LIST OF PERSONAL
PROPERTY 
  

			
	 Area

	  	 Property Transferred to Buyer

	All Areas Office Equipment:	  	None
		
	All Areas Cubicles Components:	  	 Walls
 Writing surfaces
 overhead cabinets
 file cabinets
 Chairs
 book shelves

		
	All Areas Hard Wall Offices:	  	 Chairs
 Desks
 File Cabinets
 Book Shelves
 White boards attached to walls
 Clocks attached to walls
 Pictures of SJ Campus
 Tables

		
	Break rooms:	  	 Refrigerators
 Microwave’s
 Water Purifiers
 Tables and chairs

			
	 Training Rooms:
	  	 Tables
 Chairs
 Permanently attached white boards and screens

		
	Conference Rooms:	  	 Tables
 Chairs
 Cabinets
 Clocks
 Projector Screens
 White boards attached to walls

		
	Board Room:	  	 Chairs
 Tables
 AV Equipment
 Clocks
 Campus Pictures
 Projector screen
 Kitchen Equipment

		
	Demo Room:	  	 A/V Equipment located in room or associated closet
 Built
in Projector and screen

		
	 Hallways:
	  	SJ Campus pictures
		
	Lobby:	  	 Receptionist Station
 Chairs
 Tables

		
	 Cafeteria & Patio:
	  	 All Kitchen equipment not supplied by corporate Chef
 All
Tables and Chairs

		
	Fitness Center:	  	All Fitness Equipment
		
	 Security:
	  	All equipment, software, cameras associated with the security system
		
	 Engineering Labs:
	  	shelving bolted to building
		
	Shipping/Receiving:	  	 Shelving and cages bolted to building
 Pallet
Racks

		
	Data Center (NOC):	  	 UPS System
 Equipment Racks
 Cable Plant

			
	Wiring Closets:	  	Racks and patch panels
		
	Equipment Pads:	  	 Compressors
 Pumps
 Generators

		
	 Other Facility
 Property:
	  	 Demountable Walls
 Bike Lockers

		
	 Storage Areas
 C3 Storage
area:
	  	None
		
	 B2 accounting
 record
 area:
	  	None

  
 EXHIBIT
“B” TO EXHIBIT “H” 
  
 LEGAL DESCRIPTION
OF PROPERTY 
  
 Real property in the City of San Jose, County of Santa Clara,
State of California, described as follows: 
  
 PARCEL A: 
  
 All of Parcel A of that certain Lot Line Adjustment Permit, File No. AT 98-03-031, issued by
the City of San Jose, California, and recorded August 10, 1998 as Document No. 14327079 of Official Records. Said land being more particularly described as follows: Being a portion of Lot 1, together with a portion of Lot 2, as said Lots are shown
upon that certain Map filed for record on December 22, 1983, in Book 523 of Maps, at pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa Clara, State of California, also together with a portion of that
certain 6.70 acre parcel of land as shown on that Record of Survey entitled “Being a part of Lots 7 & 1 of the Fontanoso Tract, Book H of Maps at page 147”, filed for record on October 24, 1950 in Book 29 of Maps at page 6, Santa Clara
County Records, being more particularly described as follows: Beginning at the intersection of the Northeasterly line of said Lot 1 (Book 523 of Maps at pages 5 and 6) and the Southeasterly line of that certain parcel of land granted to the City of
San Jose, by Grant Deed recorded February 19, 1985 in Book J254, page 146, Official Records; thence South 45° 00’ 00” East 920.47 feet along said Northeasterly line of said Lot 1 and the Northeasterly line of said Lot 2 to the most
Easterly corner of said Lot 2; thence South 44° 59’ 36” West 357.01 feet along the Southeasterly line of said Lot 2; thence South 89° 59’ 30” West 923.05 feet along the Southerly line of said Lot 2; thence leaving said
Southerly line of said Lot 2 North 00° 00’ 11” East, 61.11 feet; thence North 36° 06’ 20” West, 301.18 feet; thence North 53° 53’ 40” East 347.75 feet; thence North 25° 03’ 20” West 52.74 feet
to the Southeasterly line of that certain Parcel of land granted to the City of San Jose, by Grant Deed recorded 

 February 19, 1985, in Book J254 at page 146, Santa Clara County Records and the Southeasterly line of Silver Creek Valley
Road (formerly known as Fontanoso Road) as shown on that certain Record of Survey of the Monument line of Hellyer Avenue, filed for record on March 14, 1984 in Book 525 of Maps at pages 52 through 59, and the beginning of a non-tangent curve to the
left, the center of which bears North 26° 01’ 47” West; thence Northeasterly along the Southeasterly line of last said parcel granted to the City of San Jose and said Southeasterly line of Silver Creek Valley Road, along said curve to
the left with a radius of 1264.00 feet through a central angle of 18° 58’ 05” for an arc length of 418.45 feet and North 45° 00’ 08” East 147.61 feet to the point of beginning. 
  
 PARCEL B: 
  
 All of Parcel B of that certain Lot Line Adjustment Permit, File No. AT 98-03-031, issued by the City of San Jose, California, and recorded
August 10, 1998 as Document No. 14327079 of Official Records. Said land being more particularly described as follows: Being a portion of that certain 6.70 acre parcel of land as shown on that Record of Survey entitled “Being a part of Lots 7
& 1 of the Fontanoso Tract, Book H of Maps at page 147”, filed for record on October 24, 1950 in Book 29 of Maps at page 6, Santa Clara County Records, together with portions of Lot 1 and Lot 2, as said Lots are shown upon that certain Map
filed for record on December 22, 1983, in Book 523 of Maps, at pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa Clara, State of California, being more particularly described as follows: Beginning at
the intersection of the Northeasterly line of Lot 1 as said Lot is shown upon that certain map filed for record on December 22, 1983 in Book 523 of Maps, at pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of
Santa Clara, State of California and the Southeasterly line of that certain parcel of land granted to the City of San Jose by Grant Deed recorded February 19, 1985 in Book J254, page 146, Official Records; thence South 45° 00’ 00” East
920.47 feet along said Northeasterly line of said Lot 1 and the Northeasterly line of said Lot 2 to the most Easterly corner of said Lot 2; thence South 44° 59’ 36” West 357.01 feet along the Southeasterly line of said Lot 2; thence
South 89° 59’ 30” West 923.05 feet along the Southerly line of said Lot 2 to the true point of beginning; thence leaving said Southerly line of said Lot 2 North 00° 00’ 11” East 61.11 feet; thence North 36° 06’
20” West 301.18 feet; thence North 53° 53’ 40” East 347.75 feet; thence North 25° 03’ 20” West, 52.74 feet to the Southeasterly line of that certain Parcel of land granted to the City of San Jose by Grant Deed
recorded February 19, 1985 in Book J254, page 146, Official Records and the Southeasterly line of Silver Creek Valley Road (formally known Fontanoso Road), as shown on that certain Record of Survey of the Monument line of Hellyer Avenue, filed for
record on March 14, 1984 in Book 525 of Maps at pages 52 through 59, and the beginning of a non-tangent curve to the left, the center of which bears North 26° 01’ 47” West; thence Southwesterly along the Southeasterly line of last said
parcel granted to the City of San Jose and said Southeasterly line of Silver Creek Valley Road, along said curve to the right with a radius of 1264.00 feet through a central angle 

 of 11° 55’ 41” for an arc length of 263.15 feet to a point in the Westerly line of said Lot 1 and the most
Southerly corner of said parcel of land granted to the City of San Jose; thence continuing Westerly along the Southeasterly line of Silver Creek Road, and the Southerly line of that parcel granted to the City of San Jose by Grant Deed recorded
January 2, 1985, in Book J158, at page 385 Official Records along a curve to the right with a radius of 1264.00 feet through a central angle of 15° 22’ 50” for an arc length of 339.31 feet and North 88° 43’ 16” East 5.35
feet to the Northwesterly line of said 6.70 acre parcel; thence South 73° 00’ 30” West 271. 24 feet along said Northwesterly line to the most Northeasterly corner of that certain Parcel B granted to the Santa Clara Valley Water
Conservation District by Grant Deed recorded March 13, 1959 in Book 4352 of page 646, Official Records; thence along the Northeasterly line of said parcel, the following three (3) courses; (1) South 42° 43’ 41” East 176.98 feet; (2)
Along a curve to the right with a radius of 480.00 feet through a central angle of 4° 17’ 00” for an arc length of 35.88 feet and (3) South 38° 26’ 41” East 246.31 feet to the Southerly line of said 6.70 acre parcel;
thence North 89° 59’ 30” East 447.14 feet along the Southerly line of said parcel to the Southeast corner of said 6.70 acre parcel; thence North 89° 59’ 30” East 22.78 feet along Southerly line of Lot 2 to the true point
of beginning. 
  
 EXCEPTING THEREFROM all that portion thereof conveyed to the
City of San Jose, a California Corporation Charter City by Grant Deed recorded March 20, 2000, as Document No. 15184621 of Official Records. 
  
 APN: 678-93-24, 26, 34 
  
 Arb: 678-14-007; 007.01; 007.01.01; 008; 008.01; 008.01.01; 008.01.02; 008.02; 008.02.01 
  
 EXHIBIT “I” 
  
 ASSIGNMENT AND ASSUMPTION OF LEASE 
  
 THIS ASSIGNMENT AND ASSUMPTION OF LEASE (“Assignment”) is executed this      day of
            , 2005, by and between ELECTROGLAS, INC., a Delaware corporation (“Assignor”) and INTEGRATED DEVICE TECHNOLOGY, INC., a Delaware corporation
(“Assignee”). 
  
 RECITALS 
  
 A. Assignor is the owner of certain real property located at 6024 Silver
Creek Valley Road, San Jose, California (the “Property”), which Property is more particularly described in Exhibit A attached hereto. 
  
 B. The Property is currently subject to that those certain leases (the “Existing Leases”) identified on Exhibit B attached hereto. 

 C. Assignee is acquiring the Property from Assignor pursuant to that certain Agreement for Purchase and
Sale of Real Property dated as of December     , 2004 (the “Purchase Agreement”). 
  
 D. Assignor desires (concurrently with its transfer and conveyance of the Property to Assignee) to assign and transfer to Assignee its interest, as
landlord, under the Existing Leases, and Assignee desires to acquire from Assignor the interest of Assignor, as landlord, under the Existing Leases and to assume all of the obligations of Assignor as landlord under the Existing Leases. This
Assignment shall be effective as of the date the grant deed from Assignor to Assignee is recorded in the Official Records of the County of Santa Clara, California (the “Effective Date”). 
  
 NOW, THEREFORE, it is hereby agreed as follows: 
  
 1. 1. As of the Effective Date, Assignor does hereby assign, transfer and convey to Assignee
all of Assignor’s right, title and interest as landlord under the Existing Leases. Assignee hereby accepts the foregoing assignment, transfer and conveyance of Assignor’s interest as landlord under the Existing Leases, and hereby assumes
all of the obligations of Assignor as landlord under the Existing Leases arising from and after the Effective Date. 
  
 2. 2. Assignee shall indemnify, defend and hold Assignor harmless from any claim, loss or liability arising out of or in any way connected with a default of landlord
under the Existing Leases which shall occur on or after the Effective Date. Assignor shall indemnify, defend and hold Assignee harmless from any claim, loss or liability arising out of or in any way connected with a default of landlord under the
Existing Leases which shall have occurred prior to the Effective Date. 
  
 3. 3.
This Assignment may be executed in counterparts, each of which shall be an original, but all of which shall constitute one instrument. In addition, counterpart signature pages may be annexed to one Assignment. 
  
 IN WITNESS WHEREOF, the parties hereto have executed this Assignment on the
date set forth above, to be effective as of the Effective Date. 
  

	
	ASSIGNOR:
	
	ELECTROGLAS, INC., a Delaware corporation
	
	By:
	
	Its:

			
	By:	 	  

		
	 Its:
	 	  

	
	ASSIGNEE:
	
	INTEGRATED DEVICE TECHNOLOGY, INC., a Delaware corporation
		
	By:	 	 
		
	Its:	 	 
		
	By:	 	 
		
	Its:	 	 

 EXHIBIT “A” TO EXHIBIT “I” 
  
 LEGAL DESCRIPTION OF THE PROPERTY 
  
 Real property in the City of San Jose, County of Santa Clara, State of California, described
as follows: 
  
 PARCEL A: 
  
 All of Parcel A of that certain Lot Line Adjustment Permit, File No. AT 98-03-031, issued by
the City of San Jose, California, and recorded August 10,1998 as Document No. 14327079 of Official Records. Said land being more particularly described as follows: Being a portion of Lot 1, together with a portion of Lot 2, as said Lots are shown
upon that certain Map filed for record on December 22, 1983, in Book 523 of Maps, at pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa Clara, State of California, also together with a portion of that
certain 6.70 acre parcel of land as shown on that Record of Survey entitled “Being a part of Lots 7 & 1 of the Fontanoso Tract, Book H of Maps at page 147”, filed for record on October 24, 1950 in Book 29 of Maps at page 6, Santa Clara
County Records, being more particularly described as follows: Beginning at the intersection of the Northeasterly line of said Lot 1 (Book 523 of Maps at pages 5 and 6) and the Southeasterly line of that certain parcel of land granted to the City of
San Jose, by Grant Deed recorded February 19, 1985 in Book J254, page 146, Official Records; thence South 45° 00’ 00” East 920.47 feet along said Northeasterly line of said Lot 1 and the Northeasterly line of said Lot 2 to the most
Easterly corner of said Lot 2; thence South 44° 59’ 36” West 357.01 feet along the Southeasterly line of said Lot 2; thence South 89° 59’ 30” West 923.05 feet along the Southerly line of said Lot 2; thence leaving said
Southerly line of said Lot 2 North 00° 00’ 11” East, 61.11 feet; thence North 36° 06’ 20” West, 301.18 feet; thence North 53° 53’ 40” East 347.75 feet; thence North 25° 03’ 20” West 52.74 feet
to the Southeasterly line of that certain Parcel of land granted to the City of San Jose, by Grant Deed recorded February 19, 1985, in Book J254 at page 146, Santa Clara County Records and the Southeasterly line of Silver Creek Valley Road (formerly
known as Fontanoso Road) as shown on that certain Record of Survey of the Monument line of Hellyer Avenue, filed for record on March 14, 1984 in Book 525 of Maps at pages 52 through 59, and the beginning of a non-tangent curve to the left, the
center of which bears North 26° 01’ 47” West; thence Northeasterly along the Southeasterly line of last said parcel granted to the City of San Jose and said Southeasterly line of Silver Creek Valley Road, along said curve to the left
with a radius of 1264.00 feet through a central angle of 18° 58’ 05” for an arc length of 418.45 feet and North 45° 00’ 08” East 147.61 feet to the point of beginning. 
  
 PARCEL B: 
  
 All of Parcel B of that certain Lot Line Adjustment Permit, File No. AT 98-03-031, issued by the City of San Jose, California, and recorded
August 10, 1998 as Document No. 14327079 of Official Records. Said land being more particularly described as follows: Being a portion of that certain 6.70 acre parcel of land as shown on that Record of Survey entitled “Being a part of Lots 7
& 1 of the Fontanoso Tract, Book H of Maps at page 147”, filed for record on October 24, 1950 in Book 29 of Maps at page 6, Santa 

 Clara County Records, together with portions of Lot 1 and Lot 2, as said Lots are shown upon that certain Map filed for
record on December 22, 1983, in Book 523 of Maps, at pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa Clara, State of California, being more particularly described as follows: Beginning at the
intersection of the Northeasterly line of Lot 1 as said Lot is shown upon that certain map filed for record on December 22, 1983 in Book 523 of Maps, at pages 5 and 6, Santa Clara County Records and lying within the City of San Jose, County of Santa
Clara, State of California and the Southeasterly line of that certain parcel of land granted to the City of San Jose by Grant Deed recorded February 19, 1985 in Book J254, page 146, Official Records; thence South 45° 00’ 00” East
920.47 feet along said Northeasterly line of said Lot 1 and the Northeasterly line of said Lot 2 to the most Easterly corner of said Lot 2; thence South 44° 59’ 36” West 357.01 feet along the Southeasterly line of said Lot 2; thence
South 89° 59’ 30” West 923.05 feet along the Southerly line of said Lot 2 to the true point of beginning; thence leaving said Southerly line of said Lot 2 North 00° 00’ 11” East 61.11 feet; thence North 36° 06’
20” West 301.18 feet; thence North 53° 53’ 40” East 347.75 feet; thence North 25° 03’ 20” West, 52.74 feet to the Southeasterly line of that certain Parcel of land granted to the City of San Jose by Grant Deed
recorded February 19, 1985 in Book J254, page 146, Official Records and the Southeasterly line of Silver Creek Valley Road (formally known Fontanoso Road), as shown on that certain Record of Survey of the Monument line of Hellyer Avenue, filed for
record on March 14, 1984 in Book 525 of Maps at pages 52 through 59, and the beginning of a non-tangent curve to the left, the center of which bears North 26° 01’ 47” West; thence Southwesterly along the Southeasterly line of last said
parcel granted to the City of San Jose and said Southeasterly line of Silver Creek Valley Road, along said curve to the right with a radius of 1264.00 feet through a central angle of 11° 55’ 41” for an arc length of 263.15 feet to a
point in the Westerly line of said Lot 1 and the most Southerly corner of said parcel of land granted to the City of San Jose; thence continuing Westerly along the Southeasterly line of Silver Creek Road, and the Southerly line of that parcel
granted to the City of San Jose by Grant Deed recorded January 2, 1985, in Book J158, at page 385 Official Records along a curve to the right with a radius of 1264.00 feet through a central angle of 15° 22’ 50” for an arc length of
339.31 feet and North 88° 43’ 16” East 5.35 feet to the Northwesterly line of said 6.70 acre parcel; thence South 73° 00’ 30” West 271. 24 feet along said Northwesterly line to the most Northeasterly corner of that
certain Parcel B granted to the Santa Clara Valley Water Conservation District by Grant Deed recorded March 13, 1959 in Book 4352 of page 646, Official Records; thence along the Northeasterly line of said parcel, the following three (3) courses; (1)
South 42° 43’ 41” East 176.98 feet; (2) Along a curve to the right with a radius of 480.00 feet through a central angle of 4° 17’ 00” for an arc length of 35.88 feet and (3) South 38° 26’ 41” East 246.31
feet to the Southerly line of said 6.70 acre parcel; thence North 89° 59’ 30” East 447.14 feet along the Southerly line of said parcel to the Southeast corner of said 6.70 acre parcel; thence North 89° 59’ 30” East 22.78
feet along Southerly line of Lot 2 to the true point of beginning. 

 EXCEPTING THEREFROM all that portion thereof conveyed to the City of San Jose, a California Corporation Charter City by
Grant Deed recorded March 20, 2000, as Document No. 15184621 of Official Records. 
  
 APN: 678-93-24, 26, 34 
  
 Arb: 678-14-007; 007.01;
007.01.01; 008; 008.01; 008.01.01; 008.01.02; 008.02; 008.02.01 
  
 EXHIBIT “B” TO EXHIBIT “I” 
  
 EXISTING LEASES 
  
 1. 1. PCS Site Agreement dated September 19, 2000
between Electroglas, Inc., a Delaware corporation, and Sprint Spectrum L.P., a Delaware limited partnership, as evidenced by a Owner’s Consent, Non-Disturbance and Attornment Agreement recorded November 1, 2000 as Document No. 15443344 of the
Official Records of Santa Clara County, California. 
  
 2. 2. Building and Rooftop
Lease Agreement dated October 24, 2003 between Electroglas, Inc., a Delaware corporation, and GTE Mobilnet of California Limited Partnership, d/b/a Verizon Wireless, by Cellco Partnership, its partner, as evidenced by a Memorandum of Lease Agreement
recorded January 27, 2004 as Document No. 17587539 of the Official Records of Santa Clara County, California. 
  

	1.	Communications Site Lease Agreement dated March 24, 2004 between Electroglas, Inc., a Delaware corporation, and Pacific Bell Wireless, LLC, a Nevada limited liability company, d/b/a
Cingular Wireless, as evidenced by a Memorandum of Lease recorded August 9, 2004 as Document No. 17940459 of the Official Records of Santa Clara County, California. 

  
 EXHIBIT “J” 
  
 ASSIGNMENT 
  
 Assignment and Assumption of Contracts, Documents and Intangible Property 
  
 For good and valuable consideration, the receipt of which is hereby acknowledged, ELECTROGLAS, INC. a Delaware corporation (“Assignor”), hereby
irrevocably assigns, transfers and sets over to INTEGRATED DEVICE TECHNOLOGY, INC., a Delaware corporation (“Assignee”) all of Assignor’s right, title and interest in and to (i) the contracts (the “Contracts”) enumerated in
Schedule A attached hereto and made a part hereof, (ii) any and all governmental permits and approvals (the “Permits and Approvals”) related to the Buildings located on the Real Property being conveyed by Assignor to Assignee by Grant Deed
of even date herewith, (iii) all guarantees, warranties, surveys, engineering studies and reports (including, without limitation, soils, environmental geotechnical and structural surveys and studies), permits required for the operation of the Real
Property, licenses, certificates, franchises and building plans and specifications relating to the Buildings and the Real Property (“Documents”), and (iv) all air rights, any licenses, franchises, permits, development rights, certificates
of occupancy, 

 entitlements, general intangibles, authorizations and approvals used in connection with the ownership, use and operation
of the Real Property (“Intangible Property”). All terms not otherwise defined herein shall have the same meaning as set forth in that certain Agreement for Purchase and Sale of Real Property dated as of December
    , 2004 by and between Assignor and Assignee. 
  
 Assignee hereby assumes all obligations in connection with the Contracts and the Permits and Approvals, arising or first becoming due and payable after the date hereof and Assignor shall continue to be responsible for
all monetary obligations in connection with the Contracts and the Permits and Approvals that become due and payable prior to the date hereof. Assignor hereby represents and warrants only that it has not previously assigned the Contracts, the Permits
and Approvals, Documents and Intangible Property. 
  
 With respect
to the assignment of the Documents to Assignee, such assignment shall be on a non-exclusive basis in order that Assignor may reserve the right to pursue any claims which it may have against a consultant, warrantor or guarantor pursuant to the
Documents. 
  
 All terms of this Assignment shall be binding upon,
inure to the benefit of and be enforceable by the parties hereto and their respective legal representatives, successors and assigns. No modification, waiver, amendment, discharge or change of this Assignment shall be valid unless the same is in
writing and signed by the party against which the enforcement of such modification, waiver, amendment, discharge or change is or may be sought. 
  
 This Assignment shall be construed and enforced in accordance with the laws of the State of California. 
  
 This Assignment may be executed in any number of counterparts, each of which
so executed shall be deemed an original; such counterparts shall together constitute but one agreement. 
  
 IN WITNESS WHEREOF, Assignor and Assignee have each executed this Assignment of this
             day of             , 2004. 
  

			
	ASSIGNOR:
	
	ELECTROGLAS, INC., a Delaware corporation
		
	By:	 	  

		
	Its:	 	  

			
	By:	 	  

		
	Its:	 	  

	
	ASSIGNEE:
	
	INTEGRATED DEVICE TECHNOLOGY, INC., a Delaware corporation
		
	By:	 	  

		
	Its:	 	  

		
	By:	 	  

		
	Its:	 	  

  
 SCHEDULE A TO
EXHIBIT “J” 
  
 LIST OF CONTRACTS 
  
 [To be added prior to the Close of Escrow] 
  
 EXHIBIT “K”  
  
 CERTIFICATION OF NON-FOREIGN STATUS (Entity Transferor) 
  
 Section 1445 of the Internal Revenue Code provides that a transferee of a
U.S. real property interest must withhold tax if the transferor is a foreign person. To inform the 

 transferee that withholding of tax is not required upon the disposition of a U.S. real property interest by ELECTROGLAS,
INC., the undersigned hereby certifies the following on behalf of ELECTROGLAS, INC.: 
  
 1. 1. ELECTROGLAS, INC. is not a foreign corporation, foreign partnership, foreign trust or foreign estate (as those terms are defined in the Internal Revenue Code and Income Tax Regulations); 
  
 2. 2. ELECTROGLAS, INC.’s U.S. employer identification number is
                    ; and 
  
 3. 3. ELECTROGLAS, INC.’s office address is 6024 Silver Creek Valley Road, San Jose, California 95138, Attn: Mr. Thomas Brunton. 
  
 ELECTROGLAS, INC. understands that this certification may be disclosed to the
Internal Revenue Service by transferee and that any false statement contained herein could be punished by fine, imprisonment, or both. 
  
 Under penalties of perjury, I declare that I have examined this certification and to the best of my knowledge and belief it is true, correct and complete,
and I further declare that I have authority to sign this document on behalf of ELECTROGLAS, INC. 
  

			
	 	  	ELECTROGLAS, INC., a Delaware corporation
		
	Dated:                             	  	By:
		
	 	  	Its:

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