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                                                                   EXHIBIT 10.27

     NEITHER THIS WARRANT NOR THE SHARES OF COMMON STOCK ISSUABLE UPON EXERCISE
OF THIS WARRANT HAVE BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS
AMENDED, OR THE SECURITIES LAWS OF ANY STATE AND MAY NOT BE SOLD, TRANSFERRED OR
OTHERWISE DISPOSED OF EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT OR
EXEMPTION FROM REGISTRATION UNDER THE FOREGOING LAWS.

     THIS WARRANT SHALL BE VOID AFTER 5:00 P.M. EASTERN TIME ON NOVEMBER ___,
2008 (the "EXPIRATION DATE").

No. __________

                         NORTHWEST BIOTHERAPEUTICS, INC.

                        WARRANT TO PURCHASE COMMON SHARES

     For VALUE RECEIVED, ____________________ ("Warrantholder"), is entitled to
purchase, subject to the provisions of this Warrant, from Northwest
Biotherapeutics, Inc., a Delaware corporation ("Company"), at any time not later
than 5:00 P.M., Seattle time, on the Expiration Date (as defined above), at an
exercise price per share equal to $0.__ [Insert closing price on date of
closing] (the exercise price in effect being herein called the "Warrant Price"),
______ shares ("Warrant Shares") of the Company's Common Stock, par value $0.001
per share ("Common Stock"). The number of Warrant Shares purchasable upon
exercise of this Warrant and the Warrant Price shall be subject to adjustment
from time to time as described herein.

     Section 1. Registration. The Company shall maintain books for the transfer
and registration of the Warrant. Upon the initial issuance of this Warrant, the
Company shall issue and register the Warrant in the name of the Warrantholder.

     Section 2. Transfers. As provided herein, this Warrant may be transferred
only pursuant to a registration statement filed under the Securities Act of
1933, as amended ("Securities Act"), or an exemption from such registration.
Subject to such restrictions, the Company shall transfer this Warrant from time
to time upon the books to be maintained by the Company for that purpose, upon
surrender thereof for transfer properly endorsed or accompanied by appropriate
instructions for transfer and such other documents as may be reasonably required
by the Company, including, if required by the Company, an opinion of its counsel
to the effect that such transfer is exempt from the registration requirements of
the Securities Act, to establish that such transfer is being made in accordance
with the terms hereof, and a new Warrant shall be issued to the transferee and
the surrendered Warrant shall be canceled by the Company.

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     Section 3. Exercise.

          (a) Manner of Exercise. This Warrant may be exercised at any time or
from time to time, on any business day, for all or part of the full number of
Warrant Shares during the period of time described above, by surrendering it at
the principal office of the Company at 22322 20th Avenue SE, Suite 150, Bothell,
Washington 98021, with the subscription form in the form attached hereto duly
executed, together with payment for the Warrant Shares to be purchased, payable
in cash, cashier's check and/or wire transfer of immediately available funds.
Subject to Section 3(b) below, no other form of consideration shall be
acceptable for the exercise of this Warrant. A Warrant shall be deemed to have
been exercised immediately prior to the close of business on the date of its
surrender for exercise together with delivery of payment therefor as provided
above, and the person entitled to receive the shares of Common Stock issuable
upon such exercise shall be treated for all purposes as the record holder of
such shares as of the close of business on such date. As soon as practicable on
or after such date, and in any event within 20 days thereof, the Company shall
issue and deliver to the person or persons entitled to receive the same a
certificate or certificates for the number of shares of Common Stock issuable
upon such exercise. Upon any partial exercise, the Company will issue and
deliver to Holder a new Warrant with respect to the Warrant Shares not
previously purchased. No fractional shares of Common Stock shall be issued upon
exercise of a Warrant. In lieu of any fractional share to which Holder would be
entitled upon exercise, the Company shall pay cash equal to the product of such
fraction multiplied by the then current fair market value of one share of Common
Stock, as determined in good faith by the Company.

          (b) Net Exercise. In lieu of cash exercising this Warrant, Holder may
elect to receive Common Stock equal to the value of this Warrant (or the portion
thereof being canceled) by surrender of this Warrant at the principal office of
the Company together with notice of such election, in which event the Company
shall issue to the Holder hereof a number of shares of Common Stock computed
using the following formula:

                                     Y (A - B)
                                 X = ---------
                                         A

     Where:

     X = The number of shares of Common Stock to be issued to the Holder.

     Y = The number of shares of Common Stock purchasable under this Warrant.

     A = The then current Market Price of one share of the Company's Common
         Stock at the time of exercise.

     B = The Exercise Price (as adjusted to the date of such calculations).

          For purposes of this Section 3(b), the Market Price shall be
determined in accordance with the provisions of Section 8(b)

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     Section 4. Compliance with the Securities Act of 1933. The Company may
cause the legend set forth on the first page of this Warrant to be set forth on
each Warrant or similar legend on any security issued or issuable upon exercise
of this Warrant, unless counsel for the Company is of the opinion as to any such
security that such legend is unnecessary.

     Section 5. Payment of Taxes. The Company will pay any documentary stamp
taxes attributable to the initial issuance of Warrant Shares issuable upon the
exercise of the Warrant; provided, however, that the Company shall not be
required to pay any tax or taxes which may be payable in respect of any transfer
involved in the issuance or delivery of any certificates for Warrant Shares in a
name other than that of the registered holder of this Warrant in respect of
which such shares are issued, and in such case, the Company shall not be
required to issue or deliver any certificate for Warrant Shares or any Warrant
until the person requesting the same has paid to the Company the amount of such
tax or has established to the Company's reasonable satisfaction that such tax
has been paid. The holder shall be responsible for income taxes due under
federal, state or other law, if any such tax is due.

     Section 6. Mutilated or Missing Warrants. In case this Warrant shall be
mutilated, lost, stolen, or destroyed, the Company shall issue in exchange and
substitution of and upon cancellation of the mutilated Warrant, or in lieu of
and substitution for the Warrant lost, stolen or destroyed, a new Warrant of
like tenor and for the purchase of a like number of Warrant Shares, but only
upon receipt of evidence reasonably satisfactory to the Company of such loss,
theft or destruction of the Warrant, and with respect to a lost, stolen or
destroyed Warrant, reasonable indemnity or bond with respect thereto, if
requested by the Company.

     Section 7. Reservation of Common Stock. The Company hereby represents and
warrants that there have been reserved, and the Company shall at all applicable
times keep reserved until issued (if necessary) as contemplated by this Section
7, out of the authorized and unissued shares of Common Stock, sufficient shares
to provide for the exercise of the rights of purchase represented by this
Warrant. The Company agrees that all Warrant Shares issued upon due exercise of
the Warrant shall be, at the time of delivery of the certificates for such
Warrant Shares, duly authorized, validly issued, fully paid and non-assessable
shares of Common Stock of the Company.

     Section 8. Adjustments. Subject and pursuant to the provisions of this
Section 8, the Warrant Price and number of Warrant Shares subject to this
Warrant shall be subject to adjustment from time to time as set forth
hereinafter.

          (a) If the Company shall, at any time or from time to time while this
Warrant is outstanding, pay a dividend or make a distribution on its Common
Stock in shares of Common Stock, subdivide its outstanding shares of Common
Stock into a greater number of shares or combine its outstanding shares of
Common Stock into a smaller number of shares or issue by reclassification of its
outstanding shares of Common Stock any shares of its capital stock (including
any such reclassification in connection with a consolidation or merger in which
the Company is the continuing corporation), then the number of Warrant Shares
purchasable upon

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exercise of the Warrant and the Warrant Price in effect immediately prior to the
date upon which such change shall become effective, shall be adjusted by the
Company so that the Warrantholder thereafter exercising the Warrant shall be
entitled to receive the number of shares of Common Stock or other capital stock
which the Warrantholder would have received if the Warrant had been exercised
immediately prior to such event upon payment of a Warrant Price that has been
adjusted to reflect a fair allocation of the economics of such event to the
Warrantholder. Such adjustments shall be made successively whenever any event
listed above shall occur.

          (b) In case the Company shall fix a payment date for the making of a
distribution to all holders of Common Stock (including any such distribution
made in connection with a consolidation or merger in which the Company is the
continuing corporation) of evidences of indebtedness or assets (other than cash
dividends or cash distributions payable out of consolidated earnings or earned
surplus or dividends or distributions referred to in Section 8(a)), or
subscription rights or warrants, the Warrant Price to be in effect after such
payment date shall be determined by multiplying the Warrant Price in effect
immediately prior to such payment date by a fraction, the numerator of which
shall be the total number of shares of Common Stock outstanding multiplied by
the Market Price (as defined below) per share of Common Stock immediately prior
to such payment date, less the fair market value (as determined by the Company's
Board of Directors in good faith) of said assets or evidences of indebtedness so
distributed, or of such subscription rights or warrants, and the denominator of
which shall be the total number of shares of Common Stock outstanding multiplied
by such Market Price per share of Common Stock immediately prior to such payment
date. "Market Price" as of a particular date (the "Valuation Date") shall mean
the following: (a) if the Common Stock is then listed on a national stock
exchange, the closing sale price of one share of Common Stock on such exchange
on the last trading day prior to the Valuation Date; (b) if the Common Stock is
then quoted on The Nasdaq Stock Market, Inc. ("Nasdaq"), the closing sale price
of one share of Common Stock on Nasdaq on the last trading day prior to the
Valuation Date or, if no such closing sale price is available, the average of
the high bid and the low asked price quoted on Nasdaq on the last trading day
prior to the Valuation Date; (c) if the Common Stock is not then listed on a
national stock exchange or quoted on Nasdaq, the average of the high bid and the
low ask price quoted on the OTC Bulletin Board on the last trading day prior to
the Valuation Date; or (d) if the Common Stock is not then listed on a national
stock exchange or quoted on Nasdaq or the OTC Bulletin Board, the fair market
value of one share of Common Stock as of the Valuation Date, shall be determined
in good faith by the Board of Directors of the Company. Such adjustment shall be
made successively whenever such a payment date is fixed.

          (c) In the event that, as a result of an adjustment made pursuant to
this Section 8, the holder of this Warrant shall become entitled to receive any
shares of capital stock of the Company other than shares of Common Stock, the
number of such other shares so receivable upon exercise of this Warrant shall be
subject thereafter to adjustment from time to time in a manner and on terms as
nearly equivalent as practicable to the provisions with respect to the Warrant
Shares contained in this Warrant.

          (d) Except as provided in subsection (e) of this Section 8, if and
whenever the Company shall issue or sell, or is, in accordance with any of
subsections (d)(l) through (d)(6)

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hereof, deemed to have issued or sold, any shares of Common Stock for no
consideration or for a consideration per share less than the Warrant Price in
effect immediately prior to the time of such issue or sale, then and in each
such case (a "Trigger Issuance") the then-existing Warrant Price, shall be
reduced, as of the close of business on the effective date of the Trigger
Issuance, to the lowest price per share at which any share of Common Stock was
issued or sold or deemed to be issued or sold.

          For purposes of this subsection (d), "Additional Shares of Common
Stock" shall mean all shares of Common Stock issued by the Company or deemed to
be issued pursuant to this subsection (d), other than Excluded Issuances (as
defined in subsection (e) hereof).

          For purposes of this subsection (d), the following subsections (d)(l)
to (d)(6) shall also be applicable:

               (d)(1) Issuance of Rights or Options. In case at any time during
          the term of this Warrant the Company shall in any manner grant
          (directly and not by assumption in a merger or otherwise) any warrants
          or other rights to subscribe for or to purchase, or any options for
          the purchase of, Common Stock or any stock or security convertible
          into or exchangeable for Common Stock (such warrants, rights or
          options being called "Options" and such convertible or exchangeable
          stock or securities being called "Convertible Securities") whether or
          not such Options or the right to convert or exchange any such
          Convertible Securities are immediately exercisable, and the price per
          share for which Common Stock is issuable upon the exercise of such
          Options or upon the conversion or exchange of such Convertible
          Securities (determined by dividing (i) the sum (which sum shall
          constitute the applicable consideration) of (x) the total amount, if
          any, received or receivable by the Company as consideration for the
          granting of such Options, plus (y) the aggregate amount of additional
          consideration payable to the Company upon the exercise of all such
          Options, plus (z), in the case of such Options which relate to
          Convertible Securities, the aggregate amount of additional
          consideration, if any, payable upon the issue or sale of such
          Convertible Securities and upon the conversion or exchange thereof, by
          (ii) the total maximum number of shares of Common Stock issuable upon
          the exercise of such Options or upon the conversion or exchange of all
          such Convertible Securities issuable upon the exercise of such
          Options) shall be less than the Warrant Price in effect immediately
          prior to the time of the granting of such Options, then the total
          number of shares of Common Stock issuable upon the exercise of such
          Options or upon conversion or exchange of the total amount of such
          Convertible Securities issuable upon the exercise of such Options
          shall be deemed to have been issued for such price per share as of the
          date of granting of such Options or the issuance of such Convertible
          Securities and thereafter shall be deemed to be outstanding for
          purposes of adjusting the Warrant Price. Except as otherwise provided
          in subsection 8(d)(3), no adjustment of the Warrant Price shall be
          made upon the actual issue of such Common Stock or of such Convertible
          Securities upon exercise of such Options or upon the actual

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          issue of such Common Stock upon conversion or exchange of such
          Convertible Securities.

               (d)(2) Issuance of Convertible Securities. In case the Company
          shall during the term of this Warrant in any manner issue (directly
          and not by assumption in a merger or otherwise) or sell any securities
          convertible into Common Stock, whether or not the rights to exchange
          or convert any such Convertible Securities are immediately
          exercisable, and the price per share for which Common Stock is
          issuable upon such conversion or exchange (determined by dividing (i)
          the sum (which sum shall constitute the applicable consideration) of
          (x) the total amount received or receivable by the Company as
          consideration for the issue or sale of such Convertible Securities,
          plus (y) the aggregate amount of additional consideration, if any,
          payable to the Company upon the conversion or exchange thereof, by
          (ii) the total number of shares of Common Stock issuable upon the
          conversion or exchange of all such Convertible Securities) shall be
          less than the Warrant Price in effect immediately prior to the time of
          such issue or sale, then the total maximum number of shares of Common
          Stock issuable upon conversion or exchange of all such Convertible
          Securities shall be deemed to have been issued for such price per
          share as of the date of the issue or sale of such Convertible
          Securities and thereafter shall be deemed to be outstanding for
          purposes of adjusting the Warrant Price, provided that (a) except as
          otherwise provided in subsection 8(d)(3), no adjustment of the Warrant
          Price shall be made upon the actual issuance of such Common Stock upon
          conversion or exchange of such Convertible Securities and (b) no
          further adjustment of the Warrant Price shall be made by reason of the
          issue or sale of Convertible Securities upon exercise of any Options
          to purchase any such Convertible Securities for which adjustments of
          the Warrant Price have been made pursuant to the other provisions of
          subsection 8(d).

               (d)(3) Change in Option Price or Conversion Rate. Upon the
          happening of any of the following events, namely, if the purchase
          price provided for in any Option referred to in subsection 8(d)(l)
          hereof, the additional consideration, if any, payable upon the
          conversion or exchange of any Convertible Securities referred to in
          subsections 8(d)(l) or 8(d)(2), or the rate at which Convertible
          Securities referred to in subsections 8(d)(l) or 8(d)(2) are
          convertible into or exchangeable for Common Stock shall change at any
          time (including, but not limited to, changes under or by reason of
          provisions designed to protect against dilution), the Warrant Price in
          effect at the time of such event shall forthwith be readjusted to the
          Warrant Price which would have been in effect at such time had such
          Options or Convertible Securities still outstanding provided for such
          changed purchase price, additional consideration or conversion rate,
          as the case may be, at the time initially granted, issued or sold. On
          the termination of any Option for which any adjustment was made
          pursuant to this subsection 8(d) or any right to convert or exchange
          Convertible Securities for which any adjustment was made pursuant to
          this subsection 8(d) (including without limitation upon the redemption
          or purchase for consideration of such Convertible Securities by the

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          Company), the Warrant Price then in effect hereunder shall forthwith
          be changed to the Warrant Price which would have been in effect at the
          time of such termination had such Option or Convertible Securities, to
          the extent outstanding immediately prior to such termination, never
          been issued.

               (d)(4) Stock Dividends. Subject to the provisions of this Section
          8(d), in case the Company shall during the term of this Warrant
          declare a dividend or make any other distribution upon any stock of
          the Company (other than the Common Stock) payable in Common Stock,
          Options or Convertible Securities, then any Common Stock, Options or
          Convertible Securities, as the case may be, issuable in payment of
          such dividend or distribution shall be deemed to have been issued or
          sold without consideration.

               (d)(5) Record Date. In case the Company shall take a record of
          the holders of its Common Stock for the purpose of entitling them (i)
          to receive a dividend or other distribution payable in Common Stock,
          Options or Convertible Securities or (ii) to subscribe for or purchase
          Common Stock, Options or Convertible Securities, then such record date
          shall be deemed to be the date of the issue or sale of the shares of
          Common Stock deemed to have been issued or sold upon the declaration
          of such dividend or the making of such other distribution or the date
          of the granting of such right of subscription or purchase, as the case
          may be.

               (d)(6) Treasury Shares. The number of shares of Common Stock
          outstanding at any given time shall not include shares owned or held
          by or for the account of the Company or any of its wholly-owned
          subsidiaries, and the disposition of any such shares (other than the
          cancellation or retirement thereof) shall be considered an issue or
          sale of Common Stock for the purpose of this subsection (d).

          (e) Anything herein to the contrary notwithstanding, the Company shall
not be required to make any adjustment of the Warrant Price in the case of the
issuance of (A) capital stock, Options or Convertible Securities issued to
directors, officers, employees or consultants of the Company in connection with
their service as directors of the Company, their employment by the Company or
their retention as consultants by the Company pursuant to an equity compensation
program approved by the Board of Directors of the Company or the compensation
committee of the Board of Directors of the Company, (B) shares of Common Stock
issued upon the conversion or exercise of Options or Convertible Securities
issued prior to the date hereof, (C) shares of Common Stock issued upon the
conversion of the secured promissory notes, dated as of the date of the initial
issuance of this Warrant, in an aggregate principal amount of $_______________
(the "Notes"), (D) shares of Common Stock issued upon the exercise of this
Warrant and the other warrants issued in connection with the issuance of the
Notes and initially covering an aggregate of ___________ shares of Common Stock
(collectively, the "Company Warrants"), and (E) shares of Common Stock issued or
issuable by reason of a dividend, stock split or other distribution on shares of
Common Stock (but only to the extent that such a

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dividend, split or distribution results in an adjustment in the Warrant Price
pursuant to the other provisions of this Warrant) (collectively, "Excluded
Issuances").

          (f) Upon any adjustment to the Warrant Price pursuant to Section 8(d)
above, the number of Warrant Shares purchasable hereunder shall be adjusted by
multiplying such number by a fraction, the numerator of which shall be the
Warrant Price in effect immediately prior to such adjustment and the denominator
of which shall be the Warrant Price in effect immediately thereafter.

     Section 9. Conversion. The Company shall deliver to the Holder notice of
any merger, consolidation, acquisition of all or substantially all of the
property or stock, reorganization or liquidation of the Company (collectively a
"Reorganization"), as a result of which the stockholders of the Company are to
receive cash, stock or other property in exchange for Common Stock, no less than
twenty (20) business days before the date scheduled for the Reorganization.
Unless the Holder exercises this Warrant as provided in Section 3(a) prior to
the date of the Reorganization, this Warrant shall be automatically converted as
provided in Section 3(b) upon the effective date of the Reorganization.

     Section 10. Fractional Interest. The Company shall not be required to issue
fractions of Warrant Shares upon the exercise of this Warrant. If any fractional
share of Common Stock would, except for the provisions of the first sentence of
this Section 10, be deliverable upon such exercise, the Company, in lieu of
delivering such fractional share, shall pay to the exercising holder of this
Warrant an amount in cash equal to the Market Price of such fractional share of
Common Stock on the date of exercise.

     Section 11. Benefits. Nothing in this Warrant shall be construed to give
any person, firm or corporation (other than the Company and the Warrantholder)
any legal or equitable right, remedy or claim, it being agreed that this Warrant
shall be for the sole and exclusive benefit of the Company and the
Warrantholder.

     Section 12. Notices to Warrantholder. Upon the happening of any event
requiring an adjustment of the Warrant Price, the Company shall promptly give
written notice thereof to the Warrantholder at the address appearing in the
records of the Company, stating the adjusted Warrant Price and the adjusted
number of Warrant Shares resulting from such event and setting forth in
reasonable detail the method of calculation and the facts upon which such
calculation is based. Failure to give such notice to the Warrantholder or any
defect therein shall not affect the legality or validity of the subject
adjustment.

     Section 13. Identity of Transfer Agent. The Transfer Agent for the Common
Stock is Mellon Investor Services LLC. Upon the appointment of any subsequent
transfer agent for the Common Stock or other shares of the Company's capital
stock issuable upon the exercise of the rights of purchase represented by the
Warrant, the Company will mail to the Warrantholder a statement setting forth
the name and address of such transfer agent.

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     Section 14. Notices. Unless otherwise provided, any notice required or
permitted under this Warrant shall be given in writing and shall be deemed
effectively given as hereinafter described (i) if given by personal delivery,
then such notice shall be deemed given upon such delivery, (ii) if given by
telex or facsimile, then such notice shall be deemed given upon receipt of
confirmation of complete transmittal, (iii) if given by mail, then such notice
shall be deemed given upon the earlier of (A) receipt of such notice by the
recipient or (B) three days after such notice is deposited in first class mail,
postage prepaid, and (iv) if given by an internationally recognized overnight
air courier, then such notice shall be deemed given one day after delivery to
such carrier. All notices shall be addressed as follows: if to the
Warrantholder, at its address as set forth in the Company's books and records
and, if to the Company, at the address as follows, or at such other address as
the Warrantholder or the Company may designate by ten days' advance written
notice to the other:

                                   If to the Company:

                                        Northwest Biotherapeutics, Inc.
                                        22322 20th Avenue S.E., Suite 150
                                        Bothell, Washington 98021
                                        Attention: Alton L. Boynton
                                        Fax: _____ ________

                                   With a copy to:

                                        Lane Powell Spears Lubersky LLP
                                        1420 Fifth Avenue, Suite 4100
                                        Seattle, Washington 98101-2338
                                        Attention: Thomas F. Grohman
                                        Fax: (206) 223-7107

     Section 15. Successors. All the covenants and provisions hereof by or for
the benefit of the Warrantholder shall bind and inure to the benefit of its
respective successors and assigns hereunder.

     Section 16. Applicable Law; Dispute Resolution; Exclusive Procedure.

          (a) Governing Law.

     This Subscription Agreement and all rights hereunder shall be governed by,
and interpreted in accordance with, the laws of the State of Washington.

          (b) Dispute Resolution; Exclusive Procedure.

               (1) Exclusive Procedure. Every controversy, claim, dispute or
disagreement arising with respect to the formation, interpretation, performance,
or breach of this Agreement, or any amendment hereto, (any "Dispute") will be
resolved in accordance with this

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Section 16(b), which sets forth the sole and exclusive procedure for the
resolution of any Dispute.

               (2) Injunctive Relief. Notwithstanding anything herein to the
contrary, the Company or the Warrantholder may, prior to invoking the procedure
called for in this Section 16(b), seek a temporary restraining order or a
preliminary injunction (an "Injunctive Action") pursuant to this paragraph. The
Superior Court of the State of Washington in King County shall be the exclusive
venue and have exclusive jurisdiction for all such Injunctive Actions. The
Warrantholder and the Company stipulate and agree for the purposes of any
Injunctive Action that all real and personal property of the Company and the
Warrantholder relevant to such Injunctive Action will be deemed to be within the
jurisdiction of the Superior Court of the State of Washington in King County.
Other than the foregoing stipulation regarding matters and property subject to
Injunctive Action, any party bringing an Injunctive Action pursuant to this
agreement must make a showing of the requisites for such Injunctive Action in
such court. This provision for Injunctive Actions is the sole and exclusive
process by which any party shall maintain any Injunctive Action, and shall be
limited to those cases in which emergency access to the court is necessary to
prevent immediate and irreparable harm in the interim period until the agreed
upon dispute resolution provisions of this Section 16(b) can be carried out.

               (3) Negotiation. The Warrantholder or the Company, seeking
resolution of a Dispute, must request in writing that a good faith negotiation
("Negotiation Effort") be carried on following any request for a Negotiation
Effort, the Company and the Warrantholder shall negotiate in good faith for a
period of thirty (30) days (the "Negotiation Period"). The Negotiation Effort
may be conducted in person, by telephone, or by such other means as the
Designated Representatives agree will tend to lead toward an amicable resolution
of the Dispute. Should a Negotiation Effort fail to produce a resolution within
the Negotiation Period, the parties may agree to extend the Negotiation Period
for a fixed time if each agrees that such an extension could reasonably lead to
an amicable resolution.

               (4) Mediation. Should a Negotiation Effort fail to produce a
resolution within the Negotiation Period and any extension thereof, then either
the Warrantholder or the Company, if wishing to further pursue resolution of the
Dispute, must initiate mediation by providing to Judicial Arbitration Mediation
Services ("JAMS"), or its successor, in Seattle, Washington and to the other
party a written request for mediation pursuant to this Section, setting forth
the subject of the Dispute and the relief requested within fifteen (15) days of
the end of the Negotiation Period and any extension thereof. A mediation (the
"Mediation") shall be conducted pursuant to the mediation procedures contained
in the then published Commercial Arbitration Rules and Mediation Procedures of
the American Arbitration Association ("AAA"). The Designated Representatives
shall cooperate with JAMS and with one another in selecting a mediator from
JAMS' panel of neutrals, but if the parties cannot agree on a mediator within
seven (7) days from the date of the request for mediation then the parties shall
each select a designee from among the JAMS panel of neutrals, and those
designees shall in turn select, from among the JAMS panel of neutrals, the
single mediator who shall conduct the mediation (the "Mediator"). The Mediator
shall have experience with corporate law. The Mediation will be conducted within
forty-five (45) days of the expiration of the Negotiation Period and any

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extension thereof unless otherwise agreed by the parties (the "Mediation
Period"). The Mediator may conduct meetings or hearings in Seattle, Washington,
or by telephone or teleconference, and request information from the parties as
he or she deems necessary, and shall, if the matter remains unresolved through
such mediation, issue written recommendations to the parties within fifteen (15)
days of the end of the Mediation Period. The parties shall then confer and
determine, within seven (7) days of the issuance of the mediator's written
recommendations, whether the mediator's recommendations are agreeable to the
Company and the Warrantholder. Each party shall bear its own costs of the
Mediation, and the mediator's fee shall be divided evenly between the
Warrantholder and the Company. The parties agree that Federal and State Evidence
Rule 408 shall apply to all statements, information and documents exchanged or
discussed as part of the negotiation or mediation processes herein in any
arbitration or litigation proceeding involving the parties, provided that
evidence that is otherwise admissible or discoverable will not be rendered
inadmissible or non-discoverable as a result of its use in the Negotiation
Effort or Mediation.

               (5) Binding Arbitration.

                    (i) If after the mediation procedures called for in this
Section 16(b), the Dispute remains unresolved, either party, if wishing to
further pursue a resolution of the Dispute, must initiate binding arbitration,
before a single arbitrator, by providing to JAMS, or its successor, in Seattle,
Washington and to the other party a written request for binding arbitration
pursuant to this Section, setting forth the subject of the Dispute and the
relief requested within thirty (30) days of the expiration of the seven day
period following the issuance of the Mediator's written recommendations.

                    (ii) The parties shall then cooperate with JAMS and with one
another in selecting an arbitrator from JAMS' panel of neutrals, but if the
parties cannot agree on an arbitrator within seven (7) days, then each party
shall select a designee from among the JAMS panel of neutrals, and those
designees shall in turn select, from among the JAMS panel of neutrals, the
single arbitrator who shall hear the matter in arbitration (the "Arbitrator").
The Arbitrator shall have experience with corporate law.

                    (iii) The arbitration shall be conducted in Seattle,
Washington under the arbitration rules contained in the then published
Commercial Arbitration Rules and Mediation Procedures of the AAA, except as such
are inconsistent with the explicit provisions herein (the "Arbitration"). The
arbitration hearing shall be conducted within thirty (30) days of the
appointment of the Arbitrator unless otherwise agreed by the parties (the
"Arbitration Period").

                    (iv) The Arbitrator shall have full discretion to regulate
discovery so as to provide for prompt, efficient, and fair resolution of the
claims, disputes and matters in question; consistent with this and the timelines
above, discovery may be had by either party pursuant to the provisions of the
Federal Rules of Civil Procedure. During the conduct of the arbitration
proceedings, the Arbitrator shall have full discretion concerning the
admissibility and relevance of evidence, being guided in exercising such
discretion by the principles set out in

                                      -11-

<PAGE>

the Federal Rules of Evidence rather than any other body of evidentiary law as
defined by state common law, codes or rules of evidence.

                    (v) The Arbitrator shall, within thirty (30) days following
the close of the Arbitration Period, issue an award that shall be binding upon
the parties and judgment on the award may be entered in any court of appropriate
jurisdiction. The arbitration award must be in writing and must explain the
reasons for the decision. The Arbitrator may, but will not be bound to, make
findings of fact or conclusions of law. Each party shall bear its own costs in
such arbitration, and the Arbitrator's fee shall be divided evenly between the
Company and the Warrantholder.

               (6) Interim Payment of Fees and Expenses. The Company and the
Warrantholder agree and understand that during any mediation or arbitration
conducted pursuant to this Section 16(b), JAMS may, from time to time, assess
each party for its share of JAMS' fees and expenses and the fees and expenses of
the Mediator or Arbitrator; it is also understood that JAMS will likely make
such requests for payment in advance of the various stages of the proceedings
conducted by the Mediator or Arbitrator. If any such request for fees and
expenses is not honored promptly by a party (a "Default"), and such Default
results in the delay or postponement of any scheduled activities (e.g.,
discovery, pre-hearing conferences, hearings, etc.), then (i) if during
mediation, at the written election of any party not in Default the Mediation
Period may be deemed to be terminated immediately, and (ii) if during
arbitration the Arbitrator may receive submissions from the parties and factual
information from JAMS about amounts due and owing by the parties. Upon
consideration thereof, the Arbitrator is authorized to issue written conclusions
that the Default constitutes a breach by the defaulting party of its obligation
to arbitrate in good faith and to issue an award of sanctions (up to and
including entry of a default judgment) against such party based on that
conclusion (a "Default Award"). Any Default Award shall be binding upon the
parties as an independent final arbitration award on the issue of that Default
and judgment on the award may be entered in any court of appropriate
jurisdiction. In the case of an arbitration proceeding, the non-defaulting party
may elect to proceed with arbitration under the relevant procedures contained in
the then published Commercial Arbitration Rules and Mediation Procedures of the
AAA for conducting arbitration in the absence of a party or representative.

               (7) Confidentiality. The negotiation, mediation and arbitration
proceedings will be private and confidential. The parties shall not disclose the
pleading, discovery materials, transcripts, testimony, documents or other
information created, produced or presented in the negotiation, mediation or
arbitration to the press, the public or to any third person, except to legal
counsel and their employees, experts and others who need to know such
information in order to assist in the presentation of or participation in
negotiation, mediation or arbitration, without written consent of the other
parties or order of the Arbitrator. Nothing in this provision shall be deemed to
restrict a party's use or disclosure of documents (i) which are its own, (ii)
which are or have been lawfully obtained independent of discovery in the
negotiations, mediation, or arbitration, (iii) which are or become generally
available to the public through no act of the receiving party, (iv) which have
been lawfully obtained from a source other than the other party, (v) which are
reasonably necessary to be disclosed in connection with a proceeding

                                      -12-

<PAGE>

or lawsuit contemplated by this Section 16(b), or (vi) which are required to be
disclosed by law, court order or subpoena. The Arbitrator may impose such
sanctions as are deemed by the Arbitrator to be appropriate for violation of
this provision.

     Section 17. Call Provision. Notwithstanding any other provision contained
herein to the contrary, in the event that (i) the closing bid price of a share
of Common Stock as traded on Nasdaq (or such other exchange, stock market or
quotation service on which the Common Stock may then be primarily listed or
quoted) equals or exceeds $1.25 (appropriately adjusted for any stock split,
reverse stock split, stock dividend or other reclassification or combination of
the Common Stock occurring after the date hereof) for twenty (20) consecutive
trading days; or (ii) holders of at least 50% of the aggregate Warrant shares of
this series elect to voluntarily exercise or convert such Warrant share to
common stock pursuant to the procedures set forth in Section 3, the Company,
upon thirty (30) days prior written notice (the "Notice Period") given to the
Warrantholder immediately following such twenty (20) trading day period, may
demand that the Warrantholder exercise its rights hereunder, and the
Warrantholder must exercise its rights prior to the expiration of the Notice
Period or if such exercise is not made or if only a partial exercise is made,
any and all rights to further exercise rights hereunder shall cease upon the
expiration of the Notice Period; provided, however, that the Company
simultaneously calls all Warrants of this series on the same terms.

     Section 18. Registration Rights. In the event that the Company, during the
term of this Warrant, engages in a Qualifying Financing, as such term is defined
in the secured convertible promissory note dated of even date herewith, and
investors purchasing such Qualifying Financing receive registration rights with
respect to securities purchased in that financing, then the Warrantholder shall
be entitled to registration rights with respect to the shares receivable under
this Warrant, such rights to be not less favorable to the Warrantholder than
those afforded to investors in the Qualifying Financing.

     Section 19. No Rights as Stockholder. Prior to the exercise of this
Warrant, the Warrantholder shall not have or exercise any rights as a
stockholder of the Company by virtue of its ownership of this Warrant.

     Section 20. Amendment; Waiver. Any term of this Warrant may be amended or
waived (including the adjustment provisions included in Section 8 of this
Warrant) upon the written consent of the Company and the holders of Company
Warrants representing at least 50% of the number of shares of Common Stock then
subject to all outstanding Warrants of this series (the "Majority Holders");
provided, that (x) any such amendment or waiver must apply to all Company
Warrants; and (y) the number of Warrant Shares subject to this Warrant, the
Warrant Price and the Expiration Date may not be amended, and the right to
exercise this Warrant may not be altered or waived, without the written consent
of the Warrantholder.

     Section 21. Section Headings. The section headings in this Warrant are for
the convenience of the Company and the Warrantholder and in no way alter,
modify, amend, limit or restrict the provisions hereof.

                                      -13-

<PAGE>

     IN WITNESS WHEREOF, the Company has caused this Warrant to be duly
executed, as of the ______ day of November 2003.

                                        NORTHWEST BIOTHERAPEUTICS, INC.

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                      -14-

<PAGE>

                                   APPENDIX A
                         NORTHWEST BIOTHERAPEUTICS, INC.
                              WARRANT EXERCISE FORM

To: Northwest Biotherapeutics, Inc.:

     The undersigned hereby irrevocably elects to exercise the right of purchase
represented by the within Warrant ("Warrant") for, and to purchase thereunder by
the payment of the Warrant Price and surrender of the Warrant, _______________
shares of Common Stock ("Warrant Shares") provided for therein, and requests
that certificates for the Warrant Shares be issued as follows:

_____________________________________
Name
_____________________________________
Address
_____________________________________
_____________________________________
Federal Tax ID or Social Security No.

and delivered by (certified mail to the above address, or (electronically
(provide DWAC instructions:___________________), or (other (specify):
______________________________), and, if the number of Warrant Shares shall not
be all the Warrant Shares purchasable upon exercise of the Warrant, that a new
Warrant for the balance of the Warrant Shares purchasable upon exercise of this
Warrant be registered in the name of the undersigned Warrantholder or the
undersigned's Assignee as below indicated and delivered to the address stated
below.

Dated: ___________________, ____

Note: The signature must correspond     Signature:
with the name of the registered                    -----------------------------
holder as written on the first page
of the Warrant in every particular,     ----------------------------------------
without alteration or enlargement or    Name (please print)
any change whatever, unless the
Warrant has been assigned.              ----------------------------------------

                                        ----------------------------------------
                                        Address

                                        ----------------------------------------
                                        Federal Identification or
                                        Social Security No.

                                        Assignee:

                                        ----------------------------------------

                                        ----------------------------------------

                                        ----------------------------------------

<PAGE>

                               FIRST AMENDMENT TO
                       WARRANTS TO PURCHASE COMMON SHARES

     THIS FIRST AMENDMENT TO WARRANTS TO PURCHASE COMMON SHARES (the
"AMENDMENT") is made and entered into as of April 25, 2004, by and among
NORTHWEST BIOTHERAPEUTICS, INC., a Delaware corporation (the "COMPANY"), and the
undersigned holders of Warrants (as defined below) to acquire shares of the
Company's common stock (each a "WARRANTHOLDER" and, collectively, the
"WARRANTHOLDERS"). When signed by the holders of at least 50% of the common
stock subject to Warrants (as defined below) this Amendment will amend each of
the Warrants.

                                    RECITALS

     WHEREAS, the Company and the undersigned Warrantholder(s) desire to amend
all of the Company Warrants to Purchase Common Shares, of series Nos. BR-1
through BR-5, each dated as of November 13, 2003 (each, a "WARRANT" and,
collectively, the "WARRANTS"), as provided herein.

                                    AGREEMENT

     NOW, THEREFORE, in consideration of the mutual covenants and promises
contained herein, and for other good and valuable consideration, the receipt and
adequacy of which are hereby acknowledged, the parties agree as follows:

1.   Section 8(a) of each Warrant is hereby amended and restated in its entirety
     as follows:

          "(a) In the event of changes in the Common Stock by reason of stock
     dividends, splits, recapitalizations, reclassifications, combinations or
     exchanges of shares, separations, reorganizations, liquidations, or the
     like, the number and class of Warrant Shares available under this Warrant
     in the aggregate and the Warrant Price shall be correspondingly adjusted to
     give the Warrantholder, on exercise for the same Aggregate Warrant Price,
     the total number, class, and kind of shares as the Warrantholder would have
     owned had this Warrant been exercised prior to the event and had the
     Warrantolder continued to hold such shares until after the event requiring
     adjustment. Notwithstanding the foregoing, no adjustment to the number of
     Warrant Shares or the Warrant Price shall be made in the event of an
     issuance or deemed issuance of securities for consideration below the then
     current Warrant Price pursuant to this Section 8(a). For purposes of this
     Section 8(a), the "AGGREGATE WARRANT PRICE" shall mean the aggregate
     Warrant Price payable in connection with the exercise in full of this
     Warrant. The form of this Warrant need not be changed because of any
     adjustment in the number of Warrant Shares subject to this Warrant."

2.   The first paragraph of Section 8(d) of each Warrant is hereby amended and
     restated in its entirety to read as follows:

          "Except as provided in subsections (e) and (f) of this Section 8, if
     and whenever the Company shall issue or sell, or is, in accordance with any
     of subsections (d)(l) through (d)(6) hereof, deemed to have issued or sold,
     any shares of Common Stock for no consideration or for a consideration per
     share less than the Warrant Price in effect immediately prior to the time
     of such issue or sale, then and in each such case (a "Trigger Issuance")
     the then-existing Warrant Price, shall be reduced, as of the close of
     business on the effective date of the Trigger Issuance, to the lowest price
     per share at which any share of Common Stock was issued or sold or deemed
     to be issued or sold, but in no event shall the Warrant Price be reduced to
     less than the lesser of $0.10 per share (subject to adjustment as provided
     in Section 8(a)) or 35% discount to the average closing price during the
     twenty trading days prior to the first closing of the sale by the Company
     of Convertible Preferred Stock, par value $0.001 per share as contemplated
     by that certain Recapitalization Agreement dated as of April 26, 2004
     between the Company and Toucan Capital Fund II, L.P.; provided, however,
     that in no event will the Warrant Price be less than $.04 per share
     (subject to adjustment as provided in Section 8(a))"

3.   Section 8(f) of each Warrant is hereby amended and restated in its entirety
     to read as follows:

          "Anything to the contrary herein notwithstanding, in no event shall

<PAGE>

     the then existing Warrant Price be reduced to less than the lesser of $0.10
     per share (subject to adjustment as provided in Section 8(a)) or 35%
     discount to the average closing price during the twenty trading days prior
     to the first closing of the sale by the Company of Convertible Preferred
     Stock, par value $0.001 per share as contemplated by that certain
     Recapitalization Agreement dated as of April 26, 2004 between the Company
     and Toucan Capital Fund II, L.P.; provided, however, that in no event will
     the Warrant Price be less than $.04 per share (subject to adjustment as
     provided in Section 8(a)) pursuant to the adjustments provided for in
     Section 8(d)."

<PAGE>

4.   Sections 8(b) and 8(c) of each Warrant are hereby deleted in their
     entirety.

5.   Section 18 of each Warrant is hereby deleted in its entirety.

6.   All other terms and conditions of the Warrants shall be unaffected hereby
     and remain in full force and effect.

7.   This Amendment shall be governed by and construed under the laws of the
     State of Washington as applied to agreements among Washington residents
     entered into and to be performed entirely within the State of Washington.

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

                            [SIGNATURE PAGE FOLLOWS]

                                       2.

<PAGE>

     IN WITNESS WHEREOF, the parties hereto have executed this FIRST AMENDMENT
TO WARRANT TO PURCHASE COMMON SHARES as of the date first above written.

                                        COMPANY:

                                        NORTHWEST BIOTHERAPEUTICS, INC.,
                                        a Delaware corporation

                                        By:
                                            ------------------------------------
                                        Name:
                                              ----------------------------------
                                        Title:
                                               ---------------------------------

                                        WARRANTHOLDERS:

                                        /s/ Alton L. Boynton
                                        ----------------------------------------
                                        Alton L. Boynton

                                        /s/ Marnix L. Bosch
                                        ----------------------------------------
                                        Marnix L. Bosch

                                        /s/ Eric H. Holmes
                                        ----------------------------------------
                                        Eric H. Holmes

                                        /S/ Larry L. Richards
                                        ----------------------------------------
                                        Larry Richards

              FIRST AMENDMENT TO WARRANT TO PURCHASE COMMON SHARES<PAGE>

                                                                   EXHIBIT 10.34

                                 LEASE AGREEMENT

                                                          Date: November 4, 2005

THIS LEASE AGREEMENT (the "Lease") is entered into this 4th day of November
2005. Between The International Union of Operating Engineers Local 302
("Landlord"), and NW Biotherapeutics, a Delaware Corporation ("Tenant").
Landlord and Tenant agree as follows:

1.   LEASE SUMMARY.

     A.   LEASE PREMISES. The leased commercial real estate (the "Premises")
          consist of an agreed area of 2,325 rentable square feet and are
          outlined on the floor plan attached as Exhibit A, located on the land
          legally described on attached Exhibit B, and is commonly known as the
          IUOE Building. The Premises do not include, and Landlord reserves, the
          exterior walls and roof of the Premises, the land beneath the
          Premises, the pipes and ducts, conduits, wires, fixtures, and
          equipment above the suspended ceiling or structural elements of the
          building in which the Premises are located (the "Building"). The
          Building, the land upon which it is situated, all other improvements
          located on such land, and all common areas appurtenant to the Building
          are referred to as the "Property".

     B.   LEASE COMMENCEMENT DATE. The Lease shall commence on January 1, 2006,
          or such earlier or later date as provided in Section 3 (the
          "Commencement Date").

     C.   LEASE TERMINATION DATE. The Lease shall terminate on December 31,
          2006, or such earlier or later date as provided in Section 3 (the
          "Termination Date").

     D.   MONTHLY RENT. The monthly rent shall be (check one): [X] $3,100.00, or
          [ ] according to the Rent Rider attached hereto. Rent shall be payable
          at Landlord's address shown in Section 1(h) below, or such other place
          designated in writing by Landlord.

     E.   PREPAID RENT. Upon execution of this Lease, Tenant shall deliver to
          Landlord the sum of $3,100 as prepaid rent, to be applied to the Rent
          due for the first month(s) of the Lease.

     F.   SECURITY DEPOSIT. The amount of the security deposit is $3,100.00

     G.   PERMITTED USE. The Premises shall be used only for general office use
          and for no other purpose without prior written consent of the
          Landlord.

     H.   NOTICE AND PAYMENT OF ADDRESSES:

Landlord:                                              Tenant:
Attention: Beverly Colesgrove                          Attention: Alton Boynton
International Union of Operating Engineers Local 302   NW Biotherapeutics
18701 120th Ave NE                                     18701 120th Ave NE
Bothell, WA 98011-9514                                 Bothell, WA 98011

2.   PREMISES. Landlord leases to Tenant, and Tenant leases from landlord the
     Premises upon the terms specified in this Lease.

3.   TERM.

     A.   COMMENCEMENT DATE. The Lease shall commence on the date specified in
          Section 1(b), or on such earlier or later date as may be specified by
          written notice delivered by Landlord to Tenant advising Tenant that
          the premises are ready for possession and specifying the Commencement
          Date, which shall not be less than 30 days following the date of such
          notice. If Tenant occupies the Premises before the Commencement Date
          specified in Section 1(b), then the Commencement Date shall be the
          date of occupancy. If Landlord acts diligently to make the Premises
          available to Tenant, neither Landlord nor any agent or employee of
          Landlord shall be liable for any damage or loss due to Landlord's
          inability or failure to deliver possession of the Premises to Tenant
          as provided in this Lease. The Termination Date shall be modified upon
          any change in the Commencement Date so that the length of the Lease
          term is not changed. If Landlord does not deliver possession of the
          Premises to Tenant within 60 days after the date specified in Section
          1(b), Tenant may elect to cancel this Lease by giving written notice
          to Landlord within ten (10) days after such time period ends. If
          Tenant gives such notice, the Lease shall be cancelled, all prepaid
          rent and security deposits shall be refunded to Tenant, and neither
          Landlord nor Tenant shall have any further obligations to the other.
          The first "Lease Year" shall commence on the Commencement Date and
          shall end on the date which is twelve (12) months from the end of the
          month in which the Commencement Date occurs. Each successive Lease
          Year during the initial term and any extension terms shall be twelve
          (12) months, commencing on the first day following the end of the
          preceding Lease Year, except that the Lease Year shall end on the
          Termination Date.

     B.   TENANT OBLIGATIONS. To the extent Tenant's tenant improvements are not
          complete in time for the Tenant to occupy or take possession of the
          Premises on the Commencement Date due to the failure of Tenant to
          fulfill any of its obligations under this Lease, the Lease shall
          nevertheless commence on the Commencement Date.

          Except as specified elsewhere in this Lease, Landlord makes no
          representations or warranties to Tenant regarding the Premises,
          including the structural condition of the Premises and the condition
          of all mechanical, electrical, and other systems on the Premises.
          Except for any tenant improvements described on attached Exhibit C to
          be completed by Landlord (defined therein as "Landlord's Work"),
          Tenant shall be responsible for performing any work necessary to bring
          the Premises into condition satisfactory to Tenant. By signing this
          Lease, Tenant acknowledges that it has had adequate opportunity to
          investigate the Premises, acknowledges responsibility for making any
          corrections, alterations and repairs to the Premises (other than the
          Landlord's Work), and acknowledges that the time needed to complete
          any such items shall not delay the Commencement Date.

                                        1

<PAGE>

                                 LEASE AGREEMENT
                                   (CONTINUED)

          Attached Exhibit C sets forth all Landlord's Work, if any, and all
          tenant improvements to be completed by Tenant ("Tenant's Work"), which
          is to be performed on the Premises. Responsibilities for design,
          payment and performance of all such work shall be as set forth on
          attached Exhibit C. If Tenant fails to notify Landlord of any defects
          in the Landlord's Work within ten (10) days of delivery of possession
          to Tenant, Tenant shall be deemed to have accepted the Premises in
          their then condition. If Tenant discovers any major defects in the
          Landlord's Work during this 10-day period that would prevent Tenant
          from using the premises for its intended purpose, Tenant shall so
          notify Landlord in writing and the Commencement Date shall be delayed
          until after Landlord has corrected the major defects and Tenant has
          had five (5) days to inspect and approve the Premises after Landlord's
          correction of such defects. The Commencement Date shall not by delayed
          if Tenant's inspection reveals minor defects in the Landlord's Work
          that will not prevent Tenant from using the Premises for their
          intended purpose. Tenant shall prepare a punch list of all minor
          defects and provide the punch list to Landlord. Landlord shall
          promptly correct all punch list items.

4.   RENT. Tenant shall pay Landlord without demand, deduction or offset, in
     lawful money of the United States, the monthly rental stated in Section
     1(d) in advance on or before the first day of each month during the Lease
     Term beginning on (check one): [X] the Commencement Date, or [ ]
     ___________________________ (specify, but if no date specified, then on the
     Commencement Date), and any other additional payments due to Landlord,
     including Operating Costs (collectively the "Rent") when required under
     this Lease. Payments for any partial month at the beginning or end of the
     Lease term shall be prorated.

     If any sums payable by Tenant to Landlord under this Lease are not received
     by the fifth (5th) day of each month, Tenant shall pay Landlord in addition
     to the amount due, for the cost of collecting and handling such late
     payment, an amount equal to the greater of $100 or five percent (5%) of the
     delinquent amount. In addition, all delinquent sums payable by Tenant to
     Landlord and not paid within five (5) days of the due date shall, at
     Landlord's option, bear interest at the rate of twelve percent (12%) per
     annum, or the highest rate of interest allowable by law, whichever is less.
     Interest on all delinquent amounts shall be calculated from the original
     due date to the date of payment.

     Landlord's acceptance of less than the full amount of any payment due from
     Tenant shall not be deemed an accord and satisfaction or compromise of such
     payment unless Landlord specifically consents in writing to payment of such
     lesser sum as an accord and satisfaction or compromise of the amount which
     Landlord claims.

5.   SECURITY DEPOSIT. Upon execution of this Lease, Tenant shall deliver to
     Landlord the security deposit specified in Section 1(f) above. Landlord may
     commingle the security deposit with its other funds. If Tenant breaches any
     covenant or condition of this Lease, including but not limited to the
     payment of Rent, Landlord may apply all or any part of the security deposit
     to the payment of any sum in default and any damage suffered by Landlord as
     a result of Tenant's breach. In such event, Tenant shall, within five (5)
     days after written demand therefor by Landlord, deposit with Landlord the
     amount so applied. Any payment to Landlord from the security deposit shall
     not be construed as a payment of liquidated damages for any default. If
     Tenant complies with all of the covenants and conditions of this Lease
     throughout Lease term, the security deposit shall be repaid to Tenant
     without interest within thirty (30) days after the vacation of the Premises
     by Tenant.

6.   USES. The Premises shall be used only for the uses(s) specified in Section
     1(g) above (the "Permitted Use"), and for no other business or purpose
     without the prior written consent of Landlord. No act shall be done on or
     around the Premises that is unlawful or that will increase the existing
     rate of insurance on the Premises or the Building, or cause the
     cancellation of any insurance on the Premises or the Building. Tenant shall
     not commit or allow to be committed any waste upon the Premises, or any
     public or private nuisance. Tenant shall not do or permit anything to be
     done in the Premises or on the Property which will obstruct or interfere
     with the rights of other tenants or occupants of the Property, or their
     customers, clients and visitors, or to injure or annoy such persons.

7.   COMPLIANCE WITH LAWS. Tenant shall not cause or permit the Premises to be
     used in any way which violates any law, ordinance, or governmental
     regulation or order. Landlord represents to Tenant, to the best of
     Landlord's knowledge, that with the exception of any Tenant's Work, as of
     the Commencement Date, the Premises comply with all applicable laws, rules,
     regulations, or orders, including without limitation, the Americans with
     Disabilities Act, if applicable, and Landlord shall be responsible to
     promptly cure any non-compliance which existed on the Commencement Date.
     Tenant shall be responsible for complying with all laws applicable to the
     Premises as a result of Tenant opening the Premises to the public as a
     place of public accommodation. If the enactment or enforcement of any law,
     ordinance, regulation or code during the Lease term requires any changes to
     the Premises during the Lease term, the Tenant shall perform all such
     changes at its expense if the changes are required due to the nature of
     Tenant's activities at the Premises, or to alterations that Tenant seeks to
     make the Premises; otherwise, Landlord shall perform all such changes at
     its expense.

8.   OPERATING COSTS.

     A.   DEFINITION. As used herein, "Operating Costs" shall mean all costs of
          operating, maintaining and repairing the Premises, the Building, and
          the Property, determined in accordance with generally accepted
          accounting principles, and including without limitation the following:
          all taxes and assessments (including, but not limited to, real and
          personal property taxes and assessments, local improvement district
          assessments and other special purpose assessments, and taxes on rent
          or gross receipts); insurance premiums paid by Landlord and (to the
          extent used) deductibles; water, sewer and all other utility charges
          (other than utilities separately metered and paid directly by Tenant
          or other tenants) janitorial and all other cleaning services, refuse
          and trash removal; refurbishing and repainting; carpet replacement;
          air conditioning, heating, ventilation and elevator service; pest
          control; lighting systems, fire detection and security services;
          landscape maintenance; management (fees and/or personnel costs);
          parking lot, road, sidewalk and driveway patching, resurfacing and
          maintenance; snow and ice removal; amortization (in accordance with
          generally accepted accounting principles) of capital improvements as
          Landlord may in the future install to comply with governmental
          regulations and rules or undertaken in good faith with a reasonable
          expectation of reducing operating costs (the useful life of which
          shall be a reasonable period of time as determined by Landlord); and
          costs of legal services (except those incurred directly relating to a
          particular occupant of the Building); accounting services, labor,
          supplies, materials and tools. Operating Costs shall not include:
          Landlord's income tax or general corporate overhead, depreciation on
          the Building or equipment therein; loan payments; real estate broker's
          commission, capital improvements to or major repairs of the Building
          shell (i.e., the Building structure, exterior walls and roof) not
          described in this paragraph; or any costs regarding the operation,
          maintenance and repair of the Premises, the Building, or the Property
          paid directly by Tenant or other tenants in the Building. If Tenant is
          renting a pad separate from any other structures on the Property for
          which Landlord separately furnishes the services described in this

                                        2

<PAGE>

                                 LEASE AGREEMENT
                                   (CONTINUED)

          paragraph, then the term "Operating Costs" shall not include those
          costs of operating, repairing, and maintaining the enclosed mall which
          can be separately allocated to the tenants of the other structures.
          Operating Costs which can not be separately allocated to the tenants
          of the other structures may include but are not limited to: insurance
          premiums; taxes and assessments; management (fees and/or personnel
          costs); exterior lighting; parking lot, road, sidewalk and driveway
          patching, resurfacing and maintenance; snow and ice removal; and costs
          of legal services and accounting services.

     B.   TYPE OF PAYMENT. Options one and two below address the manner in which
          Operating Costs are paid under this Lease. To select the pure triple
          net option, check option 1. To select the base year option, check
          option 2.

     [ ]  OPTION ONE: TRIPLE NET. As additional Rent, Tenant shall pay to
          Landlord on the first of each month with payment of Tenant's base Rent
          one-twelfth of Tenant's Pro Rata Share of Operating Costs.

     [X]  OPTION TWO: BASE YEAR. The base Rent paid by Tenant under this Lease
          includes Tenant's Pro Rata Share of Operating Costs for the calendar
          year in which the Commencement Date occurs (the "Base Year"). As
          additional Rent, Tenant shall pay to Landlord on the first day of each
          month commencing on the first day of the first year after the
          Commencement Date, with Tenant's payment of base Rent, one-twelfth of
          the amount, if any, by which Tenant's Pro Rata Share of Operating
          Costs exceeds Tenant's annualized Pro Rata Share of Operating Costs
          for the Base Year.

     C.   METHOD OF PAYMENT. Tenant shall pay to Landlord Operating Costs as
          provided above pursuant to the following procedure:

          i) Landlord shall provide to Tenant, at or before the Commencement
          Date, a good faith estimate of annual Operating Costs for the calendar
          year in which the Commencement Date occurs. Landlord shall also
          provide to Tenant, as soon as possible following the first day of each
          succeeding calendar year, a good faith estimate of Tenant's annual pro
          Rata Share of Operating Costs for the then-current year;

          ii) Each estimate of Tenant's annual Pro Rata Share of Operating Costs
          determined by Landlord as described above, shall be divided into
          twelve (12) equal monthly installments. If Tenant pays Operating Costs
          under Option One, Tenant shall pay to Landlord such monthly
          installment of Operating Costs with monthly payment of base Rent. If
          Tenant pays Operating Costs under Option Two, Tenant shall pay to
          Landlord with each monthly payment of base Rent the amount, if any, by
          which such monthly installments of Operating Costs exceed one-twelfth
          of Tenant's annualized Pro Rata Share of Operating Costs for the Base
          Year. In the event the estimated amount of Tenant's Pro Rata Share of
          Operating Costs has not yet been determined for any calendar year,
          Tenant shall pay the monthly installment in the estimated amount
          determined for the preceding calendar year until the estimate for the
          current calendar year has been provided to Tenant. At such time as the
          estimate for the current calendar year is received, Tenant shall then
          pay any shortfall or receive a credit for any surplus for the
          preceding months of the current calendar year and shall, thereafter,
          make the monthly installment payment in accordance with the current
          estimate; and

          iii) As soon as reasonably possible following the end of each calendar
          year of the Lease term, Landlord shall determine and provide to Tenant
          a statement (the "Operating Costs Statement") setting forth the amount
          of Operating Costs actually incurred and the amount of Tenant's Pro
          Rata Share of Operating Costs actually payable by Tenant with respect
          to such calendar year. In the event the amount of Tenant's Pro Rata
          Share of Operating Costs exceeds the sum of the monthly installments
          actually paid by Tenant for such calendar year, Tenant shall pay to
          Landlord the difference within thirty (30) days following receipt of
          the Operating Costs Statement. In the event the sum of such
          installments exceeds the amount of Tenant's Pro Rata Share of
          Operating Costs actually due and owing, the difference shall be
          applied as a credit to Tenant's future Pro Rata Share of Operating
          Costs payable by Tenant pursuant to this Section.

9.   UTILITIES AND SERVICES. Landlord shall provide the Premises the following
     services, the costs of which shall be included in the Operating Costs:
     water and electricity for the Premises seven (7) days per week, twenty-four
     (24) hours per day, and heating, ventilation and air conditioning from 9
     a.m. to 5 p.m. Monday through Friday, and 9 a.m. to 12 p.m. on Saturday.
     Tenant shall provide their own janitorial service to the Premises. Heating,
     ventilation and air conditioning services will also be provided by Landlord
     to the Premises during additional hours on reasonable notice to Landlord,
     at Tenant's sole costs and expense, at an hourly rate reasonably
     established by Landlord from time to time and payable by Tenant, as billed,
     as additional Rent.

     Tenant shall furnish and pay, at Tenant's sole expense, all other utilities
     (including, but not limited to, telephone and cable service if available)
     and other services which Tenant requires with respect to the Premises,
     except those to be provided by Landlord as described above. Notwithstanding
     the foregoing, if Tenant's use of the Premises incurs utility service
     charges which are above ordinary usage, Landlord reserves the right to
     require Tenant to pay a reasonable additional charge for such usage. For
     example, where Tenant installs and uses a number of electronic devices
     which is greater than normal, the increased usage may result in higher
     electrical charges and increased charges for cooling since overheating of
     rooms may result.

10.  TAXES. Tenant shall pay all taxes, assessments, liens and license fees
     ("Taxes") levied, assessed or imposed by any authority having the direct or
     indirect power to tax or assess any such liens, by reason of Tenant's use
     of the Premises, and all Taxes on Tenant's personal property located on the
     Premises. Landlord shall pay all Taxes with respect to the Building and the
     Project, including any Taxes resulting from a reassessment of the Building
     or the Project due to a change of ownership or otherwise, which shall be
     included in Operating Costs.

11.  COMMONS AREAS.

     A.   DEFINITION. The term "Common Areas" means all areas and facilities
          that are provided and designated from time to time by Landlord for the
          general non-exclusive use and convenience of Tenant with other tenants
          and which are not leased or held for the exclusive use of a particular
          tenant. Common Areas may, but do not necessarily include, hallways,
          entryways, stairs, elevators, driveways, walkways, terraces, docks,
          loading areas, restrooms, trash facilities, parking areas and garages,
          roadways, pedestrian sidewalks, landscaped areas, security areas and
          lobby or mall areas. Tenant shall comply with reasonable rules and
          regulations concerning the use of the Common Areas adopted by Landlord
          from time to time. Without advance notice to Tenant and without any
          liability to Tenant, Landlord may change the size, use, or nature of
          any Common Areas, erect improvements on the Common Areas or convert
          any portion of the

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                                 LEASE AGREEMENT
                                   (CONTINUED)

          Common Areas to the exclusive use of Landlord or selected tenants, so
          long as Tenant is not thereby deprived of the substantial benefit of
          the Premises. Landlord reserves the use of exterior walls and the
          roof, and the right to install, maintain, use, repair and replace
          pipes, ducts, conduits, and wires leading through the Premises in
          areas which will not materially interfere with Tenant's use thereof.

     B.   USE OF THE COMMON AREAS. Tenant shall have the non-exclusive right in
          common with such other tenants to whom Landlord has granted or may
          grant such rights to use the Common Areas. Tenant shall abide by rules
          and regulations adopted by Landlord from time to time and shall use
          its best efforts to cause its employees, contractors, and invitees to
          comply with those rules and regulations, and not interfere with the
          use of Common Areas by others.

     C.   MAINTENANCE OF COMMON AREAS. Landlord shall maintain the Common Areas
          in good order, condition and repair. This maintenance cost shall be an
          Operating Costs chargeable to Tenant pursuant to Section 8.

12.  ALTERATIONS. Tenant may make alterations, additions, or improvements to the
     Premises, including any Tenant's Work identified on attached Exhibit C
     ("Alterations"), with the prior written consent of Landlord. The term
     "Alterations" shall not include the installation of shelves, movable
     partitions, Tenant's equipment, and trade fixtures which may be performed
     without damaging existing improvements or the structural integrity of the
     Premises, and Landlord's consent shall not be required for Tenant's
     installation of those items. Tenant shall complete all Alterations at
     Tenant's expense in compliance with all applicable laws in accordance with
     plans and specifications approved by Landlord, using contractors approved
     by Landlord, and in a manner so as to not unreasonably interfere with other
     tenants. Landlord shall be deemed the owner of all Alterations except for
     those which Landlord requires to be removed at the end of the Lease term.
     Tenant shall remove all Alterations at the end of the Lease term unless
     Landlord conditioned its consent upon Tenant leaving a specified Alteration
     at the Premises, in which case Tenant shall not remove such Alteration.
     Tenant shall immediately repair any damage to the Premises caused by the
     removal of the Alterations.

13.  REPAIRS AND MAINTENANCE. Tenant shall, at its sole expense, maintain the
     Premises in good condition and promptly make all repairs and replacements,
     whether structural or non-structural necessary to keep the Premises safe
     and in good condition, including all utilities and other systems serving
     the Premises. Landlord shall maintain and repair the Building structure,
     foundation, exterior walls, and roof, and the Common Areas, the cost of
     which shall be included as an Operating Cost. Tenant shall not damage any
     demising wall or disturb the structural integrity of the Premises and shall
     promptly repair any damage or injury done to any such demising walls or
     structural elements caused by Tenant or its employees, agents, contractors
     or invitees. If Tenant fails to maintain or repair the Premises, Landlord
     may enter the Premises and perform such repair or maintenance on behalf of
     Tenant. In such case, Tenant shall be obligated to pay to Landlord
     immediately upon receipt of demand for payment, as additional Rent, all
     costs incurred by Landlord. Notwithstanding anything in this Section to the
     contrary, Tenant shall not be responsible for any repairs to the Premises
     made necessary by the acts of Landlord or its agents, employees,
     contractors or invitees therein.

     Upon expiration of the Lease term, whether by lapse of time or otherwise,
     Tenant shall promptly and peacefully surrender the Premises, together with
     all keys, to Landlord in as good condition as when received by Tenant from
     Landlord or as thereafter improved, reasonable wear and tear and insured
     and casualty excepted.

14.  ACCESS AND RIGHT OF ENTRY. After reasonable notice from Landlord (except in
     cases of emergency, where no notice is required), Tenant shall permit
     Landlord and its agents, employees and contractors to enter the Premises at
     all reasonable times to make repairs, alterations, improvements or
     inspections. This Section shall not impose any repair or other obligation
     upon Landlord not expressly stated elsewhere in this Lease. After
     reasonable notice to Tenant, Landlord shall have the right to enter the
     Premises for the purpose of showing the Premises to prospective purchasers
     or lenders at any time, and to prospective tenants within 180 days prior to
     the expiration or sooner termination of the Lease term.

15.  DESTRUCTION OR CONDEMNATION.

     A.   DAMAGE AND REPAIR. If the Premises or the portion of the Property
          necessary for Tenant's occupancy are partially damaged but not
          rendered untenantable, by fire or other insured casualty, then
          Landlord shall diligently restore the Premises and the portion of the
          Property necessary for Tenant's occupancy and this Lease shall not
          terminate; provided, however, Tenant may terminate the Lease if
          Landlord is unable to restore the Premises within six (6) months of
          the casualty event. The Premises or the portion of the Property
          necessary for Tenant's occupancy shall not be deemed untenantable if
          less than twenty-five percent (25%) of each of those areas are
          damaged. Notwithstanding the foregoing, Landlord shall have no
          obligation to restore the Premises or the portion of the Property
          necessary for Tenant's occupancy if insurance proceeds are not
          available to pay the entire costs of such restoration. If insurance
          proceeds are available to Landlord but are not sufficient to pay the
          entire costs of restoration, then Landlord may elect to terminate this
          Lease and keep the insurance proceeds, by notifying Tenant within
          sixty (60) days of the date of such casualty.

          If the Premises, the portion of the Property necessary for Tenant's
          occupancy, or 50% or more of the rentable area of the Property are
          entirely destroyed, or partially damaged and rendered untenantable, by
          fire or other casualty, Landlord may, at its option: (a) terminate
          this Lease as provided herein, or (b) restore the Premises and the
          portion of the Property necessary for Tenant's occupancy to their
          previous condition; provided, however, if such casualty event occurs
          during the last six (6) months of the Lease term (after considering
          any option to extend the term timely exercised by Tenant) then either
          Tenant or Landlord may elect to terminate the Lease. If, within sixty
          (60) days after receipt by Landlord from Tenant of written notice that
          Tenant deems the Premises or the portion of the Property necessary for
          Tenant's occupancy untenantable, Landlord fails to notify Tenant of
          its election to restore those areas, or if Landlord is unable to
          restore those areas within six (6) months of the date of the casualty
          event, then Tenant may elect to terminate the Lease.

          If Landlord restores the Premises or the Property under this Section
          15(a), Landlord shall proceed with reasonable diligence to complete
          the work, and the base Rent shall be abated in the same proportion as
          the untenantable portion of the Premises bears to the whole Premises,
          provided that there shall be a rent abatement only if the damage or
          destruction of the Premises or the Property did not result from, or
          was not contributed to directly or indirectly by the act, fault or
          neglect of Tenant, or Tenant's officers, contractors, licensees,
          agents, servants, employees, guests, invitees or visitors. Provided,
          Landlord complies with its obligations under this Section, no damages,
          compensation or claim shall be payable by Landlord for inconvenience,
          loss of business or annoyance directly, incidentally or

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                                 LEASE AGREEMENT
                                   (CONTINUED)

          consequentially arising from any repair or restoration of any portion
          of the Premises or the Property. Landlord will not carry insurance of
          any kind for the protection of Tenant or any improvements paid for by
          Tenant or as provided in Exhibit C or on Tenant's furniture or on any
          fixtures, equipment, improvements or appurtenances of Tenant under
          this Lease, and Landlord shall not be obligated to repair any damage
          thereto or replace the same unless the damage is caused by landlord's
          negligence.

     B.   CONDEMNATION. If the Premises, the portion of the property necessary
          for Tenant's occupancy, or fifty percent (50%) or more of the rentable
          area of the Property are made untenantable by eminent domain, or
          conveyed under a threat of condemnation, this Lease shall terminate at
          the option of either Landlord or Tenant as of the earlier of the date
          title vests in the condemning authority or the condemning authority
          first has possession of the Premises or the portion of the Property
          and all Rents and other payments shall be paid to that date. In case
          of taking of a part of the Premises or the Property necessary for
          Tenant's occupancy that does not render those areas untenantable, then
          this Lease shall continue in full force and effect and the base Rent
          shall be equitably reduced based on the proportion by which the floor
          area of any structures is reduced, such reduction in Rent to be
          effective as of the earlier of the date the condemning authority first
          has possession of such portion or title vests in the condemning
          authority. The Premises or the portion of the Property necessary for
          Tenant's occupancy shall not be deemed untenantable if less than
          twenty-five percent (25%) of each of those areas are condemned.
          Landlord shall be entitled to the entire award from the condemning
          authority attributable to the value of the Premises or the Property
          and Tenant shall make no claim for the value of its leasehold. Tenant
          shall be permitted to make a separate claim against the condemning
          authority for moving expenses or damages resulting from interruption
          in its business, provided that in no event shall Tenant's claim reduce
          Landlord's award.

16.  INSURANCE.

     A.   LIABILITY INSURANCE. During the Lease term, Tenant shall pay for and
          maintain commercial general liability insurance with broad form
          property damage and contractual liability endorsements. This policy
          shall name Landlord as an additional insured, and shall insure
          Tenant's activities and those of Tenant's employees, officers,
          contractors, licensees, agents, servants, employees, guests, invitees
          or visitors with respect to the Premises against loss, damage or
          liability for personal injury or death or loss or damage to property
          with a combined single limit of not less than $1,000,000, and a
          deductible of not more than $5,000. The insurance will be
          non-contributory with any liability insurance carried by Landlord.

     B.   TENANT'S INSURANCE. During the Lease term, Tenant shall pay for and
          maintain replacement cost fire and extended coverage insurance, with
          vandalism and malicious mischief, sprinkler leakage and earthquake
          endorsements, in an amount sufficient to cover not less than 100% of
          the full replacement costs, as the same may exist from time to time,
          of all Tenant's personal property, fixtures, equipment and tenant
          improvements.

     C.   MISCELLANEOUS. Insurance required under this Section shall be with
          companies rated A-V or better in Best's Insurance Guide, and which are
          authorized to transact business in the State of Washington. No
          insurance policy shall be cancelled or reduced in coverage and each
          such policy shall provide that it is not subject to cancellation or a
          reduction in coverage except after thirty (30) days' prior written
          notice to Landlord. Tenant shall deliver to Landlord upon commencement
          of the Lease and from time to time thereafter, copies or certificates
          of the insurance policies required by this Section. In no event shall
          the limit of such policies be considered as limiting the liability of
          Tenant under this Lease.

     D.   LANDLORD INSURANCE. Landlord shall carry standard form extended
          coverage fire insurance on the building shell and core in the amount
          of their full replacement value, and such other insurance of such
          types and amounts as Landlord, in its discretion, shall deem
          reasonably appropriate. The costs of any such insurance may be
          included in the Operating Costs by a "blanket policy" insuring other
          parties and/or locations in addition to the Building, in which case
          the portion of the premiums therefor allocable to the Building and
          Project shall be included in the Operating Costs. In addition to the
          foregoing, in the event Tenant fails to provide or keep in force any
          of the insurance required above, Landlord, in its discretion, may
          provide such insurance, in which event, the costs thereof shall be
          payable by Tenant to Landlord as additional rent on the first day of
          the calendar month immediately following demand therefor from
          Landlord.

     E.   WAIVER OF SUBROGATION. Landlord and Tenant hereby release each other
          and any other tenant, their agents or employees, from responsibility
          for, and waive their entire claim of recovery for any loss or damage
          arising from any cause covered by insurance required to be carried by
          each of them. Each party shall provide notice to the insurance carrier
          or carriers of this mutual waiver of subrogation, and shall cause its
          respective insurance carriers to waive all rights of subrogation
          against the other. This waiver shall not apply to the extent of the
          deductible amounts to any such policies or to the extent of
          liabilities exceeding the limits of such policies.

17.  INDEMNIFICATION. Tenant shall defend, indemnify, and hold Landlord harmless
     against all liabilities, damages, costs, and expenses, including attorneys'
     fees, arising from any negligent or wrongful act or omission of Tenant or
     Tenant's officers, contractors, licensees, agents, servants, employees,
     guests, invitees, or visitors on or around the Premises, or arising from
     any breach of this Lease by Tenant. Tenant shall use legal counsel
     acceptable to Landlord in defense of any action within Tenant's defense
     obligation. Landlord shall defend, indemnify and hold Tenant harmless
     against all liabilities, damages, costs, and expenses, including attorneys'
     fees, arising from any negligent or wrongful act or omission of Landlord or
     Landlord's officers, contractors, licensees, agents, servants, employees,
     guests, invitees, or visitors on or around the Premises or arising from any
     breach of this Lease by Landlord. Landlord shall use legal counsel
     acceptable to Tenant in defense of any action within Landlord's defense
     obligation. The provisions of this section 17 shall survive expiration or
     termination of this Lease.

18.  ASSIGNMENT AND SUBLETTING. Tenant shall not assign, sublet, mortgage,
     encumber or otherwise transfer any interest in this Lease (collectively
     referred to as a "Transfer") or any part of the Premises without first
     obtaining Landlord's written consent, which shall not be unreasonably
     withheld or delayed. No Transfer shall relieve Tenant of any liability
     under this Lease notwithstanding Landlord's consent to such Transfer.
     Consent to any Transfer shall not operate as a waiver of the necessity for
     Landlord's consent to any subsequent Transfer.

     If Tenant is a partnership, limited liability company, corporation, or
     other entity, transfer of this Lease by merger, consolidation, redemption
     or liquidation, or any change(s) in the ownership of, or power to vote,
     which singularly or collectively represents a majority of the beneficial
     interest in Tenant, shall constitute a Transfer under this Section.

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                                 LEASE AGREEMENT
                                   (CONTINUED)

     As a condition of Landlord's approval, if given, any potential assignee or
     sublessee otherwise approved by Landlord shall assume all obligations of
     Tenant under this Lease and shall be jointly and severally liable with
     Tenant and any guarantor, if required, for the payment of Rent and
     performance of all terms of this Lease. In connection with any Transfer,
     Tenant shall provide Landlord with copies of all assignments, subleases and
     assumption instruments.

19.  LIENS. Tenant shall keep the Premises free from any liens created by or
     through Tenant. Tenant shall indemnify and hold Landlord harmless from
     liability from any such liens including, without limitation, liens arising
     from any Alterations. If a lien is filed against the Premises by any person
     claiming by, through or under Tenant, Tenant shall, upon request of
     Landlord, at Tenant's expense, immediately furnish to Landlord a bond in
     form and amount and issued by a surety satisfactory to Landlord,
     indemnifying Landlord and Premises against all liabilities, costs and
     expenses, including attorneys' fees, which Landlord could reasonably incur
     as a result of such liens(s).

20.  DEFAULT. The following occurrences shall be deemed an Event of Default by
     Tenant:

     A.   FAILURE TO PAY. Tenant fails to pay and sum, including Rent, due under
          this Lease following five (5) days written notice from Landlord of the
          failure to pay.

     B.   VACATION/ABANDONMENT. Tenant vacates the Premises (defined as an
          absence for at least fifteen (15) consecutive days without prior
          notice to Landlord), or Tenant abandons the Premises (defined as an
          absence of five (5) days or more while Tenant is in breach of some
          other term of this Lease). Tenant's vacation or abandonment of the
          Premises shall not be subject to any notice or right to cure.

     C.   INSOLVENCY. Tenant becomes insolvent, voluntarily or involuntarily
          bankrupt, or a receiver, assignee or other liquidating officer is
          appointed for Tenant's business, provided that in the event of any
          involuntary bankruptcy or other insolvency proceeding, the existence
          of such proceeding shall constitute an Event of Default only if such
          proceeding is not dismissed or vacated within sixty (60) days after
          its institution or commencement.

     D.   LEVY OR EXECUTION. Tenant's interest in this Lease or the Premises, or
          any part thereof, is taken by execution or other process of law
          directed against Tenant, or is taken or subjected to any attachment by
          any creditor of Tenant, if such attachment is not discharged within
          fifteen (15) days after being levied.

     E.   OTHER NON-MONETARY DEFAULTS. Tenant breaches any agreement, term or
          covenant of this Lease other than one requiring the payment of money
          and not otherwise enumerated in this Section, and the breach continues
          for a period of thirty (30) days after notice by Landlord to Tenant of
          the breach.

     F.   FAILURE TO TAKE POSSESSION. Tenant fails to take possession of the
          Premises on the Commencement Date.

21.  REMEDIES. Landlord shall have the following remedies upon an Event of
     Default. Landlord's rights and remedies under this Lease shall be
     cumulative, and none shall exclude any other right or remedy allowed by
     law.

     A.   TERMINATION OF LEASE. Landlord may terminate Tenant's interest under
          the Lease, but no act by Landlord other than written notice from
          Landlord to Tenant of termination shall terminate this Lease. The
          Lease shall terminate on the date specified in the notice of
          termination. Upon termination of this Lease, Tenant will remain liable
          to Landlord for damages in an amount equal to the rent and other sums
          that would have been owing by Tenant under this Lease for the balance
          of the Lease term, less the net proceeds, if any, of any reletting of
          the premises by Landlord subsequent to the termination, after
          deducting all Landlord's Reletting Expenses (as defined below).
          Landlord shall be entitled to either collect damages from Tenant
          monthly on the days on which rent or other amounts would have been
          payable under the Lease, or alternatively, Landlord may accelerate
          Tenant's obligations under the Lease and recover from Tenant: (i)
          unpaid rent which had been earned at the time of termination; (ii) the
          amount by which the unpaid rent which would have been earned after
          termination until the time of award exceeds the amount of rent loss
          that Tenant proves could reasonably have been avoided; (iii) the
          amount by which the unpaid rent for the balance of the term of the
          Lease after the time of award exceeds the amount of rent loss that
          Tenant proves could reasonably be avoided (discounting such amount by
          the discount rate of the Federal Reserve Bank of San Francisco at the
          time of the award, plus 1%); and (iv) any other amount necessary to
          compensate Landlord for all the detriment proximately caused by
          Tenant's failure to perform its obligations under the Lease, or which
          in the ordinary course would be likely to result from the Event of
          Default, including without limitation Reletting Expenses described in
          Section 21b.

     B.   RE-ENTRY AND RELETTING. Landlord may continue this Lease in full force
          and effect, and without demand or notice, re-enter and take possession
          of the Premises or any part thereof, expel the Tenant from the
          Premises and anyone claiming through or under the Tenant, and remove
          the personal property of either. Landlord may relet the Premises, or
          any part of them, in Landlord's or Tenant's name for the account of
          Tenant, for such period of time and at such other terms and
          conditions, as Landlord, in its discretion, may determine. Landlord
          may collect and receive the rents for the Premises. Re-entry or taking
          possession of the Premises by Landlord under this Section shall not be
          construed as an election on Landlord's part to terminate this Lease,
          unless a written notice of termination is given to Tenant. Landlord
          reserves the right following any re-entry or reletting, or both, under
          this Section to exercise its right to terminate the Lease. During the
          Event of Default, Tenant will pay Landlord the rent and other sums
          which would be payable under this Lease if repossession had not
          occurred, plus the net proceeds, if any, after reletting the Premises,
          after deducting Landlord's Reletting Expenses. "Reletting Expenses" is
          defined to include all expenses incurred by Landlord in connection
          with reletting the Premises, including without limitation, all
          repossession costs, brokerage commissions, attorneys' fees, remodeling
          and repair costs, costs for removing and storing Tenant's property and
          equipment, and rent concessions granted by Landlord to any new Tenant,
          prorated over the life of the new lease.

     C.   WAIVER OF REDEMPTION RIGHTS. Tenant, for itself, and on behalf of any
          and all persons claiming through or under Tenant, including creditors
          of all kinds, hereby waives and surrenders all rights and privileges
          which they may have under any present or future law, to redeem the
          Premises or to have a continuance of this Lease for the Lease term, as
          it may have been extended.

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                                 LEASE AGREEMENT
                                   (CONTINUED)

     D.   NONPAYMENT OF ADDITIONAL RENT. All costs which Tenant agrees to pay to
          Landlord pursuant to this Lease shall in the event of nonpayment be
          treated as if they were payments of Rent, and Landlord shall have all
          the rights herein provided for in case of nonpayment of Rent.

     E.   FAILURE TO REMOVE PROPERTY. If Tenant fails to remove any of its
          property from the Premises at Landlord's request following an uncured
          Event of Default, Landlord may, at its option, remove and store the
          property at Tenant's expense and risk. If Tenant does not pay the
          storage cost within five (5) days of Landlord's request, Landlord may,
          at its option, have any or all of such property sold at public or
          private sale (and Landlord may become a purchaser at such sale), in
          such manner as Landlord deems proper, without notice to Tenant.
          Landlord shall apply the proceeds of such sale: (i) to the expense of
          such sale, including reasonable attorneys' fees actually incurred;
          (ii) to the payment of the costs or charges for storing such property;
          (iii) to the payment of any other sums of money which may then be or
          thereafter become due Landlord from Tenant under any of the terms
          hereof; and (iv) the balance, if any, to Tenant. Nothing in this
          Section shall limit Landlord's right to sell Tenant's personal
          property as permitted by law to foreclose Landlord's lien for unpaid
          rent.

22.  MORTGAGE SUBORDINATION AND ATTORNMENT. This Lease shall automatically be
     subordinate to any mortgage or deed of trust created by Landlord which is
     now existing or hereafter placed upon the Premises including any advances,
     interest, modifications, renewals, replacements or extensions ("Landlord's
     Mortgage"), provided the holder of any Landlord's Mortgage or any person(s)
     acquiring the Premises at any sale or other proceeding under any such
     Landlord's Mortgage shall elect to continue this Lease in full force and
     effect. Tenant shall attorn to the holder of any Landlord's Mortgage or any
     person(s) acquiring the Premises at any sale or other proceeding under any
     Landlord's Mortgage provided such person(s) assume the obligations of
     Landlord under this Lease. Tenant shall promptly and in no event later than
     fifteen (15) days execute, acknowledge and deliver documents which the
     holder of any Landlord's Mortgage may reasonably require as further
     evidence of this subordination and attornment. Notwithstanding the
     foregoing, Tenant's obligations under this Section are conditioned on the
     holder of each of Landlord's Mortgage and each person acquiring the
     Premises at any sale or other proceeding under any such Landlord's Mortgage
     not disturbing Tenant's occupancy and other rights under this Lease, so
     long as no uncured Event of Default exists.

23.  NON-WAIVER. Landlord's waiver of any breach of any term contained in this
     Lease shall not be deemed to be a waiver of the same term for subsequent
     acts of Tenant. The acceptance by Landlord of Rent or other amounts due by
     Tenant hereunder shall not be deemed to be a waiver of any breach by Tenant
     preceding such acceptance.

24.  HOLDOVER. If Tenant shall, without the written consent of Landlord, hold
     over after the expiration or termination of the Term, such tenancy shall be
     deemed to be on a month-to-month basis and may be terminated according to
     Washington law. During such tenancy, Tenant agrees to pay to Landlord one
     hundred twenty-five percent (125%) the rate of rental last payable under
     this Lease, unless a different rate is agreed upon by Landlord. All other
     terms of the Lease shall remain in effect.

25.  NOTICES. All notices under this Lease shall be in writing and effective (i)
     when delivered in person, (ii) three (3) days after being sent by
     registered or certified mail to Landlord or Tenant, as the case may be, at
     the Notice Addresses set forth in Section 1(h); or (iii) upon confirmed
     transmission by facsimile to such persons at the facsimile numbers set
     forth in Section 1(h) or such other addresses/facsimile numbers as may from
     time to time be designated by such parties in writing.

26.  COSTS AND ATTORNEYS' FEES. If Tenant or Landlord engage the services of an
     attorney to collect monies due or to bring any action for any relief
     against the other, declaratory or otherwise, arising out of this Lease,
     including any suit by Landlord for the recovery of Rent or other payments,
     or possession of the Premises, the losing party shall pay the prevailing
     party a reasonable sum for attorneys' fees in such suit, at trial and on
     appeal.

27.  ESTOPPEL CERTIFICATES. Tenant shall, from time to time, upon written
     request of Landlord, execute, acknowledge and deliver to Landlord or its
     designee a written statement specifying the following, subject to any
     modifications necessary to make such statements true and complete: (i) the
     date the Lease term commenced and the date it expires; (ii) the amount of
     minimum monthly Rent and the date to which such Rent has been paid; (iii)
     that this Lease is in full force and effect and has not been assigned,
     modified, supplemented or amended in any way; (iv) that this Lease
     represents the entire agreement between the parties; (v) that all
     conditions under this Lease to be performed by Landlord have been
     satisfied; (vi) that there are no existing claims, defenses or offsets
     which the Tenant has against the enforcement of this Lease by Landlord;
     (vii) that no Rent has been paid more than one month in advance; and (viii)
     that no security has been deposited with Landlord (or, if so, the amount
     thereof). Any such statement delivered pursuant to this Section may be
     relied upon by a prospective purchaser of Landlord's interest or assignee
     of any mortgage or new mortgagee of Landlord's interest in the Premises. If
     Tenant shall fail to respond within ten (10) days of receipt by Tenant of a
     written request by Landlord as herein provided, Tenant shall be deemed to
     have given such certificate as above provided without modification and
     shall be deemed to have admitted the accuracy of any information supplied
     by Landlord to a prospective purchaser or mortgagee.

28.  TRANSFER OF LANDLORD'S INTEREST. This Lease shall be assignable by Landlord
     without the consent of Tenant. In the event of any transfer or transfers of
     Landlord's interest in the Premises, other than a transfer for security
     purposes only, upon the assumption of this Lease by the transferee,
     Landlord shall be automatically relieved of obligations and liabilities
     accruing from and after the date of such transfer, except for any retained
     security deposit or prepaid rent, and Tenant shall attorn to the
     transferee.

29.  RIGHT TO PERFORM. If Tenant shall fail to timely pay any sum or perform any
     other act on its part to be performed hereunder, Landlord may make any such
     payment or perform any such other act on Tenant's part to be made or
     performed as provided in this Lease. Tenant shall, on demand, reimburse
     Landlord for its expenses incurred in making such payment or performance.
     Landlord shall (in addition to any other right or remedy of Landlord
     provided by law) have the same rights and remedies in the event of the
     nonpayment of sums due under this Section as in the case of default by
     Tenant in the payment of Rent.

30.  HAZARDOUS MATERIAL. Landlord represents and warrants to Tenant that, to the
     best of Landlord's knowledge, there is no "Hazardous Material" (as defined
     below) on, in or under the Premises as the Commencement Date except as
     otherwise disclosed to Tenant in writing before the execution of this
     Lease. If there is any Hazardous Material on, in or under the Premises as
     of the Commencement Date which has been or thereafter becomes unlawfully
     released through no fault of Tenant, then Landlord shall indemnify, defend
     and hold Tenant harmless from any and all claims, judgments, damages,
     penalties, fines, costs, liabilities or losses including without limitation
     sums paid in settlement of

                                        7

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                                 LEASE AGREEMENT
                                   (CONTINUED)

     claims, attorneys' fees and expert fees, incurred or suffered by Tenant
     either during or after the Lease term as the result of such contamination.

     Tenant shall not cause or permit any Hazardous Material to be brought upon,
     kept, or used in or about, or disposed of on the Premises by Tenant, its
     agents, employees, contractors or invitees, except in strict compliance
     with all applicable federal, state and local laws, regulations, codes and
     ordinances. If Tenant breaches the obligations stated in the preceding
     sentence, then Tenant shall indemnify, defend and hold Landlord harmless
     from any and all claims, judgments, damages, penalties, fines, costs,
     liabilities or losses including, without limitation, diminution in the
     value of the Premises, damages for the loss or restriction on use of
     rentable or usable space or of any amenity of the Premises, or elsewhere,
     damages arising from any adverse impact on marketing of space at the
     Premises, and sums paid in settlement of claims, attorneys' fees,
     consultant fees and expert fees incurred or suffered by Landlord either
     during or after the Lease term. These indemnifications by Landlord and
     Tenant include, without limitation, costs incurred in connection with any
     investigation of site conditions or any clean-up, remedial, removal or
     restoration work, whether or not required by any federal, state or local
     governmental agency or political subdivision, because of Hazardous Material
     present in the Premises, or in soil or ground water on or under the
     Premises. Tenant shall immediately notify Landlord of any inquiry,
     investigation or notice that Tenant may receive form any third party
     regarding the actual suspected presence of Hazardous Material on the
     Premises.

     Without limiting the foregoing, if the presence of any Hazardous Material
     brought upon, kept or used in or about the Premises by Tenant, its agents,
     employees, contractors or invitees, results in any unlawful release of
     Hazardous Materials on the Premises or any other property, Tenant shall
     promptly take all actions, at its sole expense, as are necessary to return
     the Premises or any other property, to the condition existing prior to the
     release of any such Hazardous Material; provided that Landlord's approval
     of such actions shall first be obtained, which approval may be withheld at
     Landlord's sole discretion.

     As used herein, the term "Hazardous Material" means any hazardous,
     dangerous, toxic or harmful substance, material or waste including
     biomedical waste which is or becomes regulated by any local governmental
     authority, the State of Washington or the United States Government, due to
     its potential harm to the health, safety or welfare of humans or the
     environment. The provisions of this Section 30 shall survive expiration or
     termination of this Lease.

31.  QUIET ENJOYMENT. So long as Tenant pays the Rent and performs all of its
     obligations in this Lease, Tenant's possession of the Premises will not be
     disturbed by Landlord or anyone claiming by, through or under Landlord, or
     by the holders of any Landlord's Mortgage or any successor thereto.

32.  GENERAL.

     A.   HEIRS AND ASSIGNS. This Lease shall apply to and be binding upon
          Landlord and Tenant and their respective heirs, executors,
          administrators, successors and assigns.

     B.   ENTIRE AGREEMENT. This Lease contains all of the covenants and
          agreements between Landlord and Tenant relating to the Premises. No
          prior or contemporaneous agreements or understanding pertaining to the
          Lease shall be valid or of any force or effect and the covenants and
          agreements of this Lease shall not be altered, modified or added to
          except in writing signed by Landlord and Tenant.

     C.   SEVERABILITY. Any provision of this Lease which shall prove to be
          invalid, void or illegal shall in no way affect, impair or invalidate
          any other provision of this Lease.

     D.   FORCE MAJEURE. Time periods for either party's performance under any
          provisions of this Lease (excluding payment of Rent) shall be extended
          for periods of time during which the party's performance is prevented
          due to circumstances beyond such party's control, including without
          limitation, fires, floods, earthquakes, lockouts, strikes, embargoes,
          governmental regulations, acts of God, public enemy, war or other
          strife.

     E.   GOVERNING LAW. This Lease shall be governed by and construed in
          accordance with the laws of the state of Washington.

     F.   MEMORANDUM OF LEASE. Except for the pages containing the Commission
          Agreement, the parties signatures and attached Exhibits A and B, this
          Lease shall not be recorded. However, Landlord and Tenant shall, at
          the other's request, execute and record a memorandum of Lease in
          recordable form that identifies Landlord and Tenant, the commencement
          and expiration dates of the Lease, and the legal description of the
          Premises as set forth on attached Exhibit B.

     G.   SUBMISSION OF LEASE FORM NOT AN OFFER. One party's submission of this
          Lease to the other for review shall not constitute an offer to Lease
          the Premises. This Lease shall not become effective and binding upon
          Landlord and Tenant until it has been fully signed by both Landlord
          and Tenant.

     H.   NO LIGHT, AIR OR VIEW EASEMENT. Tenant has not been granted an
          easement or other right for light, air or view to or from the
          Premises. Any diminution or shutting off of light, air or view by any
          structure which may be erected on or adjacent to the Building shall in
          no way affect this Lease or the obligations of Tenant hereunder or
          impose any liability on Landlord.

     I.   AUTHORITY OF PARTIES. Any individual signing this Lease on behalf of
          an entity represents and warrants to the other that such individual
          has authority to do so and, upon such individual's execution, that
          this Lease shall be binding upon and enforceable against the party on
          behalf of whom such individual is signing.

33.  EXHIBITS AND RIDERS. The following exhibits and riders are made a part of
     this Lease:

     Exhibit A: Legal Description
     Exhibit B: Tenant Improvement Schedule
     Exhibit C: Renewal Option and Early Access

                                        8

<PAGE>

                                 LEASE AGREEMENT
                                   (CONTINUED)

     CHECK THE BOX FOR ANY OF THE FOLLOWING THAT WILL APPLY. ANY RIDERS CHECKED
     SHALL BE EFFECTIVE ONLY UPON BEING INITIALED BY THE PARTIES AND ATTACHED TO
     THE LEASE. CAPITALIZED TERMS USED IN THE RIDERS SHALL HAVE THE MEANING
     GIVEN TO THEM IN THE LEASE.

     [ ]  Rent Rider

     [ ]  Retail Use Rider

     [ ]  Arbitration Rider

     [ ]  Limitation Rider

     [ ]  Guaranty of Tenant's Lease Obligations Rider

     [ ]  Parking Rider

     [ ]  Option to Extend Rider

     [ ]  Rules and Regulations

34.  AGENCY DISCLOSURE. At the signing of this Lease,

     Landlord' Agent: Daniel Seger, Pacific Real Estate Partners
     Represents The International Union of Operating Engineers Local 302

     and Tenant's Licensee Bill Neil, GVA Kidder Mathews
     represents NW Biotherapeutics, a Delaware Corporation

     If Tenant's Licensee and Landlord's Agent are different salespersons
     affiliated with the same Broker, then both Tenant and Landlord confirm
     their consent to that Broker acting as a dual agent. If Tenant's Licensee
     and Landlord's Agent are the same salesperson representing both parties,
     then both Landlord and Tenant confirm their consent to that salesperson and
     his/her Broker acting as dual agents. If Tenant's Licensee, Landlord's
     Agent, or their Broker are dual agents, Landlord and Tenant consent to
     Tenant's Licensee, Landlord's Agent and their Broker being compensated
     based on a percentage of the rent or as otherwise disclosed on an attached
     addendum. Neither Tenant's Licensee, Landlord's Agent or their Broker are
     receiving compensation form more than one party to this transaction unless
     otherwise disclosed on an attached addendum, in which case Landlord and
     Tenant consent to such compensation. Landlord and Tenant confirm receipt of
     the pamphlet entitled "The Law of Real Estate Agency."

35.  COMMISSION AGREEMENT. Landlord agrees to pay a commission to Landlord's
     Broker (identified in the Agency Disclosure paragraph above ) as follows:

     [ ]  $_____________________

     [X]  7.5% of the gross rent payable pursuant to the Lease.

     [ ]  $_____________________ per square foot of the Premises

     [ ]  Other:

     Landlord's Broker [ ] shall [X] shall not (shall not if not filled in) be
     entitled to a commission upon the extension by Tenant of the Lease term
     pursuant to any right reserved to Tenant under the Lease calculated [ ] as
     provided above or [ ] as follows ____________________ (if no box is
     checked, as provided above). Landlord's Broker [ ] shall [X] shall not
     (shall not if not filled in) be entitled to a commission upon any expansion
     of Premises pursuant to any right reserved to Tenant under the Lease,
     calculated [ ] as provided above or [ ] as follows ____________________ (if
     no box is checked, as provided above).

     Any commission shall be earned upon occupancy of the Premises by Tenant,
     and paid one-half upon execution of the Lease and one-half upon occupancy
     of the Premises by Tenant. Landlord's Broker shall pay to Tenant's Broker
     (identified in the Agency Disclosure paragraph above) the amount stated in
     a separate agreement between them or, if there is no agreement,
     $____________________/____________________% (complete only one) of any
     commission paid to Landlord's Broker, within five (5) days after receipt by
     Landlord's Broker.

     If any other lease or sale is entered into between Landlord and Tenant
     pursuant to a right reserved to Tenant under the Lease, Landlord [ ] shall
     [X] shall not (shall not if not filled in) pay an additional commission
     according to any commission agreement or, in the absence of one, according
     to the commission schedule of Landlord's Broker in effect as of the
     execution of this Lease. Landlord's successor shall be obligated to pay any
     unpaid commissions upon any transfer of this Lease and any such transfer
     not release form liability to pay such commissions.

36.  BROKER PROVISIONS.

     LANDLORD'S AGENT, TENANT'S LICENSEE AND THEIR BROKERS HAVE MADE NO
     REPRESENTATIONS OR WARRANTIES CONCERNING THE PREMISES, THE MEANING OF THE
     TERMS AND CONDITIONS OF THIS LEASE, LANDLORD'S OR TENANT'S FINANCIAL
     STANDING, ZONING, COMPLIANCE OF THE PREMISES WITH APPLICABLE LAWS, SERVICE
     OR CAPACITY OF UTILITIES, OPERATING EXPENSES, OR HAZARDOUS MATERIALS.
     LANDLORD AND TENANT ARE EACH ADVISED TO SEEK INDEPENDENT LEGAL ADVICE ON
     THESE AND OTHER MATTERS ARISING UNDER THIS LEASE.

     IN WITNESS WHEREOF this Lease has been executed the date and year first
     written above.

                                        9

<PAGE>

                                 LEASE AGREEMENT
                                   (CONTINUED)

-------------------------------------   ----------------------------------------
LANDLORD:                               TENANT:

-------------------------------------   ----------------------------------------
LANDLORD:                               TENANT:

-------------------------------------   ----------------------------------------
BY:                                     BY:

-------------------------------------   ----------------------------------------
ITS:                                    ITS:

                                       10

<PAGE>

                                 LEASE AGREEMENT
                                   (CONTINUED)

STATE OF WASHINGTON   )
                      )ss.
COUNTY OF _________   )

I certify that I know or have satisfactory evidence that
______________________________ is the person who appeared before me and said
person acknowledged that __________________________________ signed this
instrument, on oath stated that _____________________________________ was
authorized to execute the instrument and acknowledged it as the
_____________________________ of ________________________________ to be the free
and voluntary act of such party for the uses and purposes mentioned in the
instrument.

DATED: _________________, ___________

(Seal or stamp)                         ________________________________________

                                        Printed Name: __________________________

                                        NOTARY PUBLIC in and for the State of
                                        Washington residing at: ________________

                                        My commission expires: _________________

STATE OF WASHINGTON   )
                      )ss.
COUNTY OF _________   )

I certify that I know or have satisfactory evidence that
______________________________ is the person who appeared before me and said
person acknowledged that __________________________________ signed this
instrument, on oath stated that _____________________________________ was
authorized to execute the instrument and acknowledged it as the
_____________________________ of ________________________________ to be the free
and voluntary act of such party for the uses and purposes mentioned in the
instrument.

DATED:  ________________, ___________

(Seal or stamp)                         ________________________________________

                                        Printed Name: __________________________

                                        NOTARY PUBLIC in and for the State of
                                        Washington residing at: ________________

                                        My commission expires: _________________

                                       11

<PAGE>

                                 LEASE AGREEMENT
                                   (CONTINUED)

                                    EXHIBIT A

                               (Legal Description)

                                    EXHIBIT A

Lot A of that certain Lot Line Adjustment, City of Bothell, No. D-86-40, as
recorded with the King County Department of Records and Elections, No.
9703020690, otherwise described as follows:

BEGINNING at the center line intersection of 120th Avenue WE and North Creek
Parkway of the plat of Quadrant Business Park - Bothell, City of Bothell,
as recorded in Volume 131 of Plats, at pages 87-91, Records of Xing County,
Washington;

THENCE North 00-02-04 East, 16.60 feet along the center line of 120th Avenue NE,

THENCE Northerly 392.06 feet along the arc of the 120th Avenue center line to
the left, having a radius of 600.00 feet to the point of tangent of the curve;

THENCE South 52-41-42 West, 40 feet to the west margin of 120th Avenue NE.

THENCE North 37-18-18 West along the west margin of 120th Avenue NE, 11.05 feet
to the TRUE POINT OF BEGINNING.

THENCE North 37-18-18 West along the west margin of 120th Avenue NE, 318-91
feet;

THENCE South 64-25-04 West, 250.00 feet;

THENCE South 22-23-55 East, 250.00 feet;

THENCE North 68-20-36 East, 332-68 feet to the TRUE POINT OF BEGINNING.

                                       12

<PAGE>

                                 LEASE AGREEMENT
                                   (CONTINUED)

                                    EXHIBIT B

                          (Tenant Improvement Schedule)

1.   Landlord agrees to remove the half wall from the office space.

2.   Landlord agrees to clean the office space to meet a good office
     environment.

                                    EXHIBIT C

                        (Renewal Option and Early Access)

1.   Tenant shall have the ability to renew their lease for one year with three
     months prior written notice. Rates shall be at then market conditions.

2.   Upon full execution of the lease and delivery of certificate of insurance,
     Tenant shall have the right to access the space starting December 15, 2005.

                                       13

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