Document:

EXHIBIT
      10.9

     

    LEASE
      AGREEMENT

    

    LIBERTY
      PROPERTY LIMITED PARTNERSHIP

    Landlord

    

    AND

    

    VELCERA,
      INC.

    Tenant

    

    AT

    

    777
      Township Line Road, Suite 160

    Yardley,
      Pennsylvania 19067

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    LEASE
      AGREEMENT

    

    INDEX

    

      
        	
                §

              	
                Section

              	
                Page

              
	 	 	 
	
                1.

              	
                Basic
                  Lease Terms and Definitions

              	
                1

              
	
                2.

              	
                Premises

              	
                2

              
	
                3.

              	
                Use

              	
                2

              
	
                4.

              	
                Term;
                  Possession

              	
                2

              
	
                5.

              	
                Rent

              	
                2

              
	
                6.

              	
                Operating
                  Expenses

              	
                3

              
	
                7.

              	
                Services

              	
                3

              
	
                8.

              	
                Insurance;
                  Waivers; Indemnification

              	
                3

              
	
                9.

              	
                Maintenance
                  and Repairs

              	
                4

              
	
                10.

              	
                Compliance

              	
                4

              
	
                11.

              	
                Signs

              	
                5

              
	
                12.

              	
                Alterations

              	
                5

              
	
                13.

              	
                Mechanics’
                  Liens

              	
                6

              
	
                14.

              	
                Landlord’s
                  Right to Relocate Tenant; Right of Entry

              	
                6

              
	
                15.

              	
                Damage
                  by Fire or Other Casualty

              	
                6

              
	
                16.

              	
                Condemnation

              	
                6

              
	
                17.

              	
                Quiet
                  Enjoyment

              	
                6

              
	
                18.

              	
                Assignment
                  and Subletting

              	
                6

              
	
                19.

              	
                Subordination;
                  Mortgagee’s Rights

              	
                7

              
	
                20.

              	
                Tenant’s
                  Certificate; Financial Information

              	
                7

              
	
                21.

              	
                Surrender

              	
                8

              
	
                22.

              	
                Defaults
                  - Remedies

              	
                8

              
	
                23.

              	
                Tenant’s
                  Authority

              	
                10

              
	
                24.

              	
                Liability
                  of Landlord

              	
                10

              
	
                25.

              	
                Miscellaneous

              	
                11

              
	
                26.

              	
                Notices

              	
                11

              
	
                27.

              	
                Security
                  Deposit

              	
                11

              
	
                28.

              	
                Tenant
                  Improvements

              	
                12

              
	
                29.

              	
                Options
                  to Renew

              	
                12

              
	
                30.

              	
                Right
                  of First Offer

              	
                13

              
	
                31.

              	
                Brokers

              	
                14

              

      

    

    

    
      
        
        

      

      
        i

        
          

        

      

      
        
        

      

    

    THIS
      LEASE AGREEMENT
      is made
      by and between LIBERTY
      PROPERTY LIMITED PARTNERSHIP,
      a
      Pennsylvania limited partnership (“Landlord”), and VELCERA,
      INC.,
      a
      corporation organized under the laws of Delaware (“Tenant”), and is dated as of
      the date on which this Lease has been fully executed by Landlord and
      Tenant.

     

    1.  Basic
      Lease Terms and Definitions.

     

    (a)  Premises:
      Suite
      160, as shown on Exhibit “A”, consisting of 4,222 rentable square
      feet.

     

    (b)  Building:
      110,000
      rentable square feet.

      
      Address: 777
      Township Line Road, Yardley, Pennsylvania 19067.

     

    (c)  Term:
      Sixty-Two (62) months (plus any partial month from the Commencement Date until
      the first day of the next full calendar month during the Term).

     

    (d)  Commencement Date:
      The
      later
      of (A) July 1, 2007 (the “Anticipated Completion Date”), or (B) the date of
      substantial completion of the Tenant Improvements, but not later than the date
      Tenant takes possession of the Premises for the conduct of its business, if
      earlier.

     

    (e)  Expiration
      Date:
      The
      last day of the Term.

     

    (f)  Minimum
      Annual Rent:
      Payable
      in monthly installments as follows:

     

    
      	
              Month
                of Term

            	 	
              Annual

            	 	
              Monthly

            	 	
              Month
                of Term

            	 	
              Annual

            	 	
              Monthly

            	 
	
              *1-2

            	 	 	
              —

            	 	
              $

            	
              0.00

            	 	 	
              27-38

            	 	
              $

            	
              74,307.20

            	 	
              $

            	
              6,192.27

            	 
	
              3-14

            	 	
              $

            	
              70,085.20

            	 	
              $

            	
              5,840.43

            	 	 	
              39-50

            	 	
              $

            	
              76,418.20

            	 	
              $

            	
              6,368.18

            	 
	
              15-26

            	 	
              $

            	
              72,196.20

            	 	
              $

            	
              6,016.35

            	 	 	
              51-62

            	 	
              $

            	
              78,529.20

            	 	
              $

            	
              6,544.10

            	 

    

    

    *Monthly
      installments of Annual Operating Expenses shall be payable by Tenant in these
      months notwithstanding that no installments of Minimum Annual Rent are then
      due
      and payable.

    

    (g)  Annual
      Operating Expenses:
      $42,135.56, payable in monthly installments of $3,511.30, subject to adjustment
      as provided in this Lease. 

     

    (h)  Tenant’s
      Share:
      3.84%
      (also see Definitions).

     

    (i)  Use:
      General
      office.

     

    (j)  Security
      Deposit:
      $28,055.19.

     

    (k)  Addresses
      For Notices:

     

    
      	Landlord:	Liberty Property Limited
              Partnership	Tenant:  	Before the Commencement
              Date:
	 	5 Walnut Grove Drive, Suite 200	 	Velcera, Inc.
	 	Horsham, PA 19044	 	201 Corporate Drive
	 	Attention: Senior Vice President/City
              Manager	 	Langhorne, PA
              19047-8007
	 	 	 	Attention: Dennis
              Steadman
	 	 	 	 
	 	 	On or after the Commencement
              Date:
              Premises
	 	 	 	 
	 	 	With a copy
              to:     	Maslon Edelman Borman & Brand,
              LLP
	 	 	 	3300 Wells Fargo Center
	 	 	 	90 South Seventh Street
	 	 	 	Minneapolis, MN 55402-4140
	 	 	 	
              Attention:
                William Mower

            

    

       

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

       

    

    (l)  Guarantor:
      Not
      required.

     

    (m)  Additional
      Defined Terms:
      See
      Rider 1 for the definitions of other capitalized terms.

     

    (n)  Contents:
      The
      following are attached to and made a part of this Lease:      

    
      

        
          	
                  Rider
                    1 - Additional Definitions 

                	
                  Exhibits: 

                	“A”
                  - Plan showing Premises
	 	 	
                  “B”
                    - Building Rules

                  “C”
                    - Estoppel Certificate Form

                  “D”
                    - Cleaning Schedule

                  “E”
                    - Plan of Improvements

                  “F”
                    - Specifications  

                

        

      
  

    2.  Premises.
      Landlord
      leases to Tenant and Tenant leases from Landlord the Premises, together with
      the
      right in common with others to use the Common Areas. Subject
      to Landlord’s completion of the Tenant Improvements set forth in Section 28
      below, Tenant accepts the Premises, Building and Common Areas “AS IS”, without
      relying on any representation, covenant or warranty by Landlord other than
      as
      expressly set forth in this Lease. Landlord and Tenant (a) acknowledge that
      all
      square foot measurements are approximate and (b) stipulate and agree to the
      rentable square footages set forth in Sections 1(a) and (b) above for all
      purposes with respect to this Lease. Landlord warrants to Tenant that, to the
      best of Landlord’s actual knowledge, as of the Commencement Date, the Premises
      shall be in material compliance with all Laws of the governmental authorities
      having jurisdiction.

     

    3.  Use.
      Tenant
      shall occupy and use the Premises only for the Use specified in Section l above.
      Tenant shall not permit any conduct or condition which may endanger, disturb
      or
      otherwise interfere with any other Building occupant’s normal operations or with
      the management of the Building. Tenant may use all Common Areas only for their
      intended purposes. Landlord shall have exclusive control of all Common Areas
      at
      all times. Tenant
      shall have access to the Building, Premises and Common Areas 24 hours per day,
      7
      days per week, 365 days per year during the Term, except and to the extent
      of an
      emergency or any required repair or maintenance activities which reasonably
      require the temporary shutdown of utilities or Building Systems. Tenant is
      not
      required to occupy the Premises or conduct any business therein, and neither
      failure to occupy or failure to operate on the Premises, nor vacation of the
      Premises by Tenant, shall be a default or breach of this Lease as long as Tenant
      continues to pay all sums as required hereby and continues to meet all of its
      other obligations under this Lease. If Tenant does not occupy the Premises
      or
      conduct any business therein at any time during the Term, for a period in excess
      of 6 consecutive calendar months, other than as a result of a remodeling,
      casualty, condemnation or force majeure, then Landlord may, in its sole
      discretion, elect to terminate this Lease at any time thereafter, while Tenant
      does not occupy the Premises or conduct any business therein, by giving 30
      days
      written notice of such termination to Tenant, whereupon the parties shall be
      released from any further obligations under this Lease, except for such
      obligations set forth herein that expressly survive the termination of this
      Lease. Notwithstanding the foregoing, if after Landlord sends such termination
      notice and before the expiration of such 30 day period, Tenant reoccupies the
      applicable portion of the Premises and resumes a permitted use thereof, then
      this Lease shall not be terminated.

     

    4.  Term;
      Possession.
      The
      Term
      of this Lease shall commence on the Commencement Date and shall end on the
      Expiration Date, unless sooner terminated in accordance with this Lease. If
      Landlord is delayed in delivering possession of all or any portion of the
      Premises to Tenant as of the Commencement Date, Tenant will take possession
      on
      the date Landlord delivers possession, which date will then become the
      Commencement Date (and the Expiration Date will be extended so that the length
      of the Term remains unaffected by such delay). Landlord shall not be liable
      for
      any loss or damage to Tenant resulting from any delay in delivering possession
      due to the holdover of any existing tenant or other circumstances outside of
      Landlord’s reasonable control. Notwithstanding
      the foregoing, in the event that Landlord shall not deliver possession of the
      Premises to Tenant, with the Tenant Improvements substantially complete, on
      or
      before the date that is 90 days after Landlord’s receipt of all governmental
      permits and approvals required for the performance of the Tenant Improvements,
      as such date shall be extended for delays caused by Tenant or its Agents and
      delays beyond the reasonable control of Landlord or its Agents (such date,
      as
      extended, the “Penalty Date”), Tenant shall receive a credit of one day’s
      Minimum Annual Rent at the rate applicable to the 3rd through
      14th months
      of
      the Term for each day after the Penalty Date until substantial completion of
      the
      Tenant Improvements is achieved, which credit shall be applied against Minimum
      Annual Rent first due and owing under this Lease.

     

    5.  Rent.
      Tenant
      agrees to pay to Landlord, without demand, deduction or offset, Minimum Annual
      Rent and Annual Operating Expenses for the Term. Tenant shall pay the Monthly
      Rent, in advance, on the first day of each calendar month during the Term,
      at
      Landlord’s address designated in Section 1 above unless Landlord designates
      otherwise; provided that Monthly Rent for the third full month shall be paid
      at
      the signing of this Lease. If the Commencement Date is not the first day of
      the
      month, the Monthly Rent for that partial month shall be apportioned on a per
      diem basis and shall be paid on or before the Commencement Date. Tenant shall
      pay Landlord a service and handling charge equal to 5% of any Rent not paid
      within 5 days after the date due. In addition, any Rent, including such charge,
      not paid within 5 days after the due date will bear interest at the Interest
      Rate from the date due to the date paid. If any taxes, special assessments,
      fees
      or other charges are imposed against Landlord by any authority with respect
      to
      the Rent, Tenant will pay these amounts to Landlord when due.

     

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

       

    

    6.  Operating
      Expenses.
      The
      amount of the Annual Operating Expenses set forth in Section 1(g) above
      represents Tenant’s Share of the estimated Operating Expenses for the calendar
      year in which the Term commences. Landlord may adjust such amount from time
      to
      time if the estimated Annual Operating Expenses increase or decrease; Landlord
      may also invoice Tenant separately from time to time for Tenant’s Share of any
      extraordinary or unanticipated Operating Expenses,
      so long
      as such is reasonably determined by Landlord and Tenant is notified in writing
      by Landlord with supporting evidence of such expenses. By April 30th of each
      year (and as soon as practical after the expiration or termination of this
      Lease
      or, at Landlord’s option, after a sale of the Property), Landlord shall provide
      Tenant with a statement of Operating Expenses for the preceding calendar year
      or
      part thereof. Within 180 days after delivery of the statement to Tenant,
      Landlord or Tenant shall pay to the other the amount of any overpayment or
      deficiency then due from one to the other or, at Landlord’s option, Landlord may
      credit Tenant’s account for any overpayment. If Tenant does not give Landlord
      notice within 180 days after receiving Landlord’s statement that Tenant
      disagrees with the statement and specifying the items and amounts in dispute,
      Tenant shall be deemed to have waived the right to contest the statement. During
      such 180 day period, Tenant shall be entitled, during regular business hours,
      after giving to Landlord at least 5 business days prior written notice, to
      inspect in Landlord’s business office all Landlord’s records necessary to
      satisfy itself that all charges set forth in the statement have been correctly
      allocated to Tenant, and to obtain an audit thereof by an independent certified
      public accountant (selected by Tenant with Landlord’s written consent, which
      shall not be withheld unreasonably) to determine the accuracy of Landlord’s
      certification of the amount of Operating Expenses charged Tenant. If it is
      determined that Tenant’s liability for Operating Expenses is less than
      ninety-five percent (95%) of that amount which Landlord previously certified
      to
      Tenant in such statement, Landlord shall pay to Tenant the cost of such audit
      and regardless of such percentage shall refund promptly to Tenant the amount
      of
      the Operating Expenses paid by Tenant which exceeds the amount for which Tenant
      actually is liable, as determined following such audit. Except as set forth
      above, Tenant shall bear the total cost of any such audit. Landlord’s and
      Tenant’s obligation to pay any overpayment or deficiency due the other pursuant
      to this Section shall survive the expiration or termination of this Lease.
      Notwithstanding any other provision of this Lease to the contrary, Landlord
      may,
      in its reasonable discretion, determine from time to time the method of
      computing and allocating Operating Expenses, including the method of allocating
      Operating Expenses to various types of space within the Building to reflect
      any
      disparate levels of services provided to different types of space. If the
      Building is not fully occupied during any period, Landlord may make a reasonable
      adjustment based on occupancy in computing the Operating Expenses for such
      period so that those Operating Expenses that vary based on level of occupancy
      are computed as though the Building had been fully occupied.

     

    7.  Services.
      Landlord
      will furnish the following services for the normal use and occupancy of the
      Premises for general office purposes: (i) electricity, (ii) heating and air
      conditioning in season during Normal Business Hours, (iii) water, (iv) trash
      removal and janitorial services pursuant to the cleaning schedule attached
      as
      Exhibit “D”, and (v) such other services Landlord reasonably determines are
      appropriate or necessary. If Tenant requests, and if Landlord is able to
      furnish, services in addition to those identified above, including heating
      or
      air conditioning outside of Normal Business Hours, Tenant shall pay Landlord’s
      reasonable charge for such supplemental services. If because of Tenant’s
      density, equipment or other Tenant circumstances, Tenant puts demands on the
      Building Systems in excess of those of the typical office user in the Building,
      Landlord may install supplemental equipment and meters at Tenant’s expense.
      Landlord shall not be responsible or liable for any interruption in such
      services, nor shall such interruption affect the continuation or validity of
      this Lease. Landlord shall have the exclusive right to select, and to change,
      the companies providing such services to the Building or Premises. Any wiring,
      cabling or other equipment necessary to connect Tenant’s telecommunications
      equipment shall be Tenant’s responsibility, and shall be installed in a manner
      approved by Landlord. In the event Tenant’s consumption of any utility or other
      service included in Operating Expenses is excessive when compared with other
      occupants of the Property, Landlord may invoice Tenant separately for, and
      Tenant shall pay on demand, the cost of Tenant’s excessive consumption, as
      reasonably determined by Landlord.

     

    8.  Insurance;
      Waivers; Indemnification.

     

    (a)  Landlord
      shall maintain insurance against loss or damage to the Building or the Property
      with coverage for perils as set forth under the “Causes of Loss-Special Form” or
      equivalent property insurance policy in an amount equal to the full insurable
      replacement cost of the Building (excluding coverage of Tenant’s personal
      property and any Alterations by Tenant), and such other insurance, including
      rent loss coverage, as Landlord may reasonably deem appropriate or as any
      Mortgagee may require.

     

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

       

    

    (b)  Tenant,
      at its expense, shall keep in effect commercial general liability insurance,
      including blanket contractual liability insurance, covering Tenant’s use of the
      Property, with such coverages and limits of liability as Landlord may reasonably
      require, but not less than a $1,000,000 combined single limit with a $3,000,000
      general aggregate limit (which general aggregate limit may be satisfied by
      an
      umbrella liability policy) for bodily injury or property damage; however, such
      limits shall not limit Tenant’s liability hereunder. The policy shall name
      Landlord, Liberty Property Trust and any other associated or affiliated entity
      as their interests may appear and at Landlord’s request, any Mortgagee(s), as
      additional insureds, shall be written on an “occurrence” basis and not on a
“claims made” basis and shall be endorsed to provide that it is primary to and
      not contributory to any policies carried by Landlord and to provide that it
      shall not be cancelable or reduced without at least 30 days prior notice to
      Landlord. The insurer shall be authorized to issue such insurance, licensed
      to
      do business and admitted in the state in which the Property is located and
      rated
      at least A VII in the most current edition of Best’s Insurance Reports. Tenant
      shall deliver to Landlord on or before the Commencement Date or any earlier
      date
      on which Tenant accesses the Premises, and at least 30 days prior to the date
      of
      each policy renewal, a certificate of insurance evidencing such
      coverage.

     

    (c)  Landlord
      and Tenant each waive, and release each other from and against, all claims
      for
      recovery against the other for any loss or damage to the property of such party
      arising out of fire or other casualty coverable by a standard “Causes of
      Loss-Special Form” property insurance policy with, in the case of Tenant, such
      endorsements and additional coverages as are considered good business practice
      in Tenant’s business, even if such loss or damage shall be brought about by the
      fault or negligence of the other party or its Agents; provided, however, such
      waiver by Landlord shall not be effective with respect to Tenant’s liability
      described in Sections 9(b) and 10(d) below. This waiver and release is effective
      regardless of whether the releasing party actually maintains the insurance
      described above in this subsection and is not limited to the amount of insurance
      actually carried, or to the actual proceeds received after a loss. Each party
      shall have its insurance company that issues its property coverage waive any
      rights of subrogation, and shall have the insurance company include an
      endorsement acknowledging this waiver, if necessary. Tenant assumes all risk
      of
      damage of Tenant’s property within the Property, including any loss or damage
      caused by water leakage, fire, windstorm, explosion, theft, act of any other
      tenant, or other cause.

     

    (d)  Subject
      to subsection (c) above, and except to the extent caused by the negligence
      or
      willful misconduct of Landlord or its Agents, Tenant will indemnify, defend,
      and
      hold harmless Landlord and its Agents from and against any and all claims,
      actions, damages, liability and expense (including reasonable fees of attorneys,
      investigators and experts) which may be asserted against, imposed upon, or
      incurred by Landlord or its Agents and arising out of or in connection with
      loss
      of life, personal injury or damage to property in or about the Premises or
      arising out of the occupancy or use of the Property by Tenant or its Agents
      or
      occasioned wholly or in part by any act or omission of Tenant or its Agents,
      whether such
      act
      or omission is prior
      to,
      during or after the Term. Tenant’s obligations pursuant to this subsection shall
      survive the expiration or termination of this Lease.

     

    9.  Maintenance
      and Repairs.

     

    (a)  Landlord
      shall Maintain the Building, including the Premises, the Common Areas, the
      Building Systems and any other improvements owned by Landlord located on the
      Property. If Tenant becomes aware of any condition that is Landlord’s
      responsibility to repair, Tenant shall promptly notify Landlord of the
      condition. 

     

    (b)  Tenant
      at
      its sole expense shall keep the Premises in a neat and orderly condition.
      Alterations, repairs and replacements to the Property, including the Premises,
      made necessary because of Tenant’s Alterations or installations, any use or
      circumstances special or particular to Tenant, or any act or omission of Tenant
      or its Agents shall be made at the sole expense of Tenant to the extent not
      covered by any applicable insurance proceeds paid to Landlord. In
      the
      event that Tenant is required to make or pay for any repairs or maintenance
      of a
      capital nature that are required for reasons other than Tenant’s specific
      use or manner of use or occupancy of the Premises or Tenant’s Alterations or
      installations or
      acts
      or omissions of Tenant or its Agents,
      the
      costs for such repair shall be amortized out over the useful life of the repair
      and Tenant shall only be responsible for paying to Landlord that portion of
      the
      costs for such repair or maintenance which is attributable to the portion of
      the
      useful life of such repair or maintenance which falls within the then remaining
      term of the Lease.

     

    10.  Compliance.

     

    (a)  Tenant
      will, at its expense, promptly comply with all Laws now or subsequently
      pertaining to Tenant’s specific use or manner of use or occupancy of the
      Premises or to Alterations made by Tenant
      or to
      the acts or omissions of Tenant or its Agents.
      Tenant
      will pay any taxes or other charges by any authority on Tenant’s property or
      trade fixtures or relating to Tenant’s use of the Premises. Neither Tenant nor
      its Agents shall use the Premises in any manner that under any Law would require
      Landlord to make any Alteration to or in the Building or Common Areas (without
      limiting the foregoing, Tenant shall not use the Premises in any manner that
      would cause the Premises or the Property to be deemed a “place of public
      accommodation” under the ADA if such use would require any such Alteration).
      Tenant shall be responsible for compliance with the ADA, and any other Laws
      regarding accessibility, with respect to the Premises. 

     

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

       

    

    (b)  Tenant
      will comply, and will cause its Agents to comply, with the Building Rules.
      Landlord agrees to use commercially reasonable efforts to uniformly enforce
      the
      Building Rules. Whenever
      there is any conflict between the contents of Landlord’s rules and regulations
      and the contents of the Lease, the Lease shall govern.

     

    (c)  Tenant
      agrees not to do anything or fail to do anything which will increase the cost
      of
      Landlord’s insurance or which will prevent Landlord from procuring policies
      (including public liability) from companies and in a form satisfactory to
      Landlord. If any breach of the preceding sentence by Tenant causes the rate
      of
      fire or other insurance to be increased, Tenant shall pay the amount of such
      increase as additional Rent within 30 days after being billed.

     

    (d)  Tenant
      agrees that (i) no activity will be conducted on the Premises that will use
      or
      produce any Hazardous Materials, except for activities which are part of the
      ordinary course of Tenant’s business and are conducted in accordance with all
      Environmental Laws (“Permitted Activities”); (ii) the Premises will not be used
      for storage of any Hazardous Materials, except for materials used in the
      Permitted Activities which are properly stored in a manner and location
      complying with all Environmental Laws; (iii) no portion of the Premises or
      Property will be used by Tenant or Tenant’s Agents for disposal of Hazardous
      Materials; (iv) Tenant will deliver to Landlord copies of all Material Safety
      Data Sheets and other written information prepared by manufacturers, importers
      or suppliers of any chemical; and (v) Tenant will immediately notify Landlord
      of
      any violation by Tenant or Tenant’s Agents of any Environmental Laws or the
      release or suspected release of Hazardous Materials in, under or about the
      Premises, and Tenant shall immediately deliver to Landlord a copy of any notice,
      filing or permit sent or received by Tenant with respect to the foregoing.
      If at
      any time during or after the Term, any portion of the Property is found to
      be
      contaminated by Tenant or Tenant’s Agents or subject to conditions prohibited in
      this Lease caused by Tenant or Tenant’s Agents, Tenant will indemnify, defend
      and hold Landlord harmless from all claims, demands, actions, liabilities,
      costs, expenses, attorneys’ fees, damages and obligations of any nature arising
      from or as a result thereof, and Landlord shall have the right to direct
      remediation activities, all of which shall be performed at Tenant’s cost.
      Tenant’s obligations pursuant to this subsection shall survive the expiration or
      termination of this Lease.

     

    11.  Signs.
      Landlord
      will furnish Tenant building standard identification signage on the interior
      Building directory, if applicable, and on or beside the main entrance door
      to
      the Premises. Tenant shall not place any signs on the Property without the
      prior
      consent of Landlord, other than signs that are located wholly within the
      interior of the Premises and not visible from the exterior of the Premises.
      Tenant shall maintain all signs installed by Tenant in good condition. Tenant
      shall remove its signs at the termination of this Lease, shall repair any
      resulting damage, and shall restore the Property to its condition existing
      prior
      to the installation of Tenant’s signs.

     

    12.  Alterations.
      Except
      for non-structural Alterations that (i) do not exceed $5,000 in the aggregate,
      (ii) are not visible from the exterior of the Premises, (iii) do not affect
      any
      Building System or the structural strength of the Building, (iv) do not require
      penetrations into the floor, ceiling or walls, and (v) do not require work
      within the walls, below the floor or above the ceiling, Tenant shall not make
      or
      permit any Alterations in or to the Premises without first obtaining Landlord’s
      consent, which consent shall not be unreasonably withheld. With respect to
      any
      Alterations made by or on behalf of Tenant (whether or not the Alteration
      requires Landlord’s consent): (i) not less than 10 days prior to commencing any
      Alteration, Tenant shall deliver to Landlord the plans, specifications and
      necessary permits for the Alteration, together with certificates evidencing
      that
      Tenant’s contractors and subcontractors have adequate insurance coverage naming
      Landlord, Liberty Property Trust and any other associated or affiliated entity
      as their interests may appear as additional insureds, (ii) Tenant shall obtain
      Landlord’s prior written approval of any contractor or subcontractor, (iii) the
      Alteration shall be constructed with new materials, in a good and workmanlike
      manner, and in compliance with all Laws and the plans and specifications
      delivered to, and, if required above, approved by Landlord, (iv) Tenant
      shall pay Landlord all reasonable out of pocket costs and expenses in connection
      with Landlord’s review of Tenant’s plans and specifications, and of any third
      party inspection of the construction Landlord reasonably deems necessary, and
      (v) if the cost of the Alteration exceeds $10,000, upon Landlord’s request
      Tenant shall, prior to commencing any Alteration, provide Landlord reasonable
      security against liens arising out of such construction. Any Alteration by
      Tenant shall be the property of Tenant until the expiration or termination
      of
      this Lease; at that time without payment by Landlord the Alteration shall remain
      on the Property and become the property of Landlord unless Landlord gives notice
      to Tenant to remove it, in which event Tenant will remove it, will repair any
      resulting damage and will restore the Premises to the condition existing prior
      to Tenant’s Alteration. At Tenant’s request prior to Tenant making any
      Alterations, Landlord will notify Tenant whether Tenant is required to remove
      the Alterations at the expiration or termination of this Lease. Tenant may
      install its trade fixtures, furniture and equipment in the Premises, provided
      that the installation and removal of them will not affect any structural portion
      of the Property, any Building System or any other equipment or facilities
      serving the Building or any occupant.

     

    
      
        
        

      

      
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    13.  Mechanics’
      Liens.
      Tenant
      promptly shall pay for any labor, services, materials, supplies or equipment
      furnished to Tenant in or about the Premises. Tenant shall keep the Premises
      and
      the Property free from any liens arising out of any labor, services, materials,
      supplies or equipment furnished or alleged to have been furnished to Tenant.
      Tenant shall take all steps permitted by law in order to avoid the imposition
      of
      any such lien. Should any such lien or notice of such lien be filed against
      the
      Premises or the Property, Tenant shall discharge the same by bonding or
      otherwise within 15 days after Tenant has notice that the lien or claim is
      filed
      regardless of the validity of such lien or claim. 

     

    14.  Landlord’s
      Right to Relocate Tenant; Right of Entry.

     

    (a)  Not
      more
      often than once during the Term, and only during the 13th through
      50th months
      of
      the Term,
      Landlord may relocate Tenant from the Premises to comparable space in the
      Building as reasonably determined by Landlord. The relocation space shall be
      comparable to the Premises in all material respects, including without
      limitation, the size, location and quality of tenant improvements. Landlord
      will
      give Tenant at least 90 days advance notice of relocation and will pay for
      all
      reasonable costs of such relocation, including, without limitation, reasonable
      and actual moving expenses, computer and telephone re-wiring and installation,
      and cost of new stationery and business cards. Such a relocation shall not
      terminate, modify or otherwise affect this Lease except that “Premises” shall
      refer to the relocation space rather than the old location identified in Section
      1(a).

     

    (b)  Tenant
      shall permit Landlord and its Agents to enter the Premises at all reasonable
      times following reasonable notice (except in an emergency) to inspect, Maintain,
      or make Alterations to the Premises or Property, to exhibit the Premises for
      the
      purpose of sale or financing, and, during the last 12 months of the Term, to
      exhibit the Premises to any prospective tenant. Landlord will make reasonable
      efforts not to inconvenience Tenant in exercising such rights, but Landlord
      shall not be liable for any interference with Tenant’s occupancy resulting from
      Landlord’s entry. Landlord
      shall exercise its rights to enter the Premises under this Lease so as to
      minimize interference with Tenant’s business at the Premises and Landlord shall
      (at its own cost) repair any damage to the Premises in connection with such
      entry.

     

    15.  Damage
      by Fire or Other Casualty.
      If
      the
      Premises or Common Areas shall be damaged or destroyed by fire or other
      casualty, Tenant shall promptly notify Landlord, and Landlord, subject to the
      conditions set forth in this Section, shall repair such damage and restore
      the
      Premises or Common Areas to substantially the same condition in which they
      were
      immediately prior to such damage or destruction, but not including the repair,
      restoration or replacement of the fixtures, equipment, or Alterations installed
      by or on behalf of Tenant. Landlord shall notify Tenant, within 30 days after
      the date of the casualty, if Landlord anticipates that the restoration will
      take
      more than 180 days from the date of the casualty to complete; in such event,
      either Landlord or Tenant (unless the damage was caused by Tenant) may terminate
      this Lease effective as of the date of casualty by giving notice to the other
      within 10 days after Landlord’s notice. If a casualty occurs during the last 12
      months of the Term, Landlord may terminate this Lease unless Tenant has the
      right to extend the Term for at least 3 more years and does so within 30 days
      after the date of the casualty. Moreover, Landlord may terminate this Lease
      if
      the loss is not covered by the insurance required to be maintained by Landlord
      under this Lease. Tenant will receive an abatement of Minimum Annual Rent and
      Annual Operating Expenses to the extent the Premises are rendered untenantable
      as a result of the casualty.

     

    16.  Condemnation.
      If
      (a)
      all of the Premises are Taken, (b) any part of the Premises is Taken and the
      remainder is insufficient in Landlord’s opinion for the reasonable operation of
      Tenant’s business, or (c) any of the Property is Taken, and, in Landlord’s
      opinion, it would be impractical or the condemnation proceeds are insufficient
      to restore the remainder, then this Lease shall terminate as of the date the
      condemning authority takes possession. If this Lease is not terminated, Landlord
      shall restore the Building to a condition as near as reasonably possible to
      the
      condition prior to the Taking, the Minimum Annual Rent shall be abated for
      the
      period of time all or a part of the Premises is untenantable in proportion
      to
      the square foot area untenantable, and this Lease shall be amended
      appropriately. The compensation awarded for a Taking shall belong to Landlord.
      Except for any relocation benefits to which Tenant may be entitled, Tenant
      hereby assigns all claims against the condemning authority to Landlord,
      including, but not limited to, any claim relating to Tenant’s leasehold
      estate.

     

    17.  Quiet
      Enjoyment.
      Landlord
      covenants that Tenant, upon performing all of its covenants, agreements and
      conditions of this Lease, shall have quiet and peaceful possession of the
      Premises as against anyone claiming by or through Landlord, subject, however,
      to
      the terms of this Lease.

     

    18.  Assignment
      and Subletting.

     

    (a)  Except
      as
      provided in Section (b) below, Tenant shall not enter into nor permit any
      Transfer voluntarily or by operation of law, without the prior consent of
      Landlord, which consent shall not be unreasonably withheld, delayed or
      conditioned. Without limitation, Tenant agrees that Landlord’s consent shall not
      be considered unreasonably withheld if (i) the proposed transferee is an
      existing tenant of Landlord in the Building, (ii) the business, business
      reputation, or creditworthiness of the proposed transferee is unacceptable
      to
      Landlord, (iii) Landlord has comparable space available for lease by the
      proposed transferee in the Building, or (iv) Tenant is in default under this
      Lease beyond any applicable cure periods provided in this Lease or any act
      or
      omission has occurred which would constitute a default with the giving of notice
      and/or the passage of time. A consent to one Transfer shall not be deemed to
      be
      a consent to any subsequent Transfer. In no event shall any Transfer relieve
      Tenant from any obligation under this Lease. Landlord’s acceptance of Rent from
      any person shall not be deemed to be a waiver by Landlord of any provision
      of
      this Lease or to be a consent to any Transfer. Any Transfer not in conformity
      with this Section 18 shall be void at the option of Landlord.

     

    
      
        
        

      

      
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    (b)  Landlord’s
      consent shall not be required in the event of any Transfer by Tenant to an
      Affiliate provided that (i) the Affiliate has a tangible net worth at least
      equal to that of Tenant as of the date of this Lease, (ii) Tenant provides
      Landlord notice of the Transfer (A) at least 10 days prior to the effective
      date
      in the case of a Transfer referenced in clause (i) or (ii) of the definition
      of
“Transfer” set forth in Rider 1, or (B) within 10 days after the effective date
      in the case of a Transfer referenced in clause (iii) of the definition of
“Transfer” set forth in Rider 1, together with current financial statements of
      the Affiliate certified by an executive officer of the Affiliate, and (iii)
      in
      the case of an assignment or sublease, Tenant delivers to Landlord an assumption
      agreement reasonably acceptable to Landlord executed by Tenant and the
      Affiliate, together with a certificate of insurance evidencing the Affiliate’s
      compliance with the insurance requirements of Tenant under this
      Lease.

     

    (c)  The
      provisions of subsection (a) above notwithstanding, if Tenant proposes to
      Transfer all of the Premises (other than to an Affiliate), Landlord may
      terminate this Lease, either conditioned on execution of a new lease between
      Landlord and the proposed transferee or without that condition. If this Lease
      is
      not so terminated or amended, Tenant shall pay to Landlord, immediately upon
      receipt, 50% of the excess of (i) all compensation received by Tenant for the
      Transfer,
      less
      the commercially reasonable costs incurred by Tenant in connection with such
      Transfer,
      over
      (ii) the Rent allocable to the Premises transferred. 

     

    (d)  If
      Tenant
      requests Landlord’s consent to a Transfer, Tenant shall provide Landlord, at
      least 15 days prior to the proposed Transfer, current financial statements
      of
      the transferee certified by an executive officer of the transferee, a complete
      copy of the proposed Transfer documents, and any other information Landlord
      reasonably requests. Immediately following any approved assignment or sublease,
      Tenant shall deliver to Landlord an assumption agreement reasonably acceptable
      to Landlord executed by Tenant and the transferee, together with a certificate
      of insurance evidencing the transferee’s compliance with the insurance
      requirements of Tenant under this Lease. Tenant agrees to reimburse Landlord
      for
      commercially reasonable third party attorneys’ fees in connection with the
      processing and documentation of any Transfer for which Landlord’s consent is
      requested.

     

    19.  Subordination;
      Mortgagee’s Rights.

     

    (a)  Tenant
      accepts this Lease subject and subordinate to any Mortgage now or in the future
      affecting the Premises, provided that Tenant’s right of possession of the
      Premises shall not be disturbed by the Mortgagee so long as Tenant is not in
      default under this Lease beyond any applicable notice and cure periods under
      this Lease. This clause shall be self-operative, but within 10 days after
      request, Tenant shall execute and deliver any further commercially reasonable
      instruments confirming the subordination of this Lease and any further
      instruments of attornment that the Mortgagee may reasonably request. However,
      any Mortgagee may at any time subordinate its Mortgage to this Lease, without
      Tenant’s consent, by giving notice to Tenant, and this Lease shall then be
      deemed prior to such Mortgage without regard to their respective dates of
      execution and delivery; provided that such subordination shall not affect any
      Mortgagee’s rights with respect to condemnation awards, casualty insurance
      proceeds, intervening liens or any right which shall arise between the recording
      of such Mortgage and the execution of this Lease.

     

    (b)  No
      Mortgagee shall be (i) liable for any act or omission of a prior landlord,
      (ii)
      subject to any rental offsets or defenses against a prior landlord, (iii) bound
      by any amendment of this Lease made without its written consent, or (iv) bound
      by payment of Monthly Rent more than one month in advance or liable for any
      other funds paid by Tenant to Landlord unless such funds actually have been
      transferred to the Mortgagee by Landlord.

     

    (c)  The
      provisions of Sections 15 and 16 above notwithstanding, Landlord’s obligation to
      restore the Premises after a casualty or condemnation shall be subject to the
      consent and prior rights of any Mortgagee.

     

    20.  Tenant’s
      Certificate; Financial Information.
      Within
      10
      days after Landlord’s request from time to time, but
      not
      more than twice in any 12 consecutive month period, (a) Tenant shall execute,
      acknowledge and deliver to Landlord, for the benefit of Landlord, Mortgagee,
      any
      prospective Mortgagee, and any prospective purchaser of Landlord’s interest in
      the Property, an estoppel certificate in the form of attached Exhibit “C” (or
      other form requested by Landlord), modified as necessary to accurately state
      the
      facts represented, and (b) Tenant shall furnish to Landlord, Landlord’s
      Mortgagee, prospective Mortgagee and/or prospective purchaser reasonably
      requested financial information,
      provided, however, if Tenant is a publicly traded entity, publicly available
      information of Tenant shall be sufficient.

     

    
      
        
        

      

      
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    21.  Surrender.

     

    (a)  On
      the
      date on which this Lease expires or terminates, Tenant shall return possession
      of the Premises to Landlord in good condition, except for ordinary wear and
      tear, and except for casualty damage or other conditions that Tenant is not
      required to remedy under this Lease. Prior to the expiration or termination
      of
      this Lease, Tenant shall remove from the Property all furniture, trade fixtures,
      equipment, wiring and cabling (unless Landlord directs Tenant otherwise), and
      all other personal property installed by Tenant or its assignees or subtenants.
      Tenant shall repair any damage resulting from such removal and shall restore
      the
      Property to good order and condition. Any of Tenant’s personal property not
      removed as required shall be deemed abandoned, and Landlord, at Tenant’s
      expense, may remove, store, sell or otherwise dispose of such property in such
      manner as Landlord may see fit and/or Landlord may retain such property or
      sale
      proceeds as its property. If Tenant does not return possession of the Premises
      to Landlord in the condition required under this Lease, Tenant shall pay
      Landlord all resulting damages Landlord may suffer.

     

    (b)  If
      Tenant
      remains in possession of the Premises after the expiration or termination of
      this Lease, Tenant’s occupancy of the Premises shall be that of a tenancy at
      will. Tenant’s occupancy during any holdover period shall otherwise be subject
      to the provisions of this Lease (unless clearly inapplicable), except that
      the
      Monthly Rent for the first month of any holdover period shall be 150% of the
      Monthly Rent payable for the last full month immediately preceding the holdover,
      and the Monthly Rent for every month
      of the
      holdover period
      thereafter shall be 200% of the Monthly Rent payable for the last full month
      immediately preceding the holdover. No holdover or payment by Tenant after
      the
      expiration or termination of this Lease shall operate to extend the Term or
      prevent Landlord from immediate recovery of possession of the Premises by
      summary proceedings or otherwise. Any provision in this Lease to the contrary
      notwithstanding, any holdover by Tenant shall constitute a default on the part
      of Tenant under this Lease entitling Landlord to exercise, without obligation
      to
      provide Tenant any notice or cure period, all of the remedies available to
      Landlord in the event of a Tenant default, and Tenant shall be liable for all
      damages, including consequential damages, that Landlord suffers as a result
      of
      the holdover.

     

    22.  Defaults
      - Remedies.

     

    (a)  It
      shall
      be an Event of Default:

     

    (i)  If
      Tenant
      does not pay in full when due any and all Rent and, except as provided in
      Section 22(d) below, Tenant fails to cure such default on or before the date
      that is 5 days after Landlord gives Tenant notice of default;

     

    (ii)  Intentionally
      Omitted;

     

    (iii)  If
      Tenant
      fails to observe and perform or otherwise breaches any other provision of this
      Lease, and, except as provided in Section 22(d) below, Tenant fails to cure
      the
      default on or before the date that is 20 days after Landlord gives Tenant notice
      of default; provided, however, if the default cannot reasonably be cured within
      20 days following Landlord’s giving of notice, Tenant shall be afforded
      additional reasonable time to cure the default if Tenant begins to cure the
      default within 20 days following Landlord’s notice and continues diligently in
      good faith to completely cure the default; or

     

    (iv)  If
      Tenant
      becomes insolvent or makes a general assignment for the benefit of creditors
      or
      offers a settlement to creditors, or if a petition in bankruptcy or for
      reorganization or for an arrangement with creditors under any federal or state
      law is filed by or against Tenant, or a bill in equity or other proceeding
      for
      the appointment of a receiver for any of Tenant’s assets is commenced, or if any
      of the real or personal property of Tenant shall be levied upon; provided that
      any proceeding brought by anyone other than Landlord or Tenant under any
      bankruptcy, insolvency, receivership or similar law shall not constitute an
      Event of Default until such proceeding has continued unstayed for more than
      60
      consecutive days.

     

    (b)  If
      an
      Event of Default occurs, Landlord shall have the following rights and
      remedies:

     

    (i)  Landlord,
      without any obligation to do so, may elect to cure the default on behalf of
      Tenant, in which event Tenant shall reimburse Landlord upon demand for any
      sums
      paid or costs incurred by Landlord (together with an administrative fee of
      15%
      thereof) in curing the default, plus interest at the Interest Rate from the
      respective dates of Landlord’s incurring such costs, which sums and costs
      together with interest at the Interest Rate shall be deemed additional
      Rent;

     

    
      
        
        

      

      
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    (ii)  To
      enter
      and repossess the Premises lawfully, by breaking open locked doors if
      necessary
      and
      lawful,
      and
      remove all persons and all or any property, by action at law or
      otherwise
      in
      accordance with law,
      without
      being liable for prosecution or damages. Landlord may, at Landlord’s option,
      make Alterations and repairs in order to relet the Premises and relet all or
      any
      part(s) of the Premises for Tenant’s account. Tenant agrees to pay to Landlord
      on demand any deficiency (taking into account all costs incurred by Landlord)
      that may arise by reason of such reletting. In the event of reletting without
      termination of this Lease, Landlord may at any time thereafter elect to
      terminate this Lease for such previous breach;

     

    (iii)  To
      accelerate the whole or any part of the Rent for the balance of the Term, and
      declare the same to be immediately due and payable. The accelerated amount
      determined to be payable to Landlord hereunder shall be reduced to present
      value
      at the rate of 6% per annum at the time of actual payment; and

     

    (iv)  To
      terminate this Lease and the Term without any right on the part of Tenant to
      save the forfeiture by payment of any sum due or by other performance of any
      condition, term or covenant broken.

     

    (v)  Notwithstanding
      anything to the contrary in this Lease, Landlord shall use commercially
      reasonable efforts to relet the Premises in order to mitigate its damages
      hereunder, but Landlord shall not be required to prefer the Premises over other
      space available for lease in the Building.

     

    (c)  In
      addition to the rights and remedies provided in subsection (a) above, if an
      Event of Default occurs relating to Tenant's non-payment of the Rent due
      hereunder, Tenant hereby authorizes any attorney of any court of record of
      the
      Commonwealth of Pennsylvania, upon an additional 5 business days prior written
      notice to Tenant, to appear for Tenant and to confess judgment against Tenant,
      and in favor of Landlord, for all Rent due hereunder plus costs and an
      attorney's collection commission equal to the greater of 10% of all Rent or
      $1,000, for which this Lease or a true and correct copy hereof shall be good
      and
      sufficient warrant. TENANT
      UNDERSTANDS THAT THE FOREGOING PERMITS LANDLORD TO ENTER A JUDGMENT AGAINST
      TENANT WITHOUT PRIOR NOTICE OR HEARING. ONCE SUCH A JUDGMENT HAS BEEN ENTERED
      AGAINST TENANT, ONE OR MORE WRITS OF EXECUTION OR WRITS OF GARNISHMENT MAY
      BE
      ISSUED THEREON WITHOUT FURTHER NOTICE TO TENANT AND WITHOUT A HEARING, AND,
      PURSUANT TO SUCH WRITS, LANDLORD MAY CAUSE THE SHERIFF OF THE COUNTY IN WHICH
      ANY PROPERTY OF TENANT IS LOCATED TO SEIZE TENANT'S PROPERTY BY LEVY OR
      ATTACHMENT. IF THE JUDGMENT AGAINST TENANT REMAINS UNPAID AFTER SUCH LEVY OR
      ATTACHMENT, LANDLORD CAN CAUSE SUCH PROPERTY TO BE SOLD BY THE SHERIFF EXECUTING
      THE WRITS, OR, IF SUCH PROPERTY CONSISTS OF A DEBT OWED TO TENANT BY ANOTHER
      ENTITY, LANDLORD CAN CAUSE SUCH DEBT TO BE PAID DIRECTLY TO LANDLORD IN AN
      AMOUNT UP TO BUT NOT TO EXCEED THE AMOUNT OF THE JUDGMENT OBTAINED BY LANDLORD
      AGAINST TENANT, PLUS THE COSTS OF THE EXECUTION.
      Such
      authority shall not be exhausted by one exercise thereof, but judgment may
      be
      confessed as aforesaid from time to time as often as any of the Rent and other
      sums shall fall due or be in arrears, and such powers may be exercised as well
      after the expiration of the initial term of this Lease and during any extended
      or renewal term of this Lease and after the expiration of any extended or
      renewal term of this Lease. 

     

    Initials
      on behalf of Tenant:____

     

    (d)  Any
      provision to the contrary in this Section 22 notwithstanding, (i) Landlord
      shall
      not be required to give Tenant the notice and opportunity to cure provided
      in
      Section 22(a)(i) above more than twice in any consecutive 12-month period,
      and
      thereafter Landlord may declare an Event of Default without affording Tenant
      any
      of the notice and cure rights provided under this Lease, (ii) Landlord
      shall not be required to give such notice prior to exercising its rights under
      Section 22(b) in the
      event
      of an emergency that constitutes an imminent danger to persons or property
      or
      materially interferes with Landlord’s business operations or which requires
      emergency repairs to the Premises or the Property which are Landlord’s
      responsibility under this Lease, and (iii) only a 5 day notice shall be required
      if Tenant fails to comply with the provisions of Sections 13, 20 or
      27.
      

     

    (e)  No
      waiver
      by Landlord of any breach by Tenant shall be a waiver of any subsequent breach,
      nor shall any forbearance by Landlord to seek a remedy for any breach by Tenant
      be a waiver by Landlord of any rights and remedies with respect to such or
      any
      subsequent breach. Efforts by Landlord to mitigate the damages caused by
      Tenant’s default shall not constitute a waiver of Landlord’s right to recover
      damages hereunder. No right or remedy herein conferred upon or reserved to
      Landlord is intended to be exclusive of any other right or remedy provided
      herein or by law, but each shall be cumulative and in addition to every other
      right or remedy given herein or now or hereafter existing at law or in equity.
      No payment by Tenant or receipt or acceptance by Landlord of a lesser amount
      than the total amount due Landlord under this Lease shall be deemed to be other
      than on account, nor shall any endorsement or statement on any check or payment
      be deemed an accord and satisfaction, and Landlord may accept such check or
      payment without prejudice to Landlord’s right to recover the balance of Rent
      due, or Landlord’s right to pursue any other available remedy.

     

    
      
        
        

      

      
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    (f)  If
      either
      party commences an action against the other party arising out of or in
      connection with this Lease, the prevailing party shall be entitled to have
      and
      recover from the other party attorneys’ fees, costs of suit, investigation
      expenses and discovery costs, including costs of appeal.

     

    (g)  Landlord
      and Tenant waive the right to a trial by jury in any action or proceeding based
      upon or related to, the subject matter of this Lease.

     

    (h)  When
      this
      Lease and the Term or any extension thereof shall have been terminated on
      account of any default by Tenant, or when the Term or any extension thereof
      shall have expired, Tenant hereby authorizes any attorney of any court of record
      of the Commonwealth of Pennsylvania to appear for Tenant and for anyone claiming
      by, through or under Tenant and to confess judgment against all such parties,
      and in favor of Landlord, in ejectment and for the recovery of possession of
      the
      Premises, for which this Lease or a true and correct copy hereof shall be good
      and sufficient warrant. AFTER
      THE ENTRY OF ANY SUCH JUDGMENT A WRIT OF POSSESSION MAY BE ISSUED THEREON
      WITHOUT FURTHER NOTICE TO TENANT AND WITHOUT A HEARING.
      If for
      any reason after such action shall have been commenced it shall be determined
      and possession of the Premises remain in or be restored to Tenant, Landlord
      shall have the right for the same default and upon any subsequent default(s)
      or
      upon the termination of this Lease or Tenant's right of possession as herein
      set
      forth, to again confess judgment as herein provided, for which this Lease or
      a
      true and correct copy hereof shall be good and sufficient warrant. 

     

    Initials
      on behalf of Tenant:____

     

    (i)  The
      warrants to confess judgment set forth above shall continue in full force and
      effect and be unaffected by amendments to this Lease or other agreements between
      Landlord and Tenant even if any such amendments or other agreements increase
      Tenant's obligations or expand the size of the Premises. 

     

    (j)  TENANT
      EXPRESSLY AND ABSOLUTELY KNOWINGLY AND EXPRESSLY WAIVES AND RELEASES (i) ANY
      RIGHT, INCLUDING, WITHOUT LIMITATION, UNDER ANY APPLICABLE STATUTE, WHICH TENANT
      MAY HAVE TO RECEIVE A NOTICE TO QUIT PRIOR TO LANDLORD COMMENCING AN ACTION
      FOR
      REPOSSESSION OF THE PREMISES AND (ii) ANY RIGHT WHICH TENANT MAY HAVE TO NOTICE
      AND TO HEARING PRIOR TO A LEVY UPON OR ATTACHMENT OF TENANT'S PROPERTY OR
      THEREAFTER AND (iii) ANY PROCEDURAL ERRORS IN CONNECTION WITH THE ENTRY OF
      ANY
      SUCH JUDGMENT OR IN THE ISSUANCE OF ANY ONE OR MORE WRITS OF POSSESSION OR
      EXECUTION OR GARNISHMENT THEREON. 

     

    Initials
      on behalf of Tenant:____

     

    (k)  Except
      as
      otherwise set forth in this Lease (including, without limitation, Section 22(d)
      of this Lease), Landlord shall not exercise any remedies otherwise available
      to
      Landlord under this Lease and/or at law or in equity without having given the
      notices and allowed the cure periods expressly set forth in this Lease. Except
      as otherwise set forth in this Lease (including, without limitation, Sections
      22(c) and 22(j) of this Lease), Landlord waives any pre-judgment lien or
      security interest in Tenant’s inventory, trade fixtures, furnishings, accounts
      and any other property of Tenant at the Premises that Landlord might otherwise
      have at law or in equity.

     

    23.  Tenant’s
      Authority.
      Tenant
      represents and warrants to Landlord that: (a) Tenant is duly formed, validly
      existing and in good standing under the laws of the state under which Tenant
      is
      organized, and qualified to do business in the state in which the Property
      is
      located, and (b) the person(s) signing this Lease are duly authorized to execute
      and deliver this Lease on behalf of Tenant.

     

    24.  Liability
      of Landlord.
      The
      word
“Landlord” in this Lease includes the Landlord executing this Lease as well as
      its successors and assigns, each of which shall have the same rights, remedies,
      powers, authorities and privileges as it would have had it originally signed
      this Lease as Landlord. Any such person or entity, whether or not named in
      this
      Lease, shall have no liability under this Lease after it ceases to hold title
      to
      the Premises except for obligations already accrued (and, as to any unapplied
      portion of Tenant’s Security Deposit, Landlord shall be relieved of all
      liability upon transfer of such portion to its successor in interest). Tenant
      shall look solely to Landlord’s successor in interest for the performance of the
      covenants and obligations of the Landlord hereunder which subsequently accrue.
      Landlord shall not be deemed to be in default under this Lease unless Tenant
      gives Landlord notice specifying the default and Landlord fails to cure the
      default within a reasonable period following Tenant’s notice. In no event shall
      Landlord be liable to Tenant for any loss of business or profits of Tenant
      or
      for consequential, punitive or special damages of any kind. Neither Landlord
      nor
      any principal of Landlord nor any owner of the Property, whether disclosed
      or
      undisclosed, shall have any personal liability with respect to any of the
      provisions of this Lease or the Premises; Tenant shall look solely to the equity
      of Landlord in the Property for the satisfaction of any claim by Tenant against
      Landlord.

     

    
      
        
        

      

      
        10

        
          

        

      

      
        
        

      

       

    

    25.  Miscellaneous.

     

    (a)  The
      captions in this Lease are for convenience only, are not a part of this Lease
      and do not in any way define, limit, describe or amplify the terms of this
      Lease.

     

    (b)  This
      Lease represents the entire agreement between the parties hereto and there
      are
      no collateral or oral agreements or understandings between Landlord and Tenant
      with respect to the Premises or the Property. No rights, easements or licenses
      are acquired in the Property or any land adjacent to the Property by Tenant
      by
      implication or otherwise except as expressly set forth in this Lease. This
      Lease
      shall not be modified in any manner except by an instrument in writing executed
      by the parties. The masculine (or neuter) pronoun and the singular number shall
      include the masculine, feminine and neuter genders and the singular and plural
      number. The word “including” followed by any specific item(s) is deemed to refer
      to examples rather than to be words of limitation. The word “person” includes a
      natural person, a partnership, a corporation, a limited liability company,
      an
      association and any other form of business association or entity. Both parties
      having participated fully and equally in the negotiation and preparation of
      this
      Lease, this Lease shall not be more strictly construed, nor any ambiguities
      in
      this Lease resolved, against either Landlord or Tenant.

     

    (c)  Each
      covenant, agreement, obligation, term, condition or other provision contained
      in
      this Lease shall be deemed and construed as a separate and independent covenant
      of the party bound by, undertaking or making the same, not dependent on any
      other provision of this Lease unless otherwise expressly provided. All of the
      terms and conditions set forth in this Lease shall apply throughout the Term
      unless otherwise expressly set forth herein.

     

    (d)  If
      any
      provisions of this Lease shall be declared unenforceable in any respect, such
      unenforceability shall not affect any other provision of this Lease, and each
      such provision shall be deemed to be modified, if possible, in such a manner
      as
      to render it enforceable and to preserve to the extent possible the intent
      of
      the parties as set forth herein. This Lease shall be construed and enforced
      in
      accordance with the laws of the state in which the Property is
      located.

     

    (e)  This
      Lease shall be binding upon and inure to the benefit of Landlord and Tenant
      and
      their respective heirs, personal representatives and permitted successors and
      assigns. All persons liable for the obligations of Tenant under this Lease
      shall
      be jointly and severally liable for such obligations.

     

    (f)  Tenant
      shall not record this Lease or any memorandum without Landlord’s prior
      consent.

     

    26.  Notices.
      Any
      notice, consent or other communication under this Lease shall be in writing
      and
      addressed to Landlord or Tenant at their respective addresses specified in
      Section 1 above (or to such other address as either may designate by notice
      to
      the other) with a copy to any Mortgagee or other party designated by Landlord.
      Each notice or other communication shall be deemed given if sent by prepaid
      overnight delivery service or by certified mail, return receipt requested,
      postage prepaid or in any other manner, with delivery in any case evidenced
      by a
      receipt, and shall be deemed to have been given on the day of actual delivery
      to
      the intended recipient or on the business day delivery is refused. The giving
      of
      notice by Landlord’s attorneys, representatives and agents under this Section
      shall be deemed to be the acts of Landlord.

     

    27.  Security
      Deposit.
      At
      the
      time of signing this Lease, Tenant shall deposit with Landlord the Security
      Deposit to be retained by Landlord as cash security for the faithful performance
      and observance by Tenant of the provisions of this Lease. Tenant shall not
      be
      entitled to any interest on the Security Deposit. Landlord shall have the right
      to commingle the Security Deposit with its other funds. Landlord may use the
      whole or any part of the Security Deposit for the payment of any amount as
      to
      which Tenant is in default or to compensate Landlord for any loss or damage
      it
      may suffer by reason of Tenant’s default under this Lease. If Landlord uses all
      or any portion of the Security Deposit as herein provided, within 10 days after
      demand, Tenant shall pay Landlord cash in an amount equal to that portion of
      the
      Security Deposit used by Landlord. The Security Deposit (less any amounts that
      Landlord is otherwise entitled to retain as set forth in this Lease) shall
      be
      returned to Tenant after the Expiration Date and surrender of the Premises
      to
      Landlord, provided, that Landlord may use the whole or any part of the Security
      Deposit for the payment of any amount as to which Tenant is in default or to
      compensate Landlord for any loss or damage it may suffer by reason of Tenant’s
      default under this Lease. 

     

    
      
        
        

      

      
        11

        
          

        

      

      
        
        

      

       

    

    28.  Tenant
      Improvements.

     

    (a)  Landlord
      shall complete the Tenant Improvements in accordance with the plans or the
      description of improvements attached hereto as Exhibit “E” and the
      specifications attached hereto as Exhibit “F”. All necessary construction shall
      be substantially completed ready for use and occupancy by Tenant on the
      Anticipated Completion Date, subject to extension for delays due to any cause
      beyond the reasonable control of Landlord or Landlord’s contractors or
      suppliers. All construction shall be done in a good and workmanlike manner
      and
      shall comply at the time of completion with all applicable Laws of the
      governmental authorities having jurisdiction.

     

    (b)  Tenant’s
      occupancy of the Premises shall constitute Tenant’s acceptance of the Tenant
      Improvements, subject to completion by Landlord of items set forth on a mutually
      agreed-upon punchlist of incomplete items prepared (i) at the time of
      substantial completion of the Tenant Improvements, and (ii) within 30 days
      after
      the Commencement Date.
      Provided
      Tenant is not then in default hereunder beyond
      any applicable notice and cure periods under this Lease
      and
      Tenant notifies Landlord of any defects in materials and workmanship in the
      Tenant Improvements within one (1) year after the Commencement Date, such time
      to be of the essence, Landlord shall repair such defects (not caused by Tenant’s
      use or occupancy, ordinary wear and tear or acts or omissions of Tenant or
      its
      Agents) at no cost to Tenant.

     

    (c)  Tenant
      and its Agents shall have the right, at Tenant’s own risk, expense and
      responsibility, at all reasonable times prior to the Commencement Date, to
      enter
      the Premises for the purpose of taking measurements and installing its
      furnishings and equipment, provided that Tenant does not interfere with or
      delay
      the Tenant Improvements, Tenant uses contractors and workers compatible with
      the
      contractors and workers engaged by Landlord, and Tenant obtains Landlord’s prior
      written consent.

     

    (d)  If
      the
      date of substantial completion of the Tenant Improvements is delayed by Tenant
      or its Agents, the Tenant Improvements shall be deemed to be substantially
      complete on the Anticipated Completion Date, as extended for reasons other
      than
      those caused by Tenant or its Agents.

     

    29.  Options
      to Renew.

     

    (a)  Provided
      that Landlord has not given Tenant notice of monetary default more than two
      (2)
      times in the immediately preceding 12 month period, that there then exists
      no
      Event of Default by Tenant under this Lease, nor any event that with the giving
      of notice and/or the passage of time would constitute an Event of Default,
      and
      that
      Tenant and/or
      its Affiliate
      is the
      sole occupant of the Premises, Tenant shall have the right and option to extend
      the Term of
      this
      Lease
      for two
      (2) additional periods of sixty (60) months each, exercisable by giving Landlord
      prior written notice, on or before that date that is twelve (12) months prior
      to
      the then current Expiration Date, of Tenant’s election to extend the Term of
      this Lease; it being agreed that time is of the essence and that this
      option is personal to Tenant and any assignee or sublessee that is an Affiliate
      of Tenant, and is non-transferable to any other assignee or
      sublessee
      (regardless of whether any such assignment or sublease was made with or without
      Landlord ’s consent) or other party.

     

    (b)  Such
      extensions shall be under the same terms and conditions as provided in this
      Lease except as follows:

     

    (i)  each
      additional period shall begin on the day after the then current Expiration
      Date
      and thereafter the Expiration Date shall be deemed to be the date that is five
      (5) years after the then current Expiration Date;

     

    (ii)  there
      shall be only one further option to extend, following the first renewal, and
      no
      further options to extend after the second renewal; and

     

    (iii)  the
      Minimum Annual Rent for each year of the additional period shall be equal to
      the
      greater of (i) the Minimum Annual Rent payable in the immediately preceding
      Lease Year, or (ii) the fair market rental value of the Premises and annual
      increases in fair market rental value (collectively, the “FMR”) applicable at
      the time Tenant exercises such option (but in no event prior to the date that
      is
      twelve (12) months before the then current Expiration Date).

     

    (c)  Unless
      Landlord accepts as Tenant’s Minimum Annual Rent obligation for each year of an
      additional period an amount equal to the Minimum Annual Rent payable in the
      immediately preceding Lease Year (the “Prior Rent Alternative”), within fifteen
      (15) days after Landlord receives notice of Tenant’s exercise of the option to
      extend the Term of this Lease, but in no event prior to the date that is twelve
      (12) months before the
      then
      current
      Expiration Date, Landlord will give notice to Tenant (the “Rent Notice”) of
      Landlord’s opinion of the FMR and comparing the FMR to the Minimum Annual Rent
      payable in the immediately preceding Lease Year. If Tenant does not respond
      to
      the Rent Notice within fifteen (15) days after receiving it, Landlord’s opinion
      of the FMR shall be deemed accepted as the Minimum Annual Rent due for each
      Lease Year of the additional period. If, during such fifteen (15) day period,
      Tenant gives Landlord notice that Tenant contests Landlord’s determination of
      the FMR (an “Objection Notice”), which notice must contain therein Tenant’s
      opinion of the FMR, the parties will attempt to arrive at a mutually agreeable
      Minimum Annual Rent for each Lease Year of the additional period, which, in
      no
      event, shall be less than the Prior Rent Alternative. When the parties come
      to
      an agreement, they will both execute an amendment to this Lease establishing
      the
      Minimum Annual Rent for each Lease Year of the additional period. 

     

    
      
        
        

      

      
        12

        
          

        

      

      
        
        

      

       

    

    (d)  If
      Landlord and Tenant cannot agree as to the FMR within fifteen (15) days after
      Landlord’s receipt of the Objection Notice, the FMR shall be determined by
      appraisal. Within ten (10) days after the expiration of such fifteen (15) day
      period, Landlord and Tenant shall give written notice to the other setting
      forth
      the name and address of an appraiser designated by the party giving notice.
      All
      appraisers selected shall be members of the American Institute of Real Estate
      Appraisers and shall have had at least ten (10) years continuous experience
      in
      the business of appraising office buildings in the Yardley, Pennsylvania market
      area. If either party shall fail to give notice of such designation within
      the
      time period provided, then the party who has designated its appraiser (the
      “Designating Party”) shall notify the other party (the “Non-Designating Party”)
      in writing that the Non-Designating Party has an additional ten (10) days to
      give notice of its designation, otherwise the appraiser, if any, designated
      by
      the Designating Party shall conclusively determine the FMR. If two appraisers
      have been designated, such appraisers shall attempt to agree upon the FMR.
      If
      the two appraisers do not agree on the FMR within twenty (20) days of their
      designation, the two appraisers shall designate a third appraiser. If the two
      appraisers shall fail to agree upon the identity of a third appraiser within
      five (5) business days following the end of such twenty (20) day period, then
      either Landlord or Tenant may apply to the American Arbitration Association,
      or
      any successor thereto having jurisdiction, for the settlement of the dispute
      as
      to the designation of the third appraiser and the American Arbitration
      Association shall designate a third appraiser in accordance with the Real Estate
      Valuation Arbitration Rules of the American Arbitration Association. The three
      appraisers shall conduct such hearings as they may deem appropriate, shall
      make
      their determination of the FMR in writing and shall give notice to Landlord
      and
      Tenant of such determination within twenty (20) days after the appointment
      of
      the third appraiser. If the three appraisers cannot agree upon the FMR, each
      appraiser shall submit in writing to Landlord and Tenant the FMR as determined
      by such appraiser. The FMR for the purposes of this paragraph shall be equal
      to
      the arithmetic average of the two closest determinations of FMR submitted by
      the
      appraisers. Each party shall pay its own fees and expenses in connection with
      any appraiser selected by such party under this paragraph, and the parties
      shall
      share equally all other expenses and fees of the arbitration, including the
      fees
      and expenses charged by the third appraiser. The FMR as determined in accordance
      with the provisions of this Section shall be final and binding upon Landlord
      and
      Tenant.

     

    30.  Right
      of First Offer.
      In
      the
      event Tenant requires additional space in the Building for the conduct of its
      business, Tenant shall notify Landlord in writing of Tenant’s space needs within
      the Building (“Tenant’s Space Notice”). Subject to prior rights of any existing
      tenant in occupancy of any ROFO Space (as hereinafter defined) and to the prior
      rights of any other tenants in the Building, for a period of six (6) months
      after the date of Landlord’s receipt of Tenant’s Space Notice, Landlord shall
      notify Tenant (“Offer Notice”) each time during any such six (6) month period of
      the Term or any extension or renewal thereof that Landlord becomes aware of
      the
      availability or impending availability for lease of space in the Building that
      is contiguous to the Premises (the “ROFO Space”) so long as Landlord has not
      given Tenant notice of monetary default more than two (2) times in the
      immediately preceding 12 month period, that
      there then exists no Event of Default by Tenant under this Lease, nor any event
      that with the giving of notice and/or the passage of time would constitute
      an
      Event of Default, and
      that
      Tenant
      and/or
      its Affiliate
      is the
      sole occupant of the Premises,
      subject
      to the following:

     

    (a)  Each
      Offer Notice shall describe the ROFO Space and the date as of which such ROFO
      Space shall be available for lease. Tenant shall have five (5) business days
      following the date of an Offer Notice within which to notify Landlord in writing
      (“Tenant’s Notice”) that Tenant is interested in leasing the ROFO Space. If
      Tenant timely sends Tenant’s Notice, Landlord and Tenant shall have ten (10)
      business days following Landlord’s receipt of Tenant’s Notice within which to
      negotiate mutually satisfactory terms for the leasing of the ROFO Space and
      to
      enter into an amendment to this Lease. If Tenant does not timely deliver the
      Tenant Notice or enter into such an amendment with Landlord, Landlord shall
      have
      the right to lease the ROFO Space to any third party on any terms and
      conditions. 

     

    (b)  This
      right of first offer to lease such ROFO Space is personal to Tenant and any
      assignee or sublessee that is an Affiliate of Tenant, and is non-transferable
      to
      any other assignee or sublessee (regardless of whether any such assignment
      or
      sublease was made with or without Landlord’s consent) or other
      party.

     

    
      
        
        

      

      
        13

        
          

        

      

      
        
        

      

       

    

    31.  Brokers.
      Tenant
      agrees that it has dealt with no brokers in connection with this Lease, except
      for Binswanger Corporation whose commission shall be paid by Landlord pursuant
      to separate agreement. Tenant agrees to indemnify and hold Landlord harmless
      from any and all claims for commissions or fees in connection with the Premises
      and this Lease from any other real estate brokers or agents with whom Tenant
      may
      have dealt.

     

    Landlord
      and Tenant have executed this Lease on the respective date(s) set forth
      below.

    
      	 	 	 
	 	
              Landlord:

            
	 	 
	 	
              LIBERTY
                PROPERTY LIMITED PARTNERSHIP

            
	 
 	 
 	 
 
	
            	By:  	Liberty
              Property Trust, Sole General Partner

    

    
      	 	 	 
	 	 	 
	Date
              signed:	By:  	/s/ James J. Mazzarelli, Jr.
	
               

              4/20/07

              
                

              

            	
            	
              
                

              

              Name:
                James J. Mazzarelli, Jr.

              Title: Senior
                Vice President, Regional Director

            

      	 	 	 
	 	 
	Date signed:	Tenant:
	 	 
	
              4/16/07

            	 
	
              
 	VELCERA,
              INC.
	Attest:	 
	
            	By:  	
              /s/
                Dennis F. Steadman

            
	
              
                

              

              
                Name:

                Title:

              

            	
              
                

              

              Name: Dennis
                F. Steadman
                Title:
                  CEO and
                  President

              

            

 

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    Rider
      1 to Lease Agreement

    

    (Multi-Tenant
      Office)

    

    ADDITIONAL
      DEFINITIONS

    

    “ADA”
      means the Americans With Disabilities Act of 1990 (42 U.S.C. § 1201 et seq.), as
      amended and supplemented from time to time.

     

    “Affiliate”
      means (i) any entity controlling, controlled by, or under common control of,
      Tenant, (ii) any successor to Tenant by merger, consolidation or reorganization,
      and (iii) any purchaser of all or substantially all of the assets or stock
      of
      Tenant as a going concern.

     

    “Agents”
      of a party means such party’s employees, agents, representatives, contractors,
      licensees or invitees.

     

    “Alteration”
      means any addition, alteration or improvement to the Premises or Property,
      as
      the case may be.

     

    “Building
      Rules” means the rules and regulations attached to this Lease as Exhibit “B” as
      they may be amended from time to time.

     

    “Building
      Systems” means any electrical, mechanical, structural, plumbing, heating,
      ventilating, air conditioning, sprinkler, life safety or security systems
      serving the Building.

     

    “Common
      Areas” means all areas and facilities as provided by Landlord from time to time
      for the use or enjoyment of all tenants in the Building or Property, including,
      if applicable, lobbies, hallways, restrooms, elevators, driveways, sidewalks,
      parking, loading and landscaped areas.

     

    “Environmental
      Laws” means all present or future federal, state or local laws, ordinances,
      rules or regulations (including the rules and regulations of the federal
      Environmental Protection Agency and comparable state agency) relating to the
      protection of human health or the environment.

     

    “Event
      of
      Default” means a default described in Section 22(a) of this Lease.

     

    “Hazardous
      Materials” means pollutants, contaminants, toxic or hazardous wastes or other
      materials the removal of which is required or the use of which is regulated,
      restricted, or prohibited by any Environmental Law.

     

    “Interest
      Rate” means interest at the rate of 12% per annum.

     

    “Land”
      means the lot or plot of land on which the Building is situated or the portion
      thereof allocated by Landlord to the Building.

     

    “Laws”
      means all laws, ordinances, rules, orders, regulations, guidelines and other
      requirements of federal, state or local governmental authorities or of any
      private association or contained in any restrictive covenants or other
      declarations or agreements, now or subsequently pertaining to the Property
      or
      the use and occupation of the Property. 

     

    “Lease
      Year” means the period from the Commencement Date through the succeeding 12 full
      calendar months (including for the first Lease Year any partial month from
      the
      Commencement Date until the first day of the first full calendar month) and
      each
      successive 12-month period thereafter during the Term.

     

    “Maintain”
      means to provide such maintenance, repair and, to the extent necessary and
      appropriate, replacement, as may be needed to keep the subject property in
      good
      condition and repair.

     

    “Monthly
      Rent” means the monthly installment of Minimum Annual Rent plus the monthly
      installment of estimated Annual Operating Expenses payable by Tenant under
      this
      Lease.

     

    
      
        
        

      

      
        Page
          1 of
          2

        
          

        

      

      
        
        

      

       

    

    “Mortgage”
      means any mortgage, deed of trust or other lien or encumbrance on Landlord’s
      interest in the Property or any portion thereof, including without limitation
      any ground or master lease if Landlord’s interest is or becomes a leasehold
      estate.

     

    “Mortgagee”
      means the holder of any Mortgage, including any ground or master lessor if
      Landlord’s interest is or becomes a leasehold estate.

     

    “Normal
      Business Hours” means 8:00 a.m. to 6:00 p.m., Monday through Friday, legal
      holidays excepted.

     

    “Operating
      Expenses” means all costs, charges and expenses incurred or charged by Landlord
      in connection with the ownership, operation, maintenance and repair of, and
      services provided to, the Property, including, but not limited to, (i) the
      charges at standard retail rates for any services provided by Landlord pursuant
      to Section 7 of this Lease, (ii) the cost of insurance carried by Landlord
      pursuant to Section 8 of this Lease together with the cost of any deductible
      paid by Landlord in connection with an insured loss, (iii) Landlord’s cost to
      Maintain the Property pursuant to Section 9 of this Lease, (iv) the cost of
      trash collection, (v) all levies, taxes (including real estate taxes, sales
      taxes and gross receipt taxes), assessments, liens, license and permit fees,
      together with the reasonable cost of contesting any of the foregoing, which
      are
      applicable to the Term, and which are imposed by any authority or under any
      Law,
      or pursuant to any recorded covenants or agreements, upon or with respect to
      the
      Property, or any improvements thereto, or directly upon this Lease or the Rent
      or upon amounts payable by any subtenants or other occupants of the Premises,
      or
      against Landlord because of Landlord’s estate or interest in the Property, (vi)
      the annual amortization (over their estimated economic useful life or payback
      period, whichever is shorter) of the costs (including reasonable financing
      charges) of capital improvements or replacements (a) required by any Laws,
      (b)
      made for the purpose of reducing Operating Expenses, or (c) made for the purpose
      of directly enhancing the safety of tenants in the Building, (vii) a management
      and administrative fee, and (viii) a tenant service charge. The foregoing
      notwithstanding, Operating Expenses will not include: (i) depreciation on the
      Building, (ii) financing and refinancing costs (except as provided above),
      interest on debt or amortization payments on any mortgage, or rental under
      any
      ground or underlying lease, (iii) leasing commissions, advertising expenses,
      tenant improvements or other costs directly related to the leasing of the
      Property, or (iv) income, excess profits or corporate capital stock tax imposed
      or assessed upon Landlord, unless such tax or any similar tax is levied or
      assessed in lieu of all or any part of any taxes includable in Operating
      Expenses above. If Landlord elects to prepay real estate taxes during any
      discount period, Landlord shall be entitled to the benefit of any such
      prepayment. Landlord shall have the right to directly perform (by itself or
      through an affiliate) any services provided under this Lease provided that
      the
      Landlord’s charges included in Operating Expenses for any such services shall
      not exceed competitive market rates for comparable services.

     

    “Property”
      means the Land, the Building, the Common Areas, and all appurtenances to
      them.

     

    “Rent”
      means the Minimum Annual Rent, Annual Operating Expenses and any other amounts
      payable by Tenant to Landlord under this Lease.

     

    “Taken”
      or “Taking” means acquisition by a public authority having the power of eminent
      domain by condemnation or conveyance in lieu of condemnation.

     

    “Tenant
      Improvements” means the improvements to be performed by Landlord pursuant to
      Section 28 of this Lease.

     

    “Tenant’s
      Share” means the percentage obtained by dividing the rentable square feet of the
      Premises by the rentable square feet of the Building, as set forth in Section
      1
      of this Lease.

     

    “Transfer”
      means (i) any assignment, transfer, pledge or other encumbrance of all or a
      portion of Tenant’s interest in this Lease, (ii) any sublease, license or
      concession of all or a portion of Tenant’s interest in the Premises, or (iii)
      any transfer of a controlling interest in Tenant.

     

    
      
        
        

      

      
        Page
          2 of
          2

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “B”

    

    BUILDING
      RULES

    

    1. Any
      sidewalks, lobbies, passages, elevators and stairways shall not be obstructed
      or
      used by Tenant for any purpose other than ingress and egress from and to the
      Premises. Landlord shall in all cases retain the right to control or prevent
      access by all persons whose presence, in the judgment of Landlord, shall be
      prejudicial to the safety, peace or character of the Property.

     

    2. The
      toilet rooms, toilets, urinals, sinks, faucets, plumbing or other service
      apparatus of any kind shall not be used for any purposes other than those for
      which they were installed, and no sweepings, rubbish, rags, ashes, chemicals
      or
      other refuse or injurious substances shall be placed therein or used in
      connection therewith or left in any lobbies, passages, elevators or
      stairways.

     

    3. Tenant
      shall not impair in any way the fire safety system and shall comply with all
      security, safety, fire protection and evacuation procedures and regulations
      established by Landlord or any governmental agency. No person shall go on the
      roof without Landlord’s prior written permission.

     

    4. Skylights,
      windows, doors and transoms shall not be covered or obstructed by Tenant, and
      Tenant shall not install any window covering which would affect the exterior
      appearance of the Building, except as approved in writing by Landlord. Tenant
      shall not remove, without Landlord’s prior written consent, any shades, blinds
      or curtains in the Premises.

     

    5. Without
      Landlord’s prior written consent, Tenant shall not hang, install, mount, suspend
      or attach anything from or to any sprinkler, plumbing, utility or other lines.
      If Tenant hangs, installs, mounts, suspends or attaches anything from or to
      any
      doors, windows, walls, floors or ceilings, Tenant shall spackle and sand all
      holes and repair any damage caused thereby or by the removal thereof at or
      prior
      to the expiration or termination of the Lease. 

     

    6. Tenant
      shall not change any locks nor place additional locks upon any
      doors.

     

    7. Tenant
      shall not use nor keep in the Building any matter having an offensive odor,
      nor
      explosive or highly flammable material, nor shall any animals other than
      handicap assistance dogs in the company of their masters be brought into or
      kept
      in or about the Property.

     

    8. If
      Tenant
      desires to introduce electrical, signaling, telegraphic, telephonic, protective
      alarm or other wires, apparatus or devices, Landlord shall direct where and
      how
      the same are to be placed, and except as so directed, no installation boring
      or
      cutting shall be permitted. Landlord shall have the right to prevent and to
      cut
      off the transmission of excessive or dangerous current of electricity or
      annoyances into or through the Building or the Premises and to require the
      changing of wiring connections or layout at Tenant’s expense, to the extent that
      Landlord may deem necessary, and further to require compliance with such
      reasonable rules as Landlord may establish relating thereto, and in the event
      of
      non-compliance with the requirements or rules, Landlord shall have the right
      immediately to cut wiring or to do what it considers necessary to remove the
      danger, annoyance or electrical interference with apparatus in any part of
      the
      Building. All wires installed by Tenant must be clearly tagged at the
      distributing boards and junction boxes and elsewhere where required by Landlord,
      with the number of the office to which said wires lead, and the purpose for
      which the wires respectively are used, together with the name of the concern,
      if
      any, operating same. No machinery of any kind other than customary small
      business machines shall be allowed in the Premises. Tenant shall not use any
      method of heating, air conditioning or air cooling other than that provided
      by
      Landlord.

     

    9. Tenant
      shall not place weights anywhere beyond the safe carrying capacity of the
      Building which is designed to normal office building standards for floor loading
      capacity. Landlord shall have the right to exclude from the Building heavy
      furniture, safes and other articles which may be hazardous or to require them
      to
      be located at designated places in the Premises.

     

    10. The
      use
      of rooms as sleeping quarters is strictly prohibited at all times.

     

    11. Tenant
      shall have the right, at Tenant’s sole risk and responsibility, to use only
      Tenant’s Share of the parking spaces at the Property as reasonably determined by
      Landlord. Tenant shall comply with all parking regulations promulgated by
      Landlord from time to time for the orderly use of the vehicle parking areas,
      including without limitation the following: Parking shall be limited to
      automobiles, passenger or equivalent vans, motorcycles, light four wheel pickup
      trucks and (in designated areas) bicycles. No vehicles shall be left in the
      parking lot overnight without Landlord’s prior written approval. Parked vehicles
      shall not be used for vending or any other business or other activity while
      parked in the parking areas. Vehicles shall be parked only in striped parking
      spaces, except for loading and unloading, which shall occur solely in zones
      marked for such purpose, and be so conducted as to not unreasonably interfere
      with traffic flow within the Property or with loading and unloading areas of
      other tenants. Employee and tenant vehicles shall not be parked in spaces marked
      for visitor parking or other specific use. All vehicles entering or parking
      in
      the parking areas shall do so at owner’s sole risk and Landlord assumes no
      responsibility for any damage, destruction, vandalism or theft. Tenant shall
      cooperate with Landlord in any measures implemented by Landlord to control
      abuse
      of the parking areas, including without limitation access control programs,
      tenant and guest vehicle identification programs, and validated parking
      programs, provided that no such validated parking program shall result in Tenant
      being charged for spaces to which it has a right to free use under its Lease.
      Each vehicle owner shall promptly respond to any sounding vehicle alarm or
      horn,
      and failure to do so may result in temporary or permanent exclusion of such
      vehicle from the parking areas. Any vehicle which violates the parking
      regulations may be cited, towed at the expense of the owner, temporarily or
      permanently excluded from the parking areas, or subject to other lawful
      consequence. Bicycles are not permitted in the Building.

     

    
      
        
        

      

      
        B-1

        
          

        

      

      
        
        

      

       

    

    12. Tenant
      and its Agents shall not smoke in the Building or at the Building entrances
      and
      exits.

     

    13. Tenant
      shall provide Landlord with a written identification of any vendors engaged
      by
      Tenant to perform services for Tenant at the Premises (examples: security
      guards/monitors, telecommunications installers/maintenance), and all vendors
      shall be subject to Landlord’s reasonable approval. No mechanics shall be
      allowed to work on the Building or Building Systems other than those engaged
      by
      Landlord. Tenant shall permit Landlord’s employees and contractors and no one
      else to clean the Premises unless Landlord consents in writing. Tenant assumes
      all responsibility for protecting its Premises from theft and vandalism and
      Tenant shall see each day before leaving the Premises that all lights are turned
      out and that the windows and the doors are closed and securely
      locked.

     

    14. Tenant
      shall comply with any move-in/move-out rules provided by Landlord and with
      any
      rules provided by Landlord governing access to the Building outside of Normal
      Business Hours. Throughout the Term, no furniture, packages, equipment, supplies
      or merchandise of Tenant will be received in the Building, or carried up or
      down
      in the elevators or stairways, except during such hours as shall be designated
      by Landlord, and Landlord in all cases shall also have the exclusive right
      to
      prescribe the method and manner in which the same shall be brought in or taken
      out of the Building.

     

    15. Tenant
      shall not place oversized cartons, crates or boxes in any area for trash pickup
      without Landlord’s prior approval. Landlord shall be responsible for trash
      pickup of normal office refuse placed in ordinary office trash receptacles
      only.
      Excessive amounts of trash or other out-of-the-ordinary refuse loads will be
      removed by Landlord upon request at Tenant’s expense.

     

    16. Tenant
      shall cause all of Tenant’s Agents to comply with these Building
      Rules.

     

    17. Landlord
      reserves the right to rescind, suspend or modify any rules or regulations and
      to
      make such other rules and regulations as, in Landlord’s reasonable judgment, may
      from time to time be needed for the safety, care, maintenance, operation and
      cleanliness of the Property. Notice of any action by Landlord referred to in
      this section, given to Tenant, shall have the same force and effect as if
      originally made a part of the foregoing Lease. New rules or regulations will
      not, however, be unreasonably inconsistent with the proper and rightful
      enjoyment of the Premises by Tenant under the Lease.

     

    18. These
      Building Rules are not intended to give Tenant any rights or claims in the
      event
      that Landlord does not enforce any of them against any other tenants or if
      Landlord does not have the right to enforce them against any other tenants
      and
      such nonenforcement will not constitute a waiver as to Tenant.

     

    
      
        
        

      

      
        B-2

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “C”

    

    TENANT
      ESTOPPEL CERTIFICATE

    

    Please
      refer to the documents described in Schedule 1 hereto, (the “Lease Documents”)
      including the “Lease” therein described; all defined terms in this Certificate
      shall have the same meanings as set forth in the Lease unless otherwise
      expressly set forth herein. The undersigned Tenant hereby certifies that it
      is
      the tenant under the Lease. Tenant hereby further acknowledges that it has
      been
      advised that the Lease may be collaterally assigned in connection with a
      proposed financing secured by the Property and/or may be assigned in connection
      with a sale of the Property and certifies both to Landlord and to any and all
      prospective mortgagees and purchasers of the Property, including any trustee
      on
      behalf of any holders of notes or other similar instruments, any holders from
      time to time of such notes or other instruments, and their respective successors
      and assigns (the “Beneficiaries”) that as of the date hereof:

     

    1. The
      information set forth in attached Schedule 1 is true and correct.

     

    2. Tenant
      is
      in occupancy of the Premises and the Lease is in full force and effect, and,
      except by such writings as are identified on Schedule l, has not been modified,
      assigned, supplemented or amended since its original execution, nor are there
      any other agreements between Landlord and Tenant concerning the Premises,
      whether oral or written.

     

    3. All
      conditions and agreements under the Lease to be satisfied or performed by
      Landlord have been satisfied and performed.

     

    4. To
      the
      best of Tenant’s knowledge, Tenant is not in default under the Lease Documents,
      Tenant has not received any notice of default under the Lease Documents, and,
      to
      Tenant’s knowledge, there are no events which have occurred that, with the
      giving of notice and/or the passage of time, would result in a default by Tenant
      under the Lease Documents.

     

    5. Tenant
      has not paid any Rent due under the Lease more than 30 days in advance of the
      date due under the Lease and Tenant has no rights of setoff, counterclaim,
      concession or other rights of diminution of any Rent due and payable under
      the
      Lease except as set forth in Schedule 1.

     

    6. To
      the
      best of Tenant’s knowledge, there are no uncured defaults on the part of
      Landlord under the Lease Documents, Tenant has not sent any notice of default
      under the Lease Documents to Landlord, and that at the present time Tenant
      has
      no claim against Landlord under the Lease Documents.

     

    7. Except
      as
      expressly set forth in the Lease (including, Section 29, entitled “Options to
      Renew”, and Section 30, entitled “Right of First Offer”, if applicable and/or
      valid), there are no provisions for any, and Tenant has no, options with respect
      to the Premises or all or any portion of the Property.

     

    8. No
      action, voluntary or involuntary, is pending against Tenant under federal or
      state bankruptcy or insolvency law.

     

    9. The
      undersigned has the authority to execute and deliver this Certificate on behalf
      of Tenant and acknowledges that all Beneficiaries will rely upon this
      Certificate in purchasing the Property or extending credit to Landlord or its
      successors in interest.

     

    10. This
      Certificate shall be binding upon the successors, assigns and representatives
      of
      Tenant and any party claiming through or under Tenant and shall inure to the
      benefit of all Beneficiaries.

     

    IN
      WITNESS WHEREOF, Tenant has executed this Certificate this ____ day of
      __________, 2____.

     

    
      	 	 	 
	 	
              
                
Name
                of Tenant

            
	 	 
	
            	By:  	
               

              
                
 

            
	 	
              Title:

              
                

              

            

    

    

    
      
        
        

      

      
        C-1

        
          

        

      

      
        
        

      

    

    SCHEDULE
      1 TO TENANT ESTOPPEL CERTIFICATE

    

    Lease
      Documents, Lease Terms and Current Status

    

     

    
      	A.	
              Date
                of Lease: 

            

    

     

    
      	B.	
              Parties:

            

    

     

    
      	
            	1.	
              Landlord:

            

    

     

    
      	
            	2.	
              Tenant:

            

    

     

    
      	C.	
              Premises:

            

    

     

    
      	D.	
              Modifications,
                Assignments, Supplements or Amendments to
                Lease:

            

    

     

    
      	E.	
              Commencement
                Date:

            

    

     

    
      	F.	
              Expiration
                of Current Term:

            

    

     

    
      	G.	
              Option
                Rights:

            

    

     

    
      	H.	
              Security
                Deposit Paid to Landlord: $

            

    

     

    
      	I.	
              Current
                Minimum Annual Rent: $

            

    

     

    
      	J.	
              Current
                Annual Operating Expenses: $

            

    

     

    
      	K.	
              Current
                Total Rent: $

            

    

     

    
      	L.	
              Square
                Feet Demised:

            

    

     

    
      
        
        

      

      
        C-2

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “D”

    

    CLEANING
      SCHEDULE

     

    
      
        
        

      

      
        D-1

        
          

        

      

      
        
        

      

    

    EXHIBIT
      “E”

    

    PLAN
      OF IMPROVEMENTS

     

    
      
        
        

      

      
        E-1

        
          

        

      

      
        
        

      

    
 

    EXHIBIT
      “F”

    

    SPECIFICATIONS

     

    
      
        
        

      

      
        F-1EXHIBIT
      10.10

    

    ROKWADER,
      INC.

    (a
      delaware corporation)

    

     

    
      
        

      

    

     

    6%
      Subordinated convertible Promissory Note 

    

    
      
 

    

    NEITHER
      THIS NOTE NOR THE SECURITIES ISSUABLE UPON THE CONVERSION HEREOF AS PROVIDED
      HEREIN HAVE BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED, OR
      UNDER THE LAWS OF ANY STATE OR OTHER JURISDICTION. TRANSFER OF THIS NOTE AND
      SUCH SECURIITES IS RESTRICTED PURSUANT TO SUCH LAWS.

    

    
      	
              $110,000.00

            	
              Calabasas,
                California

              April
                26, 2007

            

    

    

    
      	
              1.

            	
              Note.

            

    

    

    
      	 	
              1.1

            	
              FOR
                VALUE RECEIVED, ROKWADER,
                Inc.,
                a
                Delaware corporation (the “Company” or the “Borrower”), hereby promises to
                pay to the order of Yale Farar (the “Holder”) the amount of $110,000 on
                demand (“Due Date”) and to pay interest at the rate of six (6 %) per annum
                on the outstanding principal. Interest payments shall be made with
                principal on the due date, to the Holder in lawful money of the United
                States at 23950 Craftsman Road, Calabasas, CA 91302, or at such other
                place as the Holder may specify in
                writing.

            

    

    

    
      	 	
              1.2

            	
              This
                note shall be paid in full together with any accrued interest upon
                (a) the
                Company’s receipt of not less than $500,000 in capital or (b) the sale of
                substantially all of the Company’s assets or 80% of the Company’s capital
                stock.

            

    

    

    

    
      	
              2.

            	
              Default.
                In
                the event of an occurrence of any event of default specified below,
                the
                principal and all accrued interest on the Note shall become immediately
                due and payable without notice, except as specified below. The occurrence
                of any of the following events shall constitute an event of default
                under
                this Note:

            

    

    

    
      
         

      

      
         

        
          

        

      

      
         

      

       

    

    
      	 	
              2.1

            	
              The
                Company fails to make any payment hereunder when due, which failure
                has
                not been cured within thirty (30) days following such
                failure.

            

    

    

    
      	 	
              2.2

            	
              If
                the Borrower shall file a petition to take advantage of any insolvency
                act; make an assignment for the benefit of its creditors; commence
                a
                proceeding for the appointment of a receiver, trustee, liquidator
                or
                conservator of itself of a whole or any substantial part of its property;
                file a petition or answer seeking reorganization or arrangement or
                similar
                relief under the federal bankruptcy laws or any other applicable
                law or
                statute of the United States of America or any state;
                or

            

    

    

    
      	 	
              2.3

            	
              If
                a court of competent jurisdiction shall enter an order, judgment
                or decree
                appointing a custodian, receiver, trustee, liquidator or conservator
                of
                the Borrower or of the whole or any substantial part of its properties,
                or
                approve a petition filed against the Borrower seeking reorganization
                or
                arrangement or similar relief under the federal bankruptcy laws or
                any
                other applicable law or statute of the United States of America or
                any state; or if, under the provisions of any other law for the relief
                or
                aid of debtors, a court of competent jurisdiction shall assume custody
                or
                control of the Borrower or of the whole or any substantial part of
                its
                properties; or if there is commenced against the Borrower any proceeding
                for any of the foregoing relief and such proceeding or petition remains
                undismissed for a period of thirty (30) days; or if the Borrower
                by any
                act indicates its consent to or approval of any such proceeding or
                petition; or

            

    

    

    
      	 	
              2.4

            	
              If
                (i) any judgment remaining unpaid, unstayed or undismissed for a
                period of sixty (60) days is rendered against the Borrower which
                by itself
                or together with all other such judgments rendered against the Borrower
                remaining unpaid, unstayed or undismissed for a period of sixty (60)
                days,
                is in excess of $100,000, or (ii) there is any attachment or
                execution against the Borrower’s properties remaining unstayed or
                undismissed for a period of sixty (60) days which by itself or together
                with all other attachments and executions against the Borrower’s
                properties remaining unstayed or undismissed for a period of 60 days
                is
                for an amount in excess of
                $100,000.00.

            

    

    

    
      	3.	
              Conversion
                - Holder 

            

    

    

    
      	 	
              3.1

            	
              Conversion
                Rights.
                At
                any time from the date hereof the Holder will have the right, at
                its
                option, to convert the Note into Shares of Common Stock of the Company
                (the “Shares”) at the conversion rate then in
                effect.

            

    

    

    
      	 	 	
              The
                initial conversion rate is thirty-five cents ($.35) per share or
                314,285
                Shares if the entire Note was converted, subject to adjustments in
                certain
                events. No fractional Share or scrip representing a fractional Share
                will
                be issued upon conversion of the Notes. Cash will be paid in lieu
                of any
                fractional Shares equal to the then current market value of such
                fractional Share. 

            

    

    

    
      
         

      

      
        2

        
          

        

      

      
         

      

       

    

    
      	 	 	
              The
                conversion rate will be appropriately adjusted if the Company
                (a) pays a dividend or makes a distribution on its Shares of Common
                Stock which is paid or made in Shares of Common Stock, (b) subdivides
                or reclassifies its outstanding Shares of Common Stock, (c) combines
                its outstanding Shares of Common Stock into a smaller number of Shares
                of
                Common Stock, (d) issues Shares of Common Stock, or issues rights or
                warrants to all Holders of its Common Stock entitling them to subscribe
                for or purchase Shares of Common Stock (or securities convertible
                into
                Common Stock), at a price per Share less than $.35 per Share, or
                (e) distributes to all Holders of its Common Stock evidences of its
                indebtedness or assets (excluding any dividend paid in cash out of
                legally
                available funds) subject to the limitation that adjustments by reason
                of
                any of the foregoing need not be made until they result in a cumulative
                change in the conversion rate of at least five percent (5%). The
                conversion rate will not be adjusted upon the conversion of presently
                outstanding stock options or
                warrants.

            

    

    

    
      	 	 	
              In
                case of any consolidation or merger to which the Company is a party
                other
                than a merger or consolidation in which the Company is the surviving
                corporation, or in case of any sale or conveyance to another corporation
                of the property of the Company as an entirety or substantially as
                an
                entirety, or in case of any statutory exchange of securities with
                another
                corporation, there will be no adjustment of the conversion price,
                but each
                Holder of the Notes then outstanding will have the right thereafter
                to
                convert such Notes into the kind and amount of securities, cash or
                other
                property which he would have owned or have been entitled to receive
                immediately after such consolidation, merger, statutory exchange,
                sale or
                conveyance had such Notes been converted immediately prior to the
                effective date of such consolidation, merger, statutory exchange,
                sale or
                conveyance. In the case of a cash merger of the Company into another
                corporation or any other cash transaction of the type mentioned above,
                the
                effect of these provisions would be that the conversion features
                of the
                Notes would thereafter be limited to converting the Notes at the
                conversion price in effect at such time into the same amount of cash
                per
                Share that such Holder would have received had such Holder converted
                the
                Notes into Common Stock immediately prior to the effective date of
                such
                cash merger or transaction.

            

    

    

    
      	 	
              3.2

            	
              Mechanics
                of Conversion.

            

    

    

    
      	 	 	
              The
                Note may be converted upon a notice from the Company to the Note
                holder
                and surrender of the Notes at any time from the date hereof, at the
                offices of the Company, 23950 Craftsman Road, Calabasas, CA 91302,
                with
                the form of “Notice of Conversion” duly completed and executed as
                indicated. Shares of Common Stock issued upon conversion will be
                fully
                paid and non-assessable.

            

    

    

    
      
         

      

      
        3

        
          

        

      

      
         

      

    

    

    
      	
              4.

            	
              Prepayment.
                Borrower may prepay any or all amounts due under this Note at any
                time
                from the date of this Note at one hundred percent (100%) of the principal
                amount of the Note together with accrued interest; provided, however,
                that
                Borrower, as a condition to prepayment of some or all of the balance
                hereof, shall deliver written notice of its intention to prepay at
                least
                thirty (30) calendar days prior to the date of such prepayment
                (“Prepayment Date”).

            

    

    

    
      	
              5.

            	
              Subordination.
                Indebtedness evidenced by the Note will be subordinated in right
                of
                payment to the prior payment in full of all existing and future Senior
                Indebtedness of the Company. Senior Indebtedness is defined as the
                principal of (and premium, if any) and unpaid interest or accrued
                original
                issue discount on and other amounts due on or in connection with
                any Debt
                (as defined below) incurred, assumed or guaranteed by the Company,
                whether
                outstanding on the date of the issuance of the Note or thereafter
                incurred, assumed or guaranteed and all renewals, extensions and
                refundings of any such Debt; provided, however, that the following
                will
                not constitute Senior Indebtedness:

            

    

    

    
      	 	
              (i)

            	
              any
                Debt as to which, in the instrument creating or evidencing the same
                or
                pursuant to which the same is outstanding, it is expressly provided
                that
                such Debt is subordinate in right of payment to all other debt of
                the
                Company not expressly subordinated to such
                Debt;

            

    

    

    
      	 	
              (ii)

            	
              any
                Debt which by its terms refers explicitly to the Note and states
                that such
                Debt shall not be senior in right of payment
                thereto;

            

    

    

    
      	 	
              (iii)

            	
              any
                Debt of the Company in respect of the
                Note;

            

    

    

    
      	 	
              (iv)

            	
              any
                Debt of the Company to any Subsidiary of the Company;
                and

            

    

    

    
      	 	
              (v)

            	
              any
                Debt of the Company to any joint venture or partnership, which joint
                venture or partnership is required, under generally accepted accounting
                principles, to be consolidated in the Company’s consolidated financial
                statements.

            

    

    

    
      	 	
              Debt
                is defined to mean, with respect to any person at any date, without
                duplication:

            

    

    

    
      	 	
              (a)

            	
              all
                obligations of such person for borrowed
                money,

            

    

    

    
      	 	
              (b)

            	
              all
                obligations of such person evidenced by bonds, debentures, note or
                other
                similar instruments,

            

    

    

    
      	 	
              (c)

            	
              all
                Debt of others secured by a lien on any asset of such person, whether
                or
                not such Debt is assumed by such
                person,

            

    

    

    
      	 	
              (d)

            	
              all
                Debt of others for the payment of which such person is responsible
                or
                liable as obligor or guarantor,

            

    

    

    
      
         

      

      
        4

        
          

        

      

      
         

      

       

    

    
      	 	
              (e)

            	
              all
                obligations of such person in respect of letters of credit or other
                similar instruments (or reimbursement obligations with respect
                thereto),

            

    

    

    
      	 	
              (f)

            	
              all
                obligations of such person to pay the deferred purchase price of
                property
                or services, except Trade Payables,
                and

            

    

    

    
      	 	
              (g)

            	
              all
                reimbursement, reserve funding and other obligations of such person
                in
                respect of surety bonds executed by such person or at the request
                of and
                for the benefit of such person.

            

    

    

    By
      reason
      of such subordination, in the event of dissolution, insolvency, bankruptcy
      or
      other similar proceedings, upon any distribution of assets, (i) holders of
      Senior Indebtedness will be entitled to be paid in full before payments may
      be
      made on the Note, and the Holder of the Note will be required to pay over their
      share of such distribution to the holder of Senior Indebtedness until such
      Senior Indebtedness is paid in full and (ii) creditors of the Company who
      are neither holders of Notes nor holders of Senior Indebtedness may recover
      less, ratably, than holders of Senior Indebtedness and may recover more,
      ratably, than the Holder of the Note.

    

    
      	
              6.

            	
              Securities
                Law Compliance.
                The Holder understands that the right of conversion of this Note
                is
                subject to full compliance with the provisions of all applicable
                securities laws and the availability thereunder upon any conversion
                of any
                exemption from registration thereunder for such conversion, and that
                the
                certificate or certificates evidencing such Note will bear a legend
                to the
                following effect:

            

    

    

    “THE
      SECURITIES EVIDENCED HEREBY MAY NOT BE TRANSFERRED WITHOUT (i) THE OPINION
      OF COUNSEL SATISFACTORY TO THIS CORPORATION THAT SUCH TRANSFER MAY LAWFULLY
      BE
      MADE WITHOUT REGISTRATION UNDER THE FEDERAL SECURITIES ACT OF 1933, AS AMENDED,
      OR (ii) SUCH REGISTRATION.”

    

    
      	
              7.

            	
              Notices.
                Any notice herein required or permitted to be given shall be in writing
                and may be personally served, sent by United States Mail, certified,
                or by overnight delivery service. For the purposes hereof, the address
                of
                the Holder and the address of the Company shall be as reflected in
                the
                Subscription Agreement between the Holder and the Company of even
                date
                herewith. Both the Holder and the Company may change the address
                for
                service by written notice to the other as herein
                provided.

            

    

    

    
      	
              8.

            	
              No
                Waiver Rights and Remedies Cumulative.
                No
                failure on the part of the Holder to exercise, and no delay in exercising
                any right hereunder shall operate as a waiver thereof; nor shall
                any
                single or partial exercise by the Holder of any right hereunder preclude
                any other or further exercise thereof or the exercise of any other
                right.
                The rights and remedies herein provided are cumulative and not exclusive
                of any remedies or rights provided by law or by any other agreement
                between the Borrower and the
                Holder.

            

    

    

    
      
         

      

      
        5

        
          

        

      

      
         

      

       

    

    
      	
              9.

            	
              Amendments.
                No
                amendment, modification or waiver of any provision of this Note nor
                consent to any departure by the Holder therefrom shall be effective
                unless
                the same shall be in writing and signed by the Holder and then such
                waiver
                or consent shall be effective only in the specific instance and for
                the
                specific purpose for which given.

            

    

    

    
      	
              10.

            	
              Successors
                and Assigns.
                This Note shall be binding upon the Borrower and its successors and
                assigns and the terms hereof shall inure to the benefit of the Holder
                and
                its successors and assigns, including subsequent holders
                hereof.

            

    

    

    
      	
              11.

            	
              Severability.
                The provisions of this Note are severable, and if any provision shall
                be
                held invalid or unenforceable in whole or in part in any jurisdiction,
                then such invalidity or unenforceability shall not in any manner
                affect
                such provision in any other jurisdiction or any other provision of
                this
                Note in any jurisdiction.

            

    

    

    
      	
              12.

            	
              Waiver
                of Notice.
                The Borrower hereby waives presentment, demand for payment, notice
                of
                protest and all other demands in connection with the delivery, acceptance,
                performance, default or enforcement of this
                Note.

            

    

    

    
      	
              13.

            	
              Governing
                Law.
                This Note has been executed in and shall be governed by the laws
                of the
                State of California.

            

    

    

    
      	
              14.

            	
              Note
                Holder is Not a Shareholder.
                No
                Holder of this Note, solely by virtue of the ownership of this Note,
                shall
                be considered a shareholder of the Company for any purpose, nor shall
                anything in this Note be construed to confer on any Holder of this
                Note
                any rights of a shareholder of the Company including, without limitation,
                any right to vote, give or withhold consent to any corporate action,
                receive notice of meetings of shareholders or receive
                dividends.

            

    

    

    
      	
              15.

            	
              Exchange
                and Replacement of Note.
                Upon surrender of this Note to the Borrower, the Borrower shall execute
                and deliver, at its expense, one or more new Notes of such denominations
                and in such names, as requested by the holder of the surrendered
                Note.
                Upon receipt of evidence satisfactory to the Company of the loss,
                theft,
                mutilation, or destruction of any Note, the Borrower will make and
                deliver
                a new Note of like tenor at the request of the holder of such
                Note.

            

    

    

    
      
         

      

      
        6

        
          

        

      

      
         

      

    

    

    IN
      WITNESS WHEREOF, the Company has caused this Note to be signed by its authorized
      officers as of the 26th day of April, 2007.

     

    
      	 	 	 
	 	
              ROKWADER,
                INC.

            
	 
 	 
 	 
 
	 	By:  	/s/
              Mitchell Turk
	 	
              

              Mitchell
                Turk, Secretary

            
	 	 

    

     

    
      
         

      

      
        7

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