Document:

exv10w48

 

Exhibit 10.48

After Recording Return To:

Peter W. Shrair

Cooley, Shrair P.C.

1380 Main Street

Springfield, MA 01103

MORTGAGE AND SECURITY AGREEMENT

           This Mortgage and Security Agreement (collectively this “Mortgage”) is made and entered into
as of this 11th day of January, 2005, by Smith & Wesson Corp., a Delaware corporation, having a
principal place of business at 2100 Roosevelt Avenue, Springfield, Massachusetts (the “Mortgagor”),
in favor of Banknorth, N.A., a national banking association having an office located at 1441 Main
Street, Springfield, Massachusetts (“Mortgagee”).

I.       Grant of Mortgage and Security Interest

           1.01       For good and valuable consideration, and in order to secure the prompt and complete
payment and performance of various promissory Notes by Mortgagor in favor of Mortgagee of even
date hereto in the amounts of Seventeen Million and 00/100 Dollars ($17,000,000.00), Twelve Million
One Hundred Four Thousand and 00/100 Dollars ($12,104,000.00), Five Million Eight Hundred Ninety
Six Thousand and 00/100 Dollars ($5,896,000.00) and Five Million and 00/100 Dollars
($5,000,000.00), (b) all terms, covenants and agreements contained in this Mortgage, and (c) any
and all debts, liabilities and obligations of Mortgagor to Mortgagee of every kind, nature and
description, whether now existing or hereafter arising, absolute or contingent, direct or indirect,
(collectively the “Obligations”), Mortgagor does hereby grant to Mortgagee, with MORTGAGE
COVENANTS, the land, with all buildings and improvements now or hereafter thereon, located at 2100
Roosevelt Avenue, Springfield, Massachusetts and 299 Page Boulevard, Springfield, Massachusetts, as
more particularly described on Exhibits “A” and “B”, respectively, annexed hereto, and with
all easements, covenants, agreements and rights which are appurtenant to or benefit such land, and
also including any item of Related Personal Property (as hereinafter defined) constituting a
fixture under the Uniform Commercial Code as enacted in the Commonwealth of Massachusetts,
(collectively the “Real Property”), and pledges and assigns to Mortgagee, and grants to Mortgagee a
security interest in, all right, title and interest of Mortgagor in and to all tangible and
intangible personal property (whether now existing or hereafter acquired or arising, and wherever
located) upon, concerning or in any way relating to the Real Property, including, without
limitation, (i) all fixtures, machinery, equipment, furniture, inventory, building supplies,
appliances and other personal property, including, but not limited to, furnaces, ranges, heaters,
plumbing goods, gas and electric fixtures, screens, screen doors, mantels, shades, storm doors and
windows, awnings, oil burners and tanks, gas or electric refrigerators and refrigerating systems,
ventilating and air conditioning apparatus and equipment, doorbell and alarm systems, sprinkler and
fire extinguishing systems, portable or sectional buildings, and all other fixtures and equipment
of whatever kind or nature now or hereafter located in or on the Real Property, or used or intended to be used in

 

 

connection with the use, operation, construction or enjoyment of the Real Property, all of which
shall be deemed fixtures and a part of the Real Property as between the parties hereto and all
persons claiming by, through or under them, (ii) all leases, contracts or agreements relating to
the lease, rental, hire or use by Mortgagor of any of the aforementioned personal property, (iii)
all leases, tenancies, occupancies and license arrangements pertaining to the Real Property or any
portion thereof, and all guaranties and security relating thereto, (iv) all rents, issues, profits
and other benefits from the Real Property, any of the personal property described herein, and any
of the leases, tenancies, occupancies, license arrangements and rental agreements relating thereto,
(v) all contracts, agreements, accounts, chattel paper, general intangibles, licenses, rights,
permits and approvals, privileges, warranties and representations relating to the ownership, use,
operation, management, construction, repair or service of any of the Real Property or personal
property described herein, (vi) any and all agreements to sell the Real Property or any portion
thereof, (vii) all funds held by Mortgagee as tax or insurance escrow payments or for other
purposes, (viii) all insurance policies and all proceeds or unearned insurance premiums relating
thereto, (ix) all claims, awards, damages or proceeds resulting from any condemnation or other
taking of, or for any damage to, any of the Real Property or personal property described herein,
(x) all claims to rebates, refunds or abatements of any property taxes relating to any of the Real
Property or personal property described herein, (xi) all construction contracts, subcontracts,
architectural agreements, labor, material and payment bonds, guaranties and warranties, and plans
and specifications relating to the construction of improvements upon the Real Property, and (xii)
all proceeds, products, substitutions and accessions to any of the foregoing, (collectively the
“Related Personal Property”). The Real Property and Related Personal Property shall hereinafter
collectively be referred to as the “Collateral”. Notwithstanding anything in this Mortgage to the
contrary, the Collateral shall not include: (a) intangible assets, which constitute intellectual
property of the Mortgagor (including, without limitation, the “Smith & Wesson”) trade name and any
trade secrets, know-how, licenses, trade names, logos, registrations, patents, patent applications,
copyrights, copyright applications, trademarks or trademark applications); or (b) any licenses,
leases or other contracts to the extent that the granting of a security interest therein would
constitute a breach thereof or is prohibited thereby and such prohibition is not ineffective under
Sections 9-406(d), 9-407, 9-408 or 9-409 of the Uniform Commercial Code; provided, further (x) all
accounts arising under such licenses, leases or other contracts shall be included in the definition
of Collateral and shall constitute the Collateral and (y) the Collateral shall include all payments
and other property received or receivable in connection with any sale or other disposition of such
licenses, leases or other contracts.

           1.02       It is expressly intended by Mortgagor that this Mortgage shall at all times secure all of
the Obligations, whether now existing or hereafter incurred by future advance or otherwise, whether
or not any of the Obligations are related to the present transaction pertaining to this Mortgage or
contemplated by Mortgagor or Mortgagee at the time of this Mortgage, and whether or not this
Mortgage is referenced within any document evidencing any of such Obligations. To the extent any
of the Obligations shall be that of less than all parties constituting the Mortgagor herein, any
such co-mortgagor not liable for any of such Obligations hereby expressly hypothecates his/her/its
ownership interest in the Collateral to the extent of all Obligations. It is also intended that
the lien of this Mortgage shall at all times take priority over any other lien hereafter granted by
Mortgagor upon any of the Collateral, whether or not the Obligations secured hereby are incurred

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prior to or after the grant of such junior lien.

II.       Representations, Warranties and Covenants

           Mortgagor hereby further covenants, warrants and agrees with Mortgagee as follows:

           2.01       Mortgagor shall pay when due, and fully and promptly perform all of the provisions,
agreements and covenants of, the Obligations.

           2.02       Mortgagor is, and shall hereafter remain, the owner of the Collateral free and clear of
all liens and encumbrances, except for the mortgage and security interest created hereby and liens
for real estate taxes and municipal betterments not yet due and payable. Mortgagor has the full
right, power, and authority to execute and deliver this Mortgage or other liens permitted under the
Loan and Security Agreement, of even date herewith, executed by Mortgagor, Smith & Wesson Holding
Corporation, a Nevada corporation and Mortgagee (the “Loan Agreement”). Mortgagor shall defend the
Collateral and Mortgagee forever against all claims and demands of all persons and indemnify
Mortgagee against any losses or expenses resulting from such claims and demands.

           2.03       Mortgagor shall pay when due all taxes, charges for water, sewer and other municipal
services, and assessments, now or hereafter assessed or imposed against any of the Collateral, any
interest therein, or any obligations secured thereby, except to the extent that such charges or
taxes are being contested as permitted by the Loan Agreement. Mortgagor shall deliver to
Mortgagee, upon request, evidence of such payments.

           2.04       At Mortgagee’s request, following the occurrence of an Event of Default, Mortgagor shall
pay monthly, in addition to any other payment due upon the Obligations, an amount equal to 1/12th
of the estimated yearly taxes, assessments and other charges which may be levied against the
Collateral. Such funds shall be held by Mortgagee, without obligation to pay interest thereon and
free of liens and claims of all other creditors of Mortgagor, to pay such taxes, assessments and
charges when due, but only to the extent of such funds actually held by Mortgagee. Such funds
shall not be, nor deemed to be, trust funds but may at any time be commingled with the general
funds of Mortgagee. Such funds are pledged as additional security for the Obligations and may at
any time be applied, at Mortgagee’s option and without notice to Mortgagor, to the payment of the
Obligations. If at any time the funds held by Mortgagee hereunder shall be less than the amount
deemed necessary by Mortgagee to pay such taxes, assessments and charges when due, Mortgagor shall
pay to Mortgagee, within five (5) days after notice from Mortgagee to Mortgagor requesting payment
thereof, any amount necessary to make up the deficiency.

           2.05       Mortgagor, at its own expense, shall keep the Collateral, other than intangible property,
insured at all times against fire and all other casualties and contingencies as Mortgagee shall
require, and by such insurance companies, in such amounts, in such form and substance, and with
such coverages, endorsements, deductibles and expiration dates as are acceptable to Mortgagee, in
its sole and exclusive discretion. Mortgagor shall deposit all such policies and/or certificates
evidencing such coverages with Mortgagee on the binding thereof and shall deliver, at least thirty

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(30) days before the expiration, new policies and certificates for any coverage about to expire.
All such insurance policies shall be first payable in case of loss to Mortgagee pursuant to
standard mortgagee and loss payee clauses in favor of Mortgagee and shall provide that such
policies shall not be cancelled or amended without at least thirty (30) days prior written notice
to Mortgagee. In the event of any loss or damage to any of the Collateral, Mortgagor shall
immediately notify Mortgagee and the insurer in writing. Mortgagor irrevocably authorizes and
empowers Mortgagee as attorney in fact for Mortgagor, at Mortgagee’s option and sole discretion, to
settle and adjust any claim under such insurance policies, to appear and prosecute any action
arising therefrom, and to collect and receive all proceeds thereof. Mortgagor further authorizes
Mortgagee, at Mortgagee’s option, to apply such proceeds to the Obligations or to make such
proceeds available, upon such terms and conditions as Mortgagee shall determine, for the repair,
restoration or replacement of Collateral. Mortgagor also authorizes and empowers Mortgagee, at
Mortgagee’s option, following any Event of Default (as hereinafter defined) under this Mortgage, to
cancel or transfer any insurance policy and/or to retain unearned premiums for application to the
Obligations.

           Notwithstanding any contrary provision contained in this section, if an insured loss or
casualty to the Collateral shall occur, the Mortgagee, unless an Event of Default shall have
occurred and is continuing and/or the cost of repair or restoration of the Collateral is in excess
of fifty percent (50%) of the then outstanding principal balance of the Note, shall advance the
proceeds of insurance (in installments upon application for the restoration of the Premises
provided, however, the Mortgagee shall have no such obligation unless (a) the proceeds of insurance
which are in the possession of the Mortgagee are adequate to complete such restoration or if not,
then the Mortgagor has deposited with the Mortgagee sufficient cash with which to complete such
restoration; (b) to the extent of any loss or casualty in excess of Fifty Thousand and 00/100
Dollars ($50,000.00), the Mortgagee has been furnished with a certificate of an architect
acceptable to the Mortgagee certifying that such restoration can be completed with the funds
(including insurance proceeds and/or cash of the Mortgagor) and can be completed in accordance with
zoning and building code requirements; (c) such restoration can be completed within the lesser of
(i) eight (8) months of the receipt of the initial insurance proceeds or (ii) a period of time that
ends not later than one hundred (120) days before the maturity date of the Note; and (d) a copy of
a building permit, if required, has been furnished to Mortgagee.

           If, as set forth above, the Mortgagee makes said proceeds available to reimburse Mortgagor or
the cost of the rebuilding or restoration of the Premises, such proceeds shall be made available in
such manner and under such conditions as the Mortgagee may require. The Premises shall be so
restored or rebuilt so as to be of at least equal value and substantially the same character as
prior to such damage or destruction.

           2.06       Mortgagor shall (a) not commit or permit any waste of the Collateral, (b) keep the
Collateral in good operating order and condition at all times, ordinary wear and tear excepted, (c)
restore or repair promptly, fully, and in a good workmanlike manner the Collateral after any damage
or loss thereto, (d) comply at all times with all laws, ordinances, regulations, requirements and

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restrictions applicable to the Collateral, and (e) not remove any of the Related Personal Property
or demolish or materially alter any improvements to the Real Property, except for dispositions of
the Related Personal Property permitted by the Loan Agreement. Mortgagee may, at Mortgagor’s sole
expense, make or cause to be made reasonable entries upon the Real Property for inspections of the
Collateral during normal business hours or at any other time when necessary to protect and preserve
any of the Collateral.

           2.07       [INTENTIONALLY DELETED]

           2.08       Mortgagor shall maintain at all times true and complete books and records reflecting the
results of the operation of the Collateral and copies of all written contracts, leases and other
instruments affecting the Collateral. All books and records, contracts, leases and other
instruments shall be subject to examination and copying by Mortgagee at any reasonable time by
Mortgagee and at Mortgagor’s sole expense.

           2.09       That, except as agreed to in writing by Mortgagee, the legal or beneficial ownership of
the Real Property or any part thereof or interest therein will not at any time become vested in a
person or entity other than Mortgagor. The foregoing shall include, without limitation, the sale,
transfer, assignment or other conveyance of the Real Property, the sale, transfer or conveyance
(whether voluntary or by operation of law) of legal, partnership, stock or beneficial interest in
and/or of Mortgagor, or the granting or suffering of any liens, encumbrances, or security
interests, except this Mortgage, without, in each instance, prior written approval of Mortgagee.
If the legal or beneficial ownership of the Real Property or any part thereof or any interest
therein does become vested in a person or entity other than Mortgagor, Mortgagee may, without
notice to Mortgagor, deal with such successor(s) in interest with reference to this Mortgage and
the Obligations secured hereby, and in the same manner as with Mortgagor, without in any way
vitiating or discharging Mortgagor’s liability hereunder or under the Obligations secured hereby.

           2.10       Mortgagor will from time to time do all such things and execute such documents as
Mortgagee may reasonably request in order to carry into effect the provisions and intent of this
Mortgage and to protect, perfect and maintain Mortgagee’s interest in and to the Collateral.

           2.11       Mortgagor is not in default under any term or condition of any lease or tenancy upon the
Real Property and shall at all times perform all obligations of Mortgagor under any and all such
leases or tenancies, with all such leases and tenancies, and all rents and profits relating
thereto, remaining assigned hereby to Mortgagee as additional security for the Obligations.
Mortgagor will not, without Mortgagee’s prior written consent, which consent shall not be
unreasonably withheld or delayed (i) accept any prepayment of any rent or other amount due upon any
lease or tenancy, except for the current month’s rent, (ii) modify, in any material respect, any
provision of, or cancel or terminate, any lease or tenancy, or (iii) enter into any lease or
tenancy. Upon Mortgagee’s request, Mortgagor shall take all action necessary to obtain agreements
(in form and substance satisfactory to Mortgagee) from each tenant subordinating such lease or
tenancy to the lien of this Mortgage.

           2.12       If any of the Collateral shall be damaged or taken through condemnation, or any

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conveyance in lieu thereof, Mortgagor authorizes Mortgagee, at Mortgagee’s option, as irrevocable
attorney in fact for Mortgagor, to commence, appear in and/or prosecute, in Mortgagor’s or
Mortgagee’s name, any action or proceeding leading to such condemnation or other taking of the
Collateral and to settle or compromise any claim in connection thereto. The proceeds of any award
or claim for damages in connection with such condemnation or any other taking, or for conveyances
in lieu of condemnation, are hereby assigned and shall be paid to Mortgagee to be applied, after
deduction of Mortgagee’s costs and expenses incurred in collecting such amounts, at Mortgagee’s
option, to the payment of the Obligations, whether or not then due, and/or to the restoration or
repair of the Collateral, with the balance, if any, to Mortgagor.

           2.13       If Mortgagor shall fail to perform any of the covenants or agreements contained in this
Mortgage, Mortgagee may (in addition to any other right or remedy available to Mortgagee hereunder
or otherwise) from time to time, and at Mortgagee’s option and without obligation to do so,
disburse such amounts and take such action as Mortgagee may deem necessary to effectuate compliance
with Mortgagor’s covenants and agreements herein, including, but not limited to, paying any taxes
or insurance premiums, the payment of which is then due, satisfying any liens or encumbrances on
any of the Collateral, or entering upon the Real Property to make repairs or complete improvements.
All amounts so expended or incurred by Mortgagee shall be included in the Obligations of Mortgagor
to Mortgagee, shall be payable upon demand, and shall accrue interest at the highest rate
applicable to any of the Obligations.

III.       Events of Default

           3.01       The term “Event of Default” as used in this Mortgage shall mean any one or more of the
following conditions or events: (a) the failure of Mortgagor to pay when due any of the Obligations
and such failure is not cured within any applicable notice, grace or cure period; (b) the failure
of Mortgagor to perform any term, covenant or agreement contained in this Mortgage, and, to the
extent such non-monetary (which term excludes, without limitation, payment and/or financial
covenants) failure is curable, Mortgagor has not cured such failure within thirty (30) days after
written notice from Mortgagee to Mortgagor with respect to a non-monetary failure; provided,
however, if such failure cannot reasonably be cured within such thirty (30) days, then Mortgagor
shall have up to ninety (90) days after written notice from Mortgagee as long as Mortgagor is
diligently pursuing such cure within such ninety (90) day period; (c) any representation or
warranty of Mortgagor contained in this Mortgage shall prove to have been false or incorrect in any
material respect when made; (d) the Collateral shall be, or any portion thereof, damaged by fire or
other casualty wherein the estimated loss is in excess of Five Hundred Thousand and 00/100 Dollars
($500,000.00) and not adequately covered by insurance; (e) the Collateral, or any portion thereof,
shall be damaged or taken through condemnation or conveyance in lieu thereof, wherein the estimated
loss is in excess of Five Hundred Thousand and 00/100 Dollars ($500,000.00) and not adequately
covered by insurance (f) the granting of any trust mortgage upon any assets of Mortgagor, the
occurrence of any assignment for the benefit of Mortgagor’s creditors, or the appointment of a
custodian, trustee or receiver with respect to any assets of Mortgagor (not otherwise permitted by
the Loan Agreement), or the filing of any petition by or against Mortgagor under the Bankruptcy
Reform Act of 1978 (as amended) or any other federal or state law by which Mortgagor is or may be
relieved

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from its debts unless, in the case of an involuntary receivership, bankruptcy filing,
receivership or trusteeship has been dismissed within sixty (60) days of the filing of same; (g)
the failure of Mortgagor to perform any term, covenant or agreement contained in, or
the occurrence of a default or event of default under, any other material mortgage or any
material note, the Loan Agreement, guaranty or other agreement or obligation (whether now existing
or hereafter arising, and whether related or unrelated to this Mortgage or any of the Obligations)
by Mortgagor in favor of Mortgagee, and such default has not been cured within any applicable
notice, grace or cure period; (h) the failure of Mortgagor to perform any term, covenant or
agreement contained in, or occurrence of a default or event of default under, any other material
permitted mortgage and/or material security agreement (and/or any of the obligations secured
thereby) encumbering any of the Collateral, and such default has not been cured within any
applicable notice, grace or cure period; or (i) the breach of the Statutory Condition herein
contained.

IV.       Rights And Remedies Upon Default

           4.01       Upon the occurrence of an Event of Default, any and all Obligations shall, at
Mortgagee’s option, become immediately due and payable without notice or demand, and Mortgagee,
with or without taking possession of the Collateral, may (a) collect all rents, payments in the
nature of rents, or account receivables relating to the Collateral; (b) sell, lease or otherwise
dispose of any or all of the Collateral in its then condition or following such preparation or
processing as Mortgagee deems advisable; (c) without assuming the obligations of Mortgagor
thereunder, exercise the rights of Mortgagor under any contract, lease, permit, license or other
beneficial right pertaining to any of the Collateral; (d) either directly, by agent, or by
appointment of receiver, and with or without bringing any action or proceeding, maintain, repair
and/or preserve the Collateral, construct the improvements thereon, or otherwise make alterations
thereto, and/or manage, lease or operate the Collateral on such terms as Mortgagee in its sole
discretion deems proper and appropriate; (e) exercise the Statutory Power of Sale; (f) foreclose
any and all rights of Mortgagor in and to any of the Collateral; (g) proceed by a suit or suits at
law or in equity or by other appropriate proceedings or remedy to collect the Obligations; (h)
require Mortgagor to assemble any or all of the Related Personal Property and make it available to
Mortgagee, at Mortgagor’s sole risk and expense, in a place or places determined by Mortgagee; (i)
take possession of any or all of the Collateral; and/or (j) exercise any other right or remedy of a
mortgagee or secured party under the laws of the Commonwealth of Massachusetts.

           4.02       This Mortgage is upon the STATUTORY CONDITION, upon the breach of which Mortgagee shall
have, in addition to all other rights and remedies hereunder, the STATUTORY POWER OF SALE.

           4.03       All rights and remedies of Mortgagee hereunder shall be cumulative and not exclusive of
any other rights and remedies available to Mortgagee at law or in equity. No indulgence, delay or
omission by Mortgagee in exercising or enforcing any of its rights or remedies hereunder shall
operate as a waiver thereof on that occasion nor on any other occasion. No waiver of any Event of
Default hereunder shall operate as a waiver of any other Event of Default hereunder, nor as a
continuing waiver.

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           4.04       Any sale or other disposition of the Related Personal Property may be at public or
private sale and upon such terms and in such manner as Mortgagee deems advisable. Mortgagee may
conduct such sale or other disposition of the Related Personal Property upon the Real Property,
in which event Mortgagee shall not be liable for any rent or charge for such use of the Real
Property. Mortgagee may sell any of the Related Personal Property as part of the Real Property, or
any portion or unit thereof, at the foreclosure sale or sales conducted pursuant hereto. Mortgagor
waives any right to require marshalling of any of its assets in connection with any disposition
conducted pursuant hereto. In the event all or part of the Related Personal Property is included
at any real estate foreclosure sale conducted pursuant hereto, the single total price for the
Collateral, or for such part thereof as is sold, may be accepted by Mortgagee with no obligation to
distinguish between the application of proceeds amongst the real or personal property comprising
the Collateral. The obligation of Mortgagor to pay such amounts shall be included in the
Obligations and shall accrue interest at the highest rate applicable to any of the Obligations.

           4.05       In the event Mortgagee, in the exercise of the Statutory Power of Sale contained herein,
elects to sell the Collateral in parts or parcels, said sales may be held from time to time, and
the power shall not be exhausted until all of the Collateral not previously sold shall have been
sold and the Obligations paid in full.

           4.06       Mortgagor hereby irrevocably constitutes and appoints Mortgagee, as Mortgagors true and
lawful attorney in fact, to take, after the occurrence of an Event of Default, any action with
respect to the Collateral to preserve, protect and/or realize upon Mortgagee’s interest therein,
all at the sole risk, cost and expense of Mortgagor, and for the sole benefit of Mortgagee.
Mortgagee shall not be obligated to exercise such power, but if Mortgagee so elects to exercise it,
Mortgagee shall not be accountable for more than it actually receives as a result of such exercise
of power and shall not be responsible to Mortgagor, except for Mortgagee’s willful misconduct,
gross negligence or actual bad faith. All powers conferred upon Mortgagee by this Mortgage, being
coupled with an interest, shall be irrevocable until terminated by written instrument executed by
Mortgagee.

V.       Environmental Representations

           5.00       Mortgagor, to the best of its knowledge and belief, hereby represents, covenants and
warrants to Mortgagee and its successors and assigns, as follows:

               (a) The location and construction, occupancy, operation and use of all improvements now and
hereafter attached to or placed, erected, constructed or developed as a portion of the Premises
(the “Improvements”) do not and will not violate any applicable laws, statute, ordinance, rule,
regulation, policy, order or determination of any federal, state, local or other governmental
authority (“Governmental Authority”) or any board of fire underwriters (or other body exercising
similar functions), or any restrictive covenant or deed restriction affecting any portion of the
Premises, including without limitation, any applicable zoning ordinances and building codes, flood
disaster laws and health and environmental laws, rules and regulations (hereinafter collectively
called the “Applicable Laws”).

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               (b) Without in any way limiting the generality of (i) above, neither the Premises nor the
Mortgagor are the subject of any pending or, to the best of Mortgagor’s knowledge, threatened
investigation or inquiry by any Governmental Authority, or are subject to any remedial obligations
under any Applicable Laws pertaining to health or the environment (“Applicable Environmental
Laws”), including, without limitation, the Comprehensive Environmental Response, Compensation, and
Liability Act of 1980, as amended (“CERCLA”), the Resource Conservation and Recovery Act of 1987,
as amended (“RCRA”), and the Toxic Substances Control Act, The Clean Air Act, and The Clean Water
Act, the Massachusetts Oil and Hazardous Materials Release Prevention Act (M.G.L. c. 21E) as from
time-to-time amended and any other applicable state laws, and this representation and warranty
would continue to be true and correct following disclosure to any applicable Governmental Authority
of all relevant facts, conditions and circumstances pertaining to the Premises and/or the
Mortgagor.

               (c) Mortgagor is not required to obtain any permits, license or authorizations to construct,
occupy, operate or use any portion of the Premises by reason of any Applicable Environmental Laws,
or if any such permits, licenses or authorizations are required by any Applicable Environmental
Laws, such permits, licenses or authorizations have, as of the date hereof, been obtained.

               (d) Mortgagor has taken all steps necessary to determine and has determined that no hazardous
substances, solid wastes, or other substances known or suspected to pose a threat to health or the
environment including, without limitation, oil and all other materials and substances constituting
hazardous substances under any Applicable Environmental Laws (“Hazards”) have been disposed of or
otherwise released on or to the Premises, exist on or within any portion of the Premises, or have
been transported to or from the Premises, except in compliance with all Applicable Environmental
Laws. No prior use, either by Mortgagor or the prior owners of the Premises, has occurred which
violates any Applicable Environmental Laws. The use which Mortgagor makes and intends to make of
the Premises will not result in the disposal or release of any hazardous substance, solid waste or
Hazards on, in or to the Premises, or the transportation of hazardous substances, solid waste or
Hazards to or from the Premises, except in compliance with all Applicable Environmental Laws. The
terms “hazardous substance” and release shall each have the meanings specified in CERCLA,
including, without limitation, petroleum products and petroleum wastes of any kind, and the terms
“solid waste” and “disposal” (or “disposed”) shall each have the meanings specified in RCRA;
provided, however, that in the event either that CERCLA or RCRA is amended so as to broaden
the meaning of any term defined thereby, such broader meaning shall apply subsequent to the
effective date of such amendment; and provided further that, to the extent that the laws of the
state or states where the Premises is located establish a meaning for “hazard substance”,
“release”, “solid waste” or “disposal” which is broader than that specified in either CERCLA or
RCRA, such broader definition shall apply.

               (e) To the best of Mortgagor’s knowledge and belief, there are no on-site or off-site
locations where hazardous substances, including such substances as asbestos and Polychlorinated
Biphenyls, solid wastes, or Hazards from the Premises, have been stored, treated, recycled, or

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disposed of, except to the extent that such storage, treatment, recycling, or disposal has been
accomplished in compliance with all Applicable Environmental Laws.

               (f) To the best of Mortgagor’s knowledge and belief, there has been no litigation brought or
threatened nor any settlement reached by or with any parties alleging the presence, disposal,
release or threatened release, of any hazardous substance, solid wastes or Hazards from the
use or operation of the Premises of the transportation, in violation of Applicable Environmental
Laws, of hazardous substances, solid wastes or Hazards to or from the Premises.

               (g) To the best of Mortgagor’s knowledge and belief after diligent investigation and inquiry,
the Premises is not on any federal or state “superfund” list, and not on EPA’s Comprehensive
Response, Compensation & Liability System (“CERCLIS”) list or on any state environmental agency
list of sites under consideration for CERCLIS, nor subject to any environmentally related liens.

               (h) Neither Mortgagor nor, to the best of Mortgagor’s knowledge and belief, any tenant of any
portion of the Premises, has received any notice from any Governmental Authority with respect to
any violation of any Applicable Laws.

               (i) Mortgagor shall not cause any violation of any Applicable Environmental Laws, nor permit
any tenant of any portion of the Premises to cause such a violation, nor permit any environmental
liens to be placed on any portion of the Premises.

           All of the foregoing representations and warranties shall be continuing and shall be true and
correct for the period from the date hereof through and as of the date of the final payment of all
indebtedness owed by Mortgagor to Mortgagee and the final performance of all obligations under all
instruments evidencing, governing, securing or relating to such indebtedness, with the same force
and effect as if made each day throughout such period, and all of such representations and
warranties shall survive such payment and performance.

           5.01       Mortgagor shall conduct and complete all investigations, studies, sampling, and testing
and all remedial, removal, and other actions necessary to clean up and remove hazardous substances,
solid wastes or Hazards on, in, from or affecting any portion of the Premises (i) in accordance
with all Applicable Laws, (ii) to the satisfaction of Mortgagee, and (iii) in accordance with the
orders and directives of all Governmental Authorities. Mortgagor shall (i) give notice to
Mortgagee immediately upon (A) Mortgagor’s receipt of any notice from any Governmental Authority of
a violation of any Applicable Laws or acquiring knowledge of the receipt of any such notice by any
tenant of any portion of the Premises and (B) acquiring knowledge of the presence of any hazardous
substances, solid wastes or Hazards on the Premises in a condition that is resulting or could
reasonably be expected to result in any adverse environmental impact with a full description
thereof; (ii) promptly comply with all Applicable Environmental Laws requiring the notice, removal,
treatment, or disposal of such hazardous substances, solid wastes or Hazards and provide Mortgagee
with satisfactory evidence of such compliance; and (iii) provide Mortgagee, within thirty (30) days
after demand by Mortgagee, with a bond, letter of credit, or similar financial assurance evidencing
to

10

 

Mortgagee’s satisfaction that sufficient funds are available to pay the cost of removing,
treating, and disposing of such hazardous substances, solid wastes or Hazards and discharging any
assessments that may be established on the Premises as a result thereof.

           5.02       If Mortgagee shall ever have reason to believe that there are hazardous substances,
solid wastes or Hazards affecting any of the Premises, Mortgagee (by its officers, employees and
agents) at any time and from time to time, either prior to or after the occurrence of an Event of
Default under this Mortgage, may contract for the services of persons (the “Site Reviewers”) to
perform environmental site assessments (“Site Assessments”) on the Premises for the purpose of
determining whether there exists on the Premises any environmental condition that could result in
any liability, cost or expense to the owner, occupier, or operator of such Premises arising under
any Applicable Environmental Laws. The Site Assessments may be performed at any time or times,
upon reasonable notice, and under reasonable conditions established by Mortgagor that do not impede
the performance of the Site Assessments. The Site Reviewers are hereby authorized to enter upon
the Premises for such purposes. The Site Reviewers are further authorized to perform both above
and below the ground testing for environmental damage or the presence of hazardous substances,
solid wastes and Hazards on the Premises and such other tests on the Premises as may be necessary
to conduct the Site Assessments in the reasonable opinion of the Site Reviewers. Mortgagor will
supply to the Site Reviewers such historical and operational information regarding the Premises as
may be reasonably requested by the Site Reviewers to facilitate the Site Assessment and will make
available for meetings with the Site Reviewers appropriate personnel having knowledge of such
matters. On request, Mortgagee shall make the results of such Site Assessments fully available to
Mortgagor, which (prior to an Event of Default under this Mortgage) may, at its election,
participate under reasonable procedures in the direction of such Site Assessments and the
description of tasks of the Site Reviewers. The cost of performing such Site Assessments shall be
paid by Mortgagor upon demand of Mortgagee.

           5.03       Without limiting the generality of any other provisions of this Mortgage, Mortgagor
hereby DEFENDS, INDEMNIFIES AND HOLDS HARMLESS Mortgagee, its employees, agents, shareholders,
officers, directors, and assigns, or any person who acquires title at a foreclosure sale, or deed
in lieu of such proceeding (collectively, the “Indemnified Parties”), from and against any claims,
demands, obligations, penalties, fines, suits, liabilities, settlements, damages, losses, costs or
expenses (including, without limitation, reasonable attorneys’ and consultants’ fees and expenses,
expert witness fees, investigation and laboratory fees and expenses, cleanup costs, and court costs
and other litigation expenses) of whatever kind or nature, known or unknown, contingent or
otherwise, arising out of or in any way related to (i) the presence, disposal, release, threatened
release, removal or production of any hazardous substances, solid wastes or Hazards which are on,
in, from or affecting any portion of the Real Property, (ii) the transportation, in violation of
Applicable Environmental Laws of hazardous substances, solid wastes or Hazards to or from the Real
Property; (iii) any personal injury (including wrongful death) or Real Property damage (real or
personal arising out of or related to such hazardous substances, solid wastes or Hazards; (iv) any
lawsuit brought or threatened, settlement reached, or order by Governmental Authority relating to
such hazardous substances, solid wastes or Hazards on the Real Property, and/or (v) any violation
of any Applicable Laws, or demands of Governmental Authorities, or violation of any policies or

11

 

requirements of Mortgagee, which are based upon or in any way related to such hazardous substances,
solid wastes or Hazards on the Real Property, regardless of whether or not any of the conditions
described under any of the foregoing subsections (i) through (v), inclusive, was or is caused by or
within the control of Mortgagor. Mortgagor agrees, upon notice and request by an Indemnified
Party, to contest and defend any demand, claim, suit, proceeding or action with respect to which
Mortgagor has hereinabove indemnified and held the Indemnified Parties harmless and to bear all
costs and expenses of such contest and defense. Mortgagor further agrees to reimburse any
Indemnified Party upon demand for any costs or expenses (including, without limitation, reasonable
attorneys’ and consultants’ fees and expenses, expert witness fees, investigation and laboratory
fees and expenses, cleanup costs and court costs and other litigation expenses) incurred by any
Indemnified Party in connection with any matters with respect to which Mortgagor has hereinabove
indemnified and held the Indemnified parties harmless. The provisions of this paragraph shall be
in addition to any other obligations and liabilities Mortgagor may have to Mortgagee at common law,
in equity or under documentation executed in connection with the Loan, and shall survive the
closing, funding and payment in full of the Loan, as well as any foreclosure of the Loan or
granting of any deed in lieu of foreclosure and the recordation of any release of the lien of this
Mortgage.

           5.04       Mortgagee shall have the right, but not the obligation, without in any way limiting the
Mortgagee’s other rights and remedies under this Mortgage, to enter onto the Premises or to take
such other actions as it deems necessary or advisable to clean up, remove, resolve, or minimize the
impact of, or otherwise deal with, any hazardous substances, solid wastes or Hazards on or
affecting the Premises following receipt of any notice from any person or entity asserting the
existence of any hazardous substances, solid wastes or Hazards pertaining to the Premises or any
part thereof that, if true, could result in an order, notice, suit, imposition of a lien on the
Premises, or other action or that, in Mortgagee’s sole opinion, could jeopardize Mortgagee’s
security under this Mortgage. All reasonable costs and expenses paid or incurred by Mortgagee in
the exercise of any such rights shall be secured by the Mortgage and shall be payable by Mortgagor
upon demand.

           5.05       Mortgagor acknowledges that Mortgagee has and will rely upon the representations,
covenants, warranties and agreements set forth herein in closing and funding the Loan and the
making of the foregoing representations, warranties and covenants is an essential condition but for
which Mortgagee would not close or fund the Loan. The representations, covenants, warranties and
agreements herein contained shall be binding upon Mortgagor, its successors, assigns and legal
representatives and shall inure to the benefit of Mortgagee, its successors, assigns and legal
representatives.

VI.       Notice

           6.00       All notices required or permitted hereunder shall be in writing and shall be deemed
given when personally delivered or deposited in the United States mail and, if delivered by mail,
shall be mailed by registered or certified mail, return receipt requested, which is pre-paid and
addressed as follows: If to Mortgagee, to the address hereinabove stated as Mortgagee’s address or
such other address as Mortgagee shall designate to Mortgagor in writing for the receipt of notice
pursuant hereto, and if to Mortgagor, to either the address hereinabove stated as Mortgagor’s
address,

12

 

to the Real Property or any portion thereof, or to such other address as Mortgagor shall
designate to Mortgagee in writing for the receipt of notice pursuant hereto.

VII.       Miscellaneous

           7.00       In the event Mortgagor is more than one person or entity, all of such parties
constituting Mortgagor shall be jointly and severally liable hereunder, and each reference in this
Mortgage to Mortgagor shall mean each of such co-mortgagors, individually, as well as collectively.

           7.01       The proceeds of any collection, sale or disposition of the Collateral or of any other
payments received hereunder, shall be applied to the Obligations in such order and manner as
Mortgagee shall determine in its sole discretion, any statute, custom or usage to the contrary
notwithstanding. Mortgagor shall remain liable to Mortgagee for any deficiency remaining following
such application.

           7.02       This Mortgage and all other instruments executed in connection herewith incorporate all
discussions and negotiations between Mortgagor and Mortgagee concerning the matters included herein
and in such other instruments. No such discussions or negotiations shall limit, modify or
otherwise affect provisions hereof. No modification, amendment or waiver of any provision hereof,
or of any provision of any other agreement between Mortgagor and Mortgagee, shall be effective
unless executed in writing by the party to be charged with such modification, amendment, or waiver.

           7.03       Mortgagor shall pay on demand all reasonable costs and expenses (including, without
limitation, reasonable attorneys’ fees) incurred by Mortgagor in connection with the preparation,
execution and delivery of this Mortgage and of any other documents and agreements by Mortgagor in
favor of Mortgagee, and all costs and expenses (including, without limitation, reasonable
attorneys’ fees) which Mortgagee may hereafter incur in connection with the collection of the
Obligations or the protection or enforcement of any of Mortgagee’s rights and remedies against
Mortgagor, any Collateral, or any guarantor or endorser of the Obligations. All amounts so
incurred by Mortgagee shall be included in the Obligations of Mortgagor to Mortgagee, shall be
payable upon demand, and shall accrue interest at the highest rate applicable to any of the
Obligations.

           7.04       Mortgagor shall, within ten (10) days of written request from Mortgagee, furnish
Mortgagee with a written statement, duly acknowledged, setting forth the amount of the Obligations,
any right of set off, counterclaim or other defense which may exist or be claimed by Mortgagor
against the Obligations.

           7.05       Mortgagee shall not be liable for any loss sustained by Mortgagor resulting from any
action, omission, or failure to act by Mortgagee with respect to the exercise or enforcement of its
rights under this Mortgage or its relationship with Mortgagor unless such loss is caused by the
willful misconduct, gross negligence or actual bad faith of Mortgagee. This Mortgage and
Mortgagee’s exercise of its rights hereunder shall not operate to place any responsibility upon
Mortgagee for the control, care, management or repair of the Collateral, nor shall it operate to
place any responsibility upon Mortgagee to perform the obligations of Mortgagor under any lease,
license, or contract, or to

13

 

make Mortgagee responsible or liable for any waste committed on the
Collateral, any damages or defective condition to the Collateral, or any negligence in the
management, upkeep, repair or control of the Collateral.

           7.06       Mortgagor shall indemnify, defend and hold harmless Mortgagee of and from any and all
claims or liabilities (except for claims or liabilities arising from Mortgagee’s willful
misconduct, gross negligence or actual bad faith) asserted against and/or incurred by Mortgagee in
connection with the Obligations, this Mortgage, the Collateral, or any part thereof, or the
exercise by Mortgagee of any of its rights or remedies hereunder.

           7.07       Mortgagee may, at any time and from time-to-time, without notice to, and without the
consent of, any other person or entity (except for Mortgagor in the case of a modification of the
terms of the Obligation or this Mortgage), (1) extend or accelerate the time of payment of the
indebtedness secured hereby, (2) agree to modify the terms of the Obligation or this Mortgage,
including increasing payments of interest and/or principal, (3) release any person liable for the
payment of the Obligation secured hereby or for the performance of any other obligation of
Mortgagor to Mortgagee, (4) release all or part of the security held for the Obligation secured
hereby, or (5) exercise or refrain from exercising or waive any right Mortgagee may have.

     Mortgagee shall have such rights and may exercise them without affecting the lien or priority
of this Mortgage upon the Collateral or any part thereof, and without affecting the liability of
any guarantor, endorser, co-maker and/or surety, notwithstanding the fact that the guarantors,
sureties, co-makers, endorsers, junior mortgages, judgments, other claims and/or other encumbrances
may be impaired, prejudiced, or otherwise adversely affected thereby.

           7.08       MORTGAGOR HEREBY EXPRESSLY WAIVES ALL RIGHTS TO A JURY TRIAL WITH RESPECT TO ANY ACTION
OR CLAIM ARISING OUT OF ANY DISPUTE RELATING, DIRECTLY OR INDIRECTLY, TO THE OBLIGATIONS, THIS
MORTGAGE AND/OR THE COLLATERAL.

           7.09       This Mortgage shall be binding upon Mortgagor and Mortgagor’s successors and assigns and
shall enure to the benefit of Mortgagee and Mortgagee’s successors and assigns.

           7.10       Any determination that any provision of this Mortgage or any application thereof is
invalid, illegal or unenforceable in any respect in any instance shall not affect the validity,
legality and enforceability of such provision in any other instance, nor the validity, legality or
enforceability of any other provision of this Mortgage.

           7.11       This Mortgage shall be governed by the laws of the Commonwealth of Massachusetts and
shall take effect as a sealed instrument.

           7.12       In the event of any conflict between the terms of this Mortgage and the terms of the
Loan Agreement, the terms of the Loan Agreement will prevail.

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IN WITNESS WHEREOF, Mortgagor has executed this Mortgage and Security Agreement under seal as of
the day and year first above written.

	 	 	 	 	 
	 	 	SMITH & WESSON CORP.
 
	/s/
Peter Marcil	 	By:  	/s/
John A. Kelly
	Witness	 	Its duly authorized 
	 	 	 	 
	 

COMMONWEALTH OF MASSACHUSETTS

COUNTY OF HAMPDEN

           On this 11th day of January, 2005, before me, the undersigned notary public,
personally appeared John Kelly, as Treasurer for Smith & Wesson Corp., a Delaware
corporation and proved to me through satisfactory evidence of
identification, which was a Mass. driver’s license bearing the photographic image of the person’s face and
signature, to be the person whose name is signed on the preceding or attached document, and
acknowledged to me that he/she signed it voluntarily for its stated purpose.

	 	 	 
	 
	 	Peter Shrair
	

	 	 
	 

	 	Notary Public
	

	 	My commission expires: 12/13/07

15exv10w49

 

Exhibit 10.49

MORTGAGE AND SECURITY AGREEMENT

KNOW ALL MEN BY THESE PRESENTS, that Smith & Wesson Corp., a Delaware corporation, having a
principal place of business at 2100 Roosevelt Avenue, Springfield, Massachusetts (the “Grantor” or
“Debtor”), in consideration of various promissory notes by Grantor in favor of Grantee of even date
hereto in the amounts of Seventeen Million and 00/100 Dollars ($17,000,000.00), Twelve Million One
Hundred Four Thousand and 00/100 Dollars ($12,104,000.00), Five Million Eight Hundred Ninety Six
Thousand and 00/100 Dollars ($5,896,000.00) and Five Million and 00/100 Dollars ($5,000,000.00)
(collectively the “Notes”) and other valuable consideration paid by Banknorth, N.A., a national
banking association, with a place of business at 1441 Main Street, Springfield, Massachusetts (the
“Grantee” or “Secured Party”), the receipt whereof is hereby acknowledged, does hereby give, grant,
bargain, sell, and convey (to the extent comprising personal property) unto Grantee, and its
successors and assigns forever, and grant Secured Party, and its successors and assigns forever a
security interest in, to secure the Obligations as defined below, the following:

Premises situated at or near 19 Aviation Drive, in the Town/City of Holten, County of Aroostook,
State of Maine, more particularly described in Schedule A attached hereto with all buildings and
improvements now or hereafter situated thereon and all privileges, easements and rights appurtenant
thereto (the “Real Property”), and all property described in Schedule B attached hereto (the
“Collateral”). Notwithstanding anything in this Mortgage to the contrary, the Collateral shall not
include: (a) any intangible assets which constitutes intellectual property of the Grantor
(including, without limitation, the “Smith & Wesson” trade name and any trade secrets, know-how,
licenses, trade names, logos, registrations, lists, patents, patent applications, copyrights,
copyright applications, trademarks or trademark applications); or (b) any licenses, leases or other
contracts to the extent that the granting of a security interest therein would constitute a breach
thereof or is prohibited thereby and such prohibition is not ineffective under Sections 9-406(d),
9-407, 9-408 or 9-409 of the Uniform Commercial Code; provided, further (x) all accounts arising
under such licenses, leases or other contracts shall be included in the definition of Collateral
and shall constitute Collateral and (y) the Collateral shall include all payments and other
property received or receivable in connection with any sale or other disposition of such licenses,
leases or other contracts.

The Real Property and such of the Collateral as is tangible personal property constituting fixtures
are hereinafter referred to collectively as the “Premises.” This Mortgage and Security Agreement as
it may be affected by any amendments, subordinations, partial releases or supplemental mortgages
hereafter executed by or accepted by Grantee is hereinafter collectively referred to as the
“Mortgage.”

TO HAVE AND TO HOLD all the aforegranted and bargained Premises and Collateral (hereinafter
sometimes referred to collectively as the “Security”), to Grantee, its successors and assigns, to
its and their use and behoove forever: PROVIDED NEVERTHELESS, that if Grantor pays to Grantee and
fully performs all of the Obligations, in accordance with all the
terms and conditions of this Mortgage and the Loan Documents, then this Mortgage, shall be void,
but otherwise shall remain in full force.

1

 

The term “Obligations” shall mean any and all liabilities, obligations, and indebtedness of Grantor
to Grantee presently existing or hereafter arising, and whether evidenced by a writing or not and
including, without limitation, obligations to pay principal, interest, costs, fees, or other
charges, under the Notes or otherwise; all obligations of Grantor to Grantee, if any, as guarantor,
endorser, accommodation party or surety for the obligations of any Principal Debtor (described
below), to Grantee, and any and all other obligations of performance or forbearance, all as
required or regulated by applicable Loan Documents. The term “Loan Documents” shall mean this
Mortgage and any other instrument, document or agreement evidencing, securing, or governing the
Obligations, whether now existing or hereafter arising, including without limitation, the documents
listed below, as each such document may be amended, extended, renewed or replaced by a written
instrument executed by the applicable parties, including without limitation:

The Obligations as defined in the Loan and Security Agreement between Grantor, Smith & Wesson
Holdings Corporation, a Nevada corporation and Grantee, of even date herewith (the “Loan
Agreement”) and all Notes referenced therein.

The term Loan Documents shall also include, without limitation, any promissory note, line of credit
agreement, guaranty, letter of credit reimbursement agreement or other document, executed by
Grantor either on or about the date hereof or in the future which states that it is or is intended
to be secured by this Mortgage, including those to be secured as a future obligation pursuant to
this Mortgage and Security Agreement.

Grantor covenants and agrees with Grantee as follows:

l. Estate of Grantor; Warranty Covenant. Grantor is lawfully seized of an indefeasible
estate in fee simple in the Security, free from encumbrances, except as may specifically be noted
herein, or in Schedule A or B attached hereto, or otherwise permitted by the Loan Agreement and
Grantor has good right and power, and is duty authorized, to convey the Security to Grantee (and
grant Grantee a security interest therein) to hold as aforesaid. Grantor shall and will warrant and
defend the Security to Grantee forever against the claims and demands of all persons, except as
aforesaid.

2. Payment of Secured Amounts. Grantor shall pay all sums secured hereby when due and shall
perform all Obligations as required by the applicable Loan Documents.

3. Payment of Encumbrances on the Security. Grantor shall pay, when due, all taxes and
assessments of every type or nature, and any claim, lien or encumbrance which may be or may become
prior to this Mortgage, made, placed, levied or assessed against the Security, or any portion
thereof, except to the extent such matters are being contested as permitted by the Loan Agreement.

4. Special Representations, Warranties and Covenants of Grantor. Grantor hereby warrants
and covenants to the Grantee that:

2

 

(a) Grantor’s full legal name is Smith & Wesson Corp. and Grantor’s principal place
of business is at 2100 Roosevelt Avenue, Springfield, Massachusetts. Grantor will
not change Grantor’s name, the State of Grantor’s principal residence, nor
Grantor’s chief executive office nor any other place of business, nor the location
of any Collateral, without at least 30 days’ prior written notice to the Grantee.

5. Insurance. Grantor shall keep the Premises insured against loss or damage by fire, the
perils against which insurance is afforded by the Extended Coverage Endorsement, and such other
risks and perils as Grantee in its discretion may require from time to time, including, without
limitation, insurance against flood damage and business interruption. The policy or policies of
such insurance shall be in such form, shall contain such terms and provisions, and shall be in such
amounts as Grantee may require, shall be issued by a company or companies approved by Grantee, and
shall name Grantee as mortgagee with loss payable to Grantee, and shall, at the request of Grantee,
provide for payment of the full replacement value of the Premises in lieu of a specified sum, which
replacement value insurance shall be in an amount at all times sufficient to keep Grantor from
becoming a co-insurer, which may be evidenced by any agreed amount or similar affirmative statement
from any insurer. Such policy or policies of insurance shall be delivered to Grantee by Grantor.
Grantor shall also maintain comprehensive general public liability insurance for personal injury
and property damage, with contractual liability endorsement, in such amounts as Grantee may
reasonably require from time to time; Grantor shall deliver the policies providing such public
liability insurance for personal injury and property damage to the Grantee to be held by the
Grantee, except that certificates of insurance addressed to the Grantee, satisfactory in form and
content to Grantee, evidencing such public liability insurance for personal injury and property
damage may be delivered to the Grantee in lieu of the policies therefor, provided that a copy of
the underlying policy is also delivered to the Grantee; the policies for such public liability,
personal injury and property damage insurance shall name Grantee as an additional insured and shall
be carried with such companies and shall contain such other terms and conditions as shall be
satisfactory to Grantee, including an obligation upon any such insurer to notify Grantee of any
cancellation of any such insurance coverage in advance thereof. Any and all amounts received by
Grantee as payee under any of such policies may be applied by Grantee to the indebtedness secured
hereby in such manner as Grantee may, in its sole discretion, elect, or, at the option of Grantee,
the entire amount so received or any part thereof may be released to Grantor. Upon foreclosure of
this Mortgage or other acquisition of the Premises or any part thereof by Grantee, such policies
naming Grantee as payee shall become the absolute property of Grantee, but receipt of any insurance
proceeds and any disposition of the same by Grantee shall not constitute a waiver of any rights of
Grantee, statutory or otherwise, and specifically shall not constitute a waiver of the right of
foreclosure by Grantee in the event of default or failure of performance by Grantor of any covenant
or agreement contained herein or in any note secured hereby.

      Notwithstanding any contrary provision contained in this section, if an insured loss or
casualty to the Collateral shall occur, the Grantee, unless an Event of Default shall have
occurred and is continuing and/or the cost of repair or restoration of the Collateral is in excess
of fifty percent (50%) of the then outstanding principal balance of the Note, shall

3

 

advance the
proceeds of insurance (in installments upon application for the restoration of the Premises
provided, however, the Grantee shall have no such obligation unless (a) the proceeds of insurance
which are in the possession of the Grantee are adequate to complete such restoration or if not,
then the Grantor has deposited with the Grantee sufficient cash with which to complete such
restoration; (b) to the extent of any loss or casualty in excess of Fifty Thousand and 00/100
Dollars ($50,000.00), the Grantee has been furnished with a certificate of an architect acceptable
to the Grantee certifying that such restoration can be completed with the funds (including
insurance proceeds and/or cash of the Grantor) and can be completed in accordance with zoning and
building code requirements; (c) such restoration can be completed within the lesser of (i) eight
(8) months of the receipt of the initial insurance proceeds or (ii) a period of time that ends not
later than one hundred (120) days before the maturity date of the Note; and (d) a copy of a
building permit, if required, has been furnished to Grantee.

6. Condition and Use of Premises. Grantor (i) shall neither remove, demolish nor alter the
design or structural character of any building or structure now or hereafter erected upon the
Premises, other than such construction approved by Grantee, unless the Grantee shall first consent
thereto in writing; (ii) shall maintain the Premises in good condition and repair, ordinary wear
and tear excepted; (iii) shall not commit or suffer waste of any Security; (iv) shall comply with
all laws, ordinances, regulations, covenants, conditions and restrictions affecting the ownership,
use and operation of the Security and shall not commit, suffer, or permit any violation thereof.
Nothing contained herein shall obligate Grantee to perform any obligations of Grantor under any
such contracts, leases, agreements, permits, licenses, orders or approvals described in Schedule B
hereto, all of which the Grantor hereby agrees to perform well and punctually. Grantor agrees to
execute and deliver to Grantee specific separate assignments of any property described in Schedule
B hereto to Grantee upon terms satisfactory to Grantee, when requested by Grantee. Grantee may
demand, sue for and recover payments due to Grantor pursuant to property described in Schedule B
hereto, but shall not be required to do so; provided, however, that so long as Grantor is not in
default hereunder, the right to receive and retain such rents, issues and profits is reserved to
Grantor. To carry out the foregoing, Grantor agrees (1) to execute and deliver to Grantee such
conditional assignments of leases and rents applicable to the mortgaged Premises as the Grantee may
from time to time request, while this Mortgage and the debt secured hereby are outstanding, which
assignments shall be upon terms satisfactory to Grantee, and further (2) not to anticipate or
collect any of the rentals or income under any such leases or tenancies more than thirty (30) days
in advance of the time the same shall become due, and not to cancel, accept a surrender of, reduce
any rentals under, or modify any such leases or tenancies, or consent to an assignment or
subletting thereof, in whole or in part, without Grantee’s prior written consent, which consent
shall not be unreasonably withheld or delayed. Nothing herein shall obligate the Grantee to perform
the duties of the Grantor as landlord or lessor under any such leases or tenancies, which duties
Grantor hereby covenants and agrees to perform well and punctually. Grantee may apply all such sums
or any part of any
judgments, awards of damages and settlements described in Schedule B hereto so received on the
indebtedness secured hereby in such manner as it elects or, at its option, the entire amount or any
part thereof so received may be released. Grantor hereby irrevocably authorizes and appoints
Grantee its attorney-in-fact to collect and receive any such judgments, awards and

4

 

settlements from
the authorities or entities making the same, to appear in any proceeding therefor, to give receipts
and acquittances therefor, and to apply the same to payment on account of the Obligations secured
hereby, whether then matured or not; such appointment being irrevocable and coupled with an
interest, and the Grantor will execute and deliver to the Grantee on demand such assignments and
other instruments as the Grantee may require for said purposes and will reimburse the Grantee for
its reasonable cost (including reasonable attorneys and paralegal fees and disbursements,
including, without limitation, those arising in bankruptcy proceedings (“Legal Expenses”)) in the
collection of such judgments and settlements.

7. Grantee’s Right to Pay Certain Expenses. If Grantor fails to defend diligently against,
or pay, any claim, lien or encumbrance which is alleged to be prior to this Mortgage, or to defend
diligently against, or pay, any tax or assessment or insurance premium when due, or to keep the
Premises in repair, or if the Grantor commits or permits waste of any Security, or if there be
commenced any action or proceeding affecting this Mortgage or the debt secured hereby, the Security
of the title thereto, or pertaining to any other mortgage or lien on the Security or any
indebtedness secured thereby, then Grantee, at its option, may pay said claim, lien, encumbrance,
tax, assessment or premium, with right of subrogation thereunder, may make such repairs and take
such steps as it deems advisable to prevent or cure such waste, and with respect to any such action
or proceeding, Grantee may appear in the action or proceeding retain counsel therein at the expense
of Grantor, and take such action therein as Grantee deems reasonably advisable, and for any one or
more of the above purposes Grantee may advance such sums of money as it deems necessary. Grantee
shall have no responsibility with respect to the legality, validity or priority of any such claim,
lien, encumbrance, tax, assessment, premium, action or proceeding, or with respect to the amount it
deems necessary to be paid in satisfaction thereof, so long as it acts reasonably. Grantor shall
pay to Grantee, immediately upon demand therefor, all sums of money advanced or expended by Grantee
pursuant to this paragraph, and all reasonable fees and charges (including Legal Expenses) incurred
by the Grantee incident to the loan(s) secured by this Mortgage, incident to the continued
assurance of the security represented by this Mortgage, or incident to the enforcement of the
obligations of the Grantor under this Mortgage, including without limitation all reasonable costs
and expenses incurred by Grantee in foreclosure proceedings hereunder in the event that the Grantor
obtains redemption after such proceedings have been initiated, together with interest on all such
advancements, fees and charges, at the highest rate of interest per annum (including any default
interest rate) required by any of the Loan Documents secured hereby; and all such sums advanced,
and the interest thereon, shall be secured hereby.

8. Default, Possession, Appointment of a Receiver, and Certain Other Default Remedies. The
occurrence of any one or more of the following events shall constitute an “Event of Default”
hereunder: (a) the insolvency of the Grantor; or (b) the making of any assignment for the benefit
of creditors of the Grantor; or (c) the issuance or filing of any attachment, levy, or
other judicial process on or against any of the material assets; or (d) subject to Section 13
below, the appointment of a receiver, trustee or custodian for all or any portion of the property
of the Grantor; or (e) subject to Section 13 below, the commencement of any proceedings under any
state or federal bankruptcy or insolvency law or under laws for relief

5

 

of debtors, by or against
the Grantor; or (f) the dissolution, business failure (which term includes, without limitation, the
cessation of normal business operations) or termination of existence of the Grantor; or (g) the
failure of the Grantor to pay its debts as they mature; or (h) any representation or statement made
or furnished to Grantee by or on behalf of Grantor is false or misleading in any material respect;
or (i) any default in the payment of any sums due under said Obligations when due, or default by
the Grantor in performance of any other Obligations under this Mortgage, and such default has not
been cured within any applicable notice, grace or cure period; or (j) default beyond any applicable
cure period in the payment, satisfaction or performance by the Grantor of any condition or
obligation under any of the Loan Documents or under any documents executed in connection with any
other material obligations or liabilities of Grantor to Grantee, and such default has not been
cured within any applicable notice, grace or cure period. At any time after an Event of Default has
occurred:

a. Grantee is authorized at any time, without notice, in its sole discretion, to
enter upon and take possession of the Premises or any part thereof, and to perform
any acts Grantee deems necessary or proper to conserve the Security, and whether or
not entry is made and possession is taken as aforesaid, to demand, collect and
receive all rents, issues and profits thereof, including past due amounts as well
as those presently or thereafter accruing. Grantee shall (after payment of all
costs and expenses incurred in connection therewith) have the right, to the fullest
extent permitted by law, but shall not be obliged, to apply such rents, issues and
profits received by it to any amounts secured hereby, in such order as Grantee
determines. Grantee shall be liable to account only for such rents, issues and
profits actually received by Grantee; and

b. Grantee shall be entitled to have a receiver appointed to enter and take
possession of the Premises, collect the rents and profits therefrom and apply the
same as the court may direct; and

c. Grantee or the receiver may also take possession of, and for these purposes use,
any and all personal property contained in the Premises and used by Grantor in the
rental or leasing thereof or any part thereof.

d. Grantee may cure any default for the account of Grantor, and, to the fullest
extent permissible under law, Grantee may apply any funds credited by or due from
Grantee to Grantor against the same (without any obligation first to enforce any
other rights of the Grantee, including, without limitation, any rights under said
Obligations or Loan Documents secured hereby or this Mortgage, or any guarantee
thereof, and without prejudice to any such rights). Without limiting the generality
of the foregoing, Grantor hereby authorizes Grantee to pay all taxes, sewer use
fees, water rates and assessments, with
interest, costs and charges accrued thereon, which may at any time be a lien upon
the Security, or any part thereof; to pay the premiums for any insurance required
hereunder; to incur and pay reasonable expenses in protecting its rights hereunder
and the security hereby granted; to pay any balance due

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under any security
agreement on any fixtures and equipment included as a part of the collateral; and
the payment of all amounts so incurred shall be secured hereby as fully and
effectually as any other Obligation secured hereby and shall bear interest until
paid at the highest applicable rate of interest then payable under the terms of any
of the Loan Documents secured hereby. To the fullest extent permissible under law,
Grantee may apply to any of these purposes or to the repayment of any amounts so
paid by Grantee any sums paid on any of the Obligations or this Mortgage by Grantor
as interest or otherwise.

e. Grantee shall also have such rights and remedies as may be given to Grantee in
said Loan Documents, including but not limited to, the right to enter the mortgaged
premises before and after any default by Grantor, make inspections, complete or
cause to be completed construction thereon and to make the same tenantable or
habitable for human occupancy under requirements of all laws and ordinances and the
right to expend the balance of loan proceeds and additional sums, necessary in the
judgment of Grantee, in order to complete such construction and make the same
tenantable or habitable as aforesaid; all such additional sums so expended, with
interest thereon at the highest rate of interest per annum that is required by any
of the Loan Documents, shall be fully secured hereby as necessary to protect the
security of this Mortgage.

f. Receipt of rents, awards, and any other moneys or evidences thereof, pursuant to
any of the other terms or provisions of this Mortgage, and any disposition of the
same by Grantee shall not constitute a waiver of the right of foreclosure by
Grantee in the event of default or failure of performance by Grantor hereunder,
whether such receipt or disposition shall occur before or after the commencement of
such foreclosure.

All reasonable expenses (including without limitation receiver’s fees, Legal Expenses, costs and
agent’s compensation) incurred pursuant to the powers contained in this paragraph 8 shall be
secured hereby. Grantor agrees that exercise of such powers and disposition of funds pursuant to
this paragraph 8 shall not constitute a waiver of any foreclosure once commenced nor preclude the
later commencement of foreclosure for breach hereof The right to enter and take possession of said
property, to manage and operate the same, and to collect the rents, issues and profits thereof,
whether by a receiver or otherwise, shall be cumulative to any other right or remedy hereunder or
afforded by law, and may be exercised concurrently therewith or independent thereof Grantor agrees
that any proceeds of the Security received by Grantee, including but not limited to foreclosure
sale proceeds, insurance proceeds and condemnation proceeds may be applied by Grantee, whether or
not there is a default
hereunder, to any one or more of the Obligations secured hereby, regardless of whether any of such
Obligations are matured or unmatured, as the Grantee may, in its sole discretion, determine.

7

 

9. Delay in Exercise of Rights. No delay of Grantee in exercising any right or remedy
hereunder, or otherwise afforded by law, shall operate as a waiver thereof or preclude the exercise
thereof during the continuance of any default hereunder.

10. Grantee’s Rights. Without affecting the liability of Grantor or any other person
(except any person expressly released in writing by Grantee) for payment of any indebtedness
secured hereby or for performance of any obligation contained herein, and without affecting the
rights of Grantee with respect to any security not expressly released in writing, Grantee may at
any time and from time to time, either before or after the maturity of said note and without notice
or consent:

a. Release any person liable for payment of all or any part of the indebtedness or
for performance of any obligation.

b. Make any agreement extending the time or otherwise altering the terms of payment
of all or any part of the indebtedness, or modifying or waiving any obligation, or
subordinating, modifying or otherwise dealing with the lien or charge hereof.

c. Exercise or refrain from exercising or waive any right Grantee may have.

d. Accept additional security of any kind.

e. Release or otherwise deal with any property, real or personal, securing the
indebtedness, including all or any part of the Security .

11. Primacy of Mortgage Lien. All rights of the Grantee under any agreement hereafter made
by Grantor and Grantee pursuant to this Mortgage shall be superior to the rights of the holder of
any intervening lien or encumbrance on any Security, to the extent allowed by law.

12. Maintenance; Construction on the Premises. Grantor shall maintain and preserve in good
order and repair the parking areas, common areas, passageways and drives, now or hereafter existing
on the mortgaged Premises, ordinary wear and tear excepted. No building or other structure shall be
erected upon the Premises, nor shall any new building or any addition to an existing building be
erected thereon, without the prior written consent of Grantee, which consent shall not be
unreasonably withheld or delayed.

13. Bankruptcy and Related Matters. Grantee, at its option, may accelerate the maturity of
the indebtedness secured by this Mortgage, and may exercise any one or more default remedies,
including foreclosure of this Mortgage (a) in the event any owner of the mortgaged Premises during
the period of such ownership shall make an assignment for the benefit of creditors, file a petition
in bankruptcy, petition or apply to any tribunal for the appointment of a
custodian, receiver or trustee for itself or for any substantial part of its assets, or shall
commence any proceeding under any bankruptcy, reorganization, arrangement, readjustment of debt,
dissolution or liquidation law or statute of any jurisdiction, whether now or hereafter in effect;
or (b) if there shall have been filed any such petition or application, or any such

8

 

proceeding
shall have been commenced against such owner, in which an order for relief is entered or which
remains undismissed for a period of sixty (60) days or more; or (c) if such owner by any act or
omission shall indicate its consent to, approval of or acquiescence in any such petition,
application or proceeding or order for relief or the appointment of a custodian, receiver or
trustee for itself or for any substantial part of any of its properties, or shall suffer any such
custodianship, receivership or trusteeship to continue undischarged for a period of sixty (60) days
or more.

14. Security Interest; Notice; Remedies. The Grantor further covenants and agrees that this
Mortgage shall constitute a security agreement with respect to the Collateral and Grantor hereby
grants and conveys to Grantee, its successors and assigns, a security interest therein. This
Mortgage shall be effective as a financing statement filed as a fixture filing with respect to all
Collateral. Grantor agrees to execute, deliver and bear the expenses of such financing and
continuation statements and such other instruments as Grantee may reasonably require to maintain
its priority of security in the Collateral from time to time, authorizes the filing of these and
any other financing statement reflecting such grant, and ratifies any such filing preceding the
execution of this Mortgage. Should an Event of Default occur, then, upon acceleration of the
indebtedness secured hereby, the Grantee may, at its discretion, require the Grantor to assemble
the Collateral and make it available to the Grantee at a place reasonably convenient to both
parties to be designated by the Grantee. The Grantee shall give the Grantor notice, by registered
mail, postage prepaid, of the time and place of any public sale of any of the collateral or of the
time of any private sale or other intended disposition thereof; which notice is to be sent to the
Grantor at least ten (10) days before the time of the sale or other disposition, which provisions
for notice the Grantor and Grantee agree are reasonable; provided, however, that nothing herein
shall preclude the Grantee from proceeding as to both real and personal property in accordance with
Grantee’s rights and remedies in respect of the Security. Grantee shall have all of the remedies of
a secured party under the Uniform Commercial Code as now in effect in the State of Maine, and such
further remedies as may from time to time hereafter be provided in Maine for a secured party.
Grantor agrees that all rights of Grantee as to said Security, and as to all appurtenances thereto,
may be exercised together or separately, and further agrees that in exercising its power of sale as
to said Security, and rights and interests appurtenant thereto, the Grantee may sell the Collateral
or any part thereof, either separately from or together with the said Premises, all appurtenances
thereto, or any part thereof, all as the Grantee may in its discretion elect. Any failure by
Grantee to take necessary steps to preserve rights against any parties with respect to any property
in its possession shall not be deemed a failure to exercise reasonable care. It is also agreed that
any sale or other disposition of the Collateral permitted hereunder may be made without any
warranties by the Grantee, may be made by an auctioneer or by any other means (at Grantee’s
discretion), and may be made without registration of any securities, and that all such sales or
dispositions will be deemed to be commercially reasonable. For purposes of demanding termination of
security interests
created hereby, the address of Grantee shall be: Banknorth, N.A.,
1441 Main Street, Springfield,
Massachusetts 01103.

15. Certain Terms of Foreclosure Sale. At any foreclosure sale, any combination, or all, of
the Security given to secure the indebtedness secured hereby, may be offered for sale for a

9

 

single
price, and the proceeds of such sale may be accounted for in one account without distinction
between the items of security and without assigning to them any proportion of such proceeds,
Grantor hereby waiving the application of any doctrine of marshalling; and, in case the Grantee, in
the exercise of the power of sale herein given, elects to sell in parts or parcels, such sales may
be held from time to time, and the power shall not be fully executed until all of the Security not
previously sold shall have been sold.

16. Statement of Balances and Defenses. Within seven (7) days after a request made in
person, or within ten (10) days after a request made by mail, Grantor shall furnish a duly
acknowledged written statement to Grantee, setting forth the amount of the debt secured by this
Mortgage, and stating either that no offsets or defenses exist against the mortgage debt, or, if
such offsets or defenses are alleged to exist, the nature thereof.

17. Grandfathered Uses. If at any time the then existing use or occupancy of the mortgaged
Premises shall, pursuant to any zoning or other law, ordinance or regulation, be permitted only so
long as such use or occupancy shall continue, that Grantor shall not cause or permit such use or
occupancy to be discontinued without the prior written consent of the Grantee.

18. Commitment Letter Binding. Grantor shall well and truly perform, or cause to be
performed, in a punctual manner, all the terms, conditions and agreements that are the obligation
of Grantor contained in any commitment letter of Grantee to Grantor relating to any of the
Obligations.

19. Escrow for Taxes and Insurance. Grantor shall, upon written request therefor by Grantee
to Grantor, following the occurrence of an Event of Default, which request maybe withdrawn and
remade from time to time at the discretion of Grantee, pay to Grantee on a monthly basis as
hereafter set forth a sum equal to the municipal and other governmental real estate taxes, other
assessments next due on the real property described in this Mortgage and all premiums next due for
fire and other casualty insurance required of Grantor hereunder, less all sums already paid
therefor, divided by the number of months to elapse not less than one (1) month prior to the date
when said taxes and assessments will become delinquent and when such premiums will become due. Such
sums as estimated by Grantee shall be paid with monthly payments of interest due pursuant to the
terms of the indebtedness secured by this Mortgage and such sums shall be held at no interest by
Grantee to pay said taxes, assessments and premiums before the same become delinquent. Grantor
agrees that should there be insufficient funds so deposited with Grantee for said taxes,
assessments and premiums when due, it will upon demand by Grantee promptly pay to Grantee amounts
necessary to make such payments in full; any surplus funds may be applied toward the payment of the
indebtedness secured by this mortgage or credited toward future such taxes, assessments and
premiums; if Grantee shall have commenced foreclosure proceedings, the Grantee may apply such funds
toward the payment of the mortgage indebtedness without causing thereby a
waiver of any rights, statutory or otherwise, and specifically such application shall not
constitute a waiver of the right of foreclosure hereunder. Grantor hereby assigns to Grantee all
the foregoing sums so held hereunder for such purposes.

10

 

20. Leases and Tenancies. Grantor shall submit to the Grantee for Grantee’s examination and
approval in writing, which approval shall not be unreasonably withheld or delayed prior to the
execution, delivery and commencement thereof, all leases, tenancies and occupancies of the Premises
and any part thereof; any such leases, tenancies and occupancies, not so approved, shall not he
valid; and Grantor at its cost and expense, upon request of Grantee, shall cause any parties in
possession of the Premises under any such leases, tenancies and occupancies, not so approved, to
vacate and surrender possession and control of the Premises immediately; and Grantor acknowledges
that Grantee may from time to time at its option enter upon the mortgaged Premises and take any
other action in court or otherwise to cause such parties to vacate the Premises; the costs and
expenses of Grantee in so doing shall be paid by Grantor to Grantee on demand thereof and shall be
part of the Obligations secured by this Mortgage as costs and expenses incurred to preserve and
protect the security; such rights of Grantee shall be in addition to all its other rights as
Mortgagee, including the right of foreclosure, for breach by Grantor in the requirements of this
paragraph.

21. Sale or Encumbrance of the Premises. It is an additional condition of this Mortgage,
for breach of which foreclosure may be claimed, and for breach of which all indebtedness secured
hereby may be declared due and payable at once, that, without Grantee’s prior written consent,
neither the Grantor nor any subsequent owner of the Premises mortgaged hereby shall convey,
mortgage, sell, contract to sell or otherwise transfer or encumber the title, ownership, right of
possession, or any other interest in the mortgaged Premises, or in any part thereof, nor shall any
interest in said Premises pass from Grantor or from any subsequent owner, either voluntarily,
involuntarily, by operation of law or otherwise, except as permitted by the Loan Agreement. The
conditions of this paragraph shall continue until all indebtedness and obligations secured hereby
are satisfied. Permission given or election not to foreclose or accelerate said indebtedness made
by Grantee, its successors or assigns, as to any one such event, shall not constitute a waiver of
any rights of Grantee, its successors or assigns, as to any subsequent such event, as to which this
condition shall remain in full force and effect. The term title as used herein shall mean the
estate of the Grantor subject to the lien of this Mortgage. Any change in the legal or equitable
title of the Premises or in the beneficial ownership of the Premises, whether or not of record, and
whether or not for consideration or sale or other disposition of the stock of, or general
partnership interest in, Grantor, if Grantor is a corporation or a partnership, shall be deemed a
sale of the Premises and without the prior written consent of Grantee shall constitute a default
herein by Grantor.

22. Hazardous Substances.

a. Grantor covenants that it has not discharged, dumped, installed, stored, used, treated,
transported, disposed or maintained, and shall neither discharge, dump, install, store,
use, treat, transport, dispose or maintain, nor allow, suffer or permit others to discard,
dump, install, store, use, treat, transport, dispose or maintain toxic,
hazardous, or radioactive substances, materials or wastes, including, without limitation,
all of the following: (a) asbestos in any form; (b) urea formaldehyde foam insulation; (c)
transformers or other equipment which contain dielectric fluid containing any level of
polychlorinated biphenyls; or (d) any other chemical, material or substance which is
prohibited, limited, or regulated by any federal, state, county,

11

 

regional, local, or other
governmental authority or which, even if not so regulated, may or could pose a hazard to
the health and safety of the occupants of the Premises or the owners of property adjacent
to the Premises (all of which are referred to collectively herein as “Hazardous
Substances”), in or on the mortgaged Premises; Grantor further covenants that the Premises
do not contain, and Grantor shall not permit the Premises to contain, any Hazardous
Substances (except as permitted by applicable law), and that the Premises are not now being
used and never have been used for any activities directly or indirectly involving the use,
generation, treatment, storage, transportation or disposal of any Hazardous Substances
(except as permitted by applicable law), and that neither the Premises nor the Grantor is
the subject of any existing, pending or threatened investigation or inquiry by, or of any
remedial order or obligation issued by or at the behest of, any governmental authority
under any law, rule or regulation pertaining to health or the environment. Grantor shall at
all times keep the Premises free from any Hazardous Substances (except as permitted by
applicable law). If Grantor fails to take with diligence any action required by Grantee or
by any governmental entity with respect to the clean-up of any Hazardous Substances,
materials or wastes on the Premises, Grantee, at its option, may enter upon the Premises,
retain such experts and consultants at the expense of Grantor and take such action as
Grantee deems advisable, and Grantee may advance such sums of money as it deems necessary
with respect to the clean-up of any such substances, materials or wastes on the Premises;
Grantor shall pay to Grantee immediately and upon demand, all sums of money advanced or
expended by Grantee pursuant to this paragraph, together with interest on each such
advancement at the highest rate of interest per annum (including any default interest rate)
required by any of the Loan Documents secured hereby, and all such sums, and the interest
thereon, shall be secured hereby, as sums spent to preserve and protect the Security.

b. The Grantor shall indemnify the Grantee and hold the Grantee harmless from and against
all loss, damage, and expense (including, without limitation, attorney fees and costs
incurred in the investigation, defense, and settlement of claims) that the Grantee may
incur as a result of or in connection with the assertion against the Grantee of any claim
relating directly or indirectly, in whole or in part, to the presence of or removal of any
Hazardous Substances, or relating to any activity on or off the Premises, whether prior to
or during the term of the Loans described in the Loan Agreement, and whether such activity
was carried on by the Grantor or any predecessor in title or any employees, agents,
contractors, or third parties, if such activity involved Hazardous Substances, in whole or
in part, directly or indirectly, or noncompliance with any federal, state, or local laws,
regulations, or orders relating thereto.

c. The Grantor shall promptly notify the Grantee in writing of any order or pending or
threatened action by any regulatory agency or other governmental body, or any
claims made by any third party, relating to Hazardous Substances on or emanating from the
Premises, and shall promptly furnish the Grantee with copies of any correspondence and
legal pleadings in connection therewith.

12

 

d. The Grantee shall have the right, but shall not be obligated, to notify any state,
federal or local government authority of information which may come to its attention with
respect to Hazardous Substances on or emanating from the Premises and Grantor irrevocably
releases Grantee from any claims of loss, damage, liability, expense or injury relating to
or arising from, directly or indirectly, any such disclosure, but Grantee does not hereby
released Grantor from any claims, loss, damage, expense, injury, or any other matter in
connection therewith, all of which claims, loss, damage, expense, injury and other matters
of Grantee are hereby expressly reserved and preserved.

e. At any time during the term of the Loans described in the Loan Agreement the Grantee may
require the Grantor to provide the Grantee, at the expense of the Grantor, written reports
of inspections or audits of the Premises, prepared by a qualified consultant approved by
Grantee, certifying as to the presence or absence of Hazardous Substances, or to permit the
Grantee to so inspect or audit the Premises at the Grantor’s expense, and Grantor hereby
grants Grantee, its employees, agents and independent contractors, the right to enter upon
the Premises for the purpose of conducting tests, soil borings, the installation of
monitoring wells and such other tests as Grantee deems necessary or desirable.

f. The liability of the Grantor to the Grantee under the covenants of this section is not
limited by any exculpatory provision in any Loan Document and shall survive any assignment,
transfer, discharge or foreclosure of this Mortgage or any transfer of the Premises by
deed-in-lieu of foreclosure, and any one or more transfers of the Premises by deed or
otherwise, by whomsoever made, it being the intent hereof that Grantee may seek recourse
against Grantor hereunder after any number of such transfers or other events.

23. Condominium or Development of Premises. Grantor further covenants and agrees that,
without the prior written consent of Grantee herein, no part of the premises herein mortgaged shall
be declared, or become the subject of, a condominium under the Maine Condominium Act, as it may be
amended or supplemented, or become the subject of any covenants or restrictions, or any planned
unit development, or any other type of development that would control or restrict the uses to which
the Premises may be put or the scheme or arrangement of its development or the design, location or
character of its buildings or improvements, or which would impose obligations or assessments of any
type upon any owners or tenants of the Premises, or upon any other parties who may use or enjoy the
Premises.

24. Effect of Consents and Waivers. No express or implied consent to, or waiver of, any
default of Grantor by Grantee shall be construed as a consent to, or waiver of, any other default.
No consent to, or waiver of, any default or any other indulgence, shall be effective unless
expressed in writing by Grantee. Grantor agrees for itself, its successors and assigns,
that the acceptance, before the expiration of the right of redemption and after the commencement of
foreclosure proceedings of this Mortgage, of insurance proceeds, eminent domain awards, rents or
anything else of value to be applied on or to the mortgage indebtedness by Grantee or any person or
party holding under it shall not constitute a waiver

13

 

of such foreclosure, and this agreement by
Grantor shall be that agreement referred to in Section 6204 of Title 14 of the Maine Revised
Statutes of 1964 as necessary to prevent such waiver of foreclosure. This agreement by Grantor is
intended to apply to the acceptance and such application of any such proceeds, awards, rents, and
other sums or anything else of value whether the same shall be accepted from, or for the account
of, Grantor or from any other source whatsoever by Grantee or by any person or party holding under
Grantee at any time or times in the future while any of the Obligations secured hereby shall remain
outstanding.

25. Indemnification. The Grantor shall indemnify, defend, and hold the Grantee harmless of
and from any claim brought or threatened against the Grantee by the Grantor, by any guarantor or
endorser of the indebtedness secured hereby, or by any other person (as well as from attorneys’
reasonable fees and expenses in connection therewith) on account of the Security or any Loan
Document, including, without limitation, on account of the Grantee’s relationship with the Grantor
or any other such guarantor or endorser (each of which claims may be defended, compromised,
settled, or pursued by the Grantee with counsel of the Grantee’s selection, but at the expense of
the Grantor), but excluding matters arising as a result of the willful misconduct, gross negligence
or bad faith of Grantee. The within indemnification shall survive payment and performance of this
Mortgage and any termination, release, or discharge executed by the Grantee in favor of the
Grantor.

26. Prior and Junior Liens. If any portion of the Security shall at any time be subject to
any mortgage, security interest, lien or encumbrance whether prior to this Mortgage (a “Prior
Lien”) or junior in priority to this Mortgage (a “Junior Lien”) the provisions of this paragraph
shall apply. The existence of this paragraph shall not be deemed to imply any consent or approval
or agreement by Grantee to allow any Prior Lien or Junior Lien upon any part of the Security, or an
exception to the Grantor’s covenants under paragraph 1 above or any of the other terms and
conditions described in this Mortgage and Security Agreement.

a. Grantor shall perform, or cause to be performed, when due, all obligations of the
Grantor in any document relating to or secured by any Prior Lien or any Junior Lien, to
perform all statutory or other conditions of said documents, and shall pay or cause to be
paid, when due, all indebtedness secured thereby. Grantor hereby agrees that a default in
terns of any document relating to or secured by any Prior Lien or any Junior Lien, shall
constitute a default under this Mortgage.

b. If an event of default shall have occurred under any document relating to or secured by
a Prior Lien, then in addition to any other rights and remedies available to Grantee,
Grantee may, but need not, make any payment or perform any act required under any document
relating to or secured by a Prior Lien, in any form and manner deemed expedient by Grantee,
and may, but need not, make full or partial payments of principal or interest secured by
any Prior Lien, and purchase, discharge,
compromise or settle the Prior Lien and/or the documents secured thereby, and in the event
Grantee shall make any such payments to the holder of the Prior Lien, Grantee shall be
subrogated to all of the right, title, interest and privilege which before said payments
were vested in the holder of such Prior Lien, as the case may be, and that

14

 

upon such
payment, this Mortgage shall be, to the extent of payment so made, a valid lien subrogated
as aforesaid upon the Security.

c. Notwithstanding any other provisions in this Mortgage, if pursuant to any document
relating to a Prior Lien, insurance proceeds in respect of any damage or destruction or any
award or payment applicable to a taking by eminent domain is applied against any obligation
secured by any Prior Lien, as the case may be, Grantee may forthwith demand payment in full
of the Obligations secured hereby due and payable at any time thereafter unless the
Premises remaining after such taking or damage or destruction is sufficient in Grantee’s
sole judgment to adequately secure the payment of the Obligations secured hereby.

d. Grantor shall not enter into any agreement by which the terms or conditions of any
document relating to any Prior Lien or any Junior Lien are waived, modified, varied,
extended or renewed without the prior written consent of Grantee and, further, Grantor
shall not enter into any agreement by which the terms of payment of any indebtedness
secured by Prior Lien or Junior Lien are waived, modified, or deferred or delayed or
increased or reduced in rate or amount without the prior written consent of Grantee, and if
any such action be taken by written agreement or oral understanding, without the prior
written consent of Grantee, Grantee, at its option, may consider such event a default under
this Mortgage, entitling Grantee to exercise any and all default remedies hereunder or
otherwise available to it.

27. Further Documentation. Grantor shall at all times do and perform all acts and things
necessary or appropriate (or which Grantee may reasonably deem necessary or appropriate) to
effectuate more fully the purposes of this Mortgage and the agreements set forth herein or in any
other documents associated with any indebtedness secured hereby, upon request therefor by Grantee.
Grantor shall promptly execute and deliver to Grantee on demand any further instruments or
documentation which Grantee may reasonably deem necessary or appropriate in order to create,
maintain, perfect, ensure the first priority of or otherwise effectuate any of Grantee’s security
interests, mortgage interests, liens, rights or interests created or to be created in connection
with the debt secured hereby, including without limitation such specific assignments of security,
mortgages, UCC financing statements, assignments, pledges, and other documents as Grantee shall
request. Grantor shall perform any and all steps requested by Grantee to perfect Grantee’s security
interest in the Collateral, such as placing and maintaining signs, appointing custodians, executing
and filing financing or continuation statements in form and substance satisfactory to Grantee, and
delivering to Grantee any documents, chattel paper. instruments, drafts, notes, and other forms of
obligations owing to Grantor and in which Grantee has a security interest, endorsed to the order of
Grantee at Grantee’s request. Grantor hereby grants Grantee an irrevocable power of attorney,
coupled with an interest, to act for Grantor in order to execute any document or take any action
desirable to Grantee, in its discretion, to effect, protect, perfect or preserve
Grantee’s lien on the Security and any repossession and/or liquidation thereof provided for herein,
and any expense borne by Grantee in exercising said power of attorney shall be due on demand from
Grantor and secured hereby as provided in Section 7 hereof.

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28. Captions. The use of paragraph headings in this document is for purposes of convenience
only, and no caption or paragraph heading shall affect in any way the interpretation, meaning or
construction of this document.

29. Conflicts with Loan Agreement. In the event of any conflict between the terms of this
Mortgage and the terms of the Loan Agreement, the terms of the Loan Agreement will prevail.

Under the terms and provisions of one of more of the Loan Documents which this Mortgage secures and
under the terms and provisions of any future or further advances secured hereby, the interest rate
payable thereunder may be variable. THE PURPOSE OF THIS PARAGRAPH IS TO PROVIDE RECORD NOTICE OF
THE RIGHT OF GRANTEE, ITS SUCCESSORS AND ASSIGNS, TO INCREASE OR DECREASE THE INTEREST RATE ON ANY
INDEBTEDNESS SECURED HEREBY WHERE THE TERMS AND PROVISIONS OF SUCH INDEBTEDNESS PROVIDE FOR A
VARIABLE INTEREST RATE.

The covenants and agreements herein contained shall bind, and the benefits and advantages thereof
shall inure to, the respective heirs, executors, administrators, successors and assigns of the
Grantor and Grantee. Wherever used, the singular number shall include the plural, the plural the
singular, the use of any gender shall be applicable to all genders. If more than one party executes
this Mortgage as a Grantor, then the promises, obligations and liabilities of each such party to
Grantee hereunder shall be joint and several promises, obligations and liabilities to Grantee, its
successors and assigns. This Mortgage shall be governed in all respects in accordance with the laws
of the State of Maine, except its conflict of laws rules.

No determination that any obligation or portion of this Mortgage and Security Agreement is invalid
or unenforceable under law shall affect in any way the validity or enforceability of any other
obligations or portions hereof.

THIS MORTGAGE is on the STATUTORY CONDITION and upon the further condition of full and seasonable
compliance of the Grantor with all of the preceding terms, condition, covenants, and agreements,
for any breach of which; (a) the Grantor shall be in default hereunder; (b) the Grantee shall have
the right of foreclosure and any and all other rights and remedies given to a Mortgagee and Secured
Party under the law of Maine, this Mortgage and Security Agreement and any document it secures; and
(c) the Grantee and Grantee’s successors and assigns shall also have THE STATUTORY POWER OF SALE
pursuant to the applicable provisions of Titles 14 and 33 of the Maine Revised Statutes of 1964, as
said Statutes have been and shall be amended, and in connection therewith, Grantor acknowledges
that this Mortgage secures a loan or loans for business, commercial, or agricultural purposes. No
remedy herein conferred on the Grantee is intended to be exclusive of any other remedy
and each and every remedy shall be cumulative and shall be in addition to every other remedy given
hereunder or now or hereafter existing. The failure to exercise any right or remedy shall in no
event be construed as a waiver or release thereof. Any failure by the Grantee to insist upon strict
performance by Grantor of any of the terms or provisions of this

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Mortgage shall not be deemed to be
a waiver of any terms or provisions of this Mortgage and the Grantee shall have the right
thereafter to insist upon strict performance by Grantor of any and all of such terms and
provisions.

IN WITNESS WHEREOF, Grantor has executed or has caused this Mortgage and Security Agreement to be
executed this ___day of January, 2005.

 

	 	 	 	 	 
	

	 	SMITH & WESSON
CORP.

	/s/	 	By:	 	/s/
	 

	 	 	 	 
	Witness

	 	 	 	Its duly authorized

COMMONWEALTH OF MASSACHUSETTS

COUNTY OF HAMPDEN

On this ___day of January, 2005, before me, the undersigned notary public, personally appeared
______, as ______ for
Smith & Wesson Corp., a ______ corporation and proved to
me through satisfactory evidence of identification, which was a
______ driver’s license
bearing the photographic image of the person’s face and signature, to be the person whose name is
signed on the preceding or attached document, and acknowledged to me that he/she signed it
voluntarily for its stated purpose.

	 	 	 	 	/s/
	 	 	 	 	 

Notary Public

My commission expires:                                        

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SCHEDULE A

Property Description

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SCHEDULE B

All Debtor’s right, title and interest in the following:

a. All building materials and supplies and all other tangible personal property intended for use in
construction of buildings and other improvements on the Premises, now and hereafter owned by the
Grantor and now affixed and to be affixed, or now and hereafter located upon the Premises, together
with all of Grantor’s right, title and interest under any contracts or agreements relating in any
way to the construction of any improvements on the Premises or the marketing and/or sale of any
portion of the Premises, including without limitation all construction contracts and subcontracts,
design contracts, brokerage listing contracts, and all other contracts and agreements between
Grantor and any of Grantor’s general contractors, subcontractors, architects, engineers, brokers,
consultants, material providers or other parties providing any goods or services in any connection
with construction upon all or any portion of the Premises, together with all plans, specifications,
drawings, surveys, engineering and all other site reports, studies, assessments and marketing
materials related to the Premises, or to any portion thereof, and all governmental permits,
licenses, orders and approvals of whatever nature, related in any way to all or any portion of the
Premises, whether received by Grantor or applied for and not yet received or not yet applied for,
together with all profits, proceeds, payments, sums of money and accounts, including without
limitation, earnest money deposits, accounts receivable, contract rights, intangibles, notes,
drafts, acceptances, and all other evidences of receivables, and all rights of Grantor now or
hereafter acquired or earned by Grantor under contracts for the sale of any interests in any real
estate forming all or any portion of the Premises, together with all contracts, agreements,
contract rights and general intangibles related thereto now or hereafter acquired by Grantor as
aforesaid and all sums unadvanced under this Mortgage and the note(s) it secures, and all sums due
in escrow conditioned upon the use of said sums for the completion of construction of buildings and
other improvements on the Premises.

b. The following articles of personal property now or hereafter situated on or within the Premises,
or used in connection therewith: All plumbing, heating, lighting, refrigerating, ventilating and
air conditioning apparatus and equipment, garbage incinerators and receptacles, elevators and
elevator machinery, boilers, tanks, motors, sprinkler and fire extinguishing systems, door bell and
alarm systems, screens, awnings, screen doors, storm and other detachable windows and doors,
mantels, built-in cases, counters, and all other equipment, machinery, furniture and furnishings,
fixtures and articles of personal property now or hereafter owned by Grantor and now or hereafter
affixed to, place upon or used in connection with the operation of the Premises for any purpose,
together with cash proceeds and non-cash proceeds of all of the foregoing, whether or not such
property is subject to prior conditional sales agreements, leases, chattel mortgages or other
liens.

c. All conditional sales agreements, leases and use agreements of machinery, equipment and other
personal property of Grantor now or hereafter situated on or within the Premises, or used in
connection therewith, under which Grantor is the purchaser or lessee of, or entitled to use, such
items.

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d. All leases and tenancies of the Premises and all Grantor’s rights and interests as the lessor or
landlord under any and all written or oral such leases and tenancies, whether such leases or
tenancies now exist or are hereafter created, including rents, profits, revenues, royalties,
bonuses, rights and benefits under any and all leases or tenancies now existing or hereafter
created of the Premises or any part thereof, with the right to receive and apply the same to said
indebtedness.

e. All judgments, awards of damages and settlements hereafter made as a result or in lieu of any
taking of the Premises or any interest thereon or part thereof under the power of eminent domain,
or for any damage (whether caused by such taking, any casualty or otherwise) to the Premises or the
improvements thereon or any part thereof, including any award for change of grade of streets.

f. All additions, accessions, substitutions, replacements and proceeds of the foregoing.

For purposes of this Schedule B only, “Grantor shall mean “Debtor”, “Grantee shall mean “Secured
Party”, and “Premises” shall mean the property described on Schedule A attached hererto.

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