Document:

10S IL NILES AMENDMENT 2nd

SECOND AMENDMENT TO LEASE

THIS SECOND AMENDMENT TO LEASE (this “Amendment”) is made and entered into as of the 5th day of June 2007 (the “Effective Date”), by and between CABOT II - ILl W02— W03, LLC. a Delaware limited liability company (“Landlord”), and HAEMOSCOPE CORPORATION, an Illinois corporation (“Tenant”).

WHEREAS, Landlord’s predecessor-in-interest, and Tenant entered into a certain industrial/Office Building Lease dated as of March 23, 2004, as amended by a certain First Amendment to Lease dated as of June 10, 2004 (as amended, the “Lease”), pursuant to which Tenant leases certain premises consisting of approximately 16,748 rentable square feet (Suite 6227) (the “Existing Premises”) in the building commonly known as Howard Commons, 6201 West Howard Street, Niles, Illinois (the “Building”);

WHEREAS, Tenant desires to lease an additional 3,680 rentable square feet in the Building (Suite 6225) as shown on Exhibit A attached hereto (the “Expansion Premises”, which together with the Existing Premises shall be referred to as the “Premises”). and Landlord desires to lease the Expansion Premises to Tenant on the terms set forth herein;

WHEREAS, Landlord and Tenant desire to memorialize their understanding and modify the Lease consistent therewith; 

NOW, THEREFORE, and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, Landlord and Tenant hereby agree as follows:

1. Expansion Premises. As of July 1, 2007 (the “Expansion Commencement Date”), the Premises shall hereby be expanded to include the Expansion Premises. Tenant shall have the right to enter the Expansion Premises following the Effective Date of this Amendment and prior to the Expansion Commencement Date for the sole purpose of installing its furniture. fixtures and equipment, provided, however, that Tenant shall observe all of’ the terms and provisions of the Lease (other than the obligation to pay rent until the Expansion Commencement Date).

2. Base Rent. Commencing on the Expansion Commencement Date, Tenant hereby agrees to pay to Landlord monthly installments of Base Rent for the Premises on the first day of each month in advance, without offset, deduction or prior demand as follows:

	
			
	Time Period

	Annual Base Rent
	Monthly Base Rent

	7.1.07 – 7.31.07
	$153,822.84
	$12,818.57

	8.1.07 – 7.31.08
	$157,704.16
	$13,142.01

	8.1.08 – 7.31.09
	$161,585.48
	$13,465.46

	8.1.09 – 7.31.10
	$165,671.08
	$13,805.92

	8.1.10 – 7.31.11
	$169,756.68
	$14,146.39

3. Tenant’s. Proportionate Share. Commencing on the Expansion Commencement Date, Tenant’s Proportionate Share shall be 6.57%.

4. Security Deposit. Concurrently with the execution of this Amendment, Tenant is increasing the Security Deposit by $3,142.01 for a total Security Deposit of$13,142.01.

5. Tenant Improvements. In connection with this Amendment, Tenant is accepting the Expansion Premises, in “as is” condition, and Landlord shall have no obligation to perform any work or construction to the Premises, provided, however, that Landlord shall deliver the Expansion Premises “broom clean”.

6. Brokers. Tenant represents and warrants that it has dealt with no broker, agent, or other person in connection with this transaction and that no broker, agent or other person brought about this transaction, and Tenant agrees to indemnify and hold Landlord harmless from and against any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Tenant with regard to this leasing transaction. The provisions of this paragraph shall survive the termination of the Lease.

7. No Other Amendments. In all other respects, the terms and provisions of the Lease are ratified and reaffirmed hereby, are incorporated herein by this reference and shall be binding upon the parties to this Amendment.

8. Definitions. All capitalized terms used and not otherwise defined herein, shall have the meanings ascribed to them in the Lease.

9. Conflicts. Any inconsistencies or conflicts between the terms and provisions of the Lease and the terms and provisions of this Amendment shall be resolved in favor of the terms and provisions of this Amendment.

10. Execution. The submission of this Amendment shall not constitute an offer, and this Amendment shall not be effective and binding unless and until fully executed and delivered by each of the parties hereto. Tenant represents and warrants for itself that all requisite organizational action has been taken in connection with this transaction, and the individuals signing this Amendment on behalf of Tenant represent and warrant that they have been duly authorized to bind the Tenant by their signatures.

11. Counterparts. This Amendment may be executed in one or more counterparts, each of which shall be deemed an original but all of which together shall constitute one and the same instrument. Additionally, telecopied signatures may be used in place of original signatures on this Amendment. Landlord and Tenant intend to be bound by the signatures on the telecopied document, are aware that the other party will rely on the telecopied signatures, and hereby waive any defenses to the enforcement of the terms of this Amendment based on the form of signature.

SIGNATURES FOLLOW ON NEXT PAGE

IN WITNESS WHEREOF, Landlord and Tenant have caused this Amendment to be duly executed, under seal, in multiple copies each to be considered an original hereof, as of the day and year first above written.

LANDLORD:

CABOT II— ILl W02-W03, LLC,

By:     Cabot Industrial Value Fund II Operating Partnership. L.P.

By:    Graphic appears here

Name:    Stephen P. vallarelli
Title:      Senior Vice President

TENANT:

HAEMOSCOPE CORPORATION

By: Graphic appears here

Name:    Margalit Tocher
Title:      Chief Operating Officer

EXHIBIT A

EXPANSION PREMISES

Graphic appears here

	
				
	Haemoscope Corporation
	6231, West Howard Street
	Niles, IL 60714
	info@haemoscope.com

	
		
	FAX
	Date:    March 7, 2006                           

	Number of pages including cover sheet:       4   

	
							
	 
	To:
	 
	 
	 
	From:
	 

	 
	Michael Lee
	 
	 
	 
	Deborah Weishaar
	 

	 
	 
	 
	 
	 
	For Margalit Tocher
	 

	 
	 
	 
	 
	 
	 
	 

	 
	 
	 
	 
	 
	 
	 

	 
	 
	 
	 
	 
	 
	 

	 
	Ph. 312-207-6514
	 
	 
	 
	Ph. 847-588-.453/800-438-2834
	 

	 
	Fax 312-207-6400
	 
	 
	 
	Fax 847-588-0455
	 

	 
	CC:
	 
	 
	 
	 
	 

	 
	 
	 
	 
	 
	 
	 

	
									
	REMARKS
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	Urgent
	È
	For your review
	Ë
	Reply ASAP
	Ë
	Please comment

	
	
	

ACTIVITY REPORT

TIME : 03/07/2006 15:12

	
								
	DATE
	TIME
	FAX NO./NAME
	DURATION
	PAGE (S)
	RESULT
	COMMENT

	03/06
	15:40
	6308983166
	40
	1
	OK
	RX
	ECM

	03/06
	16:27
	866-216-5303
	55
	1
	OK
	RX
	ECM

	03/06
	17:30
	18176565305
	03:02
	9
	OK
	TX
	 

	03/06
	18:33
	206 598 6159
	01:36
	3
	OK
	RX
	ECM

	03/06
	19:32
	 
	01:25
	1
	OK
	RX
	ECM

	03/06
	19:35
	 
	01:37
	0
	NG
	RX
	 

	03/06
	23:14
	6567858005
	01:26
	1
	OK
	RX
	 

	03/07
	09:33
	847 671 5950
	36
	1
	OK
	RX
	ECM

	03/07
	09:38
	18476715950
	28
	1
	OK
	TX
	ECM

	03/07
	09:40
	5173464796
	38
	1
	OK
	RX
	ECM

	03/07
	09:41
	5173464796
	39
	1
	OK
	RX
	ECM

	03/07
	09:49
	BHCS F
	01:16
	2
	OK
	RX
	 

	03/07
	10:06
	116567858005
	52
	2
	OK
	TX
	ECM

	03/07
	10:33
	 
	01:16
	4
	OK
	RX
	ECM

	03/07
	10:51
	 
	07:29
	6
	OK
	RX
	 

	03/07
	11:21
	LAWSONFAXSVR
	01:50
	3
	OK
	TX
	 

	03/07
	11:55
	+3042432971
	39
	2
	OK
	RX
	ECM

	03/07
	12:18
	5083348021
	02:02
	6
	OK
	RX
	ECM

	03/07
	12:30
	 
	46
	1
	OK
	RX
	ECM

	03/07
	12:37
	15083348021
	38
	2
	OK
	TX
	ECM

	03/07
	12:38
	18176565305
	50
	2
	OK
	TX
	 

	03/07
	12:40
	 
	48
	2
	OK
	RX
	 

	03/07
	12:52
	913 588 7239
	01:39
	4
	OK
	RX
	ECM

	03/07
	13:17
	0
	01:21
	2
	OK
	RX
	ECM

	03/07
	13:30
	 
	01:14
	1
	OK
	RX
	ECM

	03/07
	13:32
	LAWSONFAXSVR
	01:51
	3
	OK
	RX
	 

	03/07
	13:54
	 
	02:12
	2
	OK
	RX
	ECM

	03/07
	14:23
	13122076400
	01:42
	4
	OK
	TX
	 

	03/07
	14:57
	S        H       C
	01:17
	2
	OK
	RX
	 

	03/07
	15:03
	17082838607
	07:04
	15
	OK
	TX
	ECM

BUSY: BUSY/NO RESPONSE
NG     : POOR LINE CONDITION
CV     : COVERPAGE
CA     :CALL BACK MSG
POL   : POLLING
RET   : RETRIEVAL

	
	
	

TRANSMISSION VERIFICATION REPORT

TIME: 08/28/2007 11:21

	
		
	DATE, TIME
	08/28 11:19

	FAX NO. / NAME
	18475100453

	PAGE (S)
	00:01:45

	 
	5

	RESULT
	OK

	MODE
	STANDARD
ECM10T IL NILES AMENDMENT 3rd 12

THIRD AMENDMENT TO AND ASSIGNMENT OF LEASE

THIS THIRD AMENDMENT TO AND ASSIGNMENT OF LEASE (this “Amendment”) is made and entered into as of the 19th day of November, 2007 (the “Effective Date”), by and among CABOT II - ILI W02-W03, LLC, a Delaware limited liability company (“Landlord”), HAEMOSCOPE CORPORATION, a Delaware corporation (“Original Tenant”), and HURON ACQUISITION CORPORATION (“New Tenant”);
WHEREAS, Landlord’s predecessor-in-interest, and Original Tenant entered into a certain industrial/Office Building Lease dated as of March 23, 2004, as amended by a certain First Amendment to Lease dated as of June 10, 2004, as further amended by a certain Second Amendment to Lease dated as of June 5, 2007 (as amended, the “Lease”), pursuant to which Original Tenant leases certain premises consisting of approximately 20,428 rentable square feet (the “Existing Premises”) in the building commonly known as Howard Commons, 6201 West Howard Street, Niles, Illinois (the “Building”);
WHEREAS, Original Tenant desires to assign the Lease to New Tenant and New Tenant desires to assume the Lease (the “Lease Assignment”);
WHEREAS, in connection with the Lease Assignment, the Existing Premises shall be reduced by 3,680 rentable square feet so that 16,748 rentable square feet shall be subject to the Lease;
WHEREAS, Landlord, Original Tenant and New Tenant desire to memorialize their understanding and modify the Lease consistent therewith;
NOW, THEREFORE, and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, Landlord, Original Tenant and New Tenant hereby agree as follows:
1.     Assignment and Assumption. As of the Effective Date, Original Tenant hereby assigns to New Tenant all of its right, title and interest to the Lease and New Tenant hereby assumes all of Original Tenant’s right, title and interest to the Lease. From and after the Effective Date, the “Tenant” under the Lease shall mean New Tenant.
2.     New Tenant Premises. As of the Effective Date, the Existing Premises shall be reduced by 3,680 rentable square feet. From and after the Effective Date, the “Premises” under the Lease shall mean Suite 6231 (formerly known as Suite 6227) containing approximately 16,748 rentable square feet as shown on Exhibit A attached hereto.
3.     Base Rent.  Commencing on the Effective Date, Tenant hereby agrees to pay to Landlord monthly installments of Base Rent for the Premises on the first day of each month in advance, without offset, deduction or prior demand as follows:

	
			
	Time Period

	Annual Base Rent
	Monthly Base Rent

	Effective Date – 7/31/08
	$129,294.56
	$10,774.55

	8/1/08 – 7/31/09
	$132,476.68
	$11,039.72

	8/1/09 – 7/31/10
	$135,826.28
	$11,318.86

	8/1/10 – 7/31/11
	$139,175.88
	$11,597.99

4.     Tenant’s Proportionate Share. Commencing on the Effective Date, Tenant’s Proportionate Share shall, be 5.38% and the Rentable Area of the Building shall equal 311,103 square feet.
5.     Security Deposit. The Security Deposit of $13,142.01 under the Lease shall be applied by Landlord as the security deposit under that certain Industrial Office/Building Lease to be entered into between Landlord and Original Tenant as of the date hereof. Within ten (10) business days of the Effective Date, Tenant shall deposit with Landlord the sum of $10,774.55 which shall constitute the “Security Deposit” under the Lease from and after the Effective Date.
6.     Effect of Assignment. The Lease Assignment shall not release or discharge Original Tenant from any past liability under the Lease. Original Tenant acknowledges and agrees that Landlord shall have the right to pursue Original Tenant for any failure of payment or performance of any covenant or obligation of Original Tenant under the Lease which occurred prior to the Effective Date.
7.     Guaranty. As a condition to this Amendment being executed by Landlord, Haemonetics Corporation is concurrently herewith executing a Guaranty of Lease which guaranties Tenant’s obligations under this Lease.
8.     Tenant Improvements. In connection with this Amendment, Tenant is accepting the Premises in “as is” condition and Landlord shall have no obligation to perform any work or construction to the Premises.
9.     Brokers. Each of Original Tenant and Tenant represents and warrants that it has dealt with no broker, agent, or other person in connection with this transaction and that no broker, agent or other person brought about this transaction, and Original Tenant and Tenant each agrees to indemnify and hold Landlord harmless from and against any claims by any other broker, agent or other person claiming a commission or other form of compensation by virtue of having dealt with Original Tenant or Tenant, respectively, with regard to this leasing transaction. The provisions of this paragraph shall survive the termination of the Lease.
10.     No Other Amendments. In all other respects, the terms and provisions of the Lease are ratified and reaffirmed hereby, are incorporated herein by this reference and shall be binding upon the parties to this Amendment.
11.     Definitions. All capitalized terms used and not otherwise defined herein, shall have the meanings ascribed to them in the Lease.

12.     Conflicts. Any inconsistencies or conflicts between the terms and provisions of the Lease and the terms and provisions of this Amendment shall be resolved in favor of the terms and provisions of this Amendment.
13.     Execution. The submission of this Amendment shall not constitute an offer, and this Amendment shall not be effective and binding unless and until fully executed and delivered by each of the parties hereto. Each of Original Tenant and Tenant represents and warrants for itself that all requisite organizational action has been taken in connection with this transaction, and the individuals signing this Amendment on behalf of Original Tenant and Tenant represent and warrant that they have been duly authorized to bind the Original Tenant and Tenant, respectively, by their signatures.
14.     Counterparts. This Amendment may be executed in one or more counterparts, each of which shall be deemed an original but all of which together shall constitute one and the same instrument. Additionally, telecopied signatures may be used in place of original signatures on this Amendment. Original Tenant, Landlord and Tenant intend to be bound by the signatures on the telecopied document, are aware that the other party will rely on the telecopied signatures, and hereby waive any defenses to the enforcement of the terms of this Amendment based on the form of signature.
SIGNATURES FOLLOW ON NEXT PAGE

IN WITNESS WHEREOF, Landlord, Original Tenant and Tenant have caused this Amendment to be duly executed, under seal, in multiple copies, each to be considered an original hereof, as of the day and year first above written.

LANDLORD:
CABOT II – ILIW02-W03, LLC,
By: Cabot Industrial Value Fund II Operating Partnership, LP.

By: [GRAPHIC APPEARS HERE]

Name: [GRAPHIC APPEARS HERE]
Title: [GRAPHIC APPEARS HERE]

ORIGINAL TENANT:
HAEMOSCOPE CORPORATION

By: [GRAPHIC APPEARS HERE]

Name: [GRAPHIC APPEARS HERE]
                    Title: [GRAPHIC APPEARS HERE]

TENANT:
HURON ACQUISITION CORPORATION

By: [GRAPHIC APPEARS HERE]

Name: [GRAPHIC APPEARS HERE]
                    Title: [GRAPHIC APPEARS HERE]

EXHIBIT A

PREMISES

[GRAPHIC APPEARS HERE]

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