Document:

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                                                                   Exhibit 10.40

                              STAR ASSOCIATES, LLC

                                                                  March 15, 2003

Ventures-National Incorporated
Dba Titan General Holdings, Inc.
44358 Old Warm Springs Blvd
Fremont CA 94538

Attention:        JP Patty
                  CEO
Dear JP:

         We are pleased to set forth the terms of the addendum ("the  Addendum")
to  the  Agreement  (the  "Titan  Agreement")   between  STAR  Associates,   LLC
(hereinafter   "STAR"  or  the   "Consultant")   dated   JULY  29,   2002,   and
Ventures-National  Incorporated  (hereinafter  referred  to  in  this  Agreement
collectively  as the "Company").  All capitalized  terms used, but not otherwise
defined,  herein shall have the respective  definitions  assigned thereto in the
Titan Agreement.

1.       In addition to STAR's duties as outlined in the Titan  Agreement,  STAR
         will assist the Company as its non-exclusive advisor, finder, and agent
         in connection the following proposed activities:

         (a)      providing  advice  as to the  structure  of  debt  and  equity
                  financing of the Company;

         (b)      assisting the Company in the  identification  and selection of
                  appropriate  members of  management,  Board of Directors,  and
                  advisory board members;

         (c)      otherwise  assisting  the Company with  advancing its business
                  objectives,  including  analyzing the  Company's  business and
                  capital structure models; and

         (d)      assisting in the management of the daily  business  affairs of
                  the Company as needed from time to time.

2.       In  connection  with STAR's  activities on the  Company's  behalf,  the
         Company  will  cooperate  with  STAR and  will  furnish  STAR  with all
         information and data concerning the Company,  any Transaction,  and, to
         the extent  available  to the Company  (the  "Information")  which STAR
         deems  appropriate  and will provide STAR with access to the  Company's
         officers,  directors,  employees,  independent  accountants,  and legal
         counsel.  To the extent that the  Company  has access to the  officers,
         directors, employees, independent accountants, and legal counsel of the
         Target, it will provide such access to STAR. The Company represents and
         warrants that all Information (a) made available to STAR by the Company
         or (b)  contained  in any  filing  by the  Company  with  any  court or
         governmental  regulatory agency,  commission,  or instrumentality  with
         respect to any Transaction  will, at all times during the period of the
         engagement of STAR  hereunder,  be complete and correct in all material
         respects and will not contain any untrue  statement of a material  fact
         or omit to  state a  material  fact  necessary  in  order  to make  the
         statements  therein not misleading.  The Company further represents and
         warrants  that any  projections  provided  by it to STAR will have been
         prepared in good faith and will be based upon  assumptions,  which,  in
         light of the  circumstances  under which they are made, are reasonable.
         The Company  acknowledges  and agrees that,

<PAGE>

STAR ASSOCIATES, LLC
Titan Addendum March 15, 2003
Page 2

         in rendering its services hereunder,  STAR will be using and relying on
         the  Information  (and  information  available  from public sources and
         other sources deemed reliable by STAR) without independent verification
         thereof by STAR or independent  appraisal by STAR of any of the Company
         or the Company's assets or of the Target or the Target's  assets.  STAR
         does not assume  responsibility for the accuracy or completeness of the
         Information or any other information regarding the Target, the Company,
         or any  Transaction.  Any  advice  rendered  by STAR  pursuant  to this
         Agreement may not be disclosed  publicly  without  STAR's prior written
         consent.

3. In  consideration of our services  pursuant to this Agreement,  STAR shall be
entitled  to  receive,  and the  Company  agrees to pay STAR  aggregate  fees as
follows:

         (a)      Consultant's  fees as follows:  (i) cash in an amount equal to
                  $18,000  per month  for a period  of one year  (the  "Period")
                  beginning  April 1, 2003 and  automatically  renewable for six
                  month Periods thereafter unless any party hereto shall deliver
                  to the other notice of termination within 60 days prior to the
                  termination  of the  Period  (or  the  Period  as  theretofore
                  extended).

         (b)      Warrants to purchase 200,000  (two-hundred-thousand) shares of
                  common  stock.  Said  Warrants  shall be issued to STAR within
                  thirty days of signing this  Addendum and shall be  considered
                  due in full upon the signing of this Addendum.

         (c)      Such  Warrants  shall  be  exercisable  at a  price  of  $2.00
                  (two-dollar)  per  share of  common  stock and for a period of
                  five  years  commencing  on the  date of this  Addendum.  Such
                  Warrants  shall provide for  adjustment of the exercise  price
                  thereof  and the  number of shares of Common  Stock  issueable
                  upon the exercise  thereof in the event of (i) the declaration
                  of dividends on the outstanding Common Stock payable in shares
                  of its capital  stock;  (ii)  subdivision  of the  outstanding
                  Common Stock;  (iii)  combination  of the  outstanding  Common
                  Stock into a smaller number of shares; or (iv) issuance of any
                  shares of its capital stock by  reclassification of the Common
                  Stock (including any such  reclassification in connection with
                  a  consolidation  or  merger  in  which  the  Company  is  the
                  continuing  corporation).  Such  Warrants  shall  also  have a
                  cashless  exercise  provision  or  a  net-issuance   provision
                  attached to each  exercise of the  Warrants  and the choice of
                  the provision described herein shall be made by STAR.

         (d)      All consultant  fees described in section `(a)' above shall be
                  due on the  first  of the  current  month  and paid to STAR no
                  later than the fifth of said month.  In addition,  the balance
                  of each Period (one year for the  initial  Period  [April 2003
                  thru March  2004] and six months for each  subsequent  Period)
                  shall be due in full in the event that the Company  terminates
                  STAR for any reason during said period.

         (e)      In the event that the Company  fails to pay STAR as  described
                  herein  for a period in excess of forty  days  without  STAR's
                  written permission,  then STAR shall have the right to use any
                  means necessary including filing a lien against the Company or
                  any of its  subsidiaries  and the Company shall be responsible
                  for the cost of any means  taken to obtain  the  consideration
                  due STAR under this Addendum or any other STAR  Agreement with
                  the Company.  In the event that,  for any reason,  the Company
                  shall  fail  to  pay  to  STAR  all  or  any  portion  of  the
                  compensation  otherwise due thereto pursuant to this Addendum,
                  interest  shall  accrue on such amount and shall be payable on
                  the unpaid balance due hereunder from the date such amount was
                  due through and including  the date actually  received by STAR
                  at the rate of  interest  equal to two  points  over the prime
                  rate of interest as determined by Citibank,  N.A. in New York,
                  New York,  computed on a daily basis and adjusted as announced
                  from time to time.

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STAR ASSOCIATES, LLC
Titan Addendum March 15, 2003
Page 3

(f)           It is understood  that  significant  work has already been done by
              STAR  in  arrears  to this  Addendum  and,  therefore,  considered
              additional   efforts  to  be  covered  through  the  consideration
              described herein.

         All  monetary  fees  shall  be  made  payable  to  the  order  of  STAR
Associates, LLC and mailed to PO box 129 Olney Maryland 20830.

4 In addition to the fees described in paragraph 3 above,  the Company agrees to
promptly reimburse STAR upon request for all out-of-pocket  expenses incurred by
STAR (including fees and disbursements of counsel,  and of other consultants and
advisors  retained by STAR which are approved by the Company) in connection with
the matters  contemplated  by this  Agreement or in collection of  consideration
described herein.

5. The Company agrees to indemnify STAR in accordance  with the  indemnification
provisions (the "Indemnification  Provisions") attached to this Agreement, which
Indemnification Provisions are incorporated herein and made a part hereof.

6. The term of this  Agreement  shall  commence on the date hereof and expire as
described in section 3(a) herein.  Notwithstanding  the foregoing,  either party
hereto may terminate this Agreement at any time upon sixty days written  notice,
without  liability  or expenses  incurred or  continuing  obligation,  except as
otherwise set forth herein. Neither termination of this Agreement nor completion
of the assignment  contemplated hereby shall affect: (i) any compensation earned
by STAR or any other finder up to the date of termination or completion,  as the
case may be,  (ii) any  compensation  to be earned  by STAR or any other  finder
after  termination  pursuant to paragraph 3 hereof,  (iii) the  reimbursement of
expenses  incurred by STAR or any other finder up to the date of  termination or
completion,  as the case may be, (iv) the  provisions  of Sections 3 through 11,
inclusive, of this Agreement,  and (v) the attached  Indemnification  Provisions
which are incorporated  herein,  all of which shall remain operative and in full
force and effect.

7. The validity and  interpretation  of this Agreement  shall be governed by the
law of the  State  of New York  applicable  to  agreements  made and to be fully
performed therein,  without reference to conflicts of laws. The Company and STAR
irrevocably  submit  to the  jurisdiction  of any court of the State of New York
located in New York City, new York for the purpose of any suit, action, or other
proceeding  arising  out  of  this  Agreement,  or  any  of  the  agreements  or
transactions  contemplated  hereby,  which is brought by or against the Company,
and (i) hereby  irrevocably  agrees that all claims in respect of any such suit,
action,  or proceeding may be heard and determined in any such court and (ii) to
the extent that the Company has acquired,  or hereafter may acquire any immunity
from  jurisdiction of such court or from any legal process therein,  the Company
hereby  waives,  to the fullest  extent  permitted by law,  such  immunity.  The
Company hereby  waives,  and agrees not to assert in any such suit,  action,  or
proceeding, in each case, to the fullest extent permitted by applicable law, any
claim that (a) the Company is not personally  subject to the jurisdiction of any
such court,  (b) the Company is immune from any legal process  (whether  through
service or notice, attachment prior to judgment, attachment in aid of execution,
execution, or otherwise) with respect to the Company's property, or (c) any such
suit, action, or proceeding is brought in an inconvenient forum.

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STAR ASSOCIATES, LLC
Titan Addendum March 15, 2003
Page 4

8.  Each such  counterpart  shall  be,  and  shall be deemed to be, an  original
instrument,  but all such  counterparts  taken together shall constitute one and
the same  Agreement.  This  Agreement  may not be modified or amended  except in
writing signed by the parties hereto.

9. The Consultant may disclose any Confidential  Information that is required to
be disclosed by law, government regulation,  or court or administrative order or
process. If disclosure is required, the Consultant will give the Company advance
notice so that the  Company  may seek a  protective  order or take other  action
reasonable  under  of  the  circumstances.  The  Company  also  understands  the
Consultant  must release all types of  information  in performance of the duties
for the Company and  requests  to be informed  upon  request for a list of which
confidential information has been dispersed.

10 Upon  termination of this  Agreement,  the Consultant will promptly return to
the  Company  at the  Company's  cost  and  request  or  destroy  all  materials
containing  Confidential  Information,  including,  but not  limited  to,  data,
records, reports, and other property furnished by the Company to the Consultant.

11 Each of the parties hereto represents and warrants that execution,  delivery,
or  performance  of this  Agreement does not conflict with, or violate the terms
of, any other agreement to which it is a party or by which it is bound.

12 Any notice  provided  under this  Agreement  shall be in writing and shall be
deemed to have been effectively given when delivered personally, sent by private
express  mail  service  (such as  Federal  Express),  or sent by  registered  or
certified mail (return receipt requested) to the address set forth herein (or to
such other address as any party has furnished in writing to the other parties).

13 The  invalidity  or  unenforceability  of any  particular  provision  of this
Agreement or portion thereof shall not affect the validity or  enforceability of
any other  provision  thereof  or  portion  thereof.  If any  provision  of this
Agreement  is  adjudicated  to be so broad as to be  unenforceable,  it shall be
interpreted to be only as broad as is enforceable.
14 The benefits of this Agreement  shall inure to the respective  successors and
assigns of the parties hereto and of the indemnified parties hereunder and their
successors and assigns and representatives,  and the obligations and liabilities
assumed in this  Agreement  by the parties  hereto  shall be binding  upon their
respective successors and assigns.

15 For the  convenience  of the  parties,  any  number of  counterparts  of this
Agreement may be executed by the parties hereto. Each such counterpart shall be,
and shall be deemed to be, an original instrument,  but all of such counterparts
taken together shall  constitute one and the same Agreement.  This Agreement may
not be modified or amended, except in writing signed by the parties hereto.

16 This  Addendum  shall not detract or lessen or otherwise  affect any previous
Agreement  between  STAR and the  Company or its  subsidiaries  or  predecessors
unless specifically mentioned herein. This addendum is meant to add to the terms
and duties of STAR's other Agreements with the Company as described herein.

         If the foregoing  correctly sets forth our  Agreement,  please sign the
enclosed copy of this letter in the space provided and return it to us.

                                             Very truly yours,

                                             STAR ASSOCIATES, LLC

                                             By: /s/ Andrew Glashow
                                                 Name:  Andrew Glashow
                                                 Title:  Principal

<PAGE>
STAR ASSOCIATES, LLC
Titan Addendum March 15, 2003
Page 5

Confirmed and Agreed to
this 15 day of March, 2003:

VENTURES-NATIONAL INCORPORATED

By: /s/ James E. Patty
    ----------------------------------------------
    Name: James E. Patty
    Title:  President and Chief Executive Officer

<PAGE>

                           INDEMNIFICATION PROVISIONS

         The  Company  (as such term is defined  in the  Agreement  or  Addendum
[hereafter  refered  to as the  "Agreement"]  (as such term is  defined  below))
agrees to indemnify and hold  harmless STAR against any and all losses,  claims,
damages,  obligations,   penalties,   judgments,  awards,  liabilities,   costs,
expenses,  and  disbursements  (and  all  actions,   suits,   proceedings,   and
investigations  in  respect  thereof  and any  and all  legal  or  other  costs,
expenses,  and  disbursements  in giving  testimony or  furnishing  documents in
response to a subpoena or otherwise),  including, without limitation, the costs,
expenses, and disbursements, as and when incurred, of investigating,  preparing,
or defending any such action,  proceeding,  or investigation  (whether or not in
connection  with  litigation in which STAR is a party),  directly or indirectly,
caused by,  relating to, based upon,  arising out of, or in connection  with (a)
STAR's  acting  for  the  Company,  including,  without  limitation,  any act or
omission by STAR in  connection  with its  acceptance of or the  performance  or
non-performance  of its obligations  under this agreement,  dated March 15, 2003
between STAR and the Company, as such agreement may be amended from time to time
(the  "Agreement"),  or (b) any  Transaction  (as such  term is  defined  in the
Agreement);  provided, however, such indemnity shall not apply to any portion of
any such loss, claim, damage,  obligation,  penalty, judgment, award, liability,
cost,  expense, or disbursement to the extent it is found in a final judgment by
a court of  competent  jurisdiction  (not  subject  to  further  appeal) to have
resulted  primarily and directly from the gross negligence or willful misconduct
of STAR. The Company also agrees that STAR shall not have any liability (whether
direct or indirect in  contract or tort or  otherwise)  to the Company for or in
connection  with the  engagement  of STAR,  except to the  extent  that any such
liability is found in a final judgment by a court of competent jurisdiction (not
to subject to further  appeal) to have  resulted  primarily  and  directly  from
STAR's gross negligence or willful misconduct.

         These Indemnification  Provisions shall be in addition to any liability
which the Company may otherwise have to STAR or the persons indemnified below in
this sentence and shall extend to the following:  STAR, its affiliated entities,
directors, officers, employees, counsel, agents, and controlling persons (within
the meaning of the federal  securities  laws).  All  references to STAR in these
Indemnification  Provisions  shall  be  deemed  to  include  any  and all of the
foregoing.

         If any action,  suit,  proceeding,  or investigation is commenced as to
which STAR proposed to demand indemnification,  it shall notify the Company with
reasonable promptness; provided, however, that any failure by STAR to notify the
Company shall not relieve the Company from its obligations hereunder. STAR shall
have the right to retain  counsel  of its own  choice to  represent  it, and the
Company shall pay the fees,  expenses,  and  disbursements of such counsel;  and
such  counsel   shall,   to  the  extent   consistent   with  its   professional
responsibilities,  cooperate with the Company and any counsel  designated by the
Company.  The Company  shall be liable for any  settlement  of any claim against
STAR made with its written  consent,  which  consent  shall not be  unreasonably
withheld.  The Company  shall not,  without the prior  written  consent of STAR,
settle or compromise  any claim,  or permit a default or consent to the entry of
any judgment in respect thereof, unless such settlement,  compromise, or consent
includes,  as an unconditional term thereof,  the giving by the claimant to STAR
of an unconditional release from all liability in respect of such claim.

         In order to provide for just and equitable contribution, if a claim for
indemnification pursuant to these Indemnification  Provisions is made, but it is
found in a final judgment by a court of competent  jurisdiction  (not subject to
further appeal) that such indemnification may not be enforced in such case, even
though the express  provisions hereof provide for  indemnification in such case,
then the Company, on the one hand, and STAR, on the other hand, shall contribute
to the losses,  claims,  damages,  obligations,  penalties,  judgments,  awards,
liabilities, costs, expenses, and disbursements to which the

<PAGE>

indemnified  persons may be subject in  accordance  with the  relative  benefits
received  by the  Company,  on the one hand,  and STAR,  on the other  hand,  in
connection  with the  statements,  acts,  or  omissions  which  resulted in such
losses, claims, damages, obligations, penalties, judgments, awards, liabilities,
costs,  expenses,  and disbursements and the relevant  equitable  considerations
shall  also  be   considered.   No  person   found   liable  for  a   fraudulent
misrepresentation  shall be entitled to contribution  from any person who is not
also found liable for such  fraudulent  misrepresentation.  Notwithstanding  the
foregoing,  STAR shall not be obligated to contribute any amount  hereunder that
exceeds  the  amount  of  fees  previously  received  by  STAR  pursuant  to the
Agreement.

         Neither  termination  nor completion of the engagement of STAR referred
to above shall affect these Indemnification Provisions,  which shall then remain
operative and in full force and effect.<PAGE>

                                                                   Exhibit 10.41

                         MORTGAGEE'S WAIVER AND CONSENT

         THIS MORTGAGEE'S  WAIVER AND CONSENT ("Waiver and Consent") is made and
entered into as of May 9, 2003,  by and among EASTERN BANK  ("Bank"),  TITAN PCB
EAST,  INC., a Delaware  corporation  ("Company")  and EQUINOX  BUSINESS  CREDIT
CORP.,  a New Jersey  corporation  (together  with any  successors  and assigns,
"Lender").

         A. Bank is named the  mortgagee  under that certain  Mortgage  Security
Agreement and Fixture  Financing  Statement dated May 13, 1999 made by Howard J.
Doane,  Jr.,  Trustee of HD  Realty-Trust-1993  (the  "Trust")  in favor of Bank
covering  the  property  located  at  One  and  Two  Industrial  Way,  Amesbury,
Massachusetts (the "Property") and as more fully described in Exhibit A attached
hereto (the "Mortgage").

         B. Bank also received from the Trust a Collateral  Assignment of Leases
and Rents dated May 13, 1999 with respect to the Property  (the  "Assignment  of
Leases").

         C. Company leases the Property from the Trust (the "Lease") which Lease
is subordinate to the Mortgage and the Assignment of Leases  (collectively,  the
"Mortgage Documents").

         D. Lender has previously entered into or is about to enter into certain
financing  transactions  with Company,  and to secure such financing Company has
granted to Lender a security  interest in and lien upon  certain of the tangible
and  intangible  property  of Company,  including,  without  limitation,  all of
Company's  cash,  cash  equivalents,   accounts,  goods,  inventory,  machinery,
equipment,  furniture and fixtures, together with all additions,  substitutions,
replacements and improvements to, and proceeds of, the foregoing  (collectively,
the  "Collateral");  provided,  however the  Collateral  shall not include those
fixtures  which are  necessary to the  operation of the building on the Property
such as HVAC systems,  temperature  control  systems,  building theft  detection
systems,  sprinkler  systems,  carpeting and premises  lighting fixtures but the
Collateral shall include all trade fixtures owned by the Company.

         NOW,  THEREFORE,  in  consideration  of  any  financial  accommodations
extended  by  Lender  to  Company  at any  time,  and  other  good and  valuable
consideration the receipt and sufficiency of which is hereby  acknowledged,  the
parties agree as follows:

<PAGE>

         1. Bank agrees to give written  notice to Lender upon the  commencement
of the  exercise of any of its rights under the  Mortgage  Documents  (the "Bank
Notice").  Landlord will permit Lender to remain on the Property for a period of
up to seventy five (75) days following  receipt by Lender of the Bank Notice. In
the event Lender  intends to exercise such right to occupy the Property,  Lender
shall (a) notify  Bank of its  intention  to occupy the  Property  (the  "Lender
Notice") within ten (10) days after Lender's  receipt of the Bank Notice and (b)
pay to Bank an amount  equal to the  Minimum  Monthly  Rent (as set forth in the
Lease) for the period of time from the date it delivers the Lender  Notice until
the date upon which it vacates the Property.  During such period of occupancy by
Lender, Lender may advertise and conduct public auctions or private sales of the
Collateral  at the  Property,  in  each  case  without  interference  by Bank or
liability of Lender to Bank.  Lender shall promptly repair, at Lender's expense,
any  physical  damage to the  Property  actually  caused by the  conduct of such
auction or sale and any removal of  Collateral  by or through  Lender  (ordinary
wear and tear excluded) and leave the Property in reasonably good condition upon
vacation of the Property.  Upon  vacation of the  Premises,  Lender shall remove
from the Property all  machinery  and equipment of the Company upon which Lender
has a lien.  Notwithstanding  the foregoing,  Lender shall have no obligation to
remove any  machinery  and  equipment  from the Property  that in any manner may
cause Lender to suffer any loss,  liability,  damage,  expense on account of any
environmental laws.

         2.  Until  such  time as the  obligations  of  Company  to  Lender  are
indefeasibly paid in full, Bank waives any interest in the Collateral and agrees
not to  distrain  or levy upon any  Collateral  or to assert any lien,  right of
distraint or other claim against the Collateral for any reason.

         3. Bank  acknowledges  that the  Collateral  may be  stored,  utilized,
and/or  installed  at the  Property and shall not be deemed a fixture or part of
the real estate but shall at all times be considered personal property,  whether
or not any  Collateral  becomes so related to the real  estate  that an interest
therein would otherwise arise under applicable law.

         4. Bank  acknowledges  that prior to Bank  acquiring any  possessory or
ownership  interest in the Property,  Lender or its  representatives or invitees
may enter upon the  Property  at any time  without any  interference  by Bank to
inspect, repossess, remove or otherwise deal with the Collateral, and Lender may
advertise and conduct public  auctions or private sales of the Collateral at the
Property,  in each case without  interference  by Bank or liability of Lender to
Bank. Lender shall promptly repair, at Lender's expense,  any physical damage to
the  Property  actually  caused by the  conduct of such  auction or sale and any
removal of Collateral by or through Lender  (ordinary  wear and tear  excluded).
Lender shall not be liable for any diminution in value of the Property caused by
the absence of Collateral  actually removed or by any necessity of replacing the
Collateral,  and Lender shall have no duty or obligation to remove or dispose of
any Collateral or any other property left on the Property by Company.

                                       2
<PAGE>

         5.  Notices.  All  notices  hereunder  shall  be in  writing,  sent  by
certified  mail,  return receipt  requested,  to the respective  parties and the
following addresses:

                     Lender:          Equinox Business Credit Corp.
                                      120 Wood Avenue South, Suite 515
                                      Iselin, New Jersey 08830
                                      Attention:  Allen H. Vogel
                                      Telephone:  732-635-9800
                                      Facsimile:  732-635-1111

                     Bank:            Eastern Bank
                                      265 Franklin Street
                                      Boston, Massachusetts 02110
                                      Attention:  John Farmer
                                      Telephone: _____________________
                                      Facsimile: ______________________

                     Company:         Titan PCB East, Inc.
                                      2 Industrial Way
                                      Amesbury, Massachusetts 01913
                                      Attention:  _____________________
                                      Telephone: 978-388-5740
                                      Facsimile:  978-388-3940

         6. Miscellaneous. This Waiver and Consent may be executed in any number
of several  counterparts,  shall be governed and controlled by, and  interpreted
under,  the laws of the State of  Massachusetts.  This Waiver and Consent  shall
inure to the  benefit  of Lender and its  successors  and  assigns  and shall be
binding upon Bank and its successors and assigns  (including any  transferees of
the  Mortgage  or  Property).  Bank  agrees and  consents  to the filing of this
document  for  recording in the land records of the county in which the Property
is located.

                                        3
<PAGE>

         IN WITNESS WHEREOF, this Mortgagee's Waiver and Consent is entered into
as of the date first set forth above.

                            EASTERN BANK

                            By: /s/ John P Farmer
                                ------------------------------------
                                Name: John P Farmer
                                Title: Vice President

                            EQUINOX BUSINESS CREDIT CORP.

                            By: /s/ Allen H. Vogel
                                -------------------------------------
                                Name: Allen H. Vogel
                                Title: President

Agreed to and acknowledged by Company:

TITAN PCB EAST, INC.

By: /s/ David M Marks
    ------------------------------------
    Name: David M Marks
    Title: Chairman

                                       4
<PAGE>

STATE OF Massachusetts              )
         ---------------------------
                                    )       ss:
COUNTY OF Suffolk                   )
          --------------------------

         Before  me, the  undersigned,  on this 8 day of May,  2003,  personally
appeared John P. Farmer, to me known personally, and who being by me duly sworn,
deposes and says that s/he is the Vice  President  of Eastern Bank and that s/he
was authorized to sign her/his name thereto.

                                  /s/ Lillian M. Brassil
                                  -------------------------------------
                                  Notary Public

STATE OF New York                   )
         ---------------------------
                                    )       ss:
COUNTY OF New York                  )
          --------------------------

         Before me, the  undersigned,  on this 12 day of May,  2003,  personally
appeared Allen Vogel,  to me known  personally,  and who being by me duly sworn,
deposes and says that s/he is the President of Equinox Business Credit Corp. and
that s/he was authorized to sign her/his name thereto.

                                  /s/ Louria Harris
                                  -------------------------------------
                                  Notary Public

STATE OF Wisconsin                  )
         ---------------------------
                                    )       ss:
COUNTY OF Milwaukee                 )
          --------------------------

         On the 8 day of May, 2003,  before me personally came David M. Marks to
me known, who being by me duly sworn, did depose and say s/he is the Chairman of
Titan PB East,  Inc.,  the  corporation  described  in and  which  executed  the
foregoing instrument;  and that s/he signed her/his name thereto by order of the
board of directors of said corporation.

                                  /s/ P. Schwabe
                                  ----------------------------
                                  Notary Public

                                       5
<PAGE>

                                    EXHIBIT A

                          LEGAL DESCRIPTION OF PROPERTY

                                       6

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