Document:

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                                                                   EXHIBIT 10.36

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                           I. PARK LAKE SUCCESS, LLC,

                                    LANDLORD

                               DEALERTRACK, INC.,

                                     TENANT

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

                                      LEASE

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

                          PREMISES: 1111 Marcus Avenue
                                    Lake Success, New York

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                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                                 PAGE
<S>                                                                              <C>
ARTICLE I.......................................................................   8
       Demised Term.............................................................   8

ARTICLE II......................................................................  10
       Rent.....................................................................  10

ARTICLE III.....................................................................  10
       Use of the Demised Premises..............................................  10

ARTICLE IV......................................................................  11
       Completion and Occupancy.................................................  11

ARTICLE V.......................................................................  12
       Alterations..............................................................  12

ARTICLE VI......................................................................  14
       Repairs..................................................................  14

ARTICLE VII.....................................................................  15
       Intentionally Omitted....................................................  15

ARTICLE VIII....................................................................  15
       Compliance With Laws.....................................................  15

ARTICLE IX......................................................................  16
       Subordination, Attornment, Notice to Lessors and Mortgagees..............  16

ARTICLE X.......................................................................  18
       Condemnation.............................................................  18
</TABLE>

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<TABLE>
<S>                                                                              <C>
ARTICLE XI......................................................................  19
       Assignment and Subletting................................................  19

ARTICLE XII.....................................................................  24
       Electricity And Gas......................................................  24

ARTICLE XIII....................................................................  27
       Access to Demised Premises...............................................  27

ARTICLE XIV.....................................................................  28
       Base Rent and Additional Rent............................................  28

ARTICLE XV......................................................................  29
       Real Estate Tax Escalation...............................................  29

ARTICLE XVI.....................................................................  31
       Bankruptcy...............................................................  31

ARTICLE XVII....................................................................  32
       Damage by Fire or Other Cause............................................  32

ARTICLE XVIII...................................................................  34
       Insurance................................................................  34

ARTICLE XIX.....................................................................  35
       Services and Equipment...................................................  35

ARTICLE XX......................................................................  38
       Rules and Regulations....................................................  38

ARTICLE XXI.....................................................................  38
       Liability of Landlord....................................................  38
</TABLE>

                                       iii
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<TABLE>
<S>                                                                              <C>
ARTICLE XXII....................................................................  39
       Indemnification of Landlord..............................................  39

ARTICLE XXIII...................................................................  39
       Parking and Common Area Use..............................................  39

ARTICLE XXIV....................................................................  40
       Right to Perform.........................................................  40

ARTICLE XXV.....................................................................  40
       Defaults ................................................................  40

ARTICLE XXVI....................................................................  43
       Covenant of Quiet Enjoyment..............................................  43

ARTICLE XXVII...................................................................  43
       Brokerage................................................................  43

ARTICLE XXVIII..................................................................  43
       Estoppel Certificate.....................................................  43

ARTICLE XXIX....................................................................  44
       Surrender of Premises....................................................  44

ARTICLE XXX ....................................................................  45
       Partial Invalidity.......................................................  45

ARTICLE XXXI....................................................................  45
       No Waivers by Landlord...................................................  45

ARTICLE XXXII...................................................................  46
       Waivers by Tenant........................................................  46
</TABLE>

                                       iv
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<TABLE>
<S>                                                                              <C>
ARTICLE XXXIII..................................................................  46
       Exculpation..............................................................  46

ARTICLE XXXIV...................................................................  47
       Effect of Conveyance by Landlord.........................................  47

ARTICLE XXXV....................................................................  47
       Notices..................................................................  47

ARTICLE XXXVI...................................................................  48
       Security.................................................................  48

ARTICLE XXXVII..................................................................  50
       Successors and Assigns...................................................  50

ARTICLE XXXVIII.................................................................  50
       Entire Agreement; Modification...........................................  50

ARTICLE XXXIX...................................................................  50
       Arbitration..............................................................  50

ARTICLE XL......................................................................  51
       Medical and Toxic Waste..................................................  51

ARTICLE XLI.....................................................................  51
       Captions/Recording.......................................................  51

ARTICLE XLII....................................................................  52
       Building and Parking Lot Alterations and Management......................  52

ARTICLE XLIII...................................................................  52
       Storage Space............................................................  52
</TABLE>

                                        v
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<TABLE>
<S>                                                                              <C>
ARTICLE XLIV....................................................................  52
       Expansion Option.........................................................  52

ARTICLE XLV.....................................................................  54
       Miscellaneous............................................................  54

EXHIBIT A.......................................................................
       SITE PLAN OF PROJECT WITH LOCATION OF DEMISED PREMISES...................

EXHIBIT B.......................................................................
       LEGAL DESCRIPTION........................................................

EXHIBIT C.......................................................................
       LANDLORD'S WORK..........................................................

EXHIBIT D.......................................................................
       SUBORDINATION, NON-DISTURBANCE AND ATTORNMENT AGREEMENT..................

EXHIBIT E.......................................................................
       SIGNAGE PLAN.............................................................

EXHIBIT F.......................................................................
       HOLIDAYS.................................................................

EXHIBIT G.......................................................................
       CLEANING SPECIFICATIONS..................................................

EXHIBIT H.......................................................................
       RULES AND REGULATIONS....................................................

EXHIBIT I.......................................................................
       PARKING PLAN.............................................................
</TABLE>

                                       vi
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<TABLE>
<S>                                                                              <C>
EXHIBIT J ......................................................................
       STORAGE SPACE............................................................
</TABLE>

                                       vii
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      AGREEMENT OF LEASE, made as of this ____day of _____, 2004, between I.
PARK LAKE SUCCESS, LLC, a Delaware limited liability company, having an office
at 485 West Putnam Avenue, Greenwich, Connecticut 06830 (hereinafter,
"Landlord") and DEALERTRACK, INC., a ____________________________, having an
office at _______________________(hereinafter, "Tenant").

                              W I T N E S S E T H :

      The parties hereto, for themselves, their heirs, distributees, executors,
administrators, legal representatives, successors and assigns, hereby covenant
and agree as follows:

                                    ARTICLE I

                                  Demised Term

      1.01. Landlord hereby leases to Tenant and Tenant hereby hires from
Landlord the space substantially as shown shaded on the diagram attached hereto
and made a part hereof as Exhibit "A" in the main building known as 1111 Marcus
Avenue, Lake Success, New York (hereinafter, the "Building"), situated upon a
plot of land (hereinafter, the "Land") in the Town of North Hempstead, Village
of Lake Success, County of Nassau and State of New York, as more particularly
described on Exhibit B attached hereto and made a part hereof, together with all
fixtures, equipment, improvements, installations and appurtenances which at the
commencement of or during the Term of this Lease are attached thereto (except
items not deemed to be included therein and removable by Tenant as provided in
Article V hereof), which space, fixtures, equipment, improvements, installations
and appurtenances are hereinafter sometimes called the "Demised Premises," for a
"Term" of ten (10) years and six (6) months (or until such Term shall sooner
terminate as hereinafter provided), to commence on the date upon which the
Demised Premises shall have been rendered substantially ready for occupancy by
Landlord or such earlier date that Tenant begins conducting business in the
Demised Premises (hereinafter, the "Commencement Date"), and to end at midnight
on the last day of the one hundred twenty sixth (126th) month after the
Commencement Date (hereinafter, the "Expiration Date"), said Commencement Date
and Expiration Date being subject to the further provisions of this Lease.
Notwithstanding anything to the contrary contained in this Lease, Tenant shall
have the right to terminate this Lease effective upon the fifth (5th)
anniversary of the Commencement Date provided (i) it shall send a notice to said
effect to Landlord no later than the fourth (4th) anniversary of the
Commencement Date and (ii) it shall send to Landlord a certified check payable
to the order of Landlord in the amount of $700,000 (hereinafter, the
"Termination Payment") on or prior to the fifth (5th) anniversary of the
Commencement Date. In the event Tenant shall fail timely to send such notice,
Tenant shall be deemed to have waived its right to terminate this Lease as
provided herein. The annual Base Rent (as defined herein) payable by Tenant to
Landlord shall be as set forth in Section 14.01 of this Lease and shall be paid
pursuant to the provisions of Article II of this Lease. Promptly following the
Commencement Date, the parties hereto shall enter into a supplemental
certificate fixing

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the actual Commencement Date and the stated Expiration Date and certifying that
any improvements required to be made by Landlord have been substantially
completed. The parties agree that the rentable square foot area of the Demised
Premises for the purposes of this Lease is 39,831 square feet ("Rentable Square
Feet").

      1.02. The terms defined in this Article shall, for all purposes of this
Lease, and all agreements supplemental hereto, have the meanings specified
herein, unless the context requires otherwise.

      1.02.1 "Term" shall mean that period between the Commencement Date and the
Expiration Date, or such earlier date(s) on which such term may expire or be
cancelled or terminated pursuant to any of the conditions or covenants of this
Lease or pursuant to law.

      1.02.2 "Tenant's Pro Rata Share" shall be 2.982 percent. Tenant's Pro Rata
Share means the percent determined from time to time by Landlord by dividing the
floor area of the rentable space in the Building occupied by Tenant (including
the storage space set forth in Article 43) by the floor area of the rentable
space in all of the buildings now or hereafter situated on the Land and
multiplying the resulting quotient (to the fourth decimal place) by 100.

      1.02.3. "Lease Year" shall mean any consecutive twelve (12) month period
commencing on the Commencement Date, or the first day of the month following the
Commencement Date, if the Commencement Date is any day other than the first day
of a month, or any anniversary thereof.

      1.02.4. "Common Areas" shall mean the lobbies, entrances, hallways,
bathrooms, stairs, elevators, off-street loading berths, and other public
portions and common areas or building service areas of the Building and the
non-exclusive outdoor parking areas associated with the Building.

      1.02.5. "Commencement Date" shall have the meaning set forth on Page 1
hereof.

      1.02.6. "Expiration Date" shall have the meaning set forth on Page 1
hereof.

      1.02.7. "Rent Commencement Date" shall mean the Commencement Date.

      1.02.8. "Base Rent" shall have the meaning set forth in Article XIV.

      1.02.9. "Additional Rent" shall have the meaning set forth in Article XIV.

      1.2.10. "Land" shall have the meaning set forth on Page 1 hereof.

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      1.2.11 "Lease Month" shall mean any calendar month following the
Commencement Date, or the first full calendar month following the Commencement
Date, if the Commencement Date is any day other than the first day of a month.

                                   ARTICLE II

                                      Rent

      2.01. Tenant shall pay to Landlord, at Landlord's offices first listed
above or at such other place as Landlord may designate in writing to Tenant from
time to time, in cash, or by check of Tenant drawn on a bank or trust company in
New York State, in advance on the first day of each month during the Term,
without counterclaim, set-off or deduction whatsoever, the "Base Rent" (as
defined herein), commencing on the Rent Commencement Date (subject to any credit
due Tenant pursuant to Section 4.03), which Tenant agrees to pay in twelve (12)
equal monthly installments per annum, in advance, on the first day of each
calendar month during said Term, at the office of Landlord or such other place
as Landlord may designate in writing to Tenant, except that Tenant shall pay the
first monthly installment on the execution hereof. Notwithstanding the
foregoing, if the Rent Commencement Date shall fall other than on the first day
of a month, then the Base Rent, pro-rated for the stub period beginning on the
Rent Commencement Date and ending on the last day of the month in which the Rent
Commencement Date falls, shall be paid by Tenant to Landlord on the Rent
Commencement Date (and the next regular monthly installment of Base Rent shall
be due and payable on the first day of the next month following the month in
which the Rent Commencement Date falls). In addition, Tenant shall pay to
Landlord during the Term, at the place and in the manner set forth above,
"Additional Rent" (as defined herein) pursuant to the terms of this Lease.

      2.02. Notwithstanding anything to the contrary obtained in this Lease,
Tenant shall be entitled to a monthly abatement of its obligation to pay Base
Rent in the amount of $28,796.86 per month commencing on the first day of the
first month next succeeding the Commencement Date (unless the Commencement Date
is the first day of the month in which event said abatement shall commence on
said Commencement Date) and continuing for each of the next ensuing eleven (11)
calendar months thereafter for a total period of twelve (12) months and a total
abatement of Base Rent of $345,562.30.

                                   ARTICLE III

                           Use of the Demised Premises

      3.01. Tenant shall use and occupy the Demised Premises as executive,
general and administrative offices and data center for the transaction of
Tenant's business (hereinafter the "Permitted Use"), and for no other purpose.

      3.02. Tenant shall not at any time use or occupy, or suffer or permit
anyone to use or occupy, the Demised Premises, or do or permit anything to be
done in the Demised

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Premises, in violation of the Certificate of Occupancy and/or Compliance for the
Demised Premises or for the Building. Landlord represents that on the
Commencement Date (or such later date of issuance if the following certificates
are not issued by the Commencement Date), Tenant's use as general offices will
not violate the Certificate of Occupancy and/or Compliance, or any other
existing occupancy certificate issued for the Demised Premises or the Building.
Tenant shall not permit the Demised Premises to be used or operated in violation
of any governmental requirements or requirements of the New York Board of Fire
Underwriters, or of the Town of North Hempstead or Village of Lake Success or of
any other law, rule or regulation.

                                   ARTICLE IV

                            Completion and Occupancy

      4.01. Tenant has inspected the Demised Premises and the Building and is
thoroughly acquainted with their respective conditions and agrees to take same
"as is" subject to completion of Landlord's Work (hereinafter defined).

      4.02. Landlord shall have no obligation to alter, improve, decorate or
otherwise prepare the Demised Premises for Tenant's occupancy except that
Landlord shall perform at its sole cost and expense, such items of work as
described in Exhibit C annexed hereto (hereinafter, "Landlord's Work"). Landlord
shall proceed with such Landlord's Work with due dispatch, subject to delays by
causes beyond its reasonable control. If Landlord is required by the terms
hereof to do any such work without expense to Tenant and the cost of such work
is increased due to any delay resulting from any act or omission of Tenant, its
agents or employees, Tenant shall forthwith pay to Landlord as Additional Rent
an amount equal to such increase in cost. If Landlord is delayed in (i) the
completion of any plans or specifications being prepared for Landlord's Work,
(ii) the issuance of a building permit for Landlord's Work, or (iii) the
completion of Landlord's Work due to any acts or omissions of Tenant ("Tenant
Delays"), the Commencement Date shall be accelerated one day for each day of
such delay by Tenant. Tenant shall provide Landlord with any required
information and/or decisions regarding the completion of plans and
specifications for Landlord's Work within three (3) business days of such
request or same shall be deemed to be a delay by Tenant.

      4.03. Landlord shall give to Tenant no less than one (1) week prior notice
of the Commencement Date. Except as otherwise expressly provided in this Lease,
Landlord shall have no liability to Tenant in the event that the Demised
Premises are not substantially ready for occupancy upon the date specified by
Landlord. If the Demised Premises are not substantially ready for occupancy
within four (4) months from the date that Tenant signs off on the completed
construction documents suitable for the issuance of a building permit for
Landlord's Work, Tenant shall receive one (1) day of free Base Rent for each day
of such delay, beyond the aforementioned four (4) month period. If the Demised
Premises are not substantially ready for occupancy within six (6) months from
the date that Tenant signs off on the completed construction documents suitable
for the issuance of a building permit for Landlord's Work, Tenant shall receive
two (2) days of

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free Base Rent for each day of delay beyond the aforementioned six (6) month
period. The aforementioned four (4) and six (6) month periods shall be adjusted
for any Tenant Delays.

      4.04. Tenant shall be permitted entry and access in and to the Demised
Premises prior to the Commencement Date in order to install data and telephone
lines and to install data center components provided that Tenant does not
interfere with the completion of Landlord's Work. Tenant shall also be permitted
entry and access in and to the Demised Premises in order to install furniture
and cubicles and to adapt and decorate the Demised Premises for Tenant's use
with Landlord's prior written consent and then only on such terms as Landlord
may reasonably require. In addition, if the cost of Landlord's Work is increased
due to any delay resulting from Tenant's access to the Demised Premises as
contemplated by this Section 4.04, Tenant shall forthwith pay Landlord an amount
equal to such increase in cost. Landlord shall use reasonable efforts to notify
Tenant of such increase in cost before the same is incurred by Landlord.

      4.05. Any sums payable by Tenant prior to the Commencement Date pursuant
to the provisions of this Lease may be collected by Landlord as Additional Rent,
from time to time, upon demand, whether or not the same shall have accrued prior
to the Commencement Date and in default of payment thereof, Landlord shall (in
addition to all other remedies) have the same rights as in the event of Tenant's
default of payment of Additional Rent.

      4.06. For the purposes of this Lease, the Demised Premises shall be deemed
"substantially ready for occupancy" when the major construction aspects of
Landlord's Work are substantially completed, although minor items are not
completed and there has been a favorable final inspection of Landlord's Work by
the Town of North Hempstead Building Department. Such minor uncompleted items
may include touch-up plastering or painting, so-called "punch list" items, or
any other uncompleted construction or improvement which does not unreasonably
interfere with Tenant's ability to carry on its business in the Demised
Premises. Such minor uncompleted items and punch list items shall be completed
by Landlord within thirty (30) days of the Commencement Date. Tenant shall
periodically inspect Landlord's Work, as hereinafter provided, and make any
objections thereto without delay so as to mitigate changes, delays and costs.

                                    ARTICLE V

                                   Alterations

      5.01. Except as otherwise expressly provided herein, Tenant shall make no
changes and/or alterations in or to the Demised Premises, including Tenant's
initial alterations thereof, without Landlord's prior written consent, which
consent, with regard to non-structural alterations and/or changes shall not be
unreasonably withheld or delayed. All changes and/or alterations which shall be
permitted by Landlord (hereinafter, collectively "Tenant's Changes") shall be
accomplished at Tenant's expense by contractors approved by Landlord, which
approval shall not be unreasonably withheld

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or delayed. All Tenant's Changes requiring alterations to HVAC and/or electrical
equipment shall be performed by Landlord's contractors in connection with
Landlord's building management systems. All installations installed in the
Demised Premises at any time shall, upon installation, become the property of
Landlord and shall remain upon and be surrendered with the Demised Premises
unless (i) Tenant, by written notice to Landlord no later than twenty (20) days
prior to the Expiration Date, elects to move them or (ii) they are removable
trade fixtures referred to in Section 5.02., in which event the same may be
removed by Tenant at Tenant's expense prior to the Expiration Date.

      5.02. Nothing in this Article shall be construed to give Landlord title to
or prevent Tenant's removal of trade fixtures, moveable office furniture and
equipment, or Tenant's Changes removable under Section 5.01, but upon removal of
any such equipment from the Demised Premises, Tenant shall immediately and at
its expense, repair and restore the Demised Premises to the condition existing
prior to such installation and shall repair any damage to the Demised Premises
or the Building due to such removal.

      5.03. All property permitted or required to be removed by Tenant at the
end of the Term, but which nonetheless remains in the Demised Premises after the
end of the Term shall be deemed abandoned and may, at the election of Landlord,
be either retained as Landlord's property or removed from the Demised Premises
by Landlord at Tenant's expense, Tenant shall remove all of its furniture,
furnishings, business equipment and other personal property or the same shall be
disposed of by Landlord at Tenant's expense.

      5.04. Prior to commencing any Tenant's Changes, Tenant shall, at Tenant's
sole cost and expense and in consultation with Landlord's managing agent,
architects and engineers, obtain all permits, approvals and certificates
required by any governmental or quasi-governmental bodies and upon completion,
certificates of final approval thereof, and shall promptly deliver duplicates of
all such permits, approvals and certificates to Landlord. All Tenant's Changes
shall be performed in compliance with all applicable requirements of insurance
bodies having jurisdiction over the Demised Premises, and in such manner as not
to interfere with, other Tenants or Landlord, or delay or impose any additional
expense upon Landlord in the construction, maintenance or operation of the
Building. Tenant, at its expense, and with due diligence and dispatch, shall
procure the cancellation or discharge of all notices of violation or mechanic's
liens arising from or otherwise connected with Tenant's Changes. Additionally,
Tenant agrees to carry and will cause all contractors and sub-contractors to
carry such workers' compensation, general liability, personal and property
damage insurance as Landlord may require, including such completion and
performance bonds (for any non cosmetic work exceeding $250,000.00) as Landlord
may require.

      5.05. Landlord may require submission to it of plans and specifications in
connection with granting or withholding its consent to any Tenant's Changes.
Tenant shall reimburse Landlord for all of Landlord's reasonable out-of-pocket
costs incurred by third parties in connection with the review of said plans and
specifications. Notwithstanding the foregoing, prior to granting its consent to
any such Tenant's

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Changes, Landlord may impose such conditions as Landlord, in its reasonable
discretion, may consider desirable.

      5.06. In the event Tenant shall construct any Tenant's Changes, Tenant
shall pay to Landlord as Additional Rent (as said term is defined in Article XIV
of this Lease) a fee equal to ten (10%) percent of the cost of such work except
that no fees shall be collected for any cosmetic work such as painting,
wallpapering or carpeting which costs less than $250,000.00.

      5.07 Notwithstanding anything to the contrary herein, Landlord consents to
Tenant's initial work consisting of (i) data and telephone lines, (ii)
installation of the data center components, and (iii) installation of furniture
and cubicles provided all such work is completed in accordance with all of the
terms of this Article V.

      5.08 Notwithstanding anything to the contrary herein, Landlord shall not
unreasonably withhold its consent to Tenant's use of any telephone, cable,
internet or other communications provider to service the Demised Premises.
Tenant shall have reasonable access to the Common Areas, conduits, ducts,
raceways ad risers of the Building for communications services and
installations.

                                   ARTICLE VI

                                     Repairs

      6.01. Landlord shall maintain and repair the Common Areas of the Building
in such manner as Landlord determines from time to time and in a reputable
manner as would a prudent landlord of a project that is reasonably similar in
tenant mix, size, and location, both exterior and interior, and at its sole cost
and expense, shall maintain and repair the decking and membrane of the entire
roof of the Building, the mechanical, plumbing, heating, ventilation, air
conditioning, electrical, sanitary, drainage, sprinkler, life safety systems now
or hereafter located in or upon the Building and servicing the Demised Premises
and Common Areas and all paving, fences and exterior components and improvements
in any portions of the Land, in commercially reasonable working order and
condition, wear and tear obsolescence and damage from the elements, fire or
other casualty excepted. Tenant shall take good care of the Demised Premises and
the fixtures and appurtenances therein and, at Tenant's sole cost and expense,
make all nonstructural repairs thereto as and when needed to preserve said
Demised Premises and fixtures in good working order and condition, reasonable
wear and tear, obsolescence and damage from the elements, fire or other casualty
excepted. Notwithstanding the foregoing, all damage or injury to the Demised
Premises or to any other part of the Building, or to its fixtures, equipment and
appurtenances whether requiring structural or non-structural repairs, caused by
or resulting from carelessness, omission, neglect or improper conduct of Tenant,
Tenant's servants, employees, invitees or licensees, shall be promptly repaired
by Tenant in a commercially reasonable manner, failing which such repairs may be
made by Landlord at Tenant's sole cost and expense. Tenant shall repair all
damage to the Building and the Demised Premises caused by the moving of Tenant's

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fixtures, furniture or equipment. All the aforesaid repairs shall be of the
quality and class equal to the conditions existing immediately prior to such
repairs.

      6.02 There shall be no allowance to Tenant for a diminution of rental
value and no liability on the part of Landlord by reason of inconvenience,
annoyance or injury to business arising from Landlord, Tenant or others making
or failing to make any repairs, alterations, additions or improvements in or to
any portion of the Building or the Demised Premises or in and to the fixtures,
appurtenances or equipment thereof, unless, however, such defective condition
continues for a period in excess of three (3) days after notice to Landlord by
Tenant of such condition, in which case, Tenant shall be entitled to make a
claim for an allowance for a diminution of rental value. In no event, however,
may Tenant be entitled to use such allowance as a set off to rent or assert, as
a defense or in a counterclaim, Landlord's failure to pay such allowance. The
provision of this Article with respect to the making of repairs shall not apply
in the case of fire or other casualty, which are dealt with in Article XVII
hereof .

                                   ARTICLE VII

                              Intentionally Omitted

                                  ARTICLE VIII

                              Compliance With Laws

      8.01. Tenant shall give prompt notice to Landlord of any notice it
receives of the violation of any law or requirements of any public authority
with respect to the Demised Premises or the use or occupation thereof. Except as
otherwise provided hereinbelow, prior to the Commencement Date, if Tenant is
then in possession of the Demised Premises, and at all times thereafter, Tenant
shall promptly comply with all present and future laws, orders and regulations
of all state, federal, town, municipal and local governments, departments,
commissions and boards or any direction of any public officer pursuant to law,
and all orders, rules and regulations of the New York Board of Fire Underwriters
or any similar body which shall impose any violation, order or duty upon
Landlord or Tenant with respect to the Demised Premises (in which event Tenant
shall effect such compliance at its sole cost and expense) or the Building (in
which event, notwithstanding anything herein to the contrary, Tenant shall
promptly pay Tenant's Pro Rata Share of the cost to Landlord of complying
therewith). Tenant shall pay all costs, expenses, fines, penalties or damages,
which may be imposed upon-Landlord by reason of Tenant's failure to comply with
the provisions of this Article, and if by reason of such failure the fire
insurance rate shall, at the beginning of this Lease or at any time thereafter,
be higher than it otherwise would be, then Tenant shall reimburse Landlord, as
Additional Rent hereunder, for that portion of all fire insurance premiums
thereafter paid by Landlord which shall have been charged because of such
failure by Tenant, and shall make such reimbursement upon the first day of the
month following such outlay by Landlord. Notwithstanding the foregoing, Tenant
shall have no obligation to make any alterations or improvements to the Building
systems or any structural alterations or

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<PAGE>

additions to the Demised Premises necessary in order to comply with any laws,
rules or regulations of general applicability to the Demised Premises as
distinguished for Tenant's particular use or manner of use of the Demised
Premises.

      8.02. Tenant shall not place a load upon any floor of the Demised Premises
exceeding the floor load per square foot area which said floor was designed to
carry and which is allowed by law. Landlord represents that the minimum floor
load per square foot of the Demised Premises is 250 pounds per square foot.

      8.03 Landlord represents that on or before Tenant commences operations at
the Demised Premises, the Demised Premises is and shall be free of all
asbestos-containing materials and hazardous substances (as such term is defined
in the Comprehensive Environmental Response and Liability Act) and is and shall
be in compliance with all applicable codes and regulations or acts pursuant to
any federal, state or local governmental law or regulation, inclusive of the
provisions of the Americans With Disabilities Act of 1992 and all bathrooms in
the Building and other Common Areas of the Building shall be in compliance with
the Americans With Disabilities Act of 1992. Notwithstanding anything to the
contrary herein, Tenant shall have no obligation to comply with any laws, orders
or regulations imposing any alterations or repairs to the Demised Premises or
the Common Areas regarding any violations or other non compliance with any laws,
orders or regulations existing as of the Commencement Date and Landlord
represents that such alterations or repairs, if any, shall be performed by
Landlord, at its expense.

                                   ARTICLE IX

           Subordination, Attornment, Notice to Lessors and Mortgagees

      9.01. This Lease, and all rights of Tenant hereunder, are and shall be
subject and subordinate in all respects to all present and future ground leases,
overriding leases and underlying leases and/or grants of term of the Land or the
Building or the portion thereof in which the Demised Premises are located in
whole or in part now or hereafter existing and to all mortgages and building
loan agreements, which may now or hereafter affect the Land, and/or the Building
and/or any of such leases, whether or not such mortgages shall also cover other
lands and/or buildings, to each and every advance made or hereafter to be made
under such mortgages, and to all renewals, modifications, replacements and
extensions of such leases and such mortgages and spreaders, consolidations and
correlations of such mortgages. The provisions of this Article shall be
self-operative and no further instrument of subordination shall be required.

      9.02. In confirmation of such subordination, Tenant shall promptly execute
and deliver, at its own cost and expense, any instrument, in recordable form if
requested by Landlord, that Landlord, the lessor of any such lease or the holder
of any such mortgage or any of their respective successors in interest may
reasonably request to evidence such subordination. The leases to which this
Lease is, at the time referred to, subject and subordinate pursuant to this
Article, are sometimes hereinafter called "superior leases"

                                       16
<PAGE>

and the mortgages to which this Lease is, at the time referred to, subject and
subordinate are sometimes hereinafter called "superior mortgages" and the lessor
of a superior lease or its successor in interest at the time referred to is
sometimes hereinafter called a "lessor."

      9.03. This Lease shall not terminate or be terminable by Tenant by reason
of any termination of any superior lease, by summary proceedings, or otherwise,
unless the lessor under the terminated superior lease shall elect in connection
therewith to terminate this Lease and the right of Tenant to possession of the
Demised Premises. Tenant agrees without further instruments of attornment in
such case, to attorn to such lessor, to waive the provisions of any statute or
rule of law now or hereafter in effect which may give or purport to give Tenant
any right of election to terminate this Lease or to surrender possession of the
Demised Premises in the event such superior lease is terminated, and that unless
and until said lessor shall elect to terminate this Lease and extinguish the
leasehold estate demised hereunder, this Lease shall not be affected in any way
whatsoever by any such proceeding or termination. Tenant shall take no steps to
terminate this Lease, whether or not such superior lease be terminated, without
giving written notice to such lessor, and a reasonable opportunity to cure
(without such lessor being obligated to cure), any default on the part of
Landlord under this Lease. Notwithstanding anything to the contrary herein,
Tenant shall attorn to the holder of any superior mortgage and Tenant shall have
no right of offset or counterclaim to payment of any rent against the holder of
any superior mortgage and any cancellation, surrender, or amendment of this
Lease without the prior written consent of the holder of any superior mortgage
shall be voidable by such holder of a superior mortgage. Tenant acknowledges and
agrees that if any holder of a superior mortgage shall succeed to the interest
of Landlord under this Lease, the holder of such mortgage shall assume (only
while owner of and in possession or control of the Building of which the Demised
Premises are a part) and perform all of Landlord's obligations under this Lease,
but shall not be (i) liable for any act or omission of any prior landlord
(including Landlord), except if such act or omission is continuing, (ii) liable
for the return of any security deposit not actually received by such holder,
(iii) subject to any offset or defense of any prior landlord (unless such offset
is expressly provided in this Lease) or any sums which Tenant may have paid for
more than the current month to any such prior landlord not received by such
party, or (iv) bound by any assignment or modification of this Lease, made
without its express written consent (unless such assignment is permitted under
Article XI of this Lease). Tenant shall not look to the holder of a superior
mortgage or successor in title to the Demised Premises, in connection with the
return of or accountability with respect to any security deposit required by
Landlord, unless said sums have actually been received by such holder of a
superior mortgage or successor in interest. Any reference to the holder of a
superior mortgage hereinabove shall also include any of their respective
successors in interest.

      9.04. If, in connection with the procurement, continuation or renewal of
any financing for which the Land, and/or the Building or the interest of the
lessee therein under a superior lease represents collateral in whole or in part,
an institutional lender shall request reasonable modifications of this Lease as
a condition of such financing,

                                       17
<PAGE>

Tenant will not withhold its consent thereto, provided that such modifications
do not increase the obligations of Tenant under this Lease or adversely affect
any rights of Tenant under this Lease.

      9.05 Tenant has been apprised of the existence of the mortgage presently
affecting the Demised Premises dated February 2, 2004 with GMAC Commercial
Mortgage Corporation. Landlord shall deliver to Tenant within thirty (30) days
of the execution of this Lease, a Subordination Non-Disturbance and Attornment
Agreement with GMAC Commercial Mortgage Corporation substantially similar to the
form annexed hereto as Exhibit D. Landlord shall use reasonable efforts to
obtain a non-disturbance agreement from any future mortgagee or ground lessor of
the Land and/or Building in such commercially reasonable form of such mortgagee
or lessor or substantially similar to the form annexed hereto as Exhibit D.

                                    ARTICLE X

                                  Condemnation

      10.01. If the whole of the Demised Premises or the means of access thereto
or such number or parking spaces which would materially and adversely affect
Tenant's ability to operate Tenant's business shall be taken for any public or
quasi-public use by any lawful power or authority by exercise of the right of
condemnation or of eminent domain, or by agreement between Landlord or the fee
owner and those having the authority to exercise such right (hereinafter called
"Taking"), the term of this Lease and all rights of Tenant hereunder, except as
hereinafter provided, shall cease and expire as of the date of vesting of title
as a result of the Taking, and the Base Rent and Additional, Rent payable under
this Lease shall abate from and following the date on which the Taking occurs.

      10.02. In the event of a Taking of less than the whole of the Demised
Premises, or a portion of the parking area, this Lease shall cease and expire in
respect of the portion of the Demised Premises and/or parking area taken upon
vesting of title as a result of the Taking and, if the Taking results in the
portion of the Demised Premises remaining after the Taking being inadequate, for
the efficient, economical operation of Tenant's business conducted at such time
in the Demised Premises, Landlord or Tenant may elect to terminate this Lease by
giving notice to the other party of such election not more than thirty (30) days
after the actual Taking by the condemning authority stating the date of
termination, which date shall be not more than thirty (30) days after the date
of such notice, and upon said date, this Lease and the term hereof shall cease
and expire. If Landlord or Tenant does not elect to terminate this lease as
aforesaid: (i) the new Base Rent payable under this Lease shall be the product
of the total Base Rent payable under this Lease multiplied by a fraction, the
numerator of which is the rentable square foot area of the Demised Premises
remaining after the taking, and the denominator of which is the rentable square
foot area of the Demised Premises immediately preceding the Taking, and Tenant's
Pro Rata Share and the Termination Payment shall be reduced proportionately and
(ii) the net award for the Taking shall be paid to and first used by

                                       18
<PAGE>

Landlord (subject to the rights of any mortgagee and/or fee owner) to restore
the portion of the Demised Premises, the access thereto, the parking and the
Building remaining after the Taking to substantially the same condition and
tenant ability (hereinafter called "pre-taking condition") as existed
immediately preceding the date of the Taking.

      10.03. In the event of a Taking of less than the whole of the Demised
Premises, or the means of access thereto, which occurs during the period of one
year next preceding the termination date of this Lease, Landlord or Tenant may
elect to terminate this Lease by giving notice to the other party of such
election, not more than thirty (30) days after the actual Taking by the
condemning authority, stating the date of termination, which date of termination
shall be no more than thirty (30) days after the date on which such notice of
termination is given and upon the date specified in such notice, this Lease and
the term hereof shall cease. On or before such termination date, Tenant shall
vacate the Demised Premises, and any of Tenant's property remaining in the
Demised Premises subsequent to such termination date shall be deemed abandoned
by Tenant and shall become the property of Landlord.

      10.04. In the event of a Taking of the Demised Premises or any part
thereof, and whether or not this Lease is terminated, Tenant shall have no claim
against Landlord or the condemning authority for the value of the unexpired term
of this Lease. Tenant agrees that in any condemnation proceeding, Tenant may
make a claim only for the value of Tenant's fixtures, equipment and moving
expenses.

                                   ARTICLE XI

                            Assignment and Subletting

      11.01. Tenant shall not assign, mortgage or encumber this Lease, its
interest hereunder or the estate granted hereby, nor sublet or suffer or permit
the Demised Premises or any part thereof to be used by others, without the prior
written consent of Landlord in each instance, which consent, subject to
Landlord's right of recapture below, shall not be unreasonably withheld or
delayed. Notwithstanding the foregoing, or in Section 11.10 of this Lease,
provided Tenant notifies Landlord in advance of its intention to do so, (unless
prohibited by applicable law), Tenant may, without Landlord's consent, assign
its interest in this Lease or sublet all or a portion of the Rentable Square
Footage to any subsidiary or affiliate of Tenant or to a successor in interest
of Tenant by merger or consolidation or in connection with a sale of all or
substantially all of Tenant's assets.

      11.02. If Tenant should assign its interest in this Lease, or if all or
any part of the Demised Premises be underlet or occupied by anybody other than
Tenant, Landlord may, after default by Tenant, collect rent from the assignee,
under-tenant or occupant, as the case may be, and apply the net amount collected
to the rent herein reserved, but no such assignment, underletting, occupancy or
collection shall be deemed a waiver of this covenant, or the acceptance of the
assignee, under-tenant or occupant as Tenant, or a release of Tenant from the
further performance by Tenant of covenants on the part of Tenant contained
herein. The consent by Landlord to any assignment or underletting

                                       19
<PAGE>

shall not in any way be construed (i) to relieve Tenant from obtaining the
express consent in writing of Landlord to any further assignment or underletting
or (ii) release Tenant from any of its obligations under this Lease, including
the payment of rent. In no event shall any permitted sublessee assign or
encumber its sublease or further sublet all or any portion of its sublet space,
or otherwise suffer or permit the sublet space or any part thereof to be used or
occupied by others, except as provided in this Lease.

      11.03. If Tenant shall desire to assign this Lease, or to sublet the
Demised Premises or any part thereof, Tenant shall give notice thereof to
Landlord. If Tenant desires to assign this Lease, such notice shall so indicate
and indicate the desired effective date thereof and the basic proposed terms of
such assignment. If Tenant desires to sublease all or any part of the Demised
Premises, such notice shall so indicate and indicate the space desired to be
sublet and the desired commencement date thereof and the desired expiration date
thereof and the other basic terms of same, including, but not limited to the
proposed rentals. In order to give such notice, Tenant shall not be required to
first find a proposed assignee or subtenant. Such notice shall be deemed an
offer from Tenant to Landlord whereby Landlord may, at its option, (x) terminate
this Lease (if Tenant's notice relates to an assignment or a sublease of all or
substantially all of the Demised Premises), (y) terminate this Lease with
respect to the space covered by Tenant's notice (if Tenant's notice relates to a
sublease of more than fifty (50%) percent of the Demised Premises) or (z) in the
case of a proposed subletting, sublease the space at the terms stated in
Tenant's notice regardless of the amount of the space. Said option may be
exercised by Landlord by notice to Tenant at any time within fifteen (15) days
after such notice has been given by Tenant to Landlord; and during such fifteen
(15) day period, Tenant shall not assign this Lease or sublet such space to any
person. Notwithstanding anything to the contrary herein, if any SNDA with
Landlord's mortgagee requires such mortgagee's consent to Landlord's right of
recapture provided hereinabove, Landlord will provide Tenant with a copy of such
consent.

      If Landlord exercises its option to terminate this Lease (as provided
hereinabove), in the case where Tenant desires either to assign this Lease or
sublet all the Demised Premises, then this Lease shall end and expire on the
date that such assignment or sublet was to be effective or commence, as the case
may be, and the Base Rent and Additional Rent shall be paid and apportioned to
such date. If Landlord exercises its option to terminate this Lease in part, in
any case where Tenant desires to sublet part of the Demised Premises, then (a)
this Lease shall end and expire with respect to such part of the Demised
Premises on the date that the proposed sublease was to commence; (b) from and
after such date the Base Rent and Additional Rent and Tenant's Pro Rata Share
and the Termination Payment shall be adjusted, based upon the proportion that
the rentable area of the Demised Premises remaining bears to the total rentable
area of the Demised Premises; and (c) Landlord shall, demise the subleased space
from the Demised Premises. Landlord shall be free to, and shall have no
liability to Tenant if Landlord should, lease all or any part of the Demised
Premises to Tenant's prospective assignee or subtenant.

                                       20
<PAGE>

      11.04 If Landlord shall not exercise its option to terminate this Lease
pursuant to Section 11.03 above, then Landlord shall not unreasonably withhold
or delay its consent to the proposed assignment or subletting. In no event,
however, will Landlord give its consent thereto unless the following further
conditions shall be fulfilled:

            (1) Tenant shall have complied with the provisions of Section 11.03
and Landlord shall not have exercised any of its options under such Section
11.03 within the time permitted therefor;

            (2) In the case of a proposed assignment, Tenant shall have provided
to Landlord, in reasonable detail, the identity of the proposed assignee, the
nature of its business and its proposed use of the Demised Premises, and the
current financial information with respect to the proposed assignee;

            (3) (a) In the case of a proposed sublease, (i) the amount of the
aggregate rent paid by the proposed subtenant is determined by arms-length
negotiation, (ii) the premises covered thereby shall be all or any part of the
premises set forth in Tenant's notice under Section 11.03, (iii) the term
thereof shall end within six months of the desired expiration date thereof set
forth in Tenant's notice under Section 11.03, and (iv) such sublease shall be
executed and delivered no later than six months after the lapse of the period
within which Landlord could have given notice under Section 11.03 in response to
Tenant's notice under such Section 11.03; and (b) in the case of a proposed
assignment, such assignment shall be executed and delivered no later than six
months after the lapse of the period within which Landlord could have given
notice under Section 11.03 in response to Tenant's notice under such Section
11.03;

            (4) Tenant shall not then be in default hereunder beyond the time
herein provided, if any, to cure such default;

            (5) The proposed assignee or subtenant shall have a financial
standing, be of a character, be engaged in a business, and propose to use the
Demised Premises in a manner, consistent with the standards and in such respect
of the other tenancies in the Building;

            (6) The proposed assignee or subtenant shall not then be a tenant,
subtenant or assignee of any space in the Building or in any other building
owned by Landlord in the office complex of which the Building is a part other
than of space included in the Demised Premises, nor shall the proposed assignee
or sublessee be a person or entity with whom Landlord is then negotiating to
lease space in the Building or in any other building owned by Landlord in the
office complex of which the Building is a part;

            (7) Tenant shall reimburse Landlord on demand for any reasonable
costs that may be incurred by Landlord in connection with said assignment or
sublease, including, without limitation, the costs of making investigations as
to the acceptability of

                                       21
<PAGE>

the proposed assignee or subtenant, and reasonable legal costs incurred in
connection with the granting of any requested consent;

            (8) The form of the proposed sublease shall be in a form reasonably
satisfactory to Landlord and shall comply with the applicable provisions of this
Article;

            (9) In Landlord's reasonable judgment the proposed assignee or
subtenant is engaged in a business and the Demised Premises, or the relevant
part thereof, will be used in a manner which (i) is consistent with the then
standards of the Building; (ii) is limited to the use expressly permitted under
this lease; and (iii) will not violate any negative covenant as to use contained
in any other lease of space in the Building;

            (10) Tenant shall have complied with the provisions of Section 11.03
and Landlord shall not have exercised its option to terminate under said Section
11.03 within the time permitted therefor.

            (11) The Demised Premises shall not, without Landlord's prior
consent have been advertised for assignment or subletting at a rental less than
the prevailing rental for space in the Building. However, this shall not be
deemed to prohibit Tenant from negotiating or consummating a sublease at a lower
rental.

            (12) The proposed assignee or sublessee is not a person or entity
with whom Landlord has been negotiating within the immediately preceding four
(4) months, or is then negotiating to lease space in the Building;

      11.05 In the event that (i) Tenant proposes to enter into any sublease or
assignment after the expiration of the period referred to in Section
11.04(3)(a)(4) or Section 11.04(3)(b), as the case may be, or (ii) if any
sublease or assignment provides for a rental per square foot which is over
fifteen (15%) percent greater or less than such rental provided in Tenant's
notice pursuant to Section 11.03 (or any other monetary terms such as free rent,
work allowance, additional rent in the aggregate are over fifteen (15%) greater
or less than such rental terms provided in Tenant's notice pursuant to Section
11.03) then Tenant shall again comply with all of the provisions and conditions
of Section 11.03 before requesting Landlord's consent to such sublease or
assignment.

      11.06. Every subletting hereunder is subject to the express condition, and
by accepting a sublease hereunder each subtenant shall be conclusively deemed to
have agreed, that if this Lease should be terminated prior to the Expiration
Date or if Landlord should succeed to Tenant's estate in the Demised Premises,
then at Landlord's election the subtenant shall either surrender the Demised
Premises to Landlord within sixty (60) days of Landlord's request therefor, or
attorn to and recognize Landlord as the subtenant's landlord under the sublease
and the subtenant shall promptly execute and deliver any instrument Landlord may
request to evidence such attornment. Nothing contained herein to the contrary
shall be deemed a waiver by Landlord to collect any Rent or Additional Rent due
hereunder from the Subtenant.

                                       22
<PAGE>

      11.07. Notwithstanding any assignment and assumption by the assignee of
all or any part of the obligations of Tenant hereunder, Tenant herein named, and
each immediate or remote successor in interest of Tenant named herein, shall
remain liable jointly and severally (as a primary obligor) with its assignee and
all subsequent assignees for the performance of Tenant's obligations hereunder,
and, without limiting the generality of the foregoing, shall remain liable to
Landlord for all acts and omissions on the part of any assignee subsequent to it
in violation of any of the obligations of this Lease.

      11.08. Notwithstanding anything to the contrary contained in this Lease,
no assignment of Tenant's interest in this Lease shall be binding upon Landlord
unless the assignee, and if the assignee is a partnership, the individual
partners, shall execute and deliver to Landlord an agreement, whereby such
assignee agrees unconditionally to be bound by and to perform all of the
obligations of Tenant hereunder accruing from and after the effective date of
the assignment and further expressly agrees that notwithstanding such assignment
the provisions of this Article shall continue to be binding upon such assignee
with respect to all future assignments and transfers. A failure or refusal of
such assignee to execute or deliver such an agreement shall not release the
assignee from its liability for the obligations of Tenant hereunder assumed by
acceptance of the assignment of this Lease.

      11.09. If Tenant shall sublet the Demised Premises to anyone for rents
which for any period shall exceed the Base Rent and Additional Rent payable
under this Lease for the same period (computed on a pro-rata per rentable square
foot basis), Tenant shall pay Landlord (after first recouping all reasonable
costs associated with procuring such subtenant, including advertising expenses,
brokerage commissions, actual work completed and related professional costs and
permits, legal fees, work allowances, and concessions, etc.), as Additional Rent
hereunder, one-half the amount of any rents, additional charges or other
consideration payable under the sublease to Tenant by the sublessee which is in
excess of the Base Rent and Additional Rent accruing during the term of the
sublease in respect of the Demised Premises pursuant to the terms hereof
(computed on a pro-rata per rentable square foot basis). The sums payable under
this Section 11.09 shall be paid to Landlord as Additional Rent as and when
payable by the subtenant to Tenant.

      11.10. Any transfer, by operation of law or otherwise, of Tenant's
interest in this Lease (in whole or in part) or of a fifty (50%) percent or
greater interest in Tenant (whether stock, partnership interest, membership
interest, or otherwise) shall be deemed an assignment of this Lease within the
meaning of this Article, and, as such, shall be subject to Landlord's rights
under this Article. If there has been a previous transfer of less than a fifty
(50%) percent interest in Tenant, then any simultaneous or subsequent transfer
of an interest in Tenant which, when added to the total percentage interest
previously transferred, totals a transfer of greater than a fifty (50%) percent
interest in Tenant, shall be deemed an assignment of Tenant's interest in this
Lease within the meaning of this Article. Notwithstanding anything contained to
the contrary herein, if Tenant is purchased by a company that is otherwise
acceptable to Landlord, Landlord

                                       23
<PAGE>

will not unreasonably withhold or delay its consent under the provisions of this
Article XI.

      11.11. In the event that (i) Landlord fails to exercise any of its options
under this Article and approves a proposed assignment or sublease, and (ii)
Tenant fails to execute and deliver the assignment or sublease to which Landlord
consented within one hundred eighty (180) days after the giving of such consent,
then, Tenant shall again comply with all of the provisions and conditions of
this Article before assigning its interest in this Lease or subletting the
Demised Premises, or any part thereof.

                                   ARTICLE XII

                               Electricity And Gas

      12.01 Landlord, at Tenant's expense, except as otherwise expressly
provided herein, shall furnish electrical energy to the Demised Premises for
Tenant's reasonable use of normal office equipment and such lighting, electrical
appliances and other machines and equipment as are reasonably incidental thereto
or as Landlord shall otherwise permit to be installed in the Demised Premises
pursuant to the terms and conditions contained herein, and electrical energy and
gas to power the HVAC system as more particularly set forth on Exhibit C to this
Lease. Landlord shall, as part of Landlord's Work, install a meter or meters
(collectively, the "Submeter") at a location designated by Landlord, and perform
all other work necessary for the furnishing of electric current and gas by
Landlord to the Demised Premises in the manner provided for in this subdivision
and as otherwise set forth in Exhibit C to this Lease. Tenant shall pay to
Landlord, as Additional Rent hereunder, on demand made from time to time but no
more frequently than monthly, for its use of electrical and gas energy in the
Demised Premises as evidenced by the Submeter(s), based upon both consumption
and demand factors, at the seasonally adjusted and applicable market rate and
pricing schedules generally charged by the incumbent local utility distribution
companies for delivery and supply of electrical and natural gas energy for
office buildings in Nassau County (Electricity: LIPA - Long Island Power
Authority; Natural Gas - Keyspan Energy Delivery of Long Island), plus an amount
equal to Landlord's actual meter reading expense. For purposes of this Article
12, the rate to be paid by Tenant shall include any taxes, energy charges,
demand charges, fuel adjustment charges, rate adjustment charges, or other
charges actually imposed in connection therewith (unless such taxes are based on
any profit from the sale of electricity or gas by Landlord). If any tax (other
than any income or similar tax) is imposed upon Landlord's receipts from the
sale or resale of electrical energy to Tenant by any federal, state, city or
local authority, the pro-rata share of such tax allocable to the electrical or
gas energy service received by Tenant shall be passed onto and paid by Tenant as
Additional Rent if and to the extent permitted by law. If the Submeter should
fail to properly register or operate at any time during the term of this Lease
for any reason whatsoever, Landlord may estimate the Electricity and/or Gas
Additional Rent, and when the Submeter is again properly operative, an
appropriate reconciliation shall be made by Tenant paying any deficiency to
Landlord within twenty (20) days after demand therefor, or by Landlord paying
any overpayment to Tenant

                                       24
<PAGE>

within twenty (20) days. The periods to be used in the aforesaid computation
shall be as Landlord, in its reasonable discretion, may from time to time elect.
When more than one meter measures the electric service or gas service rendered,
each meter may be computed and billed at Landlord's option, separately, as above
set forth, or cumulatively. Bills for the Electricity and/or Gas Additional Rent
(the "Bills") shall be rendered to Tenant at such time as Landlord may
reasonably elect monthly.

      12.02. Landlord shall have full and unrestricted access to all
air-conditioning and heating equipment, and to all other utility installations
servicing the Building and the Demised Premises, and Landlord shall endeavor to
give Tenant reasonable notice (except in the case of an emergency) prior to
working with any of the aforementioned items within the Demised Premises.
Landlord shall not be liable to Tenant for any loss or damage or expense which
Tenant may sustain or incur by reason of any failure, inadequacy or defect in
the character, quantity or supply of electric current furnished to the Demised
Premises except for actual damage suffered by Tenant by reason of any such
failure, inadequacy or defect caused by the wrongful act, wrongful failure to
act or the negligence of Landlord.

      12.03. Landlord reserves the right to discontinue furnishing electric or
gas energy to the Demised Premises at any time upon not less than sixty (60)
days notice to Tenant (except that if Tenant shall be unable, after reasonable
and diligent efforts, to obtain electric or gas service from the Utility Company
within said sixty (60) day period, Landlord shall continue to furnish
electricity and gas to Tenant until such time as Tenant shall obtain electric or
gas service directly from the Utility Company, provided that Tenant shall have
used, and at all times shall continue to use, reasonable and diligent efforts to
obtain such electrical or gas service). If Landlord exercises such right of
termination, this Lease shall continue in full force and effect and shall be
unaffected thereby, except only that, from and after the effective date of such
discontinuance, Landlord shall not be obligated to furnish electric or gas
energy to Tenant and the Base Rent payable under this Lease shall not be reduced
but Tenant shall not be obligated to pay any charges pursuant to Section 12.01.
If Landlord voluntarily discontinues furnishing electric or gas energy to
Tenant, or if Landlord is required by law or other applicable requirements of
governmental entities having jurisdiction over the Building to discontinue
furnishing electric or gas energy to Tenant, Landlord shall, prior to the
effective date of such discontinuance, at Landlord's expense, make such changes
to panel boards, feeders, risers, wiring and other conductors and equipment to
the extent required to permit Tenant to obtain electric or gas energy directly
from the Utility Company.

      12.04. Tenant covenants that at no time shall the use of electrical energy
in the Demised Premises exceed the capacity of the existing feeders or wiring
installations then serving the Demised Premises. In furtherance of the foregoing
and to avert any possible adverse effect upon the Building's electrical system,
Tenant shall not, without the prior written consent of Landlord, make or
perform, or permit the making or performing of, any alteration to connections,
capacity risers, switches, wiring installations or other electrical facilities
in or serving the Demised Premises. Power demands excluding heating and air
conditioning shall not exceed five (5) watts per rentable square foot of the

                                       25
<PAGE>

Demised Premises, or part thereof per hour. Landlord hereby reserves to itself
the right, from time to time, to cause a reputable electric engineering company
to make a survey of Tenant's energy usage to determine whether the five (5)
watts per square foot limitation, as set forth in this Article, have been
exceeded, and if so, to what extent. If these surveys indicate at any time that
Tenant's energy use exceeds the five (5) watts per square foot limitation
provided hereinabove, Tenant shall, upon notice from Landlord, immediately
reduce its usage to comply with same. The cost of hiring Landlord's electric
engineering company shall be borne by Landlord. Tenant, not later than thirty
(30) days following the date upon which Tenant receives the aforementioned
notice from Landlord, shall advise Landlord in writing if Tenant is of the
opinion that such determination is erroneous. In such event, Tenant shall, at
its own expense, obtain from a reputable electric engineering company its own
survey of the Demised Premises. Landlord's electric engineering company and
Tenant's electric engineering company shall then agree on a final determination.
If they cannot agree, they shall choose a third reputable electric engineering
company, the cost of which shall be shared equally by Landlord and Tenant, to
make a similar survey. The determination by the third company shall be binding
upon Landlord and Tenant. If the companies cannot agree on the choice of a third
company, said choice shall be referred to arbitration pursuant to the provisions
of this Lease. Pending resolution of any dispute, Tenant shall immediately
reduce its usage requirements in accordance with the survey provided by
Landlord's electric engineering company.

      12.05. Tenant may, at its option, purchase from Landlord, lamps (including
incandescent and fluorescent), starters, bulbs and ballasts used in the Demised
Premises and shall pay Landlord for the cost of providing and installing the
same. Landlord agrees that such cost shall be reasonably competitive with prices
charged by landlords of comparable buildings in this geographic area. Any lamps,
starters and/or ballasts installed by Tenant in the Demised Premises which have
not been provided by Landlord shall conform to Landlord's reasonable
specifications therefor.

      12.06. Landlord's failure during the Term of this Lease to prepare and
deliver any statements or bills under this Article 12 or Landlord's failure to
make a demand under this Article 12 or any other provisions of this Lease, shall
not in any way be deemed to be a waiver of, or cause Landlord to forfeit or
surrender its rights to collect any increase in the Base Rent, or any amount of
Additional Rent which may have become due pursuant to this Article 12 during the
Term of this Lease. Tenant's liability for any amounts due under this Article 12
shall continue unabated during the remainder of the Term of this Lease and shall
survive for two (2) years after the expiration or sooner termination of this
Lease.

      12.07 Landlord and Tenant agree that the Submeter might be installed
subsequent to the Commencement Date. In such event Tenant shall pay Landlord as
Additional Rent until the Submeter is installed an amount determined by
multiplying the rentable square feet by $2.70 per square foot prorated on a
daily basis for the period of Tenant's occupancy from and after the Commencement
Date.

                                       26
<PAGE>

            12.08. Telephone installation and service shall be the sole
responsibility of Tenant, at Tenant's sole cost and expense. Tenant shall make
all arrangements for telephone services with the company supplying said service,
including the deposit requirement for the furnishing of service. Landlord shall
not be responsible for any delays occasioned by failure of the telephone company
to furnish service.

            12.09 Tenant shall have the right at its sole cost and expense, to
install and maintain a transmitting/receiving antenna on the roof of the
Building, subject to (a) Landlord's right to consent to the location of said
antenna and the details of the installation, which consent shall not be
unreasonably withheld or delayed, and (b) compliance by Tenant with any and all
applicable governmental requirements.

                                  ARTICLE XIII

                           Access to Demised Premises

      13.01. Landlord or Landlord's agents shall have the right to enter the
Demised Premises in any emergency at any time, and, upon prior reasonably
notice, at other reasonable times, to examine the same and to make such repairs,
replacements and improvements as Landlord may deem necessary and desirable to
the Demised Premises or to any other portion of the Building or which Landlord
may elect to perform following Tenant's failure to make repairs or perform any
work which Tenant is obligated to perform under this Lease, or for the purpose
of complying with laws, regulations and other directions of governmental
authorities. Tenant shall not be entitled to any abatement of rent while such
work is in progress nor to any damages by reason of loss or interruption of
business or otherwise. Throughout the term hereof Landlord shall have the right
to enter the Demised Premises upon prior reasonable notice, at reasonable hours
for the purpose of showing the same to prospective purchasers or mortgagees of
the Building or others and during the last six (6) months of the Term for the
purpose of showing the same to prospective tenants. If Tenant is not present to
open and permit an entry into the Demised Premises, Landlord or Landlord's
agents may enter the same whenever such entry may be necessary or permissible by
master key or forcibly, and provided reasonable care is exercised to safeguard
Tenant's property and such entry shall not render Landlord or its agents liable
therefor, nor in any event shall the obligations of Tenant hereunder be
affected. Landlord shall not enter any high security areas of the Demised
Premises without a representative of Tenant, except in the case of an emergency.

                                       27
<PAGE>

                                   ARTICLE XIV

                          Base Rent and Additional Rent

      14.01. As set forth on the first page of this Lease, and subject to the
provisions of Section 2.02 of this Lease, during the Term hereof the rent
reserved under this Lease shall be and consist of:

      (i) an annual rent (hereafter, the "Base Rent") in the amount of NINE
HUNDRED TWENTY EIGHT THOUSAND SIXTY TWO AND 30/100 ($928,062.30) Dollars per
annum ($77,338.53 per month), which Base Rent shall increase annually as
follows:

<TABLE>
<CAPTION>
      Lease Year                       Annual Base Rent             Monthly Base
------------------------               ----------------             ------------
<S>                                    <C>                          <C>
Rent

      Second                            $   958,224.32              $
79,852.03
      Third                             $   998,948.85              $
83,245.74
      Fourth                            $ 1,041,404.10              $
86,783.75
      Fifth                             $ 1,085,663.70              $
90,471.98
      Sixth                             $ 1,088,998.80              $
90,749.90
      Seventh                           $ 1,124,391.24              $
93,699.27
      Eighth                            $ 1,160,934.00              $
96,744.50
      Ninth                             $ 1,198,664.40              $
99,888.70
      Tenth                             $ 1,237,620.84
                                        $   103,135.07
      Eleventh (1/2 year)               $                             638,921.70
                                        $   106,486.95
</TABLE>

      (ii) all other sums of money as shall become due and payable by Tenant
under this Lease (hereinafter, "Additional Rent"), including, without
limitation, those items specified in Article XV of this Lease, all of which sums
shall be payable as hereinafter provided, all to be paid to Landlord, as
specified on the first page of this Lease. In the event any installment of Base
Rent or Additional Rent required pursuant to the provisions of this Lease to be
paid by Tenant is not paid when due, such installment shall bear interest at the
rate of ten (10%) percent per annum from the date said installment was due and
payable, said interest to be deemed Additional Rent. In addition, Tenant shall
pay upon demand by Landlord any attorney's fees incurred by Landlord in
connection with

                                       28
<PAGE>

the imposition, collection or payment of any Base Rent, Additional Rent and/or
said interest, said attorney's fees to be deemed Additional Rent.

                                   ARTICLE XV

                           Real Estate Tax Escalation

      15.01. Tenant shall pay to Landlord as Additional Rent real estate tax
escalations pursuant to the further provisions of this Article XV.

      15.02. For the purposes of this Article, the term "Taxes" shall include
the sum of all real estate taxes and assessments, special assessments, water and
sewer rents without duplication and each and every installment thereof which
shall or may during the Term of this Lease be levied, assessed, imposed, become
due and payable, or liens upon or arising in connection with the use, occupancy
or possession of or grow out of, or for the Building (for the purposes of this
Article 15 only, the "Building" shall mean all of the buildings now or hereafter
located on the Land) and/or the Land, or any part thereof as if the Building and
Land were the sole asset of Landlord. If at any time during the Term of this
Lease the methods of taxation prevailing at the execution of this Lease shall be
altered so that in lieu of or as a substitute for the whole or any part of
Taxes, now levied, assessed or imposed on real estate or the improvements
thereon there shall be levied, assessed or imposed (i) a tax, assessment, levy,
imposition or charge wholly or partially payable as a capital levy or otherwise
on the rents received therefrom, or (ii) a tax, assessment, levy, imposition or
charge measured by or based in whole or in part upon the Demised Premises and
imposed upon Landlord, or (iii) a license fee or charge measured by the rents
payable by Tenant to Landlord, or (iv) a license fee or charge measured by the
rent receivable by Landlord for the Building or any portion thereof and/or the
Land or any other building or other improvements constructed on the Land, or (v)
a tax, license fee or charge imposed on Landlord which is otherwise measured by
or based in whole or in part, upon the Building or any portion thereof and/or
the Land or any other building or other improvements constructed on the Land, or
(vi) any other tax or levy imposed in lieu of or as a substitute for Taxes which
are levied, assessed or imposed as of the date of this Lease, then in any such
event, the same shall, to the extent imposed in lieu of or as a substitute for
Taxes, be included in the computation of Taxes hereunder. A tax bill or copy
thereof shall or copy thereof shall be conclusive evidence of the amount of
Taxes or installments thereof. Notwithstanding anything herein to the contrary,
Taxes shall not include (i) any interest or penalties incurred by Landlord for
failure to make timely payment of any Taxes, (ii) transfer, mortgage recording,
transfer gains or other similar transactional taxes on the sale, transfer,
financing or refinancing of the Land or the Building, (iii) taxes on any
additional real property interests, and (iv) any other similar taxes imposed on
Landlord, except to the extent that any of the foregoing are hereafter assessed
against owners or lessors of real property in their capacity as such (as opposed
to any such taxes which are of general applicability). If any assessment for
public improvements is levied against the Demised Premises, the Building or the
Land, Landlord shall be deemed to have elected to pay such assessment in the
maximum number of installments then permitted by law (whether or not Landlord
actually so

                                       29
<PAGE>

elects), and Taxes shall include only the installments payable during or
attributable to the Term. A tax bill or copy thereof shall be conclusive
evidence of the amount of Taxes or installments thereof.

      15.03. If, at any time subsequent to the Base General Tax Year, Base
School Tax Year or Base Village Tax Year, the Taxes for any General Tax Year
and/or School Tax Year and/or Village Tax Year shall be more than the Base
General Tax Year and/or Base School Tax Year, and/or Base Village Tax Year then,
in such event, Tenant shall pay to Landlord, as Additional Rent, Tenant's Pro
Rata share of such excess (the "Excess Taxes"), in the manner provided in this
Article.

      15.03.1. Base General Tax Year shall mean the taxes, as finally
determined, for the General Tax Year fiscal period commencing January 1, 2010,
and ending on December 31, 2010.

      15.03.2. Base School Tax Year shall mean the taxes as finally determined
for the second half 2009/2010 and first half 2010/2011 School Tax Years.

      15.03.3. Base Village Tax Year shall mean the taxes as finally determined,
for the second half 2009/2010 and first half 2010/2011 School Tax Years.

      15.03.4. General Tax Year, School Tax Year and Village Tax Year shall mean
each period of 12 months, commencing on January 1 of each such period, in which
occurs any part of the term of this Lease.

      15.04 Landlord shall render to Tenant a statement of the Excess Taxes,
including a statement of the Base General and/or School Tax Year and/or Village
Tax Year amount, as applicable, and the Additional Rent increase computed as set
forth in 15.03 hereof and such increase shall be paid within thirty (30) days
after rendition thereof. A tax bill or copy thereof submitted by Landlord to
Tenant shall be conclusive evidence of the amount of Taxes. Landlord shall have
the right to establish an escrow to cover the escalations for Taxes contemplated
by this Article XV and Tenant shall pay one-twelfth of such estimate each month
on the date in which payments of Base Rent are due, subject to adjustment at the
end of each calendar year. Such escrow payments shall commence on the first day
of the month after receipt of notice from Landlord of the calculation of the
estimate.

      15.05. Only Landlord shall be eligible to institute proceedings to reduce
the assessed valuation of the Land or the Building. In the event Landlord shall
obtain a tax refund as a result of any such reduction proceedings, then,
provided Tenant is not then in default under the terms of this Lease, and after
all applicable grace periods have expired, and after the final conclusion of all
appeals or other remedies, Tenant shall be entitled to Tenant's Pro Rata Share
of the net refund obtained. As used herein, the term "net refund" means the
refund plus interest, if any, thereon, paid by the governmental authority less
appraisal, engineering, expert testimony, attorney, printing and filing fees and
all other Landlord costs and expenses of the proceeding. Notwithstanding
anything

                                       30
<PAGE>

contained to the contrary herein, Tenant shall not be entitled to any refund in
excess of monies paid by Tenant hereunder.

      15.06. Landlord's failure during the Term of this Lease to submit tax
bills or copies thereof to Tenant, or Landlord's failure to make demand under
this Article or under any other provision of this Lease shall not in any way be
deemed a waiver of, or cause Landlord to forfeit or surrender its rights to
collect any items of Additional Rent which may have become due pursuant to this
Article during the term of this Lease. Tenant's liability for the Additional
Rent due under this Article shall survive for two (2) years after the expiration
or sooner termination of this Lease.

      15.07. In no event shall any adjustment of Tenant's Pro Rata Share of the
Taxes payable hereunder result in a decrease in Base Rent or Additional Rent
payable pursuant to any other provision of this Lease, it being agreed that the
payment of Additional Rent under this Article is an obligation supplemental and
in addition to Tenant's obligation to pay Base Rent.

                                   ARTICLE XVI

                                   Bankruptcy

      16.01. If at any time prior to the Commencement Date there shall be filed
by or against Tenant in any court pursuant to any statute either of the United
States or of any State a petition in bankruptcy or insolvency or for
reorganization or for the appointment of a receiver or trustee of all or a
portion of Tenant's property, or if Tenant makes an assignment for the benefit
of creditors, or petitions for or enters into an arrangement with creditors,
this Lease shall ipso facto be cancelled and terminated and in which event
neither Tenant nor any person claiming through or under Tenant or by virtue of
any statute or of any order of any court shall be entitled to possession or to
remain in possession of the Demised Premises but shall forthwith quit and
surrender the Demised Premises and Landlord, in addition to the other rights and
remedies it has by virtue of any other provisions herein or elsewhere in this
Lease contained or by virtue of any statute or rule or law, may retain as
liquidated damages any rent or any deposit or monies received by it from Tenant
or others on behalf of Tenant.

      16.02. If at the Commencement Date or if at any time during the Term of
this Lease there shall be filed by or against Tenant in any court pursuant to
any statute either of the United States or of any State a petition in bankruptcy
or insolvency or for reorganization or for the appointment of a receiver or
trustee of all or a portion of Tenant's property or if Tenant makes an
assignment for the benefit of creditors or petitions for or enters into an
arrangement with creditors, this Lease, at the option of Landlord exercised
within a reasonable time after notice of the happening of any one or more of
such events, may be cancelled and terminated by written notice by Landlord to
Tenant and in which event neither Tenant nor any person claiming through or
under Tenant by virtue of any statute or of any order of any court shall be
entitled to possession or to remain in possession of the Demised Premises but
shall forthwith quit and surrender

                                       31
<PAGE>

the Demised Premises and Landlord, in addition to the other rights and remedies
it has by virtue of any other provisions herein or elsewhere in this Lease
contained or by virtue of any statute or rule of law, may retain as liquidated
damages any rent, security, deposit or monies received by Landlord from Tenant
or others on behalf of Tenant.

      16.03. At any of the times mentioned in either Sections 16.01 or 16.02
hereof, if an involuntary insolvency, bankruptcy or reorganization proceeding
shall be instituted against Tenant as provided in said Sections, Tenant shall
have ninety (90) days in which to vacate the same before Landlord shall have any
right to terminate this Lease.

      16.04. It is stipulated and agreed that in the event of the termination of
this Lease pursuant to Sections 16.01 or 16.02 hereof, Landlord shall forthwith,
notwithstanding any other provisions of this Lease to the contrary, be entitled
to recover from Tenant as and for liquidated damages an amount equal to the
difference between the rent reserved hereunder for the unexpired portion of the
Term of this Lease and the fair market rental value of the Demised Premises, if
lower than the rent reserved, at the time of termination, for the unexpired
portion of the Term of this Lease, both discounted at the rate of four (4%)
percent per annum to present worth thereof. Nothing contained herein shall limit
or prejudice the right of Landlord to prove for and obtain as liquidated damages
by reason of such termination an amount equal to the maximum allowed by any
statute or rule of law in effect at the time when, and governing the proceedings
in which, such damages are to be proved, whether or not such amount be greater,
equal to, or less than the amount of the difference referred to above. In
determining the fair market rental value of the Demised Premises the rent
realized by any arms-length re-letting, if such reletting be accomplished by
Landlord within a reasonable time after termination of this Lease, shall be
deemed prima facie evidence of the fair market rental value. Any disputes with
respect to the fair market rental value shall be resolved pursuant to the
arbitration provisions of this Lease.

                                  ARTICLE XVII

                          Damage by Fire or Other Cause

      17.01. Tenant shall give prompt notice to Landlord in case of fire or
other damage to the Demised Premises or the Building.

      17.02. If the Demised Premises or the Building shall be damaged by fire or
other casualty, Landlord, at Landlord's expense, shall repair such damage.
However, Landlord shall have no obligation to repair any damage to, or to
replace, Tenant's personal property or any other property or effects of Tenant.
If the Demised Premises shall be rendered untenantable by reason of any such
damage, the Base Rent only shall abate for the period from the date of such
damage to the date when such damage shall have been substantially repaired, and
if only a part of the Demised Premises shall be so rendered untenantable, the
Base Rent shall abate for such period in the proportion which the Rentable Area
of the Demised Premises so rendered untenantable bears to the total Rentable
Area of the Demised Premises. However, if, prior to the date when all of such

                                       32
<PAGE>

damage shall have been repaired, any part of the Demised Premises so damaged
shall be rendered tenantable and shall be used or occupied by Tenant or other
persons claiming through or under Tenant, then the amount by which the Base Rent
shall abate shall be equitably apportioned for the period from the date of any
such use or occupancy to the date when all such damage shall have been repaired.
Tenant hereby expressly waives the provisions of Section 227 of the New York
Real Property Law, and of any successor law of like import then in force, and
Tenant agrees that the provisions of this Article shall govern and control in
lieu thereof.

      17.03. Notwithstanding the foregoing provisions of this Article, if prior
to or during the term of this Lease, (i) the Demised Premises shall be totally
damaged or rendered wholly untenantable by fire or other casualty, and if
Landlord shall decide not to restore the Premises, or (ii) the Building shall be
so damaged by fire or other casualty that, in Landlord's opinion, substantial
alteration, demolition, or reconstruction of the Building shall be required
(whether or not the Demised Premises shall have been damaged or rendered
untenantable), then, in any of such events, Landlord at Landlord's option, may
give to Tenant, within ninety (90) days after such fire or other casualty, a
five (5) days' written notice of termination of this Lease and, in the event
such notice is given, this Lease and the Term shall come to an end and expire
(whether or not said Term shall have commenced) upon the expiration of said five
(5) days with the same effect as if the date of expiration of said five (5) days
were the expiration date, and the Base Rent and Additional Rent shall be
apportioned as of such date and any prepaid portion for any period after such
date shall be refunded by Landlord to Tenant.

      17.04. If this Lease shall not be terminated as provided in Section 17.03
hereof, Landlord shall, at its expense, repair or restore the Demised Premises
with reasonable diligence and dispatch, substantially to the condition
immediately prior to the casualty except that Landlord shall not be required to
repair or restore any of Tenant's leasehold improvements or betterments,
furniture, furnishings, decorations or any other installations made at Tenant's
expense. All insurance proceeds payable to Tenant for such items shall be held
in trust by Tenant and upon the completion by Landlord of repair or restoration,
Tenant shall promptly prepare the Premises for its occupancy.

      17.05. In no event shall Landlord be liable to Tenant for any
consequential damages to or loss of business suffered by Tenant by reason of any
damages or casualty, regardless of fault, and apart from the apportionment of
rent required under Section 17.02 in the event a portion of the Demised Premises
is rendered untenantable, Tenant's sole recourse for any damages shall be
against Tenant's insurance company, regardless of fault, and Tenant waives on
its own behalf and on behalf of any insurer, any claim therefor against
Landlord.

      17.06. If the repairs and/or restoration referred to in this Article shall
not be substantially completed by Landlord within two hundred seventy (270) days
after the date of such fire or other casualty, then Tenant may terminate this
Lease by notice to Landlord within thirty (30) days after the expiration of such
two hundred seventy (270) day period. In the event of the termination of all or
any part of this Lease pursuant to this Article 17,

                                       33
<PAGE>

Landlord shall promptly refund to Tenant any Base Rent or Additional Rent for
any prepaid portion of any periods for which such rent is not due under the
terms of this Article 17.

      17.07 In the event the Demised Premises shall be totally damaged or
rendered untenantable by fire or other casualty which occurs during the period
of one (1) year next preceding the termination date of this Lease, Landlord or
Tenant my elect to terminate this Lease by giving notice to the other party of
such election, not more than thirty (30) days after the date of such casualty
stating the date of termination which date of termination shall be no more than
thirty (30) days after the date on which such notice of termination is given and
upon the date specified in such notice, this Lease and the termination thereof
shall cease. On or before such termination date Tenant shall vacate the Demised
Premises and any of Tenant's property remaining subsequent to such termination
date shall be deemed abandoned by Tenant and shall become the property of
Landlord (unless Tenant is prevented from removing any property by the
termination date due to any law or Landlord's insurance carrier).

                                  ARTICLE XVIII

                                    Insurance

      18.01. Tenant shall maintain with responsible companies which are A rated
or better in Best's Insurance Guide and approved by Landlord (i) Comprehensive
General Liability Insurance, against all claims, demands or actions for personal
injury to or death of any one person in an amount of not less than One Million
($1,000,000) Dollars and for injury to or death of more than one person in any
one accident or occurrence to the limit of not less than Three Million
($3,000,000) Dollars and for damage to property in an amount of not less than
Five Hundred Thousand ($500,000) Dollars made by or on behalf of any person,
arising from, related to, or in any way connected with the conduct and operation
of Tenant's use of or occupancy of the Premises, or caused by actions or
omissions to act, where there is a duty to act, of Tenant, its agents, servants
and contractors, which insurance shall name Landlord, its managing agent,
mortgagee, if any and any other designees as additional insureds as their
interests may appear; (ii) property insurance against hazards covered by an all
risk coverage insurance policy (including fire, extended coverage, vandalism,
malicious mischief and sprinkler leakage) as Landlord may reasonably, from time
to time, require, covering all fixtures and equipment, stock in trade,
furniture, furnishings, improvements or betterments installed or made by Tenant
in, on or about the Premises to the extent of at least 100% of their replacement
value, without deduction for depreciation, but in any event in an amount
sufficient to prevent Tenant from becoming a co-insurer under provisions of
applicable policies; and (iii) worker's compensation insurance covering all
persons employed by Tenant or in connection with any work performed by Tenant.
Said Comprehensive General Liability Insurance shall also contain provisions for
contractual liability insurance under the comprehensive general liability
section of the insurance certificate in an amount not less than One Million
($1,000,000) Dollars, and business interruption insurance covering Tenant's
business. All of Tenant's insurance shall be in form

                                       34
<PAGE>

satisfactory to Landlord and shall provide that it shall not be subject to
cancellation, termination or change except after at least thirty (30) days prior
written notice to Landlord. All policies required pursuant to this Section 18.01
or duly executed certificates for the same shall be deposited with Landlord not
less than 10 days prior to the day Tenant is expected to take occupancy and upon
renewals of said policies not less than fifteen (15) days prior to the
expiration of the term of such coverage. All such policies or certificates shall
be delivered with satisfactory evidence of the payment of the premium therefor.
Landlord and Tenant mutually agree that with respect to any loss which is
covered by insurance then being carried by them respectively, or required to be
carried, or as to any coverage which Landlord agrees need not be carried, the
party suffering a loss, releases the other from any and all claims with respect
to such loss; and each party further agrees that its insurance companies shall
have no right of subrogation against each other or its agents on account
thereof.

      18.02. Tenant shall pay on demand any increase in premiums that may be
charged on insurance carried by Landlord resulting from Tenant's specific manner
of use or occupancy of the Premises as distinguished from the Permitted Use
generally, whether or not Landlord has consented to the same. In determining
whether increased premiums are the result of Tenant's use or occupancy or
vacancy of the Premises, a schedule or "makeup" rate of the organization issuing
the fire insurance, extended coverage, vandalism, and malicious mischief,
special extended coverage or any or all risk insurance rates for the Demised
Premises or any rule books issued by the rating organization or similar bodies
or by rating procedures or rules of Landlord's insurance companies shall be
conclusive evidence of the several items and charges which make up the insurance
rates and premiums on the Premises and the Building. If, due to the (i) specific
manner of occupancy rather than the Permitted Use generally or (ii) abandonment,
or (iii) Tenant's failure to occupy the Demised Premises as herein provided, any
such insurance shall be cancelled by the insurance carrier, then, in any of such
events Tenant shall indemnify and hold Landlord harmless against any loss which
would have been covered by such insurance. Tenant also shall pay any increase in
premiums on such rent insurance as may be carried by Landlord for its protection
against rent loss through fire or other casualty, if such increase shall result
from any of the foregoing events.

      18.03 Landlord shall maintain, during the Term of this Lease, (i)
commercial general liability insurance with a limit of not less than $20,000,000
per occurrence and/or in the aggregate, and (ii) property insurance against
hazards covered by an all-risk insurance policy covering the Building for not
less than 80% of the full replacement value thereof, and (iii) workers
compensation insurance (as required by law).

                                   ARTICLE XIX

                             Services and Equipment

      19.01. Landlord will provide ingress to and egress from the Building and
the Demised Premises and to all common area bathrooms and hallways 24 hours per
day, 7 days per week.

                                       35
<PAGE>

      19.02. Landlord, at its cost and expense, shall maintain, replace, as
necessary in Landlord's reasonable discretion, operate and keep in good working
order and repair the air-conditioning, heating and ventilating systems servicing
the Common Areas of the Building. Subject to any applicable policies or
regulations adopted by any utility or governmental authority, the aforesaid
systems shall be operated by Landlord during normal business hours on normal
business days (as said terms are hereinafter defined) when seasonably required
as determined by Landlord. Landlord, at its cost and expense, shall maintain,
replace as necessary in Landlord's reasonable discretion, operate and keep in
good working order and repair the air conditioning, heating and ventilating
systems servicing the Demised Premises. Notwithstanding the foregoing, all
damage or injury to the aforementioned systems caused by or resulting from
carelessness, omission, neglect or improper conduct of Tenant, Tenant's
servants, employees, invitees or licensees shall be promptly repaired by Tenant
in a commercially reasonable manner.

      19.03. INTENTIONALLY OMITTED.

      19.04. In the event Tenant requires supplemental heating, ventilation and
air conditioning, such additional equipment will be installed by Landlord, at
Tenant's sole cost and expense, provided that, in Landlord's reasonable
judgment, same will not cause damage or injury to the Building or create a
dangerous or hazardous condition or entail excessive or unreasonable
alterations, repairs, or expense or interfere with or disturb other tenants; and
Tenant shall reimburse Landlord in such an amount as will compensate for the
cost incurred in operating such additional equipment. Tenant shall hire, at its
own cost and expense, a reputable service contractor to maintain and repair any
supplemental heating, ventilation and air conditioning equipment that
exclusively services the Demised Premises, and Tenant shall supply Landlord with
copies of service or maintenance contracts entered into with such contractor.
Landlord shall have no responsibility for the maintenance, repair or operation
of such supplemental equipment.

      19.05. Landlord shall furnish, at its cost and expense, water for ordinary
lavatory, drinking and office cleaning purposes only. The cost of heating water
for use or consumption in connection with the operation of any dining or kitchen
areas located in the Demised Premises, if so permitted by Landlord as
hereinafter provided, shall be at a reasonable additional charge to Tenant. If
Tenant requires, uses or consumes water for any other purpose or in unusual
quantities (of which fact Landlord shall be the sole judge) Landlord may install
a water meter at Tenant's expense which Tenant shall thereafter maintain at
Tenant's expense in good working order and repair to measure Tenant's water
consumption and Tenant shall pay for all water consumed as shown on said meter
(or as determined by survey) as Additional Rent as and when the bills are
rendered and in default in making such payment, Landlord may pay such charges
and collect same from Tenant. If a water meter is so installed, Tenant covenants
and agrees to pay its Pro Rata Share of the sewer rents and all other charges
which are now or hereafter assessed, imposed or may become a lien on the Demised
Premises, or the Building. Such a meter shall also be installed and maintained
at Tenant's sole expense if required by applicable law or governmental
regulation or order.

                                       36
<PAGE>

      19.06. No sign or signs, except in uniform style and uniform location as
fixed by Landlord in its signage specification attached hereto as Exhibit E,
will be permitted in the public corridors, or on corridor doors or entrances, or
on exterior windows or other glass to the Demised Premises. No sign shall be
affixed or installed by Tenant in or outside of the Demised Premises without the
prior written consent of Landlord. Tenant agrees to promptly remove such signage
if Landlord undertakes any renovations or design improvements and Landlord
determines that such signage interferes with or is inconsistent with such
subsequent renovations or improvements. If Landlord elects to remove such
signage or any signage not approved by Landlord, and Tenant has failed to remove
such signage after notice by Landlord, Tenant shall, upon five (5) days' notice
from Landlord, pay Landlord all costs and expenses, together with interest, for
the removal and restoration of same.

      19.07. For the purpose of this Article, "normal business hours" for the
Demised Premises shall be from 7:00 A.M. to 7:00 P.M. on weekdays and from 9:00
A.M. to 1:00 P.M. on Saturdays. Normal business hours shall be observed on
"normal business days," which shall be all days except Sundays and those
holidays listed on Exhibit "F" annexed hereto.

      19.08. Landlord reserves the right to interrupt, curtail or suspend
services of the water, heating, air-conditioning, ventilating, elevator,
plumbing and electric systems, when necessary for repairs or alterations which,
in the reasonable judgment of Landlord are desirable or necessary to be made, or
when required by any governmental law, order or regulation, or for any other
cause beyond the reasonable control of Landlord, until such time as said repairs
or alterations shall have been completed. Landlord shall have no responsibility
or liability for failure to supply heat, water, air-conditioning, elevator,
plumbing, electric, cleaning and janitor services during said period, or when
prevented from so doing by strikes, accidents, or by any cause beyond Landlord's
control or by governmental laws, orders, or regulations or failure of a suitable
fuel supply, or inability by exercise or reasonable diligence to obtain suitable
fuel. Landlord will use reasonable efforts to remove or eliminate the cause of
any such failure as promptly as possible, and will perform said work in such
manner as to cause reasonably minimal interference with Tenant's use and
enjoyment of the Demised Premises. No diminution or abatement of Base Rent,
Additional Rent or other compensation shall or will be claimed by Tenant as a
result therefrom, nor shall this cause any of Tenant's obligations hereunder to
be affected or reduced by reason of such interruption, curtailment or
suspension, unless the Demised Premises remains untenantable for a period in
excess of three (3) days after notice to Landlord of such condition, in which
case, Tenant shall be entitled to make a claim for an allowance for a diminution
of rental value. In no event, however, may Tenant be entitled to use such
allowance as a set off to rent or assert as a defense or in a counterclaim,
Landlord's failure to pay such allowance.

      19.09. Landlord shall render bills concerning all services provided to
Tenant by Landlord which costs are the responsibility of Tenant to pay pursuant
to the terms of this Article, with all such sums so billed due and payable by
Tenant as Additional Rent within

                                       37
<PAGE>

thirty (30) days after the date said bill shall have been rendered to Tenant.
The costs of such services shall include Landlord's actual out-of-pocket costs
paid to third parties, excluding Landlord's personnel salaries and benefits.

      19.10. Except as expressly provided hereinbelow, Tenant shall have no
right to maintain any facilities in the Demised Premises for cooking or the
preparation of food in any form without the prior written consent of Landlord.
Without limiting the generality of the foregoing, Tenant shall not install or
maintain in the Demised Premises a gas or electric range, electric ovens, hot
plates or so-called Dwyer kitchen units. Tenant shall have the right to maintain
an employee food area as more particularly shown on the plans annexed to this
Lease, which area may include a refrigerator, coffee machine, microwave, and a
machine for the making of hot beverages, provided the electric consumption
thereof does not exceed the capacity of the electric service to the Demised
Premises.

      19.11. Cleaning, trash removal for normal business operations and
janitorial services for the Demised Premises shall be provided by Landlord at
its sole cost and expense in accordance with the standards and schedule set
forth in Exhibit G hereto.

                                   ARTICLE XX

                              Rules and Regulations

      20.01. Tenant shall observe strictly with the rules and regulations set
forth in Exhibit "H" annexed hereto and such other and further reasonable rules
and regulations as Landlord or Landlord's agents may from time to time adopt on
prior notice to Tenant (such rules and regulations as have been or may hereafter
be adopted or amended are hereinafter the "Rules and Regulations"). Rules and
Regulations shall be uniformly applied by Landlord to all tenants in a
non-discriminatory manner. Any conflict between the Rules and Regulations and
the terms of this Lease shall be resolved in favor of this Lease, which shall be
controlling.

                                   ARTICLE XXI

                              Liability of Landlord

      21.01. Landlord or its employees, agents or managing agents shall not be
liable for any damages or injury to property of Tenant or of any other person,
including property entrusted to employees of Landlord, nor loss of or damage to
any property of Tenant by theft or otherwise, nor for any injury or damage to
persons or property resulting from any cause whatsoever arising from the acts or
neglect of any Tenant, occupant, invitee or licensee of the Building, nor for
any consequential damages or loss of business suffered by Tenant, or from any
other cause whatsoever, unless caused by the unlawful or negligent act or
omission of Landlord, its employees or agents, nor shall Landlord or its agents,
employees, or managing agents be liable for any such damage caused by other
tenants or persons in, upon or about the Building, or caused by

                                       38
<PAGE>

operations in construction of any private, public or quasi-public work; nor
shall Landlord be liable for any latent defect in the Demised Premises or in the
Building. Notwithstanding the foregoing, in no event shall Landlord be liable
for any loss or damage for which Tenant has, or is required hereunder to carry,
insurance.

                                  ARTICLE XXII

                           Indemnification of Landlord

      22.01. Tenant shall indemnify and save Landlord and its employees, agents
(including, but not limited to managing agents) harmless from and against (i)
any and all claims against Landlord of whatever nature arising from any act,
omission or negligence of Tenant, its contractors, licensees, subtenants,
agents, servants, employees, invitees or visitors, (ii) all claims against
Landlord arising from any accident, injury or damage whatsoever caused to any
person or to the property of any person and occurring during the term of this
Lease in or about the Demised Premises, (iii) all claims against Landlord
arising from any accident, injury or damage occurring outside of the Demised
Premises but anywhere within or about the Building where such accident, injury
or damage results or is claimed to have resulted from an act or omission of
Tenant or Tenant's agents, employees, subtenants, invitees or visitors, and (iv)
any breach, violation or non-performance of any covenant, condition or agreement
in this Lease set forth and contained on the part of Tenant to be fulfilled,
kept, observed and performed, subject to reciprocal waiver of subrogation
contained in paragraph 18.01. This indemnity and hold harmless agreement shall
include indemnity from and against any and all liability, consequential damages,
fines, suits, demands, costs and expenses of any kind or nature incurred in or
in connection with any such claim or proceeding brought thereon (including,
without limitation, attorneys' fees), and the defense thereof.

                                  ARTICLE XXIII

                           Parking and Common Area Use

      23.01. Subject to the Parking Area Rules and Regulations annexed hereto as
part of Exhibit "E", Tenant and its employees, agents, visitors and licensees
shall be permitted to park in the parking lots serving the Building. Tenant
understands that except as otherwise expressly provided herein the parking
spaces shall not be reserved but shall be available on a first-in basis.
Tenant's servants, employees, agents, visitors, and licensees shall park their
passenger vehicles, trucks or delivery vehicles only in areas designated by
Landlord as areas for such parking. All posted signs governing the use of
parking must be honored. Landlord retains the right to ban specific licensed
cars from all parking facilities in the event of multiple violations by specific
cars driven by Tenant, its employees, its invitees or others who claim to be on
Landlord's premises for purposes of visiting or performing functions on behalf
of Tenant. Notwithstanding anything to the contrary herein, (i) Tenant shall
have the exclusive use of twenty-five (25) assigned parking spaces to the
Building at no additional charge in the location as more particularly shown on
Exhibit I annexed to this Lease, and (ii) Tenant shall have the use of a

                                       39
<PAGE>

minimum of one hundred sixty (160) parking spaces, at no additional charge on a
general unassigned basis within the area shown on Exhibit I. Landlord shall have
no responsibility for maintaining or removing vehicles from any such parking
spaces. Landlord shall, at Landlord's sole cost and expense, maintain, repair
and replace the parking lot and the Common Areas in such manner as Landlord
determines from time to time and in a reputable manner as would a prudent
Landlord of a project that is reasonably similar in tenant mix, size, age and
location including (without limitation) snow and ice removal, salting and
sanding, parking lot cleaning, clearing, paving, striping, and resurfacing,
lighting, poles, fixtures, traffic control devices and markings, sidewalks, fire
lanes, hydrants, curbs, curb blocks and railings, landscaping, plantings,
shrubbery, holiday decorations, sumps, fountains and retainage ponds, to the
extent any exist.

                                  ARTICLE XXIV

                                Right to Perform

      24.01. If Tenant shall default in the observance or performance of any
obligation of Tenant under this Lease, beyond any applicable notice and cure
periods, then, unless otherwise provided elsewhere hereunder, Landlord may
immediately or at any time thereafter without notice perform such obligation of
Tenant without thereby waiving such default. If Landlord, in connection
therewith incurs any costs including, but not limited to, attorneys fees in
instituting, prosecuting or defending any action or proceeding, such costs with
interest at the rate of twelve (12%) percent per annum, shall be deemed to be
Additional Rent hereunder and shall be paid by Tenant to Landlord within five
(5) days of rendition of any bill or statement to Tenant therefor.

                                   ARTICLE XXV

                                    Defaults

      25.01. Tenant shall be deemed in default of the obligations to be
performed by it pursuant to the provisions of this Lease if Tenant shall fail to
make payment of the Base Rent, or of any item of Additional Rent, or of any
other payment reserved herein within the time provided in this Lease for payment
of same to be made, and said failure continues for a period of five (5) days
after written notice thereof is given by Landlord, or if Tenant shall fail to
fulfill any of the covenants of this Lease (other than the covenants for the
payments reserved herein) and said failure shall continue for a period of ten
(10) days after written notice thereof is given by Landlord specifying such
failure (or, in the case of a default or omission the nature of which cannot be
completely cured or remedied within ten (10) days, and Tenant shall not have
diligently commenced curing such default within said ten (10) day period and not
thereafter with reasonable dispatch and diligence and in good faith proceeded to
remedy or cure such default, all in Landlord's sole judgment), or if Tenant
shall fail to take possession of the Demised Premises within forty-five (45)
days after the Commencement Date, or if the Demised Premises shall become
abandoned, or if the Demised Premises are damaged by reason of negligence or

                                       40
<PAGE>

carelessness of Tenant, and not repaired; or if any execution or attachment
shall be issued against Tenant and not dismissed or satisfied within sixty (60)
days. In the event of such a default by Tenant, Landlord may give five (5) days
notice of its intention to end the Term of this Lease ("Notice of Termination")
and thereupon at the expiration of said five (5) days, the Term of this Lease
shall expire. Tenant shall then quit and surrender the Demised Premises, but
shall remain liable as hereinafter provided.

      25.02. If the Notice of Termination shall have been given and the Term
hereof shall expire as aforesaid, then and in such event Landlord may without
additional notice re-enter the Demised Premises, either by force or otherwise,
and dispossess Tenant and the legal representative of Tenant or other occupant
of the Demised Premises by summary proceedings or otherwise and remove their
effects and hold the Demised Premises as if this Lease had not been made, and
Tenant and its legal representative or other occupant of the Demised Premises
hereby waives service of notice of intention to re-enter or to institute legal
proceedings to that end. If Tenant shall default hereunder prior to the date
fixed as the commencement of any renewal or extension of this Lease, then
Landlord may cancel and terminate such renewal or extension.

      25.03. In case of any such default, re-entry, expiration and/or dispossess
by summary proceedings or otherwise, as aforesaid, (i) the Base Rent and
Additional Rent due at the time of said default shall become due thereupon and
be paid up to the time of such reentry, dispossess and/or expiration, together
with such reasonable expenses as Landlord may incur for legal expenses,
attorneys fees, brokerage fees and/or putting the Demised Premises in good order
or for preparing the same for re-rental; (ii) Landlord may re-let the Demised
Premises or any part or parts thereof, either in its own name or otherwise, for
a term or terms which may, at its option, be shorter or longer than the period
which would otherwise have constituted the remainder of the Term of this Lease
and may grant concessions or free rent, to such extent as Landlord in Landlord's
sole judgment considers advisable and necessary to re-let the same; and (iii)
Tenant or its successors shall also pay to Landlord as liquidated damages for
the failure of Tenant to observe and perform its covenants contained herein any
deficiency between the Base Rent and Additional Rent hereby reserved and the net
amount, if any, of the rents collected on account of the lease or leases of the
Demised Premises or parts thereof for each month of the period which would
otherwise have constituted the remainder of the Term of this Lease; and (iv)
that Tenant or its successors shall also pay to Landlord Base Rent and
Additional Rent payable by Tenant to Landlord for any period during which
Landlord shall have given to Tenant any abatement of Base Rent and/or Additional
Rent pursuant to the provisions of this Lease. The failure of Landlord to re-let
the Demised Premises or any part or parts thereof shall not release or affect
Tenant's liability for damages. In computing the aforesaid liquidated damages,
there shall be added to said deficiency such expenses as Landlord shall incur in
connection with such re-letting, such as legal expenses, attorneys' fees,
brokerage, advertising and for restoring the Demised Premises to or keeping same
in good working order. Any such liquidated damages shall be paid in monthly
installments on the rent day specified in this Lease and any suit brought to
collect the amount of the deficiency for any month shall not prejudice in any
way the rights of Landlord to collect the deficiency for any subsequent month by
a

                                       41
<PAGE>

similar proceeding. Upon Landlord's permitted entry hereunder, Landlord, at its
option, may make such alterations, repairs, replacements and decorations in the
Demised Premises as Landlord, in its sole judgment, considers advisable or
necessary for the purpose of re-letting the Demised Premises, and the making of
such alterations and decorations shall not operate or be construed to release
Tenant from liability hereunder. Landlord shall in no event be liable in any way
whatsoever for failure to re-let the Demised Premises, or, in the event that the
Demised Premises are re-let, for reasonable failure to collect the rent thereof
under such re-letting, and, in no event shall Tenant be entitled to receive any
excess of such net rent collected above the sums payable by Tenant to Landlord
hereunder. Mention in this Lease of any particular remedy shall not preclude
Landlord from any other remedy in law or equity. Tenant hereby expressly waives
any and all rights of redemption granted by or under any present or future laws
in the event of Tenant being evicted or dispossessed, for any cause, or in the
event of Landlord obtaining possession of the Demised Premises by reason of the
violation of Tenant of any of the covenants and conditions of this Lease, or
otherwise. It is expressly stipulated and agreed that Tenant shall be and remain
liable for all of its obligations under this Lease following termination,
eviction or abandonment, it being understood and agreed that, anything contained
in this Lease to the contrary notwithstanding, that Landlord has no duty to
mitigate Tenant's damages and may simply leave the Demised Premises vacant until
the end of the originally stated Term and demand all rent from Tenant.

      25.04. It is stipulated and agreed that in the event of the termination of
this Lease pursuant to the provisions of this Article, Landlord shall forthwith,
notwithstanding any other provisions of this Article or of this Lease to the
contrary, be entitled (in addition to all other rights and remedies at law or in
equity or elsewhere provided in this Lease) to recover from Tenant as and for
liquidated damages an amount equal to the excess of Base Rent for the unexpired
portion of the Term of this Lease over the fair market rental value of the
Demised Premises, if lower than the rent reserved, at the time of termination,
for the unexpired portion of the Term of this Lease, discounted at the rate of
four (4%) percent per annum to present worth, except that if such termination of
the Lease occurs prior to the fifth (5th) anniversary date of the Commencement
Date, the aforementioned calculation shall not include the last five and
one-half (5 1/2) years of the Lease as part of the unexpired portion of the term
of this Lease, but included in any such payment to Landlord shall be the
Termination Payment similarly discounted to present worth from the fifth
anniversary of the Term to the date of payment. Nothing contained herein shall
limit or prejudice the right of Landlord to prove for and obtain as liquidated
damages by reason of such termination an amount equal to the maximum allowed by
any statute or rule of law in effect at the time when, and governing the
proceedings in which, such damages are to be proved, whether or not such amount
be greater, equal to, or less than the amount of the difference referred to
above. In determining the fair market rental value of the Demised Premises, the
rent realized by any arms-length re-letting, if re-letting be accomplished by
Landlord within such a reasonable time after the termination of this Lease,
shall be deemed, prima facie evidence of the fair market rental value.

                                       42
<PAGE>

      25.05. For the purposes of this Article, any notice required to be given
by Landlord under the provisions of this Article may be given by either Landlord
or by Landlord's managing agent or attorneys.

                                  ARTICLE XXVI

                           Covenant of Quiet Enjoyment

      26.01. Landlord covenants that upon Tenant's paying the Base Rent and
Additional Rent and other sums due under this Lease and observing and performing
all of the terms, conditions, rules and covenants herein on its part to be
observed and performed, Tenant may peaceably and quietly enjoy the Demised
Premises, subject, nevertheless, to the terms and conditions of this Lease and
any ground leases, or other leases, mortgages and instruments to which this
Lease is subordinate pursuant to the provisions hereof, including any and all
extensions and modifications of all of the foregoing.

                                  ARTICLE XXVII

                                    Brokerage

      27.01. Landlord and Tenant each represents to the other that it has dealt
with Cushman & Wakefield of Long Island, Inc., and Real Estate Strategies, Inc.
(collectively the "Broker") in connection with this Lease and Landlord and
Tenant hereby agree to indemnify and hold the other harmless of and from any and
all losses, costs, damages or expense (including, without limitation, attorneys'
fees and disbursements) incurred by either party by reason of any claim of or
liability to any other broker who claims to have dealt with Tenant in connection
with this Lease. Landlord shall pay Broker, such brokerage fee as may be due it
pursuant to and in accordance with Landlord's separate agreement with Broker.

                                 ARTICLE XXVIII

                              Estoppel Certificate

      28.01. Each party shall, at any time and from time to time, without cost
or charge, at the request of the other party, upon not less than five (5) days'
notice, if given in person, or ten (10) days notice, if given by mail, execute
and deliver to the other a certificate evidencing whether or not

            (a) this Lease is in full force and effect (or if there have been
      any modifications or amendments hereof, that the same is in full force and
      effect as modified or amended, as the case may be, and submitting copies
      of such modifications or amendments, if any);

                                       43
<PAGE>

            (b) there are any existing defaults hereunder to the knowledge of
      the party executing the certificate, and specifying the nature of such
      defaults, if any;

            (c) the dates to which the Base Rent and any Additional Rent and all
      other charges payable hereunder have been paid;

            (d) whether or not, to the best knowledge of the signer, the other
      party is in default in the performance of any of its obligations under the
      Lease, and, if so, specifying each such default of which the signer may
      have knowledge; and

            (e) any improvements required to be made by Landlord have been
      completed in accordance with the terms of this Lease.

      28.02. It is agreed by the parties hereto that the certificate referenced
in Sections 28.01 and 28.02 hereof may be relied upon by anyone with whom the
party requesting such certificate may be dealing.

                                  ARTICLE XXIX

                              Surrender of Premises

      29.01. Upon expiration or other termination of the Term of this Lease,
Tenant shall (i) quit and surrender to Landlord the Demised Premises vacant,
broom clean, in good order and condition, normal wear and tear excepted, and
(ii) remove all its property therefrom, except as otherwise expressly provided
in this Lease. Tenant's obligation to observe or perform this covenant shall
survive the expiration or other termination of the Term of this Lease. If the
last day of the Term of this Lease falls on a Sunday, this Lease shall expire at
noon on the preceding Saturday, unless it be a legal holiday, in which case it
shall expire at noon on the previous business day.

      29.02. Tenant acknowledges that possession of the Demised Premises must be
surrendered to Landlord at the expiration or sooner termination of the Term of
this Lease. Tenant agrees to indemnify and save Landlord harmless against all
costs, claims, loss or liability resulting from delay by Tenant in so
surrendering the Demised Premises, including, without limitation, any claims
made by any succeeding tenant founded on such delay, if Tenant holds over for
more than three (3) months after the expiration or sooner termination of the
Term of this Lease. The parties recognize and agree that the damage to Landlord
resulting from any failure by Tenant to timely surrender possession of the
Demised Premises as aforesaid will be extremely substantial, will exceed the
amount of the Base Rent and Additional Rent theretofore payable hereunder, and
will be impossible to accurately measure. Tenant therefore agrees that if
possession of the Demised Premises is not surrendered to Landlord within 24
hours after the date of the expiration or sooner termination of the Term of this
Lease, then Tenant shall pay to Landlord for each month and for each portion of
any month during which Tenant holds over in the Demised Premises after the
expiration or sooner termination of the Term of this Lease, a sum equal to one
and one-half (1.5) times the aggregate of that portion of the Base Rent and

                                       44
<PAGE>

Additional Rent which was payable under this Lease during the last month of the
term hereof which for any holdover up to three (3) months shall be liquidated
damages for Tenant's holding over for up to three (3) months following the
expiration or sooner termination of the Term. Nothing contained herein shall be
deemed to permit Tenant to retain possession of the Demised Premises after
expiration of the Term of this Lease and the provisions of this Article shall
survive the expiration or sooner termination of the Term of this Lease

                                   ARTICLE XXX

                               Partial Invalidity

      30.01. If any term or provision of this Lease or the application thereof
to any person or circumstances shall, to any extent, be invalid or
unenforceable, the remainder of this Lease, or the application of such term or
provision to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby, and each term and
provision of this Lease shall be valid and be enforced to the fullest extent
permitted by law.

                                  ARTICLE XXXI

                             No Waivers by Landlord

      31.01. Except as otherwise provided in this Lease, no act or thing done by
Landlord or its agents during the term hereof shall constitute an eviction by
Landlord, nor shall same be deemed an acceptance of a surrender of the Demised
Premises, and no agreement to accept such surrender shall be valid unless in
writing signed by Landlord. The delivery of keys to an employee of Landlord or
of its agents shall not operate as a termination of this Lease or a surrender of
the Demised Premises.

      31.02. The failure of Landlord or Tenant to seek redress for violation of,
or to insist upon the strict performance of, any covenant or condition of this
Lease, or the failure of Landlord to insist upon the strict performance by
Tenant or any other tenant, of the Rules and Regulations annexed hereto or
hereafter adopted by Landlord shall not prevent a subsequent act or omission by
Landlord or Tenant which would have originally constituted a violation, from
having all the force and effect of an original violation.

      31.03. The receipt by Landlord of rent with knowledge of breach of any
covenant of this Lease shall not be deemed a waiver of such breach.

      31.04. No payment by Tenant or receipt by Landlord of a lesser amount than
the Base Rent and Additional Rent shall be deemed to be other than a payment on
account, nor shall any endorsement or statement on any check or payment be
deemed an accord and satisfaction, and Landlord may accept such check or payment
without any prejudice to Landlord's right to recover the balance or pursue any
other remedy provided in this Lease.

                                       45
<PAGE>

                                  ARTICLE XXXII

                                Waivers by Tenant

      32.01. Tenant, for itself, and on behalf of any and all persons claiming
through or under it, including creditors of all kinds, does hereby waive and
surrender all rights and privileges which they or any of them might have under
or by reason of any present or future law, to redeem the Demised Premises or to
have a continuance of this Lease for the term hereby demised after having-been
dispossessed or ejected therefrom by process of law or after the termination of
this Lease as provided herein.

      32.02. In the event Landlord commences any summary proceeding (whether for
nonpayment of rent, or for Tenant's holding-over, or otherwise), or an ejectment
action to recover possession of the Demised Premises, or other action for
non-payment of rent, or for a breach of any of the covenants and conditions
hereunder, Tenant covenants and agrees that it will not interpose any
counterclaim or set-off in any such action or proceeding, or seek by
consolidation or otherwise to interpose any counterclaim or set-off unless the
failure to assert same would constitute a waiver of such counterclaim or set-off
by Tenant and Landlord fails to waive the right to assert such waiver in
writing. To the extent permitted by applicable law, Tenant hereby waives trial
by jury and agrees that Tenant will not interpose any counterclaim or set-off of
whatsoever nature or description in any matter whatsoever arising out of or in
any way connected with this Lease, the relationship of Landlord and Tenant, or
Tenant's use or occupancy of the Demised Premises, any claim of injury or
damage, any claim of failure to provide services, or any emergency or other
statutory remedy with respect thereto unless the failure to assert same would
constitute a waiver of such counterclaim or set-off by Tenant. Any claim that
Tenant may have against Landlord shall be separately prosecuted and Tenant
waives a trial by jury relative thereto. The provisions of this Article shall
survive the breach or termination of this Lease.

      32.03. In the event Tenant claims or asserts that Landlord has violated or
failed to perform a covenant of Landlord not to unreasonably withhold or delay
Landlord's consent or approval, or in any case where Landlord's reasonableness
in exercising its judgment is in issue, Tenant's sole remedy shall be an action
for specific performance, declaratory judgment or injunction and in no event
shall Tenant be entitled to any money damages for a breach of such covenant and
in no event shall Tenant claim or assert any claims in any money damages in any
action or by way of set off, defense or counterclaim and Tenant hereby
specifically waives the right to any money damages or other remedies.

                                 ARTICLE XXXIII

                                   Exculpation

      33.01. Notwithstanding anything to the contrary contained herein, Tenant
shall look solely to the interest of Landlord in the Building, the Land and
insurance coverage

                                       46
<PAGE>

for the satisfaction of any of Tenant's remedies with regard to the payment of
money or otherwise, and no other property or assets of Landlord shall be subject
to levy, execution or other enforcement procedures for the satisfaction of
Tenant's remedies or with respect to this Lease, the relationship of Landlord
and Tenant hereunder or Tenant's use or occupancy of the Demised Premises, such
exculpation of personal liability to be absolute.

                                  ARTICLE XXXIV

                        Effect of Conveyance by Landlord

      34.01. Tenant agrees that from and following a transfer by Landlord of its
interest in the Building, by sale, lease or otherwise, Tenant shall look solely
to Landlord's successor (and such successor's interest in this Building) for
satisfaction of Landlord's liabilities hereunder that accrue after the date of
such transfer.

                                  ARTICLE XXXV

                                     Notices

      35.01. Any notice permitted or required to be given by the terms of this
Lease, or by any law or governmental regulation, shall be in writing. Unless
otherwise required by such law or regulation, such notice shall be given, and
shall be deemed to have been served and given (a) two (2) business days after
deposited by registered or certified mail enclosed in a securely closed postpaid
wrapper, in a United States Government general or branch post office, or (b)
delivered by hand or (c) one (1) business day after deposited with a reputable
overnight carrier for next business day deliver. All such notices shall be
addressed to Landlord or Tenant (to the attention of General Counsel) at the
Demised Premises. A copy of all notices sent to Tenant shall also be sent to
Benjamin Weinstock, Esq., Ruskin, Moscou, & Faltischek, P.C., EAB Plaza, East
Tower, 15th Floor, Uniondale, New York 11556 and to Tenant at the Premises to
the attention of Chief Financial Officer. All notices to Landlord shall also be
addressed to Landlord at 485 West Putnam Avenue, Greenwich, Connecticut 06830,
Attn: Lynne Ward, with a copy to Cushman & Wakefield of Long Island, Inc., at
401 Broad Hollow Road, Suite 301, Melville, New York 11747, Attention: David
Leviton, as Managing Agent of the Building. A copy of all notices sent to
Landlord shall also be sent to Farrell Fritz, P.C., EAB Plaza, 14th Floor, West
Tower, Uniondale, New York, 11556-0120, Attention: Robert V. Guido, Esq. Either
party may, by notice as aforesaid, designate a different address or addresses
for notices, requests or demands to it such party. Any notices required or
permitted to be given by Landlord hereunder may be validly given by Landlord's
attorneys.

                                       47
<PAGE>

                                  ARTICLE XXXVI

                                    Security

      36.01. Tenant shall deposit with Landlord upon execution of this Lease an
Initial Letter of Credit in the sum of $540,000 in form and content satisfactory
to Landlord.

            a. The Letter of Credit shall be, among other things:

                  (i)   subject to the Uniform Customs and Practices for
                        Documentary Credits (International Chamber of Commerce,
                        1993);

                  (ii)  irrevocable and unconditional;

                  (iii) conditioned for payment solely upon presentation of the
                        Letter of Credit and a sight draft alleging Tenant's
                        default; and

                  (iv)  transferable one or more times by Landlord (only to
                        owner of the Land and/or Building or the holder of any
                        mortgage or other security interest of the Building
                        and/or Land and at Landlord's cost) without the consent
                        of Tenant.

            b. Tenant acknowledges and agrees that it shall pay upon Landlord's
demand, as Additional Rent, any and all costs or fees charged in connection with
the Letter of Credit that arise due to the addition, deletion, or modification
of any beneficiaries under the Letter of Credit.

            c. The Letter of Credit shall be issued by JPMorgan Chase.

            d. The Letter of Credit shall expire not earlier than twelve (12)
months after the date of delivery thereof to Landlord and shall provide that
same shall be automatically renewed for successive twelve (12) month periods
through a date which is not earlier than thirty (30) months from the date upon
which Tenant shall take occupancy of the Demised Premises, (or annually
thereafter through the Expiration Date, if Tenant elects to extend the letter of
credit as provided hereinbelow) unless written notice of nonrenewal has been
given by the issuing bank to Landlord and Landlord's attorney by registered or
certified mail, return receipt requested, not less than sixty (60) days prior to
the expiration of the then current period. If the issuing bank does not renew
the Letter of Credit, and if Tenant does not deliver a substitute Letter of
Credit at least thirty (30) days prior to the expiration of the then current
period, then, in addition to its rights granted hereunder Landlord shall have
the right to draw on the existing Letter of Credit.

                                       48
<PAGE>

            e. Landlord may use, apply or retain the proceeds of the Letter of
Credit to the same extent that Landlord may use, apply, or retain the case
security deposit, as set forth in this Section 36.01.

            f. The Letter of Credit shall permit partial draws thereon;

            g. If Landlord partially draws down the Letter of Credit, Tenant
shall, within ten (10) days after Landlord gives Tenant notice thereof, restore
all amounts drawn by Landlord, or substitute cash security instead.

            h. Tenant hereby agrees to cooperate with Landlord to promptly
execute and deliver to Landlord any and all modifications, amendments to, and
any replacements of, the Letter of Credit as Landlord may reasonably request to
carry out the terms and conditions of this Section 36.01.

      Upon the expiration of the thirty (30) month period specified in
subsection (d) of this Section 36.01, the Letter of Credit shall be replaced by
Tenant with a cash deposit equal to three (3) months of the then current monthly
Base Rent or Tenant may elect to maintain the Letter of Credit, in the amount of
$250,000. If Tenant elects to replace the Letter of Credit with a cash deposit,
whenever the monthly Base Rent increases, Tenant will increase said security
deposit so that the cash security deposit always equals three (3) months of the
then current Base Rent. It is agreed that in the event Tenant defaults beyond
the expiration of any notice and cure periods in respect of any of the terms,
provisions and conditions of this Lease, including, but not limited to, the
payment of Base Rent and Additional Rent, Landlord may use, apply or retain the
whole or any part of the security so deposited to the extent required for the
payment of any Base Rent and Additional Rent or any other sum as to which Tenant
is in default or for any sum which Landlord may expend or may be required to
expend by reason of Tenant's default in respect of any of the terms, covenants
and conditions of this Lease. In the event Landlord applies or retains any
portion or all of the security deposited, Tenant shall forthwith restore the
amount so applied or retained so that at all times the amount deposited shall be
the sum stipulated above. Tenant acknowledges that, pursuant to General
Obligations Law Section 7-103 (2), Landlord shall place Tenant's security
deposit, if a cash security deposit, in an interest bearing account and, Tenant
is not entitled to any interest thereon shall become part of the deposit, less a
one (1%) percent administrative charge.

      36.02. In the event that Tenant shall fully and faithfully comply with all
of the terms, provisions, covenants and conditions of this Lease, the security
deposit shall be returned to Tenant after the date fixed as the end of the Lease
and after delivery of the entire possession of the Demised Premises to Landlord.
In the event of a sale of the Building or a master leasing of the Building,
Landlord shall have the right to transfer the security to the vendee, or master
lessee. Landlord shall thereupon be released by Tenant from all liability for
the return of such security, and Tenant agrees to look to the new landlord
solely for the return of said security. It is agreed that the provisions hereof
shall apply to every transfer or assignment made of the security to a new
landlord. Tenant further covenants that it will not assign or encumber or
attempt to assign or encumber the

                                       49
<PAGE>

monies deposited herein as security and that neither Landlord nor its successors
or assigns shall be bound by any such assignment, encumbrance, attempted
assignment or attempted encumbrance.

                                 ARTICLE XXXVII

                             Successors and Assigns

      37.01. The covenants, conditions and agreements contained in this Lease
shall bind and inure to the benefit of the parties hereto and their respective
heirs, distributees, executors, administrators, successors and, except as
provided herein, their assigns.

                                 ARTICLE XXXVIII

                         Entire Agreement; Modification

      38.01. This Agreement contains the entire agreement between the parties
hereto with respect to the transactions contemplated herein, and no
representation, promise, inducement or statement of intention relating to the
transactions contemplated by this Agreement has been made by any party which is
not set forth in this Agreement. This Agreement shall not be modified or amended
except by an instrument in writing signed by or on behalf of the parties hereto.

                                  ARTICLE XXXIX

                                   Arbitration

      39.01 Either party to this Lease may elect, in the manner hereinafter
provided, to have any dispute expressly determinable by arbitration pursuant to
the provisions of this Lease submitted to arbitration. Such election shall be
exercised by either party giving the other party a notice requesting such
arbitration, which notice shall specify the nature of the dispute and the
identity of the arbitrator chosen by said party.

      39.02 Within fifteen (15) days after the service of the notice specified
in Section 39.01 hereof, the other party shall give written notice to the first
party specifying the identity of its arbitrator. If the second party fails to
notify the first party of the appointment of its arbitrator within said period,
the appointment of the second arbitrator shall be made in the same manner as
hereinafter provided for the appointment of a third arbitrator. The arbitrators
so chosen shall meet within ten (10) days after the second arbitrator is
appointed; and if, within thirty (30) days after the second arbitrator is
appointed, the said two arbitrators shall not agree upon the question in
dispute, they shall themselves appoint a third arbitrator, who shall be a
competent and impartial person; and in the event of their being unable to agree
upon such appointment within ten (10) days after the time aforesaid, the third
arbitrator shall be selected by the parties themselves, if they can agree
thereon within a further period of fifteen (15) days. If the parties do not so
agree, then either party, on behalf of both, may request such appointment by the

                                       50
<PAGE>

American Arbitration Association, from a national panel of real estate industry
arbitrators in accordance with its rules then prevailing. The decision of the
arbitrators so chosen shall be given within a period of sixty (60) days after
the appointment of such third arbitrator. The decision in which any two
arbitrators so appointed and acting hereunder concur shall be binding upon the
parties. Each party shall pay the fees and expenses of the arbitrator appointed
by such party, or in whose stead, as above provided, such arbitrator was
appointed; and the fees and expenses of the third arbitrator, if any, shall be
borne equally by both parties. The arbitration shall be conducted by, pursuant
to, and under the auspices of the American Arbitration Association in accordance
with the arbitration rules for the real estate industry and shall take place in
Nassau County, New York.

                                   ARTICLE XL

                             Medical and Toxic Waste

      40.01 Tenant acknowledges that Tenant shall be solely responsible for the
proper and legal disposal of all medical, toxic and so-called "red bag" waste,
as same may be defined from time to time, by all regulatory authorities having
jurisdiction. Landlord shall have no liability to any person or entity in this
regard. Tenant shall comply with all regulations issued by the federal
government, New York State, the County of Nassau, or any other agency,
municipality or regulatory authority having jurisdiction with respect to the
generation, storage and disposal of such waste. In addition, Tenant shall be
required, at its own cost and expense to contract with a licensed medical and
toxic waste disposal company for the disposal of all syringes, needles and other
medical, toxic and red bag waste. Tenant shall furnish Landlord with a copy of
the contract and renewals thereof. Failure (a) to maintain the aforesaid
contract continuously and to furnish Landlord with evidence that the contract is
in full force and effect, or (b) to properly dispose of all medical, toxic and
red bag waste, shall be a material default under this Lease. Any failure by
Landlord to take any action with respect to obtaining from Tenant all contracts
and renewals, shall in no way relieve Tenant of its responsibility to provide
same and to dispose of all such medical, toxic and red bag waste pursuant to all
applicable law. Tenant shall, and does hereby, indemnify Landlord and holds
Landlord harmless from any damage, loss, liability, claims, actions or
proceedings, including, but not limited to, attorneys fees and any fines or
penalties, arising out of or relating to Tenant's failure to perform any
obligation under this Article. This Article shall survive the termination or
expiration of this Lease.

                                   ARTICLE XLI

                               Captions/Recording

      41.01. The captions of Articles in this Lease are inserted only as a
matter of convenience and for reference and they in no way define, limit or
describe the scope of this Lease or the intent of any provisions hereof.

                                       51
<PAGE>

      41.02. Tenant shall not record this Lease without the prior written
consent of Landlord. Tenant, upon request by Landlord, shall join in the
execution of a memorandum of this Lease which memorandum may be recorded by
Landlord.

                                  ARTICLE XLII

               Building and Parking Lot Alterations and Management

      42.01. Landlord shall have the right, at any time without the same
constituting an eviction and without incurring liability to Tenant therefore, to
change the arrangement and/or location of public entrances, passageways, doors,
doorways, corridors, elevators, stairs, parking areas or other public parts of
the Building or adjoining land area, and to change the name, number or
designation by which the Building may be known; provided however, that changes
to the entrances to the Building shall not materially and adversely affect
Tenant's manner of access to the Demised Premises. There shall be no allowance
to Tenant for diminution of rental value and no liability on the part of
Landlord by reason of inconvenience, annoyance or injury to business arising
from Landlord or other tenants making any repairs in the Building or any such
alterations, additions and improvements. Furthermore, Tenant shall not have any
claim against Landlord or by reason of Landlord's imposition of such controls of
the manner of access to the Building by Tenant's visitors, as Landlord may deem
necessary for the security of the Building and its occupants.

                                  ARTICLE XLIII

                                  Storage Space

      43.01 Landlord will provide tenant with 400 square feet of storage space
(the "Storage Space") as more particularly shown on Exhibit J attached hereto.
The utilities servicing the Storage Space shall be sub-metered in accordance
with the terms of Article 11 of this Lease. Except as otherwise provided herein,
Tenant may use said space solely for the purposes of storage. Landlord will
provide Tenant in such space only with fluorescent light fixtures, heat, duplex
receptacles and a sealed concrete floor. The basic annual rental rate for this
space shall be $6,000, payable monthly on the first day of each month at the
rate of $500.00, subject to the same percentage annual escalations for the Base
Rent for the second through the fifth Lease Years provided in Article 14 of this
Lease and the real estate tax escalations provided in Article 15. Except as
otherwise provided below, late payments are subject to interest and other
charges as provided in the Lease. The demise of said space shall be co-terminus
with the term of this Lease. Landlord shall have no responsibility for the
security of the contents of said Storage Space, and all risks are expressly
assumed by the Tenant.

                                  ARTICLE XLIV

                                Expansion Option

                                       52
<PAGE>

      44.01 So long as Tenant is (i) in possession of and carrying on business
in the whole of the Demised Premises in accordance with the terms of this Lease,
and (ii) not in default of any obligations under this Lease, then Landlord
hereby agrees for a period of one (1) year from the Commencement Date (the
"Offer Space Period") to provide Tenant a right to lease (the "Offer Right") all
or any part of the additional 60,000 square feet of office space shown on
Exhibit K annexed to this Lease upon the terms set forth hereinbelow (the "Offer
Space"). If Tenant desires to exercise the Offer Right, it will designate the
amount and location of the Offer Space before the expiration of the Offer Space
Period by giving Landlord notice of such election, including the amount of the
Offer Space Tenant desires to lease, which amount may not be less than 10,000
square feet or more than 60,000 square feet (the "Designated Offer Space"). If
prior to the Offer Space Period, Landlord desires to rent any part of the Offer
Space to another tenant, Landlord will first give Tenant thirty (30) days notice
thereof. In such event, Tenant must send its notice of intent to the lease the
Designated Office Space to Landlord no later than fifteen (15) days subsequent
to the date of receipt by Tenant of Landlord's notice. Landlord shall thereupon
lease the Designated Offer Space to Tenant upon the same terms and conditions of
this Lease except that : (i) the Base Rent shall be proportionately adjusted to
reflect the same rent per square foot as currently being paid for the premises
leased under this Lease with annual increases in Base Rent to continue at the
same percentage increase as provided in this Lease for the original space, (iii)
a proportionate adjustment shall be made to Tenant's Pro Rata Share, (iv)
Landlord's Work for the Offer Space to be substantially the same as the work set
forth in of Exhibit C for the Demised Premises under this Lease and Tenant's
occupancy and obligations to pay rent for the Offer Space will not commence
until such work has been completed to the same extent and upon the same terms as
completion is required for Tenant's original occupancy of the original space;
(v) a proportionate increase in non-exclusive and reserved parking spaces in
areas to be reasonably determined by Landlord, (vi) a proportionate increase in
the security deposit, or the Letter of Credit, if any (vii) a proportionate
increase in the Termination Payment, which increase shall be based on $17.57 per
square foot for the Designated Offer Space and, (viii) there shall be no
abatement of the Base Rent for the Designated Offer Space. Notwithstanding
anything to the contrary herein, the configuration and location of the
Designated Offer Space shall be subject to Landlord's consent, which consent
shall not be unreasonably withheld or delayed. Upon Tenant's taking occupancy of
the Designated Offer Space, the Designated Offer Space shall form a part of the
Demised Premises and the terms of this Lease, as modified hereinabove, shall
govern the tenancy of the Designated Offer Space, without need for the execution
of any additional lease or other documentation except as may be required by law.

      44.02 If Tenant fails to submit written notification of its election to
lease the Offer Space within the aforementioned fifteen (15) day period after
notice of the Landlord's intention to rent the space to another tenant, or if at
the expiration of the Offer Space Period, Landlord has not notified Tenant of
Landlord's desire to lease any portion of the Offer Space, then Tenant shall be
deemed to have waived forever its right of offer to lease hereby granted in
Section 44.01 above and Landlord shall be free to lease any or all of the Offer
Space to any other party.

                                       53
<PAGE>

                                   ARTICLE XLV

                                  Miscellaneous

      45.01. Tenant shall not at any time prior to or during the Term of this
Lease, either directly or indirectly, use any contractors, laborers or materials
the use of which would create any conflicts with other contractors and/or
laborers employed by Tenant or Landlord in the construction, maintenance or
operation of the Demised Premises or the Building. All work performed by or on
behalf of Tenant shall be done in a workmanlike manner using building standard
material.

      45.02. This Lease supersedes all prior leases between Landlord and Tenant
with respect to any of the space included within the Demised Premises.

      45.03. This Lease is offered to Tenant for signature with the
understanding that it shall not be binding upon Landlord unless and until the
Lease is approved by the holder of any superior leasehold mortgage and Landlord
shall have executed and delivered a fully executed copy of this Lease to Tenant.

      45.04. Provided that this Lease is in full force and effect, Landlord
shall use commercially reasonable efforts, to make available to Tenant (subject
to Tenant's payment of the fees applicable for such use), within six (6) months
of the Commencement Date for Tenant's employees, guests and invitees, a pay
cafeteria food service facility serving hot and cold food and beverages for
breakfast and lunch located in the Building or adjoining building. The use of
such facility shall be subject to reasonable rules and regulations of Landlord,
now or hereafter imposed, as to manner of usage, frequency of usage, and such
other similar rules and regulations as Landlord shall, from time to time, impose
on a uniform basis. If the existing operator ceases to operate during the term
of this Lease, Landlord shall use commercially reasonable efforts to replace
said operator, to operate a food service facility in the Building or adjoining
building.

      45.05. Tenant shall have the right, at its sole cost and expense, to
install and maintain an emergency generator in such area as Landlord may
approve, subject to (a) Landlord's right to consent as to the details of such
generator, including the installation of same, which consent shall not be
unreasonably withheld, and (b) compliance by Tenant with any and all applicable
government or quasi-government requirements. Tenant's maintenance obligations
shall include, but not be limited to, any repairs to the building due to damage
caused by the installation of the generator. Any changes to the Building systems
required for the use of such generator shall be subject to Landlord's consent,
which consent shall not be unreasonably withheld and any cost incurred by
Landlord for the use of such generator shall be promptly reimbursed by Tenant.
Landlord shall not be liable or responsible to Tenant for any claim, loss,
damage or expense which Tenant may sustain or incur by reason of any failure,
inadequacy or defect, however caused in the character, quantity or supply of
electric current for Tenant's use of such generator. Nothing shall be construed
herein to modify or amend

                                       54
<PAGE>

any of the terms or conditions of Article 12 of this Lease, including, but not
limited to, any limitations on the amount of wattage being provided to Tenant.

      IN WITNESS WHEREOF, the parties have executed this Lease as of the date
first above written.

Dated: _____________           LANDLORD:

                               I.PARK LAKE SUCCESS LLC,
                               a Delaware limited liability company

                                    By:   I.Park Holdings LLC,
                                          a Delaware limited liability company,
                                          its Managing Member

                                               By:   i.Park Investments, Inc.,
                                                     a Delaware corporation,
                                                     its Managing Member

                                                         By:____________________
                                                              Name:
                                                              Title:

Dated: ______________             TENANT:

                                  DEALERTRACK, INC.

                                  By:__________________________

                                       55exv4w10

 

EXHIBIT 4.10

THIS SECURITY HAS NOT BEEN REGISTERED WITH THE SECURITIES AND EXCHANGE COMMISSION OR THE
SECURITIES COMMISSION OF ANY STATE IN RELIANCE UPON AN EXEMPTION FROM REGISTRATION UNDER THE
SECURITIES ACT OF 1933, AS AMENDED (THE “SECURITIES ACT”), AND, ACCORDINGLY, MAY NOT BE
OFFERED OR SOLD EXCEPT PURSUANT TO AN EFFECTIVE REGISTRATION STATEMENT UNDER THE SECURITIES ACT OR
PURSUANT TO AN AVAILABLE EXEMPTION FROM, OR IN A TRANSACTION NOT SUBJECT TO, THE REGISTRATION
REQUIREMENTS OF THE SECURITIES ACT AND IN ACCORDANCE WITH APPLICABLE STATE SECURITIES LAWS AS
EVIDENCED BY A LEGAL OPINION OF COUNSEL TO THE TRANSFEROR TO SUCH EFFECT, THE SUBSTANCE OF WHICH
SHALL BE REASONABLY ACCEPTABLE TO THE COMPANY. THIS SECURITY MAY BE PLEDGED IN CONNECTION WITH A
BONA FIDE MARGIN ACCOUNT OR OTHER LOAN SECURED BY SUCH SECURITY.

Date: September 16, 2005

$3,000,000

JUNIOR SECURED SUBORDINATED NOTE

DUE SEPTEMBER 16, 2008

     FOR VALUE RECEIVED, Brillian Corporation, a Delaware corporation, having a principal place of
business at 1600 N. Desert Drive, Tempe, Arizona 85281 (the “Company”) promises to pay to
Syntax Groups Corporation or its registered assigns (the “Holder”), the principal sum of
$3,000,000 or such lesser principal amount as from time to time shall be outstanding hereunder, as
reflected on the books and records of the Holder, on September 16, 2008 or such earlier date as
this promissory note is required or permitted to be repaid as provided hereunder (the “Maturity
Date”), and to pay interest to the Holder on the then outstanding principal amount of this
promissory note in accordance with the provisions hereof. This Note is subject to the following
additional provisions:

     Section 1. Definitions. For the purposes hereof, in addition to the terms defined
elsewhere in this junior secured subordinated promissory note (this “Note”): (a)
capitalized terms not otherwise defined herein have the meanings given to such terms in the Note
and Warrant Purchase Agreement between the Company and Syntax Groups Corporation dated September
16, 2005 (the “Purchase Agreement”), and (b) the following terms shall have the following
meanings:

     “Bankruptcy Event” means any of the following events: (a) the Company or any
Significant Subsidiary (as such term is defined in Rule 1.02(s) of Regulation S-X) thereof
commences a case or other proceeding under any bankruptcy, reorganization, arrangement, adjustment
of debt, relief of debtors, dissolution, insolvency or liquidation or similar law of any
jurisdiction relating to the Company or any Significant Subsidiary thereof; (b) there is commenced
against the Company or any Significant Subsidiary thereof any such case or proceeding that is not
dismissed within 60 days after commencement; (c) the Company or any
Significant Subsidiary thereof is adjudicated insolvent or bankrupt or any order of relief or
other

 

 

order approving any such case or proceeding is entered; (d) the Company or any Significant
Subsidiary thereof suffers any appointment of any custodian or the like for it or any substantial
part of its property that is not discharged or stayed within 60 days; (e) the Company or any
Significant Subsidiary thereof makes a general assignment for the benefit of creditors; (f) the
Company or any Significant Subsidiary thereof calls a meeting of its creditors with a view to
arranging a composition, adjustment or restructuring of its debts; or (g) the Company or any
Significant Subsidiary thereof, by any act or failure to act, expressly indicates its consent to,
approval of or acquiescence in any of the foregoing or takes any corporate or other action for the
purpose of effecting any of the foregoing.

     “Business Day” means any day except Saturday, Sunday and any day which shall be a
federal legal holiday in the United States or a day on which banking institutions in the State of
New York are authorized or required by law or other government action to close.

     “Change of Control Transaction” means the occurrence after the date hereof of any of
(i) an acquisition after the date hereof by an individual or legal entity or “group” (as described
in Rule 13d5(b)(1) promulgated under the Exchange Act) of effective control (whether through legal
or beneficial ownership of capital stock of the Company, by contract or otherwise) of in excess of
50% of the voting securities of the Company, or (ii) a replacement at one time or within a one year
period of more than one-half of the members of the Company’s board of directors which is not
approved by a majority of those individuals who are members of the board of directors on the date
hereof (or by those individuals who are serving as members of the board of directors on any date
whose nomination to the board of directors was approved by a majority of the members of the board
of directors who are members on the date hereof), or (iii) the execution by the Company of an
agreement to which the Company is a party or by which it is bound, providing for any of the events
set forth above in (i) or (ii); provided, however, that the acquisition of Syntax Groups
Corporation by the Company shall not be deemed a Change in Control Transaction.

     “Common Stock” means the common stock, par value $0.001 per share, of the Company and
stock of any other class into which such shares may hereafter have been reclassified or changed.

     “Event of Default” shall have the meaning set forth in Section 6.

     “Exchange Act” means the Securities Exchange Act of 1934, as amended.

     “Late Fee” shall have the meaning set forth in Section 2(c).

     “Original Issue Date” shall mean the date of the first advance under this Note.

     “Person” means a corporation, an association, a partnership, organization, a business,
an individual, a government or political subdivision thereof or a governmental agency.

     “Security Agreement” means that certain Security Agreement between the Company and the
Holder dated as of September 16, 2005.

2

 

     “Senior Indebtedness” means any and all existing indebtedness of the Company as of the
Original Issue Date.

     Section 2. Interest; Application of Payments; Prepayment; Advances.

          (a) Payment of Interest in Cash or In Kind. The Company shall pay interest, in cash
or, at the Company’s election, pay-in-kind in shares of Common Stock, to the Holder on the then
outstanding principal amount of this Note at the rate of 7% per annum, payable monthly, in arrears,
on the last day of each month for the period beginning on the Original Issue Date and ending on the
Maturity Date or such time when this Note is paid or prepaid in full (except that, if any such date
is not a Business Day, then such payment shall be due on the next succeeding Business Day). If
payment is made in shares of Common Stock, the value of the shares of Common Stock shall be the
VWAP as of the payment day, or if such day is not a Trading Day, the Trading Day immediately
preceding the date upon which payment is made.

          (b) Interest Calculations. Interest shall be calculated on the basis of a 360-day
year and shall accrue daily commencing on the Original Issue Date until payment in full of the
principal sum, together with all accrued and unpaid interest and other amounts which may become due
hereunder, has been made. Interest hereunder will be paid to the Person in whose name this Note is
registered on the records of the Company (the “Note Register”).

          (c) Late Fee. All overdue accrued and unpaid interest to be paid hereunder shall
entail a late fee at the rate of 18% per annum (or such lower maximum amount of interest permitted
to be charged under applicable law) (“Late Fee”) which will accrue daily, from the date
such interest is due hereunder through and including the date of payment.

          (d) Application of Payments. Payments received by Holder with respect to the
indebtedness evidenced hereby shall be applied first to accrued and unpaid interest, and next to
the principal balance outstanding hereunder. Unless otherwise agreed by Holder and the Company,
all payments applied pursuant to this Section shall be applied against the advances in order of
seniority so that payments are first applied against the oldest advance. Payments hereunder shall
be made at the address of Holder set forth on the Note Register, or such other address as Holder
may specify to the Company in writing.

          (e) Prepayment. The Company may prepay all or any portion of the principal amount of
this Note without the prior written consent of the Holder at any time.

          (f) Advances. The Company and Holder contemplate a series of advances such that Holder shall advance
$750,000 to the Company on the Original Issue Date, and $250,000 on each of September 23, 2005,
September 30, 2005, October 7, 2005, October 14, 2005, October 21, 2005, October 20, 2005, November
4, 2005, November 11, 2005, and November 18, 2005, provided that such advances in the aggregate
shall not exceed the principal sum first set forth above. Such advances shall be on a
non-revolving basis and any reduction in the principal amount outstanding hereunder shall not
entitle the Company to any additional advance to the extent such additional advance in the
aggregate with all prior advances hereunder would exceed the principal amount first set forth
above. Holder’s obligation to make advances hereunder shall terminate, without notice, upon the
occurrence of an Event of Default.

3

 

     Section 3. Subordination. This Note is subordinated and is junior to the payment and
performance in full of the Senior Indebtedness. The Company agrees to acknowledge and abide by the
terms and conditions of any allocation, participation, sharing or subordination agreement hereafter
entered into between and among the Holder and any other creditor of the Company.

     Section 4. Investment Representations; Registration of Transfers.

          (a) Investment Representations. This Note has been issued subject to certain
investment representations of the original Holder set forth in the Purchase Agreement and may be
transferred or exchanged only in compliance with the Purchase Agreement and applicable federal and
state securities laws and regulations.

          (b) Reliance on Note Register. Prior to due presentment to the Company for transfer
of this Note, the Company and any agent of the Company may treat the Person in whose name this Note
is duly registered on the Note Register as the owner hereof for the purpose of receiving payment as
herein provided and for all other purposes, whether or not this Note is overdue, and neither the
Company nor any such agent shall be affected by notice to the contrary.

     Section 5. Negative Covenants. So long as any portion of this Note is outstanding,
the Company will not and will not permit any of its Subsidiaries to directly or indirectly:

          (a) enter into, create, incur, assume or suffer to exist any indebtedness or liens of any
kind, on or with respect to any of its property or assets now owned or hereafter acquired or any
interest therein or any income or profits therefrom without the prior consent of the Holder, which
consent may be withheld in the sole discretion of the Holder; provided, that no consent of the
Holder shall be required if this Note shall be prepaid in its entirety in accordance with Section
2(d) contemporaneously with the incurrence of such other indebtedness. The foregoing
prohibition shall not be interpreted to apply to Liens existing as of the date hereof, trade
accounts payable or capital lease or purchase money security interests in particular items of
equipment purchased by the Company after the date hereof (each a “Permitted Lien”).

          (b) amend its certificate of incorporation, bylaws or to her charter documents so as to
adversely affect any rights of the Holder;

          (c) repay, repurchase or offer to repay, repurchase or otherwise acquire more than a de
minimis number of shares of its Common Stock or other equity securities or as otherwise permitted
by the Transaction Documents; or

          (d) enter into any agreement with respect to any of the foregoing.

     Section 6. Events of Default.

          (a) “Event of Default”, wherever used herein, means any one of the following events
(whatever the reason and whether it shall be voluntary or involuntary or effected by operation of
law or pursuant to any judgment, decree or order of any court, or any order, rule or regulation of
any administrative or governmental body):

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                    (i) any default in the payment of (A) the principal amount of this Note, or (B) interest
(including Late Fees) on, or liquidated damages in respect of, this Note, as and when the same
shall become due and payable (whether on the Maturity Date or by acceleration or otherwise) which
default, solely in the case of an interest payment or other default under clause (B) above, is not
cured, within three Business Days;

                    (ii) the Company shall fail to observe or perform any other covenant or agreement contained in
this Note or any of the other Transaction Documents which failure is not cured, if possible to
cure, within the earlier to occur of (A) five Business Days after notice of such default sent by
the Holder or by any other Holder and (B) ten Business Days after the Company shall become or
should have become aware of such failure;

                    (iii) a default or event of default (subject to any grace or cure period provided for in the
applicable agreement, document or instrument) shall occur under (A) any of the Transaction
Documents other than this Note, or (B) any other material agreement, lease, document or instrument
to which the Company or any Subsidiary is bound;

                    (iv) any representation or warranty made herein, in any other Transaction Document, in any
written statement pursuant hereto or thereto, or in any other report, financial statement or
certificate made or delivered to the Holder or any other holder of this Note shall be untrue or
incorrect in any material respect as of the date when made or deemed made, which such
misrepresentation, omission or inaccuracy could materially impact the ability of the Company to
comply with its obligations under this Note or the Security Agreement;

                    (v) there shall have occurred a Bankruptcy Event;

                    (vi) the Company or any Subsidiary shall default in any of its obligations under any mortgage,
credit agreement or other facility, indenture agreement, factoring agreement or other instrument
under which there may be issued, or by which there may be secured or evidenced any indebtedness for
borrowed money or money due under any long term leasing or factoring arrangement of the Company in
an amount exceeding $100,000, whether such indebtedness now exists or shall hereafter be created
and such default shall result in such indebtedness becoming or being declared due and payable prior
to the date on which it would otherwise become due and payable.

                    (vii) the Company shall be a party to any Change of Control Transaction, shall agree to sell
or dispose of all or in excess of 33% of its assets in one or more transactions (whether or not
such sale would constitute a Change of Control Transaction) or shall redeem or repurchase more than
a de minimis number of its outstanding shares of Common Stock or other equity securities of the
Company (other than repurchases of shares of Common Stock or other equity securities of departing
officers and directors of the Company; provided such repurchases shall exceed $100,000, in the
aggregate, for all officers and directors during the term of this Note);

                    (viii) the Company shall fail to have available a sufficient number of authorized and
unreserved shares of Common Stock to issue to such Holder upon exercise of the Warrants in full;

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                    (ix) the Company shall redeem more than a de minimis number of Common Stock Equivalents; and

                    (x) the Company shall fail, at any time, to have a perfected a security interest in all
Collateral (as defined in the Security Agreement) and all other assets pledged to Holder as
security for the loan evidenced by this Note.

          (b) Remedies Upon Event of Default. If any Event of Default occurs, the full
principal amount of this Note, together with interest and other amounts owing in respect thereof,
to the date of acceleration shall become, at the Holder’s election, immediately due and payable in
cash. Commencing five days after the occurrence of any Event of Default that results in the
eventual acceleration of this Note, the interest rate on this Note shall accrue at the rate of 18%
per annum, or such lower maximum amount of interest permitted to be charged under applicable law.
Upon payment in full of the amounts due hereunder, this Note shall promptly be surrendered to or as
directed by the Company. The Holder need not provide and the Company hereby waives any
presentment, demand, protest or other notice of any kind, and the Holder may immediately and
without expiration of any grace period enforce any and all of its rights and remedies hereunder and
all other remedies available to it under applicable law. Such declaration may be rescinded and
annulled by Holder at any time prior to payment hereunder and the Holder shall have all rights as a
Note holder until such time, if any, as the full payment under this Section shall have been
received by it. No such rescission or annulment shall affect any subsequent Event of Default or
impair any right consequent thereon.

     Section 7. Miscellaneous.

          (a) Notices. Any and all notices or other communications or deliveries to be provided
by the Holder hereunder shall be in writing and delivered personally, by facsimile, sent by a
nationally recognized overnight courier service, addressed to the Company, at the address set forth
above, facsimile number 602-389-8869, Attn: Chief Financial Officer, or such other address or
facsimile number as the Company may specify for such purposes by notice to the Holders delivered in
accordance with this Section. Any and all notices or other communications or deliveries to be
provided by the Company hereunder shall be in writing and delivered personally, by facsimile, sent
by a nationally recognized overnight courier service addressed to each Holder at the facsimile
telephone number or address of such Holder appearing on the books of the Company, or if no such
facsimile telephone number or address appears, at the principal place of business of the Holder.
Any notice or other communication or deliveries hereunder shall be deemed given and effective on
the earliest of (i) the date of transmission, if such notice or communication is delivered via
facsimile at the facsimile telephone number specified in this Section prior to 5:30 p.m. (New York
City time), (ii) the date after the date of transmission, if such notice or communication is
delivered via facsimile at the facsimile telephone number specified in this Section later than 5:30
p.m. (New York City time) on any date and earlier than 11:59 p.m. (New York City time) on such
date, (iii) the second Business Day following the date of mailing, if sent by nationally recognized
overnight courier service, or (iv) upon actual receipt by the party to whom such notice is required
to be given.

          (b) Absolute Obligation. Except as expressly provided herein, no provision of this
Note shall alter or impair the obligation of the Company, which is absolute and

6

 

unconditional, to
pay the principal of, interest and liquidated damages (if any) on, this Note at the time, place,
and rate, and in the coin or currency, herein prescribed. This Note is a direct debt obligation of
the Company.

          (c) Security Interest. Pursuant to the Security Agreement, this Note is secured by a
security interest in certain assets of the Company for the benefit of the Holder.

          (d) Lost or Mutilated Note. If this Note shall be mutilated, lost, stolen or
destroyed, the Company shall execute and deliver, in exchange and substitution for and upon
cancellation of the mutilated Note, or in lieu of or in substitution for a lost, stolen or
destroyed Note, a new Note for the principal amount of this Note so mutilated, lost, stolen or
destroyed but only upon receipt of evidence of such loss, theft or destruction of the Note, and of
the ownership hereof, and indemnity, if requested, all reasonably satisfactory to the Company.

          (e) Governing Law. All questions concerning the construction, validity, enforcement and interpretation of this
Note shall be governed by and construed and enforced in accordance with the internal laws of the
State of Arizona, without regard to the principles of conflicts of law thereof. If either party
shall commence an action or proceeding to enforce any provisions of this Note, then the prevailing
party in such action or proceeding shall be reimbursed by the other party for its attorneys fees
and other costs and expenses incurred with the investigation, preparation and prosecution of such
action or proceeding.

          (f) Waiver. Any waiver by the Company or the Holder of a breach of any provision of
this Note shall not operate as or be construed to be a waiver of any other breach of such provision
or of any breach of any other provision of this Note. The failure of the Company or the Holder to
insist upon strict adherence to any term of this Note on one or more occasions shall not be
considered a waiver or deprive that party of the right thereafter to insist upon strict adherence
to that term or any other term of this Note. Any waiver must be in writing.

          (g) Severability. If any provision of this Note is invalid, illegal or unenforceable,
the balance of this Note shall remain in effect, and if any provision is inapplicable to any person
or circumstance, it shall nevertheless remain applicable to all other persons and circumstances.
If it shall be found that any interest or other amount deemed interest due hereunder violates
applicable laws governing usury, the applicable rate of interest due hereunder shall automatically
be lowered to equal the maximum permitted rate of interest. The Company covenants (to the extent
that it may lawfully do so) that it shall not at any time insist upon, plead, or in any manner
whatsoever claim or take the benefit or advantage of, any stay, extension or usury law or other law
which would prohibit or forgive the Company from paying all or any portion of the principal of or
interest on this Note as contemplated herein, wherever enacted, now or at any time hereafter in
force, or which may affect the covenants or the performance of this indenture, and the Company (to
the extent it may lawfully do so) hereby expressly waives all benefits or advantage of any such
law, and covenants that it will not, by resort to any such law, hinder, delay or impeded the
execution of any power herein granted to the Holder, but will suffer and permit the execution of
every such as though no such law has been enacted.

7

 

          (h) Next Business Day. Whenever any payment or other obligation hereunder shall be
due on a day other than a Business Day, such payment shall be made on the next succeeding Business
Day.

          (i) Headings. The headings contained herein are for convenience only, do not
constitute a part of this Note and shall not be deemed to limit or affect any of the provisions
hereof.

          (j) Usury. To the extent it may lawfully do so, the Company hereby agrees not to insist upon or plead
or in any manner whatsoever claim, and will resist any and all efforts to be compelled to take the
benefit or advantage of, usury laws wherever enacted, now or at any time hereafter in force, in
connection with any claim, action or proceeding that may be brought by any Purchaser in order to
enforce any right or remedy under any Transaction Document. Notwithstanding any provision to the
contrary contained in any Transaction Document, it is expressly agreed and provided that the total
liability of the Company under the Transaction Documents for payments in the nature of interest
shall not exceed the Maximum Rate, and, without limiting the foregoing, in no event shall any rate
of interest or default interest, or both of them, when aggregated with any other sums in the nature
of interest that the Company may be obligated to pay under the Transaction Documents exceed such
Maximum Rate. It is agreed that if the maximum contract rate of interest allowed by law and
applicable to the Transaction Documents is increased or decreased by statute or any official
governmental action subsequent to the date hereof, the new maximum contract rate of interest
allowed by law will be the Maximum Rate applicable to the Transaction Documents from the effective
date of such increase or decrease forward, unless such application is precluded by applicable law.
If under any circumstances whatsoever, interest in excess of the Maximum Rate is paid by the
Company to any Purchaser with respect to indebtedness, if any, evidenced by the Transaction
Documents, such excess shall be applied by such Purchaser to the unpaid principal balance of any
such indebtedness or be refunded to the Company, the manner of handling such excess to be at such
Purchaser’s election in the event any principal amount remains outstanding.

     IN WITNESS WHEREOF, the Company has caused this Note to be duly executed by a duly authorized
officer as of the date first above indicated.

	 	 	 	 	 
	 	 	BRILLIAN CORPORATION
	 
	 	 	 	 
	 

	 	By:
	 	   /s/ Wayne Pratt
	 

	 	 	 	 
	 

	 	 	 	   Wayne Pratt, VP & CFO

8

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