Document:

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                                                                   Exhibit 10.3

                   AMENDED AND RESTATED STOCK PLEDGE AGREEMENT

         THIS AMENDED AND RESTATED STOCK PLEDGE AGREEMENT (this
"Agreement") is made as of January 1, 2000, between Michael D. Troiano
("Pledgor") and Primix Solutions Inc., a Delaware corporation ("Pledgee").

         Section 1.      PLEDGE OF STOCK. Pledgor hereby assigns to Pledgee, and
grants to Pledgee a first priority security interest in, the Options (as
hereinafter defined) and the Stock (as hereinafter defined), to be held by
Pledgee subject to the terms and conditions hereinafter set forth, the option
agreements and/or certificates for which, accompanied by stock powers or other
appropriate instruments of assignment thereof duly executed by Pledgor, have
been delivered to Pledgee and, as to Options and Stock hereafter acquired, shall
be delivered to Pledgee. Pledgor agrees to immediately deliver any certificates
evidencing the Options and Stock upon receipt.

         Section 2.      DEFINITIONS.

                  (a) The term "OPTIONS" as used herein includes the stock
option to purchase 100,000 shares of Common Stock of Primix Solutions Inc. and
any additional stock options to purchase shares of capital stock of Primix
Solutions Inc. hereafter acquired.

                  (b) The term "STOCK" as used herein includes any shares of
Common Stock of Primix Solutions Inc. issued or issuable under the Options and
any additional shares of capital stock of Primix Solutions Inc. hereafter
acquired. The term "Stock" shall further include all cash or non-cash income
from the shares of Stock pledged hereunder, all increases therein and proceeds
thereof, other than income, increases or proceeds received by Pledgor pursuant
to Section6 hereof, and any dividend paid in respect of the Stock in the form of
additional shares of stock, options to purchase stock, warrants or convertible
securities (a "NON-CASH DIVIDEND").

                  (b) The term "OBLIGATIONS" as used herein means all
indebtedness, obligations and liabilities of Pledgor to Pledgee, whether now
existing or hereafter arising, under that certain Promissory Note in the face
amount of TWO HUNDRED FIFTY THOUSAND AND 00/100 DOLLARS ($250,000.00) made by
Pledgee in favor of Pledgor as of January 1, 2000 (the "Note") and all future
advances or loans given by Pledgee to Pledgor under any other arrangements.

                  (c) The term "Event of Default" as used herein shall mean the
occurrence of any of the following events: (i) an assignment for the benefit of
creditors or commencement of any proceeding under any bankruptcy or insolvency
law by or against the Maker, (ii) the termination, for any reason, of the
Maker's employment with the Payee, (iii) a material breach of this Agreement,
(iv) the Maker shall have failed to pay the full amount of principal and

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accrued interest then outstanding on the Maturity Date (as defined in the Note),
or (v) an event of default under the Mortgage (as defined in the Note).

         Section 3.      SECURITY FOR OBLIGATIONS.  This Agreement, the pledge
of the Options and Stock hereunder and the Mortgage are made in favor of Pledgee
as security for the Obligations.

         Section 4.      LIQUIDATION, RECAPITALIZATION, ETC. Any sums paid upon
or with respect to any of the Stock upon the liquidation or dissolution of the
issuer thereof shall be paid over to Pledgee to be held by it as security for
the Obligations; and in case any distribution of capital shall be made on or in
respect of any of the Stock or any property shall be distributed upon or with
respect to any of the Stock pursuant to the recapitalization or reclassification
of the capital of the issuer thereof or pursuant to the reorganization thereof,
the capital or property so distributed shall be delivered to Pledgee to be held
by it as security for the Obligations. All sums of money and property paid or
distributed in respect of the Stock upon such a liquidation, dissolution,
recapitalization or reclassification which are received by Pledgor shall, until
paid or delivered to Pledgee, be held in trust for Pledgee as security for the
Obligations.

         Section 5.      WARRANTY OF TITLE. Pledgor warrants that: (a) Pledgor
is the lawful, record and beneficial owner of the Options and Stock; (b) the
Options and Stock are not subject to any pledge, lien, security interest,
charge, option, restrictions or other encumbrances except the security interest
created by this Agreement; (c) Pledgor has the power, authority and legal right
to pledge all of such Options and Stock pursuant to this Agreement; (d) no
person has any present or future right (conditional, preemptive or otherwise) to
acquire, vote, register or restrict the transfer of the Options and Stock; and
(e) the execution and delivery of this Agreement and the pledging of the Options
and Stock hereunder do not contravene any law or any rule or regulation
thereunder or any judgment, decree or order of any tribunal, or conflict with,
or result in a breach of or default under, or give rise to acceleration under,
any agreement or instrument to which Pledgor is a party or any of Pledgor's
property is bound.

         Section 6.      DIVIDENDS, VOTING, ETC., PRIOR TO MATURITY. So long as
no Event of Default has occurred and is continuing, Pledgor shall be entitled to
receive all cash dividends, if any, paid in respect of the Stock, and to vote
outstanding shares of the Stock and to give consents, waivers and ratifications
in respect of the Stock, PROVIDED that no vote shall be cast, or consent, waiver
or ratification given or action taken which would be inconsistent with or
violate any provisions of this Agreement, and PROVIDED FURTHER, that upon an
Event of Default, Pledgee may cause the Options and Stock to be transferred into
its own name as collateral security. All such rights of Pledgor to receive cash
dividends shall cease in case an Event of Default shall have occurred and be
continuing. All such rights of Pledgor to vote and give consents, waivers and
ratifications with respect to the Stock shall, at Pledgee's option, as evidenced
by Pledgee notifying Pledgor of such election, cease in case an Event of Default
shall have occurred and be continuing. In the event that a Non-Cash Dividend
shall be paid in respect of the Stock, Pledgor shall promptly deliver to Pledgee
the certificates issued in

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connection with such Non-Cash Dividend, if any, together with stock powers or
other appropriate instruments of assignment thereof duly executed by Pledgor.

         Section 7.      REMEDIES. If an Event of Default shall have occurred
and be continuing, Pledgee shall thereafter have the following rights and
remedies (to the extent permitted by applicable law) in addition to the rights
and remedies of a secured party under the Uniform Commercial Code of
Massachusetts, all such rights and remedies being cumulative, not exclusive, and
enforceable alternatively, successively or concurrently, at such time or times
as Pledgee deems expedient:

                        (a)  if Pledgee so elects and gives notice of such
election to Pledgor, Pledgee may vote any or all outstanding shares of the Stock
and give all consents, waivers and ratifications in respect of the Stock and
otherwise act with respect thereto as though it were the outright owner thereof
(Pledgor hereby irrevocably constituting and appointing Pledgee the proxy and
attorney-in-fact of Pledgor, with full power of substitution, to do so);

                        (b)  Pledgee may demand, sue for, collect or make any
compromise or settlement Pledgee deems suitable in respect of the Options and
Stock;

                        (c)  Pledgee may sell, resell, assign and deliver, or
otherwise dispose of any or all of the Stock, for cash and/or credit and upon
such terms at such place or places and at such time or times and to such
persons, firms, companies or corporations as Pledgee thinks expedient, all
without demand for performance by Pledgor or any notice or advertisement
whatsoever except such as may be required by law; and

                        (d)  Pledgee may cause all or any part of the Stock held
by it to be transferred into its name or the name of its nominee or nominees or
cancel all or any part of the Options.

         Pledgee may enforce its rights hereunder without any other notice and
without compliance with any other condition precedent now or hereunder imposed
by statute, rule of law or otherwise (all of which are hereby expressly waived
by Pledgor, to the fullest extent permitted by law). Pledgor acknowledges that
ten (10) calendar days' notice of any public sale or of that date on or after
which a private sale may be effected is reasonable notice. Pledgee may buy any
part or all of the Stock at any public sale, and if any part or all of the Stock
is of a type customarily sold in a recognized market or is of the type which is
the subject of widely- distributed standard price quotations, Pledgee may buy at
a private sale and may make payments thereof by any means. Pledgee may apply the
cash proceeds actually received from any sale or other disposition of the Stock
to the reasonable expenses of retaking, holding, preparing for sale, selling and
the like, to reasonable attorneys' fees, and all legal expenses, travel and
other expenses which may be incurred by Pledgee in attempting to collect the
Obligations or to enforce this Agreement or in the prosecution or defense of any
action or proceeding related to the subject matter of this Agreement; and then
to the Obligations, and

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any surplus shall be paid to Pledgor.

         Pledgor recognizes that Pledgee may be unable to effect a public sale
of the Stock by reason of certain prohibitions contained in the Securities Act
of 1933, as amended, but may be compelled to resort to one or more private sales
thereof to a restricted group of purchasers or to a public sale which is
restricted to residents of the Commonwealth of Massachusetts. Pledgor agrees
that any such private sales or such restricted public sales may be at prices and
other terms less favorable to the seller than if sold at public sales and that
such private sales or such restricted public sales shall not by reason thereof
be deemed not to have been made in a commercially reasonable manner. Pledgee
shall be under no obligation to delay a sale of any of the Stock for the period
of time necessary to permit the issuer of such securities to register such
securities for public sale under the Securities Act of 1933, as amended, even if
the issuer would agree to do so.

         In all events, Pledgee shall give Pledgor not less than ten (10)
calendar days' written notice of any proposed disposition of the Stock or
cancellation of the Options.

         Section 8.      MARSHALLING. Pledgee shall not be required to marshal
any present or future security for (including but not limited to this Agreement
and the Options and Stock pledged hereunder), or guarantees of, the Obligations,
or to resort to such security or guarantees in any particular order; and all of
its rights hereunder and in respect of such security and guarantees shall be
cumulative and in addition to all other rights, however existing or arising. To
the extent that he lawfully may, Pledgor hereby agrees that he will not invoke
any law relating to the marshalling of collateral which might cause delay in or
impede the enforcement of Pledgee's rights under this Agreement or under any
other instrument evidencing any of the Obligations or under which any of the
Obligations is outstanding or by which any of the Obligations is secured or
guaranteed, and to the extent that it lawfully may Pledgor hereby irrevocably
waives the benefits of all such laws.

         Section 9.      PLEDGOR'S OBLIGATIONS NOT AFFECTED.  The obligations of
Pledgor hereunder shall remain in full force and effect without regard to, and
shall not be impaired by: (a) any bankruptcy, insolvency, reorganization,
arrangement, readjustment, composition, liquidation or the like of Pledgee; (b)
any exercise or nonexercise, or any waiver, by Pledgee of any right, remedy,
power or privilege under or in respect of the Obligations or any of any security
therefor (including this Agreement); (c) any amendment to or modification of any
instrument (other than this Agreement) securing any of the Obligations; or (d)
the taking of additional security for, or any guaranty of, any of the
Obligations or the release or discharge or termination of any security or
guaranty for any of the Obligations; whether or not Pledgor shall have notice or
knowledge of any of the foregoing.

         Section 10.     TRANSFER, ETC., BY PLEDGOR. Without the prior written
consent of Pledgee,

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Pledgor will not sell, assign, transfer or otherwise dispose of, grant any
option with respect to, or pledge or grant any security interest in or otherwise
encumber any of the Options and Stock or any interest therein, except for the
pledge thereof provided for in this Agreement.

         Section 11.     FURTHER ASSURANCES. Pledgor will, from time to time,
execute and deliver to Pledgee all such other and further instruments and
documents and take or cause to be taken all such other and further action as
Pledgee may reasonably request in order to effect and confirm more securely in
Pledgee all rights contemplated in this Agreement.

         Section 12.     PLEDGEE'S EXONERATION. Under no circumstances shall
Pledgee be deemed to assume any responsibility for or obligation or duty with
respect to the Options and Stock or any matter or proceedings arising out of or
relating thereto, other than to exercise reasonable care in the physical custody
of the Options and Stock. Pledgee shall not be required to take any action of
any kind to collect, preserve or protect its or Pledgor's rights in the Options
and Stock or against other parties thereto, other than to exercise reasonable
care in the physical custody of the Options and Stock.

         Section 13.     NO WAIVER, ETC. No act, failure or delay by Pledgee
shall constitute a waiver of its rights and remedies hereunder or otherwise. No
single or partial waiver by Pledgee of any default or right or remedy which it
may have shall operate as a waiver of any other default, right or remedy or of
the same default, right or remedy on a future occasion. Pledgor hereby waives
presentment, notice of dishonor and protest of all instruments, included in or
evidencing any of the Obligations, and any and all other notices and demands
whatsoever (except as expressly provided herein).

         Section 14.     NOTICE, ETC.  All communications herein provided shall
be in writing and shall be sufficient if sent by United States mail, registered
or certified, postage prepaid, delivered by messenger, overnight delivery
service or telecopier, addressed as follows:

                         If to Pledgor, at the address set forth below Pledgor's
                         signature.

                         If to Pledgee:     Primix Solutions Inc.
                                            One Arsenal Marketplace, 2nd Floor
                                            Watertown, MA 02472
                                            Telecopier:  (617) 923-6565
                                            Attention:  Chief Financial Officer

or to such other address as the party to receive any such communication or
notice may have designated by written notice to the other party.

         Any notice given pursuant to this Section shall be deemed to have been
given and received when actually delivered, upon receipt of electronic
confirmation if by telecopier, one business day after dispatch by a recognized
overnight delivery service, or three business days

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after mailing by certified or registered mail with proper postage affixed and
return receipt requested.

         Section 15.     TERMINATION. This Agreement shall terminate at such
time as all of the Obligations shall have been paid in full, and upon such
termination, Pledgor shall be entitled to the return of such Options and Stock
in the possession or control of Pledgee as has not theretofore been disposed of
pursuant to the provisions hereof and as to which Pledgee has not received
notice of a junior pledge, together with any moneys and other property of
Pledgor at the time held by Pledgee hereunder.

         Section 16.     MISCELLANEOUS PROVISIONS.

                        (a)  Neither this Agreement nor any term hereof may be
changed, waived, discharged or terminated except by a written instrument
expressly referring to this Agreement and to the provisions so modified or
limited, and executed by the party to be charged.

                        (b)  This Agreement is personal and may not be assigned
by Pledgor. This Agreement and all obligations of Pledgor hereunder shall be
binding upon his heirs, executors and administrators. Pledgee shall have the
right to assign this Agreement, without any restriction, and Pledgee's rights
and remedies under this Agreement shall inure to the benefit of its assigns and
successors by way of merger, consolidation or sale of substantially all of the
assets or stock of Pledgee.

                       (c)  This Agreement and the obligations of Pledgor
hereunder shall be governed by and construed in accordance with the laws of The
Commonwealth of Massachusetts.

                       (d)  The descriptive section headings have been inserted
for convenience of reference only and do not define or limit the provisions
hereof. If any term of this Agreement shall be held to be invalid, illegal or
unenforceable, the validity of all other terms hereof shall be in no way
affected thereby, and this Agreement shall be construed and be enforceable as if
such invalid, illegal or unenforceable term had not been included herein.

                       (e)  This Agreement may be executed in counterparts, each
of which shall be deemed an original and all of which together shall be deemed
to be one and the same instrument.

                       (f)  To the extent permitted by applicable law, Pledgor
hereby waives trial by jury in any proceeding brought for the interpretation or
enforcement of this Agreement or for a determination of the rights of the
parties hereunder.

         Section 17.     CONSENT TO JURISDICTION. PLEDGOR AND PLEDGEE
IRREVOCABLY CONSENT AND SUBMIT TO THE JURISDICTION OF THE UNITED

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STATES DISTRICT COURT FOR THE DISTRICT OF MASSACHUSETTS, AND THE COURTS OF THE
COMMONWEALTH OF MASSACHUSETTS IN CONNECTION WITH ANY ACTION, PROCEEDING OR CLAIM
ARISING OUT OF OR RELATING TO THIS AGREEMENT AND/OR ANY INSTRUMENT OR DOCUMENT
REQUIRED HEREBY OR INCIDENT OR COLLATERAL HERETO.

                         [NO FURTHER TEXT ON THIS PAGE]

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         IN WITNESS WHEREOF, Pledgor and Pledgee have caused this Agreement to
be duly executed as of the date first above written.

                                         "PLEDGOR"

                                         ------------------------------------
                                         Michael D. Troiano

                   Address:              39 Prospect Street
                                         Wellesley, Massachusetts 02481

                                         "PLEDGEE"

                                         PRIMIX SOLUTIONS INC.

                                         By: _________________________________
                                               Name:
                                               Title:

                                        8<PAGE>
                                                                  Exhibit 10.4

                                  BUILDING 311
                                   THE ARSENAL
                            WATERTOWN, MASSACHUSETTS

                                    SUBLEASE
                                BASIC INFORMATION

<TABLE>

<S>                       <C>
DATE:                     June 19, 2000

SUBLESSOR:                Arthur D. Little, Inc., a Massachusetts corporation

SUBLESSEE:                Primix Solutions Inc., a Delaware corporation

SUBLEASED
PREMISES:                 Portion of third and fourth floors
                          Building 311
                          The Arsenal
                          Watertown, Massachusetts

NET RENTABLE
AREA OF SUBLEASED
PREMISES:                 72,697 square feet

TERM COMMENCEMENT:        The date on which the Sublessee Improvements are
                          completed, subject to adjustment in accordance with
                          Section 6

RENT COMMENCEMENT:        January 1, 2001, subject to adjustment in accordance with
                          Section 7

TERM EXPIRATION:          Ten (10) years from Term Commencement

BASE RENT:                Years 1-5:  $25.00 per rentable square foot
                          Years 6-10:  $27.00 per rentable square foot

SECURITY DEPOSIT:         $945,061 in form and subject to adjustment in accordance
                          with Section 5

PERMITTED USES:           Corporate offices

SUBLESSEE'S AND
SUBLESSOR'S ADDRESS
FOR NOTICES:              See Section 16

EXHIBITS:                 Exhibit A - Copy of Master Lease
                          Exhibit B - Diagram of Subleased Premises
                          Exhibit C - Form of Letter of Credit
                          Exhibit D - Construction Terms and Schedule
</TABLE>

<PAGE>

                                    SUBLEASE

         This Sublease is entered into as of the 19th day of June, 2000, by
and between Arthur D. Little, Inc. ("Sublessor") and Primix Solutions Inc.
("Sublessee"), as a sublease under that certain Lease dated as of June 24,
1999 as amended by a First Amendment to Lease (the "First Amendment") dated
as of May __, 2000 (as amended from time to time after the date hereof, the
"Master Lease"), between Charles River Business Center Associates, L.L.C.
("Master Lessor"), as Lessor, and Arthur D. Little, Inc., as Lessee. A copy
of the Master Lease is attached hereto as EXHIBIT A.

         WHEREAS, Sublessee desires to sublease from Sublessor and Sublessor
desires to sublease to Sublessee 72,697 net rentable square feet on the 3rd and
4th floors of the premises at Building 311, The Arsenal, Watertown,
Massachusetts, leased by Master Lessor to Sublessor under the Master Lease, on
the terms and conditions set forth below.

                                   WITNESSETH

         Sublessor hereby subleases to Sublessee and Sublessee hereby subleases
from Sublessor the area and space described in Section 1 below as the Subleased
Premises for the term and subject to the terms, covenants, agreements, and
conditions hereinafter set forth, to each and all of which Sublessor and
Sublessee hereby mutually agree.

1.       The "Subleased Premises" consist of 72,697 square feet of net rentable
         area on the 3rd and 4th floors of Building 311, The Arsenal, Watertown,
         Massachusetts (the "Building"), as shown on EXHIBIT B hereto. Sublessor
         hereby subleases to Sublessee, and Sublessee hereby hires from
         Sublessor, the Subleased Premises. The Subleased Premises excludes
         exterior faces of exterior walls, the common stairways and stairwells,
         elevators and elevator wells, fan rooms, electric and telephone
         closets, janitor closets, and pipes, ducts, conduits, wires and
         appurtenant fixtures serving exclusively or in common other parts of
         the Building, but include all Sublessee special installations, stairs,
         special flues, special air conditioning facilities and specially
         installed or leased telephone or electric switchboards. If the
         Subleased Premises includes less than the entire rentable area of any
         floor, the Subleased Premises exclude the common corridors, elevator
         lobby and toilets located on such floor.

         Subject to reasonable rules of general applicability to all other
         occupants in the Building from time to time made by Sublessor of which
         Sublessee is given notice and the Rules and Regulations (as defined in
         the Master Lease), Sublessee shall have, as appurtenant to the
         Premises, the right to use in common with other occupants of the
         Building:

         (a)      The elevator shafts, fire escapes, interior stairwells and
                  entrances and exits to the Building;

         (b)      All installations designed and intended for common use and
                  serving the Subleased Premises such as but not limited to
                  telephone, electricity, gas, hot and cold water, sewer, heat,
                  ventilation and air conditioning;

<PAGE>

         (c)      All apparatus and equipment designed and intended for common
                  use and serving the Subleased Premises such as but not limited
                  to elevators, tanks, pumps, motors, electrical switchgear,
                  fans, compressors and control apparatus and equipment,
                  excluding from such apparatus and equipment all parts thereof,
                  and all items affixed or connected thereto, not designated or
                  intended for common use; and

         (d)      If the Subleased Premises include less than the entire
                  rentable floor area of any floor, the common toilets,
                  corridors and elevator lobby of such floor.

         Sublessor reserves the right from time to time, without unreasonable
         interference with Sublessee's use: (i) to install, use, maintain,
         repair, replace and relocate for service to the Subleased Premises
         and/or other parts of the Building, pipes, ducts, conduits, wires and
         appurtenant fixtures, wherever located in the Subleased Premises or
         Building, and (ii) to alter or relocate any other common facility,
         provided that substitutions are substantially equivalent or better.
         Installations, replacements and relocations referred to in clause (i)
         above shall be located, so far as practicable, in the central core area
         of the Building, above ceiling surfaces, below floor surfaces or within
         perimeter walls of the Subleased Premises.

2.       All of the terms, covenants, and conditions of the Master Lease,
         insofar as they relate to the Subleased Premises, are hereby
         incorporated by reference in this Sublease and made a part hereof as if
         the same were set forth in full in this Sublease, except:

         (a)      the basic lease provisions applicable to this Sublease shall
                  be as set forth on the first page hereof, and shall supersede
                  the comparable provisions in the Master Lease;

         (b)      the base rent and additional rent payable by Sublessee to
                  Sublessor in respect of the Subleased Premises shall be in the
                  amount and shall be payable as provided in Section 4 hereof;

         (c)      for defaults in the payment of rent, additional rent
                  (including Sublessee's share of Base Building Operating
                  Expenses, Operating Expenses of the Complex and Taxes (each as
                  defined in the Master Lease) increases), or any other amounts
                  due under this Sublease, the grace period shall be five (5)
                  days after written notice to Sublessee (it being agreed that
                  the grace period shall be five (5) days with no notice
                  required for twelve (12) months after any such notice is
                  delivered to Sublessee);

         (d)      for defaults other than payment defaults, the grace period
                  shall be five (5) days less than provided for Sublessor, as
                  lessee, under the Master Lease;

         (e)      Sublessor=s Extension Options and Right of First Offer (each
                  as described in Exhibit M of the Master Lease) and
                  Sublessor's signage rights (as described in Section 5.1,
                  Exhibit J and Exhibit S of the Master Lease)

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<PAGE>

                  shall not operate for the benefit of Sublessee and may not be
                  enforced by Sublessee;

         (f)      the following sections of the Master Lease (the "Excluded
                  Sections") shall not be applicable to this Sublease:

<TABLE>

<S>                        <C>              <C>
                           Article IV:      Commencement and Condition, excluding:
                                            Section 4.2(e):      Landlord Covenants Re: Base
                                                                 Building (which shall be applicable),
                                                                 and
                                            Section 4.3:         Conclusiveness of Landlord's
                                                                 Performance(which shall be
                                                                 applicable), and

                           Article VI:      Assignment and Subletting, excluding:
                                            Section 6.3:  Attornment by Subtenant (which shall be
                                                          applicable)
</TABLE>

<TABLE>

<S>                        <C>                       <C>
                           Section 1.2:              Basic Data
                           Section 2.2(b):           Tenant's Share of Parking Spaces
                           Section 2.2(d):           Common Facilities/changes
                           Section 5.1(c):           Watertown Zoning Ordinance/permits or approval
                           Section 5.2(a):           Installations and Alterations by Tenant
                           Section 5.2(e):           Future Expansion Space
                           Section 7.4(e):           Service Interruption (except to the extent Sublessee
                                                     has the benefit of the rent abatement set forth in
                                                     Section 2(g) hereof)
                           Section 7.5:              Electricity
                           Section 7.6:              Tenant's Right to Self-Help
                           Section 9.3               Utility Payments
                           Section 10.1:             Indemnity
                           Section 12.1:             Abatement of Rent
                           Section 12.2:             Landlord's Right of Termination
                           Section 12.3:             Restoration
                           Section 12.5:             Tenant's Insurance
                           Section 14.2.2(b):        Hazardous Materials/Environmental Conditions
                           Section 15.7(b):          Rules and Regulations
                           Section 15.22:            Brokerage
                           Section 15.23:            Dispute Resolution
                           Exhibit A-1:              Tenant's Exclusive Parking Areas Adjacent
                                                     Landscaping
                           Exhibit C:                Commencement Date Letter
                           Exhibit H:                Milestone Dates
                           Exhibit I:                Form of Subordination, Nondisturbance and
                                                     Attornment Agreement
                           Exhibit J:                Common Facilities
</TABLE>

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<TABLE>

<S>                        <C>                       <C>
                           Exhibit L:                Provisions Applicable to Construction of Tenant
                                                     Improvements
                           Exhibit L-1:              Approval of Tenant Improvement Plans
                           Exhibit O:                List of Proposed Tenants with Expansion Rights
                           Exhibit P:                Measurement Method
                           Exhibit S:                Signage in Compliance with Sign Standards
                           Exhibit M:
                                    Section A:       (Extension Option)
                                    Section C:       (Right of First Refusal)
                                    Section D:       (SNDA)
</TABLE>

                           The following defined terms in Section 1.3: Rent
                           Commencement Date, and Scheduled Term Commencement
                           Date, and such other terms as are used only in the
                           Excluded Sections.

                           All of the First Amendment, excluding: New Exhibits
                           E, F, K, K-1a, K-1b, K-2b, K-2c, K-4a, K-4b, K-5, K-6
                           and L-3 (all of which shall be applicable and shall,
                           to the extent applicable, replace the Exhibit so
                           replaced by the same in the Master Lease)

(g)                        Sublessor's right to abatement of rent pursuant to
                           Section 7.4(e) of the Master Lease shall not operate
                           for the benefit of Sublessee and may not be enforced
                           by Sublessee, provided that Sublessee shall be
                           entitled to receive its pro rata share of any rent
                           abatement received by Sublessor pursuant to such
                           Section 7.4(e) to the extent and only to the extent
                           that such rent abatement is due to a Service
                           Interruption (as such term is defined in the Master
                           Lease) which affects the Subleased Premises; and

(h)                        the term "Landlord" as used in the Master Lease shall
                           mean Sublessor hereunder and the term "Tenant" as
                           used in the Master Lease shall mean Sublessee
                           hereunder.

         In the event of any conflict between the provisions of the Master Lease
         incorporated by reference herein and the specific provisions of this
         Sublease, the specific provisions of this Sublease shall control,
         provided that nothing herein contained shall be construed to derogate
         from the obligations of Sublessor and Sublessee to comply with the
         provisions of the Master Lease; and those incorporated provisions of
         the Master Lease which are protective and for the benefit of Landlord
         shall in this Sublease be deemed to be protective and for the benefit
         of both the Landlord and the Sublessor, and those incorporated
         provisions of the Master Lease which are protective and for the benefit
         of the Tenant shall in this Sublease be deemed protective and for the
         benefit of the Sublessee.

         In the event of any default on the part of Sublessee under any of the
         terms, covenants, and conditions of this Sublease (including those
         terms, covenants, and conditions of the Master Lease incorporated by
         reference herein), Sublessor shall have the same rights and

                                       4
<PAGE>

         remedies against Sublessee under this Sublease as are available to
         Master Lessor against Sublessor, as lessee under the Master Lease.

         Sublessee represents to Sublessor that it has read the Master Lease and
         that it is familiar with the contents thereof. Sublessee covenants and
         agrees that it will perform, comply with, and observe all of the terms,
         covenants, and conditions contained in the Master Lease and applicable
         to Tenant, insofar as they relate to the use and occupancy of the
         Subleased Premises, except for the Excluded Sections and those
         provisions made inapplicable by the express provisions of this
         Sublease.

3.       The Sublease term (the "Initial Term" and, together with the Extended
         Term, if any, the "Term")) shall commence on the Term Commencement Date
         (as defined in Section 6), and shall end on the tenth anniversary
         thereof (subject to extension pursuant to Section 20 hereof), or on
         such earlier date upon which said Initial Term may expire or be
         terminated pursuant to a termination of the Master Lease or any of the
         conditions or limitations or other provisions of this Sublease or
         pursuant to law. This Sublease shall terminate automatically upon any
         termination of the Master Lease. Notwithstanding the foregoing,
         Sublessee agrees that, in the event of any termination of the Master
         Lease or in the event Master Lessor succeeds to the interest of
         Sublessor in the Master Lease or this Sublease, Sublessee shall, at
         Master Lessor's request, attorn to Master Lessor on the terms of this
         Sublease and, in such event, this Sublease shall remain in full force
         and effect between Sublessee and Master Lessor as if the Master Lease
         had not terminated, and Sublessee shall execute such instruments of
         attornment as Master Lessor shall reasonably request.

4.       During the period from the Rent Commencement Date (as defined in
         Section 7 below) to and including the day immediately preceding the
         fifth anniversary of the Term Commencement Date, Sublessee shall pay to
         Sublessor base rent for the Subleased Premises in the amount of
         $151,452.08 per month, payable in advance on the first day of each
         month. During the period from the fifth anniversary of the Term
         Commencement Date to and including the day immediately preceding the
         tenth anniversary of the Term Commencement Date, Sublessee shall pay to
         Sublessor base rent for the Subleased Premises in the amount of
         $163,568.25 per month, payable in advance on the first day of each
         month. The base rent payable hereunder shall be increased by the amount
         of Base Building Operating Expenses, Operating Expenses of the Complex
         and Taxes (as such terms are defined in the Master Lease) allocable to
         the Subleased Premises, provided that for purposes of this Sublease,
         Base Building Operating Expenses shall be deemed to include all
         expenses incurred by Sublessor (exclusive of its payments of Operating
         Expenses of the Complex and Taxes to the extent included therein) in
         operating and maintaining the Building and its appurtenances, including
         but without limitation, premiums for fire, casualty, liability and such
         other insurance as Sublessor may from time to time maintain with
         respect to the Building; insurance deductibles; security expenses;
         compensation and all fringe benefits, workmen's compensation insurance
         premiums and payroll taxes paid by Sublessor to, for or with respect to
         all persons engaged in operating, maintaining, or cleaning of the
         Building or related common areas; steam, water, sewer, electric, gas,
         telephone and other utility charges not billed directly to subtenants
         by Sublessor or the utility; costs of building and cleaning supplies
         and equipment (including rental); costs of maintenance, cleaning and
         repairs; costs of snow

                                       5
<PAGE>

         plowing or removal, or both, and care of landscaping; payments to
         independent contractors under service contracts for cleaning,
         operating, managing, maintaining and repairing the Building and said
         common areas; all other expenses paid in connection with the operation,
         cleaning, maintenance and repair of the Building and said common areas,
         or either; the amortized portion, properly attributable to the fiscal
         year in question, of the cost, with interest thereon at a rate
         reasonably determined by Sublessor, of any capital improvements made to
         the Building by Sublessor after the original construction of the
         Building which are anticipated to result in a reduction in Base
         Building Operating Expenses or are required under any governmental law
         or regulation not applicable to the Building at the time of its
         construction; and the management fee determined in accordance with
         paragraph 4 of Exhibit D to the Master Lease. In the event the Building
         shall be less than fully occupied, Sublessor shall have the right
         equitably to adjust the Base Building Operating Expenses to correspond
         to the actual occupancy of the Building in respect of those expenses
         which are variable (e.g., cleaning) on account of the extent of the
         occupancy of the Building.

         Sublessee and Sublessor agree that the proportionate share of Base
         Building Operating Expenses allocable to the Subleased Premises is
         19.857%, and the proportionate share of Operating Expenses of the
         Complex and Taxes allocable to the Subleased Premises is 10.283%,
         provided that such percentages may change to reflect any changes in the
         total rentable square footage of the Subleased Premises, Building or
         the Complex (as defined in the Master Lease) and provided further that
         if any utilities or services are provided to less than all of the
         rentable space in the Building, Sublessee shall pay its share of said
         charges based upon the area of the Subleased Premises relative to the
         area of the entire space to which utilities are provided. Sublessor
         shall notify Sublessee in writing from time to time as to the amounts
         and payment dates of such expenses and taxes, and Sublessee shall pay
         such amounts to Sublessor in addition to the base rent within ten (10)
         business days of receipt of Sublessor's invoice therefor. Sublessee
         shall be responsible for paying all charges for electricity related to
         the Subleased Premises. Electricity for lights and plugs shall be
         separately metered at Sublessor's sole cost and expense. Sublessor
         shall not be liable for any interruption or failure in the supply of
         any utilities to the Subleased Premises; provided, however, that, to
         the extent Sublessor is entitled to a rent abatement under the Master
         Lease pursuant to Section 7.4(e) thereof, Sublessee shall be entitled
         to an equitable abatement of the rent hereunder taking into account the
         rentable area of the Subleased Premises and the remainder of the
         Building and the degree of interruption of such services to the
         Subleased Premises compared to the degree of interruption suffered by
         the remainder of the Building.

         Sublessee shall pay, as additional rent, on the first day of each month
         during the Term monthly payments equal to 1/12th of the amount of
         additional rent Sublessor estimates to be payable pursuant to this
         Section 4 during each fiscal year. Estimated monthly payments for each
         ensuing fiscal year shall be made retroactively to the first day of the
         fiscal year in question, with an appropriate additional payment or
         refund, if any, to be made at the end of such fiscal year. Without
         limitation of the foregoing, if Sublessor should reasonably determine
         during the course of any fiscal year that additional payments on
         account of Base Building Operating Expenses will be required to be made
         by Sublessee, Sublessor may require Sublessee to make estimated monthly
         payments on

                                       6
<PAGE>

         account thereof and such payments shall be due as additional rent with
         a final adjustment to be made at the end of such fiscal year.

         Within ninety (90) days after the expiration of each fiscal year (or if
         this Sublease shall expire or be terminated during a fiscal year, after
         the expiration or termination of this Sublease), Sublessor shall
         furnish Sublessee with a statement setting forth the Base Building
         Operating Expenses for such fiscal year (or applicable portion
         thereof). Such statement shall be accompanied by a computation of the
         amount, if any, of the additional rent payable to Sublessor pursuant to
         this Section 4 or the amount, if any, overpaid by Sublessee. Any
         additional rent payable by Sublessee under this Section 4 shall be paid
         within ten (10) business days after Sublessor has furnished Sublessee
         with the foregoing statement. In the event such statement indicates an
         overpayment by Sublessee, such overpayment shall be credited against
         Sublessee's future obligations under this Section 4, or, if the Term
         has expired, the same shall be refunded to Sublessee within ten (10)
         days of delivery of such statement.

         Except as otherwise specifically provided herein, any sum, amount, item
         or charge payable by Sublessee hereunder shall constitute additional
         rent and shall be paid by Sublessee to Sublessor in advance on the
         first (1st) day of the month following the date on which Sublessor
         notifies Sublessee of the amount payable or on the tenth (10th) day
         after the giving of such notice, whichever shall be later. Sublessee
         shall remain liable for the payments required pursuant to this Sublease
         relating to the last fiscal year or part thereof included in the Term
         notwithstanding that the Term has expired or this Sublease has been
         terminated and Sublessee has vacated the Subleased Premises prior to
         the determination of the amount so payable by Sublessee.

5.       Upon the execution of this Sublease, Sublessee shall pay and Sublessor
         shall hold nine hundred forty-five thousand and sixty-one dollars
         ($945,061.00) as security (the "Security Deposit) for the payment of
         all rent and other sums of money payable under the terms of this
         Sublease and for the faithful performance by Sublessee of each of its
         other obligations hereunder. The Security Deposit shall be in the form
         of an irrevocable Letter of Credit from a Massachusetts bank or other
         financial institution reasonably acceptable to Sublessor, of even date
         and execution herewith, substantially in the form of EXHIBIT C attached
         hereto and made a part hereof (together with any additional or
         replacement letter of credit, the "Letter of Credit"). Sublessee shall
         pay any and all fees charged by the issuing bank in respect of the
         Letter of Credit. If the bank on which the Letter of Credit is drawn
         elects not to renew the Letter of Credit or is declared insolvent or
         placed into conservatorship or receivership, Sublessee shall, within
         ten (10) business days after such election or event, replace the Letter
         of Credit with a like Letter of Credit from another bank or financial
         institution reasonably acceptable to Sublessor.

         In the event of a default by Sublessee hereunder or in the event that
         the Letter of Credit is not renewed at least thirty (30) days prior to
         its expiration, Sublessee hereby authorizes Sublessor, at Sublessor's
         election and with or without terminating this Sublease and without
         prejudice to any other right or remedy Sublessor may have, to draw on
         the Letter of Credit and apply all or any portion of the Security
         Deposit necessary to remedy such default. If all or any of the proceeds
         of the Letter of Credit is so applied, Sublessee, upon

                                       7
<PAGE>

         demand by Sublessor, shall immediately arrange for the issuance of an
         additional or replacement Letter of Credit in an amount equal to the
         amount of the proceeds of the then-outstanding Letter of Credit so
         applied.

         Provided that Sublessee has not been and is not at such time in default
         beyond applicable notice and grace periods under this Sublease, on each
         of the first five (5) anniversaries of the Term Commencement Date,
         Sublessee shall be entitled to reduce the amount of the Letter of
         Credit by $94,506.00.

         The Letter of Credit shall terminate no earlier than thirty (30) days
         after the expiration or earlier termination (other than a termination
         resulting from Sublessee's default) of the term of this Sublease,
         provided that Sublessee shall have fully vacated the Subleased Premises
         and such premises are left in the condition as on the Term Commencement
         Date and as required pursuant to Section 15.20 of the Master Lease.

6.       Sublessee currently is preparing the plans for the improvements to the
         Subleased Premises (the "Sublessee Improvements"). Sublessee shall
         submit such plans to Sublessor and Master Lessor for their review and
         approval. Sublessee acknowledges that such plans will not be deemed to
         be complete unless and until Sublessor is able to use such plans to
         obtain bids and building permits for the work contemplated thereby.
         Such plans, when fully completed and approved by Sublessor and Master
         Lessor, shall be referred to herein as the "Sublessee Improvement
         Plans." The proposed plan approval and construction schedule are set
         forth in EXHIBIT D hereto.

         Promptly after substantial completion of the Base Building Work (as
         defined in the Master Lease) and approval of the Sublessee Improvement
         Plans, Sublessor shall commence and shall use reasonable efforts to
         complete the Sublessee Improvements by the Scheduled Term Commencement
         Date (as defined in Exhibit D). The Sublessee Improvements shall be
         performed by a general contractor selected by Sublessor (the "General
         Contractor"), subject to Sublessee's approval, not to be unreasonably
         withheld, and the construction process shall be managed by Trammell
         Crow Company (the "Construction Manager") at Sublessee's expense. The
         Sublessee Improvements shall be subject to a fee of eleven percent
         (11%) (the "Oversight Fee") of the actual cost of completing the
         Sublessee Improvements and Sublessor shall be responsible for paying
         out of such fee or otherwise all fees payable to Master Lessor,
         Construction Manager and General Contractor (including general
         conditions) with respect to the oversight, administration and
         management of the Sublessee Improvements. The General Contractor shall
         request three (3) bids from subcontractors for each trade, the cost of
         which is estimated to exceed $50,000.00 with respect to the Sublessee
         Improvements and the General Contractor shall consult with Sublessee
         before selecting a subcontractor for each such trade, it being agreed,
         however, that in the event that Sublessee does not approve or select a
         subcontractor within one (1) Business Day of the General Contractor's
         request for a decision with respect to the same (it being agreed that
         such a request and such a selection may be made orally), then any
         additional time before making such an approval or selection shall
         constitute a Sublessee Delay, hereunder. Sublessee shall have the right
         to designate its own construction manager in addition to the
         Construction Manager, provided that Sublessee also shall bear the
         expenses of such additional construction

                                       8
<PAGE>

         manager. Sublessor shall contribute up to $1,453,940 ("Sublessor's
         Contribution") to the cost of the Sublessee Improvements, including
         without limitation space planning, cabling, construction management and
         architectural costs. Any costs incurred in connection with the
         Sublessee Improvements (including the Oversight Fee) in excess of
         Sublessor's Contribution ("Sublessee's Excess Cost") shall be borne by
         Sublessee.

         Based upon the Sublessee Improvement Plans, the Construction Manager
         shall prepare an estimate of the cost of completing the Sublessee
         Improvements. If such estimate exceeds Sublessor's Contribution,
         Sublessee shall, upon request by Sublessor, execute a letter agreement
         confirming such estimate and the amount of Sublessee's Excess Cost
         prior to the time that Sublessor shall be required to commence work on
         the Sublessee Improvements. Upon receipt of the Construction Manager's
         estimate, Sublessee shall promptly (but in no event later than five (5)
         business days) pay fifty percent (50%) of Sublessee's Excess Cost to
         Sublessor and shall, thereafter, within thirty (30) days of
         commencement of construction of the Sublessee Improvements pay an
         additional fifty percent (50%) of Sublessee's Excess Cost to Sublessor.
         Sublessor shall not be required to commence construction of the
         Sublessee Improvements or continue such work until Sublessor has
         received payment of all portions of Sublessee's Excess Cost then due
         and payable and any failure to so pay in a timely fashion shall
         constitute a Sublessee Delay. The estimate of the cost of the Sublessee
         Improvements, and any Sublessee's Excess Cost, shall be revised from
         time to time by the Construction Manager as such work progresses and/or
         to take account of any changes in the work requested by Sublessee. If
         Sublessee's Excess Cost increases as a result of changes in the cost of
         the Sublessee Improvements, Sublessee shall pay such additional amount
         to Sublessor within five (5) business days after the Construction
         Manager's delivery of the revised estimate to Sublessee. Sublessor may
         halt construction of the Sublessee Improvements if Sublessee fails to
         pay such additional amount to Sublessor. If Sublessee's Excess Cost
         decreases as a result of changes in the cost of the Sublessee
         Improvements, Sublessor shall refund the difference between the
         Sublessee's Excess Cost previously paid to Sublessor and the new
         estimate of Sublessee's Excess Cost within five (5) business days after
         the Construction Manager's delivery of the revised estimate to
         Sublessee. In the event that the actual cost to Sublessor of completing
         the Sublessee Improvements is greater than the sum of Sublessor's
         Contribution and Sublessee's Excess Cost previously paid to Sublessor,
         then Sublessee shall pay such additional amount within five (5)
         business days after the calculation of such actual cost. In the event
         that the actual cost to Sublessor of completing the Sublessee
         Improvements is less than Sublessor's Contribution for the Sublessee
         Improvements, provided that no default beyond applicable grace and cure
         periods exists hereunder, Sublessor shall refund any balance within
         thirty (30) days of completion of the Sublessee Improvements.

         The Subleased Premises shall be deemed ready for occupancy on the first
         day as of which Sublessor has obtained a temporary or permanent
         certificate of occupancy for the Subleased Premises and the Sublessee
         Improvements have been completed, except for so-called "punch list"
         items (the "Term Commencement Date"). Sublessor shall address and
         correct all "punch list" items within thirty (30) days after notice
         thereof, including any such items as shall be required for Sublessor to
         obtain a permanent certificate of occupancy for the Subleased Premises,
         except such "punch list" items that Sublessor has

                                       9
<PAGE>

         been unable to complete despite reasonable efforts to do so, in which
         case such 30 day period shall be extended as reasonably necessary for
         Sublessor to complete such items. Notwithstanding the foregoing, if
         Sublessee's personnel shall occupy all or any material part of the
         Subleased Premises for the conduct of its business prior to the Term
         Commencement Date as determined pursuant to the preceding sentence,
         such date of occupancy shall, for all purposes of this Sublease, be the
         Term Commencement Date.

         Reference is made to the covenants, representations and warranties made
         by Master Lessor in Sections 4.2(e), 4.3 and 14.2.2(b) in the Master
         Lease with respect to the Building and the Complex. In the event of any
         breach of any such covenant, representation or warranty, Sublessee
         hereby agrees to look solely to Master Lessor for recovery of any loss,
         cost or damage suffered by Sublessee as a result thereof. Sublessee
         expressly agrees that Sublessor shall not be liable for breach of any
         such covenant, representation or warranty. To the extent legally
         enforceable, Sublessor agrees that Sublessee shall have the right to
         pursue any remedy that the Sublessor would have against Master Lessor
         with respect to any loss, cost or damage suffered by Sublessee arising
         out of a breach of such a covenant, representation or warranty by
         Master Lessor. Sublessee shall have the right to take such action in
         its own name (or in the name of Sublessor if such action would be
         barred in Sublessee's name due to lack of privity) and at its own
         expense, and for that purpose and only to such extent, all of the
         rights of Sublessor under the Master Lease with respect thereto shall
         be and hereby are conferred upon and assigned to Sublessee and
         Sublessee shall be and is hereby subrogated to such rights to the
         extent that the same shall apply to the Subleased Premises, provided
         and only to the extent that such action against Master Lessor in the
         Sublessee's name shall be barred by reason of lack of privity of
         contract. If Sublessor shall take, or participate in, or shall be
         requested to participate or assist in any action in the enforcement of
         Sublessee's rights against Master Lessor, Sublessor shall cooperate
         with Sublessee as reasonably requested by Sublessee and Sublessee
         agrees to reimburse Sublessor for all expenses reasonably incurred by
         Sublessor, including, without limitation, the attorney's fees of
         Sublessor. Provided that Sublessor has performed its obligations under
         this grammatical paragraph, Sublessee hereby agrees to indemnify and
         hold harmless and defend Sublessor from and against any and all
         damages, claims and liabilities to others resulting or allegedly
         resulting from any action or proceeding taken or instituted by
         Sublessee (or by Sublessor at Sublessee's request) pursuant to this
         grammatical paragraph whether or not Sublessor joins in the same.

         Sublessor covenants that the Sublessee Improvements, if constructed by
         the General Contractor in accordance with the Sublessee Improvement
         Plans, shall, to Sublessor's best knowledge, on the Term Commencement
         Date: (i) contain no existing or latent defects; (ii) contain no
         asbestos or asbestos-containing materials; (iii) be in compliance with
         all applicable laws, ordinances and regulations then in effect,
         including without limitation all laws, ordinances and regulations
         governing hazardous, toxic or otherwise regulated substances, wastes or
         materials; and (iv) to the extent that that the Subleased Premises
         constitute a "Place of Public Accommodation" within the meaning of the
         Americans with Disabilities Act of 1990, comply with such Act and with
         all other applicable laws and rules governing access to and use of
         facilities by people with disabilities, including without limitation
         the Massachusetts Architectural Access Board

                                       10
<PAGE>

         regulations. Sublessor further covenants that all equipment, machinery
         and facilities, including without limitation HVAC, plumbing and
         electrical systems used in connection with the operation of the
         Building and Subleased Premises will be, as of the Term Commencement
         Date, in good working condition. Except for the Sublessee Improvements,
         the Subleased Premises are being subleased in their AS IS condition.
         Except as expressly set forth in this paragraph, the Subleased Premises
         are being subleased WITHOUT REPRESENTATION OR WARRANTY by Sublessor.

         Sublessee shall not make or cause to be made any improvements, changes,
         or additions to the Subleased Premises without the prior written
         consent of Sublessor and, to the extent required by the Master Lease,
         Master Lessor. Any such improvements, changes, or additions shall, to
         the extent approved, be made at Sublessee's expense. The consent of
         Sublessor shall not be unreasonably withheld in those circumstances
         where, pursuant to the Master Lease, the consent of Master Lessor shall
         not be unreasonably withheld.

7.       In the event that the Term Commencement Date is delayed as the result
         of a Sublessee Delay (as defined below), the Rent Commencement Date
         shall be accelerated by one day for each day of Sublessee Delay. In the
         event that the Term Commencement Date is delayed as the result of a
         Sublessor Delay (as defined below), the Rent Commencement Date shall be
         delayed by one day for each day of Sublessor Delay.

         For the purposes of this Section 7, the following events each shall
         constitute a "Sublessee Delay": (i) any failure by Sublessee to perform
         any of its obligations described on EXHIBIT D within the time periods
         specified therein; (ii) any written request by Sublessee that Sublessor
         delay in the commencement, constructions or completion of the Sublessee
         Improvements for any reason; (iii) any change by Sublessee in the
         Sublessee Improvement Plans after approval thereof by Sublessor and
         Master Lessor that causes a delay in such construction; (iv) any
         negligent or otherwise wrongful act or omission of Sublessee or its
         officers, agents, servants or contractors, including failure to make
         payment of Sublessee's Excess Cost when due; or (v) any action
         specified herein as a Sublessee Delay. For the purposes of this Section
         7, the following events shall constitute a "Sublessor Delay": (i) any
         failure by Sublessor to perform any of its obligations described on
         EXHIBIT D within the time periods specified therein.

8.       Sublessee shall not voluntarily, involuntarily, or by operation of law,
         assign, transfer, sublease, mortgage, pledge, or encumber (hereinafter
         referred to as "Transfer") this Sublease or any interest herein without
         the prior written consent of Sublessor, which consent, subject to the
         following paragraph, shall not be unreasonably withheld, delayed or
         conditioned. A consent to a Transfer shall not release Sublessee of any
         of its obligations hereunder or be deemed to be a consent to any
         subsequent Transfer. Any Transfer without written consent will be null
         and void. Any dissolution, merger, consolidation, or other
         reorganization of Sublessee or the sale or other transfer or
         disposition (in a single transaction or a series of transactions) of a
         controlling percentage of the stock of Sublessee shall constitute a
         Transfer of this Sublease. Notwithstanding the foregoing, this Sublease
         may be assigned or the Subleased Premises may be sublet, in whole or in
         part, without the consent of Sublessor and without any recapture right
         of Sublessor being applicable thereto to any corporation or entity into
         or with which

                                       11
<PAGE>

         Sublessee may be merged or consolidated, provided in all such cases (i)
         the surviving corporation or entity (the "Permitted Transferee") agrees
         in writing with Sublessor to be bound by all of the terms and
         conditions of this Sublease, and (ii) the Permitted Transferee,
         immediately after such Transfer has a net worth, as calculated in
         accordance with generally accepted accounting principles, at least as
         great as Tenant's immediately prior to such Transfer.

         In the event that during the term of this Sublease, Sublessee desires
         to Transfer all or any portion of the Subleased Premises to any person
         or entity other than a Permitted Transferee, Sublessee shall provide
         written notice thereof to Sublessor, which notice shall state (i) the
         portion of the Subleased Premises that Sublessee desires to Transfer
         (the "Transfer Portion"), (ii) the identity of the person or entity to
         whom Sublessee desires to Transfer the Transfer Portion, (iii) the
         terms of such proposed Transfer, including without limitation the
         rental rate and the proposed consummation date thereof, and (iv) such
         other reasonable information as may be requested by Sublessor. Within
         ten (10) business days after its receipt of all of the foregoing
         information, Sublessor shall provide written notice to Sublessee as to
         whether Sublessor (x) consents to the proposed Transfer, (y) does not
         consent to the proposed Transfer, or (z) desires to recapture the
         Transfer Portion, provided that Sublessor shall have no right to
         recapture the Transfer Portion unless (A) the term of such proposed
         Transfer shall be for more than 75% of the remaining term of this
         Sublease (exclusive of Sublessee's Extension Option) or (B) the
         proposed Transfer is of more than half of the rentable area of the
         Subleased Premises. In the event that Sublessor consents to the
         proposed Transfer, Sublessee may consummate such Transfer on the terms
         set forth in its notice to Sublessor, provided that if Sublessee fails
         to consummate such Transfer within ninety (90) days after the date of
         Sublessor's notice, Sublessee shall be required to again request
         Sublessor's consent to such proposed Transfer and Sublessor shall be
         entitled to exercise the recapture right described in this paragraph.
         Sublessee shall have the right to rescind its request regarding the
         proposed Transfer if Sublessor elects to recapture the Transfer Portion
         by written notice to Sublessor within five (5) business days of
         Sublessor's notice referred to in the preceding sentence. In the event
         that Sublessor desires to recapture the Transfer Portion, unless
         Sublessee has rescinded its request pursuant to the preceding sentence,
         Sublessee and Sublessor shall mutually agree on the date for such
         recapture (which date shall not be earlier than the consummation date
         proposed in Sublessee's notice to Sublessor) and Sublessee and
         Sublessor shall execute an amendment to this Sublease removing the
         Transfer Portion from the Subleased Premises and making appropriate
         corresponding changes in this Sublease. In the absence of an agreement
         between Sublessor and Sublessee on the date of any recapture, the
         recapture date shall be the later of (i) sixty (60) days after the date
         of Sublessor's notice that it intends to recapture the Transfer Portion
         and (ii) the consummation date proposed in Sublessee's notice to
         Sublessor. Sublessee shall be responsible for any costs and expenses
         incurred by Sublessor in connection with any proposed Transfer,
         excluding any costs and expenses required to demise the Transfer
         Portion from the remainder of the Subleased Premises.

         If Sublessee Transfers any portion of the Subleased Premises, Sublessee
         shall pay to Sublessor, as additional rent, 50% of the amount, if any,
         by which the amounts received by Sublessee in respect of each such
         Transferred Portion, net of Sublessee's contribution

                                       12
<PAGE>

         to improvements to such portion amortized on a straight line basis over
         the term of the applicable sub-sublease or assignment and reasonable
         out-of-pocket costs incurred by Sublessee in connection with such
         Transfer, exceed the base rent and additional rent payable with respect
         to each such Transferred portion.

9.       Sublessee shall maintain insurance in accordance with the Master Lease
         and in compliance with all of Sublessor's obligations under the Master
         Lease. Such policies of insurance shall name Sublessor and Master
         Lessor (and all other persons required by the Master Lease or Master
         Lessor) as an additional insured, shall contain a cross liability
         endorsement, and shall provide that the same may not be cancelled
         except upon 30 days prior written notice to Sublessor and Master Lessor
         and such other persons. Sublessee shall provide Sublessor and Master
         Lessor and such other persons with a certificate or certificates of
         said policies or, to the extent required by the Master Lease, copies
         (or originals if required) of said policies. Sublessee agrees that such
         insurance shall not be deemed to limit its liability under this
         Sublease. Sublessee further agrees to pay to Sublessor, as additional
         rent, Sublessee's proportionate share (based on the square footage of
         the Building allocable to the Subleased Premises) of the cost of
         insurance related to the Building and taken out by Sublessor.

10.      To the extent that Sublessor's base rent and additional rent abates
         pursuant to the Master Lease in the event of a fire or other casualty
         or upon any exercise of the power of eminent domain, Sublessee's base
         rent and additional rent payable hereunder shall abate on a pro rata
         basis to the extent that the Subleased Premises are damaged by such
         fire or other casualty or are subject to such exercise of the power of
         eminent domain, as the case may be. To the extent that the Master Lease
         terminates as the result of any fire or other casualty or any exercise
         of the power of eminent domain, this Sublease shall likewise terminate.
         Sublessee acknowledges and agrees that Master Lessor has reserved and
         excepted, and Sublessee hereby grants to Sublessor, for and on behalf
         of Master Lessor, all rights to recover for damages to the Complex and
         the sub-leasehold interest hereby created, and to compensation accrued
         or hereafter to accrue by reason of any taking, damage or destruction.
         By way of confirming the foregoing, Sublessee hereby grants and
         assigns, and covenants with Sublessor to grant and assign to Sublessor,
         for and on behalf of Master Lessor, all rights to such damages or
         compensation, and covenants to deliver such further assignments and
         assurances thereof as Sublessor, for and on behalf of Master Lessor,
         may from time to time request, and Sublessee hereby irrevocably
         appoints Sublessor its attorney-in-fact to execute and deliver in
         Sublessee's name all such assignments and assurances. Nothing contained
         herein shall be construed to prevent Sublessee from prosecuting in any
         condemnation proceedings a claim for (or obtaining from an insurance
         award) the value of any of Sublessee's removable property installed in
         the Subleased Premises by Sublessee at Sublessee's expense and for
         relocation expenses, provided that such action shall not affect the
         amount of compensation otherwise recoverable by Master Lessor from the
         taking authority.

11.      To the fullest extent permitted by law, Sublessee hereby agrees to
         indemnify and hold harmless and defend Sublessor from and against any
         and all actions, claims, demands, damages, losses, liabilities, costs,
         and expenses (including reasonable attorneys' fees) asserted against,
         imposed upon, or incurred by Sublessor by reason of (a) any violation
         of

                                       13
<PAGE>

         any of the terms, covenants, or conditions of the Master Lease or this
         Sublease caused, suffered, or permitted by Sublessee, its agents,
         servants, employees, or invitees, and (b) any damage or injury to
         persons or property occurring upon or in connection with the use or
         occupancy of the Subleased Premises, except to the extent caused by the
         gross negligence or willful misconduct of Sublessor, its agents,
         servants, employees, or invitees. Sublessee acknowledges that the
         foregoing indemnity includes any losses, costs or damages suffered by
         Sublessor with respect to the Master Lease to the extent that such
         losses, costs or damages are caused by Sublessee.

         To the fullest extent permitted by law, Sublessor hereby agrees to
         indemnify and hold harmless and defend Sublessee from and against any
         and all actions, claims, demands, damages, losses, liabilities, costs,
         and expenses (including reasonable attorneys' fees) asserted against,
         imposed upon, or incurred by Sublessee by reason of any violation of
         any of the terms, covenants, or conditions of the Master Lease or this
         Sublease caused, suffered, or permitted by Sublessor, its agents,
         servants, employees, or invitees. Sublessor acknowledges that the
         foregoing indemnity includes any losses, costs or damages suffered by
         Sublessee with respect to the Master Lease to the extent that such
         losses, costs or damages are caused by Sublessor.

12.      As between the parties hereto, Sublessor agrees to observe and perform
         the terms, covenants and conditions on its part to be observed and
         performed hereunder and under the Master Lease and to use commercially
         reasonable best efforts to cause Master Lessor to observe and perform
         those applicable terms, covenants and conditions to be observed and
         performed by Master Lessor under the Master Lease with respect to the
         Subleased Premises. Sublessee covenants and agrees that Sublessee will
         not do anything which would constitute a default under the Master Lease
         or omit to do anything which Sublessee is obligated to do under the
         terms of this Sublease and which would constitute a default under the
         Master Lease. Sublessee covenants and agrees to comply with all
         provisions of the Master Lease applicable to the Subleased Premises. To
         the extent that Sublessee has paid Sublessor, Sublessor covenants and
         agrees to pay the rent and any additional rent payable as required
         under the Master Lease and, to the extent that the same is not an
         obligation of Sublessee, will not do anything or omit to do anything
         which Sublessor is obligated to do under the terms of the Master Lease
         and which would constitute a default under the Master Lease.

         Sublessor shall not be liable to Sublessee for Master Lessor's
         negligence or misconduct or breach of the Master Lease, whether or nor
         such negligence, misconduct or breach otherwise causes a default by
         Sublessor hereunder. If, after written request from Sublessee,
         Sublessor shall unreasonably fail or refuse to take appropriate action
         for the enforcement of Sublessor's rights against Master Lessor with
         respect to the Subleased Premises, Sublessee shall have the right to
         take such action in its own name and at its own expense, and for that
         purpose, and only to such extent, all of the rights of Sublessor under
         the Master Lease shall be and hereby are conferred upon and assigned to
         Sublessee and Sublessee shall be and is hereby subrogated to such
         rights to the extent that the same shall apply to the Subleased
         Premises, provided and only to the extent that such action against
         Master Lessor in Sublessee's name shall be barred by reason of lack or
         privity of contract. If Sublessor shall take, or participate in, or
         shall be requested to participate or

                                       14
<PAGE>

         assist in any action in the enforcement of Sublessee's rights against
         Master Lessor, Sublessee agrees to reimburse Sublessor for all expenses
         reasonably incurred by Sublessor, including without limitation, the
         attorney's fees of Sublessor. Sublessee hereby agrees to indemnify and
         hold harmless and defend Sublessor from and against any and all
         damages, claims, and liabilities to others resulting or allegedly
         resulting from any action or proceeding taken or instituted by
         Sublessee (or by Sublessor at Sublessee's request) pursuant to this
         section whether or not Sublessor joins in the same.

13.      Each of Sublessee and Sublessor hereby represents and warrants to the
         other that it has not dealt with any broker or agent in connection with
         this Sublease other than McCall & Almy and Trammell Crow Company.
         Sublessor shall be responsible for the payment of fees to such brokers.
         Sublessor agrees that McCall & Almy's fee, equal to $4.00 per rentable
         square foot of the Subleased Premises, shall be paid as follows: 50%
         upon the execution of this Sublease and 50% on the Rent Commencement
         Date. Each of Sublessee and Sublessor agrees to indemnify and hold
         harmless the other against any claim by any broker or agent arising out
         of a breach of their respective representations and warranties in this
         Section 13.

14.      This Sublease, together with those provisions of the Master Lease
         applicable hereto, contains all of the covenants, agreements, terms,
         provisions, conditions, warranties and understandings relating to the
         leasing of the Subleased Premises and Sublessor's obligations in
         connection therewith, and neither Sublessor nor any agent or
         representative of Sublessor has made or is making, and Sublessee in
         executing and delivering this Sublease is not relying upon, any
         warranties, representations, promises or statements whatsoever, except
         to the extent expressly set forth in this Sublease. The failure of
         Sublessee or Sublessor to insist in any instance upon the strict
         keeping, observance or performance of any covenant, agreement, term,
         provision or condition of this Sublease or to exercise any election
         herein contained shall not be construed as a waiver or relinquishment
         for the future of such covenant, agreement, term, provision, condition
         or election, but the same shall continue and remain in full force and
         effect. No waiver or modification of any covenant, agreement, term,
         provision or condition of this Sublease shall be deemed to have been
         made unless expressed in writing and signed by Sublessee and Sublessor,
         provided that Sublessor may amend the Master Lease as long as any such
         amendment does not have a material adverse effect on Sublessee's rights
         and obligations hereunder and provided that Sublessor delivers copies
         of such amendments to Sublessee reasonably promptly after execution
         thereof. No surrender of possession of the Subleased Premises or of any
         part thereof or of any remainder of the term of this Sublease shall
         release Sublessee from any of its obligations hereunder unless accepted
         by Sublessor in writing. The receipt and retention by Sublessor of
         monthly base rent or additional rent from anyone other than Sublessee
         shall not be deemed a waiver of the breach by Sublessee of any
         covenant, agreement, term or provision of this Sublease, or as the
         acceptance of such other person as a tenant, or as a release of
         Sublessee from the further keeping, observance or performance by
         Sublessee of the covenants, agreements, terms, provisions and
         conditions herein contained. The receipt and retention by Sublessor of
         monthly base rent or additional rent with knowledge of the breach of
         any covenant, agreement, term, provision or condition herein contained
         shall not be deemed a waiver of such breach.

                                       15
<PAGE>

15.      The obligations of this Sublease shall bind and benefit the successors
         and permitted assigns of the parties with the same effect as if
         mentioned in each instance where a party hereto is named or referred
         to.

16.      All notices to Sublessor shall be sent to Arthur D. Little, Inc., 20
         Acorn Park, Cambridge, MA 02140, Attn: Jose Bairos; all notices to
         Sublessee (i) sent prior to the Term Commencement Date shall be sent to
         Primix Solutions Inc., One Arsenal Marketplace, Watertown,
         Massachusetts 02472, Attn: Chief Financial Officer, and (ii) shall be
         sent on or after the Term Commencement Date to the Subleased Premises,
         or to such other address and attention as either party shall notify the
         other in writing.

17.      Sublessee shall have the non-exclusive right to use 207 parking spaces
         in the parking area serving the Subleased Premises at no extra charge.
         Signage for Sublessee, at Sublessee's sole cost and expense, shall be
         located in the first floor lobby directory, the third and fourth floor
         directories, and on Sublessee's entrance doors. All such signage shall
         be building standard or shall be approved in advance by Sublessor and
         Master Lessor. In the event that Sublessor causes a so-called monument
         sign to be constructed for use by (a) two or more occupants by the
         Building or (b) one occupant renting less rentable area than the
         rentable area of the Subleased Premises, Sublessor shall make available
         to Sublessee at Sublessee's sole cost and expense, the right to use an
         area on such monument sign containing approximately 19.857% of the
         total useable area of such sign; provided, in any event, that such use
         shall be in a manner approved in advance by Sublessor and Master
         Lessor.

18.      Sublessor shall use commercially reasonable good faith efforts to
         obtain from the Master Lessor and any of its lenders subordination,
         non-disturbance and attornment agreements for the benefit of Sublessee.
         Sublessee acknowledges that Master Lessor and such lenders are under no
         obligation to provide such agreements to Sublessee, and that any
         failure of Sublessor to procure such agreements on behalf of Sublessee
         shall not constitute a default by Sublessor of this Sublease.

19.      Provided that, at the time of exercise, (i) this Sublease is still in
         full force and effect, (ii) no default of Sublessee shall have occurred
         and be continuing beyond any applicable notice and cure periods, and
         (iii) Sublessee shall not have Transferred any portion of the Subleased
         Premises, Sublessee shall have the right and option to extend the term
         of this Sublease for one extended term of approximately ten (10) years
         and five (5) months (based on an anticipated Term Commencement Date of
         August 1, 2000) (the "Extended Term"). The Extended Term shall commence
         on the day immediately succeeding the expiration date of the Initial
         Term and shall end on the day immediately preceding the last day of the
         Initial Term of the Master Lease (currently anticipated to be December
         31, 2020). Sublessee shall exercise such option to extend by giving
         written notice to Sublessor of its desire to do so not later than
         twelve (12) months prior to the expiration date of the Initial Term of
         this Sublease. The giving of such notice of extension by Sublessee
         shall, automatically extend the term of this Sublease for the
         applicable Extended Term, and no instrument of renewal or extension
         need be executed. In the event that Sublessee fails to give such notice
         to Sublessor, this Sublease shall automatically terminate at the end of
         the initial term and Sublessee shall have no further

                                       16
<PAGE>

         option to extend the term of this Sublease. The Extended Term shall be
         on the same terms and conditions of this Sublease except the base rent
         for the Extended Term shall be the greater of (a) the base rent due for
         the last year of the initial term and (b) the Fair Market Rental Value.

         For purposes of this Section 19, the term "Fair Market Rental Value"
         shall mean the market rental value per year for the Subleased Premises
         for the Extended Term as of the commencement of the Extended Term, as
         agreed by Sublessor and Sublessee, on a triple net basis, and otherwise
         on the terms and conditions set forth in this Sublease. If the parties
         are unable to reach agreement thereon within thirty (30) days after the
         giving of such notice of extension, then the Fair Market Rental Value
         shall be determined in accordance with the procedures set forth in the
         second paragraph of Section B. of Exhibit M to the Master Lease.

                                       17
<PAGE>

         IN WITNESS WHEREOF, the parties have executed this Sublease as of the
date first set forth above.

                           Sublessor:

                                             ARTHUR D. LITTLE, INC.

                                             By:______________________________
                                                Name:
                                                Title:

                           Sublessee:

                                             PRIMIX SOLUTIONS INC.

                                             By:______________________________
                                                Name:
                                                Title:

<PAGE>

                                                                      EXHIBIT C

                      IRREVOCABLE STANDBY LETTER OF CREDIT

                            __________________, 2000

[SUBLESSOR]
__________________
__________________
__________________

Ladies and Gentlemen:

         We hereby establish our irrevocable standby letter of credit in your
favor by order and for account of [__________________ ], for a sum or sums not
exceeding in all [$__________________U.S. DOLLARS].

         This credit is available against presentation of sight draft(s) drawn
on [__________________BANK] by [SUBLESSOR].

         This letter of credit shall be automatically extended for an additional
period of one year from the present or each future expiration date unless we
have notified you in writing, not less than thirty (30) days before such
expiration date, that we elect not to renew this letter of credit.
Notwithstanding the giving of such notice, you are authorized to draw hereunder
during such thirty (30) day period by means of your sight draft drawn on us.

         Drafts drawn hereunder must be marked "Drawn Under __________________
 Bank, Credit No.__________________ dated __________ , 2000".

         We engage with you that your draft(s) drawn hereunder and in compliance
with the terms of this credit will be duly honored by us on delivery of
documents as specified, if presented at this office on or before ______________,
2000 or any automatically extended date set forth herein.

         This letter of credit is transferable. If at any time you desire to
transfer your interest hereunder, kindly furnish us with instructions for
transfer and return this letter of credit to us for appropriate endorsement.

         This letter of credit is subject to the Uniform Customs and Practice
for Documentary Credits (1983 revision) International Chamber of Commerce,
Publication No. 400.

                                            Very truly yours,

                                            [____________________________]
                                            Authorized Signature

<PAGE>

                                                                      EXHIBIT D

                         CONSTRUCTION TERMS AND SCHEDULE

1.       Sublessee Improvement Plans. No later than June 1, 2000, Sublessee
simultaneously shall submit to Sublessor and Master Lessor complete, finished
and detailed plans for the Sublessee Improvements which shall include
architectural, mechanical, electrical and plumbing drawings and specifications
to include Sublessee's partition layout, critical dimensions, structural loading
requirements, ceiling system, power and lighting systems (including schedules
and specifications for lighting, special power and special cooling systems),
voice/data systems, and other special equipment requirements (including special
fire protection/preaction systems), doors (including hardware and keying
schedule), glass partitions, millwork, and finish schedules, together with all
supporting information and delivery schedules. Such plans must be sufficient for
Sublessor to obtain building permits with respect to the work described therein
(the "Permit Plans"). Within ten (10) business days after receipt of the Permit
Plans, Sublessor and Master Lessor shall issue comments on such plans to
Sublessee. Promptly upon receipt of any such comments, Sublessee shall, within
ten (10) business days, revise such plans to address Sublessor's and Master
Lessor's comments. Sublessor and Master Lessor shall approve or disapprove the
corrected Permit Plans within ten (10) business days from receipt thereof. Upon
Sublessor's and Master Lessor's approval, the Permit Plans shall become the
"Sublessee Improvement Plans."

2.       CONSTRUCTION SCHEDULE. Sublessee acknowledges that completion of the
Sublessee Improvements by August 4, 2000 (the "Scheduled Term Commencement
Date") is contingent upon Sublessee delivering final and complete Sublessee
Improvement Plans no later than June 1, 2000.

3.       LONG LEAD TIME ITEMS. At the time Sublessee submits the Permit Plans to
Sublessor and Master Lessor, Sublessee shall identify those items which will be
incorporated into the Sublessee Improvements that require eight (8) or more
weeks to obtain and install ("Long Lead Time Items"). In connection with its
review of the Permit Plans and the corrected Permit Plans, Sublessor shall
advise Sublessee as to any additional items which constitute Long Lead Time
Items. Sublessor shall not be responsible for any delays in completion of the
Sublessee Improvements which relate to delivery of Long Lead Time Items.

4.       CONCLUSIVENESS OF SUBLESSOR'S PERFORMANCE. Notwithstanding any
provision of this Sublease to the contrary, except to the extent to which
Sublessee shall have given Sublessor notice, not later than the thirtieth (30th)
calendar day after the Term Commencement Date, of respects in which Sublessor
has not completed the Sublessee Improvements in accordance with the terms of the
Sublessee Improvement Plans, excluding punch list items specified within said 30
day period, Sublessee shall have no claim that Sublessor has failed to complete
the Sublessee Improvements. With respect to punch list items, any such notice
shall be given no later than the end of the 30th calendar day after the punch
list items have been completed.

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