Document:

Lease dated April 22, 1999

 EXHIBIT 10.1 
  
 PARK SQUARE BUILDING COMMERCIAL LEASE 
  
 THIS INSTRUMENT IS A LEASE, dated as of April 22, 1999, in which the LESSOR and LESSEE are the parties hereinafter named,
and which relates to space in the building (the “Building”) located at 31 Saint James Avenue, Boston, Massachusetts 02116. The parties to this instrument hereby agree with each other as follows: 
  

			
	 1.      BASIC LEASE PROVISIONS:
	 	 The following set forth basic data and, where appropriate, constitute definitions of the terms hereinafter listed.
  

		
	 	 	 A. BASIC DATA.

		
	 	 	 LESSOR: OMV Associates Limited Partnership

		
	 	 	 LESSOR’S Address: c/o Capital Properties Management, Inc., 31 Saint James Avenue, Boston, MA 02116

		
	 	 	 LESSEE: SafeScience, Inc., a Nevada corporation

		
	 	 	 LESSEE’S Original Address: 31 St. James Avenue, Suite 510, Boston, MA 02116

		
	 	 	 LESSEE’S Notice Address (Section 20): The Premises with a copy to: Law Office of B. David Sandberg, 31 Vinyard Street, Cambridge, MA 02138-4412, Aim: B. David
Sandberg, Esquire.

  

										
	 Basic Rent:

	  	 Lease Commence -
 5-31-02

	  	 6-1-02-
 4-31-03

	  	 5-1-03 -
 Lease Expiration

	 2,968 sq.ft.
	  	$	25.81/sf	  	$	37/sf	  	$	37/sf
	 2,865 sq.ft.
	  	$	32.75/sf	  	$	32.75/sf	  	$	37/sf
	 3,389 sq.ft.
 (new)
	  	$	37/sf	  	$	37/sf	  	$	37/sf
	 	  	
	
	  	
	
	  	
	

	 Blended
	  	$	32.08/sf	  	 	35.68/sf	  	$	37/sf
	 	  	
	
	  	
	
	  	
	

  

			
	 	 	 Premises Rentable Area: Agreed to be 9,222 square feet located on the eighth floor of the Building.

		
	 	 	 Permitted Uses: General office use.

		
	 	 	 Escalation Factor: 2.178%, as computed in accordance with the Escalation Factor Computation.

		
	 	 	 Construction Completion Date: Upon Substantial Completion of LESSOR’S Work, approximately June 15, 1999.

		
	 	 	 Term: Five (5) years commencing on the Commencement Date and expiring at the close of the day immediately preceding the fifth anniversary of the Commencement Date,
except that if the Commencement Date shall be other than the first day of a calendar month, the expiration of the Initial Term shall be at the close of the day on the last day of the calendar month on which such anniversary shall
fall.

					
	 	  	 	  	 Security Deposit: At all times, an amount equal to one and one-half month(s) installment of
Basic Rent.

			
	 	  	 	  	 Base Operating Expenses: The actual Operating Expenses for the calendar year commencing January 1, 1999 and ending December 31, 1999.

			
	 	  	 	  	 Base Taxes: The actual Taxes for the Tax Year commencing July 1, 1998 and ending June 30, 1999.

			
	 	  	 	  	 Electricity Cost: $1.50/psfin addition to rent.

			
	 	  	 	  	 Broker: None

			
	 	  	 	  	 B. ADDITIONAL DEFINITIONS.

			
	 	  	 	  	 Agent: Capital Properties Management, Inc., 31 St. James Avenue, Boston, Massachusetts 02116.

			
	 	  	 	  	 Business Days: 8:00 a.m. - 6:00 p.m. Monday through Friday and Saturday 9:00 a.m. through 1 p.m. except New Year’s Day, President’s Day,
Patriot’s Day, Memorial Day, Independence Day, Labor Day, Columbus Day, Veterans’ Day, Thanksgiving Day, Christmas Day (and the following Monday when any such day occurs on Sunday). Unless specifically referred to herein as Business Days,
all references in this Lease to “days” shall mean calendar days.

			
	 	  	 	  	 Commencement Date: Upon Substantial Completion of LESSOR’S Work, approximately June 15, 1999, three (3) business days after written notice from
LESSOR.

			
	 	  	 	  	 Escalation Factor Computation: Premises Rentable Area divided by 95% of building rentable area (445,765 square feet).

			
	 	  	 	  	 Guarantor: None

			
	 	  	 	  	 Initial Public Liability Insurance: $ 1,000,000.00 per occurrence (combined single limit) for property damage, personal injury or death.

			
	 	  	 	  	 LESSOR’S Work: As defined in Section 26.

			
	 	  	 	  	 LESSOR’S Plans: As defined in Section 26.

			
	 	  	 	  	 Premises: A portion of the Building as shown on Exhibit A attached hereto.

			
	 2.      PREMISES
	  	 	  	A portion of the building owned by LESSOR consisting of approximately 9,222 SQUARE FEET OF RENTABLE AREA ON THE EIGHTH FLOOR OF THE BUILDING AND SUBSTANTIALLY KNOWN AS SUITE 810 on the plan
attached hereto as “Exhibit A” (the “Premises”) together with the right to use in common, with others entitled thereto, the hallways, stairways, and elevators, necessary for access to said Premises, and lavatories nearest
thereto.
			
	 3.      TERM
	  	 	  	The term of this lease shall be for five years commencing on the Commencement Date.

  

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	 4.      BASIC RENT
	  	 	  	The LESSEE shall pay to the LESSOR rent at the rate described in Section 1 of this Lease, payable in advance on the first day of each month without deduction or set off starting on the
Commencement Date except that if the Commencement Date is a day other than the first day of the month, the first month of rent shall be adjusted proportionately.
			
	 5.      SECURITY DEPOSIT
	  	 	  	Upon the execution of this lease, the LESSEE shall pay to the LESSOR one and one-half (1 1/2) months current rent in the amount of $36,978.13. The Security Deposit shall be maintained in said
amount and held without interest as a security for the LESSEE’S performance as therein provided and refunded to the LESSEE at the end of this Lease subject to the LESSEE’S satisfactory compliance with the condition
thereof.
			
	 6.      ADDITIONAL RENT
	  	 	  	 A. TAX. If, in any tax year, the real estate taxes on the land and buildings, of which the Premises are a part, are in excess of the amount of the
Base Taxes, as finally abated (hereinafter called the “Base Year”), LESSEE will pay to LESSOR, as additional rent hereunder, when and as designated by notice in writing by LESSOR, the amount of the excess multiplied by the Escalation
Factor. If the LESSOR obtains an abatement of any such excess real estate tax, a proportionate share of such abatement, less the reasonable fees and costs incurred in obtaining the same, if any, shall be refunded to the LESSEE.
  
 B. OPERATING. If, in any calendar year, the Operating Expenses for the Property of which the
Premises are a part, are in excess of the amount of the Base Operating Expenses, LESSEE will pay to LESSOR, as additional rent hereunder, when and as designated by notice in writing by LESSOR, the amount of the excess multiplied by the Escalation
Factor. Operating expenses are defined for the purposes of this agreement as: The aggregate costs or expenses reasonably incurred by LESSOR with respect to the operation, administration, cleaning, repair, maintenance and management of the premises
including, without limitation, those items enumerated in “Exhibit C” attached hereto. Any such accounting by LESSOR shall be binding and conclusive upon LESSEE unless within thirty (30) days after that giving by LESSOR of such accounting,
LESSEE shall notify LESSOR that LESSEE disputes the correctness of such accounting, specifying the particular respects in which the accounting is claimed to be incorrect.
  
 C. PAYMENT. At LESSOR’S option, payment of Additional Rent shall be on a monthly basis based on LESSOR’S good faith estimate of
the Tax and Operating Expenses for the following year.
  
 D. AUDIT. In the event
LESSEE elects to audit LESSOR’S statement of Operating Expenses or statement of Taxes in accordance with this clause, such audit must be (I) conducted by an independent nationally recognized accounting firm that is not being compensated by
LESSEE on a contingency fee basis, and (ii) completed within sixty (60) days following LESSEE’S notice disputing the correctness of the statement of Operating Expenses. LESSOR agrees to cooperate reasonably with such audit. Furthermore, all of
the information obtained through the LESSEE’S audit with respect to financial matters (including, without limitation, costs, expenses, income) and any other matters pertaining to the LESSOR and/or the Property as well as any compromise,
settlement, or adjustment reached between LESSOR and LESSEE relative to the

  

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	 	  	 	  	results of the audit shall be held in strict confidence by LESSEE and its officers, agents, and employees; and LESSEE shall cause its auditor and any of its officers, agents, and employees to
be similarly bound. As a condition precedent to LESSEE’S exercise of its right to audit, LESSEE must deliver to LESSOR a signed confidentiality agreement from the auditor (in form acceptable to LESSOR) reached between LESSOR and LESSEE shall be
held in strict confidence and shall not be revealed in any manner to any person except upon the prior written consent of LESSOR. LESSEE understands and agrees that this provision is of material importance to the LESSOR and that any violation of the
terms of this provision shall result in immediate and irreparable harm to the LESSOR. LESSOR shall have all rights allowed by law or equity if LESSEE, its officers, agents, or employees and/or the auditor violate the terms of this provision,
including, without limitation, the right to terminate LESSEE’S right to audit.
			
	 7.      UTILITIES
	  	 	  	 The LESSEE shall pay, as they become due, all bills for electricity and other utilities that are furnished to the Premises and presently
separately metered. The LESSOR agrees to provide all other utility service and to furnish reasonably hot and cold water and reasonable heat and air conditioning to the Premises, the hallways, stairways, elevators, and lavatories during normal
building business hours on regular business days of the heating and air conditioning seasons of each year, to furnish elevator service and to light passageways and stairways during business hours, and to furnish such cleaning service as is customary
in similar buildings in Boston, Massachusetts, all subject to interruption due to any accident, to the making of repairs, alterations, or improvements, to labor difficulties, to inability to obtain fuel, electricity, service, or supplies from the
sources from which they are usually obtained for said building, or to any cause beyond the LESSOR’S control.
  
 LESSOR shall have no obligation to provide utilities or equipment other than the utilities and equipment within the premises as of the commencement date of this lease. In
the event LESSEE requires additional utilities or equipment, the installation and maintenance thereof shall be the LESSEE’S sole obligation, provided that such installation shall be subject to the written consent of the LESSOR, said consent
shall not be unreasonably withheld or delayed.

			
	 8.      USE OF LEASED
 PREMISES
	  	 	  	The LESSEE agrees to use the Premises in a manner consistent with the nature of the building and consistent with the other LESSEES in the building. The LESSEE shall use the Premises only for
the purpose of listed in Section 1 of this Lease.
			
	 9.      COMPLIANCE
 WITH LAWS
	  	 	  	The LESSEE acknowledges that no trade or occupation shall be conducted in the Premises or use made thereof which will be unlawful, improper, noisy or offensive, or contrary to any law or any
municipal by-law or ordinance in force in the city or town in which the Premises are situated. LESSEE agrees to comply with all such laws. LESSOR makes no representation that uses contemplated by the LESSEE are permitted by law.
			
	 10.    FIRE INSURANCE
	  	 	  	The LESSEE shall not permit any use of the Premises which will make voidable any insurance on the property of which the Premises are a part, or on the contents of said property or which shall
be contrary to any law or regulation from time to time established by the New England Fire Insurance Rating Association, or any similar body, succeeding to its powers. Nor shall

  

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	 	 	 	 	 LESSEE cause or permit the storage, use, generation, release or disposition of any hazardous materials in violation of any hazardous materials laws,
on or about the property by LESSEE, its agents, employees or contractors. LESSEE will not permit the Premises to be used or operated in a manner that may cause the Premises or the Property to be contaminated by any hazardous materials in violation
of any hazardous materials laws. LESSEE will immediately advise LESSOR in writing of (l) any and all enforcement, cleanup, remedial, removal, or other governmental or regulatory actions instituted, completed, or threatened pursuant to any hazardous
materials laws relating to any hazardous materials affecting the Premises; and (2) all claims made or threatened by any third party against LESSEE, LESSOR, the Premises or the Property relating to damage, contribution, cost recovery, compensation,
loss or injury resulting from any hazardous materials on or about the Premises. Without LESSOR’S prior written consent, LESSEE will not take any remedial action or enter into any agreement or settlements in response to the presence of any
hazardous materials in, on, or about the Premises.
  
 LESSEE will be solely
responsible for and will defend, indemnify and hold LESSOR, its agents, and employees harmless from and against all claims, costs, expenses, damages, and liabilities, including employees harmless from and against all claims, costs expenses, damages
and liabilities, including attorneys’ fees and costs, arising out of or in connection with LESSEE’S breach of its obligations in this Section 10. LESSEE will be solely responsible for and will defend, indemnify, and hold LESSOR, its
agents, and employees harmless from and against any and all claims, costs, and liabilities, including attorneys’ fees and costs, arising out of or in connection with the removal, cleanup and restoration work and materials necessary to return
the Premises and any other property of whatever nature located on the Property to their condition existing prior to the appearance of LESSEE’S hazardous materials on the Premises. LESSEE’S obligations under this Section 10 will survive the
expiration or other termination of this Lease.
  
 The LESSEE shall not use the
Premises in any way which will cause an extra insurance premium. However, in the event that LESSEE does so, the LESSEE shall, on demand, reimburse the LESSOR, and all other lessees, all extra insurance premiums caused by the LESSEE’S use of the
Premises.

			
	 11.    MAINTENANCE
 OBLIGATIONS
	 	 	 	The LESSEE agrees to maintain the Premises, in good condition, damage by fire and other casualty only excepted, and whenever necessary, to replace plate glass and other glass
therein.
			
	 	 	 	 	A. LESSEE’S OBLIGATIONS. The Premises are now in good order and the glass whole. The LESSEE shall not permit the Premises to be overloaded, damaged, stripped, or defaced, nor suffer any
waste. LESSEE shall obtain written consent of LESSOR before erecting any sign on the Premises. The LESSEE shall keep and maintain the Premises in good order and repair at its own expense. The LESSOR shall at LESSEE’S expense and upon
LESSEE’S request, furnish and install all replacement lamps, lighting tubes, bulbs and ballast’s which may be required in the Premises during the terms hereof.
			
	 	 	 	 	B. LESSOR’S OBLIGATIONS. The LESSOR agrees to maintain the structure of the building of which the Premises are a part in the same

  

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	 	 	 	 	 condition as it is at the commencement of the Term or as it may be put in during the Term of this Lease, reasonable wear and tear, damage by fire and
other casualty only excepted, unless such maintenance is required because of the LESSEE or those for whose conduct the LESSEE is legally responsible.
  
 LESSOR shall never be liable for any failure to make repairs unless LESSEE has given notice to LESSOR of the need to make such repairs and LESSOR has failed to commence
to make such repairs within a reasonable time after receipt of such notice, or fails to proceed with reasonable diligence to complete such repairs.

			
	 12.    ADDITIONS & ALTERATIONS
	 	 	 	The LESSEE shall not make structural alterations or additions to the Premises or the building’s systems, but may make non-structural alterations provided the LESSOR consents thereto in
writing, which consent shall not be unreasonably withheld or delayed. All such allowed alterations shall be at LESSEE’S expense and shall be in quality at least equal to the present construction. LESSEE shall not permit any mechanics’
liens, or similar liens, to remain upon the Premises for labor and material furnished to LESSEE or claimed to have been furnished to LESSEE in connection with work of any character performed or claimed to have been performed at the direction of
LESSEE and shall cause any such lien to be released of record forthwith without cost to LESSOR. If such lien is not discharged within ten (10) days after such filing of such lien, LESSEE shall furnish LESSOR, within such ten (10) day period,
security satisfactory to LESSOR in the amount of 150 of the claim plus estimated costs to discharge the lien. Any alterations or improvements made by the LESSEE shall become the property of the LESSOR at the termination of occupancy as provided
herein.
			
	 13.    ASSIGNMENT & SUBLEASING
	 	 	 	The LESSEE shall not assign or sublet the whole or any part of the Premises without LESSOR’S prior written consent, such consent shall not be withheld or delayed. Notwithstanding such
consent, LESSEE shall remain liable to LESSOR for the payment of all rent and for the full performance of the covenants and conditions of this lease. If SUBLESSEE or ASSIGNEE is paying rent at an amount greater than outlined in Section 4 of this
agreement, the amount over less LESSEE’S subleasing expenses which shall include tenant improvement costs, legal fees and brokerage fees shall be due to LESSOR. No assignment or sublease shall release LESSEE from, and LESSEE shall remain fully
liable for, performance of LESSEE’S obligations under the lease. LESSEE shall not sublease to a current or prospective tenant of the Building. Prospective tenants are those tenants who have been introduced to the Property within thirty (30)
days of the sublease proposal or any tenant in negotiation with LESSOR. LESSEE shall not sublease below Fair Market Value, without LESSOR’S prior written consent.
			
	 	 	 	 	Fair Market Value shall take the length of the proposed term into consideration. LESSOR shall designate Fair Market Value, (the “Fair Market Value”) by written notice to LESSEE within
five (5) days of receipt of notice of intent to sublease from LESSEE. If LESSEE disagrees with such designation, (the “Designation”), LESSEE shall by written notice, advise LESSOR of such disagreement; otherwise LESSEE shall conclusively
be deemed to have agreed to such Designation.

  

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	 	 	 	 	In the event that the Parties are unable to agree, each Party shall appoint an appraiser. Each appraiser so appointed shall be instructed to determine independently the Fair Market Value and
then confer. If the two appraisers are unable to determine a Designation acceptable to both parties, they shall appoint a third appraiser. The Designation of this appraiser shall be considered final.
			
	 	 	 	 	Upon LESSEE’S notice to sublease all or a portion of the Premises, LESSOR may recapture all of the Premises or the sublease portion of the Premises at LESSOR’S choice.
			
	 	 	 	 	Notwithstanding anything in this Lease to the contrary, LESSEE may sublease or assign LESSEE’S interest in the Lease to any person, corporation or other entity which (a) is a parent,
subsidiary or commonly-controlled affiliate of LESSEE; (b) merges or enters into any similar business combination with LESSEE; (c) acquires control (i.e., 50%or more of the stock) of LESSEE; (d) acquires substantially all of the assets of LESSEE; or
(e) results from any corporate reorganization, including a so-called spin-off, of LESSEE or any parent of LESSEE, with LESSOR’S prior written consent, such consent shall not be unreasonably withheld, delayed or denied. In the event of such
assignment or sublease, the assignee or sublessee shall assume all of LESSEE’S obligations (except, in the case of a sublease, the obligation to pay rent) under the Lease, including with respect to the use of the Premises. LESSEE shall provide
LESSOR with a copy of any such assignment or sublease within a reasonable period after execution thereof.
			
	 14.    SUBORDINATION
	 	 	 	This Lease shall be subject and subordinate to any and all mortgages, deeds of trust and other instruments in the nature of a mortgage, now or at any time hereafter, a lien or liens on the
property of which the Premises are a part and the LESSEE shall, when requested, promptly execute and deliver such written instruments as shall be necessary to show the subordination of this lease to said mortgages, deeds of trust or other such
instruments in the nature of a mortgage. In the event that LESSEE fails or refuses to execute same, LESSOR may do so as LESSEE’S Attorney-in-Fact.
			
	 15.    LESSOR’S ACCESS
	 	 	 	The LESSOR or agents of the LESSOR may, at reasonable times and with reasonable notice, enter to inspect the Premises; exhibit the Premises to prospective purchasers, lenders or tenants;
determine LESSEE’S compliance with the Lease; remove placards and signs not approved and affixed as herein provided, and make repairs and alterations to the Premises and Property as LESSOR should elect to do.
			
	 16.    INDEMNIFICATION AND LIABILITY
	 	 	 	LESSEE shall save LESSOR harmless, and shall exonerate and indemnify LESSOR, from and against any and all claims, liabilities or penalties asserted by or on behalf of any person, firm,
corporation or public authority:
			
	 	 	 	 	 (i)     on account of or based upon any injury to person, or loss of or damage to
property sustained or occurring or emanating from the Premises on account of or based upon the act, omission, fault, negligence or misconduct of any person except LESSOR;
  
 (ii)    on account of or based upon any injury to person, or loss of or damage
to property, sustained on or occurring elsewhere (other than

  

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	 	 	 	 	 on the Premises) in or about the Property (and, in particular, without limitation, the elevators, stairways, public corridors, sidewalks, parking
areas, concourses, arcades, approaches, areaways, roof, or other appurtenances and facilities used in connection with the Property or the Premises) arising out of the use or occupancy of the Property or Premises by the LESSEE or by any person
claiming by, through or under LESSEE, except where such injury, loss or damage was caused by the negligence, fault or misconduct of LESSOR;
  
 and in addition to and not in limitation of either of the foregoing subdivisions (i) and (ii);
  

	 	 	 (iii)  
	 	on account of or based upon (including moneys due on account of) any work or thing whatsoever done (other than by LESSOR or its contractors, or agents or employees or either) on the Leased
Premises; and, in respect of any of the foregoing, from and against all costs, expenses (including reasonable attorneys’ fees), and liabilities incurred in or in connection with any such claim, or any action or proceeding brought thereon; and
in case any action or proceeding be brought against LESSOR by reason of any such claim. LESSEE upon notice from LESSOR shall at LESSEE’S expense resist or defend such action or proceeding and employ counsel therefore reasonably satisfactory to
LESSOR, it being agreed that such counsel as may act for insurance underwriters of LESSEE engaged in such defense shall be deemed satisfactory.
		
	 17.    LESSEE’S
 LIABILITY
 INSURANCE
	 	The LESSEE shall maintain with respect to the Premises and the Property of which the Premises are a part commercial general liability insurance in the amount of $ 1,000,000 with
property damage insurance in limits of $100,000 and Workers Compensation insurance insuring against and satisfying LESSEE’S obligations and liabilities under the Workers Compensation Laws of Massachusetts, in responsible companies qualified to
do business in Massachusetts and in good standing therein insuring the LESSOR as well as LESSEE against injury to persons or damage to property as provided. LESSEE agrees to increase limits as LESSOR’S mortgagee reasonably requires. The LESSEE
shall deposit with the LESSOR certificates for such insurance at or prior to the commencement of the Term, and thereafter within thirty (30) days prior to the expiration of any such policies. All such insurance certificates shall provide that such
policies shall not be canceled without at least ten (10) days prior written notice to each assured named therein.
		
	 18.    FIRE, CASUALTY, EMINENT DOMAIN
	 	 Should a substantial portion of the Premises, or of the property of which they are a part, be substantially damaged by fire or other
casualty, or be taken by eminent domain, the LESSOR may elect to terminate this lease. When such fire, casualty, or taking renders the Premises substantially unsuitable for their intended use, a just and proportionate abatement of rent shall be
made, and the LESSEE may elect to terminate this lease if:
  
 (a)    The LESSOR fails to give written notice within thirty (30) days of the event of its intention to restore Premises, or
  
 (b)    The LESSOR fails to restore the Premises to a condition substantially
suitable for their intended use within ninety (90) days of

  

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	 	  	 	 	said fire, casualty or taking, as such date may be extended ninety (90) days if LESSOR is diligently working to restore the Premises and extended an additional ninety (90) days for force
majeure. LESSOR reserves, and the LESSEE grants the LESSOR, all rights which the LESSEE may have for damages or injury to the Premises for any taking by eminent domain, except for damage to the LESSEE’S fixtures, property, or
equipment.
			
	 19.    DEFAULT AND BANKRUPTCY
	  	A)	 	In the event that:
			
	 	  	     (i)	 	The LESSEE shall default in the payment of any installment of rent or other sum herein specified and such default shall continue for five (5) days after written notice thereof;
or
			
	 	  	     (ii)	 	The LESSEE shall default in the observance or performance of any other of the LESSEE’S covenants, agreements, or obligations hereunder and such default shall not be corrected within fifteen
(15) days after written notice thereof, provided that if LESSEE undertakes diligent efforts to correct but such default cannot, despite such efforts be corrected within such fifteen (15) day period, than such fifteen day period shall be extended for
an additional period, not to exceed thirty (30) days, sufficient to complete correction of such default; or
			
	 	  	     (iii)	 	The LESSEE or any guarantor of LESSEE’S obligations under the lease, files or is filed against in any bankruptcy, insolvency or reorganization petition; or
			
	 	  	     (iv)	 	The LESSEE shall be declared bankrupt or insolvent according to law, or, if any assignment shall be made of LESSEE’S property for the benefit of creditors, or
			
	 	  	     (v)	 	Any attachment is made of the leasehold interest outlined in this lease; or
			
	 	  	     (vi)	 	The LESSEE fails to take possession of Premises within seven (7) days of the Commencement Date or shall abandon the Premises; or
			
	 	  	     (vii)	 	LESSEE violates the terms of Section 13 “Assignment & Subleasing”; or
			
	 	  	     (viii)	 	A receiver is appointed to conduct LESSEE’S business (whether or not LESSOR has re-entered the premises) then the LESSOR shall have the right thereafter, while such default continues, to
re-enter and take complete possession of the Premises, to terminate this lease, and remove the LESSEE’S effects without prejudice to any remedies which might be otherwise used for arrears of rent or other default. The LESSEE shall indemnify the
LESSOR against all loss of rent and additional rent and other payments which the LESSOR may incur by reason of such termination during the residue of the term. If the LESSEE shall default, after reasonable notice thereof; in the observance or
performance of any conditions or covenants on LESSEE’S part to be observed or performed under or by virtue of any of the provisions in any article of this lease, the LESSOR, without

  

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	 	 	 	 	being under any obligation to do so and without thereby waiving such default, may remedy such default for the account and at the expense of the LESSEE. If the LESSOR makes any expenditures or
incurs any obligations for the payment of money in connection therewith, including but not limited to, reasonable attorney’s fees in instituting, prosecuting or defending any action or proceeding, such sums paid or obligations insured, with
interest at the rate of 18 per cent per annum and costs, shall be paid to the LESSOR by the LESSEE as additional rent. Any sums not paid when due shall bear interest at 18 per cent per annum until paid. LESSEE shall pay an administrative fee if a
check does not clear.
			
	 	 	 B)
	 	LESSOR’S REMEDIES. If any one or more events of default set forth above occurs, LESSOR may, at its election:
			
	 	 	     (i)
	 	Give LESSEE written notice of LESSOR’S intention to terminate this Lease on the earliest date permitted by law or on any later date specified in such notice, in which case LESSEE’S
right to possession of the Premises will cease and this Lease will be terminated, except as to LESSEE’S liability, as if the expiration of the term fixed in such notice were the end of the Term;
			
	 	 	     (ii)
	 	Without further demand or notice, and without terminating this Lease, reenter and take possession of the Premises or any part of the Premises, repossess the same, expel LESSEE and those claiming
through or under LESSEE and remove the effects of both or either, using such force for such purposes as may be necessary, without being liable for prosecution, without being deemed guilty of any matter of trespass, and without prejudice to any
remedies for arrears of Monthly Rent or other amounts payable under this Lease or as a result of any preceding breach of covenants or conditions; or
			
	 	 	     (iii)
	 	Without further demand or notice to cure any event of default and charge LESSEE for the cost of effecting such cure, including without limitation reasonable attorneys’ fees and interest on
the amount of 18 percent per annum, provided that LESSOR will have no obligation to cure any such event of default of LESSEE.
		
	 	 	If LESSOR elects to reenter as provided in subsection (ii) or if LESSOR takes possession pursuant to legal proceedings or pursuant to any notice provided by law, LESSOR may, from
time to time, without terminating this Lease, relet the Premises or any part of the Premises in LESSOR’S or LESSEE’S name, but for the account of LESSEE, for such term or terms (which may be greater or less than the period which would
otherwise have constituted the balance of the Term) and on such conditions and upon such other terms (which may include concessions of free rent and alteration and repair of the Premises) as LESSOR, in its reasonable discretion, may determine, and
LESSOR may collect and receive the rents from such reletting. LESSOR will in no way be responsible or liable for any failure to relet the Premises, or any part of the Premises, or for any failure to collect any rent due upon such reletting. No such
reentry or taking possession of the Premises by LESSOR will be construed as an election on LESSOR’S part to terminate this Lease unless a written notice of such intention is given to LESSEE. No written notice from LESSOR under this Section
or

  

 10 

					
	 	 	 	 	under a forcible or unlawful entry and detainer statute or similar law will constitute an election by LESSOR to terminate this Lease unless such notice specifically so states. LESSOR reserves
the right following any such reentry or reletting to exercise its right to terminate this Lease by giving LESSEE such written notice, in which event this Lease will terminate as specified in such notice.
			
	 20.    NOTICE
	 	 	 	Any Notice from the LESSOR to the LESSEE relating to the Premises or to the occupancy thereof, shall be in writing and be deemed duly served, if mailed to the Notice Address in Section 1 of this
Lease, registered or certified mail, return receipt requested, postage prepaid or by overnight carrier, addressed to the LESSEE. Any Notice from the LESSEE to the LESSOR relating to the Premises or to the occupancy thereof, shall be deemed duly
served, if mailed to the LESSOR by registered or certified mail, return receipt requested, postage prepaid or by overnight carrier, addressed to the LESSOR at the address in Section 1 of this Lease or such other address as the LESSOR may from time
to time advise in writing. All rent notices shall be paid and sent to the LESSOR at its notice address or such other address as may be designated by LESSOR.
			
	 21.    SURRENDER
	 	 	 	The LESSEE shall at the expiration or other termination of this Lease remove all LESSEE’S goods and effects from the Premises, (including, without hereby limiting the generality of the
foregoing, all signs and lettering affixed or painted by the LESSEE, either inside or outside the Premises). LESSEE shall deliver to the LESSOR the Premises and all keys, locks thereto, and other fixtures connected therewith and all alterations and
additions made to or upon the Premises, in good condition, damage by fire or other casualty only excepted. In the event of the LESSEE’S failure to remove any of LESSEE’S property from the Premises, LESSOR is hereby authorized, without
liability to LESSEE for loss or damage thereto, and at the sole risk of LESSEE, to remove and store any of the property at LESSEE’S expense, or to retain same under LESSOR’S control or to sell at public or private sale, without notice any
or all of the property not so removed and to apply the net proceeds of such sale to the payment of any sum due hereunder, or to destroy such property. The LESSEE shall restore all damage, reasonable wear and tear excepted, to the Premises which may
have occurred during the use of Premises or while vacating the Premises. Any items which the LESSEE installs, which replace items on the Premises when LESSEE took occupancy are deemed to be LESSOR’S property.
			
	 22.    BROKERAGE
	 	 	 	LESSEE warrants and represents that LESSEE has dealt with no broker other than the broker listed in Section 1 of this lease in connection with the consummation of this Lease and, in the event of
any brokerage claims against LESSOR predicated upon prior dealings with LESSEE, LESSEE agrees to defend the same and indemnify LESSOR against any such claim.
			
	 23.    LESSOR’S LIABILITY
	 	 	 	The LESSOR is not personally liable under this Lease, (a) LESSEE specifically agrees to look solely to the LESSOR’S then equity in the property of which the Premises are a part for recovery
of any judgment from LESSOR it being specifically agreed that LESSOR (original or successor) shall never be personally liable for any such judgment or for the payment of any monetary obligation to LESSEE. The provisions contained in the foregoing
sentence are not intended to, and shall not, limit any right the LESSEE might otherwise have to obtain injunctive relief against LESSOR or to take any action not involving the liability of LESSOR to respond in monetary damages from LESSOR’S
assets other than from such property.

  
  

 11 

					
			
	 24.    WAIVER
	  	 	  	Failure on the part of the LESSOR or LESSEE to complain of any action or non-action on the part of the other, no matter how long the same may continue, shall never be a waiver by LESSOR or
LESSEE, respectively, of its rights hereunder. Further, no waiver at any time of the provisions hereof, by LESSOR or LESSEE shall be construed as a waiver of any of the other provisions hereof, and a waiver at any time of any of the provisions
hereof shall not be construed as a waiver at any subsequent time of the same provisions. The consent or approval of LESSOR or LESSEE to, or of any action by the other requiring such consent or approval, shall not be construed to waive or render
unnecessary LESSOR’S or LESSEE’S consent or approval to or of any subsequent similar act by the other.
			
	 25.    STATUS REPORT
	  	 	  	Recognizing that both parties may find it necessary to establish to third parties, from time to time, the then current status of performance hereunder, either party will, within ten (10) days
after receipt of a request therefore, furnish a statement of the status of any matter pertaining to this Lease, including without limitation, acknowledgments that (or the extent to which) each party is in compliance with its obligations under the
terms of the Lease.
			
	 26.    CONDITION AND AREA
	  	 	  	Except as otherwise provided in this Section, the Premises are being delivered strictly in their condition “as is” and LESSEE acknowledges that it has inspected the same and found
them satisfactory. LESSOR WILL BUILD SPACE IN ACCORDANCE WITH LESSEE’S SPECIFICATIONS USING BUILDING STANDARD MATERIALS IN ACCORDANCE WITH THE PLAN AND SPECIFICATIONS ATTACHED HERETO AS EXHIBIT D.
			
	 A.     PREPARATION OF THE PREMISES:
	  	 	  	 Promptly upon execution of the Lease, LESSOR will have prepared, at its sole cost and expense, certain plans (“LESSOR’S Plans”) for improvements
to be made in the Premises and adjacent areas of the Building to prepare the Premises for LESSEE’S occupancy. Upon completion of LESSOR’S Plans, LESSOR shall submit the same to LESSEE for LESSEE’S approval, which approval shall not be
unreasonably delayed or withheld. To the extent that LESSEE does not disapprove LESSOR’S Plans in writing, and provide specific remedies that will make LESSOR’ Plans acceptable, within five (5) Business Days after submission of the same by
LESSOR, LESSEE shall be conclusively deemed to have approved LESSOR’S Plans. Promptly after approval of LESSOR’S Plans, LESSOR shall exercise all reasonable efforts to complete, at its sole cost and expense the work specified in
LESSOR’S Plans. The work shall collectively be referred to as “LESSOR’S Work.” Tenant shall have no claim against LESSOR for failure so to complete such work.

			
	 B.     SUBSTANTIAL COMPLETION:
	  	 	  	 The Premises shall be deemed ready for occupancy on the first day (the “Substantial Completion Date”) as of which LESSOR’S Work has been
completed except for items of work (and, if applicable, adjustment of equipment and fixtures) which can be completed after

  

 12 

					
	 	 	 	 	 occupancy has been taken without causing undue interference with LESSEE’S use of the Premises (i.e. so-called “punch list” items) and LESSEE has
been given notice thereof. LESSOR shall complete as soon as conditions permit all “punch list” items and LESSEE shall afford LESSOR access to the Premises for such purposes.

			
	 	 	 	 	 If the Substantial Completion Date has not occurred by October 1, 1999 (the “Construction Completion Date”) as it may be extended pursuant to section
26.D. LESSEE shall have the right to terminate this Lease by giving notice to LESSOR not later than fifteen (15) days after the Construction Completion Date (as so extended), of LESSEE’S desire so to do; and this Lease shall cease and come to
an end without further liability or obligation on the part of either party fifteen (15) days after the giving of such notice, unless, within such fifteen (15) day period, LESSOR substantially completes LESSOR’S Work; and such right of
termination shall be LESSEE’S sole and exclusive remedy at law or in equity for LESSOR’S failure so to complete such work.

			
	 C.     CONCLUSIVENESS OF LESSOR’S PERFORMANCE
	 	 	 	 Except to the extent to which LESSEE shall have given LESSOR notice, not later than the end of the second full calendar month of the Term of the Lease next
beginning after the Commencement Date, of any respects in which LESSOR has not performed LESSOR’S Work, LESSOR shall be deemed to have completed LESSOR’S Work as of the Commencement Date of this Lease.

			
	 D.     LESSEES’ DELAYS:
	 	 	 	 1) If a delay shall occur in the Substantial Completion Date as the result of:

			
	 	 	 	 	 i) Any request by LESSEE that LESSOR delay in the commencement or completion of LESSOR’S Work for any reason;

			
	 	 	 	 	 ii) Any material change by LESSEE in any of LESSOR’S Plans after LESSEE’S approval thereof:

			
	 	 	 	 	 iii) Any other material act or omission of LESSEE or its officers, agents, servants or contractors:

			
	 	 	 	 	 iv) Any special requirement of LESSOR’S Plans not in accordance with LESSOR’S building standards; or

			
	 	 	 	 	 v) Any reasonably necessary displacement of any of LESSOR’S Work from its place in LESSOR’S construction schedule resulting from any of the causes for
delay referred to in clauses (i), (ii), (iii), (iv), or this paragraph and the fitting of such Work back into such schedule; then LESSEE shall, from time to time and within ten (10) business days after demand therefor, pay to LESSOR for each day of
such delay the amount of Basic Rent, Escalation Charges and other charges that would have been payable hereunder and the LESSEE’S obligation to pay Basic Rent commenced immediately prior to such delay.

  

 13 

					
	 	  	 2) If a delay in the Substantial Completion Date, or if any substantial portion of such delay, is the result of force majeure, and such delay would not
have occurred but for a delay described in paragraph above, such delay shall be deemed added to the delay described in that paragraph. The delays referred to above are herein referred to collectively and individually as “LESSEE’S
Delay.”

		
	 	  	 3) If, as a result of LESSEE’S Delay(s), the Substantial Completion Date is delayed in the aggregate for more than thirty (30) days, LESSOR may
(but shall not be required to) at any time thereafter terminate this Lease by giving written notice of such termination to LESSEE and thereupon this Lease shall terminate without further liability or obligation on the part of either party, except
that LESSEE shall pay to LESSOR the cost theretofore incurred by LESSOR in performing LESSOR’S Work, plus an amount equal to LESSOR’S out-of-pocket expenses incurred in connection with this Lease, including, without limitation, brokerage
and legal fees, together with any amount required to be paid pursuant to Section 26 through the effective termination date.

		
	 	  	 4) The Construction Completion Date shall automatically be extended for the period of any delays caused by LESSEE’S Delay(s) or Force
Majeure.

		
	 27.    LESSOR’S WARRANTY
	  	LESSOR warrants and represents that it is the owner of record of the Premises and that it has authority to grant the leasehold interest conveyed hereby.
		
	 28.    SEVERABILITY
	  	If any term or provision of this Lease, or the application thereof to any person or circumstance shall, to the extent the same shall be invalid or unenforceable, the remainder of
this Lease, or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable, shall not be affected thereby, and each term and provision of this Lease shall be valid and be
enforced to the fullest extent permitted by law.
		
	 29.    RECORDING
	  	LESSEE agrees not to record this Lease, but, if the Term of this Lease (including any extended term) is seven (7) years or longer, each party hereto agrees, on the request of the
other, to execute a so-called Notice of Lease in recordable form and complying with applicable law and reasonably satisfactory to LESSOR’S attorneys. Such document shall expressly state that it is executed pursuant to the provisions contained
in this Lease, and is not intended to vary the terms and conditions of this Lease.
		
	 30.    HOLDING OVER
	  	Any Holding Over by LESSEE after the expiration of the Term of this Lease shall be treated as a tenancy at sufferance at a rate equal to two times the Basic Rent then in effect plus
Additional Rent and other charges herein provided. LESSEE shall also pay to LESSOR all damages, direct and/or indirect, sustained by reason of any such holding over. Otherwise, such Holding Over shall be on the terms and conditions set forth in this
Lease as far as applicable.

  

 14 

					
	 31.    GOVERNING LAW
	  	 	  	This Lease shall be governed exclusively by the provisions hereof and by the laws of the Commonwealth of Massachusetts, as the same may from time to time exist. No amendment, alteration,
modification of, or addition to the Lease will be valid or binding unless expressed in writing and signed by LESSOR and LESSEE. LESSEE agrees to make any modifications of the terms and provisions of this Lease required and requested by any lending
institution providing financing for the Building, or Project, as the case may be, provided that no such modifications will materially adversely affect LESSEE’S rights and obligations under this Lease.
			
	 32.    RELOCATION
	  	 	  	Deleted.
			
	 33.    ENTIRE AGREEMENT
	  	 	  	This Lease and the Exhibits made a part hereof contain the entire and only agreement between the parties and any and all statements and representations, written and oral, including previous
correspondence and agreements between the parties hereto, are merged herein. LESSEE acknowledges that all representations and statements upon which it relied in executing this Lease are contained herein and that the LESSEE in no way relied upon any
other statements or representations, written or oral. Any executory agreement hereafter made shall be ineffective to change, modify, discharge or effect an abandonment of this Lease in whole or in part unless such executory agreement is in writing
and signed by the party against whom enforcement of the change, modification, discharge or abandonment is sought.
			
	 34.    RULES & REGULATIONS
	  	 	  	LESSEE, its employees, agents, licensees, and visitors will at all times, observe faithfully, and comply strictly with, the Rules and Regulations set forth in Exhibit E. LESSOR may from time
to time reasonably amend, delete, or modify existing Rules and Regulations, or adopt reasonable new Rules and Regulations for the use, safety, cleanliness, and care of the Premises and the Property, and the comfort, quiet, and convenience of
occupants of the Property. Modifications or additions to the Rules and Regulations will be effective upon thirty (30) days’ prior written notice to LESSEE from LESSOR. In the event of any breach of any Rules or Regulations or any amendments or
additions to such Rules and Regulations, LESSOR will have all remedies that this Lease provides for default by LESSOR, and will in addition have any remedies available at law or in equity, including the right to enjoin any breach of such Rules and
Regulations. LESSOR will not be liable to LESSEE for violation of such Rules and Regulations by any other tenant, its employees, agents, visitors, or licensees or any other person. In the event of any conflict between the provisions of this Lease
and the Rules and Regulations, the provisions of this Lease will govern.
			
	 35.    SUITE 520/560 TERMINATION
	  	 	  	Upon LESSEE’S occupancy of the Premises described in Section 1 above, LESSEE’S obligations under the certain lease dated November 12, 1997 between IGG International, Inc. as Tenant
and OMV Associates Limited Partnership as successor to MBL Life Assurance Corporation for certain premises located on a portion of the fifth floor of the Building and known as Suite 520 and LESSEE’S obligations under the certain lease dated
June 23, 1998 by and between LESSOR and LESSEE for certain Premises also located

  

 15 

					
	 	  	 	  	 on a portion of the fifth floor of the Building known as Suite 560 shall hereby be considered null and void.
  
 Notwithstanding the termination of the aforementioned Lease, LESSEE shall from and after the
Termination Date be liable to LESSOR as in the Lease provided (a) in the event LESSEE fails to leave the Premises described in said Lease in the condition stated therein, (b) for all payments of Minimum Yearly Rent, Taxes and Operating Costs as
provided in said Lease for the period prior to the Termination Date, and (c) pursuant to the indemnification provisions of the Lease with respect to claims of third parties, so long as said claims result from or are due to the act or neglect of
LESSEE, its agents, servants and employees which occurred on or before the Termination Date.

  
 IN WITNESS WHEREOF, the said parties
hereunto set their hands and seals this 22nd day of April, 1999. 
  

							
	 LESSEE: SafeScience, Inc.
	 	 LESSOR:
	 	 OMV Associates Limited Partnership

	 	 	 	 	 BY:
	 	 Park Square Corporation - its General Partner

	 	 	 	 	 BY:
	 	 Richard D. Cohen – its President

				
	 BY:
	 	 /s/ Bradley J. Carver

	 	 	 	 /s/ Richard D. Cohen

	 	 	 President
	 	 	 	 
			
	 Hereunto Duly Authorized
	 	 	 	 

  

 16 

 EXHIBIT B 
  
 Legal Description of the Land 
  
 All that certain lot, piece or parcel of land situated, lying and being in the City of Boston, Suffolk County, Massachusetts, with the buildings thereon, bounded and
described as follows: 
  

			
	NORTHERLY:	 	by Providence Street, six hundred seven and 40/100 (607.40) feet.
		
	EASTERLY:	 	by Arlington Street, seventy-five and 06/100 (75.06) feet,
		
	SOUTHERLY:	 	by St. James Avenue, six hundred four and 31/100 (604.31) feet and
		
	WESTERLY:	 	by Berkeley Street, seventy-five (75) feet

  
 containing 45,439 square feet, more or
less and being the same premises conveyed by deed dated April 30, 1981 and recorded with Suffolk County Registry of Deeds, Book 9741, Page 184. 
  

 17 

 EXHIBIT C 
  
 ITEMS INCLUDED IN OPERATING EXPENSES 
  
 Without limitation, Operating Expenses shall include: 
  

	1.	All expenses incurred by Lessor or Lessor’s agents which shall be directly related to employment of personnel for the Property, including amounts incurred for wages, salaries
and other compensation for services, payroll, social security, unemployment and similar taxes, workmen’s compensation insurance, disability benefits, pensions, hospitalization, retirement plans and group insurance, uniforms and working clothes
and the cleaning thereof, and expenses imposed on Lessor or Lessor’s agents pursuant to any collective bargaining agreement for the services of employees of Lessor or Lessor’s agents in connection with the operation, repair, maintenance,
cleaning, management and protection of the Property, and its mechanical systems including, without limitation, day and night supervisors, property manager, accountants, bookkeepers, janitors, carpenters, engineers, mechanics, electricians and
plumbers and personnel engaged in supervision of any of the persons mentioned above; provided that, if any such employee is also employed for other property of Lessor, such compensation shall be suitably prorated among the Property and such other
properties. 

  

	2.	The cost of services, utilities, materials and supplies furnished or used in the operation, repair, maintenance, including without limitation fees, if any, imposed upon Lessor, or
charged to the Property, by the state or municipality in which the Property is located on account of the need of the Property for increased or augmented public safety services. 

  

	3.	The cost of replacements for tools and other similar equipment used in the repair, maintenance, cleaning and protection of the Property, provided that, in the case of any such
equipment used jointly on other properties, such costs shall be suitably prorated among the Property and such other properties. 

  

	4.	Where the Property is managed by Lessor or an affiliate of Lessor, a sum equal to the amounts customarily charged by management firms in the Boston/Brookline area for similar
properties, but in no event more than six percent (6) of gross annual income, whether or not actually paid, or where managed by other than Lessor or an affiliate thereof, the amounts charged for management, together with, in either case, reasonable
amounts charged for legal and other professional fees relating to the Property, but excluding such fees and commissions paid in connection with services rendered for securing, terminating or renewing leases and administration and operation of the
Premises. 

  

	5.	Reasonable premiums for insurance against damage or loss to the Property from such hazards as shall from time to time be required by mortgagees. 

  

	6.	If, during the Term of this Lease, Lessor shall make a capital expenditure, the total cost of which is not properly includable in Operating Expenses for the Operating Year in which
it was made, there shall nevertheless be included in such Operating Expenses for the Operating Year in which it was made and in Operating Expenses for each succeeding Operating Year the annual charge-off of such capital expenditure; and the useful
life shall be determined reasonably by Lessor in accordance with generally accepted accounting principles and practices in effect at the time of making such expenditure. 

  

 18 

	7.	Costs for electricity, water and sewer use charges, and other utilities supplied to the Property and not paid for directly by Lessees. 

  

	8.	Betterment assessments provided the same are apportioned equally over the longest period permitted by law, and any other governmental charges or taxes not included in Taxes,
including linkage payments, if any. 

  

	9.	Amounts paid to independent contractors for services, materials, and supplies furnished for the operation, repair, maintenance, cleaning and protection of the Property.

  

 19 

 EXHIBIT D 
  
 pg. 1 of 2 
  
 Plans & Specifications 
  
 Landlord will build space in accordance with Tenant’s specifications using building standard materials in an amount not to exceed $20 per square foot. This shall include: 
  

	 	•	Sound insulation around two conference rooms and three offices 

  

	 	•	Kitchen including dishwasher, stove, refrigerator and oven 

  

	 	•	Higher ceiling in Brad Carver’s office 

  

	 	•	Upgraded carpet in reception, conference rooms and Brad Carver’s office. 

  

At tenants option and tenants expense, Landlord shall provide an upgraded lighting package. 
  

 20 

 EXHIBIT E 
  
 Rules & Regulations 
  

	
	 1. LESSOR may from time to time adopt appropriate systems and procedures for the security or safety of the Building, any persons
occupying, using or entering the Building, or any equipment, finishings, or contents of the Building, and LESSEE will comply with LESSOR’S requirements relative to such systems and procedures.
  

	 2. The sidewalks, halls, passages, exits, entrances, elevators, and stairways of the Building will not be obstructed by any
tenant or used for any purpose other than for ingress to and egress from the Building. The halls, passages, exits, entrances, elevators, escalators, and stairways are not for the general public, and LESSOR will in all cases retain the right to
control and prevent access to such halls, passages, exits, entrances, elevators, and stairways of all persons whose presence in the judgment of LESSOR would be prejudicial to the safety, character, reputation, and interests of the Building and its
tenants, provided that nothing contained in these rules and regulations will be construed to prevent such access to persons with whom any tenant normally deals in the ordinary course of its business, unless such persons are engaged in illegal
activities. No lessee and no employee or invitee of any tenant will go upon the roof of the Building except such roof or portion of such roof as may be contiguous to a Premises of a particular tenant and may be designated in writing by LESSOR as a
roof deck or roof garden area. No tenant will be permitted to place or install any object (including without limitation radio and television antennas, loudspeakers, sound amplifiers, microwave dishes, solar devices, or similar devices) on the
exterior of the Building or on the roof of the Building.
  

	 3. No sign, placard, picture, name advertisement, or written notice visible from the exterior of LESSEE’S Premises will be
inscribed, painted, affixed, or otherwise displayed by LESSEE on any part of the Building or the Premises without the prior written consent of LESSOR. LESSOR will adopt and furnish to LESSEE general guidelines relating to signs inside the Building
on the office floors. LESSEE agrees to conform to such guidelines. All approved signs or lettering on doors will be printed, painted, affixed, or inscribed at the expense of the LESSEE by a person approved by LESSOR. Other than window treatments
expressly permitted by LESSOR and building standard window treatments, material visible from outside the Building will not be permitted. In the event of the violation of this rule by LESSEE, LESSOR may remove the violating items without any
liability, and may charge the expenses incurred by such removal to the tenants or tenants violating this rules.
  

	 4. No cooking will be done or permitted by any LESSEE on the Premises, except in areas of the Premises which are specially
constructed for cooking and except that use by LESSEE of microwave ovens and Underwriters’ Laboratory approved equipment for brewing coffee, tea, hot chocolate, and similar beverages will be permitted, provided that such use is in accordance
with all applicable federal, state and city laws, codes, ordinances, rules and regulations.
  

	 5. No LESSEE will employ any person or persons other than the cleaning service of LESSOR for the purpose of cleaning the Premises, unless otherwise agreed to by
LESSOR in writing. Except with the written consent of LESSOR, no person or persons other than those approved by LESSOR will be permitted to enter the Building for the purpose of cleaning it. No LESSEE will cause any unnecessary labor by reason of
such LESSEE’S carelessness or indifference in the preservation of good order and cleanliness. Should LESSEE’S actions result in any increased expenses for any required cleaning, LESSOR reserves the right to assess LESSEE for such
expenses.

  

 21 

	
	 6. The toilet rooms, toilets, urinals, wash bowls and other plumbing fixtures will not be used for any purposes other than those
for which they were constructed, and no sweepings, rubbish, rags, or other foreign substances will be thrown in such plumbing fixtures. All damages resulting from any misuse of the fixtures will be borne by the tenant who, or whose servants,
employees, agents, visitors, or licensees, caused the same.
  

	 7. No LESSEE, or LESSEE’S invitees or licensees, will in any way deface any part of the Premises or the Building of which
they form a part. in those portions of the Premises where carpet has been provided directly or indirectly by LESSOR, LESSEE will at its own expense install and maintain pads to protect the carpet under all furniture having casters other than carpet
casters.
  

	 8. No LESSEE will alter, change, replace, or rekey any lock or install a new lock or a knocker on any door of the Premises.
LESSOR, its agents, or employees will retain a pass (master) key to all door locks on the Premises. Any new door locks required by LESSEE or any change in keying of existing locks will be installed or changed by LESSOR following tenant’s
written request to LESSOR and will be at LESSEE’S expense, all new locks and rekeyed locks will remain operable by LESSOR’S pass (master) key. LESSOR will furnish each tenant, free of charge, with two (2) keys to each suite entry door lock
on the Premises. LESSOR will have the right to collect a reasonable charge for additional keys and cards requested by any tenant. Each tenant, upon termination of its tenancy, will deliver to LESSOR all keys and access cards for the Premises and
Building that have been furnished to such tenant.
  

	 9. The elevator designated for freight by LESSOR will be available for use by all tenants in the Building during the hours and
pursuant to such procedures as LESSOR may determine from time to time. The persons employed to move LESSEE’S equipment, material, furniture, or other property in or out of the Building must be acceptable to LESSOR. The moving company must be a
locally recognized professional mover, whose primary business is performing of relocation services, and must be bonded and fully insured. A certificate or other verification of such insurance must be received and approved by LESSOR prior to the
start of any moving operations. Insurance must be sufficient, in LESSOR’S sole opinion, to cover all personal liability, theft or damage to the Project, including but not limited to floor coverings, doors, walls, elevators, stairs, foliage, and
landscaping. Special care must be taken to prevent damage to foliage and landscaping during adverse weather. All moving operations will be conducted at such times and in such a manner as LESSOR will direct, and all moving will take place during
non-Business Hours unless LESSOR agrees in writing otherwise. LESSEE will be responsible for the provision of building security during all moving operations, and will be liable for all losses and damages sustained by any party as a result of the
failure to supply adequate security. LESSOR will have the right to prescribe the weight, size, and position of all equipment, materials, furniture, or other property brought into the Building. Heavy objects will, if considered necessary by LESSOR,
stand on wood strips of such thickness as is necessary to property distribute the weight. LESSOR will not be responsible for loss of or damage to any such property from any cause, and all damage done to the building by moving or maintaining such
property will be repaired at the expense of LESSEE. LESSOR reserves the right to inspect all such property to be brought into the building and to exclude from the Building all such property which violates any of these rules and regulations or the
Lease of which these rules and regulations are a part. Supplies, goods, materials, packages, furniture, and all other items of every kind delivered to or taken from the Premises will be delivered or removed through the entrance and route designated
by LESSOR, and LESSOR will not be responsible for the loss or damage of any such property.
  

	 10. No lessee will use or keep in the Premises or the building any kerosene, gasoline, or inflammable or combustible or explosive fluid or material or chemical
substance other than limited quantities of such materials or substances reasonably necessary for the operation or maintenance of office equipment or limited quantities of cleaning fluids and solvents required in lessee’s normal operations in
the Premises,

  

 22 

	
	 which shall be stored in accordance with applicable law. Without LESSOR’S prior written approval, no lessee will use any method of heating or
air conditioning other than that supplied by LESSOR. No lessee will use or keep or permit to be used or kept any foul or noxious gas or substance in the Premises.
  

	 11. Lessees shall not, prior to or during the Term, either directly or indirectly, employ or permit the employment of any
contractor, mover, mechanic or laborer, or permit any materials in the Premises, if the use of such contractor, mover, mechanic or laborer or such materials would, in LESSOR’S opinion, create any difficulty, strike or jurisdictional dispute
with other contractors, movers, mechanics or laborers engaged by LESSOR, lessee, or others, or would in any way disturb the construction, maintenance, cleaning, repair, management, security or operation of the Building, Project or any part thereof.
Any lessee, upon demand by LESSOR, shall cause all contractors, movers, mechanics, laborers or materials causing such interference, difficulty or conflict to leave or be removed from the Project immediately.
  

	 12. LESSOR will have the right to prohibit any advertising by LESSEE mentioning the Building, that in LESSOR’S reasonable
opinion, tends to impair the reputation of the Building or its desirability as a building for offices, and upon written notice from LESSOR, LESSEE will refrain from or discontinue such advertising.
  

	 13. LESSEE will riot bring any animals (except “Seeing Eye” dogs) or birds into the building, and will not permit
bicycles or other vehicles inside or on the sidewalks outside the Building except in areas designated from time to time by LESSOR for such purposes.
  

	 14. All persons entering or leaving the building between the hours of 6 p.m. and 8 a.m. Monday through Friday, and at all hours
on Saturdays, Sundays, and holidays will comply with such off-hour regulations as LESSOR may establish and modify from time to time. LESSOR reserves the right to limit reasonably or restrict access to the Building during such time
periods.
  

	 15. Each lessee will store all its trash and garbage within its Premises. No material will be placed in the trash boxes or
receptacles if such material is of such nature that it may not be disposed of in the ordinary and customary manner of removing and disposing of trash and garbage without being in violation of any law or ordinance governing such disposal. All garbage
and refuse disposal will be made only through entryways and elevators provided for such purposes and at such times as LESSOR designates. Removal of any furniture or furnishings, large equipment, packing crates, packing materials, and boxes will be
the responsibility of each lessee and such items may not be disposed of in the Buildings trash receptacles nor will they be removed by the Building’s janitorial service, except at LESSOR’S sole option and at the lessee’s expense. No
furniture, appliances, equipment, or flammable products of any type may be disposed of in the Building trash receptacles.
  

	 16. Canvassing, peddling, soliciting, and distributing handbills or any other written materials in the Building are prohibited,
and each lessee will cooperate to prevent the same.
  

	 17. The requirements of the lessee’s will be attended to only upon application by written, personal, or telephone notice at
the office of the Building. Employees of LESSOR or LESSOR’S agent will not perform any work or do anything outside of their regular duties unless under special instructions from LESSOR.
  

	 18. A directory of the Building will be provided for the display of the name and location of tenants only. all entries on the
Building directory display will conform to standards and style set by LESSOR in its sole discretion. Space on any exterior signage will be provided in LESSOR’S sole discretion. No lessee will have any right to the use of any exterior
sign.
  

	 19. LESSEE will see that the doors of the Premises are closed and locked and that all water faucets, water apparatus, and utilities are shut off before LESSEE or
LESSEE’S employees leave the Premises, so

  

 23 

	
	 as to prevent waste or damage, and for any failure to comply or carelessness in this regard LESSEE will make good all injuries sustained by other
tenants or occupants of the Building or LESSOR. On multiple - tenancy floors, all lessee’s will keep the doors to the Building corridors closed at all times except for ingress or egress.
  

	 20. LESSEE will not conduct itself in any manner that is inconsistent with the character of the building as a first quality
building or that will impair the comfort and convenience of other tenants in the Building.
  

	 21. No act or thing done or omitted to be done by LESSOR or LESSOR’S agent during the term of the Lease in connection with
the enforcement of these rules and regulations will constitute an eviction by LESSOR of any lessee nor will it be deemed an acceptance of surrender of the Premises by any lessee, and no agreement to accept such termination or surrender will be valid
unless in a writing signed by LESSOR. The delivery of keys to any employee or agent of LESSOR will not operate as a termination of the Lease or a surrender of the Premises unless such delivery of keys is done in connection with a written instrument
executed by LESSOR approving the termination or surrender.
  

	 22. In these rules and regulations, the term “lessee” includes the employees, agents, invitees, and licensees of LESSEE
and others permitted by LESSEE to use or occupy the Premises.
  

	 23. LESSOR may waive any one or more of these rules and regulations for the benefit of any particular lessee or lessees, but no
such waiver by LESSOR will be construed as a waiver of such rules and regulations in favor of any other lessee or lessees, nor prevent LESSOR from enforcing any such rules and regulations against any or all of the lessees of the Building after such
waiver.
  

	 24. These rules and regulations are in addition to, and will not be construed to modify or amend, in whole or in part, the terms, covenants, agreements, and
conditions of the Lease.

  

 24 

 CAPITAL 
  
 P R O P E R T I E S 
  
 February 8, 2000 
  
 Ms. Donna Conway 
 Safe Science 
 31 St. James Avenue 
 Boston, MA 02116 
  
 RE: Larger Premises 
  
 Dear Donna: 
  
 I enjoyed speaking with you to
discuss available suites at the Park Square Building. We are pleased to offer the following proposal to lease space. 
  

			
	EXISTING	 	 
	PREMISES:	 	Suite 810 consisting of 9,222 rentable square feet
		
	ADDITIONAL	 	 
	PREMISES:	 	Suite 804 consisting of 2,117 rentable square feet
		
	TERM;	 	5 Years
		
	LEASE	 	 
	COMMENCEMENT:	 	April 1, 2000
		
	LEASE EXPIRATION:	 	March 31, 2005
		
	BASE RENT:	 	We will keep the same rent for your existing square feet per your lease and $42.00/sf for the additional space and extended premises.

  

														
	 	  	 Lease Commence-
 5-31-02

	 	 	 6-1-02 –
 4-31-03

	  	 5-1-03 –
 8-31-04

	  	 9-1-04 –
 3-31-05

	 2,968 sq. ft.
	  	$	25.81/sf	 	 	$	37/sf	  	$	37/sf	  	$	42/sf
	 2,865 sq. ft.
	  	$	32.75/sf 	(1)	 	$	32.75/sf	  	$	37/sf	  	$	42/sf
	 3,389 sq. ft.
	  	$	37/sf	 	 	$	37/sf	  	$	37/sf	  	$	37/sf
	 2,117 sq. ft.
	  	$	42/sf	 	 	$	42/sf	  	$	42/sf	  	$	42/sf
	 	  	
	
	
	 	
	
	  	
	
	  	
	

	 Blended
	  	$	33.93 sf	 	 	$	36.86/sf	  	$	37.93/sf	  	$	42/sf
	 	  	
	
	
	 	
	
	  	
	
	  	
	

	 Total Annual Rent
	  	$	384,739.80	 	 	$	417,951.80	  	$	430,128	  	$	476,238
	 	  	
	
	
	 	
	
	  	
	
	  	
	

	(1)	Average rental rate 

  

			
	 ESCALATORS:
	 	Per Existing Lease.
		
	ELECTRICITY:	 	Tenant shall pay $1.50/sf for electricity in addition to rent

  
 Capital Properties
Management, Inc- 
 31 Saint James Avenue, Boston, MA 02216 • Phone: 617.542.2500 • Fax 617.542.2552 
  

 25 

					
	OTHER PROVISIONS:	  	*	  	Tenant will take space in “as is’.” condition.
			
	 	  	*	  	Landlord will build space in accordance with Tenant’s
	 	  	 	  	      specifications using building standard materials in an amount
	 	  	 	  	      not to exceed $15 per square foot

  
 The foregoing constitutes our
understanding of the lease terms. We trust you will find these terms acceptable. It is the Landlord’s intent for you to expand your tenancy at the Park Square Building. 
  
 These business terms will remain in effect until February 9, 2000. This proposal sets forth the proposed business terms and conditions of
the contemplated lease, but nothing contained herein shall be deemed to create say legally binding obligations on either party. This space is subject to prior leasing and this proposal may be with drawn without notice. This proposal is subject to
the execution of a mutually satisfactory lease agreement 
  
 Upon review and
approval, kindly return one executed copy of this proposal to my attention, and I will promptly have the lease amendment prepared. 
  
 If you should have any questions regarding this proposal, please feel free to contact me at (617)542-2500. 
  
 Sincerely, 
  

			
	 /s/ Jennifer Cote

	 	 
	 Jennifer Cote
	 	 
	 Property Manager
	 	 
		
	 /s/ Bradley J Carver

	 	 2/8/00

	 Reviewed & Approved
	 	 Date

		
	 cc: Robin Sherman
	 	 

  

 26 

 FIRST AMENDMENT TO LEASE 
  
 This FIRST AMENDMENT TO LEASE (this “First Amendment”) is dated as of February 29th, 2000 by and between OMV
Associates Limited Partnership, a Massachusetts limited partnership as landlord (the “Landlord”) and SafeScience, Inc., as tenant (the “Tenant”). 
  
 WHEREAS, by a lease (the “Lease”) dated as of April 22, 1999, Landlord leased to Tenant approximately 9,222 square
feet of space (the “Initial Premises”) on the eighth floor of the building located at 31 St. James Avenue, Boston, MA 02116 (the “Building”); and 
  
 WHEREAS, Landlord and Tenant desire to amend the Lease (i) to reflect that 2,117 square feet of space (the “First
Additional Premises”) shall be added to the Initial Premises, (ii) to extend the term, and (iii) to make other changes to the lease consequent to them. 
  
 NOW, THEREFORE, in consideration of the foregoing and for other good and valuable consideration, the receipt and sufficiency of which are hereby mutually
acknowledged, landlord and Tenant hereby agree as follows: 
  
 1. Effective as of
the Additional Premises Commencement Date as hereinafter defined, Landlord shall lease to Tenant the First Additional Premises consisting of 2,117 square feet of rentable area on the eighth floor of the Building. 
  
 2. Effective as of the Additional Premises Commencement Date, the below listed definitions
set forth in Section 1 of the Lease shall be deleted in their entirety and the following definitions shall be substituted therefore: 
  

													
	Basic Rent:	  	 	 	  	 	 	  	 	 	  	 	 
					
	 	  	Lease Commence
- 5-31-02

	  	 6-1 - 02 -
 4-31-03

	  	 5-1-03 -
 8-31-04

	  	9-1 -04 -
Lease Expiration

	 2,968 sq.ft.
	  	$	25.81/sf	  	$	37.00/sf	  	$	37.00/sf	  	$	42.00/sf
	 2,865 sq.ft.
	  	$	32.75/sf	  	$	32.75/sf	  	$	37.00/sf	  	$	42.00/sf
	 3,389 sq.ft.
	  	$	37.00/sf	  	$	37.00/sf	  	$	37.00/sf	  	$	42.00/sf
	 2,117 sq.ft.
	  	$	42.00/sf	  	$	42.00/sf	  	$	42.00/sf	  	$	42.00/sf
					
	 Annual Rent
	  	$	384,739.83	  	$	417,951.75	  	$	430,128	  	$	476,238
	 Monthly Rent
	  	$	32,061.65	  	$	34,829.32	  	$	35,844	  	$	39,686

  
 Premises Rentable
Area: Agreed to be 11,339 square feet locate on the eight floor of the building Escalation Factor: 2.678% compute in accordance with the Escalation Factor Computation. Term: Five (5) years commencing on the First Additional Premises Commencement
Date and expiring at the close of the day immediately preceding the fifth anniversary of the Commencement Date, except that if the Commencement Date shall be other than the first day of a calendar month, the expiration of the Initial Term shall be
at the close of the day on the last day of the calendar month on which such anniversary shall fall. 
  

 27 

 3. First Additional Premises Commencement Date: The later of (a) Substantial Completion or (b) approximately April 1,
2000 provided completed architectural drawings are submitted no later than February 18, 2000. If architectural plans are not submitted by February 18, 2000, the First Additional Premises Commencement Date will be upon April 1, 2000. 
  
 4. Except as otherwise provided in this Section, the Premises are being delivered strictly in
their condition “as is” and TENANT acknowledges that it has inspected the same and found them satisfactory. LANDLORD WILL BUILD SPACE IN ACCORDANCE WITH TENANT’S SPECIFICATIONS USING BUILDING STANDARD MATERIALS IN AN AMOUNT NOT TO
EXCEED $15.00 PER RENTABLE SQUARE FOOT OF THE FIRST ADDITIONAL PREMISES ($31,755.00). 
  
 5. Effect of this Amendment. Except as specifically amended hereby, all provisions of the Lease are hereby ratified and confirmed and remain in full force and effect. IN WITNESS WHEREOF, Landlord and Tenant have caused this Amendment to be
duly executed, under seal, by persons hereunto duly authorized, in multiple copies, each to be considered and original hereof, as of the date first set forth above. 
  

					
	 TENANT:
	 	 LANDLORD:

			
	 SafeScience, Inc.
	 	 BY:
	 	 OMV Associates Limited Partnership

	 	 	 BY:
	 	 Park Square Corporation - its General Partner

	 	 	 BY:
	 	 Richard D. Cohen - its President

		
	 /s/ Bradley J Carver

	 	 /s/ Richard D. Cohen

	 Its President
	 	 	 	 

  

 28 

 SECOND AMENDMENT TO LEASE 
  
 This SECOND AMENDMENT TO LEASE (the “SECOND AMENDMENT”) is dated June 1, 2000, by and between OMV Associates Limited Partnership,
a Massachusetts limited partnership, (the “LESSOR”) and SafeScience, Inc., a Nevada Corporation, (the “LESSEE”). 
  
 WHEREAS, by a lease (the “LEASE”) dated as of April 22, 1999 and amended by a first amendment (the “First Amendment to Lease”) dated February 29,
2000, by and between SafeScience, Inc. as LESSEE and OMV Associates Limited Partnership, as LESSOR, LESSOR leased to LESSEE 9,222 rentable square feet (the “Premises”) and 2,117 rentable square feet (the 
 “First Additional Premises”) of space located on the eight floor at 31 St. James Avenue, Boston, MA 02116 (the “Building”). 
  
 WHEREAS, LESSOR and LESSEE are agreeable to amend the Lease to include 260 rentable square
feet of storage space (the “Initial Storage Space”) on the terms and conditions hereinafter set forth. 
  
 NOW, THEREFORE, for the sum often dollars ($10.00) and other good and valuable consideration each to the other paid, their receipt and sufficiency whereof and hereby
acknowledged, and in consideration of the covenants and agreements herein contained, LESSOR and LESSEE do hereby agree as follows: 
  

			
	1. Initial Storage Space:	  	Storage Space A9 of approximately 260 rentable square feet.
		
	2. Rent:	  	The rent to be paid by LESSEE to LESSOR for the Initial Storage Space shall be payable monthly as in the Lease provided, without set off or deduction in the amount of $12 per square foot
annually, $260 per month, $3,120 annually effective June 1, 2000.
		
	 3. Term:
	  	LESSEE or LESSOR may terminate its obligations regarding the Initial Storage Space with thirty (30) days notice to the other party.
		
	 4. Condition and Area:
	  	LESSEE shall take the Initial Storage Space in “As Is” condition.

  
  
 Except as hereinbefore otherwise expressly provided to the contrary, all the terms, covenants, conditions and agreements set forth in the aforementioned Lease are hereby
ratified, affirmed in full force and effect. 
  
 IN WITNESS WHEREOF, the parties
have executed this Second Amendment to Lease as of the 1st day of June 2000. 
  

					
	 LESSEE
	 	 LESSOR

			
	 SafeScience, Inc.
	 	 BY:
	 	 OMV Associates Limited Partnership

	 	 	 BY:
	 	 Park Square Corporation, its General Partner

	 	 	 BY:
	 	 Richard D. Cohen – its President

	 BY:
	 	 	 	 
	 /s/ Bradley J Carver

	 	 /s/ Richard D. Cohen

  

 29 

 THIRD AMENDMENT TO LEASE 
  
 This Third Amendment to Lease (the “Third Amendment”) is dated August 19, 2004 by and between OMV Associates Limited Partnership,
a Massachusetts limited partnership, as lessor (the “LESSOR”), and GlycoGenesys, Inc., formerly known as SafeScience, Inc., a Nevada corporation, as lessee (the “LESSEE.”) 
  
 WHEREAS, by the Lease dated April 22, 1999 (the “Lease”), LESSOR has leased to
LESSEE 9,222 rentable square feet of space located on the eighth floor of the Building and known as Suite 810 (the “Premises”); and, as amended by the First Amendment to Lease dated February 29, 2000, has leased 2,117 square feet of space
located on the eighth floor of the Building and known 
 as Suite 805 (the “First Additional Premises”); and, as further amended by the Second
Amendment to Lease dated June 1, 2000, has leased 260 square feet of storage space in the Building and known as Storage Space A9 (the “Initial Storage Space.”) 
  
 WHEREAS, LESSOR and LESSEE are agreeable to amend the Lease (i) to reflect that the First Additional Premises shall be returned to the
LESSOR, (ii) to extend the term of the Lease; and (iii) to make other changes consequent thereto. 
  
 NOW, THEREFORE, for ten ($10.00) dollars and other good and valuable consideration each to the other paid, the receipt and sufficiency whereof and hereby acknowledged, and in consideration of the covenants and
agreements herein contained, LESSOR and LESSEE do hereby agree as follows: 
  
 1.
Commencement Date. The Commencement Date of this THIRD AMENDMENT shall be as of May 1, 2004, and the return of the First Additional Premises and the financial and other terms herein shall be retroactive to May 1, 2004. 
  
 2. Term. The Term of the extension under this Third Amendment (the “First
Extension Term”) shall be approximately five (5) years, ten (10) months, through March 31, 2010. 
  
 3. Basic Rent. The Basic Rent for the Extension Term shall be at the rate of: 
  

							
	Lease Year

	 	Annual Basic Rent

	 	Monthly
Installments

	 	 Per Rentable
 Sq. Ft.

	First
Extension
Term	 	$281,271.00	 	$23,439.25	 	$30.50 Blended
($26.00 for rent
plus $4.50 blend
concession over
entire
term)

  
 4. Security Deposit. The
Security Deposit shall be comprised of the Lessee’s existing letter of credit in the amount of $108,128.00, and the LESSEE’S existing cash deposit with the LESSOR in the amount of $l1,370.47. The Security Deposit shall continue throughout
the First Extension Term. 
  

 30 

 5 Base Year for Operating Expenses. As of May 1, 2004, the Base Year for Operating Expenses shall be the calendar
year of 2005. A calendar year of operating expenses shall be the actual operating expenses incurred during any calendar year of January 1 through December 31. 
  

6. Base Fiscal Year for Real Estate Taxes. As of May 1, 2004, the municipal fiscal year of 2005 shall be the base year. A fiscal year of real estate taxes shall
be the actual real estate taxes assessed during any municipal fiscal year of July 1 to June 30. 
  
 7. Relocation. LESSOR shall have a relocation right as follows: 
  
 (a) If LESSOR so requests, LESSEE shall vacate the Premises and relinquish its rights with respect to same provided that LESSOR shall provide to LESSEE
substitute space in the Building, such space to be reasonably comparable in size, layout, finish and utility to the Premises, and 
  
 (b) It is further provided that LESSOR shall, at its sole cost and expense, move LESSEE and its Removable Property from the Premises to such substitute
space in such manner as to minimize, to the greatest extent practicable, undue interference with the business or operations of the LESSEE; and 
  
 (c) Any such substitute space shall, from and after such relocation, be treated as the Premises demised under this Lease, and shall be occupied by the
LESSEE under the same terms, provisions and conditions set forth in the Lease and this Third Amendment to the Lease. LESSEE will not be responsible for any increase in LESSEE’S security deposit if LESSEE is relocated. 
  
 (d) LESSEE will be relocated within one hundred twenty (120) days of
notification from the LESSOR, but no sooner than ninety (90) days after notification. 
  
 8. Termination Option. LESSEE shall have a one time right to terminate the Lease as of December 31, 2006, provided that LESSEE gives at least nine (9) months advance notification to LESSOR, which notice shall be given no later than
March 31, 2006. Furthermore, LESSEE may not exercise this option to terminate more than twelve months in advance, that is, not before January 1, 2006. If LESSEE elects to terminate, LESSEE shall pay to LESSOR a lump sum termination fee The
termination fee shall be the total of all unamortized construction, brokerage and architectural fees related to the lease extension in this Third Amendment, as well as the $4.50 blend concession per rentable square foot per year, for the remaining
term. 
  
 If the Owner’s Agent notifies LESSEE of its
intention to relocate LESSEE and such notice is given prior to the date on which LESSEE may exercise its right to terminate, this 
 Termination Option shall
be null void. 
  
 9. Improvements. LESSOR will paint and carpet the
Premises using building standard materials. LESSOR will also be responsible for all demising costs. The Improvements shall begin on or before March 16, 2005. 
  
 10. Broker- Richards Barry Joyce & Partners, 53 State Street. Boston, MA 02109. The Broker shall be paid a commission of $5.00 per rentable square foot upon
execution of the Third Amendment based upon an extension term of five (5) years exactly. LESSEE warrants and represents that LESSEE has dealt with no broker in connection with the consummation of this 
 Third Amendment to Lease, other than the Broker named herein, and in the event of any brokerage claims against LESSOR predicated upon prior dealings with LESSEE, LESSEE
agrees to defend the same and indemnify LESSOR against any such claim. 
  

 31 

 11. First Additional Premises Termination. LESSEE’S obligations under the Lease dated April 22, 1999 and the
First Amendment to Lease dated February 29, 2000, both between OMV Associates Limited Partnership as Landlord (herein and under the Lease referred to as “LESSOR”) and SafeScience, Inc., the former name of the entity now known as
GlycoGenesys, Inc., as Tenant (herein and in the Lease referred to as “LESSEE”), for the premises located on the eighth floor of the Building, consisting of 2117 rentable square feet of space and known as Suite 805 shall hereafter be
considered null and void, effective April 30, 2004 (the ‘Termination Date”). 
  
 Notwithstanding the termination of the First Amendment to Lease and the return of the First Additional Premises to LESSOR, LESSEE shall
from and after the Termination Date continue to be liable to LESSOR as in the Lease for the following: (a) leaving the First Additional Premises in the condition required by the Lease upon return to LESSOR within sixty (60) days of the date above;
(b)making all payments of Minimum Yearly Rent, Taxes and Operating Costs as provided in the Lease for the period prior to the Termination Date; and (c) shall continue to be liable pursuant to the indemnification provisions of the Lease with respect
to claims of third parties, so long as said claims result from or are due to the act or neglect of LESSEE, its agents, servants and employees, and which occurred on or before the Termination Date. 
  
 12. Effect of this Amendment: Except as hereinbefore otherwise expressly provided to
the contrary, all the terms, covenants, conditions and agreements set forth in the aforementioned Lease and the Second Amendment to Lease are hereby ratified, affirmed and remain in full force and effect. 
  
 IN WITNESS WHEREOF, the parties hereto have executed this Third Amendment to Lease as of the
date above. 
  

					
	 LESSEE: GlycoGenesys, Inc.
	 	 LESSOR: OMV Associates Limited Partnership

	 	 	 By:
	 	 Park Square Corp. - its General Partner

	 	 	 By:
	 	 Richard D. Cohen - its President

		
	 /s/ Bradley J Carver

	 	 /s/ Richard D. Cohen

	 BRADLEY J. CARVER
	 	 	 	 
	 President &CEO
	 	 	 	 

  

 32Revolving Line of Credit Facility with Citizen's Bank

 Exhibit 10.1 
  

			
	Revolving Line of Credit Agreement	 	

  
 C-Cor Incorporated (“C-Cor”)
and Broadband Capital Corporation (collectively, “Borrowers”) have requested Citizens Bank of Pennsylvania, a Pennsylvania state chartered bank, at 445 Penn Street 1BC-0100, Reading, Pennsylvania, 19601 (“Bank”), to issue Standby
Letters of Credit only (the “Letters of Credit”) to Borrowers from time to time during the period set forth below (the “Commitment Period”) in an aggregate undrawn face amount outstanding at any one time not to exceed Bank’s
commitment set forth below (the “Commitment Amount”) and, subject to the terms and conditions set forth herein and in the Note and the other Credit Documents (hereinafter defined) and, relying upon the representations and warranties herein
and therein set forth, Bank is willing to issue such Letters of Credit. 
  

			
	 Commitment
 Period:
	  	From this date, November 5, 2004 (“Closing Date”), and until the 364th day thereafter (“Maturity Date”).
		
	 Commitment
 Amount:
	  	$10,000,000.00

  
 Within the limits of time and amount
set forth above and subject to the terms and conditions set forth herein and in the Note and the other Credit Documents, Borrowers may request the issuance of Letters of Credit hereunder. Borrowers may at any time or from time to time reduce the
Commitment Amount to an amount not less than the sum of the undrawn face amount of the Letters of Credit and amounts drawn but unreimbursed under Letters of Credit by providing not less than five days’ prior written notice (which notice shall
be irrevocable) to such effect to Bank. If Bank issues Letters of Credit above the Commitment Amount, all the terms and conditions set forth herein and in the Note and the other Credit Documents will apply to such Letters of Credit. 
  
 The obligation of Borrowers to reimburse the Bank for draws on the Letters of Credit, to pay
interest thereon and to pay fees, if any, with respect to the Commitment Amount (collectively, the “Obligations”) shall be evidenced by a Revolving Line of Credit Note (the “Note”), and security agreements, letter of credit
applications (collectively, the “Applications”), or other instruments or documents, which together with this Agreement, are sometimes referred therein as the (“Credit Documents”). 
  
 In consideration of the foregoing and intending to be legally bound, Borrowers agrees with
Bank as follows: 
  
 Representations and Warranties. In addition to the
representations and warranties contained in the Note and any other Credit Documents, Borrowers hereby make the following representations and warranties which shall be true and correct on the date hereof and shall continue to be true and correct at
the time of the issuance of any of the Letters of Credit and until the Obligations shall have been paid in full, or if there are no Letters of Credit are outstanding, so long as the Commitment Period has not expired: 
  
 Organization. Borrowers are duly organized, validly existing, and in good standing
under the laws of the jurisdiction in which Borrowers are incorporated; Borrowers have the power and authority to own their properties and assets, to carry on their businesses as now being conducted and are qualified to do business in every
jurisdiction in which they are required to qualify to do business where failure to qualify would have a material adverse effect upon the financial condition, business or operations of Borrowers. 
  

 4 

 Validity and Binding Nature. Borrowers have the power to execute, deliver, and perform this Agreement, the Note
and all other Credit Documents to which each is a party and when executed and delivered, this Agreement, the Note and all other Credit Documents to which Borrowers are a party will be valid and binding obligations of Borrowers, enforceable in
accordance with their terms; provided, however, that this representation with respect to enforceability is limited by bankruptcy, insolvency, or other laws of general application relating to or affecting the enforcement of creditors’ rights and
general equitable principles. 
  
 Due Authorization. The execution,
delivery and performance of this Agreement, the Note and all other Credit Documents to which Borrowers are a party have been duly authorized by all necessary corporate action required for the lawful creation and issuance and performance thereof and
will not violate any provision of law, regulation, any order of any court or governmental agency, the charter documents, by-laws, partnership agreement, or other organizational documents of Borrowers. 
  
 Conflicting Instruments. Except as waived by The CIT Group/Business Credit, Inc. for
the interim period until the Credit Facility dated November 7, 2002 terminates, the execution, delivery and performance of this Agreement, the Note and all other Credit Documents will not violate any provisions of any indenture, agreement, or other
instrument to which Borrowers or any of Borrowers’ properties or assets are bound, and will not be in conflict with, result in a breach of or constitute (with due notice and/or lapse of time) a default under any such indenture, agreement, or
other instrument, or result in the creation or imposition of any lien, charge or encumbrance of any nature whatsoever upon any of the properties or assets of Borrowers. 
  
 Authorization and Consents. No authorization, consent, approval, license or exemption of, and no registration, qualification,
designation, declaration or filing with any court or governmental department, commission, board, bureau, agency or instrumentality, domestic or foreign, is necessary to the valid execution, delivery and performance of this Agreement, the Note or any
other Credit Document. 
  
 Financial Condition. The most recent financial
statements of C-Cor delivered to the Bank are true and correct and present fairly in all material respects the financial position of C-Cor and its consolidated subsidiaries as of the date thereof; and the results of their operations for the period
or periods indicated; and show all known liabilities, direct or contingent, of C-Cor and its consolidated subsidiaries as of the date thereof required to be show thereon in accordance with generally accepted accounting principles (“GAAP”).
Such financial statements have been prepared in accordance with GAAP consistently applied from period to period subject in the case of interim statements to normal year-end adjustments. Since the date of such financial statements, there has been no
material adverse change in the condition, financial or otherwise, of C-Cor and its consolidated subsidiaries or in their operations, business, prospects or properties, and since such date, Borrowers have not incurred, other than in the ordinary
course of business, any indebtedness, liabilities, obligations or commitments, contingent or otherwise, other than indebtedness created hereunder. 
  
 Compliance with Laws. Neither the Borrowers nor any of their subsidiaries are in violation of or subject to any contingent liability on account of any law or any
order or regulation issued by any court or governmental authority including but not limited to the Employee Income Security Act of 1974, as amended (“ERISA”), the Internal Revenue Code of 1986, as amended (the “Code”), any
applicable occupational and health or safety law, environmental protection or pollution control law or hazardous waste or toxic substances management, handling or disposal law where such violation or contingent liability could have a material
adverse effect upon the financial condition, business or operations of Borrowers. 
  

 5 

 Litigation. Except as previously disclosed in writing to Bank prior to the date of this Agreement, there is no
action, suit or proceeding at law or in equity or by or before any governmental instrumentality or other agency now pending, or to the knowledge of Borrowers, threatened by or against or affecting Borrowers or any of the properties or rights of
Borrowers which, if adversely determined, would impair the right of Borrowers to carry on their business substantially as now conducted or would adversely affect the financial condition, business or operations of Borrowers. 
  
 Title to Assets. Borrowers have good and marketable title to their assets, free and
clear of all liens and encumbrances, except for those liens or encumbrances specified on the Addendum. 
  
 Tax Returns. Borrowers have filed all returns and reports that are required to be filed by them in connection with any federal, state or local tax, duty or charge levied, assessed or imposed upon them or their
property or withheld by them, and Borrowers are not delinquent in the payment of any such tax except for any delinquency which is contested in good faith by Borrowers and for which adequate reserves or other provisions have been established.

  
 Misrepresentation. Neither this Agreement, the Note, the other Credit
Documents, nor any other document, statement, financial statement, or certificate furnished to Bank by or on behalf of Borrowers in connection herewith, contains an untrue statement of a material fact or omits to state a material fact necessary to
make the statements contained therein not misleading and, insofar as Borrowers can now foresee, there is no event or condition which may in the future materially adversely affect the financial condition, operations, properties or prospects of
Borrowers which has not been set forth in this Agreement or in a document, statement, financial statement, or certificate furnished to Bank in connection herewith. 
  
 Conditions. The obligation of Bank to issue any Letter of Credit hereunder is subject to the performance by Borrowers of their
obligations to be performed hereunder and under the Note and the other Credit Documents on or before the date of such Letter of Credit and to the satisfaction of the following further conditions: 
  
 The representations and warranties contained herein, in the Note and in the other Credit
Documents shall be true on and as of the date each Letter of Credit is issued with the same effect as though made on and as of each such date; on each such date no “Event of Default” under and as defined in the Note and no event, act or
condition which with notice or the passage of time or both would constitute such an Event of Default shall have occurred and be continuing or exist or shall occur or exist after issuance of the Letter of Credit, and any request for issuance of a
Letter of Credit under Section 2.(b) below shall constitute a certification by Borrowers to such effect. 
  
 C-Cor shall have provided Bank with written notice (or telephonic notice confirmed in writing) of the proposed Letter of Credit and completion of an Application. 
  
 The conditions, if any, specified in the Note or any Credit Document shall have been met to
the satisfaction of Bank. 
  
 All legal details and proceedings in connection with
the transactions contemplated by this Agreement shall be satisfactory to Bank and Bank shall have received all such counterpart originals or certified or other copies of such documents and records of proceedings in connection with such transactions,
in form and substance satisfactory to Bank, as Bank may from time to time request. 
  

 6 

 General Covenants. In addition to the covenants contained in the Note and the other Credit Documents, Borrowers
hereby covenant and agree that, so long as any of Letters of Credit or Obligations are outstanding, or if there are no Letters of Credit or Obligations outstanding so long as the Commitment Period has not expired, Borrowers shall, except as Bank may
otherwise agree in writing: 
  
 Financial Statements-Annual. Furnish to
Bank, within 120 days after the end of each fiscal year of C-Cor, C-Cor’s annual Financial Statements, all in reasonable detail, prepared in accordance with GAAP and audited by an independent certified public accountant not unsatisfactory to
Bank. “Financial Statements” mean C-Cor’s consolidated and consolidating balance sheets, income statements and statements of cash flows for the year or quarter together with year-to-date figures and comparative figures for the
corresponding periods of the prior year. 
  
 Financial Statements-Other.
Furnish the Bank within 45 days after the end of each fiscal quarter C-Cor’s Financial Statements for such period, in reasonable detail, certified by an authorized officer of C-Cor and prepared in accordance with GAAP. Borrowers shall also
deliver a certificate as to whether any Event of Default exists, and, if so, the details thereof and the corrective measures Borrowers propose to take. Borrowers shall furnish to Bank such other information concerning the financial or business
affairs of Borrowers as may be reasonably requested by Bank from time to time. 
  
 Property. Maintain and keep all of its property in good repair, working order and condition, ordinary wear and tear excepted, and make or cause to be made all necessary or appropriate repairs, renewals, replacements, substitutions,
additions, betterments and improvements thereto. 
  
 Taxes and Assessments.
Duly pay and discharge all taxes, assessments and governmental charges levied upon or assessed against it or against its properties or income prior to the date on which penalties are attached thereto, unless and except to the extent only that such
taxes, assessments and charges shall be contested in good faith and by appropriate proceedings diligently conducted by Borrowers (unless and until foreclosure, distraint, sale or other similar proceedings shall have been commenced) and provided that
such reserve or their appropriate provisions, if any, as shall be required by GAAP shall have been made therefor. 
  
 Litigation. Promptly give notice in writing to Bank of the occurrence of any material litigation, arbitration or governmental proceeding affecting Borrowers, and
of any governmental investigation or labor dispute - pending or, to the knowledge of Borrowers, threatened which could reasonably be expected to interfere substantially with normal operations of the business of Borrowers or materially adversely,
affect the financial condition, business, or operations of Borrowers. 
  
 Books
and Records. Maintain and keep proper records and books of account in conformance with GAAP applied on a consistent basis in which full, true and correct entries shall be made of all its dealings and business affairs. 
  
 Access to Properties, Books and Records. Permit any of the officers, employees or
representatives of Bank to visit and inspect any of the properties of Borrowers and to examine the books and records and discuss the affairs, finances and accounts of Borrowers with representatives thereof, during normal business hours, and as often
as Bank may reasonably request. 
  
 Financial Information-Guarantors. Cause
any third party guarantor of the Loans to submit annually or at any time there is a material change in their financial position, personal or business financial statements containing such financial information as may be requested by Bank from time to
time. 
  
 Change in Business; Management. Not engage in any line of
business other than those in which they are actively engaged in on the date hereof or make any material change in the composition of their current executive management. 
  

 7 

 Compliance with Laws. Comply, and shall cause any subsidiary to comply, with all laws, and all regulations or
orders issued pursuant thereto, including but not limited to ERISA, the Code, any applicable occupational, and health or safety law, environmental protection or pollution control law or hazardous waste or toxic substances management, handling or
disposal law where non-compliance could have a material adverse effect on the financial condition, business or operations of Borrowers. 
  
 Fundamental Changes. Except as disclosed on Schedule A, not purchase or otherwise acquire all or substantially all of the capital stock or other ownership
interests or assets of any other person, firm or corporation and, and not merge or consolidate with or into any other person, firm or corporation, or permit any other person, firm or corporation to merge with or into them, nor permit any change in
their ownership, or dissolve. 
  
 Insurance. Keep all insurable property,
real and personal, now owned or hereafter acquired, insured at all times against loss or damage by fire and extended coverage risks and other hazards of the kinds customarily insured against and in amounts customarily carried by businesses engaged
in comparable businesses and comparably situated; effect all such insurance under valid and enforceable policies issued by insurers of recognized responsibility not unacceptable to Bank; and, promptly from time to time upon request of Bank, deliver
to Bank a summary schedule indicating all insurance then in effect. 
  
 Existence. Do all things necessary to maintain, renew and keep in full force and effect their organizational existence and all rights, permits and franchises necessary to enable them to continue their business. Preserve and protect
theirs patents, franchises, licenses, trademarks, trademark rights, tradenames, tradename rights, and copyrights used or useful in the conduct of their business. 
  
 Transactions with Affiliates. Not enter into any transaction, including, without limitation, the purchase, sale, leasing or exchange
of property, real or personal, or the rendering of any service, with any person, firm or corporation affiliated with Borrowers, except in the ordinary course of and pursuant to the reasonable requirements of Borrowers’ business and upon fair
and reasonable terms no less favorable to Borrowers than would be obtained in a comparable arm’s-length transaction with any other person, firm or corporation not affiliated with Borrowers. 
  
 Notice of Event of Default. Promptly give notice in writing to Bank of the occurrence
of any Event of Default under and as defined in the Note, and of any condition, event, act or omission which, with the giving of notice or the lapse of time or both, would constitute such an Event of Default. 
  
 General Provisions 
  
 Waivers. The provisions of this Agreement may from time to time be waived in writing by Bank in its sole discretion. Any such waiver
of any kind on the part of Bank of any breach or default under this Agreement or any waiver of any provision or condition of this Agreement must be in writing and shall be effective only to the extent set forth in such writing. No delay by Bank in
exercising any right or remedy hereunder shall operate as a waiver thereof. 
  
 Binding Nature. The rights and privileges of Bank contained in this Agreement shall inure to the benefit of its successors and assigns, and the duties of Borrowers shall bind all heirs, personal representatives, successors and
assigns. Borrowers refers individually and collectively to all signers of this Agreement. Each of the signers shall be jointly and severally. 
  
 Governing Law; Jurisdiction. Time of performance hereunder is of the essence of this Agreement. This Agreement and any written supplement hereto executed by
Borrowers in which reference to this 
  

 8 

 Agreement is made shall in all respects be governed by the laws of the Commonwealth of Pennsylvania (except to the extent
that federal law governs). Borrowers hereby irrevocably consent to the exclusive jurisdiction of any state or federal court where Bank’s office indicated above is located; provided that nothing contained in this Agreement will prevent Bank from
initiating proceedings in the courts of any other jurisdiction in which Borrowers or any of their properties or collateral may be found. Borrowers waive any objection to venue of any such suit, action or proceeding brought in such a court or that
such court is an inconvenient forum. 
  
 Severability. If any provision
hereof shall for any reason be held invalid or unenforceable, no other provision shall be affected thereby, and this Agreement shall be construed as if the invalid or unenforceable provision had never been a part of it. The descriptive headings
hereof are for convenience only and shall not in any way affect the meaning or construction of any provision hereof. 
  
 Waiver of Jury Trial. Any suit, action, or proceeding, whether claim or counterclaim, brought or instituted by Borrowers or Bank, or any of their successors or
assigns, on or with respect to this Agreement or the dealings of Borrowers or Bank with respect hereto, shall be tried only by a court and not by a jury. Borrowers and Bank hereby knowingly, voluntarily and intentionally waive any right to a
trial by jury in any such suit, action or proceeding. Further, Borrowers and Bank waive any right they may have to claim or recover, in any such suit, action or proceeding, any special, exemplary, punitive or consequential damages or any damages
other than, or in addition to, actual damages. Borrowers acknowledge and agree that this paragraph is a specific and material aspect of this Agreement and that Bank would not extend credit to Borrowers if the waivers set forth in this paragraph
were not a part of this Agreement. 
  
 Notices. Every notice and other
communication under this Agreement shall be in writing and may be by hand-delivery, first-class mail (postage prepaid), facsimile or electronic transmission (if confirmed promptly by one of the other methods specified herein), or by nationally
recognized overnight courier service, to the addresses for Bank and Borrowers set forth herein or to such other address as one may give to the other in writing for such purposes. Notice given by telecopy or other means of electronic transmission
shall be deemed to have been given and received when sent. Notice by overnight courier shall be deemed to have been given and received on the date scheduled for delivery. Notice by mail shall be deemed to have been given and received three (3)
calendar days after the date first deposited in the United States Mail. Notice by hand delivery shall be deemed to have been given and received upon delivery. 
  

Special Covenants. In addition to the covenants contained herein and in the Note and the other Credit Documents, Borrowers hereby agree that, so long as any of
Letters of Credit or Obligations are outstanding, or if there are no Letters of Credit or Obligations outstanding so long as the Commitment Period has not expired, Borrowers shall, except as Bank may grant their prior written consent, comply with
the special provisions or covenants set forth in any written supplement, now or hereafter executed by Borrowers, in which reference to this Agreement is made. 
  

 9 

 Signatures 
  
 Witness the due execution hereof this 5th day of November, 2004. 
  

					
	 	 	C-COR INCORPORATED
			
	
	 	 	 	 
	 Attest/Witness:
	 	By:	 	 /s/ William T. Hanelly

	 	 	Title:	 	Chief Financial Officer
	 (Corporate Seal)
	 	 	 	Business Address: 60 Decibel Road
	 	 	 	 	State College, PA 16801
		
	 	 	BROADBAND CAPITAL CORPORATION
			
	 Attest/Witness:
	 	By:	 	 /s/ George M. Savereno

	 	 	Title:	 	President
	 	 	 	 	Business Address: 1105 North Market Street
	 (Corporate Seal)
	 	 	 	Suite 1300
	 	 	 	 	Wilmington, DE 19899
		
	 	 	CITIZENS BANK OF PENNSYLVANIA
			
	
	 	 	 	 
	 Attest/Witness:
	 	By:	 	 /s/ Joseph N. Butto

	 	 	Title:	 	Vice President
	 	 	 	 	Business Address: 445 Penn Street
	 	 	 	 	Reading, PA 19601

  

 10 

 ADDENDUM to that certain Revolving Line of Credit Agreement dated November 5, 2004, between C-Cor
Incorporated and Broadband Capital Corporation as Borrowers and Citizens Bank of Pennsylvania, as the Bank. Capitalized terms used in this Addendum and not otherwise defined shall have the meanings given them in the Loan Agreement. Section numbers
below refer to the sections of the Agreement. 
  
 Title to Assets. Describe
additional liens and encumbrances below: 
  
 See Schedule A attached hereto.

  
 Litigation. Describe pending or threatened litigation, proceedings,
etc. below: 
  
 Certain former security holders and employees of Convergence.com
Corporation, a company that we acquired in fiscal year 2000, filed claims against the Company in March 2001 alleging violations of state securities laws and certain other state law claims related to a stock option plan. The complaint alleged that
the damages suffered by the individuals approximated $2.1 million, which was based on the number of stock options multiplied by the highest price of the Company’s common stock since the acquisition, and did not take into account the exercise
price, which the plaintiffs would have had to pay to the Company if the options were exercised. The complaint also asserted claims for treble damages, an undetermined amount of punitive damages, and reimbursement of attorney’s fees. 

 
 On January 23, 2004, the Superior Court of Forsyth County, Georgia, granted the
Company’s motion for summary judgment in full, thereby dismissing all claims against the Company. The plaintiffs have filed a motion of their intent to appeal the decision. 
  
 Additional Covenants. In addition to the covenants contained in the Letter of Credit Agreement, Borrowers hereby agree to the
following additional covenants: 
  
 1. The Loan facility shall be available on a
revolving basis during the period commencing on the Closing Date and ending on the Maturity Date and shall only be available for Letters of Credit. Letters of Credit issued under Application and Agreement for Standby Letter of Credit Agreements
described on Schedule B attached hereto shall be deemed to be issued under this Credit Agreement. In the event of any inconsistency (including any additional terms requiring the prepayment of any amounts to be drawn under any Letters of Credit or
the posting of additional collateral) between the terms of this Credit Agreement and the terms and conditions of any form of letter of credit application submitted by C-Cor to, or entered into by C-Cor with, the Bank relating to any Letter of
Credit, the terms of this Credit Agreement shall control. 
  

 11 

 2. Letters of Credit issued under the Loan facility shall have an expiration date no later than twelve months after the
Letter of Credit issuance date, and shall be secured by cash equal to 102% of its dollar value as issued. 
  
 3. In the event that the Letter of Credit facility is terminated for any reason or demand is made thereunder following the occurrence of an Event of Default as defined in any of the Credit Documents, Borrowers will
deposit, or cause Broadband Capital Corporation to deposit, with the Bank an amount equal to the undrawn face amount of all Letters of Credit then outstanding which have been issued. Such funds will be held by the Bank as cash collateral to secure
Borrowers’ obligations. 
  
 4. Bank shall have a security interest in all
cash collateral and funds held in Account No. 6201670320 or any successor account established by Broadband Capital Corporation with the Bank pursuant to the Collateral Assignment of Deposit Account of even date herewith. 
  
 5. The applicable Letter of Credit Margin will be set at 65 basis points, payable in
quarterly arrears. In the event a Letter of Credit shall be drawn upon, Borrowers shall reimburse the Bank in the amount of such drawing within five business days after such drawing is paid by the Bank, together with interest equal to the Prime
Rate, floating. 
  
 7. The following conditions precedent shall be met prior to or
at the Closing Date: 
  
 a. Bank’s satisfactory completion of a credit
analysis, including but not limited to access to management and financial reviews (on a historical and a projected basis), as well as environmental reviews, legal reviews, site visits, and other due diligence, as required by Bank; 
  
 b. Execution and delivery of satisfactory documentation as well as execution and delivery of
other ancillary documentation; 
  
 c. No Event of Default under any of the Credit
Documents shall have occurred, and the representations and warranties of Borrowers shall be true and correct prior to and after the Closing Date; 
  
 d. Any other necessary governmental and third party notices, filings, consents, and approvals shall have been made or obtained; 
  
 e. Bank’s continuing satisfaction with the condition (financial, proforma
financial and other), and as to the operations, assets, nature of assets, liabilities, and prospects of the Borrowers and their subsidiaries, including no material adverse changes; 
  
 f. Bank’s satisfaction as to the tax, ownership, capital, corporate, organizational, and legal structure of Borrowers; 
  
 g. Satisfactory proof that all fees and expenses required to be paid by Borrowers on or
before the Closing Date have been paid, including the following expenses, which shall be the responsibility of Borrowers: all reasonable out-of-pocket costs and expenses (including reasonable fees and expenses of counsel for Bank, and of other
special and local counsel for Bank, and of other 
  

 12 

 experts, if any, engaged by Bank), incurred by Bank in connection with the negotiation, preparation, execution and
administration of any commitment letter and the documentation for the Letter of Credit facilities. Borrowers shall also be responsible for all expenses of Bank in connection with any amendments or waivers and all expenses of Bank in connection with
enforcement or preservation of rights under or in connection with the Credit Documents or any commitment letter. 
  

 13 

 SCHEDULE A 
  
 Permitted Liens and Encumbrances 
  
 (a) liens existing on the date hereof on specific items of equipment and other liens expressly permitted, or consented to in
writing by the Bank; 
  
 (b) purchase money liens; 
  
 (c) liens of local or state authorities for franchise or other like taxes,
provided that the aggregate amounts of such liens shall not exceed $100,000.00 in the aggregate at any one time; 
  
 (d) statutory liens of landlords and liens of carriers, warehousemen, bailees, mechanics, materialmen and other like liens imposed by law, created in the
ordinary course of business and for amounts not yet due (or which are being contested in good faith, by appropriate proceedings or other appropriate actions which are sufficient to prevent imminent foreclosure of such liens) and with respect to
which adequate reserves or other appropriate provisions are being maintained in accordance with GAAP; 
  
 (e) deposits made (and the liens thereon) in the ordinary course of business of the Borrowers (including, without limitation, security deposits for
leases, performance bonds, indemnify bonds, surety bonds and appear bonds) in connection with workers’ compensation, unemployment insurance and other types of social security benefits or to secure the performance of tenders, bids, contracts
(other than for the repayment or guarantee of borrowed money or purchase money obligations), statutory obligations and other similar obligations arising as a result of progress payments under government contracts; 
  
 (f) easements (including, without limitation, reciprocal easement agreements
and utility agreements), encroachments, minor defects or irregularities in title, variation and other restrictions, charges or encumbrances (whether or not recorded) affecting real estate, and which in the aggregate do not materially interfere with
the occupation, use or enjoyment by Borrowers of its business on the property so encumbered; 
  
 (g) liens of judgment creditors provided such liens do not exceed, in the aggregate, at any time $10,000,000 (other than liens bonded or insured to the reasonable satisfaction of the Bank; 
  
 (h) tax liens which are not yet due and payable or which are being diligently
contested in good faith by Borrowers by appropriate proceedings, and which liens are not filed on any public records; 
  
 (i) a lien on the real estate of C-Cor located in State College, Pennsylvania securing indebtedness to the Pennsylvania Industrial Development Authority
with an outstanding principal balance of approximately $851,421 as of the Closing Date; and 
  
 (j) security interests and mortgage liens on all assets of Borrowers and others securing obligations under the Credit Facility with The CIT Group/Business Credit, Inc., which terminates on November 8, 2004.

  

 1 

 Permitted Acquisitions 
  
 C-Cor acquisition of business of nCube Corporation 
  

 2 

 SCHEDULE B 
  

						
	 Letter of Credit Number

	  	Amount

	  	Expiration Date

	 S700207
	  	$	600,000.00	  	16-Aug-05
	 S900196
	  	 	100,000.00	  	5-Nov-05
	 LC-873570
	  	 	360,000.00	  	30-Sep-05
	 LC-601031
	  	 	50,000.00	  	28-Jan-05

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