Document:

EXHIBIT 10.5

[COMERICA LOGO]   CONTINUING COLLATERAL MORTGAGE
                  (This is a Future Advance Mortgage)
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This Continuing Collateral Mortgage ("Mortgage") is made as of September 20,
2004, 2004, by NECI ACQUISITION, INC., Florida corporation ("Mortgagor"),
located at 33 South Wood Avenue, Suite 600, Iselin, New Jersey 08830 to COMERICA
BANK ("Mortgagee"), located at 39200 Six Mile Road, Livonia, Michigan 48152,
Attention: Commercial Loan Documentation, Mail Code 7578.

As security for the purposes stated in this Mortgage, does hereby mortgage,
grant and convey to Mortgagee, its successors and assigns, the real property in
the Town of Brandon, County of Rutland, State of Vermont, legally described as:

See Exhibit A attached hereto.

Parcel Identification No. 078-024-11307

Commonly Known As: 402 Prospect Street     Brandon          VT          05733
                   -------------------------------------------------------------
                   STREET ADDRESS          CITY             STATE       ZIP

together with: (a) all related easements, hereditaments, appurtenances, rights,
licenses and privileges; (b) all buildings and improvements now or later
situated under, upon or over any of the above described land; (c) all the rents,
issues, profits, revenues, accounts and general intangibles arising from the
above described land, or relating to any business conducted by Mortgagor on it,
under present or future leases, licenses or otherwise; (d) all machinery,
equipment, goods, fixtures, and articles of personal property of every kind and
nature (other than Household Goods, as defined by 12 CFR 227.12, as amended from
time to time, and other than consumer goods, as defined in the Uniform
Commercial Code, of the State in which the goods are located, unless such goods
were purchased with the proceeds of any loan specifically referenced as being
secured by this Mortgage), now or later located upon the above described land
and useable in connection with any present or future operation on the land
(individually and collectively the "equipment") including, without limit, all
lighting, heating, cooling, ventilating, air- conditioning, incinerating,
refrigerating, plumbing, sprinkling, communicating and electrical systems, and
all general intangibles, including without limit software, acquired or used in
connection therewith. It is agreed that all equipment shall for the purposes of
this Mortgage, unless Mortgagee shall otherwise elect, be deemed conclusively to
be real estate and mortgaged under this Mortgage; (e) all "as-extracted
collateral"; and (f) all awards or payments, and interest on them, made with
respect to the Premises as a result of (i) any eminent domain proceeding, (ii)
any street grade alteration, (iii) any loss of or damage to any building or
other improvement, (iv) any other injury to or decrease in the value of the
Premises, (v) any refund due on account of the payment of real estate taxes,
assessments or other charges levied against the Premises or (vi) any refund of
utility deposits or right to any tenant deposit (all of the above individually
and collectively the "Premises"). Unless otherwise indicated, a reference to the
"Premises" means all and/or any part of the Premises.

TO HAVE AND TO HOLD said granted premises, with all the privileges and
appurtenances thereof, to the said Mortgagee, and its successors and assigns, to
their own use and behoof forever; and the said Mortgagor does covenant with said
Mortgagee that until the ensealing of these presents, Mortgagor is the sole
owner of the Premises and has good right and title to mortgage, grant and convey
the same in the manner aforesaid, SUBJECT, HOWEVER, to all encumbrances and
other matters set forth as exceptions in the lender's title insurance policy
delivered in connection herewith (the "permitted Encumbrances") and as set forth
in Schedule B attached hereto.

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This Mortgage is made to secure when due, whether by stated maturity, demand,
acceleration or otherwise, all existing and future indebtedness ("Indebtedness")
to Mortgagee of N/A ("Borrower") and/or Mortgagor, including without limit
payment of Six Million Two Hundred Thousand Dollars ($6,200,000), as evidenced
by the $5,000,000 Revolving Credit Note and the $1,200,000 Term Note dated as of
the date hereof delivered by Mortgagor pursuant to the Credit Agreement dated as
of the date hereof between Mortgagor and Mortgagee. Any loan or future advances
for borrowed money made by Mortgagee to Mortgagor after the date of this
Mortgage, and any other further Indebtedness of Mortgagor to Mortgagee of any
kind, with interest and other charges as agreed upon, shall be secured by this
Mortgage, provided (but only in the case of Indebtedness in respect of loans or
advances for borrowed money) such Indebtedness is evidenced by a writing that
states that such Indebtedness is secured by the Premises or this Mortgage. This
reference to a dollar amount does not limit the dollar amount secured by this
Mortgage.

Indebtedness includes, without limit, any and all obligations or liabilities of
whatever amount of Borrower and/or Mortgagor to Mortgagee, whether absolute or
contingent, direct or indirect, voluntary or involuntary, liquidated or
unliquidated, joint or several, known or unknown; any and all indebtedness,
obligations or liabilities for which Borrower and/or Mortgagor would otherwise
be liable to Mortgagee were it not for the invalidity, irregularity or
unenforceability of them by reason of any bankruptcy, insolvency or other law or
order of any kind, or for any other reason; any and all amendments,
modifications, renewals and/or extensions of any of the above; all costs
incurred by Mortgagee in establishing, determining, continuing, or defending the
validity or priority of its lien or security interest, or to protect the value
of the Premises, or for any appraisal, environmental audit, title examination or
title insurance policy relating to the Premises, or in pursuing its rights and
remedies under this Mortgage or under any other agreement between Mortgagee and
Borrower and/or Mortgagor; all costs incurred by Mortgagee in connection with
any suit or claim involving or against Mortgagee in any way related to the
Premises, the Indebtedness or this Mortgage; and all costs of collecting
Indebtedness; all of the above costs including, without limit, attorney fees
incurred by Mortgagee. Mortgagor agrees to pay Mortgagee, upon demand, all costs
incurred by Mortgagee which are Indebtedness, and until paid all costs shall
bear interest from the time incurred at the highest per annum rate applicable to
any of the Indebtedness, but not in excess of the maximum rate permitted by law.
Any reference in this Mortgage to attorney fees shall be deemed a reference to
all reasonable fees, charges, costs and expenses of both in-house and outside
counsel and paralegals, whether or not a suit or action is instituted, and to
court costs if a suit or action is instituted, and whether attorney fees or
court costs are incurred at the trial court level, on appeal, in a bankruptcy,
administrative or probate proceeding or otherwise. Notwithstanding the
foregoing, this Mortgage shall not secure that part of the Indebtedness, if any,
which constitutes a consumer loan, other than a consumer loan made at the same
time as this Mortgage and specifically referenced as being secured by this
Mortgage (and all extensions, renewals, modifications or replacements thereof).

Mortgagor, on a continuing basis, warrants, covenants and agrees to and with
Mortgagee, which covenants, warranties and agreements, to the extent permitted
by law, shall be deemed to run with the land, as follows:

1. Mortgagor will pay to Mortgagee all Indebtedness according to the terms of
the relevant instruments evidencing it, and Mortgagor agrees that this Mortgage
is a continuing mortgage securing the payment of the Indebtedness.

2. Mortgagor has good and indefeasible title to the entire Premises in fee
simple and with full power to sell, mortgage and convey it; the Premises are
free of all easements, restrictions, liens, leases and encumbrances whether now
existing or later created, except those matters listed on attached Schedule B
(if any) to which this Mortgage is expressly subject, and Mortgagor will warrant
and defend the Premises against all other claims. Mortgagee shall have the
right, at its option and at such times as it, in its sole discretion deems
necessary, to take whatever action it may deem necessary to defend or uphold the
lien of this Mortgage or otherwise enforce any of its rights under this Mortgage
or any obligation secured by this Mortgage including, without limit, the right
to institute appropriate legal proceedings for these purposes. With respect to
the right, title, or lien of any person or entity which is superior to the lien
of this Mortgage, Mortgagee has the right, but not the obligation, to acquire
and/or pay off the holder of such right, title, or lien and add the amount so
paid to the Indebtedness.

3. Mortgagor shall not mortgage or pledge the Premises as security for any other
indebtedness or obligations. Mortgagor shall pay when due, and before any
interest, collection fees or penalties accrue or default occurs, all payments
required under any mortgages on the Premises, and all taxes, assessments, and
other charges and impositions levied, assessed or existing with respect to (i)
the Premises or (ii) the execution, delivery or recordation of this Mortgage or
any note or other instrument evidencing or securing repayment of the
Indebtedness or the interest of Mortgagee in the Premises, and will deliver to
Mortgagee without demand official receipts showing these payments. If Mortgagor
fails to pay these mortgage payments, taxes, assessments, other charges or
impositions when due, or if Mortgagor fails to pay all interest, collection fees
and penalties accrued on them, Mortgagee, at its sole option, may (but is not
obligated to) pay them and the monies paid shall be added to the Indebtedness.
Mortgagor shall pay (before the same become liens or encumbrances against the

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Premises) any and all obligations or liabilities for repairs or improvements to
the Premises or for any other goods, services, or utilities furnished to the
Premises. At the sole option of Mortgagee, Mortgagor shall pay to Mortgagee on
the first day of each month a pro rata portion of all taxes, assessments, liens,
mortgages, and other charges levied, assessed or existing on the Premises in an
amount sufficient to pay them when due, plus payments (based on single item or
aggregate analysis, as determined by Mortgagee under applicable law) sufficient
to maintain an additional balance of not more than one-sixth of that amount, all
as estimated by Mortgagee. In the event that sufficient funds have been
deposited with Mortgagee to cover the amount of these taxes, assessments, liens,
mortgages, and other charges when they become due and payable, Mortgagee shall
pay them. In the event that sufficient funds have not been deposited to cover
the amount of these taxes, assessments, liens, mortgages and other charges at
least fifteen (15) days prior to the time when they become due and payable,
Mortgagor shall immediately upon request by Mortgagee pay the amount of the
deficiency to Mortgagee. Mortgagee shall not be required to keep in a separate
account or to pay Mortgagor any interest or earnings whatever on the funds held
by Mortgagee for the payment of taxes, assessments, liens, mortgages, or other
charges pursuant to this paragraph or for the payment of insurance premiums
under paragraph (4) below, or on any other funds deposited with Mortgagee in
connection with this Mortgage. If an Event of Default occurs under this
Mortgage, any funds then remaining on deposit with Mortgagee may be applied
against the Indebtedness immediately upon or at any time after the Event of
Default occurs, and without notice to Mortgagor. No lienholder junior to this
Mortgage may exercise any rights with respect to the Premises, and all rents and
other proceeds from the Premises shall be held in trust by the junior lienholder
as the property of Mortgagee, until satisfaction in full of the Indebtedness.
Nothing in this paragraph shall be considered a consent by Mortgagee to any
lien, mortgage or encumbrance on the Premises unless set forth on attached
Schedule B, if any.

4. Mortgagor shall keep the buildings and all other improvements now or later
existing on the Premises constantly insured for the benefit of Mortgagee against
fire and other hazards and risks, including without limit vandalism and
malicious mischief, as Mortgagee may require and shall further provide flood
insurance (if the Premises are situated in a special flood hazard area as
determined by the Director of the Federal Emergency Management Agency or other
governing agency), loss of rents insurance, public liability and product
liability insurance and any other insurance as Mortgagee may require from time
to time, all in amounts and in forms and with companies as are satisfactory to
Mortgagee. Mortgagor shall deliver to Mortgagee the policies evidencing the
required insurance with premiums fully paid for one year in advance and with
standard mortgagee clauses satisfactory to Mortgagee. Renewals of the required
insurance (together with evidence of premium prepayment for one year in advance)
shall be delivered to Mortgagee at least thirty (30) days before the expiration
of any existing policies. All policies and renewals shall provide that they may
not be canceled or amended without giving Mortgagee thirty (30) days prior
written notice of cancellation or amendment. All policies and renewals shall be
held by, and are pledged to, Mortgagee, along with all insurance premium
rebates, as additional security for the Indebtedness. Should Mortgagor fail to
insure or fail to pay the premiums on any required insurance or fail to deliver
the policies or renewals of them as provided above, Mortgagee may (but is not
obligated to) have the insurance issued or renewed (and pay the premiums on it
for the account of Mortgagor) in amounts and with companies and at premiums as
Mortgagee deems appropriate. If Mortgagee elects to have insurance issued or
renewed to insure Mortgagee's interest, Mortgagee shall have no obligation to
also insure Mortgagor's interest or to notify Mortgagor of Mortgagee's actions.
Any sums paid by Mortgagee for insurance as provided above shall be added to the
Indebtedness. In the event of loss or damage, the proceeds of all required
insurance shall be paid to Mortgagee alone. No loss or damage shall itself
reduce the Indebtedness. Mortgagee and any of Mortgagee's employees is each
irrevocably appointed attorney-in-fact for Mortgagor and is authorized to adjust
and compromise each loss without the consent of Mortgagor, to collect, receive
and receipt for the insurance proceeds in the name of Mortgagee and Mortgagor
and to endorse Mortgagor's name upon any check in payment of the loss. The
proceeds shall be applied first toward reimbursement of all costs and expenses
of Mortgagee in collecting the proceeds (including, without limit, attorneys'
fees), and then toward payment of the Indebtedness or any portion of it, whether
or not then due or payable and in whatever order of maturity as Mortgagee may
elect, or Mortgagee, at its option, may apply any or all the insurance proceeds
to the repair or rebuilding of the Premises. Application of proceeds by
Mortgagee toward later maturing installments of the Indebtedness shall not
excuse Mortgagor from making the regularly scheduled installment payments nor
shall such application extend the due date or reduce the amount of any of these
payments. Application of proceeds by Mortgagee toward payment of the
Indebtedness shall constitute an acceleration and prepayment and shall subject
Mortgagor to any applicable prepayment premium or formula. In the event of a
foreclosure of this Mortgage, or the giving of a deed in lieu of foreclosure,
the purchaser or grantee of the Premises shall succeed to all of the rights of
Mortgagor under said insurance policies. At the sole option of Mortgagee,
Mortgagor shall pay to Mortgagee on the first day of each month a pro rata
portion of the annual premiums (as estimated by Mortgagee) for the required
insurance in an amount sufficient to pay them when due, plus payments (based on
single item or aggregate analysis, as determined by Mortgagee under applicable
law) sufficient to maintain an additional balance of not more than one-sixth of
that amount. In the event that sufficient funds have been deposited with
Mortgagee to cover the amount of the insurance premiums for required insurance
when the premiums become due and payable, Mortgagee shall pay the premiums. In
the event that sufficient funds have not been deposited with Mortgagee to pay
the insurance premiums at least fifteen (15) days prior to the time when they
become due and payable, Mortgagor shall immediately upon request pay the amount
of this deficiency to Mortgagee. Mortgagor shall promptly repair, replace or
rebuild each part of the Premises which may be damaged or destroyed by fire or
other casualty or which may be affected by any eminent domain proceedings,
notwithstanding application by Mortgagee of the insurance proceeds or eminent
domain award to payment of the Indebtedness.

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5. Mortgagor shall abstain from commission of waste upon the Premises, keep the
Premises in good repair, and promptly comply with all laws, regulations and
requirements of all governmental bodies affecting the Premises. If Mortgagee
determines that the Premises requires inspection, testing, appraisal, repair,
care, alteration or attention of any kind, Mortgagee or its representatives may
(but is not obligated to) enter upon the Premises, and inspect, test, appraise,
repair, alter or maintain the Premises as Mortgagee may deem necessary, and
Mortgagor shall reimburse Mortgagee upon demand for all resulting costs and
expenses incurred by Mortgagee. Any inspection, audit, appraisal or examination
by Mortgagee or its representatives of the Premises or of information or
documents pertaining to the Premises is for the sole purpose of protecting
Mortgagee's interests under this Mortgage and is not for the benefit or
protection of Mortgagor or any third party. Mortgagee has no obligation to
provide Mortgagor or any third party with information concerning, or results of,
any inspection, audit, appraisal or examination by Mortgagee or its
representatives. If Mortgagee, in its sole discretion, discloses information to
Mortgagor this disclosure is for the sole protection of Mortgagee, does not
constitute an agreement to further disclosure and does not create a warranty by
Mortgagee as to the accuracy, sufficiency or any other aspect of the disclosure.
Mortgagee may spend money as Mortgagee deems essential to protect the value of
the Premises. Mortgagor shall not make or permit any other party to make any
material alterations, additions or improvements of any type to the Premises
(individually and collectively the "Improvements"), regardless of whether the
Improvements would increase the value of the Premises, without Mortgagee's prior
written consent. This consent may be withheld by Mortgagee in its sole
discretion. If Mortgagee consents to the making of any Improvements and the
Improvements are not completed with due diligence in accordance with the plans
and specifications approved in writing by Mortgagee, or if construction of the
Improvements should cease before completion for a period of thirty (30) days,
then and in either event it shall be an Event of Default under this Mortgage and
Mortgagee shall have all the rights and remedies provided in this Mortgage,
including without limitation, the right (but not the obligation) to enter or
cause entry to be made upon the Premises and complete the Improvements and its
costs shall be added to the Indebtedness. If any action is threatened or
commenced which affects Mortgagee's interest in the Premises, including, without
limit, building, environmental or zoning proceedings, Mortgagee may take such
action as it deems necessary to protect its interest and its costs shall be
added to the Indebtedness.

6. In the event the Premises is taken under power of eminent domain, or by
condemnation, the entire proceeds of the award shall be paid directly to
Mortgagee and applied toward reimbursement of all Mortgagee's costs and expenses
incurred in connection with collecting the award (including, without limit,
attorney fees), and the balance applied upon the Indebtedness whether or not
then due or payable in whatever manner Mortgagee deems advisable. Application by
Mortgagee of any condemnation award or portion of it toward the last maturing
installments of the Indebtedness shall not excuse Mortgagor from making the
regularly scheduled payments nor extend the due date or reduce the amount of
these payments. Application of any condemnation award by Mortgagee toward
payment of the Indebtedness shall constitute an acceleration and a prepayment
and shall subject Mortgagor to any applicable prepayment premium or formula.
Mortgagee or any of Mortgagee's employees is irrevocably appointed
attorney-in-fact and is duly authorized and empowered to receive, receipt for,
discharge and satisfy any condemnation award and judgment, whether joint or
several, on behalf of Mortgagor. Mortgagee shall not be liable for failure to
collect any condemnation award, regardless of the cause of such failure.

7. The Indebtedness shall become due and payable immediately, without notice, at
the option of Mortgagee, if Mortgagor shall convey, assign or transfer the
Premises by deed, land contract or other instrument, or if title to the Premises
shall become vested in any other person or party in any manner whatsoever or if
there is any disposition (through one or more transactions) of legal or
beneficial title to a controlling interest of Mortgagor. In the event ownership
of the Premises becomes vested in a person or persons other than Mortgagor (with
or without the prior written approval of Mortgagee), Mortgagee may (but shall
not be obligated to) deal with and may enter into any contract or agreement with
the successor(s) in interest with reference to this Mortgage in the same manner
as with Mortgagor, without in any manner discharging or otherwise affecting the
lien of this Mortgage or Mortgagor's liability under this Mortgage or upon the
Indebtedness.

8. This Mortgage shall, as to any personal property covered by it, be deemed to
grant a security interest in the personal property pursuant to the Uniform
Commercial Code of the State in which the personal property is located.
Mortgagor agrees, upon request of Mortgagee from time to time, to promptly
furnish a detailed list of personal property subject to this Mortgage and, upon
request by Mortgagee, to immediately execute, deliver and/or file any mortgage,
security agreement or financing statement to include specifically this list of
personal property and to immediately take such other actions as deemed necessary

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or desirable by Mortgagee to evidence, perfect or continue the security
interests granted in this Mortgage; and Mortgagee or any agent of Mortgagee is
hereby authorized in its own name, and is also hereby irrevocably appointed
(which appointment is coupled with an interest) the true and lawful attorney in
fact for Mortgagor (with full power of substitution) in the name and place of
Mortgagor, to execute and file such security agreements and financing statements
and to take such other actions as deemed necessary or desirable by Mortgagee to
evidence, perfect or continue the security interests granted in this Mortgage.
Upon the occurrence of any Event of Default under this Mortgage, Mortgagee shall
have all of the rights and remedies of a secured party under the Uniform
Commercial Code of the State in which the personal property is located or
otherwise provided by law or by this Mortgage including, without limit, the
right to require Mortgagor to assemble the personal property and make it
available to Mortgagee at a place to be designated by Mortgagee which is
reasonably convenient to both parties, the right to take possession of the
personal property with or without demand and with or without process of law and
the right to sell and dispose of it and distribute the proceeds according to
law. Mortgagor agrees that any requirement of reasonable notice shall be met if
Mortgagee sends notice to Mortgagor at least ten (10) days prior to the date of
sale, disposition or other event giving rise to the required notice. Mortgagor
agrees that the proceeds of any disposition of the personal property may be
applied by Mortgagee first to Mortgagee's reasonable expenses in connection with
the disposition including, without limit, attorney fees, and then to payment of
the Indebtedness. At any sale or other disposition of the personal property
pursuant to this paragraph, Mortgagee disclaims all warranties which would
otherwise be given under the Uniform Commercial Code, including without limit a
disclaimer of any warranty relating to title, possession, quiet enjoyment or the
like, and Mortgagee may communicate these disclaimers to a purchaser at such
disposition. This disclaimer of warranties will not render the sale commercially
unreasonable. Mortgagor agrees that Mortgagee shall be under no obligation to
accept any noncash proceeds in connection with any sale or disposition of the
personal property covered by this Mortgage, unless failure to do so would be
commercially unreasonable. If Mortgagee agrees in its sole discretion to accept
noncash proceeds (unless the failure to do so would be commercially
unreasonable), Mortgagee may ascribe any commercially reasonable value to such
proceeds. Without limiting the foregoing, Mortgagee may apply any discount
factor in determining the present value of proceeds to be received in the future
or may elect to apply proceeds to be received in the future only as and when
such proceeds are actually received in cash by Mortgagee. Mortgagor represents
that its exact name is its name as set forth in this Mortgage and that Mortgagor
is located (as determined pursuant to Article 9 of the Uniform Commercial Code)
in Michigan, unless otherwise expressly specified in this Mortgage. Mortgagor
will give Mortgagee not less than 90 days prior written notice of all
contemplated changes in Mortgagor's name, location, chief executive office, or
principal place of business, but the giving of this notice shall not cure any
Event of Default caused by this change. "Uniform Commercial Code" means the
Uniform Commercial Code, Title 9A of the Vermont Statutes Annotated, as amended,
revised or replaced from time to time. Notwithstanding the foregoing, the
parties intend that the terms used herein which are defined in the Uniform
Commercial Code have, at all times, the broadest and most inclusive meanings
possible. Accordingly, if the Uniform Commercial Code shall in the future be
amended or held by a court to define any term used herein more broadly or
inclusively than the Uniform Commercial Code in effect on the date of this
Mortgage, then such term, as used herein, shall be given such broadened meaning.
If the Uniform Commercial Code shall in the future be amended or held by a court
to define any term used herein more narrowly, or less inclusively, than the
Uniform Commercial Code in effect on the date of this Mortgage, such amendment
or holding shall be disregarded in defining terms used in this Mortgage.

9. As additional security for the payment and performance of the Indebtedness,
Mortgagor grants a security interest to Mortgagee in all deposit or other
accounts with Mortgagee and Mortgagor assigns to Mortgagee all its right, title
and interest in all written and oral leases and occupancy agreements, now or
later existing, covering the Premises (but without an assumption by Mortgagee of
liabilities of Mortgagor under any of these leases or occupancy agreements by
virtue of this assignment), and Mortgagor assigns to Mortgagee the rents, issues
and profits of the Premises. If an Event of Default occurs under this Mortgage,
Mortgagee may receive and collect the rents, issues and profits personally or
through a receiver so long as the Event of Default exists and during the
pendency of any foreclosure proceedings and during any redemption period.
Mortgagor agrees to consent to the appointment of a receiver if this is believed
necessary or desirable by Mortgagee to enforce its rights under this Mortgage.
Mortgagee shall at no time have any obligation to attempt to collect rent or
other amounts from any tenant or occupier of the Premises. Mortgagee shall at no
time have any obligation to enforce any other obligations owed by tenants or
occupiers of the Premises to Mortgagor. No action taken by Mortgagee under this
Mortgage shall make Mortgagee a "mortgagee in possession." Mortgagor shall at no
time collect advance rent under any lease or occupancy agreement pertaining to
the Premises in excess of one month (other than as a security deposit) and
Mortgagee shall not be bound in any respect by any rent prepayment in violation
of this prohibition. The assignment of licenses and permits under this Mortgage
shall not be construed as a consent by Mortgagee to any license or permit so
assigned, or to impose upon Mortgagee any obligations with respect to them.
Mortgagor shall not cancel or amend any of the licenses and permits assigned
(nor permit any of them to terminate if they are necessary or desirable for the
operation of the Premises) without first obtaining the written approval of
Mortgagee. This paragraph shall not be applicable to any license or permit that
terminates if it is assigned without the consent of another party (other than
Mortgagor), unless this consent has been obtained nor shall this paragraph be
construed as a present assignment of any license or permit that Mortgagor is

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required by law to hold. Mortgagor shall comply with and perform as required all
obligations and restrictions imposed upon Mortgagor or the Premises under
applicable deed restrictions, restrictive covenants, easements, leases, land
contracts, condominium or planned unit development documents, or other
agreements affecting the Premises, but this is not a consent by Mortgagee to
take subject to any of these agreements unless specifically set forth on
attached Schedule A, if any, and Mortgagee does not assume any obligations under
these agreements. Mortgagor shall promptly provide Mortgagee with certificates
of occupancy, licenses, rent rolls, income and expense statements and other
documents and information pertaining to the Premises and its operations as
Mortgagee, from time to time, may request.

10. (a) Mortgagor represents and covenants that Mortgagor has not used Hazardous
Materials (as later defined) on or affecting the Premises in any manner which
violates Environmental Laws (as later defined), that there is no condition
concerning the Premises which could require remediation pursuant to
Environmental Laws, and that, to the best of Mortgagor's knowledge, no prior
owner of the Premises or any current or prior occupant has used Hazardous
Materials on or affecting the Premises in any manner which violates
Environmental Laws. Mortgagor covenants and agrees that neither it nor any
occupant shall use, introduce or maintain Hazardous Materials on the Premises
unless done in strict compliance with all Environmental Laws; (b) Mortgagor
shall conduct and complete all investigations, environmental audits, studies,
sampling and testing, and all remedial, removal and other actions necessary to
clean up and remove all Hazardous Materials on or affecting the Premises,
whether caused by Mortgagor or a third party, in accordance with all
Environmental Laws to the satisfaction of Mortgagee, and in accordance with the
orders and directives of all federal, state and local governmental authorities,
and Mortgagor shall notify Mortgagee in writing prior to taking, and continually
after that of the status of, all such actions. Mortgagor shall, promptly upon
Mortgagee's request, provide Mortgagee with copies of the results of all such
actions and all related documents and information. Any remedial, removal or
other action by Mortgagor shall not be deemed a cure or waiver of any breach of
this paragraph 10 due to the presence or use of Hazardous Materials on or
affecting the Premises. Additionally, Mortgagor shall defend, indemnify and hold
harmless Mortgagee, its employees, agents, shareholders, officers and directors,
from and against any and all claims, demands, penalties, fines, liabilities,
settlements, damages, costs or expenses (including, without limit, attorney
fees) of whatever kind arising out of or related to (i) the presence, disposal,
release or threatened release of any Hazardous Materials on, from or affecting
the Premises or the soil, water, air, vegetation, buildings, personal property,
persons or animals on the Premises, (ii) any personal injury (including, without
limit, wrongful death) or property damage (real or personal) arising out of or
related to these Hazardous Materials, (iii) any lawsuit brought or threatened,
settlement reached or government order related to these Hazardous Materials,
(iv) the cost of removal of Hazardous Materials from any portion of the
Premises, (v) taking necessary precautions to protect against the release of
Hazardous Materials on or affecting the Premises, (vi) complying with all
Environmental Laws and/or (vii) any violation of Environmental Laws or
requirements of Mortgagee, which are in any way related to Hazardous Materials
including, without limit, attorneys and consultants' fees (the attorneys and
consultants to be selected by Mortgagee), investigation and laboratory fees and
environmental studies required by Mortgagee (whether prior to foreclosure, or
otherwise). Upon the request of Mortgagee, Mortgagor and any guarantor shall
execute a separate indemnity consistent with this paragraph; (c) Mortgagor has
never received any notice ("Environmental Complaint") of any potential violation
of Environmental Laws with respect to Mortgagor or the Premises (and, within
five (5) days of receipt of any Environmental Complaint, Mortgagor shall give
Mortgagee a copy of it), and to the best of Mortgagor's knowledge, there have
been no actions commenced or threatened by any party with respect to Mortgagor
or the Premises for noncompliance with any Environmental Laws; (d) In the event
this Mortgage is foreclosed or Mortgagor tenders a deed in lieu of foreclosure,
Mortgagor shall deliver the Premises to Mortgagee, purchaser or grantee, as the
case may be, free of Hazardous Materials so that the condition of the Premises
shall not be a violation of any Environmental Laws; (e) Upon ten (10) days
notice to Mortgagor (except in an emergency or where not practical under
applicable law, in which case notice is waived), and without limitation of
Mortgagee's other rights under this Mortgage or elsewhere, Mortgagee has the
right, but not the obligation, to enter on the Premises and to take those
actions as it deems appropriate to investigate or test for, clean up, remove,
resolve, minimize the impact of or advise governmental agencies of the possible
existence of any Hazardous Materials upon Mortgagee's receipt of any notice from
any source asserting the existence of any Hazardous Materials or an
Environmental Complaint pertaining to the Premises which, if true, could result
in an order, suit or other action against Mortgagor or any part of the Premises
which, in the sole opinion of Mortgagee, could jeopardize its security under
this Mortgage. Any such actions conducted by Mortgagee shall be solely for the
benefit of and to protect the interests of Mortgagee and shall not be relied
upon Mortgagor or any third party for any purpose. By conducting any such
actions, Mortgagee does not assume control over the environmental affairs or
operations of Mortgagor nor assume any liability of Mortgagor or any third
party; (f) The provisions of this paragraph 10 shall be in addition to all other
obligations and liabilities Mortgagor may have to Mortgagee at common law or
pursuant to any other agreement, and shall survive (i) the repayment of the
Indebtedness, (ii) the satisfaction of all other obligations of Mortgagor under
this Mortgage and under the other loan documents, (iii) the discharge of this
Mortgage, and (iv) the foreclosure of this Mortgage or acceptance of a deed in
lieu of foreclosure; and (g) For purposes of this Mortgage, (i) "Hazardous
Materials" means each and all of the following: hazardous materials and/or
substances as defined in any Environmental Law, asbestos, petroleum, petroleum
by-products, natural gas, flammable explosives, radioactive materials, and toxic
materials, and (ii) "Environmental Laws" mean any and all federal, state, local
or other laws (whether under common law, by legislative action or otherwise),
rules, policies, ordinances, directives, orders, statutes, or regulations an
object of which is to regulate or improve health, safety, or the environment.

                                       6
<PAGE>

11. Upon the occurrence of any of the following events (each an "Event of
Default"), Mortgagor shall be in default under this Mortgage: (a) Any failure to
pay the Indebtedness or any other indebtedness when due, by acceleration or
otherwise; (b) Any failure to comply with, or breach of, any term of this
Mortgage, or any other agreement between Borrower, Mortgagor, or any guarantor
of any of the Indebtedness ("guarantor") and Mortgagee; (c) Any warranty,
representation, or other information made, given or furnished to Mortgagee by or
on behalf of Borrower, Mortgagor, or any guarantor shall be, or shall prove to
have been, false or materially misleading when made, given, or furnished; (d)
Any loss, theft, substantial damage or destruction to or of any of the Premises,
or the issuance or filing of any attachment, levy, garnishment or the
commencement of any proceeding in connection with any of the Premises or of any
other judicial process of, upon or in respect of Borrower, Mortgagor, any
guarantor, or any of the Premises; (e) Sale or other disposition by Borrower,
Mortgagor, or any guarantor of any substantial portion of its assets or
property; or voluntary suspension of the transaction of business by Borrower,
Mortgagor, or any guarantor; or death, dissolution, termination of existence,
merger, consolidation, insolvency, business failure, or assignment for the
benefit of creditors of or by Borrower, Mortgagor, or any guarantor; or
commencement of any proceedings under any state or federal bankruptcy or
insolvency laws or laws for the relief of debtors by or against Borrower,
Mortgagor, or any guarantor; or the appointment of a receiver, trustee, court
appointee, sequestrator or otherwise, for all or any part of the property of
Borrower, Mortgagor, or any guarantor; (f) Default under any mortgage or
security agreement against any of the Premises; or (g) Mortgagee deems itself
insecure, in good faith believing that the prospect of payment of the
Indebtedness or performance of this Mortgage is impaired or shall fear
deterioration, removal, or waste of the Premises.

12. Acceleration of the Indebtedness as provided in this Mortgage shall trigger
any applicable prepayment premium or formula. Without limiting when a prepayment
premium may be due, it is agreed that, at any time after acceleration, a tender
of payment of the amount necessary to satisfy the entire Indebtedness by or on
behalf of Mortgagor or otherwise, must include any applicable prepayment premium
or formula.

13. Immediately upon the occurrence of any Event of Default, Mortgagee shall
have the option to do any or all of the following: (a) Declare the entire unpaid
amount of the Indebtedness, including, without limit, accrued and unpaid
interest on it and any applicable prepayment premium or formula, and all other
charges payable by Mortgagor to Mortgagee, to be immediately due and payable
and, at Mortgagee's option, (i) to bring suit for the same, or (ii) to take all
steps and institute all other proceedings that Mortgagee deems necessary to
enforce payment of the Indebtedness and performance under this Mortgage and to
protect the lien of this Mortgage; (b) Commence foreclosure proceedings against
the Premises through judicial proceedings or by advertisement, at the option of
Mortgagee. The commencement by Mortgagee of foreclosure proceedings shall be
deemed an exercise by Mortgagee of its option to accelerate the Indebtedness,
unless such proceedings on their face specifically indicate otherwise. Mortgagor
grants power to Mortgagee to sell the Premises or to cause the same to be sold
at public sale, and to convey the same to the purchaser, in a single parcel or
in several parcels at the option of Mortgagee; (c) Procure new or cause to be
updated abstracts, tax histories, title insurance, or title reports; (d) Obtain
a receiver to manage the Premises and collect the rents, profits and income from
it; (e) Contest the amount or validity of any taxes applicable to the Premises
by appropriate proceedings either in Mortgagee's name, Mortgagor's name or
jointly with Mortgagor. Mortgagor shall execute and deliver to Mortgagee, upon
demand, whatever documents and information Mortgagee determines may be necessary
or proper to so contest the taxes or to secure payment of any resulting refund.
Mortgagor shall reimburse Mortgagee for all costs and expenses, including,
without limit, attorney fees, incurred in connection with each tax contest
proceeding. All refunds resulting from each tax contest proceeding shall belong
to Mortgagee to be applied against the Indebtedness with the surplus, if any, to
be paid to Mortgagor. Mortgagee and any of its employees is each irrevocably
appointed attorney-in-fact for Mortgagor and is authorized to execute and
deliver in the name of Mortgagor those documents deemed necessary or proper by
Mortgagee to carry out any tax contest proceeding or receive any resulting
refunds; and/or (f) In the event of any sale of the Premises by foreclosure,
through judicial proceedings, by advertisement or otherwise, apply the proceeds
of any such sale in the following order or such other order as Mortgagee may
elect: to (i) all expenses incurred for the collection of the Indebtedness and
the foreclosure of this Mortgage including, without limit, attorney fees; (ii)
all sums expended or incurred by Mortgagee directly or indirectly in carrying
out terms, covenants and agreements of or under this Mortgage or any related
document, together with interest as provided in this Mortgage; (iii) all accrued
and unpaid interest and late payment charges upon the Indebtedness; (iv) any
applicable prepayment premium or formula; (v) the unpaid principal amount of the
Indebtedness; and (vi) the surplus, if any, paid to Mortgagor unless a court of
competent jurisdiction decrees otherwise.

                                       7
<PAGE>

Mortgagor hereby grants to Mortgagee a power of sale, and accordingly, Mortgagee
shall have all the rights and powers granted by Vermont law to the holder of a
mortgage containing a power of sale, including the right, to the extent
permitted by Vermont law, to foreclose Mortgagor's equity of redemption upon an
event of default under this Mortgage, by exercising the power of sale, without
first commencing a foreclosure action or obtaining a foreclosure decree, and to
give such notices and to do all other acts, including the giving of a
foreclosure deed upon completion of the foreclosure sale, as are permitted or
required by 12 V.S.A. ss.ss.4531a-4553a to foreclose a mortgage without judicial
action. If it shall be necessary to initiate any legal action to determine the
person or persons legally entitled to any excess proceeds of the sale, then the
Mortgagee's cost of said action shall be deducted from the said excess and
reimbursed to Mortgagee before its ultimate disbursal.

Notwithstanding any stated remedies herein, Mortgagee may exercise all rights
and remedies available to it at law or in equity.

14. No single or partial exercise, or delay in the exercise, of any right or
power under this Mortgage, shall preclude other or further exercise of the
rights and powers under this Mortgage. The unenforceability of any provision of
this Mortgage shall not affect the enforceability of the remainder. This
Mortgage constitutes the entire agreement of Mortgagor and Mortgagee with
respect to the subject matter of this Mortgage. No amendment of this Mortgage
shall be effective unless the same shall be in writing and signed by Mortgagor
and an authorized officer of Mortgagee. If there is more than one Mortgagor, all
undertakings, warranties and covenants made by Mortgagor and all rights and
powers given to Mortgagee are made or given jointly and severally. This Mortgage
shall be binding on Mortgagor and Mortgagee and on Mortgagor's and Mortgagee's
heirs, legal representatives, successors and assigns including, without limit,
any debtor in possession or trustee in bankruptcy for Mortgagor. This shall not
be deemed a consent by Mortgagee to a conveyance by Mortgagor of all or part of
the Premises or of any ownership interest in Mortgagor. Mortgagee may sell,
assign or grant participations in any of the Indebtedness and any related
obligations, including, without limit, this Mortgage. Mortgagee may provide
information relating to this Mortgage or relating to Mortgagor to Mortgagee's
parent, affiliates, subsidiaries, service providers, assignees and participants.
In the event of foreclosure of this Mortgage or the enforcement by Mortgagee of
any other remedies under this Mortgage, Mortgagor waives any right otherwise
available in respect to marshalling of assets which secure the Indebtedness or
to require Mortgagee to pursue its remedies against any other assets or any
other party. Upon full and final payment of the Indebtedness and performance by
Mortgagor of all its other obligations under this Mortgage, except as otherwise
provided in paragraphs 10(f) and 20, the parties shall automatically each fully
and finally release and discharge the other from any claim, liability or
obligation in connection with this Mortgage and the Indebtedness. The creation,
perfection and enforcement of the lien of this Mortgage shall be governed by the
laws of the State of Vermont without reference to the principles of conflicts of
laws. Subject to the foregoing, in all other respects, this Mortgage shall be
governed by the substantive laws of the State of Michigan without reference to
the principles of conflicts of laws.

15. Promptly upon the request of Mortgagee, Mortgagor shall execute, acknowledge
and deliver all further documents, and do all further acts as Mortgagee may
require in its sole discretion to confirm and protect the lien of this Mortgage
or otherwise to accomplish the purposes of this Mortgage.

16. Nothing in this Mortgage shall be construed to preclude Mortgagee from
pursuing any available remedy provided by law for the collection of the
Indebtedness or enforcement of its rights upon an Event of Default. Nothing in
this Mortgage shall reduce or release any rights or security interests of
Mortgagee contained in any existing agreement between Borrower, Mortgagor, or
any guarantor and Mortgagee. No waiver of default or consent to any act by
Mortgagor shall be effective unless in writing and signed by an authorized
officer of Mortgagee. No waiver of any default or forbearance on the part of
Mortgagee in enforcing any of its rights under this Mortgage shall operate as a
waiver of any other default or of the same default on a future occasion or of
any rights.

17. At the sole option of Mortgagee, this Mortgage shall become subordinate, in
whole or in part (but not with respect to priority as to insurance proceeds or
any eminent domain award) to any or all leases and/or occupancy agreements of
the Premises upon the execution by Mortgagee, and recording in the appropriate
official land records where the premises are located, of a unilateral
declaration to that effect.

18. All notices and demands required or permitted to be given to Mortgagor shall
be deemed given when delivered to Mortgagor or when placed in an envelope
addressed to Mortgagor at the address above, or at such other address as
Mortgagee may have on its records, and deposited, with postage, in a depository
under the custody of the United States Postal Service or delivered to an
overnight delivery courier. The mailing may be certified, first class or
overnight delivery mail.

                                       8
<PAGE>

19. To the extent that any of the Indebtedness is payable upon demand, nothing
contained in this Mortgage shall modify the terms and conditions of that
Indebtedness nor prevent Mortgagee from making demand, without notice and with
or without reason, for immediate payment of any or all of that Indebtedness at
any time(s), whether or not an Event of Default has occurred.

20. Notwithstanding any prior revocation, termination or discharge of this
Mortgage, (except as to the rights of subsequent intervening bona fide
purchasers or lienholders) the effectiveness of this Mortgage shall
automatically continue or be reinstated in the event that (a) any payment
received or credit given by Mortgagee in respect of the Indebtedness is
returned, disgorged or rescinded as a preference, impermissible setoff,
fraudulent conveyance, diversion of trust funds, or otherwise under any
applicable law, in which case this Mortgage shall be enforceable as if the
returned, disgorged or rescinded payment or credit had not been received or
given, whether or not Mortgagee relied upon this payment or credit or changed
its position as a consequence of it; or (b) any liability is sought to be
imposed against Mortgagee relating to any matter as to which Mortgagor agreed to
indemnify Mortgagee under this Mortgage, including, without limit, as to the
presence of Hazardous Materials on, in or about the Premises, whether this
matter is known or unknown, now or later exists (excluding only matters which
arise after any acquisition by Mortgagee of the Premises, by foreclosure, deed
in lieu of foreclosure or otherwise, to the extent due to the wrongful act or
omission of Mortgagee), in which case this Mortgage shall be enforceable to the
extent of all liability, costs and expenses (including, without limit, attorney
fees) incurred by Mortgagee as the direct or indirect result thereof. In the
event of continuation or reinstatement of this Mortgage, Mortgagor agrees upon
demand by Mortgagee to execute and deliver to Mortgagee those documents which
Mortgagee determines are appropriate to further evidence (in the public records
or otherwise) this continuation or reinstatement, although the failure of
Mortgagor to do so shall not affect in any way the reinstatement or
continuation. If Mortgagor does not execute and deliver to Mortgagee upon demand
such documents, Mortgagee and each employee is irrevocably appointed (which
appointment is coupled with an interest) the true and lawful attorney of
Mortgagor (with full power of substitution) to execute and deliver such
documents in the name and on behalf of Mortgagor.

21. MORTGAGOR AND MORTGAGEE ACKNOWLEDGE THAT THE RIGHT TO TRIAL BY JURY MAY BE A
CONSTITUTIONAL ONE, BUT THAT IT MAY BE WAIVED. EACH PARTY, AFTER CONSULTING (OR
HAVING HAD THE OPPORTUNITY TO CONSULT) WITH COUNSEL OF THEIR CHOICE, KNOWINGLY
AND VOLUNTARILY, AND FOR THEIR MUTUAL BENEFIT, WAIVES ANY RIGHT TO TRIAL BY JURY
IN THE EVENT OF LITIGATION REGARDING THE PERFORMANCE OR ENFORCEMENT OF, OR IN
ANY WAY RELATED TO, THIS MORTGAGE OR THE INDEBTEDNESS.

22. Additional provisions, if any: None.

IN WITNESS WHEREOF, Mortgagor has signed and delivered this Mortgage the day and
year first written above.

WITNESS:                                       MORTGAGOR

/s/Harris C. Siskind                           NECI ACQUISITION, INC.
---------------------

                                               By:  /s/Robert Farrell
                                                    ---------------------
                                                    SIGNATURE OF

                                               Its: /s/President
                                                    ---------------------
                                                    TITLE (IF APPLICABLE)
STATE OF /s/New York

COUNTY OF /s/New York

On the 20th day of September, 2004, personally appeared /s/Robert Farrell, the
/s/President and duly authorized agent of NECI Acquisition, Inc., a Florida
corporation, who acknowledged the signing of this document was his/her free act
and deed and the free act and deed of the corporation.

               /s/Jean F. Simon
               -------------------------------------------------------------

               Notary Public, _________________________ County, ____________

               My Commission Expires: ______________________________________

                                       9
<PAGE>

DRAFTED BY:                                 WHEN RECORDED RETURN TO:

Stephen I. Greenhalgh
Bodman LLP                                  Bodman LLP
201 West Big Beaver Road, Suite 500         201 West Big Beaver Road, Suite 500
Troy, Michigan 48084                        Troy, Michigan 48084
(248) 743-6000

                                       10Exhibit 10.6

[COMERICA LOGO]      SECURITY AGREEMENT
                    (All Assets)

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

As of September 20, 2004, for value received,  the undersigned ("Debtor") grants
to Comerica  Bank, a Michigan  banking  corporation  ("Bank"),  whose address is
39200  Six Mile  Road,  Livonia,  Michigan  48152,  Attention:  Commercial  Loan
Documentation,  Mail Code 7578,  a  continuing  security  interest and lien (any
pledge,  assignment,  security  interest  or other  lien  arising  hereunder  is
sometimes  referred to herein as a "security  interest") in the  Collateral  (as
defined below) to secure payment when due, whether by stated  maturity,  demand,
acceleration   or   otherwise,   of  all   existing   and  future   indebtedness
("Indebtedness")  to the Bank of N//A ("Borrower")  and/or Debtor.  Indebtedness
includes  without limit any and all  obligations  or liabilities of the Borrower
and/or Debtor to the Bank,  whether absolute or contingent,  direct or indirect,
voluntary or involuntary, liquidated or unliquidated, joint or several, known or
unknown;  any and all  obligations or liabilities  for which the Borrower and/or
Debtor would  otherwise be liable to the Bank were it not for the  invalidity or
unenforceability  of them by reason of any bankruptcy,  insolvency or other law,
or for any other reason; any and all amendments,  modifications, renewals and/or
extensions  of any of the above;  all costs  incurred  by Bank in  establishing,
determining,  continuing,  or defending the validity or priority of its security
interest,  or in pursuing its rights and remedies  under this Agreement or under
any other  agreement  between Bank and Borrower  and/or  Debtor or in connection
with any proceeding involving Bank as a result of any financial accommodation to
Borrower  and/or  Debtor;  and  all  other  costs  of  collecting  Indebtedness,
including  without limit attorney fees. Debtor agrees to pay Bank all such costs
incurred by the Bank,  immediately  upon demand,  and until paid all costs shall
bear  interest  at  the  highest  per  annum  rate  applicable  to  any  of  the
Indebtedness,  but not in excess  of the  maximum  rate  permitted  by law.  Any
reference  in this  Agreement  to attorney  fees shall be deemed a reference  to
reasonable  fees,  costs,  and expenses of both in-house and outside counsel and
paralegals, whether or not a suit or action is instituted, and to court costs if
a suit or action is  instituted,  and whether  attorney  fees or court costs are
incurred at the trial court level, on appeal, in a bankruptcy, administrative or
probate proceeding or otherwise. Debtor further covenants, agrees and represents
as follows:

1.       COLLATERAL shall mean all of the following property Debtor now or later
         owns or has an interest in, wherever located:

         (a)      all  Accounts  Receivable  (for  purposes  of this  Agreement,
                  "Accounts  Receivable"  consists  of  all  accounts;   general
                  intangibles; chattel paper (including without limit electronic
                  chattel paper and tangible  chattel paper);  contract  rights;
                  deposit accounts;  documents;  instruments;  rights to payment
                  evidenced by chattel paper,  documents or instruments;  health
                  care insurance receivables; commercial tort claims; letters of
                  credit; letter of credit rights;  supporting obligations;  and
                  rights to payment for money or funds advanced or sold),

         (b)      all Inventory,

         (c)      all Equipment and Fixtures,

         (d)      all  Software  (for  purposes  of this  Agreement,  "Software"
                  consists  of  all  (i)  computer   programs   and   supporting
                  information provided in connection with a transaction relating
                  to the program,  and (ii) computer  programs embedded in goods
                  and any supporting  information  provided in connection with a
                  transaction relating to the program whether or not the program
                  is  associated  with  the  goods  in  such a  manner  that  it
                  customarily  is considered  part of the goods,  and whether or
                  not, by becoming the owner of the goods,  a person  acquires a
                  right to use the  program in  connection  with the goods,  and
                  whether or not the program is  embedded in goods that  consist
                  solely of the medium in which the program is embedded),

         (e)      specific items listed on attached  Schedule A, if any,  is/are
                  also included in Collateral.

         (f)      all goods, instruments,  documents,  policies and certificates
                  of insurance,  deposits,  money,  investment property or other
                  property  (except real property  which is not a fixture) which
                  are now or later in  possession  or control of Bank,  or as to
                  which Bank now or later  controls  possession  by documents or
                  otherwise, and

         (g)      all additions,  attachments,  accessions, parts, replacements,
                  substitutions,  renewals, interest, dividends,  distributions,
                  rights of any kind (including but not limited to stock splits,

<PAGE>

                  stock rights, voting and preferential rights),  products,  and
                  proceeds  of or  pertaining  to the above  including,  without
                  limit,  cash or other  property  which were  proceeds  and are
                  recovered   by  a   bankruptcy   trustee  or  otherwise  as  a
                  preferential transfer by Debtor.

                  In the  definition  of  Collateral,  a reference  to a type of
                  collateral  shall not be limited by a separate  reference to a
                  more specific or narrower type of that collateral.

2.       WARRANTIES,  COVENANTS AND AGREEMENTS.  Debtor warrants,  covenants and
         agrees as follows:

         2.1      Debtor shall furnish to Bank, in form and at intervals as Bank
                  may request,  any information Bank may reasonably  request and
                  allow Bank to examine, inspect, and copy any of Debtor's books
                  and records.  Debtor shall,  at the request of Bank,  mark its
                  records and the  Collateral  to clearly  indicate the security
                  interest of Bank under this Agreement.

         2.2      At the time any Collateral  becomes,  or is represented to be,
                  subject to a security  interest in favor of Bank, Debtor shall
                  be  deemed to have  warranted  that (a)  Debtor is the  lawful
                  owner of the  Collateral  and has the right and  authority  to
                  subject it to a security interest granted to Bank; (b) none of
                  the Collateral is subject to any security  interest other than
                  that in favor of Bank;  (c) there are no financing  statements
                  on file,  other than in favor of Bank;  (d) no  person,  other
                  than  Bank,  has  possession  or  control  (as  defined in the
                  Uniform Commercial Code) of any Collateral of such nature that
                  perfection  of a  security  interest  may be  accomplished  by
                  control;  and (e) Debtor acquired its rights in the Collateral
                  in the ordinary course of its business.

         2.3      Debtor  will keep the  Collateral  free at all times  from all
                  claims,  liens, security interests and encumbrances other than
                  those in favor of Bank.  Debtor  will not,  without  the prior
                  written consent of Bank, sell, transfer or lease, or permit to
                  be sold,  transferred or leased, any or all of the Collateral,
                  except for  Inventory in the  ordinary  course of its business
                  and will not return any Inventory to its supplier. Bank or its
                  representatives  may  at  all  reasonable  times  inspect  the
                  Collateral   and  may  enter  upon  all  premises   where  the
                  Collateral is kept or might be located.

         2.4      Debtor  will do all  acts  and  will  execute  or  cause to be
                  executed all writings requested by Bank to establish, maintain
                  and  continue  an  exclusive,  perfected  and  first  security
                  interest of Bank in the  Collateral.  Debtor  agrees that Bank
                  has no  obligation  to  acquire  or  perfect  any  lien  on or
                  security   interest  in  any  asset(s),   whether   realty  or
                  personalty, to secure payment of the Indebtedness,  and Debtor
                  is not  relying  upon assets in which the Bank may have a lien
                  or security interest for payment of the Indebtedness.

         2.5      Debtor will pay within the time that they can be paid  without
                  interest or penalty all taxes, assessments and similar charges
                  which  at any  time  are or may  become  a  lien,  charge,  or
                  encumbrance   upon  any  Collateral,   except  to  the  extent
                  contested in good faith and bonded in a manner satisfactory to
                  Bank. If Debtor fails to pay any of these taxes,  assessments,
                  or other  charges  in the time  provided  above,  Bank has the
                  option (but not the  obligation) to do so and Debtor agrees to
                  repay all amounts so expended by Bank immediately upon demand,
                  together  with  interest at the highest  lawful  default  rate
                  which could be charged by Bank on any Indebtedness.

         2.6      Debtor will keep the  Collateral  in good  condition  and will
                  protect it from loss, damage, or deterioration from any cause.
                  Debtor has and will  maintain at all times (a) with respect to
                  the  Collateral,  insurance under an "all risk" policy against
                  fire and other  risks  customarily  insured  against,  and (b)
                  public  liability  insurance  and  other  insurance  as may be
                  required by law or reasonably  required by Bank,  all of which
                  insurance shall be in amount, form and content, and written by
                  companies  as  may  be  satisfactory  to  Bank,  containing  a
                  lender's loss payable  endorsement  acceptable to Bank. Debtor
                  will  deliver  to  Bank   immediately   upon  demand  evidence
                  satisfactory  to Bank  that the  required  insurance  has been
                  procured. If Debtor fails to maintain satisfactory  insurance,
                  Bank  has the  option  (but not the  obligation)  to do so and
                  Debtor  agrees  to  repay  all  amounts  so  expended  by Bank
                  immediately upon demand, together with interest at the highest
                  lawful  default  rate  which  could be  charged by Bank on any
                  Indebtedness.

         2.7      On each occasion on which Debtor evidences to Bank the account
                  balances  on  and  the  nature  and  extent  of  the  Accounts
                  Receivable,  Debtor  shall be  deemed to have  warranted  that
                  except  as  otherwise  indicated  (a) each of  those  Accounts

                                       2
<PAGE>

                  Receivable is valid and  enforceable  without  performance  by
                  Debtor of any act; (b) each of those  account  balances are in
                  fact owing,  (c) there are no setoffs,  recoupments,  credits,
                  contra  accounts,  counterclaims  or  defenses  against any of
                  those Accounts  Receivable,  (d) as to any Accounts Receivable
                  represented  by a  note,  trade  acceptance,  draft  or  other
                  instrument or by any chattel paper or document,  the same have
                  been endorsed  and/or  delivered by Debtor to Bank, (e) Debtor
                  has not received with respect to any Account  Receivable,  any
                  notice of the death of the related account debtor,  nor of the
                  dissolution,    liquidation,    termination    of   existence,
                  insolvency,  business failure,  appointment of a receiver for,
                  assignment  for the  benefit of  creditors  by, or filing of a
                  petition in bankruptcy by or against,  the account debtor, and
                  (f) as to each Account Receivable,  except as may be expressly
                  permitted  by Bank to the  contrary in another  document,  the
                  account  debtor is not an  affiliate  of  Debtor,  the  United
                  States of America or any department, agency or instrumentality
                  of it, or a citizen or resident of any jurisdiction outside of
                  the United  States.  Debtor will do all acts and will  execute
                  all writings requested by Bank to perform, enforce performance
                  of, and collect all Accounts Receivable.  Debtor shall neither
                  make nor permit any  modification,  compromise or substitution
                  for any Account  Receivable  without the prior written consent
                  of  Bank.  Debtor  shall,  at  Bank's  request,   arrange  for
                  verification  of Accounts  Receivable  directly  with  account
                  debtors or by other methods acceptable to Bank.

         2.8      Debtor at all times  shall be in  strict  compliance  with all
                  applicable laws, including without limit any laws, ordinances,
                  directives,  orders,  statutes,  or  regulations  an object of
                  which  is to  regulate  or  improve  health,  safety,  or  the
                  environment ("Environmental Laws").

         2.9      If Bank, acting in its sole discretion,  redelivers Collateral
                  to Debtor or  Debtor's  designee  for the  purpose  of (a) the
                  ultimate  sale  or  exchange  thereof;  or  (b)  presentation,
                  collection,  renewal,  or registration of transfer thereof; or
                  (c)  loading,  unloading,  storing,  shipping,  transshipping,
                  manufacturing,   processing  or  otherwise   dealing  with  it
                  preliminary to sale or exchange;  such redelivery  shall be in
                  trust  for the  benefit  of Bank and shall  not  constitute  a
                  release of Bank's  security  interest in it or in the proceeds
                  or  products  of it  unless  Bank  specifically  so  agrees in
                  writing.  If Debtor requests any such redelivery,  Debtor will
                  deliver with such request a duly executed financing  statement
                  in form and substance  satisfactory  to Bank.  Any proceeds of
                  Collateral coming into Debtor's  possession as a result of any
                  such   redelivery   shall  be  held  in  trust  for  Bank  and
                  immediately   delivered  to  Bank  for   application   on  the
                  Indebtedness. Bank may (in its sole discretion) deliver any or
                  all of the  Collateral  to Debtor,  and such  delivery by Bank
                  shall discharge Bank from all liability or responsibility  for
                  such Collateral.  Bank, at its option, may require delivery of
                  any Collateral to Bank at any time with such  endorsements  or
                  assignments of the Collateral as Bank may request.

         2.10     At any time and without notice  following the occurrence of an
                  Event  of  Default,  Bank  may  (a)  cause  any  or all of the
                  Collateral to be transferred to its name or to the name of its
                  nominees;  and (b) receive or collect by legal  proceedings or
                  otherwise  all  dividends,  interest,  principal  payments and
                  other sums and all other  distributions at any time payable or
                  receivable on account of the Collateral,  and hold the same as
                  Collateral, or apply the same to the Indebtedness,  the manner
                  and  distribution  of  the  application  to  be  in  the  sole
                  discretion  of Bank;  (c) At any time and without  notice Bank
                  may enter into any extension,  subordination,  reorganization,
                  deposit,  merger  or  consolidation  agreement  or  any  other
                  agreement relating to or affecting the Collateral, and deposit
                  or  surrender  control of the  Collateral,  and  accept  other
                  property in exchange for the  Collateral and hold or apply the
                  property or money so received pursuant to this Agreement;  and
                  (d) take such  actions in its own name or in Debtor's  name as
                  Bank, in its sole but reasonable  discretion,  deems necessary
                  or appropriate to establish  exclusive  control (as defined in
                  the  Uniform  Commercial  Code)  over any  Collateral  of such
                  nature that  perfection  of Bank's  security  interest  may be
                  accomplished by control.

         2.11     Bank may assign any of the Indebtedness and deliver any or all
                  of the  Collateral to its  assignee,  who then shall have with
                  respect to  Collateral  so delivered all the rights and powers
                  of Bank  under  this  Agreement,  and after that Bank shall be
                  fully  discharged from all liability and  responsibility  with
                  respect to Collateral so delivered.

         2.12     Reserved.

         2.13     Debtor shall defend,  indemnify and hold  harmless  Bank,  its
                  employees,  agents,  shareholders,  affiliates,  officers, and
                  directors from and against any and all claims, damages, fines,
                  expenses,  liabilities  or causes of action of whatever  kind,
                  including  without limit consultant fees, legal expenses,  and

                                       3
<PAGE>

                  attorney fees, suffered by any of them as a direct or indirect
                  result  of any  actual  or  asserted  violation  of  any  law,
                  including,  without  limit,  Environmental  Laws,  or  of  any
                  remediation  relating  to any  property  required  by any law,
                  including without limit Environmental Laws.

3.       COLLECTION OF PROCEEDS.

         3.1      Debtor agrees to collect and enforce payment of all Collateral
                  until Bank shall direct  Debtor to the  contrary.  Immediately
                  upon  notice to Debtor  by Bank and at all times  after  that,
                  Debtor agrees to fully and promptly  cooperate and assist Bank
                  in the  collection  and  enforcement  of all Collateral and to
                  hold in trust for Bank all  payments  received  in  connection
                  with Collateral and from the sale, lease or other  disposition
                  of any Collateral, all rights by way of suretyship or guaranty
                  and all  rights in the nature of a lien or  security  interest
                  which   Debtor   now  or  later  has   regarding   Collateral.
                  Immediately  upon and after such notice,  Debtor agrees to (a)
                  endorse to Bank and  immediately  deliver to Bank all payments
                  received  on  Collateral  or from  the  sale,  lease  or other
                  disposition of any Collateral or arising from any other rights
                  or interests of Debtor in the Collateral, in the form received
                  by Debtor without  commingling  with any other funds,  and (b)
                  immediately   deliver  to  Bank  all   property   in  Debtor's
                  possession  or later coming into Debtor's  possession  through
                  enforcement of Debtor's rights or interests in the Collateral.
                  Debtor  irrevocably  authorizes  Bank or any Bank  employee or
                  agent to endorse  the name of Debtor  upon any checks or other
                  items which are received in payment for any Collateral, and to
                  do any and all things necessary in order to reduce these items
                  to money.  Bank  shall  have no duty as to the  collection  or
                  protection  of Collateral or the proceeds of it, nor as to the
                  preservation  of  any  related  rights,   beyond  the  use  of
                  reasonable care in the custody and  preservation of Collateral
                  in the  possession  of Bank.  Debtor  agrees to take all steps
                  necessary  to  preserve  rights  against  prior  parties  with
                  respect to the  Collateral.  Nothing in this Section 3.1 shall
                  be  deemed  a  consent  by Bank to any  sale,  lease  or other
                  disposition of any Collateral.

         3.2      Debtor agrees that immediately upon Bank's request (whether or
                  not any Event of Default exists) the Indebtedness  shall be on
                  a  "remittance  basis" as  follows:  Debtor  shall at its sole
                  expense establish and maintain (and Bank, at Bank's option may
                  establish  and  maintain at Debtor's  expense):  (a) an United
                  States Post Office  lock box (the "Lock  Box"),  to which Bank
                  shall have  exclusive  access and  control.  Debtor  expressly
                  authorizes  Bank,  from time to time, to remove  contents from
                  the  Lock  Box,  for   disposition  in  accordance  with  this
                  Agreement.  Debtor  agrees to notify all  account  debtors and
                  other  parties  obligated to Debtor that all payments  made to
                  Debtor  (other than  payments by  electronic  funds  transfer)
                  shall be remitted,  for the credit of Debtor, to the Lock Box,
                  and Debtor shall include a like statement on all invoices; and
                  (b) a  non-interest  bearing  deposit  account with Bank which
                  shall be titled as  designated  by Bank (the "Cash  Collateral
                  Account")  to which  Bank  shall  have  exclusive  access  and
                  control. Debtor agrees to notify all account debtors and other
                  parties  obligated to Debtor that all payments  made to Debtor
                  by  electronic  funds  transfer  shall be remitted to the Cash
                  Collateral  Account,  and  Debtor,  at Bank's  request,  shall
                  include a like statement on all invoices. Debtor shall execute
                  all  documents  and  authorizations  as  required  by  Bank to
                  establish  and maintain  the Lock Box and the Cash  Collateral
                  Account.

         3.3      All items or amounts  which are  remitted  to the Lock Box, to
                  the Cash Collateral  Account, or otherwise delivered by or for
                  the  benefit  of Debtor to Bank on  account of partial or full
                  payment  of, or with  respect  to, any  Collateral  shall,  at
                  Bank's   option,   (a)  be  applied  to  the  payment  of  the
                  Indebtedness,  whether  then due or not,  in such  order or at
                  such time of  application  as Bank may  determine  in its sole
                  discretion,  or,  (b)  be  deposited  to the  Cash  Collateral
                  Account.  Debtor  agrees that Bank shall not be liable for any
                  loss or damage  which  Debtor may suffer as a result of Bank's
                  processing  of items or its  exercise  of any other  rights or
                  remedies under this Agreement,  including  without  limitation
                  indirect,  special or consequential  damages, loss of revenues
                  or profits,  or any claim, demand or action by any third party
                  arising out of or in connection  with the  processing of items
                  or the  exercise of any other  rights or  remedies  under this
                  Agreement.  Debtor  agrees to indemnify and hold Bank harmless
                  from and  against  all such  third  party  claims,  demands or
                  actions,  and all related expenses or liabilities,  including,
                  without  limitation,  attorney  fees,  unless  caused  by  the
                  willful misconduct or gross negligence of the Bank.

4.       DEFAULTS, ENFORCEMENT AND APPLICATION OF PROCEEDS.

         4.1      Upon the occurrence of any Event of Default, as defined in the
                  Credit  Agreement dated as of the date hereof between Bank and
                  Debtor,  as  amended  from  time to time,  Debtor  shall be in
                  default under this Agreement.

                                       4
<PAGE>

         4.2      Upon the  occurrence of any Event of Default,  Bank may at its
                  discretion  and without prior notice to Debtor  declare any or
                  all of the Indebtedness to be immediately due and payable, and
                  shall have and may exercise  any one or more of the  following
                  rights and remedies:

                  (a)      Exercise all the rights and remedies upon default, in
                           foreclosure  and  otherwise,   available  to  secured
                           parties   under  the   provisions   of  the   Uniform
                           Commercial Code and other applicable law;

                  (b)      Institute  legal  proceedings  to foreclose  upon the
                           lien and security interest granted by this Agreement,
                           to  recover  judgment  for all  amounts  then due and
                           owing as Indebtedness, and to collect the same out of
                           any Collateral or the proceeds of any sale of it;

                  (c)      Institute legal  proceedings for the sale,  under the
                           judgment   or  decree  of  any  court  of   competent
                           jurisdiction, of any or all Collateral; and/or

                  (d)      Personally or by agents, attorneys, or appointment of
                           a receiver,  enter upon any premises where Collateral
                           may then be located,  and take  possession  of all or
                           any of it and/or  render  it  unusable;  and  without
                           being   responsible   for  loss  or  damage  to  such
                           Collateral, hold, operate, sell, lease, or dispose of
                           all  or any  Collateral  at one  or  more  public  or
                           private  sales,  leasings  or other  disposition,  at
                           places and times and on terms and  conditions as Bank
                           may  deem  fit,   without  any  previous   demand  or
                           advertisement;   and  except  as   provided  in  this
                           Agreement,   all  notice  of  sale,  lease  or  other
                           disposition,  and advertisement,  and other notice or
                           demand,  any right or equity of  redemption,  and any
                           obligation  of a  prospective  purchaser or lessee to
                           inquire  as to the  power  and  authority  of Bank to
                           sell,  lease, or otherwise  dispose of the Collateral
                           or as to the  application  by Bank of the proceeds of
                           sale or otherwise,  which would otherwise be required
                           by, or available to Debtor under,  applicable law are
                           expressly  waived  by Debtor  to the  fullest  extent
                           permitted.

                           At any sale  pursuant to this  Section  4.2,  whether
                           under  the  power  of sale,  by  virtue  of  judicial
                           proceedings  or otherwise,  it shall not be necessary
                           for Bank or a public  officer  under order of a court
                           to have present  physical or constructive  possession
                           of Collateral to be sold.  The recitals  contained in
                           any  conveyances  and receipts made and given by Bank
                           or the public  officer to any  purchaser  at any sale
                           made pursuant to this Agreement  shall, to the extent
                           permitted by applicable law,  conclusively  establish
                           the  truth  and   accuracy  of  the  matters   stated
                           (including,  without limit,  as to the amounts of the
                           principal  of and interest on the  Indebtedness,  the
                           accrual and  nonpayment of it and  advertisement  and
                           conduct of the sale);  and all  prerequisites  to the
                           sale shall be  presumed  to have been  satisfied  and
                           performed.  Upon  any  sale  of any  Collateral,  the
                           receipt of the officer making the sale under judicial
                           proceedings or of Bank shall be sufficient  discharge
                           to the  purchaser  for the  purchase  money,  and the
                           purchaser  shall  not  be  obligated  to  see  to the
                           application of the money.  Any sale of any Collateral
                           under this Agreement shall be a perpetual bar against
                           Debtor with respect to that  Collateral.  At any sale
                           or other  disposition of Collateral  pursuant to this
                           Section 4.2,  Bank  disclaims  all  warranties  which
                           would otherwise be given under the Uniform Commercial
                           Code,  including  without  limit a disclaimer  of any
                           warranty   relating  to  title,   possession,   quiet
                           enjoyment or the like, and Bank may communicate these
                           disclaimers to a purchaser at such disposition.  This
                           disclaimer  of  warranties  will not  render the sale
                           commercially unreasonable.

         4.3      Debtor  shall at the  request  of  Bank,  notify  the  account
                  debtors  or  obligors  of  Bank's  security  interest  in  the
                  Collateral and direct payment of it to Bank. Bank may, itself,
                  upon the  occurrence  of any Event of  Default  so notify  and
                  direct any account debtor or obligor.  At the request of Bank,
                  whether or not an Event of Default shall have occurred, Debtor
                  shall  immediately  take such actions as Bank shall request to
                  establish   exclusive  control  (as  defined  in  the  Uniform
                  Commercial  Code) by Bank over any Collateral which is of such
                  a  nature  that  perfection  of a  security  interest  may  be
                  accomplished by control.

         4.4      The proceeds of any sale or other  disposition  of  Collateral
                  authorized  by this  Agreement  shall be applied by Bank first
                  upon all expenses  authorized by the Uniform  Commercial  Code
                  and all reasonable  attorney fees and legal expenses  incurred
                  by Bank;  the  balance  of the  proceeds  of the sale or other
                  disposition   shall  be   applied   in  the   payment  of  the
                  Indebtedness,  first to interest,  then to principal,  then to
                  remaining  Indebtedness and the surplus, if any, shall be paid
                  over to Debtor or to such other  person(s)  as may be entitled

                                       5
<PAGE>

                  to it under applicable law. Debtor shall remain liable for any
                  deficiency,  which  it  shall  pay to  Bank  immediately  upon
                  demand.  Debtor  agrees that Bank shall be under no obligation
                  to accept any noncash  proceeds in connection with any sale or
                  disposition  of  Collateral  unless  failure to do so would be
                  commercially   unreasonable.   If  Bank  agrees  in  its  sole
                  discretion to accept noncash  proceeds  (unless the failure to
                  do so would be  commercially  unreasonable),  Bank may ascribe
                  any commercially  reasonable  value to such proceeds.  Without
                  limiting the foregoing,  Bank may apply any discount factor in
                  determining  the  present  value of proceeds to be received in
                  the future or may elect to apply  proceeds  to be  received in
                  the  future  only  as and  when  such  proceeds  are  actually
                  received in cash by Bank.

         4.5      Nothing  in  this  Agreement  is  intended,  nor  shall  it be
                  construed,  to preclude  Bank from  pursuing  any other remedy
                  provided by law for the collection of the  Indebtedness or for
                  the  recovery  of any other sum to which Bank may be  entitled
                  for the breach of this  Agreement  by Debtor.  Nothing in this
                  Agreement  shall  reduce or  release  in any way any rights or
                  security interests of Bank contained in any existing agreement
                  between Borrower, Debtor, or any Guarantor and Bank.

         4.6      No waiver of default or consent to any act by Debtor  shall be
                  effective  unless  in  writing  and  signed  by an  authorized
                  officer of Bank.  No waiver of any default or  forbearance  on
                  the part of Bank in  enforcing  any of its  rights  under this
                  Agreement shall operate as a waiver of any other default or of
                  the same default on a future occasion or of any rights.

         4.7      Debtor  (a)  irrevocably  appoints  Bank or any  agent of Bank
                  (which  appointment  is coupled with an interest) the true and
                  lawful attorney of Debtor (with full power of substitution) in
                  the name,  place and stead of, and at the expense  of,  Debtor
                  and (b) authorizes Bank or any agent of Bank, in its own name,
                  at Debtor's expense,  to do any of the following,  as Bank, in
                  its sole discretion, deems appropriate:

                  (i)      to demand,  receive,  sue for,  and give  receipts or
                           acquittances  for any  moneys due or to become due on
                           any  Collateral  (including  without  limit  to draft
                           against   Collateral)   and  to   endorse   any  item
                           representing  any  payment  on  or  proceeds  of  the
                           Collateral;

                  (ii)     to  execute  and file in the name of and on behalf of
                           Debtor  all  financing  statements  or other  filings
                           deemed  necessary  or  desirable by Bank to evidence,
                           perfect,  or continue the security  interests granted
                           in this Agreement; and

                  (iii)    to do  and  perform  any  act  on  behalf  of  Debtor
                           permitted or required under this Agreement.

         4.8      Upon  the  occurrence  of an  Event of  Default,  Debtor  also
                  agrees,  upon request of Bank, to assemble the  Collateral and
                  make it  available  to Bank at any  place  designated  by Bank
                  which is reasonably convenient to Bank and Debtor.

         4.9      The  following  shall be the  basis  for any  finder of fact's
                  determination  of the  value  of any  Collateral  which is the
                  subject  matter of a disposition  giving rise to a calculation
                  of any surplus or  deficiency  under  Section 9.615 (f) of the
                  Uniform  Commercial  Code (as in  effect  on or after  July 1,
                  2001):  (a) the Collateral  which is the subject matter of the
                  disposition  shall be valued in an "as is" condition as of the
                  date of the disposition, without any assumption or expectation
                  that such  Collateral  will be  repaired  or  improved  in any
                  manner;  (b) the  valuation  shall be based upon an assumption
                  that the transferee of such Collateral desires a resale of the
                  Collateral  for  cash  promptly  (but no  later  than 30 days)
                  following the  disposition;  (c) all reasonable  closing costs
                  customarily   borne  by  the   seller  in   commercial   sales
                  transactions  relating to property  similar to such Collateral
                  shall be deducted  including,  without  limitation,  brokerage
                  commissions,  tax prorations,  attorneys' fees, whether inside
                  or outside counsel is used, and marketing costs; (d) the value
                  of  the  Collateral   which  is  the  subject  matter  of  the
                  disposition  shall be further  discounted  to account  for any
                  estimated  holding  costs  associated  with  maintaining  such
                  Collateral  pending sale (to the extent not  accounted  for in
                  (c) above), and other  maintenance,  operational and ownership
                  expenses;  and (e)  any  expert  opinion  testimony  given  or
                  considered in connection with a determination  of the value of
                  such  Collateral  must be given by  persons  having at least 5
                  years  experience  in  appraising   property  similar  to  the
                  Collateral  and who have  conducted  and  prepared  a complete
                  written appraisal of such Collateral taking into consideration
                  the  factors  set  forth  above.   The  "value"  of  any  such
                  Collateral  shall be a factor  in  determining  the  amount of
                  proceeds  which would have been realized in a disposition to a
                  transferee  other than a secured  party, a person related to a
                  secured party or a secondary obligor under Section 9-615(f).

                                       6
<PAGE>

5.       MISCELLANEOUS.

         5.1      Until Bank is  advised  in writing by Debtor to the  contrary,
                  all  notices,   requests  and  demands   required  under  this
                  Agreement or by law shall be given to, or made upon, Debtor at
                  the first address indicated in Section 5.15 below.

         5.2      Debtor  will  give Bank not less  than 90 days  prior  written
                  notice of all contemplated changes in Debtor's name, location,
                  chief executive  office,  principal place of business,  and/or
                  location  of any  Collateral,  but the  giving of this  notice
                  shall not cure any Event of Default caused by this change.

         5.3      Bank assumes no duty of  performance  or other  responsibility
                  under any contracts contained within the Collateral.

         5.4      Bank has the right to sell,  assign,  transfer,  negotiate  or
                  grant  participations  or any  interest  in, any or all of the
                  Indebtedness and any related  obligations,  including  without
                  limit  this  Agreement.  In  connection  with the  above,  but
                  without limiting its ability to make other  disclosures to the
                  full extent  allowable,  Bank may disclose all  documents  and
                  information  which Bank now or later has  relating  to Debtor,
                  the Indebtedness or this Agreement,  however obtained.  Debtor
                  further agrees that Bank may provide  information  relating to
                  this  Agreement  or relating  to Debtor to the Bank's  parent,
                  affiliates, subsidiaries, and service providers.

         5.5      In addition to Bank's other  rights,  any  indebtedness  owing
                  from Bank to Debtor can be set off and  applied by Bank on any
                  Indebtedness at any time(s) either before or after maturity or
                  demand  without  notice to anyone.  Any such action  shall not
                  constitute  an  acceptance  of  collateral in discharge of the
                  Indebtedness.

         5.6      Debtor,  to the extent not expressly  prohibited by applicable
                  law,  waives  any right to require  the Bank to:  (a)  proceed
                  against any person or property; (b) comply with the provisions
                  of Sections 9-611 or 9-621 of the Uniform  Commercial Code; or
                  (c) pursue any other remedy in the Bank's power. Debtor waives
                  notice  of  acceptance  of  this  Agreement  and  presentment,
                  demand,  protest,  notice  of  protest,  dishonor,  notice  of
                  dishonor, notice of default, notice of intent to accelerate or
                  demand payment of any Indebtedness,  any and all other notices
                  to which the undersigned might otherwise be entitled except as
                  provided  in  this  Agreement  or the  Credit  Agreement,  and
                  diligence   in    collecting    any    Indebtedness.    Debtor
                  unconditionally  and irrevocably waives each and every defense
                  and setoff of any nature which,  under  principles of guaranty
                  or  otherwise,  would operate to impair or diminish in any way
                  the   obligation   of  Debtor   under  this   Agreement,   and
                  acknowledges   that   such   waiver   is  by  this   reference
                  incorporated   into  each   security   agreement,   collateral
                  assignment,  pledge  and/or other  document from Debtor now or
                  later securing the  Indebtedness,  and acknowledges that as of
                  the date of this Agreement no such defense or setoff exists.

         5.7      Reserved.

         5.8      In the event that  applicable  law shall obligate Bank to give
                  prior  notice to Debtor of any  action to be taken  under this
                  Agreement, Debtor agrees that a written notice given to Debtor
                  at  least  ten  days  before  the  date  of the act  shall  be
                  reasonable  notice  of the act and,  specifically,  reasonable
                  notification  of the time and place of any  public  sale or of
                  the  time  after  which  any  private  sale,  lease,  or other
                  disposition  is to be made,  unless a shorter notice period is
                  reasonable under the  circumstances.  A notice shall be deemed
                  to be given under this  Agreement  when delivered to Debtor or
                  when placed in an envelope  addressed to Debtor and deposited,
                  with postage prepaid,  in a post office or official depository
                  under the  exclusive  care and  custody of the  United  States
                  Postal  Service or  delivered  to an  overnight  courier.  The
                  mailing  shall be by overnight  courier,  certified,  or first
                  class mail.

         5.9      Notwithstanding any prior revocation,  termination, surrender,
                  or  discharge  of this  Agreement  in whole  or in  part,  the
                  effectiveness of this Agreement shall  automatically  continue
                  or be  reinstated  in the event that any  payment  received or
                  credit  given  by  Bank  in  respect  of the  Indebtedness  is
                  returned,  disgorged,  or rescinded  under any applicable law,
                  including, without limitation,  bankruptcy or insolvency laws,
                  in which case this  Agreement,  shall be  enforceable  against
                  Debtor as if the returned,  disgorged, or rescinded payment or
                  credit had not been received or given by Bank,  and whether or
                  not Bank  relied  upon this  payment or credit or changed  its
                  position as a consequence of it. In the event of  continuation
                  or reinstatement of this Agreement,  Debtor agrees upon demand
                  by Bank to execute and deliver to Bank those  documents  which
                  Bank  determines are  appropriate to further  evidence (in the

                                       7
<PAGE>

                  public   records   or   otherwise)   this    continuation   or
                  reinstatement,  although  the failure of Debtor to do so shall
                  not affect in any way the reinstatement or continuation.

         5.10     This  Agreement  and all the rights and remedies of Bank under
                  this Agreement shall inure to the benefit of Bank's successors
                  and  assigns  and to any other  holder who  derives  from Bank
                  title to or an interest in the  Indebtedness or any portion of
                  it,   and   shall   bind   Debtor   and   the   heirs,   legal
                  representatives, successors, and assigns of Debtor. Nothing in
                  this  Section  5.10  is  deemed  a  consent  by  Bank  to  any
                  assignment by Debtor.

         5.11     If there is more than one Debtor, all undertakings, warranties
                  and  covenants  made by  Debtor  and all  rights,  powers  and
                  authorities  given to or conferred upon Bank are made or given
                  jointly and severally.

         5.12     Except as otherwise  provided in this Agreement,  all terms in
                  this Agreement have the meanings assigned to them in Article 9
                  (or, absent  definition in Article 9, in any other Article) of
                  the Uniform Commercial Code, as those meanings may be amended,
                  revised or  replaced  from time to time.  "Uniform  Commercial
                  Code" means Act No. 174 of the  Michigan  Public Acts of 1962,
                  as amended,  revised or replaced from time to time,  including
                  without limit as amended by Act No. 348 of the Michigan Public
                  Acts of  2000.  Notwithstanding  the  foregoing,  the  parties
                  intend  that the terms used  herein  which are  defined in the
                  Uniform  Commercial Code have, at all times,  the broadest and
                  most inclusive meanings possible.  Accordingly, if the Uniform
                  Commercial  Code  shall in the  future be amended or held by a
                  court  to  define  any  term  used  herein  more   broadly  or
                  inclusively than the Uniform  Commercial Code in effect on the
                  date of this Agreement,  then such term, as used herein, shall
                  be given such  broadened  meaning.  If the Uniform  Commercial
                  Code  shall in the  future  be  amended  or held by a court to
                  define  any  term  used   herein   more   narrowly,   or  less
                  inclusively, than the Uniform Commercial Code in effect on the
                  date of this  Agreement,  such  amendment or holding  shall be
                  disregarded in defining terms used in this Agreement.

         5.13     No single or partial  exercise,  or delay in the exercise,  of
                  any right or power under this Agreement,  shall preclude other
                  or  further  exercise  of the  rights  and  powers  under this
                  Agreement.  The  unenforceability  of any  provision  of  this
                  Agreement shall not affect the enforceability of the remainder
                  of this  Agreement.  This  Agreement  constitutes  the  entire
                  agreement  of Debtor  and Bank  with  respect  to the  subject
                  matter of this Agreement. No amendment or modification of this
                  Agreement  shall be  effective  unless  the  same  shall be in
                  writing  and  signed by Debtor  and an  authorized  officer of
                  Bank.  This  Agreement  shall be governed by and  construed in
                  accordance  with the  internal  laws of the State of Michigan,
                  without regard to conflict of laws principles.

         5.14     To the extent  that any of the  Indebtedness  is payable  upon
                  demand,  nothing  contained in this Agreement shall modify the
                  terms and conditions of that  Indebtedness  nor shall anything
                  contained in this  Agreement  prevent Bank from making demand,
                  without  notice  and with or  without  reason,  for  immediate
                  payment  of any or all of that  Indebtedness  at any  time(s),
                  whether or not an Event of Default has occurred.

         5.15     Debtor represents and warrants that Debtor's exact name is the
                  name set forth in this  Agreement.  Debtor further  represents
                  and warrants the  following  and agrees that Debtor is, and at
                  all times  shall be,  located  in the  following  place  [mark
                  applicable provision]:

                  [ ]      Debtor is an  individual,  and Debtor is located  (as
                           determined  pursuant to the Uniform  Commercial Code)
                           at  Debtor's  principal  residence  which is  (street
                           address,     state    and    county    or    parish):
                           _________________________________________________.

                  [X]      Debtor  is  a   registered   organization   which  is
                           organized  under  the  laws  of  one  of  the  states
                           comprising  the  United  States  (e.g.   corporation,
                           limited  partnership,  registered  limited  liability
                           partnership or limited liability company), and Debtor
                           is located  (as  determined  pursuant  to the Uniform
                           Commercial Code) in the state under the laws of which
                           it was organized, which is (street address, state and
                           county or parish): [Insert address of Debtor].

                  [ ]      Debtor  is a  domestic  organization  which  is not a
                           registered  organization under the laws of the United
                           States   or   any   state   thereof   (e.g.   general
                           partnership,   joint   venture,   trust,   estate  or
                           association),  and Debtor is located  (as  determined
                           pursuant to the Uniform  Commercial Code) at its sole
                           place of  business  or, if it has more than one place
                           of business,  at its chief executive office, which is
                           (street     address,     state    and    county    or
                           parish):____________________________.

                                       8
<PAGE>

                  [ ]      Debtor is a registered  organization  organized under
                           the laws of the United States,  and Debtor is located
                           in the state that United States law designates as its
                           location  or, if United  States  law  authorizes  the
                           Debtor to designate the state for its  location,  the
                           state  designated  by  Debtor,  or if  neither of the
                           foregoing   are   applicable,   at  the  District  of
                           Columbia.  Debtor is located (as determined  pursuant
                           to the Uniform  Commercial  Code) at (street address,
                           state            and             county            or
                           parish):____________________________________________.

                  [ ]      Debtor   is   a   foreign   individual   or   foreign
                           organization  or a branch or agency of a bank that is
                           not organized  under the laws of the United States or
                           a state  thereof.  Debtor is located  (as  determined
                           pursuant   to  the  Uniform   Commercial   Code)  at:
                           _______________________.

                  [ ]      If  Collateral  is located at other than the  address
                           specified above, such Collateral is located and shall
                           be  maintained  at the  locations  listed on Schedule
                           5.15.  Collateral  shall  be  maintained  only at the
                           locations identified in this Section 5.15.

         5.16     A carbon, photographic or other reproduction of this Agreement
                  shall be sufficient as a financing statement under the Uniform
                  Commercial Code and may be filed by Bank in any filing office.

         5.17     This  Agreement  shall be  terminated  only by the filing of a
                  termination   statement  in  accordance  with  the  applicable
                  provisions of the Uniform Commercial Code, but the obligations
                  contained  in Section  2.13 of this  Agreement  shall  survive
                  termination.

6.       DEBTOR  AND  BANK  ACKNOWLEDGE  THAT  THE  RIGHT  TO TRIAL BY JURY IS A
         CONSTITUTIONAL  ONE,  BUT  THAT IT MAY BE  WAIVED.  EACH  PARTY,  AFTER
         CONSULTING  (OR HAVING HAD THE  OPPORTUNITY TO CONSULT) WITH COUNSEL OF
         THEIR CHOICE,  KNOWINGLY AND VOLUNTARILY,  AND FOR THEIR MUTUAL BENEFIT
         WAIVES ANY RIGHT TO TRIAL BY JURY IN THE EVENT OF LITIGATION  REGARDING
         THE  PERFORMANCE  OR  ENFORCEMENT  OF, OR IN ANY WAY  RELATED  TO, THIS
         AGREEMENT OR THE INDEBTEDNESS.

                                       9
<PAGE>

7.       SPECIAL  PROVISIONS  APPLICABLE TO THIS  AGREEMENT.  From and after the
         date of this  Agreement  (and unless and until Bank notifies  Debtor in
         writing  to  the  contrary),  all  of the  Indebtedness  shall  be on a
         remittance  basis and all of the  provisions  of  Section  3.2 shall be
         immediately applicable,  including without limitation,  the requirement
         to establish and maintain a Lock Box and Cash Collateral Account.

                                               Debtor:

                                               NECI ACQUISITION, INC.

                                               By:  /s/Robert Farrell
                                                    ----------------------------
                                                    SIGNATURE OF

                                               Its: /s/President
                                                    ----------------------------
                                                    TITLE (If applicable)

                                       10
<PAGE>

                                  SCHEDULE 5.15

                       ADDITIONAL LOCATIONS OF COLLATERAL

1.       317 NEW BOSTON STREET
         WOBURN, MA 01801

2.       402 PROSPECT STREET
         BRANDON, VT 05733

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