Document:

urov-ex101_77.htm

 

Exhibit 10.1

 

SUBLEASE 

between

ROIVANT SCIENCES, INC.

Sublandlord

and

UROVANT SCIENCES, INC.

Subtenant.

 

 

 

 

 

 

 

 

Dated:  June 10, 2019

 

 

 

 

 

 

 

SUBLEASE

SUBLEASE (this “Sublease”) dated as of June 10, 2019 between ROIVANT SCIENCES, INC., a Delaware corporation, having an office at  320 West 37th Street, 5th Floor, New York, NY 10018 (“Sublandlord”), and UROVANT SCIENCES, INC., a Delaware corporation, having an office at 5281 California Avenue, Suite 100, Irvine, CA 92617 (“Subtenant”).

WITNESSETH

WHEREAS, Sublandlord is the tenant under that certain Sublease Agreement dated as of September 7, 2016 (“Original Lease”) by and between Washington Building MT, LLC, a North Carolina limited liability company (“Prime Landlord”) and Sublandlord, as amended by that certain First Amendment to Sublease Agreement dated December 3, 2016 (“First Amendment”), as further amended by that certain Second Amendment to Sublease Agreement dated April 26, 2017 (“Second Amendment”), as further amended by that certain Third Amendment to Sublease Agreement dated March 7, 2018 (“Third Amendment”), as further amended by that certain Fourth Amendment to Sublease Agreement dated September 27, 2018 (“Fourth Amendment”), and as further amended by that certain Fifth Amendment to Sublease Agreement dated March 4, 2019 (“Fifth Amendment”) (the Original Lease, First Amendment, Second Amendment, Third Amendment, Fourth Amendment and Fifth Amendment shall hereinafter collectively be referred to as the “Prime Lease”), wherein Sublandlord leases from Prime Landlord various suites (collectively, the “Premises”), including Suite 1104, in the building known as the Washington Building located on the American Tobacco Campus, located at 324 Blackwell Street, Durham, Durham County, North Carolina (the “Building”), as more particularly described in the Prime Lease; and

WHEREAS, Subtenant is desirous of subletting from Sublandlord Suite 1104 at the Premises which consists of approximately 2,784 rentable square feet (the “Subleased Premises”), and Sublandlord is desirous of subletting the Subleased Premises to Subtenant, upon the terms, covenants, conditions, provisions and agreements hereinafter set forth.

NOW THEREFORE, in consideration of the mutual covenants hereinafter set forth, and for other good and valuable consideration, the receipt and adequacy of which is hereby acknowledged, the parties hereto do covenant and agree as follows.

1.DEMISE AND TERM.  

A.Sublandlord hereby sublets the Subleased Premises to Subtenant, and Subtenant hereby sublets the Subleased Premises from Sublandlord, upon the terms, covenants, conditions, provisions and agreements hereinafter set forth.

B.The term of this Sublease (the “Term”) shall commence five (5) days after the date on which Sublandlord notifies Subtenant in writing that it has received the Prime Landlord Consent (as hereinafter defined) and delivers the Subleased Premises to Subtenant (the “Commencement Date”), and shall expire on July 31, 2025 (the “Expiration Date”) or on such earlier date as this Sublease may expire or terminate pursuant to the terms hereof or by law.  Promptly after the occurrence of the Commencement Date, the parties shall agree in writing on the date of the Commencement Date.

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C.If Sublandlord shall be unable to give possession of the Subleased Premises for any reason whatsoever, Sublandlord shall not be subject to any liability, nor shall the validity of this Sublease nor the obligations of Subtenant hereunder be thereby affected, provided however that the Commencement Date shall be delayed until Sublandlord is able to deliver possession of the Subleased Premises.

2.RENT.

A.Fixed Rent.  Commencing on the Commencement Date, Subtenant shall pay to Sublandlord annual base rent (“Fixed Rent”) in an amount equal to Thirty-One and 00/100 Dollars ($31.00) per rentable square foot. The parties acknowledge and agree that the Fixed Rent shall increase three percent (3%) annually, as set forth below: 

 

			
	
Period
	
Annual Rent
	
Monthly Rent

	
Commencement Date – July 31, 2020
	
$86,304.00 
	
$7,192.00 

	
August 1, 2020 – July 31, 2021
	
$88,893.12
	
$7,407.76

	
August 1, 2021 – July 31, 2022
	
$91,559.91
	
$7,629.99

	
August 1, 2022 – July 31, 2023
	
$94,306.71
	
$7,858.89

	
August 1, 2023 – July 31, 2024
	
$97,135.91
	
$8,094.66

	
August 1, 2024 – July 31, 2025
	
$100,049.99
	
$8,337.50

 

Subtenant shall pay to Sublandlord the Fixed Rent each month during the Term without any deduction, offset, abatement, defense and/or counterclaim whatsoever, payable in advance on the first (1st) day of each month during the Term of this Sublease, provided, however, Subtenant shall pay to Sublandlord simultaneously with its execution of this Sublease the first monthly installment of Fixed Rent.  Partial months shall be prorated based on the actual number of days in the month.  

B.Additional Rent. In addition to the Fixed Rent payable hereunder, Subtenant covenants to pay to Sublandlord, for periods occurring wholly or in part within the Term, as additional rent (“Additional Rent”), without any deduction, offset, abatement, defense and/or counterclaim whatsoever, all other amounts that are required to be paid to Prime Landlord pursuant to the Prime Lease with respect to the Subleased Premises, other than those amounts required to be paid as a result of Sublandlord’s breach of the Prime Lease.  If the Prime Landlord provides additional services to the Subleased Premises at the request of Subtenant, Subtenant shall pay One Hundred Percent (100%) of all charges payable to the Prime Landlord therefor upon demand of Prime Landlord or Sublandlord (or at such later time as may be permitted under the Prime Lease).   

C.Payment.  Fixed Rent and all other amounts (such other amounts, “Additional Rent”) payable by Subtenant to Sublandlord under the provisions of this Sublease shall be paid promptly when due, without notice or demand therefor (unless Sublandlord is entitled to notice or demand therefor from the Prime Landlord), and without deduction, abatement, counterclaim or setoff of any amount for any reason whatsoever except as may be expressly provided herein.  Fixed Rent and Additional Rent shall be paid to Sublandlord in lawful money of the United States at the address of Sublandlord set forth at the beginning of this Sublease, or to 

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such other person and/or at such other address as Sublandlord may from time to time designate by notice to Subtenant.  No payment by Subtenant or receipt by Sublandlord of any lesser amount than the amount stipulated to be paid hereunder shall be deemed other than on account of the earliest stipulated Fixed Rent or Additional Rent; nor shall any endorsement or statement on any check or letter be deemed an accord and satisfaction, and Sublandlord may accept any check or payment without prejudice to Sublandlord’s right to recover the balance due or to pursue any other remedy available to Sublandlord.  Any provision in the Prime Lease incorporated herein by reference referring to “fixed rent”, “annual rent”, “base rent”, “rent”, “payments”, or “charges” or words of similar import, shall be deemed to refer to Fixed Rent and Additional Rent due under this Sublease.

3.SUBORDINATE TO PRIME LEASE.  This Sublease is expressly made subject and subordinate to all of the terms, covenants, conditions, provisions and agreements contained in the Prime Lease and to any and all amendments, modifications, revisions, supplements or additions now or hereafter made thereto.  The restrictions, limitations and conditions imposed upon Sublandlord by the terms of the Prime Lease are imposed upon Subtenant with the same force and effect as if specifically set forth herein at length, and Subtenant assumes and agrees to perform all of the obligations of Sublandlord under the Prime Lease, except as otherwise expressly provided herein or to the extent inconsistent with, or inapplicable to any of the provisions of this Sublease.  A redacted copy of the Prime Lease is annexed hereto as Exhibit A and made a part hereof.  Subtenant covenants and agrees that Subtenant will not use the Subleased Premises or any portion thereof, or permit the Subleased Premises, or any portion thereof, to be used in such manner as to be inconsistent with any of the obligations of Sublandlord to Prime Landlord under the Prime Lease, nor will Subtenant at any time do anything or omit to do anything or permit anything to be done which shall or may violate the Prime Lease, or result in any violation by Sublandlord of any of its obligations under the Prime Lease.  The violation by Subtenant of any provisions of this Section 3 shall be deemed a material default by Subtenant under the terms, covenants, conditions, provisions and agreements of this Sublease, and in such event, Sublandlord shall have and be entitled to the same rights and remedies under and with respect to this Sublease as if such default were with respect to Fixed Rent reserved hereunder. 

4.INCORPORATION BY REFERENCE.

A.All of the terms, covenants, conditions, provisions and agreements contained in the Prime Lease are incorporated herein by reference so that, except as set forth in subparagraph B of this Section 4, and except to the extent that such incorporated provisions are inapplicable to the Subleased Premises or modified by the provisions of this Sublease, all of the terms, covenants, conditions, provisions and agreements of the Prime Lease which bind or inure to the benefit of the landlord thereunder shall, in respect of this Sublease, bind or inure to the benefit of Sublandlord, and all of the terms, covenants and conditions of the Prime Lease which bind or inure to the benefit of the tenant thereunder shall, in respect of this Sublease, bind or inure to the benefit of Subtenant, with the same force and effect as if such incorporated terms, covenants and conditions were completely set forth in this Sublease, and as if the words “landlord” and/or “Owner” or words of similar import, wherever the same appear in the Prime Lease, were construed to mean, “Sublandlord” in this Sublease, and as if the words “tenant” or “Tenant” or words of similar import, wherever the same appear in the Prime Lease, were construed to mean, “Subtenant” 

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in this Sublease, and as if the words “premises” and “leased premises” or words of similar import, wherever the same appear in the Prime Lease, were construed to mean “Subleased Premises” in this Sublease, but only to the extent that such reference applies to the portion of the Premises subleased by Subtenant, and as if the word “lease” or words of similar import, wherever the same appear in the Prime Lease, were construed to mean this “Sublease”, and as if the words “this date”, the “date hereof”, “the date of this Lease” and words of similar import, wherever same appear in the Prime Lease, were construed to mean “the date of this Sublease”.

B.Notwithstanding anything to the contrary contained herein, and solely for the purposes of incorporation herein, the terms, covenants, conditions, provisions and agreements of the Prime Lease are subject to the following modifications:

(1)In all provisions of the Prime Lease requiring the approval or consent of Prime Landlord, the Subtenant shall be required to obtain the approval or consent of both the Sublandlord and Prime Landlord; provided, however, that if the Prime Landlord shall have withheld its approval or consent, Sublandlord’s refusal to give its approval or consent in such instances shall not be deemed unreasonable.  If Subtenant shall seek the approval or consent of Sublandlord and Sublandlord shall fail or refuse to give such consent or approval, Subtenant shall not be entitled to any damages for any withholding or delay of such approval or consent by Sublandlord, it being intended that Subtenant’s sole remedy shall be an action for injunction or specific performance.

(2)In all provisions of the Prime Lease requiring tenant to submit, exhibit to, supply or provide Prime Landlord with evidence, certificates, or any other matter or thing, Subtenant shall be required to supply the same to both Sublandlord and Prime Landlord.  In any such instance, such evidence, certificate or other matter or thing shall be deemed to be reasonably satisfactory to Sublandlord if Prime Landlord shall deem such evidence, certificate or other matter or thing satisfactory; provided, however, if Prime Landlord shall deem such evidence, certificate or other matter or thing unsatisfactory, Sublandlord’s refusal to accept same shall not be deemed unreasonable. 

 

(3)In all provisions of the Prime Lease requiring tenant to give notice to Prime Landlord, such notice shall be simultaneously sent to both Prime Landlord and Sublandlord.  In all provisions of the Prime Lease referring to notice given by Prime Landlord to tenant, notice to Subtenant by either Sublandlord or Prime Landlord shall be effective. Any time period defined with reference to such notice shall commence by the earlier of notice to Subtenant by Sublandlord or Prime Landlord. 

 

(4)The time limits contained in the Prime Lease for the giving of notices, making of demands or performing of any act, condition or covenant on the part of the tenant thereunder, or for the exercise by the tenant thereunder of any right or remedy, are changed for the purposes of incorporation herein by reference by shortening the same in each instance by three (3) days, so that in each instance, Subtenant shall have three (3) days less time to observe or perform hereunder than Sublandlord has as the tenant under the Prime Lease.

 

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(5)Any grace period afforded to Subtenant under this Sublease upon the occurrence of any default or failure of performance on the part of Subtenant, shall expire one (1) day prior to the expiration of the applicable grace period afforded to Sublandlord under the Prime Lease for monetary defaults and three (3) days prior for nonmonetary defaults. 

 

(6)The liability of Sublandlord with respect to compliance with any laws, rules, regulations or requirements shall be strictly limited and relate only to the acts and omissions and conduct of Sublandlord or Sublandlord’s agents, servants, employees and  contractors.

 

(7)Sublandlord shall have absolutely no liability or obligation to indemnify, defend or hold Subtenant harmless with respect to any act or omission or conducted referred to in the Prime Lease which shall be the conduct of the Prime Landlord or any other person, party or entity other than Sublandlord or Sublandlord’s agents, servants, employees and contractors.

 

(8)Subtenant shall have no right to resort to self-help, and in any instance where self-help would be available to Sublandlord, Subtenant’s sole right shall be to notify Sublandlord in writing of Prime Landlord’s failure to provide services or utilities, or perform its obligations under the Prime Lease, which notice shall set forth such failure(s) in reasonable detail and Sublandlord shall thereafter, at Subtenant’s sole cost and expense, use commercially reasonable efforts to cause Prime Landlord to restore such services or utilities, or perform such obligation, respectively, as the case may be. 

 

(10)Sublandlord shall not be bound by any representation or warranty made by Prime Landlord under the Prime Lease.

 

(11)Sublandlord shall not be obligated to perform any repairs, restoration or other work required by Prime Landlord under the Prime Lease.

 

(12)The following provisions of the Prime Lease shall be inapplicable to this Sublease:

 

(i)any concessions of any nature in the Prime Lease relating to rentals or free rent periods;

 

(ii)any references to options for renewals or extensions;

 

(iii)any work to be performed by Prime Landlord;

 

(iv)any improvement allowances or reimbursements to be given by Prime Landlord;

 

(v)any options for expansion, or rights of first offer or refusal; 

 

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(vi)any options for tenant to terminate the Prime Lease. 

 

(13)The following provisions of the Original Lease, shall not be incorporated into this Sublease: Section 1.02 references to work letter, Section 2.01 (Term/Renewal Option), 2.03.d and e. (Base Rent), 2.04 references to audit rights, 2.05 (Holding Over), Section 4.09(b), Section 4.13 (Security Deposit), 5.02 (Brokers), 10.12 (Right of First Refusal), Exhibit C, Paragraph 6 (Tenant Improvement Allowance), Exhibit E (Floor Plan),  Exhibit F (Declaration of Lease Commencement) and Exhibit H (Refusal Space Floor Plans).

 

(14)The following provisions of the First Amendment, shall not be incorporated into this Sublease: Section 3 (Expansion Premises), Section 4 (Base Annual Rent), Section 5 (Parking), Section 6 (Tenant’s Work), Section 7 (Brokers), Exhibit A (Expansion Premises), Exhibit B, Paragraph 1F (Leased Premises Improvements Allowance) and Exhibit B, Paragraph 6 (Expansion Improvement Allowance).

 

(15)The following provisions of the Second Amendment, shall not be incorporated into this Sublease: Section 2(e) (Early Access), Section 3 (Base Rent), Section 4 (Parking), Section 6 (Security Deposit), Section 8 (Right of First Refusal), and Section 9 (Tenant’s Work), Section 10 (Brokers), and Exhibit B (Additional Improvement Allowance).

 

(16)The following provisions of the Third Amendment, shall not be incorporated into this Sublease: Section 3 (Extended Premises), Section 4 (Base Rent), Section 5 (Parking), Section 7 (Security Deposit), Section 9 (Right of First Refusal), Section 11 (Tenant’s Work), Section 12 (Brokers), Section 14 (Contingency), Exhibit A (Extended Premises), and Exhibit B, Paragraph 6 (Leased Premises Improvements Allowance) and Paragraph 8 (Entryway Work and Allowance).

 

(17)The entire Fourth Amendment.

 

(18)The entire Fifth Amendment. 

 

5.PERFORMANCE BY SUBLANDLORD.

A.Any obligation of Sublandlord which is contained in this Sublease by incorporating the provisions of the Prime Lease shall be observed or performed by Sublandlord using reasonable efforts (which reasonable efforts specifically shall not include litigation, or the expenditure of money unless reimbursed by Subtenant) to cause the Prime Landlord to observe and/or perform the same, and Sublandlord shall have a reasonable time to enforce its rights to cause such observance or performance.  Sublandlord shall not be required to perform any obligation of the Prime Landlord.  Subtenant shall be entitled to the rights of Sublandlord, as tenant under the Prime Lease insofar as the same relate to the Subleased Premises.  Sublandlord shall have no liability by reason of any default of Prime Landlord under the Prime Lease, it being understood that if Sublandlord shall fail to fulfill any obligation of Sublandlord hereunder and if such failure is caused by the failure of Prime Landlord to comply with its obligations under the Prime Lease, then Sublandlord shall have no obligation or liability by reason of such failure, but, provided that Subtenant is not in default hereunder, beyond the expiration of any applicable notice 

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and/or cure period, Sublandlord shall use good faith efforts to enforce such obligations against Prime Landlord in accordance with the terms of this Sublease.  Without limiting the generality of the foregoing, Subtenant understands that the supplying of services to the extent included in the Prime Lease, including, without limitation, heat, light, water, air conditioning and other utilities, janitorial cleaning, window washing and elevator services, and building maintenance and repair are the obligations of Prime Landlord, and that the Sublandlord has no control thereof, and assumes no responsibility in connection therewith; and no failure to furnish, or interruption of, any such services or facilities shall give rise to any (a) abatement, diminution or reduction of Subtenant’s obligations under this sublease, (b) constructive eviction, in whole or in part, or (c) liability on the part of Sublandlord, unless such failure to furnish, or interruption of, any such services was solely caused by or arose out of Sublandlord’s negligence or willful misconduct or the default by Sublandlord, as tenant, under the Prime Lease (which default was not caused by a default or willful misconduct by Subtenant hereunder).  Any recovery obtained against Prime Landlord in connection with Prime Landlord’s default under the Prime Lease or any abatement, credit, set-off or offset, to the extent it relates to an obligation of Prime Landlord which is, by the provisions of this Sublease, intended to benefit Subtenant and/or the Subleased Premises during or after the term hereof, shall be the property of Subtenant and Subtenant shall have the right to any such abatement, credit, set-off or offset to the extent Sublandlord actually receives such abatement, credit, set-off or offset under the Prime Lease.

B.Notwithstanding anything in this Sublease to the contrary with respect to any request for overtime services, Subtenant may make such request in Subtenant’s name directly to the Prime Landlord, provided such request is made in accordance with the terms of the Lease and a duplicate copy of such request is simultaneously given to Sublandlord. However, notwithstanding anything in this Sublease to the contrary, Sublandlord hereby grants to Subtenant, Sublandlord’s rights under the Lease to receive from Prime Landlord all of the services and repair rights Sublandlord is owed under the Lease relating to the Subleased Premises to the extent that Sublandlord is entitled (i) to receive same under the Lease and (ii) to grant same to Subtenant.  Upon written request of Subtenant, Sublandlord shall use its reasonable efforts (which reasonable efforts specifically shall not include litigation, or the expenditure of money unless reimbursed by Subtenant) to enforce Prime Landlord’s obligations as to such items if Prime Landlord does not respond to Subtenant’s requests, provided that Subtenant shall agree to bear the reasonable cost of any legal proceeding brought to enforce Prime Landlord’s duties, or at Subtenant’s choice, Sublandlord shall assign such right to Subtenant and Subtenant, in the name of Sublandlord and with Sublandlord’s full cooperation, shall enforce such right, at Subtenant’s own cost and expense. 

C.Promptly upon receipt of written request of Subtenant, Sublandlord shall use reasonable efforts (which reasonable efforts specifically shall not include the expenditure of money (unless reimbursed by Subtenant) or litigation) to cause the Prime Landlord to observe and/or perform its obligations under the Prime Lease.  Subtenant shall not in any event have any rights in respect of the Subleased Premises greater than Sublandlord’s rights under the Prime Lease. 

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D.Notwithstanding anything to the contrary herein, if (and to the extent) any Fixed Rent and/or Additional Rent are actually abated, diminished or reduced pursuant to the Prime Lease in respect of the Subleased Premises, then Fixed Rent and/or Additional Rent payable hereunder by Subtenant shall also be abated, diminished or reduced during the same period that Fixed Rent and Additional Rent are so abated, diminished or reduced.  

E.If Prime Landlord shall default in the performance of any of its obligations under the Lease or if Subtenant wishes to file a protest or dispute any matter or thing Sublandlord has the right to protest or dispute as tenant under the Prime Lease, the parties shall take the following steps:

 

	
 
	
(i)
	
Subtenant shall notify Sublandlord of Prime Landlord’s default or Subtenant’s desire to protest or dispute any default or other action on Prime Landlord’s part, and submit to Sublandlord any information or documents that support Subtenant’s claim.  Within a reasonable period of time thereafter, Sublandlord shall review such claims and use reasonable efforts to cause Prime Landlord to cure such default or to resolve such dispute.

 

	
 
	
(ii)
	
If Sublandlord does not agree that Prime Landlord has defaulted or that Subtenant has a reasonable basis for such protest or dispute, except in the event of an emergency, either party may, after reasonable attempts to resolve the dispute with senior management from both sides, submit the dispute to expedited arbitration in accordance with the rules of the American Arbitration Association before a single arbitrator.

 

	
 
	
(iii)
	
In the event of an emergency, Sublandlord shall use reasonable efforts to cause Prime Landlord to cure such default or dispute, whether or not Sublandlord agrees that there is a basis for such dispute.

 

	
 
	
(iv)
	
If Sublandlord fails to follow the steps set forth above or, if having done so, Prime Landlord refuses to resolve such default or dispute, then Subtenant shall have the right, at Subtenant’s sole cost and expense, and in the name of Sublandlord, to file any such protest and/or to make, demand or institute any appropriate action or proceeding against Prime Landlord for the enforcement of its obligations.  Sublandlord agrees that it shall sign such demands, pleadings and/or other papers and shall otherwise cooperate with Subtenant, as may be reasonably required or necessary, to enable Subtenant to proceed in Sublandlord’s name to enforce the obligations of Prime Landlord, provided that Subtenant shall indemnify Sublandlord against, and hold Sublandlord harmless from, any and all loss, cost, damage, expense, penalty or liability (including, but not limited to, reasonable attorneys’ fees and 

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disbursements) incurred by Sublandlord by reason of the prosecution by Subtenant of any such proceeding or action or the filing of any such protest.  As a condition of the foregoing, Subtenant shall deposit with Sublandlord or make such reasonable assurances or otherwise provide such security as Sublandlord shall request.  Notwithstanding the foregoing, Subtenant shall not make any claim against Sublandlord for any damage which may arise, nor shall Subtenant’s obligations hereunder be impaired, by reason of (a) the failure of Prime Landlord to keep, observe or perform its obligations pursuant to the Prime Lease, or (b) the acts or omissions of Prime Landlord or any of its agents, contractors, servants, employees, invitees or licensees, unless Sublandlord is in default of its obligations under this Section 5 of this Sublease.

 

6.INSURANCE.  Subtenant covenants and agrees that during the Term, it will provide and keep in force and effect, with responsible insurance companies licensed to do business in the State of North Carolina, such policies of insurance and in such amounts not less than the amounts specified in the Prime Lease, naming Sublandlord and Prime Landlord and any mortgagee as additional insureds.  Upon execution of this Sublease by Subtenant, Subtenant shall deliver to Sublandlord and Prime Landlord certificates evidencing that such insurance is in full force and effect. In the event the Subtenant fails to deliver to Sublandlord or Prime Landlord certificates evidencing that such insurance is in full force and effect within seven (7) days of the date of this Sublease, the Subtenant shall automatically be considered to be in default under the terms of this Sublease without any required notice of default or any opportunity to cure. Subtenant understands that Sublandlord will not be obligated to carry insurance of any kind on any personal property in the Subleased Premises.  Subtenant waives any and all right of recovery which it might otherwise have against Sublandlord for loss or damage to such property or any part thereof, to the same extent that Subtenant’s insurer’s right of subrogation would be waived if insurance coverage with waiver of subrogation provisions were being maintained by Subtenant upon all such property, whether or not caused by the act, omission or negligence of Sublandlord or its agents, employees, contractors, licensees or invitees. 

7.NO PRIVITY OF ESTATE.  Nothing contained in this Sublease shall be construed to create privity of estate or of contract between Subtenant and the Prime Landlord.

8.INDEMNITY.  Subtenant shall indemnify, defend and hold harmless Sublandlord and Prime Landlord and any mortgagee and their respective agents, employees, contractors, licensees and invitees (collectively, the “Indemnified Parties”) from and against all claims, actions, losses, costs, damages, expenses and liabilities, including, without limitation, reasonable attorneys’ fees and expenses (collectively, “Claims”), which the Indemnified Parties may incur or pay by reason of damage to person or property arising from (i) any accident, injury or damage occurring in the Subleased Premises, (ii) any breach or default hereunder on Subtenant’s part, (iii) any work done in or to the Subleased Premises by Subtenant and/or Subtenant’s employees, agents, contractors, invitees or any other person claiming through or under Subtenant, or (iv) any negligence on the part of Subtenant and/or Subtenant’s employees, agents, contractors, 

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clients and other invitees, desk space sharers, subtenants and assignees, provided, however, that in no event shall Subtenant have any obligations hereunder for any Claims arising from the negligence or willful misconduct of Sublandlord, its employees, agents or contractors and Sublandlord shall indemnify, defend and hold harmless Subtenant and its agents, employees and contractors from and against any Claims arising from such negligence or willful misconduct.  The provisions of this paragraph shall survive the expiration or earlier termination of this Sublease.

9.LATE CHARGES; DEFAULT INTEREST.  If payment of any Fixed Rent or Additional Rent shall not have been made by the fifth (5th) day after the date on which such amount is due and payable, Subtenant shall pay to Sublandlord as and for agreed upon a late charge fee equal to the greater of (i) Five Hundred and 00/100 Dollars ($500.00), or (ii) four percent (4%) of such late payment.  In addition, such late payment shall incur interest at the lesser of (x) twelve percent (12%), and (y) the maximum lawful contract rate per annum, payable by Subtenant. Such late charge and interest shall be payable on the first day of the month following the month in which such charge accrues, and in default of payment of any such interest, Sublandlord shall have (in addition to all other rights and remedies) the same rights and remedies as Sublandlord has for the nonpayment of Fixed Rent.  Nothing contained herein shall be deemed to extend the date on which Fixed Rent and Additional Rent are due.

10.USE.  Subtenant shall use and occupy the Subleased Premises only for general, administrative and executive offices (the “Permitted Use”) and for uses incidental thereto that are permitted under the Prime Lease, and for no other purpose, all in accordance with the terms and conditions of the Prime Lease, and further covenants not to do any act which will result in a violation of the Prime Lease.  Subtenant shall have access to the Subleased Premises 24 hours per day, 365 days per year, subject to the terms of the Prime Lease and such reasonable restrictions or conditions to access as Prime Landlord shall impose on all office tenants in the Building and subject to any restrictions imposed by law enforcement authorities in the case of emergency or in the case of any annual shutdown of electricity or elevator service by Prime Landlord for the performance of repairs or maintenance.

11.CONDITION OF SUBLEASED PREMISES.  

A.Subtenant is leasing the Subleased Premises in its “AS IS” condition as of the Commencement Date and Sublandlord shall have no obligation to furnish, render or supply any work, labor, repairs, improvements, restoration, services, fixtures, equipment, decorations or other items to make the Subleased Premises ready or suitable for Subtenant’s occupancy or at any other time during the Term of this Sublease.  In making and executing this Sublease, Subtenant has relied solely on such investigations, examinations and inspections as Subtenant has chosen to make or has made.  Subtenant acknowledges that Sublandlord has afforded Subtenant the opportunity for full and complete investigations, examinations and inspections.   

12.ALTERATIONS.  Subtenant shall make no change, decoration, alteration, addition or improvement (hereinafter, an “Alteration”) in or to the Subleased Premises of any nature without the prior consent of Sublandlord, which consent shall not be unreasonably withheld, and otherwise in compliance with the applicable terms, provisions, requirements, conditions, and 

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agreements of the Prime Lease (including, without limitation, obtaining the consent of the Prime Landlord). If Subtenant is permitted to make any Alteration to the Subleased Premises during the term of this Sublease, Subtenant shall be obligated to restore the Subleased Premises to remove all such Alterations at the expiration or earlier termination of this Sublease and restore the Subleased Premises to substantially the same condition as existed prior to the installation of any such Alteration, but only to the extent such removal and restoration is required under the Prime Lease.  Subtenant, at its sole cost and expense, shall repair any damage to the Subleased Premises and/or the Building resulting from the installation, maintenance and/or removal of any Alteration to the Subleased Premises. The provisions hereof shall survive the termination or earlier expiration of this Sublease.

13.TERMINATION OF PRIME LEASE.  

(a)If for any reason the Prime Lease shall terminate prior to the expiration of this Sublease, this Sublease shall thereupon be terminated and Sublandlord shall not be liable to Subtenant by reason thereof unless said termination of the Prime Lease shall have been effected because of a default by Sublandlord under the Prime Lease not resulting from Subtenant’s default hereunder.

(b)Notwithstanding the foregoing, if the Prime Lease and Sublandlord’s leasehold interest in the Subleased Premises shall be terminated (other than by condemnation or sale in lieu thereof), at the option of Prime Landlord, Subtenant shall attorn to Prime Landlord and shall, during the balance of the Term of this Sublease, perform all of the terms, covenants, conditions, provisions and agreements of this Sublease on the part of Subtenant to be performed.  In the event of any such attornment, Prime Landlord shall not be (a) liable for any act or omission or default of any prior sublessor (including, without limitation, Sublandlord); or (b) subject to any offsets or defenses which Subtenant might have against any prior sublessor (including without limitation, Sublandlord); or (c) bound by any rent or additional rent which Subtenant might have paid for more than the current month to any prior sublessor (including, without limitation, Sublandlord); or (d) bound by any amendment or modification of this Sublease made without Prime Landlord’s consent.  The foregoing shall be self-operative without the necessity of the execution of any further instruments but Subtenant agrees, upon the demand of Prime Landlord, to execute, acknowledge and deliver any instrument or instruments confirming such attornment. 

 

(c)If the Prime Lease shall be terminated by reason of a default on the part of Subtenant with respect to any of the terms, covenants, conditions, provisions and agreements of this Sublease, Sublandlord shall be entitled to recover from Subtenant, as liquidated damages (and not as a penalty), the sum of (i) such amount or amounts as will be equal to the damages which the Prime Landlord shall be entitled to recover from Sublandlord in connection with such termination of the Prime Lease, (ii) the expenses incurred by Sublandlord in collecting the amounts referred to in (i) hereinabove (including, without limitation, reasonable attorneys’ fees and expenses), and (iii) any and all other amounts incurred by Sublandlord as a result thereof. The provisions hereof shall survive the termination or earlier expiration of this Sublease.

 

12

 

 

14.ASSIGNMENT AND SUB-SUBLETTING.  Subtenant shall have no right to assign its interest in this Sublease or further sublet any portion of the Subleased Premises without Sublandlord’s prior consent, which consent may be withheld in Sublandlord’s sole and absolute discretion. 

15.BROKERAGE.

A.Subtenant and Sublandlord represent to each other that it dealt with no broker or other person in connection with this Sublease.

B.Subtenant and Sublandlord shall each indemnify, defend and hold harmless the other party from and against any claims made by any broker or other person with whom such party may have had dealings for a brokerage commission, finder’s fee, or similar compensation, by reason of or in connection with this Sublease, and any loss, liability, damage, cost and expense (including, without limitation, reasonable attorneys’ fees) in connection with such claims.

C.The provisions of this Section 15 shall survive the expiration or earlier termination of this Sublease.

16.QUIET ENJOYMENT.  Sublandlord covenants that if and so long as Subtenant pays the Fixed Rent and Additional Rent and any other amounts due hereunder, and performs and observes all of the agreements, terms, conditions, covenants and provisions hereof, Subtenant shall quietly hold and enjoy the Subleased Premises, subject, however, to the terms of this Sublease and the Prime Lease and to the matters to which the Prime Lease is subject and subordinate.

17.HOLDOVER.  If Subtenant remains in possession of the Subleased Premises after the Expiration Date or earlier termination of the this Sublease without a new written sublease or written extension of this Sublease, (i) Subtenant shall be deemed a tenant at will, (ii) Subtenant shall continue to pay the Fixed Rent and Additional Rent provided in this Sublease, except that during any such period the Fixed Rent payable under this Sublease shall be One Hundred Fifty Percent (150%) of the Fixed Rent and Additional Rent payable for the month immediately preceding the Expiration Date or earlier termination of this Sublease, (iii) there shall be no renewal or extension of this Sublease by operation of law, (iv) notwithstanding any law, regulation, ordinance or governmental order to the contrary, such tenancy at will may be terminated upon thirty (30) days’ notice from Sublandlord, and (v) Subtenant shall be liable to Sublandlord for the actual damages suffered and expenses incurred by Sublandlord on account of such holdover. Notwithstanding anything to the contrary, the acceptance of any rent paid by Subtenant hereunder shall not preclude Sublandlord from commencing and prosecuting a holdover or summary eviction proceeding.

18.SURRENDER.  Subtenant shall, on the expiration or earlier termination of this Sublease, comply with all the provisions of the Prime Lease relating to the surrender of the Subleased Premises at the expiration of the term of the Prime Lease.  Subtenant agrees to reimburse Sublandlord for all costs and expenses incurred in removing and storing Subtenant’s property, or repairing any damage to the Subleased Premises caused by or resulting from Subtenant’s failure to comply with the provisions of this paragraph.  The provisions hereof shall survive the termination or earlier expiration of this Sublease.

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19.NO WAIVER.  Sublandlord’s receipt and acceptance of Fixed Rent or Additional Rent, or Sublandlord’s acceptance of performance of any other obligation by Subtenant, with knowledge of Subtenant’s breach of any provision of this Sublease, shall not be deemed a waiver of such breach.  No waiver by Sublandlord or Subtenant of any term, covenant or condition of this Sublease shall be deemed to have been made unless expressed in writing and signed by Sublandlord or Subtenant, as the case may be.

20.SUCCESSORS AND ASSIGNS.  The provisions of this Sublease, except as herein otherwise specifically provided, shall extend to, bind and inure to the benefit of the parties hereto and their respective successors and permitted assigns.  In the event of any assignment or transfer of the leasehold estate under the Prime Lease, the transferor or assignor, as the case may be, shall be and hereby is entirely relieved and freed of all obligations under this Sublease to the extent such obligations are expressly assumed in writing by the transferee or assignee.

21.LIABILITY OF SUBLANDLORD AND SUBTENANT.  The officers, directors, shareholders, partners and members of Sublandlord and Subtenant, disclosed and undisclosed, shall have no personal liability under this Sublease.  

22.INTERPRETATION. Irrespective of the place of execution or performance, this Sublease shall be governed by and construed in accordance with the laws of the State of North Carolina applicable to agreements made and to be performed within the State of North Carolina.  The captions, headings and titles, if any, in this Sublease are solely for convenience of reference and shall not affect its interpretation.  This Sublease shall be construed without regard to any presumption or other rule requiring construction against the party causing this Sublease to be drafted.  Each covenant, agreement, obligation or other provision of this Sublease binding upon Subtenant shall be deemed and construed as a separate and independent covenant of Subtenant, not dependent on any other provision of this Sublease unless otherwise expressly provided.  All terms and words used in this Sublease, regardless of the number or gender in which they are used, shall be deemed to include any other number and any other gender as the context may require.  The word “person” as used in this Sublease shall mean a natural person or persons, a partnership, a corporation or any other form of business or legal association or entity.

23.CONSENT OF LANDLORD UNDER PRIME LEASE.

A.This Sublease is subject to and conditioned upon Sublandlord obtaining the written consent of the Prime Landlord to this Sublease.  Promptly after the execution and delivery of this Sublease by Sublandlord and Subtenant, Sublandlord shall promptly request the Prime Landlord’s Consent (as hereinafter defined).  Subtenant shall cooperate with Sublandlord in connection therewith and shall promptly deliver all information reasonably requested by Sublandlord and/or Prime Landlord. This Sublease shall have no effect until the Prime Landlord shall have given Prime Landlord’s Consent hereto in accordance with the terms of the Prime Lease.  Sublandlord shall notify Subtenant of the granting or denial of the Prime Landlord’s consent to this Sublease, and if such consent shall be granted in writing, Sublandlord shall furnish Subtenant with a copy thereof.  If the Prime Landlord requests Subtenant to execute a written consent agreement with respect to this Sublease, Subtenant shall promptly comply.  The term “Prime Landlord’s Consent” shall mean Prime Landlord’s written consent to this Sublease 

14

 

 

on Prime Landlord’s standard form, provided that the Prime Landlord shall not be deemed to have given Prime Landlord’s Consent if it conditions such consent on the imposition of material obligations on, or the removal of material rights from, Sublandlord or Subtenant, or otherwise materially and adversely affects Sublandlord’s or Subtenant’s rights, unless Sublandlord or Subtenant, as the case may be, agrees thereto in its sole discretion.

B.If Prime Landlord refuses to consent to this Sublease, then upon such refusal, this Sublease shall be deemed null and void and of no effect (except for those provisions expressly stated herein to survive a termination) and Sublandlord shall return all prepaid amounts to Subtenant.  

24.NOTICES.  Any notice hereunder shall be in writing and shall be personally delivered (against a signed receipt therefor), sent by postage prepaid registered or certified mail (return receipt requested), or sent by overnight courier to the parties at the addresses given on page one of this Sublease.  After Subtenant has moved into the Subleased Premises, notices shall be given to Subtenant at the Subleased Premises.  Notices shall be deemed given and received on the date received (as evidenced by signed receipt) by the party or on the date such party refuses to accept delivery.  Any party may change its address for purposes hereof by notice to the other party, given in accordance with this Section 24.  Copies of notices shall also be given, for informational purposes only, by mail to counsel to the parties as the parties may from time to time designate.  As of the date hereof, such counsel are as follows:

 

	
	
Counsel for Sublandlord:

	
 

	
Roivant Sciences, Inc.

	
320 West 37th Street, Suite 1220

	
New York, NY 10018

	
Attn: Legal Department

	
Help.legal@roivant.com 

 

	
	
With a copy to:

	
 

	
Allison R. Lissner, Esq.

	
Belkin Burden Wenig & Goldman, LLP

	
270 Madison Avenue

	
New York, New York 10016

	
Fax: (212) 867-4466

 

15

 

 

	
	
	
Counsel for Subtenant:

	
 

	
Urovant Sciences, Inc.

	
5281 California Avenue, Suite 100

	
Irvine, CA 92617

	
Attn:  Legal Department

 

	
	
With a copy to:

	
 

	
Andrew P. Hanson, Esq.

	
Sherry Meyerhoff Hanson & Crance LLP

	
610 Newport Center Drive, Suite 1350

	
Newport Beach, CA  92660

 

25.SECURITY. 

A.Simultaneously with the execution of this Sublease by Subtenant, Subtenant shall deposit with Sublandlord, a clean, unconditional, irrevocable standby letter of credit issued by a United States banking institution acceptable to Sublandlord and doing business in the State of North Carolina (referred to as the “Bank”), in favor of Sublandlord, in the sum of Twenty One Thousand Five Hundred Seventy Six and 00/100 Dollars ($21,576.00) (referred to as the “Security Amount”) in funds available immediately or same day funds in North Carolina, as security for the faithful observance and performance by Subtenant of the terms, covenants and conditions of the Sublease on Subtenant’s part to be observed and performed.  Such letter of credit shall be for a term of not less than one (1) year which term shall be automatically renewed for successive one (1) year terms, unless the Bank gives not less than sixty (60) days prior written notice that it will not so renew the letter of credit for such successive term and the last term of the letter of credit shall end not less than sixty (60) days after the Expiration Date.  If such letter of credit is not automatically renewed as aforesaid, Subtenant agrees to cause the Bank to renew such letter of credit, from time to time, during the Term, at least forty-five (45) days prior to the expiration of said letter of credit or any renewal or replacement, upon the same terms and conditions.  The letter of credit required to be deposited hereunder, and all renewals and replacements, are referred to, collectively, as the “Letter of Credit”.  In amplification and not in limitation of the foregoing, the Letter of Credit shall expressly provide that (i) the Letter of Credit can be drawn down by presentation of a sight draft only without any other documents or statements, (ii) partial and multiple drawings are allowed, and (iii) a draw under the letter of credit by Sublandlord by facsimile transmission is acceptable.   Subtenant agrees upon request of Sublandlord (or their attorney) to request the bank that issued the letter of credit make certain modifications thereto, reasonably approved by Subtenant.   In connection therewith, any fees associated with amending the letter of credit shall be at Subtenant’s sole cost and expense.  The refusal of the bank to make such modifications shall have no effect on this Sublease or the Prime Lease. 

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B.If (i) Subtenant shall be in default under the terms, covenants, agreements or obligations of this Sublease beyond the expiration of any applicable notice and cure period provided for in this Sublease, or (ii) Subtenant fails to issue a replacement or amended Letter of Credit after Sublandlord has drawn down on any portion thereof, and such failure continues for ten (10) business days after demand, or (iii) Sublandlord receives notice that the expiration date of the Letter of Credit will not be extended by the Bank, Sublandlord, in addition to all rights and remedies which Sublandlord may have under this Sublease or at law, shall have the right to require the Bank to make payment to Sublandlord of the entire Security Amount or the undrawn portion thereof, as the case may be, represented by the Letter of Credit, which sum may be held by Sublandlord as Cash Security (as said term is hereinafter defined) in accordance with the provisions of this Article.  

C.If this Sublease and the Term shall expire and come to an end as provided in the Sublease or under any summary proceeding or any other action or proceeding, or if Sublandlord shall re-enter the Subleased Premises as provided in the Sublease after a default by Subtenant, then Sublandlord, in addition to all rights and remedies which Sublandlord may have under this Sublease or at law, may draw on the Letter of Credit in one or more drawings for the amount of any Fixed Annual Rent or Additional Rent then due and for any amount then due and payable to Sublandlord under this Sublease (including for the payment of any sum which Sublandlord may expend or incur because of Subtenant’s default in the observance or performance of any such term, covenant or condition beyond the expiration of any applicable notice and cure period provided for in this Sublease, including, but not limited to, the payment of any damages or deficiency in the reletting of the Subleased Premises, whether such damage or deficiency accrued before or after summary proceedings or other re-entry by Sublandlord, without thereby waiving any other rights or remedies of Sublandlord with respect to such default), and pay such sum to Sublandlord’s account, which sum shall be held and applied by Sublandlord as Cash Security in accordance with the provisions of this Article.  

D.In the event of a partial drawing of the Letter of Credit by Sublandlord, Subtenant shall, within ten (10) business days after demand, cause the issuing bank to issue an amendment to the Letter of Credit restoring the amount available thereunder to the Security Amount.  In amplification and not in limitation of the provisions of this Sublease, a failure by Subtenant to cause the issuing bank to timely issue an amendment to the Letter of Credit restoring the amount available thereunder to the Security Amount shall be deemed a monetary default in the payment of Fixed Annual Rent by Subtenant under the terms, covenants and conditions of the Sublease entitling Sublandlord to exercise all rights and remedies available to it at law and/or in equity without further notice or opportunity to cure by Subtenant.

E.Any proceeds of the Letter of Credit held by Sublandlord and not paid to Sublandlord for Sublandlord’s account as provided above shall be deemed held by Sublandlord as Cash Security and is referred to herein as “Cash Security”.  Upon the occurrence of any default by Subtenant of any of the terms, covenants, agreements or obligations of Subtenant under this Sublease beyond the expiration of any applicable notice and cure period provided for in this Sublease, or at any time after this Sublease is terminated, Sublandlord may use, apply or retain the whole or any part of any Cash Security held by Sublandlord to the extent required for the payment of any Fixed Annual Rent, Additional Rent or any other sum with respect to which 

17

 

 

Subtenant is in default, or for the payment of any sum which Sublandlord may expend or incur because of Subtenant’s default in the observance or performance of any such term, covenant or condition beyond the expiration of any applicable notice and cure period provided for in this Sublease, including, but not limited to, the payment of any damages or deficiency in the reletting of the Subleased Premises, whether such damage or deficiency accrued before or after summary proceedings or other re-entry by Sublandlord, without thereby waiving any other rights or remedies of Sublandlord with respect to such default, and Sublandlord shall hold the remainder of such Cash Security as security for the faithful performance and observance by Subtenant of the terms, covenants and conditions of this Sublease on Subtenant’s part to be observed and performed with the same rights as hereinabove set forth to use, apply or retain all or any part of such remainder in the event of any further default by Subtenant under this Sublease. Subtenant shall have the right to substitute the Cash Security by delivering to Sublandlord a Letter of Credit that satisfies the conditions set forth herein (the “Replacement Letter of Credit”), in which event, Sublandlord shall deliver the Cash Security to Subtenant within ten (10) business days after receipt of the Replacement Letter of Credit.

F.If Sublandlord uses, applies or retains the whole or any part of the Cash Security held by Sublandlord hereunder, Subtenant, within ten (10) business days after notice thereof, shall deliver to Sublandlord, in cash or by a cashier’s check, or Subtenant’s certified check, in either case drawn by or on a bank which is a member of the North Carolina Clearing House Association and payable to the order of Sublandlord, the sum necessary to restore the Cash Security to the Security Amount.  In amplification and not in limitation of the provisions of this Sublease, a failure by Subtenant to so replenish the Cash Security to the Security Amount shall be deemed a monetary default in the payment of Fixed Annual Rent by Subtenant under the terms, covenants and conditions of the Sublease entitling Sublandlord to exercise all rights and remedies available to it at law and/or in equity without further notice or opportunity to cure by Subtenant.

G.The Letter of Credit and/or any remaining portion of any Cash Security then held by Sublandlord for the performance of Subtenant’s obligations under this Sublease as security shall be returned to Subtenant thirty (30) days after (i) the Expiration Date and (ii) the full observance and performance by Subtenant of all of the terms, covenants and conditions of this Sublease on Subtenant’s part to be observed and performed.

H.Sublandlord agrees that, if not prohibited by law or the general policies of lending institutions in North Carolina, Sublandlord shall deposit any Cash Security held by Sublandlord in an interest‐bearing savings account at a bank or banks selected by Sublandlord, and all interest accruing thereon shall be added to and become part of such Cash Security and shall be retained by Sublandlord under the same conditions as the principal sum held as Cash Security.  Subtenant shall deliver to Sublandlord a completed W-9 in order to receive any interest on the Cash Security, and if Subtenant fails to provide same to Sublandlord, Subtenant's security shall be deposited into a non-interest bearing account until Sublandlord receives a completed W-9 form.

I.Subtenant agrees that it will not assign, mortgage or encumber, or attempt to assign, mortgage or encumber, the Letter of Credit or any Cash Security held by Sublandlord under this Sublease, and that neither Sublandlord nor its successors or assigns shall be bound by any such assignment, mortgage, encumbrance, attempted assignment, attempted 

18

 

 

mortgage or attempted encumbrance.  Sublandlord shall not be required to exhaust its remedies against Subtenant before having recourse to the Letter of Credit, the Cash Security or any other security held by Sublandlord.  Recourse by Sublandlord to the Letter of Credit, the Cash Security or any other security held by Sublandlord shall not affect any remedies of Sublandlord which are provided in this Sublease or which are available in law or equity.

26.CASUALTY OR CONDEMNATION.

A.If the Subleased Premises or the Building shall be partially or totally damaged by fire or other cause, the consequences thereof shall be determined pursuant to Article 9 of the Prime Lease.  Subtenant’s right to an apportionment of rent and to repairs shall be dependent upon whether or not Sublandlord has a right to apportionment of rents and/or repairs under said Article 9 of the Prime Lease.

B.In the event that all or any portion of the Subleased Premises shall be acquired or condemned by eminent domain for any public or quasi-public use or purpose, whether permanently or temporarily, this Sublease shall terminate as of the date of the vesting or acquisition of title in the condemning authority with the same effect as if said date were the Expiration Date.  Subject to the terms of the Prime Lease, Sublandlord’s and Subtenant’s rights in respect of any award or payment in connection with such acquisition or condemnation shall be governed by the provisions of the Prime Lease which have been incorporated herein.

27.PARKING.Subtenant shall be permitted to use three (3) of Sublandlord’s unreserved parking cards per one thousand (1,000) rentable square feet of space in the Subleased Premises (the “Parking Cards”), i.e. eight (8) Parking Cards, pursuant to the terms and conditions in Section 1.05 of the Original Lease. Any additional parking spaces above and beyond the Parking Cards must be paid for by Subtenant at a rate of $100.00 per parking card per month pursuant to the terms and conditions in Section 1.05 of the Original Lease. Parking passes that are cancelled (e.g. if the relevant employee separates or needs to transfer the pass to a new vehicle), will be charged a $75.00 fee per requirements from the Prime Landlord. 

28.DEFAULT.  If Sublandlord shall receive a notice from Prime Landlord, which default arises out of or is in connection with Subtenant’s actions or failure to act under this Sublease, then Sublandlord, after ten (10) days’ written notice to Subtenant and without waiving or releasing Subtenant from any obligation contained in this Sublease, may, but shall be under no obligation to, make any such payment or perform any such act on Subtenant’s part to be made or performed as provided in this Sublease in order to cure the default under the Prime Lease, and may enter upon the Subleased Premises for such purpose and take all such other actions as may be necessary therefor.  All sums paid by Sublandlord and all costs and expenses incurred by Sublandlord in connection with the performance of any such act, together with interest thereon at the Interest Rate, from the respective dates of Sublandlord’s making of each such payment or incurring of each such cost and expense, shall constitute Additional Rent payable by Subtenant, 

19

 

 

without set-off or deduction, and shall be paid by Subtenant to Sublandlord within fifteen (15) days after demand therefor. 

29.OPERATING EXPENSES. The parties hereby agree that the Subtenant shall be obligated to pay their pro-rata share of the Operating Expenses as Additional Rent, pursuant to Section 2.04 of the Original Lease. The Subtenant’s pro-rata share shall be equal to 13.20% of the Tenant’s Pro Rata Share. 

30.MISCELLANEOUS.

A.Capitalized terms used and not otherwise defined herein shall have the meaning given to them in the Prime Lease.

B.All rights and remedies of Sublandlord enumerated herein and in the Prime Lease shall be cumulative, none shall exclude any other right or remedy allowed at law or in equity, and said rights or remedies may be exercised and enforced concurrently. 

C.No waiver by Sublandlord or Subtenant of any covenant or condition or the breach of any covenant or condition of this Sublease shall constitute a waiver of any subsequent breach of such covenant or condition or authorize the breach or non-observance of any other occasion of the same or any other covenant or condition hereof. 

D.A determination that any provision of this Sublease is unenforceable or invalid shall not affect the enforceability or validity of any other provision, and any determination that the application of any provision of this Sublease to any person or to particular circumstances is illegal or unenforceable shall not affect the enforceability or validity of such provisions as it may apply to other persons or circumstances.

E.There are no representations, agreements, arrangements or understandings, oral or written, between the parties relating to the subject matter of this Sublease which are not fully expressed in this Sublease.  This Sublease cannot be changed or terminated orally or in any manner other than by a written agreement executed by both parties.

F.If any provision of this Sublease or the application thereof to any person or circumstance shall, for any reason and to any extent, be invalid or unenforceable, the remainder of this Sublease and the application of that provision to other persons or circumstances shall not be affected but rather shall be enforced to the extent permitted by law.  The table of contents, captions, headings and titles, if any, in this Sublease are solely for convenience of reference and shall not affect its interpretation.  If any words or phrases in this Sublease shall have been stricken out or otherwise eliminated, whether or not any other words or phrases have been added, this Sublease shall be construed as if the words or phrases so stricken out or otherwise eliminated were never included in this Sublease and no implication or inference shall be drawn from the fact that said words or phrases were so stricken out or otherwise eliminated.  All terms and words used in this Sublease, regardless of the number or gender in which they are used, shall be deemed to include any other number and any other gender as the context may require.  The word “person” as used in this Sublease shall mean a natural person or persons, a partnership, a corporation or any other form of business or legal association or entity.

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G.In the case of any conflict or inconsistency between the provisions of the Prime Lease and this Sublease, the provisions of this Sublease shall, as between Sublandlord and Subtenant, control. 

H.This terms, covenants, conditions, provision, and agreements contained in this Sublease shall bind and inure to the benefit of the parties hereto and their respective legal representatives and successors and, except as otherwise expressly provided herein, their assigns.

I.This Sublease contains and is intended to contain the entire agreement between the parties with respect to the subject matter hereof, and there are no oral or collateral understandings, agreements, representations, warranties, promise or undertakings of any nature whatsoever, express or implied, not expressly set forth herein.

J.Subtenant and Sublandlord each represents and warrants to the other party that: (i) the execution, performance and delivery of this Sublease by such party does not violate any provision of its by-laws, or any indenture, document, agreement or other instrument which may heretofore be binding upon such party, and has been duly and validly authorized and approved by such party; and (ii) the obligations of such party under this Sublease are valid, binding and enforceable against such party in accordance with its terms, and (iii) the person executing this Sublease on behalf of such party has the requisite power and authority to so execute, perform and deliver same. 

K.This Sublease may be executed in one or more counterparts, each of which shall be deemed an original and all such counterparts shall constitute one and the same instrument.

 

REMAINDER OF PAGE INTENTIONALLY BLANK

SIGNATURE PAGE TO FOLLOW

21

 

 

IN WITNESS WHEREOF, Sublandlord and Subtenant have executed this Sublease as of the day and year first above written.

 

		
	
SUBLANDLORD:

	
 

	
ROIVANT SCIENCES, INC.

	
 
	
 

	
By:
	
/s/ Matthew Gline

	
 
	
Name: Matthew Gline

	
 
	
Title:   CFO

 

		
	
SUBTENANT:

	
 

	
UROVANT SCIENCES, INC.

	
 
	
 

	
By:
	
/s/ Christine Ocampo

	
 
	
Name: Christine Ocampo

	
 
	
Title: Chief Accounting Officer

 

22

 

 

Exhibit A

Redacted Prime Lease

[Omitted]

23Exhibit 10.1

 

EXECUTION
VERSION

 

ASSET
PURCHASE AGREEMENT

 

This
Asset Purchase Agreement (this “Agreement”), dated as of May 17, 2019, is entered into by and among Wellfount,
Corporation, a Delaware corporation (“Seller”), Rubicon DTP LLC, a Delaware limited liability company (“Buyer”)
and, for the purposes of Section 2.5, Section 5.1 and Article VI only, Rubicon Technology, Inc., a Delaware corporation (“Rubicon”).

 

RECITALS

 

WHEREAS,
Seller, under the assumed name Wellfount Pharmacy, is engaged in the business of directly sending packaged medicine in boxes for
patient use and appropriate compliance (the “Business”);

 

WHEREAS,
Rubicon is the sole member of Buyer; and

 

WHEREAS,
Seller wishes to sell and assign to Buyer, and Buyer wishes to purchase and assume from Seller, the rights and obligations of
Seller to the Purchased Assets (as defined herein) and the Assumed Liabilities (as defined herein), in each case related to the
Business, subject to the terms and conditions set forth herein.

 

NOW,
THEREFORE, in consideration of the mutual covenants and agreements hereinafter set forth and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, and intending to be legally bound, the parties hereto agree as follows:

 

ARTICLE
I.

DEFINITIONS

 

Capitalized
terms used in this Agreement shall have the meanings specified or referred to in Exhibit A to this Agreement.

 

ARTICLE
II.

PURCHASE
AND SALE

 

2.1
Purchase and Sale of Assets. Subject to the terms and conditions set forth herein, at the Closing, Seller shall sell,
transfer, convey, assign and deliver to Buyer, and Buyer shall purchase and acquire from Seller, all of the assets,
properties and rights of every kind and nature, whether real, personal or mixed, tangible or intangible of Seller wherever
located used or held for use by Seller in or for the operation of the Business which are listed on Schedule 2.1,
including but not limited to the inventory related to the Business and the contracts (“Assigned
Contracts”) described thereon (collectively, the “Purchased Assets”).

 

2.2
Excluded Assets. Notwithstanding the foregoing, Seller shall not be obligated to sell, and Buyer shall not be obligated
to purchase or acquire from Seller, any assets of Seller other than the Purchased Assets (collectively, the
“Excluded Assets”).

 

2.3
Assumed Liabilities. Subject to the terms and conditions set forth herein, at the Closing, Buyer shall assume and agree
to pay, perform and discharge when due only those Liabilities and obligations of the Business arising after the Closing and
related to the Purchased Assets as set forth on Schedule 2.3, but only to the extent that such Liabilities and
obligations do not relate to any breach, default or violation by Seller on or prior to the Closing (collectively, the
“Assumed Liabilities”).

 

     

     

    

 

2.4
Excluded Liabilities. Other than the Assumed Liabilities expressly assumed pursuant to Section 2.3, Buyer shall
not assume, or in any way be liable for, any Liabilities or obligations of Seller of any kind, whether known or unknown,
contingent, matured or otherwise, whether currently existing or hereinafter created, and such Liabilities or obligations
shall be retained by Seller (collectively, the “Excluded Liabilities”). Without limiting the generality of
the foregoing, the Excluded Liabilities shall include, without limitation, the following:

 

(i)
any Liabilities of Seller arising or incurred in connection with the negotiation, preparation, investigation and performance of
this Agreement and the other Transaction Documents and the transactions contemplated hereby and thereby, including, without limitation,
fees and expenses of counsel, accountants, consultants, brokers, investment bankers, finders, advisers and others;

 

(ii)
any Liabilities relating to or arising out of the Excluded Assets;

 

(iii)
any Indebtedness of the Seller;

 

(iv)
any Liabilities of Seller for any present or former employees, independent contractors or consultants of Seller, including, any
Liabilities associated with any claims for wages or other benefits, bonuses, accrued vacation, workers’ compensation, severance,
retention, termination or other payments or with respect to any Employee Benefit Plan;

 

(v)
any Liabilities for trade or accounts payable of Seller with respect to the Business;

 

(vi)
any Liabilities for any and all Taxes attributable to the ownership or operation of the Purchased Assets or the Business prior
to the Closing (with, for this purpose, Taxes for the period in which the Closing Date occurs that relate to the period ending
on the Closing Date shall be considered to be (x) in the case of Taxes imposed on a transactional basis or based upon income,
receipts or similar items, the amount of such Taxes as determined based on an interim closing of the books on the Closing Date
and (y) in the case of other Taxes, the amount of such taxes for the entire Tax period in which the Closing Date occurs, multiplied
by a fraction, the numerator of which is the number of days in the portion of such tax period ending on the Closing Date and the
denominator of which is the total number of days in such Tax period);

 

(vii)
any Liabilities for legal proceedings against the Seller or any of its Affiliates or arising out of or relating to any pre-Closing
period, the pre-Closing operation of the Business or the pre-Closing ownership, operation or use of any of the Purchased Assets;

 

(viii)
any Liabilities of the Seller arising prior to the Closing under the Assigned Contracts, and any and all Liabilities relating
to any breach, act or omission by the Seller prior to the Closing under any Assigned Contract; and

 

(ix)
any Liabilities arising out of events, conduct or conditions existing or occurring prior to the Closing that constitute a violation
by the Seller or the Business of or non-compliance by the Seller or the Business with any Law or any Permit.

 

    2

     

    

 

2.5
Purchase Price. The aggregate purchase price for the Purchased Assets shall be determined as follows (collectively, the “Purchase
Price”):

 

		(a)	The
amount set forth on Schedule 2.1 less the Lease Payment, which shall be paid on the Closing Date by wire transfer of immediately
available funds to an account designated in writing by Seller on the Closing Statement; PLUS

 

		(b)	If,
for the time period between the Closing Date and December 31, 2019 (the “First Earn Out Period”), Total Revenue
is equal to or greater than $4,185,000, an amount equal to $500,000, paid in immediately available funds within 60 Business Days
of the end of the First Earn Out Period; PLUS

 

		(c)	If,
for the 12-month period beginning January 1, 2020, and ending December 31, 2020 (the “Second Earn Out Period”),
Total Revenue is equal to or greater than $7,500,000, then an amount equal to $500,000, paid in immediately available funds within
60 Business Days of the end of the Second Earn Out Period; PLUS

 

		(d)	If
the Business is sold for greater than $12,000,000 on or before the three-year anniversary of the Closing Date, an amount equal
to one of the following:

 

		(i)	If
the aggregate consideration paid for the Business is greater than $12,000,000 but equal to or less than $30,000,000, then $1,500,000
paid to Seller in immediately available funds at the closing of such transaction; OR

 

		(ii)	If
the aggregate consideration paid for the Business is greater than $30,000,000 but equal to or less than $60,000,000, then $2,000,000
paid to Seller in immediately available funds at the closing of such transaction; OR

 

		(iii)	If
the aggregate consideration paid for the Business is greater than $60,000,000 but less than $100,000,000, then $3,000,000 paid
to Seller in immediately available funds at the closing of such transaction; OR

 

		(iv)	If
the total consideration paid for the Business is greater than or equal to $100,000,000, then $4,500,000 paid to Seller in immediately
available funds at the closing of such transaction.

 

All
amounts paid or required to be paid by Buyer to Seller pursuant to this Section 2.5 shall be paid by wire transfer to the account
listed below. Upon receipt of the payments set forth in Section 2.5(a), Seller shall subsequently pay all of such amounts to pay
down the outstanding Cardinal Liens:

 

	 	TO:	SIL VLY BK SJ
	 	 	3003 Tasman Drive, Santa Clara, CA 95054
	 	ROUTING & TRANSIT #:	121140399
	 	FOR CREDIT OF:	Wellfount Corporation
	 	ADDRESS:	5751 W. 73rd St.
	 	 	Indianapolis, IN 46278
	 	CREDIT ACCOUNT #:	3301501594
	 	BY ORDER OF:	Rubicon DTP, LLC

 

    3

     

    

 

Notwithstanding
the obligations of Buyer and Rubicon that are set forth in Sections 2.5(b), (c) and (d), Buyer and Rubicon shall not be
required to continue to operate the Business for any amount of time following the Closing Date, and Buyer shall have the
ability to cease operation of the Business at any time that it deems reasonable, in its sole discretion; provided, however,
that if Buyer decides to cease operation of the Business prior to the expiration of the Lease Agreement, then Buyer shall pay
Seller the pro rata portion of the Lease Payment for the period remaining between the date Buyer ceased operations and the
end of the term of the Lease Agreement. As used herein, the “Lease Agreement” means that certain Lease
Agreement by and between Seller and PF Realty 2, LLC, as amended on May 11, 2011 by that certain First Lease Amendment, as
further amended on May 21, 2013 by that certain Second Lease Amendment, as further amended by that certain Third Lease
Amendment, as further amended as of the date hereof by that certain Assignment and Assumption of Lease and Consent of
Landlord, for the leased premises located at 5751-5755 West 73rd Street, Indianapolis, IN 46278 (the
“Leased Premises”), and the “Lease Payment” means $21,150, which represents one half of
the rent due under the lease for the period beginning June 2019 through the end of the term of the Lease
Agreement.

 

2.6
Closing. Subject to the terms and conditions of this Agreement, the consummation of the transactions contemplated by this
Agreement (the “Closing”) shall take place at the offices of Taft, Stettinius & Hollister LLP, 1
Indiana Square, Indianapolis, Indiana 46204, at 11:00 a.m. Eastern Standard Time, simultaneously with the execution and
delivery of this Agreement, or at such other time, date or place as Seller and Buyer may mutually agree upon.Closing
Deliverables. At the Closing, Seller shall deliver to Buyer the following:

 

(i)
a general bill of sale and assignment and assumption agreement in substantially the form attached hereto as Exhibit B with
respect to the Purchased Assets to be conveyed by Seller at the Closing (the “Bill of Sale, Assignment and Assumption
Agreement”);

 

(ii)
a certificate of an officer of Seller certifying: (A) true and complete copies of the resolutions adopted by Seller authorizing
the execution, delivery and performance of this Agreement and the other Transaction Documents and the consummation of the transactions
contemplated hereby and thereby; and (B) copies of Seller’s organizational documents;

 

(iii)
the Closing Statement;

 

(iv)
the consents listed on Schedule 3.4;

 

(v)
a certificate pursuant to Treasury Regulations Section 1.1445-2(b) that Seller is not a foreign person within the meaning of Section
1445 of the Code duly executed by Seller;

 

(vi)
a Non-Competition Agreement, substantially in the form attached hereto as Exhibit D, executed by Eric Orme and Robert Meyer;

 

(vii)
except for the Cardinal Liens, documents evidencing the release or termination of all Liens on the Purchased Assets, and copies
of filed UCC termination statements with respect to all UCC financing statements evidencing Liens, if any; and

 

(viii)
an intellectual property assignment agreement (the “Intellectual Property Assignment”) in substantially the
form attached hereto as Exhibit C.

 

(b)
At the Closing, Buyer shall deliver to Seller the following:

 

(i)
the amount of the Purchase Price set forth in Section 2.5(a) of this Agreement, in the amounts and to the accounts set forth
on the Closing Statement;

 

    4

     

    

 

(ii)
a counterpart to the Bill of Sale, Assignment and Assumption Agreement, duly executed by Buyer; and

 

(iii)
a counterpart to the Intellectual Property Assignment.

 

(c)
At Closing, the Seller shall deliver to the Buyer, or otherwise put the Buyer in possession and control of the Purchased
Assets.

 

2.8
Allocation of Purchase Price. Seller and Buyer shall allocate the Purchase Price among the Purchased Assets for all
purposes (including Tax and financial accounting) in accordance with Schedule 2.8. Buyer and Seller shall file all Tax
Returns in a manner consistent with such allocation.

 

2.9
Withholding Tax. Buyer shall be entitled to deduct and withhold from any payment of the Purchase Price all Taxes that
Buyer may be required to deduct and withhold under any provision of applicable Tax Law. All such withheld amounts shall be
treated as delivered to Seller hereunder.

 

2.10
Third Party Consents. To the extent that Seller’s rights under any assigned Contract or any other Purchased Asset may
not be assigned to Buyer without the consent of another Person which has not been obtained, this Agreement shall not constitute
an agreement to assign the same if an attempted assignment would constitute a breach thereof or be unlawful, and Seller shall
use its reasonable best efforts to obtain any such required consent(s) as promptly as possible.

 

ARTICLE
III.

REPRESENTATIONS
AND WARRANTIES OF SELLER

 

As
a material inducement to Buyer to enter into and perform its obligations under this Agreement, Seller represents and warrants
to Buyer that, except as set forth in the correspondingly numbered Section of the Disclosure Schedules, the statements contained
in this ARTICLE III are true and correct as of the date hereof.

 

3.1
Organization and Qualification of Seller. Seller is a corporation duly organized, validly existing and in good standing
under the Laws of the State of Delaware. Seller is duly licensed or qualified to do business and is in good standing in each
jurisdiction in which the ownership of the Purchased Assets or the operation of the Business as currently conducted makes
such licensing or qualification necessary, except where the failure to be so licensed, qualified or in good standing would
not have a Material Adverse Effect.

 

3.2
Authority of Seller. Seller has all necessary corporate power and authority to own, lease and operate its assets and
properties and to carry on the Business as such Business is now being conducted. Seller has full power and authority to enter
into, deliver and perform this Agreement and the other Transaction Documents to which Seller is a party. The execution,
delivery and performance of this Agreement and the other Transaction Documents by Seller and the consummation by Seller of
the transactions contemplated hereby and thereby have been duly and validly authorized by all requisite action on the part of
Seller. No other corporate proceedings or actions are necessary on the part of Seller to authorize (a) the execution,
delivery and performance of this Agreement and the other Transaction Documents by Seller, or (b) the consummation by Seller
of the transactions contemplated hereby and thereby.

 

3.3
Enforceability. Each of this Agreement and the other Transaction Documents has been duly executed and delivered by
Seller and constitutes a legal, valid and binding agreement of the Seller, enforceable against the Seller in accordance with
its terms, except to the extent that enforcement may be affected by Laws relating to bankruptcy, reorganization, insolvency
and creditors’ rights and by the availability of injunctive relief, specific performance and other equitable
remedies.

 

    5

     

    

 

3.4
Consents. Except as set forth in Schedule 3.4, no notice to, report or filing with, or authorization, consent or
approval of any Governmental Authority is necessary in connection with the execution, delivery or performance by the Seller
of this Agreement or any other Transaction Documents or the consummation of the transactions contemplated hereby or
thereby.

 

3.5
No Conflicts. Except as set forth on Schedule 3.5, the execution and delivery of this Agreement and the other
Transaction Documents by Seller, and the consummation by the Seller of the transactions contemplated hereby and thereby, do
not and will not (a) conflict with or result in a breach or violation of any of the terms, conditions or provisions of
Seller’s articles of incorporation or bylaws; (b) result in a violation or breach of any provision of any applicable
Law or Governmental Order applicable to Seller, the Business or the Purchased Assets; (c) require on the part of the Seller
any notice to or filing with, or any Permit, authorization, consent or approval of, any governmental entity; or (d) conflict
with, result in a breach of, constitute (with or without due notice or lapse of time or both) a default under, result in the
acceleration of obligations under, create in any Person the right to terminate, modify or cancel, or require any notice,
consent or waiver under, any contract or instrument to which any of the Purchased Assets is subject.

 

3.6
Ownership and Condition of Assets.

 

(a)
Except as set forth on Schedule 3.6, Seller has good title to, or a valid leasehold interest in, all of the Purchased Assets.
Except as set forth on Schedule 3.6, upon execution and delivery (i) by the Seller to the Buyer of the Bill of Sale, and
(ii) the other instruments of conveyance referred to in Section 2.6(a), the Buyer will become the true and lawful owner
of, and will receive good title to, the Purchased Assets, free and clear of any and all Liens.

 

(b)
Except as set forth on Schedule 3.6(b), the Purchased Assets collectively constitute all of the assets, tangible and intangible,
materially necessary to operate the Business as presently proposed to be conducted.

 

(c)
Each tangible Purchased Asset is free from material defects, has been maintained in accordance with normal industry practice,
is in good operating condition and repair (subject to normal wear and tear) and is suitable for the purposes for which it presently
is used.

 

(d)
Each asset that is being transferred to the Buyer as part of the Purchased Assets and that the Seller has possession of pursuant
to a lease agreement or other contractual arrangement is in such condition that, upon its return to its lessor or owner under
the applicable lease or contract, the obligations of the Seller to such lessor or owner shall have been discharged in full.

 

3.7
Permits. Schedule 3.7 sets forth a complete and accurate list of all Permits issued to or held by the Seller or
the Business. Such listed Permits are the only Permits that are required for the Seller to conduct the Business. Each such
Permit is in full force and effect. The Seller is in compliance with the terms of each such Permit, and, to the knowledge of
the Seller, no suspension or cancellation of such Permit is threatened and there is no basis for believing that such Permit
will not be renewable upon expiration.

 

3.8
Office Space Lease. Seller is current in the payment of all Monthly Rental Installment payments under the Lease
Agreement. Other than the Monthly Rental Installment payment, Seller does not pay any additional recurring monthly payment
amounts to the Landlord, nor has Seller been notified by Landlord, nor is Seller aware, of any liability owed to the Landlord
other than the Monthly Rental Installment.

 

    6

     

    

 

3.9
No Other Representations and Warranties. Except for the representations and warranties contained in this ARTICLE III (including
the related portions of the Disclosure Schedules), neither Seller nor any other Person has made or makes any other express
or implied representation or warranty, either written or oral, on behalf of Seller, including any representation or warranty
as to the accuracy or completeness of any information regarding the Business and the Purchased Assets furnished or made
available to Buyer and its Representatives (including any information, documents or material made available to Buyer in the
virtual data room, management presentations or in any other form in expectation of the transactions contemplated hereby) or
as to the future revenue, profitability or success of the Business, or any representation or warranty arising from statute or
otherwise in Law.

 

ARTICLE
IV.

REPRESENTATIONS
AND WARRANTIES OF BUYER

 

Except
as set forth in the correspondingly numbered Section of the Disclosure Schedules, as a material inducement to Seller to enter
into and perform its obligations under this Agreement, Buyer represents and warrants to Seller that the statements contained in
this ARTICLE IV are true and correct as of the date hereof.

 

4.1
Organization of Buyer. Buyer is a limited liability company duly incorporated, validly existing and in good standing
under the Laws of the State of Delaware.

 

4.2
Authority of Buyer. Buyer has full corporate power and authority to enter into this Agreement and the other Transaction
Documents to which Buyer is a party, to carry out its obligations hereunder and thereunder and to consummate the transactions
contemplated hereby and thereby. The execution and delivery by Buyer of this Agreement and any other Transaction Document to
which Buyer is a party, the performance by Buyer of its obligations hereunder and thereunder and the consummation by Buyer of
the transactions contemplated hereby and thereby have been duly authorized by all requisite corporate action on the part of
Buyer. This Agreement has been duly executed and delivered by Buyer, and (assuming due authorization, execution and delivery
by Seller) this Agreement constitutes a legal, valid and binding obligation of Buyer enforceable against Buyer in accordance
with its terms. When each other Transaction Document to which Buyer is or will be a party has been duly executed and
delivered by Buyer (assuming due authorization, execution and delivery by each other party thereto), such Transaction
Document will constitute a legal and binding obligation of Buyer enforceable against it in accordance with its
terms.

 

4.3
No Conflicts. The execution and delivery of this Agreement and the other Transaction Documents by Buyer, and the
consummation by Buyer of the transactions contemplated hereby and thereby, do not and will not (a) conflict with or result in
a breach or violation of any of the terms, conditions or provisions of Buyer’s articles of incorporation or bylaws; (b)
result in a violation or breach of any provision of any applicable Law or Governmental Order applicable to Buyer; or (c)
require the consent, notice or other action by any Person under, conflict with, result in a violation or breach of,
constitute a default under or result in the acceleration of any agreement to which Buyer is a party, except in the cases of
clauses (b) and (c), where the violation, breach, conflict, default, acceleration or failure to give notice would not have a
material adverse effect on Buyer’s ability to consummate the transactions contemplated hereby. No consent, approval, permit,
Governmental Order, declaration or filing with, or notice to, any Governmental Authority is required by or with respect to
Buyer in connection with the execution and delivery of this Agreement and the other Transaction Documents and the
consummation of the transactions contemplated hereby and thereby, and such consents, approvals, Permits, Governmental Orders,
declarations, filings or notices which would not have a material adverse effect on Buyer’s ability to consummate the
transactions contemplated hereby and thereby.

 

    7

     

    

 

ARTICLE
V.

COVENANTS

 

5.1
Confidentiality. Rubicon, Buyer and Seller hereby (a) acknowledge and agree that, prior to the consummation of the
transactions contemplated by this Agreement, each party has had access to trade secrets and other information which is
confidential with respect to the other parties, whether written or oral (the “Confidential Information”),
and (b) understand the necessity of keeping the Confidential Information confidential and secret. Each party shall, and shall
cause its Affiliates to, and shall use commercially reasonable efforts to cause its Representatives to, hold any and all
Confidential Information of the other party in confidence, unless required to disclose such Confidential Information by
judicial or administrative process or by other legal requirement. The foregoing obligations of confidentiality do not apply
to Seller providing the business and financial records of Seller to its accountants or financial advisors to the extent
necessary to comply with tax and other Laws. The foregoing obligations will not apply to any Confidential Information that
(x) is or subsequently becomes generally publicly known, other than as a direct or indirect result of the breach of this
Agreement by a party, (y) is lawfully acquired by a party from and after the Closing from sources which are not prohibited
from disclosing such information by a legal, contractual or fiduciary obligation or (z) is independently acquired or
developed by a party without the use or benefit of any Confidential Information. The parties hereto agree that Rubicon has
the right to disclose in a press release information relating to this transaction and to file whatever documents is required
by the Securities and Exchange Commission.

 

5.2
Account Receivables. Following the Closing Date:

 

(a)
if Seller or any of its Affiliates receives or collects any funds relating to any post-Closing accounts receivable of Buyer or
any Purchased Asset, Seller shall, and shall cause its Affiliates, to, in good faith, use commercially reasonable efforts to remit
such funds to Buyer; and

 

(b)
if Rubicon or Buyer receives or collects any funds relating to any pre-Closing accounts receivable of Seller (including those
in relation to the Purchased Assets) or any other Excluded Asset, Rubicon or Buyer, as applicable, shall, and shall cause its
Affiliates, to, in good faith, use commercially reasonable efforts to remit such funds to shall remit any such funds to Seller.

 

5.3
Further Assurances. Following the Closing, each of the parties hereto shall execute and deliver such additional
documents, instruments, conveyances and assurances and take such further actions as may be reasonably required to carry out
the provisions hereof and give effect to the transactions contemplated by this Agreement and the other Transaction
Documents.

 

5.4
Access to and Preservation of Records. For so long as required by applicable Law, Buyer shall continue to store all
records relating to the Purchased Assets that are stored by Seller as of the Closing Date, in the same manner which such
records are currently stored, that are related to the applicable record keeping requirements and regulations of Medicare,
Medicaid, the FDA, the DEA and state pharmacy boards in jurisdictions in which Buyer conducts business (the
“Records”). After the Closing Date, where there is legitimate purpose and provided Seller has a right
under applicable Law, including patient confidentiality laws, Buyer shall provide Seller with access during normal business
hours, upon prior reasonable written request specifying the need therefor and specifying Seller’s right under
applicable Law to have such access to such records relating to the Purchased Assets. In each case, such access shall be
limited to such records relating to the Purchased Assets the origin of which occurred prior to the Closing Date and, if
permitted by applicable Law, Seller and its Representatives seeking access to such records shall have the right to make
copies thereof. The foregoing right of access shall not be exercisable in such a manner as to interfere unreasonably with the
normal operations and business of Buyer, and with regard to such information constituting trade secrets or confidential
business information of Buyer, the provisions of any applicable confidentiality obligations among the parties shall control.
After the expiration of record-keeping requirements established by Law that are covered by this Section 5.4, Seller
shall remove the Records from the premises occupied by Buyer.

 

    8

     

    

 

5.5
Audit Rights. For a period of four years following the Closing, for the sole purpose of ensuring Rubicon and
Buyer’s compliance with this Agreement, Rubicon and Buyer shall (a) afford Seller and its Representatives full and free
access to and the right to inspect all of the books and records, contracts and other documents and data related to the
Business or Purchased Assets; (b) furnish Seller and its Representatives with such financial, operating and other data and
information related to the Business as Seller or any of its Representatives may reasonably request; and (c) instruct the
Representatives of Buyer to cooperate with Seller in its investigation of the Business. Any investigation pursuant to this Section
5.5 shall be limited to information relating to the revenue of the Business or whether the Business has been sold and the
terms and conditions of such sale, and shall be conducted in such manner as not to interfere unreasonably with the conduct of
the Business or any other businesses of Rubicon or Buyer. No investigation by Seller or other information received by Seller
shall operate as a waiver or otherwise affect any representation, warranty or agreement given or made by Buyer in this
Agreement. All information received by Seller or its Representatives pursuant to this Section 5.5 shall be subject to the
restrictions in Section 5.1.

 

5.6
Short Dated Pharmaceutical Inventory. Notwithstanding any restrictions in this Agreement or the Transaction Documents to
the contrary, Seller shall have the right, following the Closing, to sell the Seller’s remaining Short Dated
Pharmaceutical Inventory that exists as of the Closing Date. If Seller is unable to sell any amount of the Short Dated
Pharmaceutical Inventory to a third party within 15 days following the Closing Date, Seller shall deliver such Short Dated
Pharmaceutical Inventory to Buyer.

 

5.7
Removal of Excluded Assets. On or before May 31, 2019, Seller shall remove or caused to be removed materially all of the
tangible Excluded Assets that are located on the Leased Premises. During such time between the Closing and May 31, 2019,
Buyer shall provide Seller and its agents and representatives with reasonable access to the Leased Premises to remove any
remaining tangible Excluded Assets, provided that such removal activities by the Seller or its agents and representatives
shall be conducted during normal business hours and shall not be conducted in such a manner as to interfere unreasonably with
the normal operations and business of Buyer.

 

ARTICLE
VI.

INDEMNIFICATION

 

6.1
Survival. Subject to the limitations and other provisions of this Agreement, the representations and warranties contained
herein shall survive the Closing and shall remain in full force and effect until the date that is 3 years from the Closing
Date. None of the covenants or other agreements contained in this Agreement shall survive the Closing Date other than those
which by their terms contemplate performance after the Closing Date, and each such surviving covenant and agreement shall
survive the Closing for the period contemplated by its terms. Notwithstanding the foregoing, any claims asserted in good
faith with reasonable specificity (to the extent known at such time) and in writing by the non-breaching party to the
breaching party prior to the expiration date of the applicable survival period shall not thereafter be barred by the
expiration of the relevant representation or warranty and such claims shall survive until finally resolved.

 

    9

     

    

 

6.2
Indemnification by Seller. Subject to the other terms and conditions of this ARTICLE VI, Seller shall indemnify
and defend Buyer (the “Buyer Indemnitees”) against, and shall hold Buyer harmless from and against, and
shall pay and reimburse Buyer for, any and all Losses actually incurred or sustained by, or imposed upon, the Buyer
Indemnitees based upon, arising out of, with respect to or by reason of:

 

(a)
any inaccuracy in or breach of any of the representations or warranties of Seller contained in this Agreement, the other Transaction
Documents or in any certificate or instrument delivered by or on behalf of Seller pursuant to this Agreement;

 

(b)
any Excluded Asset or any Excluded Liability;

 

(c)
any breach or non-fulfillment of any covenant, agreement or obligation to be performed by Seller pursuant to this Agreement, the
other Transaction Documents or any certificate or instrument delivered by or on behalf of Seller pursuant to this Agreement; and/or

 

(d)
the Cardinal Liens.

 

6.3
Indemnification by Buyer. Subject to the other terms and conditions of this ARTICLE VI, Buyer shall indemnify and
defend Seller (the “Seller Indemnitees”) against, and shall hold Seller harmless from and against, and
shall pay and reimburse Seller for, any and all Losses incurred or sustained by, or imposed upon, the Seller Indemnitees
based upon, arising out of, with respect to or by reason of:

 

(a)
any inaccuracy in or breach of any of the representations or warranties of Buyer contained in this Agreement or in any certificate
or instrument delivered by or on behalf of Buyer pursuant to this Agreement

 

(b)
any Assumed Liability; and/or

 

(c)
any breach or non-fulfillment of any covenant, agreement or obligation to be performed by Buyer pursuant to this Agreement.

 

In
addition to the requirements set forth in this Section 6.3, Buyer and Rubicon shall jointly and severally indemnify Seller
for Buyer and Rubicon’s obligations to pay the Purchase Price under Section 2.5 herein.

 

6.4
Certain Limitations. The indemnification provided for in Section 6.2 and Section 6.3 shall be subject to
the following limitations:

 

(a)
The Indemnifying Party shall not be liable to the Indemnified Party for indemnification under Section 6.2(a) or Section
6.3(a), as the case may be, until the aggregate amount of all Losses in respect of indemnification under Section 6.2(a)
or Section 6.3(a) exceeds $10,000 (the “Deductible”), in which event the Indemnifying Party shall
be required to pay or be liable for all Losses, including the amount of the Deductible; provided, however, that
notwithstanding the foregoing, the Deductible shall not apply with respect to Losses caused by the fraud, criminal activity or
willful misconduct by or of a party hereto (collectively, “Fraud”).

 

(b)
The aggregate amount of all Losses for which Seller shall be liable pursuant to Article VI, and the aggregate amount of
all Losses for which Buyer shall be liable pursuant to Article VI, respectively, shall not exceed the Purchase Price; provided,
however, that notwithstanding the foregoing, the limitation in this Section 6.4(b) shall not apply with respect
to Losses caused by Fraud.

 

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(c)
Payments by an Indemnifying Party pursuant to Section 8.2 or Section 8.3 in respect of any Loss shall be limited
to the amount of any liability or damage that remains after deducting therefrom any insurance proceeds and any indemnity, contribution
or other similar payment received or reasonably expected to be received by the Indemnified Party in respect of any such claim.
The Indemnified Party shall use its commercially reasonable efforts to recover under insurance policies or indemnity, contribution
or other similar agreements for any Losses prior to seeking indemnification under this Agreement.

 

(d)
Each Indemnified Party shall take, and cause its Affiliates and Representatives to take, all reasonable steps to mitigate any
Loss upon becoming aware of any event or circumstance that would be reasonably expected to, or does, give rise thereto, including
incurring costs only to the minimum extent necessary to remedy the breach that gives rise to such Loss.

 

6.5
Indemnification Procedures.

 

(a)
Third Party Claims. If any Indemnified Party receives notice of the assertion or commencement of any Action made or brought
by any Person who is not a party to this Agreement or an Affiliate or Representative of the foregoing (a “Third Party
Claim”) against such Indemnified Party with respect to which the Indemnifying Party is obligated to provide indemnification
under this Agreement, the Indemnified Party shall give the Indemnifying Party reasonably prompt written notice thereof, but in
any event not later than 30 calendar days after receipt of such notice of such Third Party Claim. The failure to give such prompt
written notice shall not, however, relieve the Indemnifying Party of its indemnification obligations, except and only to the extent
that the Indemnifying Party forfeits rights or defenses by reason of such failure. Such notice by the Indemnified Party shall
describe the Third Party Claim in reasonable detail, shall include copies of all material written evidence thereof and shall indicate
the estimated amount, if reasonably practicable, of the Loss that has been or may be sustained by the Indemnified Party. The Indemnifying
Party shall have the right to participate in, or by giving written notice to the Indemnified Party, to assume the defense of any
Third Party Claim at the Indemnifying Party’s expense and by the Indemnifying Party’s own counsel, and the Indemnified Party shall
cooperate in good faith in such defense. In the event that the Indemnifying Party assumes the defense of any Third Party Claim,
subject to Section 6.5(b), it shall have the right to take such action as it deems necessary to avoid, dispute, defend,
appeal or make counterclaims pertaining to any such Third Party Claim in the name and on behalf of the Indemnified Party. The
Indemnified Party shall have the right, at its own cost and expense, to participate in the defense of any Third Party Claim with
counsel selected by it subject to the Indemnifying Party’s right to control the defense thereof. If the Indemnifying Party elects
not to compromise or defend such Third Party Claim or fails to promptly notify the Indemnified Party in writing of its election
to defend as provided in this Agreement, the Indemnified Party may, subject to Section 6.5(b), pay, compromise, defend
such Third Party Claim and seek indemnification for any and all Losses based upon, arising from or relating to such Third Party
Claim. Seller and Buyer shall cooperate with each other in all reasonable respects in connection with the defense of any Third
Party Claim, including making available records relating to such Third Party Claim and furnishing, without expense (other than
reimbursement of actual out-of-pocket expenses) to the defending party, management employees of the non-defending party as may
be reasonably necessary for the preparation of the defense of such Third Party Claim.

 

    11

     

    

 

(b) Settlement
of Third Party Claims. Notwithstanding any other provision of this Agreement, the Indemnifying Party shall not enter into
settlement of any Third Party Claim without the prior written consent of the Indemnified Party, except as provided in this Section
6.5(b). If a firm offer is made to settle a Third Party Claim without leading to liability or the creation of a financial
or other obligation on the part of the Indemnified Party and provides, in customary form, for the unconditional release of
each Indemnified Party from all Liabilities and obligations in connection with such Third Party Claim and the
Indemnifying Party desires to accept and agree to such offer, the Indemnifying Party shall give written notice to that effect
to the Indemnified Party. If the Indemnified Party fails to consent to such firm offer within 10 days after its receipt of
such notice, the Indemnified Party may continue to contest or defend such Third Party Claim and in such event, the maximum
liability of the Indemnifying Party as to such Third Party Claim shall not exceed the amount of such settlement offer. If the
Indemnified Party fails to consent to such firm offer and also fails to assume defense of such Third Party Claim, the
Indemnifying Party may settle the Third Party Claim upon the terms set forth in such firm offer to settle such Third Party
Claim. If the Indemnified Party has assumed the defense pursuant to Section 6.5(a), it shall not agree to any
settlement without the written consent of the Indemnifying Party (which consent shall not be unreasonably withheld or
delayed).

 

(c) Direct
Claims. Any Action by an Indemnified Party on account of a Loss which does not result from a Third Party Claim
(a “Direct Claim”) shall be asserted by the Indemnified Party giving the Indemnifying Party reasonably
prompt written notice thereof, but in any event not later than 30 days after the Indemnified Party becomes aware of such
Direct Claim. The failure to give such prompt written notice shall not, however, relieve the Indemnifying Party of its
indemnification obligations, except and only to the extent that the Indemnifying Party forfeits rights or defenses by reason
of such failure. Such notice by the Indemnified Party shall describe the Direct Claim in reasonable detail, shall include
copies of all material written evidence thereof and shall indicate the estimated amount, if reasonably practicable, of the
Loss that has been or may be sustained by the Indemnified Party. The Indemnifying Party shall have 30 days after its receipt
of such notice to respond in writing to such Direct Claim. The Indemnified Party shall allow the Indemnifying Party and its
professional advisors to investigate the matter or circumstance alleged to give rise to the Direct Claim, and whether and to
what extent any amount is payable in respect of the Direct Claim and the Indemnified Party shall assist the Indemnifying
Party’s investigation by giving such information and assistance (including access to the Indemnified Party’s
premises and personnel and the right to examine and copy any accounts, documents or records) as the Indemnifying Party or any
of its professional advisors may reasonably request. If the Indemnifying Party does not so respond within such 30 day period,
the Indemnifying Party shall be deemed to have rejected such claim, in which case the Indemnified Party shall be free to
pursue such remedies as may be available to the Indemnified Party on the terms and subject to the provisions of this
Agreement.

 

6.6
Payments. Once a Loss is agreed to by the Indemnifying Party or finally adjudicated to be payable pursuant to this ARTICLE
VI, the Indemnifying Party shall satisfy its obligations within 15 Business Days of such agreement or final,
non-appealable adjudication by wire transfer of immediately available funds. The parties hereto agree that, should an
Indemnifying Party not make full payment of any such obligations within such 15 Business Day period, any amount payable shall
accrue interest from and including the date of agreement of the Indemnifying Party or final, non-appealable adjudication to
and including the date such payment has been made at a rate per annum equal to five percent. Such interest shall be
calculated daily on the basis of a 365 day year and the actual number of days elapsed.

 

6.7
Tax Treatment of Indemnification Payments. All indemnification payments made under this Agreement shall be treated by the
parties as an adjustment to the Purchase Price for Tax purposes, unless otherwise required by Law.

 

6.8
Exclusive Remedies. The parties acknowledge and agree that their sole and exclusive remedy with respect to any and all claims
for any breach of any representation, warranty, covenant, agreement or obligation set forth herein or otherwise relating to the
subject matter of this Agreement, shall be pursuant to the indemnification provisions set forth in this ARTICLE VI. In
furtherance of the foregoing, each party hereby waives, to the fullest extent permitted under Law, any and all rights, claims
and causes of action for any breach of any representation, warranty, covenant, agreement or obligation set forth herein or otherwise
relating to the subject matter of this Agreement it may have against the other parties hereto and their Affiliates and each of
their respective Representatives arising under or based upon any Law, except pursuant to the indemnification provisions set forth
in this ARTICLE VI. Nothing in this Section 6.8 or elsewhere in this Agreement shall limit any Person’s rights
to seek relief in respect of Fraud.

 

    12

     

    

 

ARTICLE
VII.

MISCELLANEOUS

 

7.1
Expenses. Except as otherwise expressly provided herein, all costs and expenses, including, without limitation, fees and
disbursements of counsel, financial advisors and accountants, incurred in connection with this Agreement and the transactions
contemplated hereby shall be paid by the party incurring such costs and expenses.

 

7.2
Notices. All notices, requests, consents, claims, demands, waivers and other communications hereunder shall be in writing
and shall be deemed to have been given (a) when delivered by hand (with written confirmation of receipt); (b) when received
by the addressee if sent by a nationally recognized overnight courier (receipt requested); (c) on the date sent by facsimile
or e-mail of a PDF document (with confirmation of transmission) if sent during normal business hours of the recipient, and on
the next Business Day if sent after normal business hours of the recipient; or (d) on the third day after the date mailed, by
certified or registered mail, return receipt requested, postage prepaid. Such communications must be sent to the respective
parties at the addresses as set forth on the signature pages hereto (or at such other address for a party as shall be
specified in a notice given in accordance with this Section 7.2).

 

7.3
Interpretation. For purposes of this Agreement, (a) the words “include,” “includes” and
“including” shall be deemed to be followed by the words “without limitation”; (b) the word
“or” is not exclusive; and (c) the words “herein,” “hereof,” “hereby,”
“hereto” and “hereunder” refer to this Agreement as a whole. Unless the context otherwise requires,
references herein: (w) to Articles, Sections, Schedules, Disclosure Schedules and Exhibits mean the Articles and Sections of,
and the Schedules, Disclosure Schedules and Exhibits attached to, this Agreement; (x) to an agreement, instrument or other
document means such agreement, instrument or other document as amended, supplemented and modified from time to time to the
extent permitted by the provisions thereof and (y) to a statute means such statute as amended from time to time and includes
any successor legislation thereto and any regulations promulgated thereunder; (z) to the “parties” mean Buyer and
Seller as applicable. This Agreement shall be construed without regard to any presumption or rule requiring construction or
interpretation against the party drafting an instrument or causing any instrument to be drafted. The Schedules, Disclosure
Schedules and Exhibits referred to herein shall be construed with, and as an integral part of, this Agreement to the same
extent as if they were set forth verbatim herein.

 

7.4
Headings. The headings in this Agreement are for reference only and shall not affect the interpretation of this
Agreement.

 

7.5
Severability. If any term or provision of this Agreement is invalid, illegal or unenforceable in any jurisdiction, such
invalidity, illegality or unenforceability shall not affect any other term or provision of this Agreement or invalidate or
render unenforceable such term or provision in any other jurisdiction. Upon such determination that any term or other
provision is invalid, illegal or unenforceable, the parties hereto shall negotiate in good faith to modify this Agreement so
as to effect the original intent of the parties as closely as possible in a mutually acceptable manner in order that the
transactions contemplated hereby be consummated as originally contemplated to the greatest extent possible.

 

7.6
Entire Agreement. This Agreement and the other Transaction Documents constitute the sole and entire agreement of the
parties to this Agreement with respect to the subject matter contained herein and therein, and supersede all prior and
contemporaneous understandings and agreements, both written and oral, with respect to such subject matter. In the event of
any inconsistency between the statements in the body of this Agreement and those in the other Transaction Documents,
Exhibits, Schedules and Disclosure Schedules (other than an exception expressly set forth as such in the Disclosure
Schedules), the statements in the body of this Agreement will control.

 

    13

     

    

 

7.7
Successors and Assigns. This Agreement shall be binding upon and shall inure to the benefit of the parties hereto and
their respective successors and permitted assigns. Neither party may assign its rights or obligations hereunder without the
prior written consent of the other party, which consent shall not be unreasonably withheld or delayed; provided, however,
that Seller may freely assign its rights under this Agreement and the Transaction Documents. No assignment shall relieve the
assigning party of any of its obligations hereunder.

 

7.8
No Third-Party Beneficiaries. Except as provided in ARTICLE VI, this Agreement is for the sole benefit of the
parties hereto and their respective successors and permitted assigns and nothing herein, express or implied, is intended to
or shall confer upon any other Person or entity any legal or equitable right, benefit or remedy of any nature whatsoever
under or by reason of this Agreement.

 

7.9
Amendment and Modification; Waiver. This Agreement may only be amended, modified or supplemented by an agreement in
writing signed by each party hereto. No waiver by any party of any of the provisions hereof shall be effective unless
explicitly set forth in writing and signed by the party so waiving. No waiver by any party shall operate or be construed as a
waiver in respect of any failure, breach or default not expressly identified by such written waiver, whether of a similar or
different character, and whether occurring before or after that waiver. No failure to exercise, or delay in exercising, any
right, remedy, power or privilege arising from this Agreement shall operate or be construed as a waiver thereof; nor shall
any single or partial exercise of any right, remedy, power or privilege hereunder preclude any other or further exercise
thereof or the exercise of any other right, remedy, power or privilege.

 

7.10
Governing Law; Submission to Jurisdiction; Waiver of Jury Trial.

 

(a)
This Agreement shall be governed by and construed in accordance with the internal laws of the State of Delaware without giving
effect to any choice or conflict of law provision or rule (whether of the State of Delaware or any other jurisdiction).

 

(b)
ANY LEGAL SUIT, ACTION OR PROCEEDING ARISING OUT OF OR BASED UPON THIS AGREEMENT, THE OTHER TRANSACTION DOCUMENTS OR THE TRANSACTIONS
CONTEMPLATED HEREBY OR THEREBY MAY BE INSTITUTED IN THE FEDERAL COURTS OF THE UNITED STATES OF AMERICA OR THE COURTS OF THE STATE
OF DELAWARE IN EACH CASE LOCATED IN THE CITY OF WILMINGTON AND COUNTY OF NEW CASTLE, AND EACH PARTY IRREVOCABLY SUBMITS TO THE
EXCLUSIVE JURISDICTION OF SUCH COURTS IN ANY SUCH SUIT, ACTION OR PROCEEDING. SERVICE OF PROCESS, SUMMONS, NOTICE OR OTHER DOCUMENT
BY MAIL TO SUCH PARTY’S ADDRESS SET FORTH HEREIN SHALL BE EFFECTIVE SERVICE OF PROCESS FOR ANY SUIT, ACTION OR OTHER PROCEEDING
BROUGHT IN ANY SUCH COURT. THE PARTIES IRREVOCABLY AND UNCONDITIONALLY WAIVE ANY OBJECTION TO THE LAYING OF VENUE OF ANY SUIT,
ACTION OR ANY PROCEEDING IN SUCH COURTS AND IRREVOCABLY WAIVE AND AGREE NOT TO PLEAD OR CLAIM IN ANY SUCH COURT THAT ANY SUCH
SUIT, ACTION OR PROCEEDING BROUGHT IN ANY SUCH COURT HAS BEEN BROUGHT IN AN INCONVENIENT FORUM.

 

    14

     

    

 

(c)
EACH PARTY ACKNOWLEDGES AND AGREES THAT ANY CONTROVERSY WHICH MAY ARISE UNDER THIS AGREEMENT OR THE OTHER TRANSACTION
DOCUMENTS IS LIKELY TO INVOLVE COMPLICATED AND DIFFICULT ISSUES AND, THEREFORE, EACH SUCH PARTY IRREVOCABLY AND
UNCONDITIONALLY WAIVES ANY RIGHT IT MAY HAVE TO A TRIAL BY JURY IN RESPECT OF ANY LEGAL ACTION ARISING OUT OF OR RELATING TO
THIS AGREEMENT, THE OTHER TRANSACTION DOCUMENTS OR THE TRANSACTIONS CONTEMPLATED HEREBY OR THEREBY. EACH PARTY TO THIS
AGREEMENT CERTIFIES AND ACKNOWLEDGES THAT (A) NO REPRESENTATIVE OF ANY OTHER PARTY HAS REPRESENTED, EXPRESSLY OR OTHERWISE,
THAT SUCH OTHER PARTY WOULD NOT SEEK TO ENFORCE THE FOREGOING WAIVER IN THE EVENT OF A LEGAL ACTION, (B) SUCH PARTY HAS
CONSIDERED THE IMPLICATIONS OF THIS WAIVER, (C) SUCH PARTY MAKES THIS WAIVER VOLUNTARILY, AND (D) SUCH PARTY HAS BEEN INDUCED
TO ENTER INTO THIS AGREEMENT BY, AMONG OTHER THINGS, THE MUTUAL WAIVERS AND CERTIFICATIONS IN THIS SECTION
7.10(c).

 

7.11
Specific Performance. The parties agree that irreparable damage would occur if any provision of this Agreement were not performed
in accordance with the terms hereof and that the parties shall be entitled to seek specific performance of the terms hereof, in
addition to any other remedy to which they are entitled at law or in equity.

 

7.12
Counterparts. This Agreement may be executed in counterparts, each of which shall be deemed an original, but all of which
together shall be deemed to be one and the same agreement. A signed copy of this Agreement delivered by facsimile, e-mail or other
means of electronic transmission shall be deemed to have the same legal effect as delivery of an original signed copy of this
Agreement.

 

SIGNATURE
PAGE FOLLOWS

 

    15

     

    

 

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

 

	 	SELLER:
	 	 
	 	WELLFOUNT, CORPORATION
	 	 	 
	 	By.	/s/ Eric Orme
	 	Name: 	Eric Orme
	 	Title:	Chief Executive Officer

 

	 	Notice
    to Seller:	Wellfount, Corporation
	 	 	5751 W. 73’ St.
	 	 	Indianapolis, IN 46278
	 	 	E-mail: eorme@wellfount.com 
	 	 	Attention: Eric Orme

 

	 	with
    a copy to:	Taft,
Stettinius & Hollister, LLC
	 	 	One
Indiana Square, Suite 3500
	 	 	Indianapolis,
    IN 46204
	 	 	E-mail:
jkirk@taftlaw.com
	 	 	Attention: Jeff
    Kirk

 

 

 

 

 

 

 

 

 

 

Signature
Page to Wellfount, Corporation Asset Purchase Agreement

 

     

     

    

 

 

	 	BUYER:
	 	 
	 	RUBICON DTP LLC
	 	 	 
	 	By:	 
	 	Name: 	Timothy Brog
	 	Title:	Chief Executive Officer

 

	 	Notice to Buyer:	Rubicon DTP, LLC
	 	 	5751 W 73rd Street
	 	 	Indianapolis, IN 46278
	 	 	E-mail: dburand@wellfount.com
	 	 	Attention: Dave Burand
	 	 	 
	 	with a copy to:	900 East Green St.
	 	 	Bensenville, IL 60106
	 	 	E-mail: Tbrog@rubicontechnology.com
	 	 	Attention: Timothy Brog

 

	 	RUBICON:
	 	 
	 	RUBICON TECHNOLOGY, INC.
	 	 	 
	 	By:	 
	 	Name: 	Timothy Brog
	 	Title:	Chief Executive Officer

 

	 	Notice to Buyer:	Rubicon Technology, Inc.
	 	 	900 East Green St.
	 	 	Bensenville, IL 60106
	 	 	E-mail: Tbrog@rubicontechnology.com
	 	 	Attention: Timothy Brog
	 	 	 
	 	with a copy to:	Dave Burand
	 	 	5751 W 73rd Street
	 	 	Indianapolis, IN 46278
	 	 	E-mail: dburand@wellfount.com
	 	 	Attention: Dave Burand

 

 

 

 

 

Signature
Page to Wellfount, Corporation Asset Purchase Agreement

 

     

     

    

 

EXHIBIT
A

DEFINITIONS

 

“Action”
means any claim, action, cause of action, demand, lawsuit, arbitration, inquiry, audit, notice of violation, proceeding, litigation,
citation, summons, subpoena or investigation of any nature, civil, criminal, administrative, regulatory or otherwise, whether
at law or in equity.

 

“Affiliate”
of a Person means any other Person that directly or indirectly, through one or more intermediaries, controls, is controlled by,
or is under common control with, such Person. The term “control” (including the terms “controlled by”
and “under common control with”) means the possession, directly or indirectly, of the power to direct or cause the
direction of the management and policies of a Person, whether through the ownership of voting securities, by contract or otherwise.

 

“Agreement”
has the meaning set forth in the preamble.

 

“Assigned
Contracts” shall have the meaning set forth in Section 2.1.

 

“Assumed Liabilities” has the
meaning set forth in Section 2.3.

 

“Bill
of Sale, Assignment and Assumption Agreement” has the meaning set forth in Section 2.7(a)(i).

 

“Business”
has the meaning set forth in the recitals.

 

“Business
Day” means any day except Saturday, Sunday or any other day on which commercial banks located in Wilmington, Delaware
are authorized or required by Law to be closed for business.

 

“Buyer”
has the meaning set forth in the preamble.

 

“Buyer
Indemnitees” has the meaning set forth in Section 6.2.

 

“Cardinal
Liens” means any and all Liens on Seller’s assets, including the Purchased Assets that secure Seller’s obligations
under that certain Prime Vendor Agreement by and between Seller, Cardinal Health 110, LLC and Cardinal Health 411, Inc., dated
June 1, 2014 and as extended by the First Amendment to the Prime Vendor Agreement, dated effective October 1, 2015, and as amended
by the Second Amendment to the Prime Vendor Agreement, dated effective April 1, 2016 and any other related agreements.

 

“Closing”
has the meaning set forth in Section 2.6.

 

“Closing
Date” means the date on which the Closing occurs.

 

“Code” means the Internal Revenue Code of 1986,
as amended.

 

“Confidential
Information” has the meaning set forth in Section 5.1.

 

“Contracts”
means all contracts, leases, deeds, mortgages, licenses, instruments, notes, commitments, undertakings, indentures, joint ventures
and all other agreements, commitments and legally binding arrangements, whether written or oral, to which Seller is a party, or
by which Seller, the Business or the Purchased Assets are bound.

 

“Deductible”
has the meaning set forth in Section 6.4(a).

 

    A-1

     

    

 

“Direct
Claim” has the meaning set forth in Section 6.5(c).

 

“Disclosure
Schedules” means the Disclosure Schedules to this Agreement delivered by Seller concurrently with the execution and
delivery of this Agreement.

 

“Dollars”
or “$” means the lawful currency of the United States.

 

“Employee
Benefit Plan” shall mean any “employee pension benefit plan” (as defined in Section 3(2) of ERISA), any
“employee welfare benefit plan” (as defined in Section 3(1) of ERISA), and any other written or oral plan, agreement
or arrangement involving direct or indirect compensation, including insurance coverage, severance benefits, disability benefits,
deferred compensation, cafeteria plan benefits, pension benefits, bonuses (including any bonuses linked to a change of control),
retention arrangements, stock options, stock purchase, phantom stock, stock appreciation or other forms of incentive compensation
or post-retirement compensation.

 

“ERISA”
shall mean the Employee Retirement Income Security Act of 1974, as amended.

 

“Excluded
Assets” has the meaning set forth in Section 2.2.

 

“Excluded
Liabilities” has the meaning set forth in Section 2.4.

 

“First
Earn Out Period” has the meaning set forth in Section 2.5(b).

 

“Fraud”
has the meaning set forth in Section 6.4(a).

 

“Governmental
Authority” means any federal, state, local or foreign government or political subdivision thereof, or any agency or
instrumentality of such government or political subdivision, or any self-regulated organization or other non-governmental regulatory
authority or quasi-governmental authority (to the extent that the rules, regulations or orders of such organization or authority
have the force of Law), or any arbitrator, court or tribunal of competent jurisdiction.

 

“Governmental
Order” means any order, writ, judgment, injunction, decree, stipulation, determination or award entered by or with any
Governmental Authority.

 

“Indebtedness”
shall mean with respect to any Person, at any date of determination, without duplication, (a) all obligations of such Person for
borrowed money, including all principal, interest, premiums, fees, expenses, overdrafts and penalties with respect thereto, (b)
all obligations of such Person evidenced by bonds, debentures, notes or other similar instruments, (c) all obligations of such
Person to pay the deferred purchase price of the property or services, except trade payables incurred in the ordinary course of
business, (d) all obligations of such Person to reimburse any bank or other Person in respect of amounts paid under a letter of
credit or similar instrument, (e) all capital lease obligations, (f) all bonds (e.g., performance and suretyship), (g)
all other obligations of such Person which would be required to be shown as indebtedness on a balance sheet of such Person prepared
in accordance with GAAP, and (h) all indebtedness of any other Person of the type referred to in clauses (a) to (g) above directly
or indirectly guaranteed by such first Person or secured by any assets of such first Person, whether or not such Indebtedness
has been assumed by such first Person.

 

“Indemnified
Party” means the party making a claim under ARTICLE VI.

 

“Indemnifying
Party” means the party against whom a claim under ARTICLE VI is being asserted.

 

    A-2

     

    

 

“Intellectual
Property” shall mean any or all of the following and all right, title and interest therein: (a) Software; (b) names,
corporate names, domain names, fictitious names, trademarks, trademark applications, service marks, service mark applications,
trade names, brand names, product names and slogans, and goodwill associated with any of the foregoing; (c) inventions (whether
patentable or not), invention disclosures, improvements, trade secrets, confidential or proprietary information, know-how, product
rights, technology, technical data, models, algorithms, tools, business process methodologies and all documentation relating to
any of the foregoing; (d) patents, and patent applications, and all reissues, divisions, renewals, extensions, provisionals, continuations
and continuations-in-part thereof; (e) copyrights, copyright registrations and applications therefor, and all other rights corresponding
thereto; (f) websites, social media accounts and all content thereon and designs related thereto; (g) databases and data collections
(including any normative data and any normative databases) and all rights therein; (h) moral and economic rights of authors and
inventors, however denominated; (i) similar or equivalent rights to any of the foregoing and other intangible assets or any nature;
and (j) goodwill and claims of infringement and misappropriation against third parties.

 

“Inventory”
means all inventory, finished goods, raw materials, work in progress, packaging, supplies, parts and other inventories of the
Business.

 

“Law”
means any statute, law, ordinance, regulation, rule, code, order, constitution, treaty, common law, judgment, decree, other requirement
or rule of law of any Governmental Authority.

 

“Liabilities”
means liabilities, obligations or commitments of any nature whatsoever, asserted or unasserted, known or unknown, absolute or
contingent, accrued or unaccrued, matured or unmatured or otherwise.

 

“Liens”
means any charge, claim, community property interest, pledge, condition, equitable interest, lien (statutory or other), option,
security interest, mortgage, easement, encroachment, right of way, right of first refusal, or restriction of any kind, including
any restriction on use, voting, transfer, receipt of income or exercise of any other attribute of ownership.

 

“Long
Dated Pharmaceutical Inventory” means any and all of Seller’s inventory related to the Business that does not
qualify as Short Dated Pharmaceutical Inventory.

 

“Losses”
means losses, damages, liabilities, deficiencies, Actions, judgments, interest, awards, penalties, fines, costs or expenses of
whatever kind, including reasonable attorneys’ fees and the cost of enforcing any right to indemnification hereunder and
the cost of pursuing any insurance providers; provided, however, that “Losses” shall not include punitive
damages, except in the case of fraud or to the extent actually awarded to a Governmental Authority or other third party.

 

“Material
Adverse Effect” means any event, occurrence, fact, condition or change that is, or could reasonably be expected to become,
individually or in the aggregate, materially adverse to the value of the Purchased Assets.

 

“Permits”
shall mean all permits, licenses, registrations, certificates, orders, approvals, franchises, variances and similar rights issued
by or obtained from any Governmental Authority.

 

“Person”
means an individual, corporation, partnership, joint venture, limited liability company, Governmental Authority, unincorporated
organization, trust, association or other entity.

 

“Purchase
Price” has the meaning set forth in Section 2.5.

 

    A-3

     

    

 

“Purchased
Assets” has the meaning set forth in Section 2.1.

 

“Records” has the meaning set forth in Section
5.4.

 

“Representative”
means, with respect to any Person, any and all directors, officers, employees, consultants, financial advisors, counsel, accountants
and other agents of such Person.

 

“Second
Earn Out Period” has the meaning set forth in Section 2.5(c).

 

“Seller” has the meaning set
forth in the preamble.

 

“Seller
Indemnitees” has the meaning set forth in Section 6.3.

 

“Short
Dated Pharmaceutical Inventory” means all of Seller’s inventory related to the Business that will expire in 90
days or less as of the Closing date.

 

“Tax”
or “Taxes” means (i) all federal, state, local, foreign and other income, gross receipts, sales, use, production,
ad valorem, transfer, documentary, franchise, registration, profits, license, lease, service, service use, withholding, payroll,
employment, unemployment, estimated, excise, severance, environmental, stamp, occupation, premium, property (real or personal),
real property gains, windfall profits, escheat, unclaimed property, abandoned property or other taxes, fees, assessments or charges
of any kind whatsoever in the nature of a tax (whether or not disputed), together with any interest, additions or penalties with
respect thereto and any interest in respect of such additions or penalties and (ii) any lability for the payment of any amounts
of the type described in clause (i) of this definition as a result of being a member of an affiliated, consolidated, combined
or unitary group for any period, as a result of any tax sharing or tax allocation agreement, arrangement, or understanding, or
as a result of being liable for another Person’s taxes as a transferee or successor, by Contract, or otherwise.

 

“Tax
Return” means any return, declaration, report, claim for refund, information return or statement or other document relating
to Taxes, including any Schedule or attachment thereto, and including any amendment thereof.

 

“Third
Party Claim” has the meaning set forth in Section 6.5(a).

 

“Total
Revenue” means the gross sales made by Buyer to customers in the normal course of business.

 

“Transaction
Documents” means this Agreement, the Bill of Sale, Assignment and Assumption Agreement, Intellectual Property Assignment
and the other agreements, certificates, instruments and documents required to be delivered pursuant to this Agreement.

 

    A-4

     

    

 

EXHIBIT
B

FORM
OF BILL OF SALE, ASSIGNMENT AND ASSUMPTION AGREEMENT

 

See
attached.

 

    B-1

     

    

 

BILL
OF SALE – ASSIGNMENT AND ASSUMPTION AGREEMENT

 

This
BILL OF SALE – ASSIGNMENT AND ASSUMPTION AGREEMENT is dated May ___, 2019, by and among Wellfount, Corporation,
a Delaware corporation (“Assignor”) and Rubicon DTP LLC, a Delaware limited liability company (the “Assignee”).

 

WHEREAS,
the Assignor and the Assignee are parties to that certain Asset Purchase Agreement, dated as of the date hereof, by and among
the Assignor, the Assignee, and Rubicon Technology, Inc., a Delaware corporation (the “Agreement”);
and

 

WHEREAS,
the Agreement contemplates that the Assignor will sell, assign, transfer, convey, contribute and deliver to the Assignee all of
the Assignor’s right, title, and interest in, to, and under, the Purchased Assets, and that the Assignee will assume and
agree to pay, perform and discharge all of the Assumed Liabilities, all in accordance with the terms and conditions of the Agreement;
and

 

WHEREAS,
capitalized terms used but not defined herein have the respective meanings assigned to them in the Agreement.

 

NOW,
THEREFORE, in consideration of the mutual covenants and agreements set forth herein, and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows:

 

1.
Assignment of Purchased Assets. The Assignor, as provided in the Agreement, for good and valuable consideration received
from the Assignee, hereby absolutely and unconditionally sells, assigns, transfers, conveys, contributes, grants, bargains, sets
over, releases, delivers, and confirms unto the Assignee, its successors and its assigns, forever, the Assignor’s entire
right, title, and interest in, to, and under all of the Purchased Assets wherever located, to have and to hold forever.

 

2.
Assumption. The Assignee, as provided in the Agreement, hereby absolutely and unconditionally covenants and agrees with
the Assignor to assume, discharge, keep, pay, and perform when due, all of, but only, the Assumed Liabilities. The Assignee assumes
no Excluded Liabilities and the parties hereto agree that all Excluded Liabilities shall remain the sole responsibility of the
Assignor, as set forth in the Agreement.

 

3.
Terms of the Asset Purchase Agreement. This Bill of Sale – Assignment and Assumption Agreement is not intended to,
and does not in any manner enhance, diminish or otherwise modify the rights and obligations of the parties under the Agreement.
In the event of any conflict or inconsistency between the terms of the Agreement and the terms hereof, the terms of the Agreement
shall govern. This Bill of Sale – Assignment and Assumption Agreement may not be changed, modified, discharged or terminated
orally in any manner other than by an agreement in writing signed by the parties hereto or their respective successors and assigns.

 

4.
Further Actions. Each of the parties hereto covenants and agrees, at its own expense, to execute and deliver, at the request
of the other party hereto, such further instruments of transfer and assignment and to take such other action as such other party
may reasonably request to more effectively consummate the assignments and assumptions contemplated herein.

 

    B-2

     

    

 

5.
Successors and Assigns. This Bill of Sale – Assignment and Assumption Agreement is binding upon, inures to the benefit
of, and is enforceable by the parties hereto and their respective successors and assigns.

 

6.
Notices. All notices, consents, waivers and other communications required or permitted by this Bill of Sale – Assignment
and Assumption Agreement shall be delivered via electronic mail and in writing and shall be deemed given to a party when (a) delivered
to the appropriate party address by hand or by nationally recognized overnight courier service (costs prepaid); (b) sent by electronic
mail; or (c) received or rejected by the addressee, if sent by certified mail, return receipt requested, in each case to the addresses
set forth on the signature pages hereto, and marked to the attention of the Person (by name or title) designated below (or to
such other address or Person as a party may designate by notice to the other parties).

 

7.
Assignment. This Bill of Sale – Assignment and Assumption Agreement may not be assigned by the Assignor, by operation
of law or otherwise by a party hereto, without the prior written consent of the Assignee. The provisions of this Bill of Sale
– Assignment and Assumption Agreement shall inure to the benefit of, and be binding upon, the parties hereto and their respective
beneficiaries, heirs, successors and permitted assigns.

 

8.
Governing Law. This Bill of Sale – Assignment and Assumption Agreement shall be governed by the laws of the state
of Delaware (regardless of the laws that might otherwise govern under applicable Delaware principles of conflicts of law).

 

9.
Counterparts; Facsimile Signature. This Bill of Sale – Assignment and Assumption Agreement may be executed in two
counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.
Executed copies of this Bill of Sale – Assignment and Assumption Agreement and all documents contemplated herein may be
delivered via facsimile or other legible electronic means, and such electronic copies shall be as valid as the originals.

 

10.
Consent to Jurisdiction; Waiver of Jury Trial. Each party hereto irrevocably submits to the exclusive jurisdiction of any
state or federal court located in Delaware for the purposes of any action arising out of this Bill of Sale – Assignment
and Assumption Agreement and agrees to commence any such action only in such courts. Each party further agrees that service of
any process, summons, notice or document by U.S. registered mail to such party’s respective address set forth in Section
7 hereof shall be effective service of process for any such action. Each party irrevocably and unconditionally waives any objection
to the laying of venue of any action arising out of this Bill of Sale – Assignment and Assumption Agreement in such courts,
and hereby irrevocably and unconditionally waives and agrees not to plead or claim in any such court that any such action brought
in any such court has been brought in an inconvenient forum. EACH PARTY HEREBY IRREVOCABLY WAIVES ALL RIGHT TO TRIAL BY JURY IN
ANY ACTION, PROCEEDING OR COUNTERCLAIM (WHETHER BASED ON CONTRACT, TORT OR OTHERWISE) ARISING OUT OF OR RELATING TO THIS BILL
OF SALE – ASSIGNMENT AND ASSUMPTION AGREEMENT OR THE ACTIONS OF SUCH PARTY IN THE NEGOTIATION, ADMINISTRATION, PERFORMANCE
AND ENFORCEMENT HEREOF AND THEREOF.

 

[The
remainder of this page has been left blank intentionally]

 

    B-3

     

    

 

IN
WITNESS WHEREOF, this Bill of Sale – Assignment and Assumption Agreement has been duly executed and delivered by a duly
authorized officer of each of the parties hereto as of the date first above written.

 

	 	ASSIGNOR:
	 	 
	 	WELLFOUNT, CORPORATION
	 	 	 
	 	By:	 
	 	Name: 	Eric Orme
	 	Title:	Chief Executive Officer

 

	 	Notice
    to Seller:	Wellfount,
    Corporation
	 	 	5751 W. 73rd
    St.
	 	 	Indianapolis, IN
    46278
	 	 	E-mail: eorme@wellfount.com
	 	 	Attention: Eric
    Orme

 

	 	with
    a copy to:	Taft,
    Stettinius & Hollister, LLC
	 	 	One Indiana Square,
    Suite 3500 Indianapolis, IN 46204
	 	 	E-mail: jkirk@taftlaw.com
    
	 	 	Attention: Jeff
    Kirk

 

 

 

 

 

 

 

 

 

 

 

[Signature
Page to Bill of Sale – Assignment and Assumption Agreement]

 

    B-4

     

    

 

	 	ASSIGNEE:
	 	 
	 	RUBICON DTP LLC
	 	 
	 	By:	          
	 	Name: 	 
	 	Title:	 

 

	 	Notice to Buyer:	                    
	 	 	 
	 	 	E-mail:	                 
	 	 	Attention: 	 
	 	 
	 	with a copy to:	 
	 	 	 
	 	 	E-mail:	 
	 	 	Attention:	 

 

 

 

 

 

 

 

[Signature
Page to Bill of Sale – Assignment and Assumption Agreement]

 

    B-5

     

    

 

EXHIBIT
C

FORM
OF INTELLECTUAL PROPERTY ASSIGNMENT AGREEMENT

 

See
attached.

 

    C-1

     

    

 

TRADEMARK
ASSIGNMENT

 

This
Trademark Assignment (this “Trademark Assignment”) is effective as of May ___, 2019 and is between Wellfount,
Corporation, a Delaware corporation (the “Assignor”) and Rubicon DTP, LLC, a Delaware limited liability company
(the “Assignee”).

 

RECITALS

 

A.
The Assignor is the owner of the trademarks set forth on Schedule A hereto, together with the goodwill of the business
associated therewith (collectively referred to as the “Marks”);

 

B.
Pursuant to the terms of that certain Asset Purchase Agreement dated as of the date hereof by and among the Assignor, the Assignee
and certain other parties thereto (the “Purchase Agreement”), the Assignor has agreed to transfer all of its
right, title and interest in and to the Marks to the Assignee;

 

C.
In connection with the Purchase Agreement, the Assignor has agreed to transfer substantially all of the assets of the business
to which the Marks relate, and that such business is ongoing; and

 

D.
The Assignor desires to assign all of its right, title and interest in and to the Marks to the Assignee and the Assignee desires
to acquire the Marks.

 

AGREEMENTS

 

For
the good and valuable consideration set forth in the Purchase Agreement, the receipt and sufficiency of which is hereby acknowledged,
the Assignor and the Assignee hereby agree as follows:

 

1.
The Assignor does hereby sell, assign, transfer, covey and deliver to the Assignee, its successors and permitted assigns, all
of the Assignor’s right, title and interest, in and to the Marks, and all of the goodwill of the business associated with
the Marks, together with that portion of Assignor’s business to which the Marks pertain, and all registrations and pending
applications for the Marks, any renewals of the registrations, in all countries throughout the world, for the Assignee’s
own use and enjoyment, and for the use and enjoyment of the Assignee’s successors, assigns or other legal representatives,
as fully and entirely as the same would have been held and enjoyed by the Assignor if this Trademark Assignment had not been made
together with all causes of action for any and all previously occurring infringement of the rights being assigned and the right
to receive and retain the proceeds relating to those infringements.

 

2.
The Assignor hereby requests the Commissioner for Trademarks at the United States Patent and Trademark Office (the “Commissioner”),
as well as his or her counterparts at the corresponding entities or agencies in any country or jurisdiction that may exercise
authority over any of the Marks, to issue any and all trademark registrations resulting from applications among the Marks or derived
therefrom to the Assignee as assignee of the entire interest therein.

 

    C-2

     

    

 

3.
This Trademark Assignment is in all respects subject to the provisions of the Purchase Agreement and is not intended in any way
to supersede, limit, qualify or expand any provision of the Purchase Agreement.

 

4.
Upon reasonable request by the Assignee, the Assignor will execute further papers (including, without limitation, the execution
and delivery of any and all affidavits, declarations, oaths, samples, exhibits, specimens, assignments, powers of attorney or
other documentation) and to do such other acts as may be necessary or reasonably requested by the Assignee. Assignor hereby authorizes
Assignee, and does hereby make, constitute and appoint Assignee, and its officers, agents, successors and assigns with full power
of substitution as the Assignor’s true and lawful attorney-in-fact, with power, in Assignee’s own name or the name
of Assignor, to execute any such further papers.

 

5.
This Trademark Assignment may be executed in any number of counterparts (including by means of facsimile and electronically transmitted
portable document format (pdf) signature pages), each of which shall be an original but all of which together shall constitute
one and the same instrument.

 

6.
This Trademark Assignment shall be governed by and construed in accordance with the domestic laws of the State of Indiana without
giving effect to any choice or conflict of law provision or rule (whether of the State of Indiana or any other jurisdiction) that
would cause the application of the laws of any jurisdiction other than the State of Indiana.

 

7.
No amendment of any provision of this Trademark Assignment shall be valid unless the same shall be in writing and signed by the
Assignor and the Assignee. No waiver by any party of any provision of this Trademark Assignment or any default or breach of covenant
hereunder, whether intentional or not, shall be valid unless the same shall be in writing and signed by the party against whom
the waiver is to be effective nor shall such waiver be deemed to extend to any prior or subsequent default or breach of covenant
hereunder or affect in any way any rights arising by virtue of any prior or subsequent such occurrence.

 

8.
This Trademark Assignment shall be binding upon, and shall inure to the benefit of, the parties hereto and their respective successors
and assigns.

 

*          *          *

 

    C-3

     

    

 

IN
WITNESS WHEREOF, the Assignor and the Assignee have caused this Trademark Assignment to be executed as of the date first set
forth above.

 

	ASSIGNOR:	 	ASSIGNEE:
	 	 	 
	Wellfount, Corporation	 	Rubicon DTP, LLC
	 	 	 	 
	 	 	 	 
	By:	 	 	By:	                
	Name: 	Eric Orme	 	Name: 	 
	Its: 	Chief Executive Officer	 	Its:	 

 

	Address for Notices:	 	Address for Notices:
	 	 	 
	Wellfount, Corporation	 	 
	Attn: Eric Orme	 	 
	5751 W. 73rd St.	 	 
	Indianapolis, IN 46278	 	Email: 	               
	Email: eorme@wellfount.com	 	 	 

 

	with a copy to:	 	With a copy to:
	 	 	 
	Taft, Stettinius & Hollister, LLC	 	 
	One Indiana Square, Suite 3500	 	 
	Indianapolis, IN 46204	 	 
	E-mail:
    jkirk@taftlaw.com	 	Email: 	             
	Attention:
    Jeff Kirk	 	 	 

 

    C-4

     

    

 

Schedule
A

 

	Mark	 	Serial
    No.	 	Application
    Date	 	Status
	CONNECT-TED	 	87221347	 	Oct.
    31, 2016	 	Notice
    of Allowance Granted
	DELIVER-TED	 	87221357	 	Oct.
    31, 2016	 	Notice
    of Allowance Granted

 

    C-5

     

    

 

EXHIBIT
D

NON-COMPETITION
AGREEMENT

 

See
attached.

 

    D-1

     

    

 

NON-COMPETE
AGREEMENT

 

THIS
NON-COMPETE AGREEMENT (this “Agreement”) is made, executed and entered into effective as of May__, 2019 (the “Effective
Date”), by and between Eric Orme, an Indiana resident (“Orme”), and Rubicon DTP, LLC, a Delaware limited liability
company (“Rubicon”) (collectively referred to herein as “Parties” and individually as a “Party”).

 

Whereas,
Rubicon is purchasing certain assets from Wellfount, Corporation, a Delaware corporation (“Wellfount”), pursuant to
an Asset Purchase Agreement dated on even date herewith (“Purchase Agreement”);

 

Whereas,
Orme is the Chief Executive Officer of Wellfount;

 

Whereas,
the Purchase Agreement obligates Wellfount to cause Orme to execute and deliver this Agreement to Rubicon, and Rubicon would be
unwilling to consummate the Purchase Agreement without this Agreement being executed and delivered; and

 

Whereas,
all capitalized terms herein shall have the same meaning as defined in the Purchase Agreement.

 

NOW,
THEREFORE, as a material inducement to Rubicon to purchase the assets of Wellfount as provided in the Purchase Agreement, in consideration
of the mutual promises and covenants contained herein and other good and valuable consideration, the receipt and adequacy of which
are hereby acknowledged, the Parties agree as follows:

 

1.
Non-Solicitation. For a period of three (3) years from the Effective Date, Orme agrees not to directly, indirectly, or
in any manner, in any capacity, whether as an employee, owner, consultant, agent, volunteer or otherwise, solicit the discharge
medication and direct to patient pharmacy services business of any of Rubicon’s customers.

 

2.
Non-Compete. For a period of three (3) years from the Effective Date, Orme agrees not to directly, indirectly, or in any
manner own, operate, or assist, in any capacity, whether as an employee, owner, consultant, agent, volunteer or otherwise, any
discharge medication program or direct to patient pharmacy services to any long-term care facility or assisted living facility.

 

3.
Reduction in Effects of Agreement. If any of the provisions or covenants contained in this Agreement are hereafter construed
by any tribunal of appropriate jurisdiction to be invalid or unenforceable, in any jurisdiction, the same shall not affect the
remainder of the provisions of this Agreement or the enforceability of such remainder of the provisions of this Agreement, or
the enforceability of the entirety of this Agreement in any other jurisdiction. If any of the provisions or covenants contained
in this Agreement are held to be unenforceable, in any jurisdiction, because of the duration or geographical scope thereof, then
the Parties agree that the tribunal making such determination shall reduce the duration or geographical scope of such provision
or covenant, and that, in its reduced form, such provision or covenant shall be enforceable; provided, that the determination
of such tribunal shall not affect the enforceability of any provisions of this Agreement in any other jurisdiction.

 

    D-2

     

    

 

4.
Indiana Law. This Agreement constitutes an Indiana contract and shall be construed and enforced in accordance with the
laws of the State of Indiana.

 

5.
Venue and Jurisdiction. The Parties to this Agreement consent and agree that the exclusive venue and jurisdiction for all
legal proceedings with respect to this Agreement and the enforcement of this Agreement shall be in the courts located in Marion
County, Indiana. Any judgment of such court shall automatically be enforceable in any other state or jurisdiction.

 

6.
No Waiver. No term or condition of this Agreement shall be deemed to have been waived, nor shall there be any estoppel
against the enforcement of any of the provisions of this Agreement, except by way of a written instrument of the Party charged
with such waiver or estoppel. No such written waiver or document providing such estoppel shall be deemed to be a continuing waiver
or to provide a continuing estoppel against the enforcement of any of the provisions of this Agreement unless so stated in the
written document. Any such waiver shall operate only as to the specific term or condition waived and shall not constitute a waiver
of such term or condition for the future or as to any other act other than as specifically waived in writing by the document containing
the waiver.

 

7.
Adequate Consideration. Orme acknowledges that he has fully read this Agreement and fully understands this Agreement and
its implications and has had this Agreement and all of its implications explained to him by an attorney selected by him. Orme
further agrees that the payment of the Purchase Price provided for by the Purchase Agreement, provides more than fair and adequate
consideration for the agreements made by him by way of this Agreement.

 

8.
No Compulsion. Orme acknowledges, understands and agrees that he is under no compulsion to enter into this Agreement but
that Rubicon would be unwilling to pay the Purchase Price provided for by the Purchase Agreement in the absence of this Agreement.

 

9.
Attorney’s Fees. If either Party to this Agreement shall seek to enforce, by legal or equitable proceedings, against
the other Party to this Agreement, this Agreement or any rights, duties or obligations arising under this Agreement, or any claim
for damages for breach of this Agreement, then the prevailing Party in such proceedings (whether such prevailing Party is the
plaintiff or defendant and whether such Party prevails in full or substantially as to the relief sought or opposed by such Party)
shall recover from the other Party to such proceedings, in addition to all other sums and remedies to which such prevailing Party
would otherwise be entitled, all of such prevailing Party’s reasonable costs, expenses and attorney’s fees incurred
in such proceedings and in the preparation for and bringing of and in the defense or prosecution of such proceedings, and shall
have judgment therefor in addition to judgment for all other sums and remedies to which such prevailing Party would otherwise
be entitled.

 

    D-3

     

    

 

10.
Specifically Enforceable. Orme acknowledges that a breach or threatened breach by him of this Agreement or any of the provisions
of this Agreement will result in or could result in substantial and continuing injury to Rubicon, for which there would be no
adequate remedy at law, and that the damages that would result from a failure by him or threatened failure by him to comply with
any of the provisions of this Agreement would be substantial, but that the amount of such damages might be difficult, if not impossible,
to ascertain. Therefore, Orme agrees that if he fails to comply with, or threatens to fail to comply with any of the provisions
of this Agreement, then Rubicon shall be entitled to such injunctive and other relief, including temporary restraining orders
and preliminary injunctions, all without the necessity of posting a bond, as may be necessary or appropriate to cause Orme to
comply with the provisions of this Agreement. Such injunctive relief shall be in addition to any right to damages to which Rubicon
would be entitled.

 

11. Expiration
at End of Restricted Term/Extension of Restricted Term. All of the restrictions and obligations imposed upon Orme
pursuant to paragraph 1 or paragraph 2 of this Agreement shall expire three (3) years from the Effective Date, without
the need for any action by any party to this Agreement or any third party; provided, however, if Orme shall breach or
threaten to breach any of the provisions of either paragraph 1 or paragraph 2 of this Agreement, then the period of time
binding Orme under this Agreement shall be tolled from the commencement of such breach or threatened breach until cured by
Orme.

 

[Signature
pages follow]

 

    D-4

     

    

 

IN
WITNESS WHEREOF, the Parties hereto have executed this Agreement on the date hereinabove set forth.

 

	RUBICON:	 	ORME:
	 	 	 
	Rubicon DTP, LLC	 	 
	 	 	 
	By:	                	 	 
	Name: 	 	 	Eric Orme 
	Title:	 	 	 

 

 

D-5

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