Document:

This CONSULTING
AGREEMENT (“Agreement”) is made and entered into as of March 25, 2015 (the “Effective Date”),
by and between Morningstar Services with an address of 2967 Michelson #G169, Irvine, CA 92612 and REGULUS Corporation,
a Florida Corporation (Consultant) with an address of 423 Main Street, 2nd Floor, Rockland, ME 04841.

 

WHEREAS,
the Company desires to engage Consultant, on a non-exclusive basis, as a consultant and Consultant desires
to accept this engagement upon the terms and conditions set forth in this Agreement.

 

NOW,
THEREFORE, in consideration of the mutual terms and covenants contained herein, and for other good and valuable consideration,
the receipt and sufficiency of which is hereby acknowledged, the parties agree as follows:

 

		1.	Services To Be Rendered. Consultant will on a best efforts basis render the
following services to the Company during the Consulting Period (as defined below):

		(a)	Consulting Services. Consultant will provide
independent strategic advisory and consulting services and advice pertaining to the Company’s Business Development
as the Company may reasonably request from time to time as stated herein. The purpose of the representation contemplated
herein is to provide corporate strategy, management, restructure and related consulting services with respect to the preparation
and filing of a Form 10 filing and public listing for the Client or its nominee.

                                           
i.            Consultant agrees,
to the extent reasonably required in the conduct of the business of Company, to place at the disposal of Company
its judgment and experience and to provide business development services to the Company;

                                         
ii.            To
represent the Company, on a best efforts basis, in connection with arranging
financing as may be appropriate;

                                       
iii.            The development
of new clients in the afore-stated field, including discussion of terms and conditions with actual or potential clients, but with
the exception of the signing of any contractual undertaking in that respect, unless specifically authorized by the Company.

                                       
iv.            Assist the Company
and its legal and accounting advisors in collecting and/or preparing documents necessary to present to potential Clients and/or
Investors and allow them to conduct due diligence, it being understood that Consultant will rely entirely without investigation
upon information provided to it by the Company’s officers, directors, auditors and counsel.

                                         
v.            Assist the company
in the formation of supplementary Limited Partnerships

 

		(b)	Deliverables:

                                           
i.            Professional
Business Plan; (2) Effective Form 10 Registration or equivalent S1and (3) 506(c) Private Placement Offering
Memorandum (4) Direct Public Offering (DPO) marketing services.

                                         
ii.            The Company
must provide an audit. From a compliance standpoint, you do need an audit. We work with two (2) auditors that have
similarly competitive rates for S-1 work. While every situation is different, it’s not uncommon for audits in the $1,500-$2,000
range. Our fee does not include the audit.

                                       
iii.            Compliance:
The Company is responsible to pay for (1) OTCIQ. The initial fee is $12,500 ($2,500 setup fee) then $10,000 annually, and (2) BlueSky
Services which is quoted on a per-transaction basis.

                                       
iv.            Transfer
Agent: Through an existing relationship we can offer a transfer agent, EDGAR agent, for free for the first six months
to eligible clients.

                                         
v.            Documentation:
The Issuer will prepare initial drafts of definitive legal documentation for review and comment by the Purchaser’s. The definitive
documentation will consist of a note purchase agreement with attached forms of the note[s] and security agreement to be executed
on closing.

                                       
vi.            Effective
Date: The date, declared by the Securities & Exchange Commission (SEC), on which shares of the company can start
trading. This usually refers to the date when shares become available for sale.

 

		(c)	Investor Relations. Consultant may arrange meetings between representatives
of the Company and individuals, and financing institutions in the investment community, such as securities analysts, portfolio
managers, market makers, broker/dealers, and individual investors (collectively “Investors”). During initial discussions,
Consultant is authorized to disclose the name of Company and other pertinent information approved by Company,
in advance of disclosure, to an approved Investor. Based on an expression of interest in further discussions by Investor, Consultant
will introduce Company to Investor. The Company and Investor may then discuss and negotiate the terms of a potential
transaction.

 

		(d)	Procedure. The following procedure shall be followed as to identifying and
introducing potential investments, clients and investors to the Company. First, Consultant will inform the Company
of the identity of the proposed Investor in writing (email is acceptable). If the proposed Investor is acceptable to the Company
and has not been previously introduced to the Company, the Company will promptly so notify Consultant in writing
(email is acceptable). Potential acquisitions and investors will be asked to execute the Company’s Confidentiality
Agreement. Thereafter Consultant will be protected as to a consultant fee resulting from Consultant’s identification
of such party or parties if such transaction is consummated during the term hereof.

 

		2.	Performance of Consultant.

 

		a.	Professional Standards.  All work done by Consultant pursuant to this
Agreement will be of the highest professional standards and performed to the Company’s satisfaction.

 

		b.	Compliance. Consultant will comply with all applicable laws, regulations,
and orders pertaining to the performance of this Agreement and the achievement of its purposes.

 

		c.	Best Efforts Basis. Consultant will, at all times, faithfully and in
a professional manner perform all of the duties that may be reasonably required of, and from, the Consultant pursuant to
the terms of this Agreement. Consultant does not guarantee that its efforts will have any impact upon the Company’s
business or that there will be any specific result or improvement from the Consultant's efforts.

 

		d.	Acting Only as a Consultant. It is acknowledged that Consultant’s
position in any proposed transaction is that of a consultant, and that Consultant is not licensed as a securities or
real estate dealer or broker. Consultant shall specifically not provide any of the following services to the Company:
(i) negotiating for the sale of any of the Company’s securities; (ii) effectuating sales of any of the Company’s
securities for the account of others; (iii) discussing details of the nature of the securities sold or whether recommendations
were made concerning the sale of the securities; (iv) providing advice relating to the valuation of or the financial advisability
of any investments in the Company; or (v) handling any funds or securities on behalf of the Company or the Investor
or to perform any act which would require Consultant to be licensed as a securities, commodity and/or real estate broker
or dealer.

 

		3.	Indemnification of Consultant of the Company. The Company acknowledges that the Consultant
relies on information provided by the Company in connection with the provisions of Services hereunder and represents that said
information does not contain any untrue statement of a material fact or omit to state any material fact necessary to make the statements
made, in light of the circumstances in which they were made, not misleading, and agrees to hold harmless and not indemnify the
Consultant for claims against the Consultant as a result of any breach of such representation and for any claims relating to the
purchase and/or sale of the Company’s securities occurring out of or in connection with the Consultant’s relationship
with the Company including, without limitation, reasonable attorney’s fees and other costs arising out of any such claims;
provided, however, that the Company will not be liable in any such case for losses, claims, damages, liabilities or expenses that
arise from the negligence or willful misconduct of Consultant.

		4.	Mutual Indemnification for Securities Law Violations. The Client and Consultant
mutually agree to indemnify and hold one another harmless, including and each officer, director and controlling person against
any losses, claims, damages, liabilities and/or expenses (including any legal or other expenses reasonably incurred in investigating
or defending any action or claim in respect thereof) to which either party or such officer, director or controlling person may
become subject under the Securities Act of 1933, as amended, or the Securities Exchange Act of 1934, as amended, or the Financial
Services Authority (FSA); or the Financial Services and Markets Act of 2000 (FSMA) because of actions of the other party or its
agent(s). The Consultant is not FINRA licensed but is acting in a capacity as a private investment banker and consultant.

 

		5.	Consulting Period. This Agreement is for the period commencing on the Effective Date
and ending April 1, 2016 (the “Consultation Period”), unless sooner terminated in accordance with the provisions of
this Agreement. The consulting period will be extended at the sole discretion of the Company.

 

		6.	Compensation and Expenses.

 

		(a)	Seventy five thousand dollars ($75,000)broken down as follows: $37,500 in
cash in four installments; (a) $17,500 upon engagement; (b) $20K at $5,000 per month for four months, and (c) $37,500 in company
stock at 50% of the IPO price (e.g, $1.00 per share sale price = $0.50 per share, and thus 75,000 shares)

 

		(b)	For services to be rendered by the Consultant hereunder. Consultant
shall be entitled to payments of ten thousand dollars ($10,000.00) per month starting after the effective date of a successful
filing of a Form 10 and for twelve consecutive months thereafter, date of effective registration to be made an amendment to this
agreement.

 

		(c)	Expenses. Prior to any travel or other expenses, Consultant shall submit
to the Company in writing an estimate and purpose of the travel for the Company’s approval.
Upon presentation of receipts or payment vouchers, pay for, or reimburse the Consultant for, all reasonable and necessary
expenses preapproved by the Company which the Consultant has incurred
in the performance of his duties hereunder. All travel arrangements including air fares and hotel reservations will be handled
by the Company. Expenses shall be paid to Consultant within 15 days after expense report is presented to the
Company with all accompanying receipts.

 

		(d)	Default Interest Rate. For any unpaid balance per 1.(a) remaining unpaid during
the consulting period interest of ten percent (10%) annually will be charged and accrued.

 

		7.	Proprietary Information.

 

		(a)	Definition. “Proprietary Information” means any and all
information of a confidential, proprietary, or secret nature which is or may be either applicable to, or related in any way to
(1) the business, present or future, of the Company or its affiliates, (2) the research and development or investigations
of the Company or any of its affiliates or (3) the business of any customer of the Company or of any of its affiliates.
Proprietary Information includes, for example and without limitation, trade secrets, processes, formulas, data, know-how, improvements,
inventions, techniques, marketing plans, software and strategies, and information concerning the Company and its affiliates’
customers or vendors.

 

		(b)	Proprietary Information. Proprietary Information is a special, valuable, and
unique asset of the Company, and Consultant will, during the term of this Agreement and thereafter for a period of
two years subsequent to termination of this Agreement, keep in confidence and trust all Proprietary Information. During the Consulting
Period of this Agreement and thereafter, Consultant will not directly or indirectly use Proprietary Information other than
in the course of performing its duties to the Company and will not directly or indirectly disclose any Proprietary Information
or anything relating thereto to any person or entity, except in the course of performing its duties under this Agreement and then
only with the consent of the Company. Consultant will abide by the Company’s policies and regulations, as established
from time to time, for the protection of Proprietary Information.

 

		(c)	Disclosures. If Consultant becomes legally obligated to disclose any
Proprietary Information, Consultant must give the Company prompt notice of such fact before such disclosure. The
Company will obtain a protective order or other appropriate remedy concerning any such disclosure or waive Consultant’s
compliance with the applicable provisions of this Agreement. Consultant must cooperate fully with the Company
in connection with the Company’s efforts to obtain a protective order or other appropriate remedy. In the event the
Company is unable to obtain a protective order or other appropriate remedy with respect to the Proprietary Information or
has not responded to Consultant's notice before the required disclosure, Consultant will be deemed to have complied
with its obligations under this Section 5. When making any disclosure of Proprietary Information, Consultant must use its
best efforts to have all Proprietary Information treated confidentially.

 

6.                 
Term and Termination. Unless earlier terminated as provided below, the term of this Agreement shall commence
March 26, 2015 and shall continue until April 1, 2016. At the end of the term, the Agreement shall automatically continue in perpetuity
until terminated by either party on at least forty-five (45) days prior notice. Manufacturer may terminate this Agreement upon
notice to Distributor, upon any of the following events:

                                                             
i.      failure of Consultant to fulfill or perform any one
of the duties, obligations or responsibilities in this Agreement, which failure is not cured with thirty (30) days’ notice
from Company;

                                                           
ii.      any assignment or attempted assignment by Company
of any interest in this agreement or delegation of Consultants obligations without Company’s written consent;

                                                         
iii.      any sale, transfer or relinquishment, voluntary or
involuntary, by operation of law or otherwise, of any material interest in the direct or indirect ownership or any change in the
management of Consultant;

                                                         
iv.      failure of Consultant for any reason to function in
the ordinary course of business; or

 

7.                 
Return of Materials at Termination. Consultant must, upon termination of this Agreement for any reason,
promptly deliver to the Company, or any affiliate designated by the Company, all lists, books, records, sales materials
and other documents and data, including computer files, discs, memory, print-outs and other information, including all copies thereof,
pertaining to the business of the Company, whether prepared by the Company or Consultant all of which Consultant
acknowledges are owned by the Company. Consultant must not take any documents or data, or any reproduction or excerpt
of any documents or data, containing or pertaining to any Proprietary Information upon termination of this Agreement.

 

8.                 
Binding Arbitration and Governing Law. Any and all disputes, controversies or claims (including any and all disputes,
controversies, and claims between the Parties after Closing) arising out of or relating to this Agreement, or the making, performance,
or interpretation thereof, including the issues of fraud, misrepresentation, rescission, reformation, revocation, or novation,
shall be fully and finally settled by binding arbitration in accordance with the Commercial Rules of the American Arbitration Association,
then existing. The arbitration shall take place in Florida and judgment on the arbitration award may be entered in any Court having
jurisdiction over the subject matter of the controversy. The arbitrator(s) in deciding the case shall apply the commercial law
of the State of California without regard to the doctrine of conflicts of law or inconvenient forum. The obligation of the Parties
to submit to binding arbitration is their sole and exclusive remedy at law or equity and this obligation shall survive the Closing
and termination of this Agreement.

The arbitral award shall
be in writing, state the reasons for the award, and be final and binding on the parties. The award shall include an award of costs,
including reasonable attorneys’ fees and disbursements. Judgment upon the award may be entered into by any court having jurisdiction
thereof or having jurisdiction over the relevant party or its assets. A request for interim measures, including injunctive relief
and prejudgment attachments or garnishments, by a party to a court shall not be deemed incompatible with, or a waiver of this agreement
to arbitrate.

 

9.                 
Status. Consultant’s status under this Agreement is that of an Independent Contractor and Consulting
Company (independent contractor) and not that of an agent or employee. Consultant is not authorized to assume or create
any obligation or responsibility, express or implied, on behalf of, or in the name of, the Company or to bind the Company
in any manner. CONSULTANT IS SOLELY RESPONSIBLE FOR THE PAYMENT OF ALL FEDERAL AND STATE TAXES DERIVED FROM SERVICES PAID
BY COMPANY AS A RESULT OF THIS AGREEMENT.

 

10.             
Assignment. Consultant’s services under this Agreement are unique and personal. Accordingly, Consultant
may not assign any of his rights or delegate any of his duties or obligations under this Agreement, without the prior written consent
of the Company. The rights and obligations of the Company under this Agreement will inure to the benefit of and will
be binding upon the Company’s successors and assigns, whether by merger, consolidation or otherwise.

 

11.             
General.

 

		(a)	Entire Agreement. This Agreement constitutes the entire agreement between
the parties hereto relating to the subject matter hereof, and supersedes and replaces all prior writings, discussions and rights
relating thereto; and no obligation of any kind relating thereto is assumed by or implied against either party hereto except for
those obligations expressly stated herein and those imposed by common law. This Agreement may only be amended by a written instrument
signed by the parties hereto.

 

		(b)	Choice of Law. This Agreement shall be construed in accordance with the laws
of the State of Florida without and application of the principles of conflicts of laws. If it becomes necessary for any party to
institute legal action to enforce the terms and conditions of this Agreement, and such legal action results in a final judgment
in favor of such party ("Prevailing Party"), then the party or parties against whom said final judgment is obtained shall
reimburse the Prevailing Party for all direct, indirect or incidental expenses incurred, including, but not limited to, all attorney's
fees, court costs and other expenses incurred throughout all negotiations, trials or appeals undertaken in order to enforce the
Prevailing Party's rights hereunder. Any suit, action, or proceeding with respect to this Agreement shall be brought in the state
courts located in Orange County Florida. The parties hereto hereby accept the exclusive jurisdiction and venue of those courts
for the purpose of any such suit, action, or proceeding. The parties hereto hereby irrevocably waive, to the fullest extent permitted
by law, any objection that any of them may now or hereafter have to the laying of venue of any suit, action or proceeding arising
out of or relating to this Agreement or any judgment entered by any court in respect thereof brought in Pinellas County Florida,
and hereby further irrevocably waive any claim that any suit, action or proceeding brought in Pinellas County Florida, has been
brought in an inconvenient forum.

 

		(c)	Judicial Proceedings and Delays. The parties shall notify in writing to each
other their intent to institute judicial proceedings and provide a detailed statement of the causes of action or reasons for such
suit. Upon receipt of such notice, the recipient shall have twenty (20) days to respond to the statement. If the response is unsatisfactory,
the parties shall attend mandatory mediation previous filing a lawsuit. This condition precedent shall not be waived or forfeited
by either party unless one year has elapsed from the day of the written notice. A statement from a certified mediator declaring
impasse shall be necessary to file a lawsuit. For any other rights or obligations, delay or failure to exercise any right or remedy
hereunder will not impair such right or remedy or be construed as a waiver thereof or as acquiescence in breach of this Agreement.
Any single or partial exercise of any right or remedy will not preclude any other or further exercise thereof or the exercise of
any other right or remedy.

 

		(d)	Notices. Any notice required or permitted under this Agreement will be in
writing and will be deemed given when mailed by United States certified or registered mail, return receipt requested, or when deposited
with a national overnight or two-day delivery service, provided such service has a confirmation/tracking system to confirm deliveries,
to the address indicated in this Agreement.

 

		(e)	Counterparts. This Agreement may be executed via facsimile and in counterparts,
each of which is deemed an original, and any party hereto may execute any such counterpart, all of which, when taken together,
constitute one and the same instrument.

 

		(f)	Costs. All of the Company’s costs, including legal fees, are
for the account of the Company, and in no event shall be the responsibility of the Consultant. All of the Consultant’s
costs, other than those previously approved in writing by the Company, shall be the responsibility of the Consultant
and in no event shall be the responsibility of the Company.

 

		(g)	Severability. In the event of the invalidity or unenforceability of any one
or more of the provisions of this Agreement, such illegal or unenforceable provisions shall be severed and shall not affect the
validity or enforceability of the other provisions hereof, and such other provisions shall be deemed to remain in full force and
effect.

 

		(h)	Further Assurance. The parties shall at their own cost and expense execute
and deliver such further documents and instruments and shall take such other actions as may be reasonably required or appropriate
to carry out the intent and purposes of this Agreement.

 

		(i)	Fair Meaning. This Agreement shall be construed in accordance with its fair
meaning and not for or against either party on account of which party drafted this Agreement.

 

		(j)	Legal Representation. Each party has been represented by independent legal
counsel in connection with this Agreement, or each has had the opportunity to obtain independent legal counsel and has waived such
right.

 

		(k)	Ability to Enter into Agreement.  The parties represent that they are legally
able to enter into this agreement and no legal or judicial impediment exists including but not limited to regulatory constraints
or court orders. The parties represent that their respective corporations or companies or the business entity doing business hereunder
is in good standing with the state of incorporation or formation.

 

12.             
Good faith and fair dealing. The Parties
agree this Agreement imposes an implied duty of good faith and fair dealing on all the respective obligations of the Parties.

 

IN
WITNESS HEREOF, the parties hereto, with full power and authority, have executed this Agreement as of the year and date
first above written.

 

 

CONSULTANTCOMPANY

 

REGULUS
CorporationMorningstar Services

 

 

 

 

By: ______________________By:
__________________________

David F. Emery,
PresidentBrian Jue, PresidentAGREEMENT OF LEASE

 

THIS LEASE from 421
Maine, LLC, a duly organized Maine Limited Liability Company, of Camden, Maine (hereinafter “Lessor”), made as
of 31 March 2015, to Regulus Corporation, (Regulus), a duly organized Florida Corporation (hereinafter “Lessee”).

 

WITNESSETH THAT:

 

1.Description: The Lessor hereby leases to the
Lessee, subject to the terms and provisions hereinafter set forth, the second floor office space situated within the premises at
423 Main Street, Rockland, Maine (hereinafter “Premises”).

 

2.Base Term: To have and to hold the Premises for
the term of one (1) year commencing on the first day of April, 2015, and ending on March 31, 2016.

 

3.Yielding and Paying: The Lessee agrees to pay
Rent during the Base Term at the monthly rate of FIVE HUNDRED TEN ($510.00)DOLLARS per month. Payment shall be made in advance,
payable on the first day of each month.

 

A Security Deposit of FIVE HUNDRED TEN ($510.00)
DOLLARS shall be payable on or before April 1, 2015. This is not to be considered as rent, but shall be returned to the Lessee
upon its vacating the Premises, in full accordance with the terms and conditions of this Agreement of Lease. Said Security Deposit
shall be returned to Lessee at the time of lease termination with any pro-rations for damages or repairs or other unpaid bills
which may become the liability of Lessor taken from said Security Deposit before returning that balance to the Lessee. Lessor shall
have up to thirty (30) days to release said funds from the time of the termination of the lease to the Lessee.

 

The Lessor shall promptly pay when due all
charges, separately metered, for heat, electricity, gas or other public utilities furnished to or used on the Premises. Lessor
shall be responsible for water and sewer charges furnished to or used on the Premises.

 

    	 

    	 

    

 

4.Lessee's and Lessor's Tax and Upkeep Obligations:

 

		(a)	Lessor’s Obligations - Lessor shall maintain and insure the building structure and building exterior and pay all
property taxes on the building. Lessor shall also pay the costs of wastewater and water. Lessor shall keep clear from snow and
ice the front and rear entrances to the building. Lessor shall keep all parts of the common interior (stairways, hallways, lighting,
etc.) in good order and condition. Lessor shall maintain and repair all plumbing, cooling, and heating pipes and fixtures within
the building, unless such repairs are necessitated by the negligence of the Lessee, its guests and/or invitees.

 

		(b)	Lessee's Repair Obligations - The Lessee shall take good care of the Premises and make all repairs to the interior of
the Premises, necessitated by the negligent actions of the Lessee, its guests and/or invitees, and keep the same and all parts
thereof in good order and condition, suffering no waste or injury. The Lessee shall maintain the premises in accordance with Rockland
City Codes (fire and building). All refuse and garbage shall be regularly removed from the premises

 

(c)Lessee’s Other
Obligations - Lessee shall pay all service costs, including, but not limited to, telephone and cable, and shall have said services
registered in its own name. Additionally, the Lessee shall pay any installation or disconnect costs. The Lessee shall take no action
which may disrupt any utility services to the remainder of the building. Any such disruption shall be corrected at the Lessee’s
expense. The Lessee shall be provided with three copies of entrance keys and shall not make any more copies without the Lessor’s
permission. The Lessee agrees to reimburse the Lessor for any costs arising from lost or stolen keys. The Lessee agrees to insure
that the building is properly secured when leaving the building.

 

			The Lessee shall be solely responsible for the supplying of and attachment of any signage related to its occupancy. Any and
all signage and attachment hardware shall be in full compliance with all prevailing codes and ordinances and a valid permit (if
required) shall be obtained prior to the attachment at the sole expense of the Lessee. Sign placement shall be in such a location
as agreed upon by the Lessor and Lessee shall remove any and all signs and attachment hardware within fifteen (15) days of the
termination of the within Agreement of Lease.

 

5.Insurance:

 

		(a)	Lessee's Obligations - At all times subsequent to taking possession of the Premises, Lessee shall, at its sole cost
and expense, provide to the Lessor the following insurance coverage:

 

(i)Comprehensive and general,
public liability insurance against claims for personal injury, death or property damage occurring in connection with the use and
occupancy of the leased Premises or arising out of the improvement, repair or alteration of the leased Premises. The limits of
such insurance shall not be less than ONE MILLION DOLLARS ($1,000,000.00) per occurrence.

 

(ii)Insurance on all personal
property within the Premises against loss or damage by fire and against loss or damage by other risks shall be the sole expense
of the Lessee. All such personal property located upon the Premises shall be at the sole risk of the Lessee and the Lessor shall
not be liable for any damage which may be caused to the Premises or any personal property therein, by the bursting or leaking of
or condensation from any plumbing, cooling, or heating pipe or fixture or any other costs, unless Lessor has failed to promptly
take steps to repair the aforesaid pipes and fixtures after receiving written notification from the Lessee. Written notice can
include email and texts.

 

(b)Insureds - All insurance
required hereunder shall name as insureds the Lessor, his employees and agents.

 

(c)Loss Adjustments -
All policies shall expressly provide that any loss hereunder, including physical damage to the Premises, shall be adjusted with
Lessor.

 

(d)Waiver of Subrogation
- Each of the Lessor and Lessee, for itself and all parties claiming by, through or under it, hereby mutually releases and discharges
the other from all claims and liabilities arising from or caused by any hazard covered by insurance in connection with the demised
Premises or activities conducted on the demised Premises regardless of the cause for the damage or loss; provided, however, that
this release shall be valid and binding only in the event it is accepted by the insurance companies under the policies herein required.

 

(e)Evidence of Coverage
- The Lessee agrees to furnish the Lessor certificates of insurance coverage evidencing the performance of the insurance requirements
under the within Lease.

 

(f)Lessee’s Indemnity
of Lessor - Lessee agrees to hold Lessor harmless against any and all claims that may be made for damage to persons or property
by reason of or in any way arising out of or connected with the use and occupancy of the Premises, unless said damage is the direct
result of Lessor’s gross negligence.

 

6.Damage or Destruction:

 

(a)Termination Rights
- In the event that more than 25% of the gross operating floor area of the Premises is damaged, destroyed or rendered untenantable
by fire or other casualty, including, but not limited to, burst water pipes, Lessor or Lessee may elect to terminate this Lease
by giving notice one to the other of such election on or before the day which is thirty (30) days after such fire or other casualty,
stating the date of termination, which termination shall be not more than thirty (30) days nor less than twenty-one (21) days after
the date on which such notice of termination shall have been given, and upon the date specified in such notice this Lease and the
term hereof shall cease and expire.

 

(b)Abatement of Rent
- If, as a result of damage or destruction due to fire or the elements or casualty, including, but not limited to, burst water
pipes, or as a result of the exercise of the right of eminent domain, the whole or any part of the Premises shall become untenantable,
dangerous or unfit for the Lessee's use or the Lessee looses the use of all or any part hereof, rent shall abate justly during
the continuance of such condition, unless such damage or destruction is due to Lessee’s negligence or involves a condition
for which the Lessee has a duty to repair.

7.Rules, Ordinances and Regulations: The said Lessee
shall not cause or permit any waste or injury to said Premises and shall keep said Premises free from any and all objectionable
noises, odors, rubbish and debris inconsistent with the proper operation of the Lessee's usual business therein; and shall not
make or permit any improper, offensive, unlawful, or forbidden use thereof. Said Lessee shall comply with and observe all Statutes,
Ordinances, Regulations, Orders and/or Decrees of the Federal, State and City Governments, or any departments, bureaus, courts
or agencies thereof, in any way affecting the use, operation and maintenance of said demised Premises, whether now in force or
which may in the future be promulgated. The Lessee, in good faith, may contest by due legal proceedings the validity of any such
Statute, Ordinance, Regulation, Order or Decree and may refrain from compliance therewith during such contest, provided said Lessee
shall forever hold and keep the Lessor harmless and indemnified on account of any loss, cost, damage, injury or liability resulting
from the violation by the said Lessee of any such Statute, Ordinance, Regulation, Order or Decree.

 

8.Right to Sublease: Said Lessee shall not assign
this Lease nor underlet the whole or any part of the Premises without the consent in writing of the Lessor, first had and obtained;
provided, however, that such consent shall not be unreasonably withheld and provided further if such consent is given, the Lessee
shall nevertheless remain liable for the performance of all the terms, covenants and conditions of this Lease.

 

9.Lessee's Liability for all Personal Property:
It is hereby understood and expressly agreed that all merchandise, furniture and property of any kind, nature and description,
belonging to said Lessee or any person claiming by, through or under it which may be in, on or about said Premises during the continuance
of this Lease, or any extension or renewal thereof, is to be at the sole risk and hazard of said Lessee; no part of said loss or
damage is to be charged to or to be borne by the Lessor except in the case of Lessor's gross negligence.

 

10.Quiet Enjoyment: The said Lessee, paying rent
and performing the covenants and agreements on its part herein contained, may peacefully hold and enjoy said Premises during said
term or any renewal or extension thereof without any lawful let or hindrance by the Lessor, or any person claiming by, through
or under it.

 

11.Lessor's Right to Cure Default: If the Lessee
at any time or from time to time shall fail to perform any of the covenants, agreements or conditions on the part of the Lessee
to be performed hereunder, other than the payment of rent, and has failed to cure or remedy said breach within thirty (30) days
of written notice thereof given to it by the said Lessor, the Lessor may, but shall not be compelled to, pay such sum of money
as will effect performance and observance of the covenant, agreement or condition with respect to which such failure upon the part
of the Lessee has occurred, and in any and such events any sum or sums of money paid by the Lessor shall be added to the rent and
be deemed to be a part thereof and shall be payable forthwith as such to the Lessor.

 

12.Waiver: the failure of the Lessor to insist
in any one or more instances upon the strict and literal performance of any of the covenants, terms or conditions of this Lease,
or to exercise any option of the Lessor herein contained, shall not be construed as a waiver or a relinquishment for the future
of said covenant, term, condition or option, but the same shall continue to remain in full force and effect. The receipt by the
Lessor of rent with the knowledge of the breach of any covenant, term or condition thereof shall not be deemed to be a waiver of
such breach, and no waiver by the Lessor of any such covenant, term, condition or provision of this Lease or of the breach thereof
shall be deemed to have been made by the Lessor unless expressly acknowledged in writing by the Lessor over its signature. No surrender
of this Lease or the leasehold estate created hereby or of the demised Premises or of any residue of the term of this Lease therein
shall be effective unless the same has been accepted by the Lessor in writing.

 

13.Remedies of Lessor: It is expressly agreed that
in case of failure on the part of the Lessee to pay the rent within fifteen (15) days after the same shall become due, and all
other charges herein provided at the time when the same shall become due and payable (and it shall not be required that any demand
shall be made for the same); or in the case the Lessee shall neglect or fail to perform or observe any of the other covenants,
agreements or conditions imposed upon the Lessee by the Lease and fail to remedy and/or remove said breach within thirty (30) days
of the receipt of notice thereof from the Lessor; or, if by reason of the nature of such default it cannot be corrected within
said thirty (30) days, fail to commence to correct such default within said thirty (30) days and thereafter prosecute the correction
of the same with reasonable diligence; or in the event that said Lessee makes an assignment for the benefit of creditors, or is
adjudged a bankrupt; or a Debtor, Reorganiza-tion, Arrangement, or similar petition or proceedings be filed by or against the Lessee
under any Chapter or provision of the Federal Bankruptcy Act, so-called; or in the event a Temporary or Permanent Receiver is appointed
over the assets of said Lessee; or said Lessee's leasehold interest shall be attached or levied upon, (and such petition or proceeding
under the Federal Bankruptcy Act, or such Receivership Attachment, or Levy is not vacated and/or removed within thirty (30) days
thereafter; or if demised Premises shall be substantially deserted or vacated for a period of thirty (30) days or more; except
as a result of casualty, strike, act of God or other cause beyond the Lessee's control; than in any of the above cases it shall
be lawful for the Lessor thereupon, or at any time thereafter at its option, and notwithstanding any waiver of any prior breach
of any covenant, agreement or condition(s) either:

 

(a)to enter upon the Premises or any part thereof
in the name of the whole, and repossess the same as of its former estate, and to expel the Lessee and those claiming by, through
or under it, and remove its effects, (forcibly if necessary) without being guilty of any manner of trespass and without prejudice
to any other remedies which the Lessor may otherwise have or use, and upon entry as aforesaid, this lease shall terminate; or

 

(b)the Lessor may in any of the events aforesaid
at its option enter upon the demised Premises as the agent of the Lessee and if the Lessor shall so desire, expel the lessee and
those claiming under it, without being guilty of any manner of trespass, and may rent the demised Premises as such agent, applying
the proceeds of such rents on account of the rent and other payments due from the Lessee for any deficiency; and the Lessee covenants
with the Lessor that in case of either such entry as aforesaid during the residue of said term, it will indemnify the Lessor against
all loss of rents or other payments which it may incur by reason of such termination of the Lease or entry as agent aforesaid.

 

It is expressly understood and agreed that this Lease shall not
continue for the benefit of any attaching creditor, assignee for the benefit of creditors, Receiver or Trustee in Bankruptcy, or
any person upon or to whom the same might, except for this provision, devolve or pass by operation of law or otherwise, except
at the option of the Lessor.

 

14.Yielding Possession: The Lessee agrees at the
expiration of this Lease peaceably to yield up to the Lessor the Premises in good repair, unencumbered, clean and in good and tenantable
order and condition, reasonable wear and tear and damage by fire or water excepted.

15.Condemnation: If the whole of said demised Premises,
or so much thereof that the remainder cannot be economically operated as an office space, shall be taken or condemned by any competent
authority for any public or quasi-public use or purpose, then in that event, the term of this Lease shall case and terminate on
the date when possession shall be required for such use and purpose and the award received for said condemnation shall be allocated
equitably between the parties.

 

16.Notices: All notices and other communications
authorized or required hereunder shall be in writing and shall be given by mailing the same by certified or registered mail, return
receipt requested, postage prepaid. If given to the Lessee, the same shall be mailed to Lessee at c/o David F. Emery, Chief Operating
Officer, Regulus Corporation, P. O. Box 140, Tenants Harbor, ME 04860, or to such other person or at such other address as the
Lessee may hereafter designate by notice to the Lessor, and if given to the Lessor, the same shall be mailed to the Lessor at 109
Washington Street, Camden, ME 04843, or to such other address as the Lessor may hereafter designate by notice to the Lessee.

 

17.Captions: The captions inserted herein are merely
for the purpose of convenience and said captions shall not be considered as part of the substantive provisions of this Lease.

 

18.Improvements: Lessee shall make no improvements
to the leased Premises without first obtaining the prior written consent of Lessor as it relates to the interior and/or exterior
of the leased Premises. Such consent shall not be unreasonably withheld. All such alterations, additions, and/or improvements shall
be come the property of the Lessor at the termination of this Lease. Lessee shall promptly pay for all such improvements.

 

19.Indemnification: Lessee shall indemnify the
Lessor against all liabilities, claims, expenses, and/or losses incurred by the Lessor as a result of (a) failure by the Lessee
to perform any covenant or condition required to be performed by the Lessee hereunder; (b) any accident, injury or damage which
shall happen in or about the leased Premises or appurtenances, or the adjoining streets, sidewalks, decks, piers, etc., or resulting
from the condition, maintenance, or operation of the leased Premises or of the adjoining property, unless said accident, injury
or damage is the direct result of Lessor’s gross negligence; (c) failure to comply with any requirements of any governmental
authority; and (d) any mechanics' lien or security agreement filed against the leased Premises, any equipment

    	 

    	 

    

therein, or any materials used in the construction or alteration
of any building or improvement thereon.

 

20.All understandings and agreements heretofore had between
the parties hereto are merged in this Agreement of Lease, which alone fully and completely expresses their Agreement, and that
the same is entered into after full investigation, neither party relying upon any statements or representations not embodied in
this Agreement made by the other. This Agreement may not be changed or terminated orally, but only by a writing signed and acknowledged
by both Lessee and Lessor.

 

21.The interpretation and construction of the provisions
of this Agreement of Lease shall be governed by the laws of Maine and the courts situated in Knox County, Maine, shall have sole
jurisdiction and enforcement of the terms of this Agreement of Lease.

 

IN WITNESS WHEREOF, the said 421
Maine, LLC has caused this instrument to be sealed with its corporate seal and signed in its corporate name by Peter Masin-Peters,
its authorized Member, thereunto duly authorized, and the said Regulus Corporation has caused this instrument
to be sealed with its corporate seal and signed in its corporate name by Roy Y. Salisbury, its Chief Executive Officer, thereunto
duly authorized, this 31st day of March, 2015.

 

421 Maine, LLC, Lessor

 

 

 

 

Peter Masin-Peters, Member

 

 

    	 

    	 

    

Regulus Corporation, Lessee

 

 

 

 

			David F. Emery, Chief Executive Officer

 

 

STATE OF MAINE

COUNTY OF KNOX 31 March 2015

 

Personally appeared the above-named Peter
Masin-Peters in his capacity as Member of 421 Maine, LLC and acknowledged the above instrument to be his free
act and deed in his said capacity and the free act and deed of said Grantor Corporation.

 

Before me,

 

 

 

Printed Name: , Notary Public

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