Document:

ASSIGNMENT AND ASSUMPTION AGREEMENT

               ASSIGNMENT AND  ASSUMPTION  AGREEMENT made as of this 12th day of

June,  1992  by and  between  PETER  T.  MAHER  AND  RAYMOND  SCHWARTZ,  two (2)

individuals,  having a business  address at 7 Becker  Farm Road,  Roseland,  New

Jersey  (hereinafter  collectively  referred to as "Assignor") and M&S CORPORATE

HOLDINGS,  INC.,  a  corporation  organized  under  the laws of the State of New

Jersey,  having  an  address  at  7  Becker  Farm  Road,  Roseland,  New  Jersey

(hereinafter referred to as "Assignee").

                              W I T N E S S E T H :

     WHEREAS:

     A.  Assignor,  as  tenant  and  7  Becker  Farm  Associates,   as  landlord

(hereinafter  referred to as "Landlord"),  entered into a certain lease dated as

of July 1, 1992 (the  "Lease")  for a portion of the fourth  (4th)  floor of the

building known as 7 Becker Farm Road, Roseland, New Jersey; and

     B.  Assignor  desires  to assign  the Lease  and all of  Assignor's  rights

thereunder to Assignee,  and Assignee is willing to accept the assignment and to

assume  Assignor's  obligations  under the Lease  upon the terms and  conditions

hereinafter set forth;

     NOW,  THEREFORE,  in  consideration  of the  premises  and  the  agreements

hereinafter contained, it is mutually covenanted and agreed as follows:

I.  ASSIGNMENT OF LEASE
    -------------------

     Assignor  hereby  assigns to Assignee all of  Assignor's  right,  title and

interest in, under and to the Lease and the term and estate  thereby  granted to

Assignor and Assignee  hereby  assumes and agrees to be bound by and perform all

of the terms, provisions, covenants, conditions

<PAGE>

and  agreements  contained in the Lease to be kept,  observed  and  performed by

Assignor thereunder as if Assignee had originally  executed the Lease.  Assignee

agrees that the  provisions  of Articles 11 and 48 of the Lease shall be binding

upon Assignee with respect to all future  assignments and deemed  assignments of

the Lease.  This Assignment and Assumption  Agreement shall not release Assignor

from its obligations to Landlord under the Lease.  Assignor shall remain jointly

and severally liable as primary obligor for all obligations under the Lease.

II. MODIFICATIONS
-----------------

     This  Assignment  and  Assumption  Agreement  may  be  changed  only  by an

agreement in writing signed by the party against whom enforcement of any waiver,

change, modification or discharge is sought.

III. HEADINGS
-------------

     The foregoing  descriptive  headings are for convenience only and shall not

affect the construction or interpretation of any of the terms of this Assignment

and Assumption Agreement.

IV. BENEFIT AND BINDER
----------------------

     The terms and conditions of this Assignment and Assumption  Agreement shall

be  binding  upon and  inure to the  benefit  of the  parties  hereto  and their

respective successors and assigns.

                                      -2-
<PAGE>

     IN WITNESS  WHEREOF the  parties  hereto have  respectively  executed  this

Assignment and Assumption Agreement as of the day and year first above written.

WITNESSED BY:                            ASSIGNOR:

                                         PETER T. MAHER

_____________________________________    By: /s/ Peter T. Maher
                                            ----------------------------------
                                            Peter T. Maher
Name:________________________________
       (please print)

WITNESSED BY:                            RAYMOND SCHWARTZ

_____________________________________    By: /s/ Raymond Schwartz
                                            ----------------------------------
                                            Raymond Schwartz
Name:________________________________
       (please print)

ATTESTED BY                              ASSIGNEE:

                                         M&S CORPORATE HOLDINGS, INC.

_____________________________________    BY: /s/ Peter Maher
                                            ----------------------------------
Name:   _____________________________       Peter Maher
       (please print)                       Title: President/CEO
                                                  ---------------------------
Title:     Corporate Secretary                       (please print)

Apply Corporate
Seal Here

ATTESTED BY:

Name:    _____________________________   BY: /s/ Raymond Schwartz
         (please print)                     ----------------------------------
                                                   Raymond Schwartz
Title:     Corporate Secretary           Title: Secretary/Treasurer
                                               --------------------------------
                                                (please print)
Apply Corporate
Seal Here

                                      -3-

<PAGE>

                            ASSIGNOR'S ACKNOWLEDGMENT

STATE OF NEW JERSEY    )
                        s.s.:
COUNTY OF ESSEX        )

     On this 12th day of June, 1992,  before me personally came Peter T Maher to
me known,  being duly  sworn by me,  did  depose  and say that;  he resides at 8
Sloping Hill Terrace, Wayne. New Jersey, that he is the individual mentioned in,
and which executed the foregoing instrument and that he signed his name thereto.

                                                -----------------------------
                                                Notary Public

STATE OF NEW JERSEY    )
                        s.s.:
COUNTY OF ESSEX        )

     On this 12th day of June, 1992, before me personally came Raymond Schwartz,
to me known,  being  duly  sworn by me,  did depose and say that he resides at 9
Fairview Terrace, Maplewood, New Jersey, that he is the individual mentioned in,
and which execute: the foregoing instrument and that he signed his name thereto.

                                                 -------------------------
                                                 Notary Public

                            ASSIGNEE'S ACKNOWLEDGMENT

STATE OF NEW JERSEY    )
                         s.s.:
COUNTY OF ESSEX        )

     On this 12th day of June, 1992 before me personally  came  _______________,
to me known,  being  duly  sworn by me,  did  depose  and say that he resides at
__________________ _________________,  that he is the President of M&S CORPORATE
HOLDINGS,  INC., a New Jersey  corporation,  the  corporation  mentioned in, and
which  executed the foregoing  instrument and that he signed his name thereto by
order of the Board of Directors of said corporation.

                                                --------------------------
                                                Notary PublicGUARANTY AGREEMENT

     PETER T. MAHER, an individual,  having his primary  residence  address at 8
Sloping Hill Terrace, Wayne, New Jersey,  (hereinafter called "Guarantor"),  has
requested 7 BECKER FARM ASSOCIATES, a New Jersey limited partnership,  having an
address c/o Bellemead  Management Co., Inc., 280 Corporate Center, 4 Becker Farm
Road, :Roseland,  New Jersey 07068 (hereinafter called "Landlord") to consent to
a  certain  assignment  and  assumption  agreement  dated  as of June  12,  1992
("Assignment  and  Assumption  Agreement")  between  (i)  Guarantor  and Raymond
Schwartz,  collectively as assignor,  and (ii) M&S Corporate Holdings,  Inc., as
assignee,  which  transfers  that certain lease dated as of July 1, 1992 between
(a) Landlord and (b) RAYMOND  SCHWARTZ and Guarantor (said lease as the same may
have been or may hereafter be amended is  hereinafter  called the "Lease").  M&S
Corporate Holdings, Inc. and any successor thereto is hereinafter referred to as
"Tenant".  In  order  to  induce  Landlord  to  consent  to the  Assignment  and
Assumption  Agreement,  Guarantor,  irrespective of any circumstances  which may
constitute a legal or  equitable  defense or discharge of a guarantor or surety,
hereby guarantees,  unconditionally and absolutely,  to Landlord, its successors
and  assigns   (without   requiring  any  notice  of   nonpayment,   nonkeeping,
nonperformance  or  nonobservance or proof of notice or demand whereby to charge
Guarantor,  all of  which  Guarantor  hereby  expressly  waives),  the  full and
faithful, keeping, performance and observance, of all the covenants, agreements,
terms, provisions and conditions of the Lease provided to be kept, performed and
observed by Tenant (expressly  including,  without being limited to, the payment
as and when due of Minimum Rent, Adjusted Minimum Rent, additional rent, charges
and  damages  payable by Tenant  under the Lease) and the payment of any and all
other  damages for which Tenant shall be liable by reason of any act or omission
contrary to any of said covenants, agreements, terms, provisions or conditions.

     To further  induce  Landlord to consent to the  Assignment  and  Assumption
Agreement  and in  consideration  of  such  consent,  Guarantor  represents  and
warrants that:

     (a)  This  Guaranty  constitutes  Guarantor's  valid  and  legally  binding
agreement enforceable in accordance with its terms.

     (b) The execution,  delivery and  performance by Guarantor of this Guaranty
does not contravene any law,  governmental rule,  regulation or order applicable
to  Guarantor,  and does  not and  will not  contravene  any  provision  of,  or
constitute  a  default  under,  any  indenture,   mortgage,  contract  or  other
instrument to which Guarantor is a party or otherwise binding upon Guarantor.

     (c) No consent or  approval  of,  giving  notice to,  registration  with or
taking of any other action with respect of, any governmental authority or agency
is required with respect to the execution, delivery and performance by Guarantor
of this Guaranty.

     (d) There are no actions,  suits,  proceedings or claims pending or, to the
best of Guarantor's knowledge,  threatened against or affecting Guarantor in any
court or before any governmental commission,  board, authority, or otherwise, if
adversely determined,  will adversely affect the ability of Guarantor to perform
its obligations under this Guaranty.

     To further  induce  Landlord to consent to the  Assignment  and  Assumption
Agreement and in  consideration  of such  consent,  Guarantor  hereby  expressly
covenants and acknowledges as follows:

          (1) The obligations  hereunder of Guarantor shall not be terminated or
affected in any way or manner  whatsoever  by reason of  Landlord's  resort,  or
Landlord's  omission to resort, to any summary or other proceedings,  actions or
remedies for the enforcement of any of Landlord's rights under the Lease or with
respect to the premises  thereby  demised or by reason of any extensions of time
or indulgences granted by Landlord,  or by reason of the assignment or surrender
of all or any part of the Lease or the term and estate thereby granted or all or
any part of the  premises  demised  thereby  except to the extent that Tenant is
released in writing by Landlord from any obligation in connection  with any such
assignment or surrender.  The liability of Guarantor is coextensive with that of
Tenant and also  joint and  several,  and action or suit may be brought  against
Guarantor  and carried to final  judgment  and/or  completion  and recovery had,
either with or without making Tenant a party thereto.  Insofar as the payment by
Tenant of any sums of money to Landlord is involved,  this  Guaranty is guaranty
of payment and not of collection and shall remain in full force and effect until
payment in full to  Landlord  of all sums

                                      -1-
<PAGE>

payable under the Lease.  Guarantor  waives any right to require that any action
be brought  against  Tenant or any other  guarantor or to require that resort be
had to any security or to any other credit in favor of Tenant.

          (2) If,  pursuant  to law or to any option  granted by the Lease,  the
Lease shall be renewed,  or its term  extended,  for any period  beyond the date
specified in the Lease for the  expiration  of said term, or if the Tenant holds
over beyond the term of the Lease, or if pursuant to any such option, additional
space shall be included in, or substituted  for all or any part of, the premises
demised by the Lease, or if the Lease be modified by agreement  between Landlord
and Tenant in any other similar or dissimilar respect, the obligations hereunder
of  Guarantor  shall  extend  and apply with  respect  to the full and  faithful
keeping, performance and observance of all of the covenants,  agreements, terms,
provisions and conditions  which under such renewal of the Lease or extension of
its term and/or with respect to any such  additional  space,  or which under any
supplemental indenture or new lease or modification agreement,  entered into for
the purpose of expressing or confirming any such renewal, extension,  inclusion,
substitution or modification,  are to be kept,  performed and observed by Tenant
(expressly  including,  without being limited to, the payment as and when due of
Minimum  Rent,  Adjusted  Minimum  Rent,  additional  rent,  charges and damages
provided for  thereunder) and the payment of any and all other damages for which
Tenant shall be liable by reason of any act or omission  contrary to any of said
covenants, agreements, terms, provisions or conditions.

          (3) Neither the giving nor the  withholding by Landlord of any consent
or approval  provided for in the Lease shall  affect in any way the  obligations
hereunder of Guarantor.

          (4)  Guarantor  expressly  agrees  (without  in any way  limiting  its
liability under any other  provision of this Guaranty) that Guarantor  shall, at
the  request of  Landlord,  enter into a new lease with  Landlord  upon the same
terms  and  conditions  as  contained  :in the  Lease  immediately  prior to its
termination  for a term  commencing  on the  termination  date of the  Lease and
ending on the expiration  date of the Lease if (a) the Lease shall be terminated
due to a  default  by  Tenant  thereunder,  or (b) in any  proceeding  under the
Bankruptcy  Code of the  United  States,  as amended  from time to time,  or any
proceeding under any other similar present or future federal or state law, or as
a result of the decision of any court  interpreting  any of the same,  the Lease
shall be terminated or rejected or the  obligations of the Tenant  thereunder or
any rights or remedies  Landlord  may have  against the Tenant shall be limited,
impaired,  stayed, changed, released or modified on account of the same. Neither
Guarantor,  s obligation  to make payment in  accordance  with the terms of this
Guaranty nor any remedy for the enforcement thereof shall be impaired, modified,
changed, stayed, released or limited in any manner whatsoever by any impairment,
modification,  change, release, limitation or stay of the liability of Tenant or
its estate in bankruptcy or any remedy for the  enforcement  thereof,  resulting
from the operation of any present or future  provision of the Bankruptcy Code of
the  United  States  or  other  statute  or  from  the  decision  of  any  court
interpreting  any of the same,  and  Guarantor  shall be  obligated  under  this
Guaranty  as if no such  impairment,  stay,  modification,  change,  release  or
limitation had occurred.

          (5)  Until  all of  Tenant's  obligations  under  the  Lease are fully
performed, Guarantor (a)waives any right of subrogation against Tenant by reason
of any payment or acts of  performance.  by  Guarantor  in  compliance  with the
obligations of Guarantor  under this  Guaranty;  (b)waives any other right which
Guarantor may have against  Tenant by reason of any one or more payments or acts
in  compliance  with the  obligations  of  Guarantor  under this  Guaranty;  and
(c)subordinates any liability or indebtedness of Tenant held by Guarantor to the
obligations of Tenant to Landlord under the Lease.

          (6) This  Guaranty,  and all of the terms hereof,  shall be binding on
Guarantor and the successors, assigns, and legal representatives of Guarantor as
well as on Landlord and the  successors,  assigns and legal  representatives  of
Landlord. This Guaranty shall include any liability of Tenant which shall accrue
under the Lease for any period  preceding  as well as any period  following  the
term of the Lease.

          (7)  Guarantor  hereby waives the right to trial by jury in any action
or proceeding that may hereafter be instituted by Landlord against  Guarantor in
respect  of this  Guaranty.  Guarantor  waives  the  benefit  of any  statute of
limitations affecting Guarantor's liability under this Guaranty.

                                      -2-
<PAGE>

          (8) The Lease and this Guaranty shall be governed by, and  interpreted
under the laws of, and enforced in the courts of New Jersey.

          (9) Guarantor  irrevocably appoints Tenant as its agent for service of
process related to this Guaranty. Guarantor hereby irrevocably submits itself to
the  jurisdiction  of  the  courts  of  the  State  of  New  Jersey  and  to the
jurisdiction  of the United States District Court for the District of New Jersey
for the  purposes of any suit,  action or other  proceeding  brought by Landlord
arising out of or based upon this Guaranty or the Lease. Guarantor hereby waives
and agrees not to assert, by way of motion, as a defense,  or otherwise,  in any
such suit, action or proceeding,  any claim that it is not subject personally to
the  jurisdiction  of the  above-named  courts,  that its  property is exempt or
immune from  attachment  or  execution,  that the suit,  action or proceeding is
brought  in an  inconvenient  forum,  that the  venue  of the  suit,  action  or
proceeding  is  improper  or that  this  Guaranty  and/or  the  Lease may not be
enforced in or by such court.

          (10) Guarantor agrees at any time and from time to time, upon not less
than ten (10)  days'  prior  written  request,  that  Guarantor  shall  execute,
acknowledge  and deliver to Landlord,  or its  designee,  a statement in writing
certifying  that this Guaranty is unmodified and is in full force and effect (or
if there have been modifications, the specifics thereof and that the Guaranty is
in full force and  effect as  modified).  It is  intended  hereby  that any such
statement  delivered  pursuant  to  this  Paragraph  may  be  relied  upon  by a
prospective  purchaser of the  Landlord's  interest or a mortgagee of Landlord's
interest,  or  any  assignee  of any  mortgage  affecting  Landlord's  interest.
Guarantor's  failure to timely deliver such statement  shall be conclusive  upon
Guarantor that this Guaranty is in full force and effect,  without  modification
except as may be represented by Landlord.

          (11) Guarantor will pay to Landlord all Landlord's expenses,
including, but not limited to, attorney's fees, in enforcing this Guaranty.

Dated, June 12, 1992                      GUARANTOR:

WITNESSED BY:                             PETER T. MAHER

                                          By: /s/ Peter T. Maher
------------------------                     -----------------------
                                             Peter T. Maher

                                      -3-

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