Document:

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                                                                    Exhibit 10.3

                               INSO CORPORATION

                      AMENDMENT 1 TO EMPLOYMENT AGREEMENT

THIS AMENDMENT 1 TO AGREEMENT effective the 13/th/ day of April, 2000, is by and
between Inso Corporation, a Delaware corporation with principal offices at 31
St. James Avenue, Boston, MA 02116 ("Inso"), and Stephen O. Jaeger, residing at
11 Topstone Road, Redding, Connecticut, 06896-1810 ("Executive"), and amends the
Employment Agreement, effective the 1st day of April, 1999, by and between Inso
and Executive.

The parties hereto, intending to be legally bound, hereby agree to amend the
Agreement as follows:

1.   The Executive resigns as CEO of the Company effective April 11, 2000. The
Executive shall remain as non-executive Chairman of the Board until such time as
his successor is duly elected and appointed. Effective April 13, 2000, the
Executive shall assume ultimate responsibility for the management of the
Company's Information Exchange Division (IED) pending the disposition of IED or
until the Board of Directors otherwise determines.

2.   Section 2(C)(iii) shall be deleted in its entirety and replaced with the
following:

          (iii)     Options (of which 4,939 are Incentive Stock
          Options, and 28,395 are Non-qualified Stock Options) to
          purchase an additional 33, 334 shares shall vest on the
          earlier to occur of (1) March 31, 2002, and (2) the date of
          Inso's termination of Executive's employment as Chairman of
          the Board of Inso other than for Cause, so long as such date
          is between April 1, 2001 and March 30, 2002. Notwithstanding
          the foregoing, if prior to March 31, 2002, the Executive
          terminates his employment as Chairman of the Board of Inso
          for any reason or Inso terminates the employment of the
          Executive as Chairman of the Board of Inso for Cause, then
          no options shall vest under this subsection 2(C)(iii).

3.   Section 7.4(A) shall be deleted in its entirety and replaced with the
following:

          (A)       An initial base salary of $120,000 per year,
          subject to annual review by the Board, payable in equal bi-
          weekly installments, beginning on the effective date of the
          termination of Executive's employment as CEO of Inso and
          continuing for so long as Executive serves in such strategic
          role; provided that, unless otherwise determined by Inso's
          Board of Directors, Executive's base salary shall remain at
          $260,000 until such time as Inso has divested the
          Information Exchange business, at

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          which time Executive's base salary shall be set at $120,000;

4.   Except as set forth in this Amendment, the Agreement shall remain in full
force and effect, and is hereby ratified and confirmed.

IN WITNESS WHEREOF, the parties hereto have executed this Amendment as of the
date first above written as an instrument under seal.

Inso Corporation                        Stephen O. Jaeger
 /s/ Jonathan Levitt                     /s/ Stephen O. Jaegar
-----------------------------           ------------------------------
signature

Jonathan Levitt
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print name

Vice President
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title

                                       2<PAGE>

                                                                    EXHIBIT 10.4

April 13, 2000

Stephen O. Jaeger
11 Topstone Road
Redding, Connecticut 06896-1810

Dear Steve:

This amended and restated letter agreement ("Agreement"), effective the 13/th/
day of April, 2000, is by and between you and Inso Corporation ("Inso"), and
supersedes and replaces the letter agreement by and between you and Inso dated
February 15, 2000.

For good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, you and Inso agree as follows:

In order to focus and reward your efforts relative to the ongoing management of
Inso, Inso agrees to pay you, upon consummation of a transaction in which a
Change of Control of Inso or a sale of Inso's Information Exchange Division
(IED) occurs, a one-time cash bonus of $150,000 (the "Transaction
Compensation"), provided that you are employed as either the Chairman or CEO of
Inso at the time of the execution of a definitive agreement of a transaction
which will result in a Change of Control of Inso or a sale of IED.  The
Transaction Compensation is in addition to, and not in lieu of, any compensation
or benefits to which you are entitled under the Employment Agreement, effective
the 1st day of April, 1999, by and between you and Inso (the "Employment
Agreement"), which is hereby ratified and confirmed.

For purposes of this Agreement, a "Change of Control of Inso" shall have the
following meaning:  (1) the stockholders of Inso approve a merger or
consolidation of Inso with any other corporation or other legal entity, other
than (A) a merger or consolidation which would result in the voting securities
of Inso outstanding immediately prior thereto continuing to represent (either by
remaining outstanding or by being converted into voting securities of the
surviving entity) more than 50% of the combined voting power of the voting
securities of Inso or such surviving entity outstanding immediately after such
merger or consolidation or (B) a merger or consolidation effected to implement a
recapitalization of Inso (or similar transaction) in which no person (as
hereinabove defined), other than a person holding more than 50% of the combined
voting power of Inso's then outstanding securities immediately prior to such
recapitalization, acquires more than 50% of the combined voting power of Inso's
then outstanding securities; or (2) the stockholders of Inso approve an
agreement for the sale or disposition by Inso of all or substantially all of
Inso's assets.

This Agreement shall be governed by and construed in accordance with the laws of
the Commonwealth of Massachusetts, without regard to conflict of laws
principles, and shall be deemed to be performed in Massachusetts.  This
Agreement may not be altered,
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                                                                    Exhibit 10.4

modified or amended except by a written instrument signed by you and an
authorized representative of Inso.

Please countersign both copies of this letter agreement where indicated below,
and return one fully executed copy to me.

Sincerely,

Inso Corporation

/s/ Jonathan Levitt
Jonathan Levitt
Vice President

ACCEPTED AND AGREED:

/s/ Stephen O. Jaeger
-----------------------
Stephen O. Jaeger<PAGE>

                                                                    Exhibit 10.5

                     PARK SQUARE BUILDING COMMERCIAL LEASE

     THIS INSTRUMENT IS A LEASE, dated as of March 3, 2000, in which the LESSOR
     and LESSEE are the parties hereinafter named, and which relates to space in
     the building (the "Building") located at 31 Saint James Avenue, Boston,
     Massachusetts 02116. The parties to this instrument hereby agree with each
     other as follows:

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

                    A.   BASIC DATA.

                         LESSOR: OMV Associates Limited Partnership

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

                         LESSEE: Inso Corporation, Inc., a Delaware corporation.

                         LESSEE'S Original Address: 31 St. James Avenue, Boston,
                         MA 02116

                         LESSEE'S Notice Address (Section 20): Premises

                         Basic Rent:

                                   Area A         Area B         Annual Rent
                                 ----------------------------------------------
                         Year 1    $22.50         $27/sf         $266,449.50
                         Year 2    $22.50         $27/sf         $266,449.50
                         Year 3    $22.50         $28/sf         $271,955.50
                         Year 4    $22.50         $29/sf         $277,461.50
                         Year 5    $22.50         $29/sf         $277,461.50

                                      As the same may be adjusted and/or abated.

                         Premises Rentable Area: Agreed to be 10,741 square feet
                    located on the third floor of the Building consisting of
                    Area A (5,235 rentable square feet) and Area B (5,506
                    rentable square feet.)

                         Permitted Uses: Office use and to the extent permitted
                    by applicable law (including, without limitation, applicable
                    zoning ordinances), LESSEE may use the Premises for the
                    creation of computer software, so-called and the use of
                    software reproduction machines in that process.

                         Escalation Factor: 2.54%, as computed in accordance
                    with the Escalation Factor Computation.

                         Construction Completion Date: Upon substantial
                    completion of LESSOR'S Work, approximately May 1, 2000.

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

                         Security Deposit: None.
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                                                                    EXHIBIT 10.5

                         Base Operating Expenses: The actual Operating Expenses
                    for the calendar year commencing January 1, 2000 and ending
                    December 31, 2000.

                         Base Taxes: The actual Taxes for the Tax Year
                    commencing July 1, 1999 and ending June 30, 2000.

                         Electricity Cost: $1.50/sf per year payable to LESSOR.

                         Broker: None

                    B.   ADDITIONAL DEFINITIONS.

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

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

                         Area A Commencement Date: Upon Lease Execution.

                         Area B Commencement Date: The day following the
                    Construction Completion Date.

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

                         Guarantor: None

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

                         LESSOR'S Work:  As defined in Section 26.

                         LESSOR'S Plans: As defined in Section 26.

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

2.   PREMISES       A portion of the building owned by LESSOR consisting of
                    approximately 10,741 SQUARE FEET OF RENTABLE AREA ON THE
                    THIRD FLOOR OF THE BUILDING AND SUBSTANTIALLY KNOWN AS SUITE
                    350 on the plan attached hereto as "Exhibit A" (the
                    "Premises") together with the right to use in common, with
                    others entitled thereto, the hallways, stairways, and
                    elevators, necessary for access to said Premises, and
                    lavatories nearest thereto.

3.   TERM           The term of this lease shall be for five years commencing on
                    the Area A Commencement Date.

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4.   BASIC          The LESSEE shall pay to the LESSOR rent at the rate
     RENT           described in Section 1 of this Lease, payable in advance on
                    the first day of each month commencing without deduction or
                    set off on the Area A Commencement Date. Rent shall be
                    abated for Area B for the time from the Area A Commencement
                    Date to the Area B Commencement Date.

5.   SECURITY
     DEPOSIT        Deleted.

6.   ADDITIONAL     A.   TAX. If, in any tax year, the real estate taxes on the
     RENT           land and buildings, of which the Premises are a part, are in
                    excess of the amount of the Base Taxes, as finally abated
                    (hereinafter called the "Base Year"), LESSEE will pay to
                    LESSOR, as additional rent hereunder, when and as designated
                    by notice in writing by LESSOR, the amount of the excess
                    multiplied by the Escalation Factor. If the LESSOR obtains
                    an abatement of any such excess real estate tax, a
                    proportionate share of such abatement, less the reasonable
                    fees and costs incurred in obtaining the same, if any, shall
                    be refunded to the LESSEE.

                    B.   OPERATING. If, in any calendar year, the Operating
                    Expenses for the Property of which the Premises are a part,
                    are in excess of the amount of the Base Operating Expenses,
                    LESSEE will pay to LESSOR, as additional rent hereunder,
                    when and as designated by notice in writing by LESSOR, the
                    amount of the excess multiplied by the Escalation Factor.
                    Operating expenses are defined for the purposes of this
                    agreement as: The aggregate costs or expenses reasonably
                    incurred by LESSOR with respect to the operation,
                    administration, cleaning, repair, maintenance and management
                    of the premises including, without limitation, those items
                    enumerated in "Exhibit C" attached hereto. LESSOR agrees to
                    provide LESSEE with a reasonably detailed statement of
                    Actual Operating Expenses within 270 days after the end of
                    each Fiscal Year. Any such accounting by LESSOR shall be
                    binding and conclusive upon LESSEE unless within sixty (60)
                    days after that giving by LESSOR of such accounting, LESSEE
                    shall notify LESSOR that LESSEE disputes the correctness of
                    such accounting, specifying the particular respects in which
                    the accounting is claimed to be incorrect.

                    C.   PAYMENT. At LESSOR'S option, payment of Additional Rent
                    shall be on a monthly basis based on LESSOR'S good faith
                    estimate of the Tax and Operating Expenses for the following
                    year.

                    D.   AUDIT. In the event LESSEE elects to audit LESSOR'S
                    statement of Operating Expenses or statement of Taxes in
                    accordance with this clause, such audit must be (i)
                    conducted by an independent nationally recognized accounting
                    firm that is not being compensated by LESSEE on a
                    contingency fee basis, and (ii) completed within sixty (60)
                    days following LESSEE'S notice disputing the correctness of
                    the statement of Operating Expenses. Furthermore, all of the
                    information obtained through the LESSEE'S audit with respect
                    to financial matters (including, without limitation, costs,
                    expenses, income) and any other matters pertaining to the
                    LESSOR and/or the Property as well as any compromise,
                    settlement, or adjustment reached between LESSOR and LESSEE
                    relative to the results of the audit shall be held in strict
                    confidence by LESSEE and its officers, agents, and
                    employees; and LESSEE shall cause its auditor and any of its
                    officers, agents, and employees to be similarly bound. As a
                    condition precedent to LESSEE'S exercise of its right to
                    audit, LESSEE must deliver to LESSOR a signed
                    confidentiality agreement from the auditor (in form
                    acceptable to LESSOR) reached between LESSOR and LESSEE
                    shall be held in strict confidence and shall not be revealed
                    in any manner to any person except upon the prior written
                    consent of

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                    LESSOR. LESSEE understands and agrees that this provision is
                    of material importance to the LESSOR and that any violation
                    of the terms of this provision shall result in immediate and
                    irreparable harm to the LESSOR. LESSOR shall have all rights
                    allowed by law or equity if LESSEE, its officers, agents, or
                    employees and/or the auditor violate the terms of this
                    provision, including, without limitation, the right to
                    terminate LESSEE's right to audit.

7.   UTILITIES      The LESSEE shall pay LESSOR for electricity in accordance
                    with Section 1 of this Lease. The LESSOR agrees to provide
                    electricity in the amount of 5 watts per square foot and all
                    other utility service and to furnish reasonably hot and cold
                    water and reasonable heat and air conditioning to the
                    Premises, the hallways, stairways, elevators, and lavatories
                    during normal building business hours on regular business
                    days of the heating and air conditioning seasons of each
                    year, to furnish elevator service and to light passageways
                    and stairways during business hours, and to furnish such
                    cleaning service as is customary in similar buildings in
                    Boston, Massachusetts, all subject to interruption due to
                    any accident, to the making of repairs, alterations, or
                    improvements, to labor difficulties, to inability to obtain
                    fuel, electricity, service, or supplies from the sources
                    from which they are usually obtained for said building, or
                    to any cause beyond the LESSOR'S control. The cost for non-
                    business hours heating, ventilating and air conditioning
                    service shall be $40.00 per hour (or a fraction thereof.)
                    LESSEE shall have access to the Premises twenty-four hours
                    per day, seven days per week, fifty two weeks per year.

                    LESSOR shall have no obligation to provide utilities or
                    equipment other than the utilities and equipment within the
                    premises as of the commencement date of this lease. In the
                    event LESSEE requires additional utilities or equipment, the
                    installation and maintenance thereof shall be the LESSEE'S
                    sole obligation, provided that such installation shall be
                    subject to the written consent of the LESSOR.

8.   USE OF         The LESSEE agrees to use the Premises in a manner consistent
     LEASED         with the nature of the building and consistent with the
     PREMISES       other LESSEES in the building. The LESSEE shall use the
                    Premises only for the purpose of listed in Section 1 of this
                    Lease.

9.   COMPLIANCE     The LESSEE acknowledges that no trade or occupation shall be
     WITH LAWS      conducted in the Premises or use made thereof which will be
                    unlawful, improper, noisy or offensive, or contrary to any
                    law or any municipal by-law or ordinance in force in the
                    city or town in which the Premises are situated. LESSEE
                    agrees to comply with all such laws. LESSOR makes no
                    representation that uses contemplated by the LESSEE are
                    permitted by law.

10.  FIRE           The LESSEE shall not permit any use of the Premises which
     INSURANCE      will make voidable any insurance on the property of which
                    the Premises are a part, or on the contents of said property
                    or which shall be contrary to any law or regulation from
                    time to time established by the New England Fire Insurance
                    Rating Association, or any similar body, succeeding to its
                    powers. Nor shall LESSEE cause or permit the storage, use,
                    generation, release or disposition of any hazardous
                    materials in, on or about the property by LESSEE, its
                    agents, employees or contractors. LESSEE will not permit the
                    Premises to be used or operated in a manner that may cause
                    the Premises or the Property to be contaminated by any
                    hazardous materials in violation of any hazardous materials
                    laws. LESSEE will immediately advise LESSOR in writing of
                    (1) any and all enforcement, cleanup, remedial, removal, or
                    other governmental or regulatory actions instituted,
                    completed, or threatened pursuant to any hazardous materials
                    laws relating to any hazardous materials affecting the
                    Premises; and (2) all claims made or threatened by any third
                    party against LESSEE, LESSOR, the Premises or the Property
                    relating to

                                       4
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                    damage, contribution, cost recovery, compensation, loss or
                    injury resulting from any hazardous materials on or about
                    the Premises. Without LESSOR'S prior written consent, LESSEE
                    will not take any remedial action or enter into any
                    agreement or settlements in response to the presence of any
                    hazardous materials in, on, or about the Premises.

                    LESSEE will be solely responsible for and will defend,
                    indemnify and hold LESSOR, its agents, and employees
                    harmless from and against all claims, costs, expenses,
                    damages, and liabilities, including employees harmless from
                    and against all claims, costs expenses, damages and
                    liabilities, including attorneys' fees and costs, arising
                    out of or in connection with LESSEE'S breach of its
                    obligations in this Section 10. LESSEE will be solely
                    responsible for and will defend, indemnify, and hold LESSOR,
                    its agents, and employees harmless from and against any and
                    all claims, costs, and liabilities, including attorneys'
                    fees and costs, arising out of or in connection with the
                    removal, cleanup and restoration work and materials
                    necessary to return the Premises and any other property of
                    whatever nature located on the Property to their condition
                    existing prior to the appearance of LESSEE'S hazardous
                    materials on the Premises. LESSEE'S obligations under this
                    Section 10 will survive the expiration or other termination
                    of this Lease.

                    The LESSEE shall not use the Premises in any way which will
                    cause an extra insurance premium. However, in the event that
                    LESSEE does so, the LESSEE shall, on demand, reimburse the
                    LESSOR, and all other lessees, all extra insurance premiums
                    caused by the LESSEE'S use of the Premises.

11.  MAINTENANCE    The LESSEE agrees to maintain the Premises, in good
     OBLIGATIONS    condition, damage by fire and other casualty only excepted,
                    and whenever necessary, to replace plate glass and other
                    glass therein.

                    A.   LESSEE'S OBLIGATIONS. The LESSEE shall not permit the
                    Premises to be overloaded, damaged, stripped, or defaced,
                    nor suffer any waste. LESSEE shall obtain written consent of
                    LESSOR before erecting any sign on the Premises. The LESSEE
                    shall keep and maintain the Premises in good order and
                    repair, reasonable wear and tear and fire or other casualty
                    excepted, at its own expense except such repairs which are
                    necessary due to the acts or negligence of LESSOR, its
                    agents or employees. The LESSOR shall at LESSEE'S expense
                    and upon LESSEE's request, furnish and install all
                    replacement lamps, lighting tubes, bulbs and ballast's which
                    may be required in the Premises during the terms hereof.

                    B.   LESSOR'S OBLIGATIONS. The LESSOR agrees to maintain the
                    common areas, the mechanical and plumbing and electrical
                    systems serving the building and the Premises and the
                    structure of the building of which the Premises are a part
                    in the same condition as it is at the commencement of the
                    Term or as it may be put in during the Term of this Lease,
                    reasonable wear and tear, damage by fire and other casualty
                    only excepted, unless such maintenance is required because
                    of the LESSEE or those for whose conduct the LESSEE is
                    legally responsible.

                    LESSOR shall never be liable for any failure to make repairs
                    unless LESSEE has given notice to LESSOR of the need to make
                    such repairs and LESSOR has failed to commence to make such
                    repairs within a reasonable time after receipt of such
                    notice, or fails to proceed with reasonable diligence to
                    complete such repairs.

12.  ADDITIONS &    The LESSEE shall not make structural alterations or
     ALTERATIONS    additions to the Premises or the building's systems, but may
                    make non-structural alterations provided the LESSOR

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                    consents thereto in writing, which consent shall not be
                    unreasonably withheld or delayed. LESSEE may make non-
                    structural additions which cost less than $10,000 without
                    LESSOR'S approval. All such allowed alterations shall be at
                    LESSEE'S expense and shall be in quality at least equal to
                    the present construction. LESSEE shall not permit any
                    mechanics' liens, or similar liens, to remain upon the
                    Premises for labor and material furnished to LESSEE or
                    claimed to have been furnished to LESSEE in connection with
                    work of any character performed or claimed to have been
                    performed at the direction of LESSEE and shall cause any
                    such lien to be released of record forthwith without cost to
                    LESSOR. If such lien is not discharged within ten (10) days
                    after LESSOR gives LESSEE notice of such filing of such
                    lien, LESSEE shall (i) either provide a bond to release such
                    lien in an amount of 150% of the amount thereof with
                    sureties and otherwise in a form and substance reasonably
                    satisfactory to LESSOR or (ii) furnish LESSOR, within such
                    ten (10) day period, security satisfactory to LESSOR in the
                    amount of 150% of the claim plus estimated costs to
                    discharge the lien. Any alterations or improvements made by
                    the LESSEE shall become the property of the LESSOR at the
                    termination of occupancy as provided herein.

13.  ASSIGNMENT     The LESSEE shall not assign or sublet the whole or any part
     & SUBLEAS-     of the Premises without LESSOR'S prior written consent, such
     ING            consent shall not be unreasonably withheld, or delayed in
                    any event more than thirty (30) business days after the
                    information set forth in paragraph 13(a) below has been
                    provided. Notwithstanding such consent, LESSEE shall remain
                    liable to LESSOR for the payment of all rent and for the
                    full performance of the covenants and conditions of this
                    lease. If SUBLESSEE or ASSIGNEE is paying rent at an amount
                    greater than in this agreement, fifty percent (50%) over the
                    amount over shall be due to LESSOR. No assignment or
                    sublease shall release LESSEE from, and LESSEE shall remain
                    fully liable for, performance of LESSEE'S obligations under
                    the lease. LESSEE shall not sublease or assign to a current
                    or prospective tenant of the Building. Prospective tenants
                    are those tenants who have been introduced to the Property
                    within thirty (30) days of the sublease or assignment
                    proposal or any tenant in negotiation with LESSOR. LESSEE
                    shall not sublease or assign to any tenant whereby the
                    sublessee or assignees use violates the exclusive use or is
                    the same as the predominant use of any tenant at the
                    Property.

                    (a)  Submission of Information. If LESSEE requests LESSOR'S
                         -------------------------
                         consent to a specific assignment or subletting, LESSEE
                         will submit in writing to LESSOR (a) the name and
                         address of the proposed assignee or subtenant; (b) the
                         business terms of the proposed assignment or sublease;
                         (c) reasonably satisfactory information as to the
                         nature and character of the business of the proposed
                         assignee or subtenant, and as to the nature of its
                         proposed use of the space; (d) banking, financial, or
                         other credit information reasonably and character of
                         the proposed assignee or subtenant; (e) the proposed
                         form of assignment (including lease assumption
                         provisions) or sublease; and (f) any other information
                         reasonably required by Landlord. Notwithstanding any
                         provision to the contrary contained herein, for so
                         long as LESSEE (as specified in Section 1 above) shall
                         remain liable to LESSOR for the payment of all rent and
                         the full performance of the covenants and conditions of
                         the Lease, LESSOR shall not withhold its consent to any
                         assignment or subleasing based on the financial
                         condition of any proposed assignee or sublessee unless,
                         prior to such assignment or sublease, there shall have
                         been a change in control of LESSEE.

                    (b)  Permitted Transfer. LESSOR consents to an assignment of
                         ------------------
                         this Lease or sublease of all or part of the Premises
                         to a wholly-owned subsidiary of LESSEE or the parent of
                         LESSEE or to any corporation into or with which LESSEE
                         may be merged or consolidated; provided that (a) LESSEE
                         promptly provides LESSOR with a fully executed copy of
                         such assignment or sublease; (b) LESSEE is not

                                       6

<PAGE>

                    (c)  released from liability under this Lease and (c) the
                         assignee assumes in writing all of the obligations of
                         LESSEE under this Lease

14.  SUBORDINA-     This Lease shall be subject and subordinate to any and all
     TION           mortgages, deeds of trust and other instruments in the
                    nature of a mortgage, now or at any time hereafter, a lien
                    or liens on the property of which the Premises are a part
                    and the LESSEE shall, when requested, promptly execute and
                    deliver such written instruments as shall be necessary to
                    show the subordination of this lease to said mortgages,
                    deeds of trust or other such instruments in the nature of a
                    mortgage. LESSOR hereby acknowledges that the Basic Rent and
                    the Rent credit (as defined in Section 35) provided for in
                    this Lease constitute the primary consideration for LESSEE's
                    agreement to enter into this Lease and that LESSEE is
                    entitled to receive the benefit of such provisions for the
                    full term of this Lease pursuant to the applicable terms of
                    this Lease. It shall, therefore, be a condition of LESSEE's
                    obligations under this Lease that the LESSOR use best
                    efforts to obtain a non-disturbance agreement reasonably
                    satisfactory to Lessee from LESSOR's current mortgage lender
                    within forty-five (45) days after the execution of this
                    Lease. Such non-disturbance agreement must fully accept the
                    terms of this Lease and must not contain any carve-outs
                    which would negate the Rent Credit provision. In the event
                    that, despite using such efforts, the LESSOR is unable to
                    obtain a non-disturbance agreement in such forty-five day
                    period, then, upon request from the LESSOR prior to the
                    expiration of such time period, LESSEE will not unreasonably
                    withhold its consent to an extension period of an additional
                    forty-five (45) days. If LESSOR fails to deliver such non-
                    disturbance agreement prior to the end of such period of
                    time, as the same may be extended, then, at LESSEE's option,
                    either (a) LESSEE may continue to grant LESSOR additional
                    extensions of time or (b) LESSOR shall, upon demand by
                    LESSEE at the expiration of any extension period granted
                    hereunder, pay to LESSEE, a cash sum in the amount of the
                    then remaining Rent Credit and, thereafter, the provisions
                    of Section 35 shall be null and void.

15.  LESSOR'S       The LESSOR or agents of the LESSOR may, at reasonable times
     ACCESS         and with reasonable notice, enter to inspect the Premises;
                    exhibit the Premises to prospective purchasers, lenders or
                    tenants; determine LESSEE'S compliance with the Lease;
                    remove placards and signs not approved and affixed as herein
                    provided, and make repairs and alterations to the Premises
                    and Property as LESSOR should elect to do, provided that
                    such actions do not materially interfere with LESSEE'S use
                    of the Premises.

16.  INDEMNIFI-     LESSEE shall save LESSOR harmless, and shall exonerate and
     CATION AND     indemnify LESSOR, from and against any and all claims,
     LIABILITY      liabilities or penalties asserted by or on behalf of any
                    person, firm, corporation or public authority:

                    (i)   on account of or based upon any injury to person, or
                          loss of or damage to property sustained or occurring
                          or emanating from the Premises on account of or based
                          upon the act, omission, fault, negligence or
                          misconduct of any person except LESSOR, its Agents or
                          their employees;

                    (ii)  on account of or based upon any injury to person, or
                          loss or damage to property, sustained on or occurring
                          elsewhere (other than on the Premises) in or about the
                          Property (and, in particular, without limitation, the
                          elevators, stairways, public corridors, sidewalks,
                          parking areas, concourses, arcades, approaches,
                          areaways, roof, or other appurtenances and facilities
                          used in connection with the Property or the Premises)
                          arising out of the use or occupancy of the Property or
                          Premises by the LESSEE or by any person claiming by,
                          through or under LESSEE, except where such injury,
                          loss or

                                       7
<PAGE>

                         damage was caused by the negligence, fault or
                         misconduct of LESSOR, its Agents or their employees;

                         and in addition to and not in limitation of either of
                         the foregoing subdivisions (i) and (ii);

                 (iii)   on account of or based upon (including moneys due on
                         account of) any work or thing whatsoever done (other
                         than by LESSOR or its contractors, or agents or
                         employees or either) on the Leased Premises; and, in
                         respect of any of the foregoing, from and against all
                         costs, expenses (including reasonable attorneys' fees),
                         and liabilities incurred in or in connection with any
                         such claim, or any action or proceeding brought
                         thereon; and in case any action or proceeding be
                         brought against LESSOR by reason of any such claim.
                         LESSEE upon notice from LESSOR shall at LESSEE'S
                         expense resist or defend such action or proceeding and
                         employ counsel therefore reasonably satisfactory to
                         LESSOR, it being agreed that such counsel as may act
                         for insurance underwriters of LESSEE engaged in such
                         defense shall be deemed satisfactory.

17. LESSEE'S     The LESSEE shall maintain with respect to the Premises and the
    LIABILITY    Property of which the Premises are a part commercial general
    INSURANCE    liability insurance in the amount of $1,000,000 with property
                 damage insurance in limits of $1,000,000 and Workers
                 Compensation insurance insuring against and satisfying LESSEE'S
                 obligations and liabilities under the Workers Compensation Laws
                 of Massachusetts, in responsible companies qualified to do
                 business in Massachusetts and in good standing therein insuring
                 the LESSOR as well as LESSEE against injury to persons or
                 damage to property as provided. LESSEE agrees to increase
                 limits as LESSOR'S mortgagee reasonably requires. The LESSEE
                 shall deposit with the LESSOR certificates for such insurance
                 at or prior to the commencement of the Term, and thereafter
                 within thirty (30) days prior to the expiration of any such
                 policies. All such insurance certificates shall provide that
                 such policies shall not be canceled without at least ten (10)
                 days prior written notice to each assured named therin.

18. FIRE,        Should a substantial portion of the Premises, or of the
    CASUALITY,   property of which they are a part, be substantially damaged by
    EMINENT      fire or other casualty, or be taken by eminent domain, the
    DOMAIN       LESSOR may elect to terminate this lease. When such fire,
                 casualty, or taking renders the Premises substantially
                 unsuitable for their intended use, a just and proportionate
                 abatement of rent shall be made, and the LESSEE may elect to
                 terminate this lease if:

                 (a)  The LESSOR fails to give written notice within thirty (30)
                      days of the event of its intention to restore Premises, or

                 (b)  The LESSOR fails to restore the Premises to a condition
                      substantially suitable for their intended use within
                      ninety (90) days of said fire, casualty or taking, as such
                      date may be extended ninety (90) days if LESSOR is
                      diligently working to restore the Premises and extended an
                      additional ninety (90) days for force majeure. LESSOR
                      reserves, and the LESSEE grants the LESSOR, all rights
                      which the LESSEE may have for damages or injury to the
                      Premises for any taking by eminent domain, except for
                      damage to the LESSEE'S fixtures, property, or equipment.

19. DEFAULT      A)   In the event that:
    AND
    BANKRUPTCY    (i) The LESSEE shall default in the payment of any
                      installment of rent or other sum herein specified and such
                      default shall continue for five (5) days after written
                      notice thereof; or

                                       8

<PAGE>

                    (ii)      The LESSEE shall default in the observance or
                              performance of any other of the LESSEE's
                              covenants, agreements, or obligations hereunder
                              and such default shall not be corrected within
                              thirty (30) days after written notice thereof or
                              if such default is of such a nature that LESSEE
                              can not reasonably remedy the same within such
                              thirty-day period, LESSEE fails to commence to
                              remedy the same and prosecute such remedy to
                              completion; or

                    (iii)     The LESSEE files or is filed against in any
                              bankruptcy, insolvency or reorganization petition
                              and such proceeding is not dismissed or vacated
                              within ninety (90) days of such filing; or

                    (iv)      The LESSEE shall be declared bankrupt or insolvent
                              according to law, or, if any assignment shall be
                              made of LESSEE's property for the benefit of
                              creditors and such attachment is not dissolved
                              within fifteen (15) days, or

                    (v)       Any attachment is made of the leasehold interest
                              outlined in this lease; or

                    (vi)      The LESSEE fails to take possession of Premises
                              within three (3) days of the Commencement Date or
                              shall abandon the Premises; or

                    (vii)     LESSEE violates the terms of Section 13
                              "Assignment & Subleasing"; or

                    (viii)    A receiver is appointed to conduct LESSEE'S
                              business (whether or not LESSOR has re-entered the
                              premises) then the LESSOR shall have the right
                              thereafter, while such default continues, to re-
                              enter and take complete possession of the
                              Premises, to terminate this lease, and remove the
                              LESSEE'S effects without prejudice to any remedies
                              which might be otherwise used for arrears of rent
                              or other default.

                              The LESSEE shall indemnify the LESSOR against all
                              loss of rent and additional rent and other
                              payments which the LESSOR may incur by reason of
                              such termination during the residue of the term.
                              If the LESSEE shall default, after reasonable
                              notice thereof; in the observance or performance
                              of any conditions or covenants on LESSEE'S part to
                              be observed or performed under or by virtue of any
                              of the provisions in any article of this lease,
                              the LESSOR, without being under any obligation to
                              do so and without thereby waiving such default,
                              may remedy such default for the account and at the
                              expense of the LESSEE. If the LESSOR makes any
                              expenditures or incurs any obligations for the
                              payment of money in connection therewith,
                              including but not limited to, reasonable
                              attorney's fees in instituting, prosecuting or
                              defending any action or proceeding, such sums paid
                              or obligations incurred, with interest at the rate
                              of 18 per cent per annum and costs, shall be paid
                              to the LESSOR by the LESSEE as additional rent.
                              Any sums not paid when due shall bear interest at
                              18 per cent per annum until paid. LESSEE shall pay
                              an administrative fee if a check does not clear.

               B)             LESSOR'S REMEDIES. If any one or more events of
                              default set forth above occurs, LESSOR may, at its
                              election:

                    (i)       Give LESSEE written notice of LESSOR'S intention
                              to terminate this Lease on the earliest date
                              permitted by law or on any later date specified in
                              such notice, in which case LESSEE'S right to
                              possession of the Premises will

                                       9
<PAGE>

                                   cease and this Lease will be terminated,
                                   except as to LESSEE's liability, as if the
                                   expiration of the term fixed in such notice
                                   were the end of the Term;

                         (ii)      Without further demand or notice, and without
                                   terminating this Lease, reenter and take
                                   possession of the Premises or any part of the
                                   Premises, repossess the same, expel LESSEE
                                   and those claiming through or under LESSEE
                                   and remove the effects of both or either,
                                   using such force for such purposes as may be
                                   necessary, without being liable for
                                   prosecution, without being deemed guilty of
                                   any matter of trespass, and without prejudice
                                   to any remedies for arrears of Monthly Rent
                                   or other amounts payable under this Lease or
                                   as a result of any preceding breach of
                                   covenants or conditions; or

                         (iii)     Without further demand or notice to cure any
                                   event of default and charge LESSEE for the
                                   cost of effecting such cure, including
                                   without limitation reasonable attorneys' fees
                                   and interest on the amount of 18 percent per
                                   annum, provided that LESSOR will have no
                                   obligation to cure any such event of default
                                   of LESSEE.

                    If LESSOR elects to reenter as provided in subsection (ii)
                    or if LESSOR takes possession pursuant to legal proceedings
                    or pursuant to any notice provided by law, LESSOR may, from
                    time to time, without terminating this Lease, relet the
                    Premises or any part of the Premises in LESSOR'S or LESSEE'S
                    name, but for the account of LESSEE, for such term or terms
                    (which may be greater or less than the period which would
                    otherwise have constituted the balance of the Term) and on
                    such conditions and upon such other terms (which may include
                    concessions of free rent and alteration and repair of the
                    Premises) as LESSOR, in its reasonable discretion, may
                    determine, and LESSOR may collect and receive the rents from
                    such reletting. LESSOR will in no way be responsible or
                    liable for any failure to relet the Premises, or any part of
                    the Premises, or for any failure to collect any rent due
                    upon such reletting. No such reentry or taking possession of
                    the Premises by LESSOR will be construed as an election on
                    LESSOR'S part to terminate this Lease unless a written
                    notice of such intention is given to LESSEE. No written
                    notice from LESSOR under this Section or under a forcible or
                    unlawful entry and detainer statue or similar law will
                    constitute an election by LESSOR to terminate this Lease
                    unless such notice specifically so states. LESSOR reserves
                    the right following any such reentry or reletting to
                    exercise its right to terminate this Lease by giving LESSEE
                    such written notice, in which event this Lease will
                    terminate as specified in such notice.

20.  NOTICE         Any Notice from the LESSOR to the LESSEE relating to the
                    Premises or to the occupancy thereof, shall be in writing
                    and be deemed duly served, if mailed to the Notice Address
                    in Section 1 of this Lease, registered or certified mail,
                    return receipt requested, postage prepaid or by overnight
                    carrier, addressed to the LESSEE. Any Notice from the LESSEE
                    to the LESSOR relating to the Premises or to the occupancy
                    thereof, shall be deemed duly served, if mailed to the
                    LESSOR by registered or certified mail, return receipt
                    requested, postage prepaid or by overnight carrier,
                    addressed to the LESSOR at the address in Section 1 of this
                    Lease or such other address as the LESSOR may from time to
                    time advise in writing. All rent notices shall be paid and
                    sent to the LESSOR at its notice address or such other
                    address as may be designated by LESSOR. All notices shall be
                    effective when received or refused.

21.  SURRENDER      The LESSEE shall at the expiration or other termination of
                    this Lease remove all LESSEE'S goods and effects from the
                    Premises, (including, without hereby limiting the generality
                    of the foregoing, all signs and lettering affixed or painted
                    by the LESSEE, either inside or outside the Premises).
                    LESSEE shall deliver to the LESSOR

                                      10

<PAGE>

                    the Premises and all keys, locks thereto, and other fixtures
                    connected therewith and all alterations and additions made
                    to or upon the Premises, in good condition, reasonable wear
                    and tear and damage by fire or other casualty only expected.
                    In the event of the LESSEE'S failure to remove any of
                    LESSEE'S property from the Premises, LESSOR is hereby
                    authorized, without liability to LESSEE for loss or damage
                    thereto, and at the sole risk of LESSEE, to remove and store
                    any of the property at LESSEE'S expense, or to retain same
                    under LESSOR'S control or to sell at public or private sale,
                    without notice any or all of the property not so removed and
                    to apply the net proceeds of such sale to the payment of any
                    sum due hereunder, or to destroy such property. The LESSEE
                    shall restore all damage to the Premises which may have
                    occurred during the use of Premises or while vacating the
                    Premises. Any items which the LESSEE installs, which replace
                    items on the Premises when LESSEE took occupancy are deemed
                    to be LESSOR'S property.

22.  BROKERAGE      LESSEE warrants and represents that LESSEE has dealt with no
                    broker other than the broker listed in Section 1 of this
                    lease in connection with the consummation of this Lease and,
                    in the event of any brokerage claims against LESSOR
                    predicated upon prior dealings with LESSEE, LESSEE agrees to
                    defend the same and indemnify LESSOR against any such claim.

23.  LESSOR'S       The LESSOR is not personally liable under this Lease. (a)
     LIABILITY      LESSEE specifically agrees to look solely to the LESSOR'S
                    then equity in the property of which the Premises are a part
                    for recovery of any judgment from LESSOR it being
                    specifically agreed that LESSOR (original or successor)
                    shall never be personally liable for any such judgment or
                    for the payment of any monetary obligation to LESSEE. The
                    provisions contained in the foregoing sentence are not
                    intended to, and shall not, limit any right the LESSEE might
                    otherwise have to obtain injunctive relief against LESSOR or
                    to take any action not involving the liability of LESSOR to
                    respond in monetary damages from LESSOR'S assets other than
                    from such property.

24.  WAIVER         Failure on the part of the LESSOR or LESSEE to complain of
                    any action or non-action on the part of the other, no matter
                    how long the same may continue, shall never be a waiver by
                    LESSOR or LESSEE, respectively, of its rights hereunder.
                    Further, no waiver at any time of the provisions hereof, by
                    LESSOR or LESSEE shall be construed as a waiver of any of
                    the other provisions hereof, and a waiver at any time of any
                    of the provisions hereof shall not be construed as a waiver
                    at any subsequent time of the same provisions. The consent
                    or approval of LESSOR or LESSEE to, or of any action by the
                    other requiring such consent or approval, shall not be
                    construed to waive or render unnecessary LESSOR'S or
                    LESSEE'S consent or approval to or of any subsequent similar
                    act by the other.

25.  STATUS         Recognizing that both parties may find it necessary to
     REPORT         establish to third parties, from time to time, the then
                    current status of performance hereunder, either party will,
                    within ten (10) days after receipt of a request therefore,
                    furnish a statement of the status of any matter pertaining
                    to this Lease, including without limitation,
                    acknowledgments that (or the extent to which) each party is
                    in compliance with its obligations under the terms of the
                    Lease.

26.  CONDITION      Except as otherwise provided in this Section, the Premises
     AND AREA       are being delivered strictly in their condition "as is" and
                    LESSEE acknowledges that it has inspected the same and found
                    them satisfactory. LESSOR WILL CONSTRUCT THE LEASEHOLD
                    IMPROVEMENTS IN ACCORDANCE WITH LESSEE'S SPECIFICATIONS
                    USING BUILDING STANDARD MATERIALS. All costs of construction
                    which shall include,

                                      11
<PAGE>

               but not be limited to architectural and engineering and all hard
               and soft costs, shall be at LESSEE'S sole cost and expense,
               provided, however, that all costs may be paid by LESSEE's rent
               credit (the "LESSEE'S Rent Credit") as described hereinafter in
               Section 35.

A.   PREPARATION OF      Promptly upon execution of the Lease, LESSOR will have
     THE PREMISES:       prepared, at LESSEE'S sole cost and expense, certain
                         plans ("LESSOR'S Plans") for improvements to be made in
                         the Premises and adjacent areas of the Building to
                         prepare the Premises for LESSEE'S occupancy. Upon
                         completion of LESSOR'S Plans, LESSOR shall submit the
                         same to LESSEE for LESSEE'S approval, which approval
                         shall not be unreasonably delayed or withheld. To the
                         extent that LESSEE does not disapprove LESSOR'S Plans
                         in writing, and provide specific remedies that will
                         make LESSOR'S Plans acceptable, within five (5)
                         Business Days after submission of the same by LESSOR,
                         LESSEE shall be conclusively deemed to have approved
                         LESSOR'S Plans. Promptly after approval of LESSOR'S
                         Plans, LESSOR shall exercise all reasonable efforts to
                         complete, at its sole cost and expense the work
                         specified in LESSOR'S Plans. The work shall
                         collectively be referred to as "LESSOR'S Work." LESSEE
                         shall have no claim against LESSOR for failure so to
                         complete such work.

B.   SUBSTANTIAL         The Premises shall be deemed ready for occupancy on the
     COMPLETION          first day (the "Substantial Completion Date") as of
                         which LESSOR'S Work has been completed except for items
                         of work (and, if applicable, adjustment of equipment
                         and fixtures) which can be completed after occupancy
                         has been taken without causing undue interference with
                         LESSEE'S use of the Premises (i.e. so-called "punch
                         list" items), the building permit is signed off, the
                         Premises is legally available for occupancy and LESSEE
                         has been given notice thereof. LESSOR shall complete as
                         soon as conditions permit all "punch list" items (but
                         in no event later than thirty days after the
                         Substantial Completion Date) and LESSEE shall afford
                         LESSOR access to the Premises for such purposes.

                         If the Substantial Completion Date has not occurred by
                         August 1, 2000 (the "Outside Completion Date") as it
                         may be extended pursuant to section 26.D. LESSEE shall
                         have the right to terminate this Lease by giving notice
                         to LESSOR not later than thirty (30) days after the
                         Outside Completion Date (as so extended), of Tenant's
                         desire so to do; and this Lease shall cease and come to
                         an end without further liability or obligation on the
                         part of either party thirty (30) days after the giving
                         of such notice, unless, within such 30-day period,
                         LESSOR substantially completes LESSOR'S Work; and such
                         right of termination shall be LESSEE'S sole and
                         exclusive remedy at law or in equity for LESSOR'S
                         failure so to complete such work.

C.   CONCLUSIVENESS
     OF LESSOR'S
     PERFORMANCE         Except to the extent to which LESSEE shall have given
                         LESSOR notice, not later than the end of the second
                         full calendar month of the Term of the Lease next
                         beginning after the Commencement Date, of any respects
                         in which LESSOR has not performed LESSOR'S Work and
                         except for latent defects not reasonably discoverable
                         by LESSEE within such time period, LESSOR shall be
                         deemed to have completed LESSOR'S Work as of the
                         Commencement Date of this Lease.

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

                                      12
<PAGE>

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

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

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

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

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

                         2)   If a delay in the Substantial Completion Date, or
                         if any substantial portion of such delay, is the result
                         of force majeure, and such delay would not have
                         occurred but for a delay described in paragraph above,
                         such delay shall be deemed added to the delay described
                         in that paragraph.

                         The delays referred to above are herein referred to
                         collectively and individually as "LESSEE'S Delay."

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

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

27.  LESSOR'S    LESSOR warrants and represents that it is the owner of record
     WARRANTY    of the Premises and that it has authority to grant the
                 leasehold interest conveyed hereby.

28.  SEVERABIL-  If any term or provision of this Lease, or the application
     ITY         thereof to any person or circumstance shall, to the extent the
                 same shall be invalid or unenforceable, the remainder of this
                 Lease, or the application of such term or provision to persons
                 or circumstances other than those as to which it is held
                 invalid or unenforceable, shall not be affected thereby, and
                 each term and provision of this Lease shall be valid and be
                 enforced to the fullest extent permitted by law.

29.  RECORDING   LESSEE agrees not to record this Lease, but, if the Term of
                 this Lease (including any extended term) is seven (7) years or
                 longer, each party hereto agrees, on the request of the other,
                 to execute a so-called Notice of Lease in recordable form and
                 complying with applicable law and reasonably satisfactory to
                 LESSOR'S attorneys. Such document shall

                                      13
<PAGE>

                    expressly state that it is executed pursuant to the
                    provisions contained in this Lease, and is not intended to
                    vary the terms and conditions of this Lease.

30.  HOLDING        Any Holding Over by LESSEE after the expiration of the Term
     OVER           of this Lease shall be treated as a tenancy at sufferance at
                    a rate equal to one hundred seventy five percent (175%) of
                    the Basic Rent then in effect plus Additional Rent and other
                    charges herein provided. LESSEE shall also pay to LESSOR all
                    damages, direct and/or indirect, sustained by reason of any
                    such holding over. Otherwise, such Holding Over shall be on
                    the terms and conditions set forth in this Lease as far as
                    applicable.

31.  GOVERNING      This Lease shall be governed exclusively by the provisions
     LAW            hereof and by the laws of the Commonwealth of Massachusetts,
                    as the same may from time to time exist. No amendment,
                    alteration, modification of, or addition to the Lease will
                    be valid or binding unless expressed in writing and signed
                    by LESSOR and LESSEE. LESSEE agrees to make any
                    modifications of the terms and provisions of this Lease
                    required and requested by any lending institution providing
                    financing for the Building, or Project, as the case may be,
                    provided that no such modifications will materially
                    adversely affect LESSEE'S rights and obligations under this
                    Lease.

32.  RELOCATION     Deleted.

33.  ENTIRE
     AGREEMENT      This Lease and the Exhibits made a part hereof contain the
                    entire and only agreement between the parties and any and
                    all statements and representations, written and oral,
                    including previous correspondence and agreements between the
                    parties hereto, are merged herein. LESSEE acknowledges that
                    all representations and statements upon which it relied in
                    executing this Lease are contained herein and that the
                    LESSEE in no way relied upon any other statements or
                    representations, written or oral. Any executory agreement
                    hereafter made shall be ineffective to change, modify,
                    discharge or effect an abandonment of this Lease in whole or
                    in part unless such executory agreement is in writing and
                    signed by the party against whom enforcement of the change,
                    modification, discharge or abandonment is sought.

34.  RULES &
     REGULATIONS    LESSEE, its employees, agents, licensees, and visitors will
                    at all times, observe faithfully, and comply strictly with,
                    the Rules and Regulations set forth in Exhibit E. LESSOR may
                    from time to time reasonably amend, delete, or modify
                    existing Rules and Regulations, or adopt reasonable new
                    Rules and Regulations for the use, safety, cleanliness, and
                    care of the Premises and the Property, and the comfort,
                    quiet, and convenience of occupants of the Property.
                    Modifications or additions to the Rules and Regulations will
                    be effective upon thirty (30) days' prior written notice to
                    LESSEE from LESSOR. In the event of any breach of any Rules
                    or Regulations or any amendments or additions to such Rules
                    and Regulations, LESSOR will have all remedies that this
                    Lease provides for default by LESSOR, and will in addition
                    have any remedies available at law or in equity, including
                    the right to enjoin any breach of such Rules and Regulations
                    provided that the same apply to all tenants and occupants of
                    the Building generally and do not unreasonably interfere
                    with LESSEE'S use of, or access to the Premises as permitted
                    hereunder. LESSOR will not be liable to LESSEE for violation
                    of such Rules and Regulations by any other tenant, its
                    employees, agents, visitors, or licensees or any other
                    person. In the event of any conflict between the provisions
                    of this Lease and the Rules and Regulations, the provisions
                    of this Lease will govern.

                                      14

<PAGE>

35.  LESSEE'S       In consideration of LESSEE's agreement to terminate the
     RENT           existing Lease, dated November 30, 1994, as amended, by and
     CREDIT         between LESSOR and LESSEE, and to enter into this Lease,
                    LESSOR hereby agrees that LESSEE shall receive a credit in
                    the amount of $800,000 (the "Rent Credit"). The Rent Credit
                    may be applied, at LESSEE's option, to any sums due by
                    LESSEE to LESSOR under this Lease, including, without
                    limitation, all costs and expenses for LESSOR's Work, Basic
                    Rent and Additional Rent due under this Lease. LESSEE hereby
                    authorizes LESSOR to apply the credit toward all reasonable
                    costs related to LESSOR's Work (as set forth in Section 26)
                    and to all Rent and Additional Rent due to LESSOR on a
                    monthly basis commencing on the Area A Commencement Date and
                    Area B Commencement Date until the Rent Credit is fully
                    exhausted, unless otherwise notified in writing by LESSEE.
                    In no event shall LESSOR apply the credit toward any other
                    sums claimed by LESSOR to be due by LESSEE under the terms
                    of this Lease without the prior written consent of LESSEE.
                    The LESSOR shall deliver to LESSEE, upon completion of
                    LESSOR's Work, and in no event later than the Area B
                    Commencement Date, a statement setting forth in reasonable
                    detail, the amount of the Rent Credit applied to date and
                    the amount of the Rent Credit remaining. Thereafter, on an
                    annual basis but no more than one time in any twelve (12)
                    month period, at LESSEE's request, LESSOR shall provide an
                    updated statement setting forth the amount of the Rent
                    Credit applied to date and the amount of Rent Credit
                    remaining. The provisions of this Section 35 shall remain in
                    full force and effect for so long as this Lease is in
                    effect, shall inure to the benefit of all successors and
                    assigns of the LESSEE and shall be binding upon any and all
                    successors to LESSOR's interest under this Lease, whether
                    such interest is acquired by sale of the building in which
                    the Premises is located, by operation of law or otherwise.

IN WITNESS WHEREOF, the said parties hereunto set their hands and seals as of
the date above.

LESSEE: Inso Corporation   LESSOR: OMV Associates Limited Partnership
                               BY: Park Square Corporation - its General Partner
                               BY: Richard D. Cohen - its President

BY: /s/ Jonathan Levitt
   --------------------

    JONATHAN LEVITT                 /s/ [ILLEGIBLE]^^
   --------------------             -------------------------
    VICE PRESIDENT

Hereunto Duly Authorized

                                      15
<PAGE>

                                   EXHIBIT A
                                   Premises
--------------------------------------------------------------------------------
Not to Scale                                                 Capital Properties

                                                                  February, 1998

                   [THIRD FLOOR STACKING PLAN APPEARS HERE]

                                                       Third Floor Stacking Plan
                                                        The Park Square Building

--------------------------------------------------------------------------------
                         Winter Street Architects Inc
<PAGE>

                                   EXHIBIT B

                         Legal Description of the Land

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

NORTHERLY:   by Providence Street, six hundred seven and 40/100 (607.40) feet,

EASTERLY:    by Arlington Street, seventy-five and 06/100 (75.06) feet,

SOUTHERLY:   by St. James Avenue, six hundred four and 31/100 (604.31) feet and

WESTERLY:    by Berkeley Street, seventy-five (75) feet

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

                                   EXHIBIT C

                     ITEMS INCLUDED IN OPERATING EXPENSES
                     ------------------------------------

Without limitation, Operating Expenses shall include:

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

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

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

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

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

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

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

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

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

                                      18

<PAGE>

                                   Exhibit D
                            Plans & Specifications

                      Plans prepared by Malcolm A. Blier
                                 dated 2/29/00
                             consisting of A1-A7.

                              [PLAN APPEARS HERE]
<PAGE>

                                   EXHIBIT E

                              Rules & Regulations

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

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

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

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

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

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

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

                                      19
<PAGE>

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

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

  10.  No lessee will use or keep in the Premises or the building any kerosene,
gasoline, or inflammable or combustible or explosive fluid or material or
chemical substance other than limited quantities of such materials or substances
reasonably necessary for the operation or maintenance of office equipment or
limited quantities of cleaning fluids and solvents required in lessee's normal
operations in the Premises, which shall be stored in accordance with applicable
law. Without LESSOR'S prior written approval, no lessee will use any method of
heating or air conditioning other than that supplied by LESSOR. No lessee will
use or keep or permit to be used or kept any foul or noxious gas or substance in
the Premises.

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

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

                                      21
<PAGE>

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

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

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

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

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

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

  19.     LESSEE will see that the doors of the Premises are closed and locked
and that all water faucets, water apparatus, and utilities are shut off before
LESSEE or LESSEE'S employees leave the Premises, so as to prevent waste or
damage, and for any failure to comply or carelessness in this regard LESSEE will
make good all injuries sustained by other tenants or occupants of the Building
or LESSOR. On multiple-tenancy floors, all lessee's will keep the doors to the
Building corridors closed at all times except for ingress or egress.

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

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

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

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

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

                                      22

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