Document:

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NORTH CAROLINA
GUILFORD COUNTY

                                                                   Exhibit 10.44

                                LEASE AGREEMENT
                        WENDOVER BUSINESS PARK- PHASE I

            THIS LEASE, is made the 1st day of November, 1999, by and WENGREEN,
LLC, (hereinafter referred to as "Landlord") and Geerlings & Wade, Inc.,
(hereinafter referred to as "Tenant"). Landlord hereby leases to Tenant and
Tenant leases from Landlord at the WENDOVER BUSINESS PARK, PHASE I, (hereinafter
referred to as the "Center"), Office/Warehouse space at 3408 M & N West Wendover
Avenue, Greensboro, NC as appears on the Site Plan referred to hereinafter.

CERTAIN LEASE PROVISIONS

            1.0 TERM: Tenant is permitted use of the premises for a term of
Sixty-three (63) months commencing November 1, 1999 and ending at 12:00 midnight
December 31, 2004.

            2.0 MINIMUM RENT: The Tenant covenants to pay Landlord, without
prior demand, and without deduction or setoff, the following sum, payable
monthly, in advance, of the first day of each month of the term of this Lease to
Landlord's agent at address in Item 6.0 below.

            Annual Base Rent/Lease Term: $46,303(00/100 Dollars)

               Year 1 - (February 1, 2000 - January 31, 2001) - $46,303.00
               Year 2 - (February 1, 2001 - January 31, 2002) - $47,500.00
               Year 3 - (February 1, 2002 - January 31, 2003) - $48,696.00
               Year 4 - (February 1, 2003 - January 31, 2004) - $49,963.00
               Year 5 - (February 1, 2004 - January 31, 2005) - $51,229.00

            Base Rent/Monthly Installments: $3,858(58/100 Dollars)

            3.0  SECURITY DEPOSIT: Tenant shall pay, at the commencement of this
Lease, a deposit in the amount of $3,858.52 to be held by Landlord as security
for any default hereunder.

            4.0 PREMISES: The premises are 7,037 square feet; the Center is
67,982 square feet. See Article 2 of the Special Conditions attached hereto as
Exhibit D.

            5.0 EXHIBITS AND ADDENDUMS: The Lease consists of 29 articles on
twelve (12) pages, plus Exhibits A (Plans and/or Specifications), B (Site Plan),
C (Rules & Regulations), and D (Special Conditions).

            6.0  NOTICES: Notices sent pursuant to this Lease shall be
delivered personally, or
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by certified mail, return receipt requested, and addressed to:

IF TO LANDLORD:                             IF TO TENANT:

WENGREEN, LLC                               Geerlings & Wade, Inc.
c/o Insignia/ESG (Property Management)      David Pearce, CFO
3348 Peachtree Road NE, Suite 900           960 Turnpike Street
Atlanta, GA 30326-1078                      Canton, MA 02021

In witness whereof this Lease Agreement has been executed as of the date set for
the above.

Signed in the presence of:                  Lessor:

_________________________       WENGREEN, LLC, a Delaware limited liability
                                company

_________________________       By: BRG Properties, LLC, a Delaware limited
                                    liability company

                                By: /s/ Sam Rosenwald        (SEAL)
                                    -------------------------
                                  Its: Manager

Signed in the presence of:      TENANT:

/s/  Gregg Kober                Geerlings & Wade, Inc.
--------------------------

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

                                By: /s/  Jay L. Essa
                                   ------------------------
                                ITS: President

                                DATE:_____________________

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NORTH CAROLINA

GUILFORD COUNTY

                       WENDOVER BUSINESS PARK - PHASE I

                       OFFICE/WAREHOUSE LEASE AGREEMENT

          This Lease Agreement, made this 1st day of November 1999, by and
between WENGREEN, LLC (hereinafter referred to as "Landlord") and Geerlings &
Wade, Inc. (hereinafter referred to as "Tenant").

                                  WITNESSETH:
                                  ----------

          In consideration of the covenants and agreements hereinafter set out,
Landlord hereby leases and demises to the Tenant and Tenant leases from Landlord
on the terms, conditions and covenants hereinafter set forth:

          1. UTILITIES & CLEANING SERVICES. Tenant shall promptly pay all gas,
water, electricity, fuel, light, heat and power bills and all other charges and
deposits in connection with such utilities and shall pay for cleaning Services
used for the premises, or any premises used by Tenant in connection therewith.
Tenant shall pay all charges for garbage collection services or other sanitary
services rendered to the leased premises. If Tenant does not pay the same,
Landlord may pay the same and such payments shall be added to the rental of the
premises. Landlord shall not be liable for any interruption whatsoever in
utility services.

          2. USE. The premises shall be used as office/warehouse or distribution
facility for the retail sale of alcoholic beverages and other related Products
for consumption off premises as allowed in Light Industrial zoning per
Greensboro zoning ordinance and for no other purpose. The premise shall not be
used for any illegal purposes, nor in violation of any regulation of any
governmental body, nor in any manner to increase the rate of insurance on the
premises.

          3. MAINTENANCE BY LANDLORD. Tenant shall accept the premises upon
completion of construction as set forth in Article 29 herein. Landlord shall at
its expense maintain only the roof, foundation, and the structural soundness of
the exterior walls (excluding all windows, window glass, plate glass, special
store front, and all doors) of the building in good repair and condition, except
for reasonable wear and tear and except for repairs rendered necessary by the
negligence of Tenant, its agents, employees to invitees. Landlord further agrees
to care for the grounds around the building, including the mowing of grass, care
of shrubs and general landscaping and to maintain the parking areas, driveways
and alleys. Tenant shall make reasonable effort to give immediate written notice
to Landlord

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of the need for repairs of corrections (which are the responsibility of the
Landlord), and failure to report such defects shall make Tenant responsible to
Landlord for any liability incurred by Landlord by reason of such defects.
Landlord shall proceed with reasonable diligence to make such repairs or
corrections. But it is expressly understood and agreed that Landlord shall not
be liable to Tenant for any damage it may sustain to its merchandise or
equipment in or on the demised premises unless such damage is caused by the
willful negligence of the landlord or its agents and the Landlord's liability
hereunder shall be limited to the cost of such repairs or corrections.

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            4. MAINTENANCE BY TENANT. Tenants shall at its own expense keep all
other parts of the premises (including but not limited to windows, glass and
plate glass, doors, any special store front, interior walls and finish work,
floors and floor covering, gutters, heating and air conditioning systems, dock
bumpers and plumbing work and fixtures) in good order and repair except those
repairs expressly required to be made by Landlord. Tenant accepts the lease
premises in their present condition and as suited for the uses intended by
Tenant and agrees to return said premises to Landlord at the expiration or prior
termination of the Lease Agreement and all renewals thereof in as good condition
and repair as when first received, natural wear and tear, damage by storm, fire,
lightning, earthquake, or other casualty alone excepted. In the event Tenant
should neglect reasonably to maintain the demised premises, Landlord shall have
the right (but not the obligation) to cause repairs or corrections to be made.
Any reasonable costs therefore shall be payable by Tenant to Landlord as
additional rental on the next rental installment date. Tenant agrees to maintain
and pay for a maintenance contract for the heating and air conditioning system
serving the premises. Such contract must provide that upon cancellation, written
notice of the same shall be given to Landlord by both parties and shall include
at least semi-annual service for the filters, motor and belts. Tenant agrees to
provide Landlord at all times with a copy of the then currently effective
service contract. If Tenant properly maintains the heating and air conditioning
system, Landlord shall replace the compressor, fan motor, housing or heat
exchanger of said equipment if necessary.

            5. ALTERATIONS. Tenant shall not make any major alterations,
additions, or improvements to the premises without the prior written consent of
the Landlord. Tenant may, without the consent of the Landlord but at its own
cost and expense and in a good workmanlike manner, make such minor alterations,
additions, or improvements or erect, remove or alter such partitions, or erect
such shelves, bins, machinery and trade fixtures as it may deem advisable
without altering the basic character of the building or improvements and without
overloading or damaging such building or improvement and in each case complying
with all applicable governmental laws, ordinances, regulations, and other
improvements.

At the termination of this Lease, Tenant shall, if Landlord so elects, remove
all alterations, additions, improvements and partitions erected by Tenant and
restore the premises to their original condition; otherwise such improvements
shall be delivered to Landlord with the premises. All shelves, bins, machinery
and trade fixtures installed by Tenant will be removed by Tenant at the
termination of this Lease, provided Tenant is not in default. All such removals
and restoration shall be accomplished in a good workmanlike manner so as not to
damage the primary structure or aesthetic qualities of the building or other
improvements situated on the premises.

            6. FIRE OR OTHER CASUALTY. In the event that before or during the
term of this lease, the Premises shall be damaged by fire of other casualty
which in the opinion of Landlord does not render the premises or a part thereof
untenantable and

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which shall not have been occasioned by the act of Tenant of or its servants,
agents, visitors, invitees or licensees, Landlord with at its option (subject to
the other provisions of this Article 6) repair the same with reasonable dispatch
upon receipt of written notice of the damage from Tenant and there shall be no
abatement of the rent.

In the event that before or during the term of this lease the premises of the
Building shall be damaged by fire or other casualty which in the opinion of the
Landlord renders the Building, the premises or any part of the Building of
premises untenantable and which shall not have been occasioned by the act of
Tenant or of its servants, agents, visitors, invitees or licensees, Landlord
within thirty (30) days written notice of such fire or casualty or of receipt of
written notice from Tenant of such damage (whichever shall last occur) shall
have the right to and shall either (i) serve written notice upon tenant of
Landlord's intent to repair said damage or (ii) if in Landlord's opinion said
damage renders so much of either of the premises or of the Building untenantable
that repair would not be feasible, serve written notice upon Tenant that this
lease is terminated. If landlord shall elect to repair such damage, during the
period of repair the total amount of the rent shall be reduced to an amount
which in Landlord's opinion bears the same ratio as the portion of the premises
then available for use bears to the entire premises. Upon completion of such
repair, the rent shall thereafter be paid as if no fire or other casualty had
occurred.

In the event that before or during the term of this lease the premises of the
Building shall be damaged by fire or other casualty which shall have been
occasioned by the act of Tenant or of its servants, agents, visitors, invitees
of licensees there shall be no apportionment of abatement of the rent and
without prejudice to any other rights and remedies of Landlord and without
prejudice to any rights or subrogation of any insurer of Landlord, Landlord
shall have the right but shall have no obligation to repair the premises or the
Building and Tenant shall reimburse and compensate Landlord within five (5) days
of rendition of any statement to Tenant by Landlord for any expenditures made by
Landlord in making any such repairs.

The other provisions of this Article 6 notwithstanding, Landlord shall have no
obligation to replace or repair any property in the Building of on the premises
belonging to Tenant or to anyone claiming through or under Tenant nor shall
Landlord have any obligation hereunder to replace or repair any property on the
premises which landlord may require Tenant to remove from the premises.

          7. INSURANCE AND INSURANCE RATES. Tenant shall carry fire, casualty
and liability insuring its interest, if any, in improvements to or in the
premises and its interest in its office furniture, equipment, supplies, store
front glass, and other property and Tenant hereby waives any claim or right of
action which it may have against Landlord for loss or damage covered by such
insurance except in the case of Landlord's gross negligence, and Tenant
covenants and agrees that it will obtain a

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waiver from the carrier of such insurance releasing such carrier's subrogation
rights as against Landlord. (See Article 14 for further insurance requirements.)

Tenant shall not do or cause to be done or permit on the premises or in the
Building anything deemed hazardous on account of fire, and Lessee shall not use
the premises of the Building in a manner which will cause an increase in the
premium rate for any insurance in effect on the Building of a part thereof. If,
because of anything done, the premium rate for any kind of insurance in effect
on the Building or any part thereof shall be raised, Tenant shall pay Landlord
the amount of any such increase in premium rate, and if Landlord shall demand
that Tenant remedy the condition which caused any such increase in an insurance
premium rate, Tenant shall remedy such condition within five (5) days after
receipt of such demand.

If after the commencement date of this Lease, the insurance premiums incurred by
Landlord shall exceed the premium for such insurance for the first full lease
year of the term hereof, Tenant shall pay to Landlord on demand Tenant's
proportionate share of such increase, calculated in the same manner as
Impositions in Article 15 herein below, and the failure to pay such
proportionate share upon demand shall be treated in the same manner as a default
in the payment of rent.

          8. ASSIGNMENTS AND SUBLETTING. Tenant may not assign, pledge, transfer
or sublet the premises or any part thereof without having first obtained the
prior written consent of Landlord. Landlord acknowledges and consents to
Tenant's assignment of this Lease as a result of a merger between Liquid
Acquisition Corp. announced on September 28, 1999 in which Geerlings & Wade
survives as a wholly-owned subsidiary of Liquid Holdings, Inc. Any such
assignment, pledge, transfer, or subletting shall not release Tenant from the
performance of any of the terms, covenants and conditions of this lease.

          9. DEFAULT BY TENANT. The following events shall be deemed to be
events of default by Tenant under this Lease:

          A. Tenant shall fail to pay any installment of the rent on the date
that same is due and such failure shall continue for a period of ten (10) days.

          B. Tenant shall fail to comply with any term, condition, or covenant
of this Lease, other than the payment of rent and shall not cure such failure
cannot be thirty (30) days after written notice thereof to Tenant, or, if such
failure cannot be reasonably cured within the said thirty (30) days, Tenant
shall not have commenced to cure such failure within said thirty (30) days and
shall not thereafter with reasonable diligence and good faith proceed to cure
such failure.

          C. Tenant shall become insolvent, shall make a transfer in fraud of
creditors, or shall make an assignment for the benefit of creditors.

                                      -7-
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          D.  Tenant shall file a petition under any section or chapter of the
National Bankruptcy Act, as amended, or under any similar law or statute of the
United States or any State thereof; of Tenant shall be adjudged bankrupt of
insolvent if proceedings filed against Tenant thereunder.

          E.  A receiver or trustees shall be appointed for all or substantially
all of the assets of Tenant.

          10. REMEDIES. Upon the occurrence of any of such events of default
described in Article 9 above, Landlord shall have the option to pursue any one
of more of the following remedies without any notice or demand whatsoever:

          A.  Terminate this Lease, in which event, Tenant shall immediately
surrender the premises to Landlord, and, if Tenant fails to so, Landlord may
without prejudice to any other remedy which it may have for possessions of
arrearages in rent, enter upon and take possession of the premises and expel or
remove Tenant and any other person who may be occupying such premises or any
part thereof, by force if necessary, without being liable for prosecution or any
other claim of damages therefor; and Tenant agrees to pay to Landlord on demand
the amount of all loss and damage which Landlord may suffer by reason of such
termination, whether through liability to relet the premises on satisfactory
terms or otherwise.

          B.  Enter upon and take possession of the premises and expel or remove
Tenant and any other person who may be occupying such premises or any part
thereof, by force if necessary, without being liable for prosecution of any
claim for damages therefor, and relet the premises and receive the rent therefor
and apply the rental first to the cost of preparing the property for reletting
and to the cost of reletting, if any; and Tenant agrees to pay to the Landlord
on demand any deficiency that may arise by reason of such reletting.

          C.  Enter upon the premises, by force if necessary, without being
liable for prosecution of any claim for damages for damages therefor, and do
whatever Tenant is obligated to do under the terms of this Lease; and Tenant
agrees to reimburse Landlord on demand for any expense which Landlord may incur
in thus effecting compliance with Tenant's obligations under this Lease; and
Tenant further agrees that Landlord shall not be liable for any damage resulting
to the Tenant for such action.

          Pursuit of any of the foregoing remedies shall not preclude pursuit of
any of the other remedies herein provided or any other remedies provided by law,
nor shall pursuit of any remedy herein provided constitute a forfeiture of
waiver of any amounts due to Landlord hereunder or of any damages occurring to
Landlord by reason of the violation of any of the terms, provisions, and
covenants herein contained. No waiver by

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Landlord of any violation or breach of any of the terms, provisions, and
covenants herein contained shall be deemed or construed a waiver of any other
violation or breach of any of the terms, provisions and covenants herein
contained. Landlord's acceptance of rental or other payments hereunder after the
occurrence of an event of default shall not be construed as a waiver of such
default, unless Landlord so notifies Tenant in writing. Forbearance by Landlord
to enforce one or more of the remedies herein provided upon an event of default
shall not be deemed or construed to constitute a waiver of default. If, on
account of any breach or default by Tenant in Tenant's obligations under the
terms and conditions of this Lease, it shall become necessary or appropriate for
Landlord to employ or consult with an attorney concerning Landlord's rights or
to enforce or defend any of Landlord's rights of remedies hereunder, Tenant
agrees to pay attorneys' fees and expenses. No act or thing done by the Landlord
or its agents during the term hereby granted shall be deemed an acceptance of
the surrender of the premises, and no agreement to accept a surrender of said
premises shall be valid unless in writing signed by Landlord. The receipt by
Landlord of rent with knowledge of the breach of any covenant or other provision
contained in this Lease shall not be deemed or construed to constitute a waiver
of any other violation or breach of any of the terms, provisions, and covenants
contained herein.

          11. LATE CHARGES. Tenant shall be liable for and Landlord may collect
a late charge of Five percent (5%) of any monthly installment of rent or other
sums due hereunder in the event Tenant should fail to pay the same within ten
(10) days after the date that such installment is due. Such charge to be in
addition to and not in lieu of any other remedy of Landlord hereunder.

          12. SIGNAGE. No sign, advertisement or notice shall be inscribed,
painted or affixed on any part of the outside of the building, doors of offices,
or any area of the Center, except as approved by Landlord. Door signs and signs
on front of building will be at the expense of the Tenant and shall be of the
size, color, and style as the Landlord shall determine, and written approval
must be obtained in advance from the Landlord. All signs will be uniform in
style and type.

          13. ENTRY BY LANDLORD. Landlord and its authorized agents shall have
the right, but not the duty, to enter with reasonable notice to Tenant the
demised premises during normal working hours for the following purposes: (1)
inspecting the general conditions and state of repair of the premises; (2)
making of repairs required by Landlord; (3) showing of the premises to any
prospective purchaser; (4) any other reasonable purpose. If Tenant shall not
have renewed or extended this Lease prior to the final one hundred twenty (120)
day period of the Lease term, Landlord and its authorized agents shall have the
right to erect on or about the demised premises a customary sign advertising the
property for lease or sale. During said one hundred twenty (120) day period
Landlord and its authorized agents shall have the right to enter

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the demised premises during normal working hours for the showing of the
premises to prospective tenants or purchasers.

          14. INDEMNITY The Tenant agrees to indemnify and save harmless the
Landlord from and against any and all claims and demands whether from injury to
person, loss of life, of damage to property, occurring within the leased
premises. Tenant shall furnish Landlord, upon execution of this Lease, a
certificate of Legal Liability Insurance having limits not less than $500,000
combined single limits, Fire Legal Liability Insurance not less than $100,000,
shall name the Landlord as an additional insured, and shall have insurer to
notify Landlord of change of cancellation of said policy a minimum of thirty
(30) days prior to cancellation. A copy of the policy or a certificate of
insurance shall be delivered to Landlord.

          15. TAXES. Tenant shall pay, as additional rental, Tenant's
proportionate share of any increase in assessments or charges (hereafter
sometimes call "Impositions") paid or incurred by Landlord during each calendar
year for public betterments or improvements, ad valorem taxes, real estate
taxes, or any other tax on rents or real estate as such (other than income taxes
thereon) from time to time directly or indirectly assessed or imposed upon the
building (a) and/or the portion of the land upon which it is situated to the
extent such impositions exceed those paid or incurred by Landlord during the
"base year". The "base year" for the purposes of this paragraph shall be the
calendar year in which this Lease commences.

          Tenant's proportionate share of the increase in said impositions
shall be computed by multiplying the total increase in said impositions for the
applicable year over those for the base year, if any, by a fraction, the
numerator of which shall be the number of square feet herein above stated to be
the approximate area of the premises and the denominator of which shall be the
total square feet of floor space within the Center.

          The amount, if any, obtained as result of such computation for the
first calendar year following the base year shall be paid to Landlord within
thirty (30) days as additional rent pursuant to this subparagraph, the amount of
such payment shall be divided by twelve (12) and the quotient resulting from
such division shall be added to the monthly rental installments to be paid by
Tenant during each month of the next ensuing calendar year commencing with the
partial payment due on January 1st of each such calendar year. In the event the
total additional rent paid monthly pursuant to this paragraph is less than the
Tenant's proportionate share of any increase in impositions for any year, then
Tenant shall pay the deficiency to Landlord within thirty (30) days after
receiving a statement thereof from Landlord and the minimum rental installments
being paid monthly shall be adjusted as above provided.

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          If the term of this lease shall end on a date other than the first
or last day of a calendar year, the final annual charges to Tenant with respect
to the aforesaid impositions shall be prorated on a daily basis on the basis of
a three hundred sixty-five (365) day calendar year.

          The foregoing provisions to the contrary notwithstanding, it is
understood and agreed that any and all assessments or charges for public
betterments or improvements, ad valorem real estate taxes or other taxes on
business or personal property or any other tax on real estate or business or
personal property as such from time to time directly or indirectly assessed or
imposed upon or with respect to any alterations, additions or improvements made
to the premises by Tenant or under its direction or with respect to any property
of Tenant therein shall be borne and paid entirely by Tenant shall reimburse
Landlord for the same immediately upon receipt by Tenant of written demand
thereof from Landlord.

          16. COMMON AREA MAINTENANCE. Landlord has provided at its cost,
water, sewer and electricity into the premises and has provided telephone
service connections to the rear of the premises. Tenant shall pay as additional
rent a monthly common area maintenance charge which will be used for payment of,
but not limited to: landscape maintenance, and electricity for common area
lighting. For the term of the lease, Tenant shall pay its prorata share of
common area maintenance and utilities estimated for that year. The Tenant's
prorata share shall be defined as the ratio of the number for that year. The
Tenant's prorata share shall be defined as the ratio of the number of square
feet in the leased premises to the number of square feet in the Center (67,982
square feet). Estimated expenses shall be derived from a Common Area Budget for
the Center to be prepared and made available by Landlord before December 15 of
the year preceding the year to be estimated. Landlord estimates the common area
maintenance charge for the first lease year to be $.32 per square foot.

On or after the 15th day of January of each year, or if the figures are not
available on said date, then as soon thereafter as the information is readily
available, Landlord shall make adjustment by notifying the Tenant in writing of
Tenant's prorata share (as defined above) of any surplus or deficit comparing
the previous year's Common Area Budget for the Center with actual common area
expenditures. If a surplus has occurred, Tenant's pro rata share of such surplus
shall be credited against future common area payments due from Tenant until much
credit is discharged. If a deficit has occurred, Tenant's prorata share of such
credit is discharged. If a deficit has occurred, Tenant's prorata share of such
deficit shall be payable to the Landlord as additional rent within thirty (30)
days after notification and documentation showing calculation of such deficit
are presented to Tenant.

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          Should the lease begin on a day other than January 1, or end on a
day other than December 31, the above adjustment shall be prorated on a 365
day per year basis.

          For the purpose of this adjustment, this paragraph shall survive the
termination of this lease, for as long as necessary for such adjustment to be
made.

          17. HOLDING OVER. If Tenant shall continue to occupy the premises
after expiration or sooner termination of this Lease, Tenant shall pay, as
liquidated damages, for each month of continued occupancy an amount equal to
one and one-half times the rent being paid for the last full month of the
Lease term. No receipt of money by the Landlord from Tenant after expiration
or termination of this Lease shall reinstate or extend this Lease or affect
any prior notice given by Landlord to Tenant.

          18.  CONDEMNATION.
               -------------

          A. If the whole or any substantial part of the premises should be
taken for any public or quasi-public use under governmental law, ordinance,
or regulation, or by right of eminent domain, or by private purchase in lieu
thereof, this Lease shall terminate effective when the physical taking of
said premises shall occur and Tenant shall have no right to any portion of
the condemnation award except as reimbursement for Tenant's fixture or
leasehold improvements and Tenant will no longer owe rent after termination.

          B. If less than a substantial part of the premises shall be taken
for any public or quasi-public use under any governmental law, ordinance, or
regulation, or by right of eminent domain, or by private purchase in lieu,
thereof, this Lease shall not terminate but a just proportion of the rent shall
abate, such just proportion to be in the same proportion to the total rent as
the value of the premises taken bears to the aggregate total value of the entire
premises as finally determined in the condemnation proceedings. but, if there be
no determination of total value, then the just proportion of the rent to abate
shall be determined on a basis that is fair and reasonable under all of these
circumstances.

          19. SUBORDINATION. Tenant's rights shall be subject to any bona fide
mortgage or deed to secure debt which is now, or may hereafter be, placed
upon the premises by Landlord. If any mortgagee or holder of any such
security instrument shall so require, Tenant will, at any time hereafter, on
demand, execute and deliver any instruments, releases, or other documents
which may be required by any mortgagee or security instrument holder for the
purpose of subjecting and subordinating this lease to the lien and/or
security title of any such mortgage, deed to secure debt, or similar security
instrument. Within ten (10) days after request therefor by Landlord, Tenant
shall furnish to Landlord a statement detailing the status of rental

                                      -12-
<PAGE>

payments upon the Lease, setting forth the fact that landlord is not in default
in the performance of the Lease on his part to be performed, if such be the
case, or detailing any default by Landlord, if such be claimed by Tenant. If
Tenant fails to comply with such request, Landlord shall have the right to
submit such requested documents in Tenant's name and same shall have the same
force and effect as if Tenant has sent them.

          20. MECHANIC'S LIENS. Tenant shall have no authority, expressed or
implied, to create or place any lien or encumbrance of any kind or nature
whatsoever upon, or in any manner to bind, the interest of Landlord in the
premises or to charge the rentals payable hereunder for any claim in favor of
any person dealing with Tenant, repairs, and each such claim shall affect and
each such lien shall attach to, if at all, only the leasehold interest granted
to Tenant by this instrument. Tenant covenants and agrees that it will pay or
cause to be paid all sums legally due and payable by it on account of any labor
performed or materials furnished in connection with any work performed on the
premises on which any lien is or can be validly and legally asserted against its
leasehold interest in the premises or the improvements there of and that it will
save and hold Landlord harmless from any and all loss, cost or expenses based on
or arising out of asserted claims or liens against the leasehold estate or
against the rights, titles, and interest of the Landlord in the premises or
under the terms of this Lease.

          21. QUITE ENJOYMENT. Landlord agrees that Tenant, keeping and
performing the covenants herein contained on the part of Tenant to be kept and
performed, shall at all times during the term of this Lease peaceably and
quietly have, hold, and enjoy the leased premises.

          22. PARTIAL INVALIDITY. If any term, covenant, condition or provision
of this Lease is held by a court of competent jurisdiction to be invalid, void,
or unenforceable, the remainder of the provisions hereof shall remain in full
force and effect and shall in no way be affected, impaired or invalidated
thereby.

          23. SUCCESSORS. Except as otherwise specifically provided, the terms,
covenants and conditions contained in this Lease shall apply to and bind the
heirs, successors, executors, administrators, and assigns of the parties to this
Lease.

          24. NOTICES. Any notice given pursuant to this Lease shall be in
writing and sent by certified mail to the respective party at an address set
forth above for such party, or such other address as may be designated by such
party by notice.

          25. PRIOR AGREEMENTS. This Lease instrument contains the entire
understanding and agreement of the parties, and any previous agreements in
regard to the premises, whether oral or in writing, are hereby rescinded,
canceled and rendered

                                      -13-
<PAGE>

null and void. This Lease cannot be modified, unless said modification is
reduced to writing and signed by both parties.

          26. ATTORNMENT. Tenant shall attorn to any successor to Landlord's
interest in the Center, whether the succession is by sale, foreclosures,
deed-in-lieu of foreclosure, assignment or otherwise, and shall purchaser an
offset statement and an Estoppel certificate if requested by Landlord, and in
the event Tenant fails to deliver hereby constitutes and appoints Landlord as
Tenant's attorney-in-fact to execute said statement and certificate.

          27. ATTORNEY'S FEES. In the event Landlord intervenes in or becomes
a party or is made a party to any action or proceeding arising in connection
with this Lease in order to protect its rights, then Tenant shall pay to
Landlord the fees of Landlord's attorneys therein as fixed by the court.

          28. CONSTRUCTION. Construction, if any, to be completed by Landlord
will be in accordance with the plans, specifications, and agreements approved by
both parties. Landlord will not be obligated to construct or install any
improvements or facilities of any kind other than those called for on the Plans
And/Or Specifications attached hereto as Exhibit A. Tenant agrees that Landlord
may make any changes to such Plans And/Or Specifications which may become
reasonably necessary or desirable, other than substantial changes, without the
written approval of Tenant. Landlord agrees to commence and complete such
construction with reasonable diligence. If Tenant, it's contractors or labor
cause delay in Landlord's completion of the work pursuant to Plans And/Or
Specifications, thereby delaying Tenant's occupancy of the Leased premises shall
be deemed "substantially completed" when Landlord has completed the work
contemplated in the Plans and Specifications to the extent that only minor
details of construction and mechanical adjustments remain to be done in the
Leased premises and that the elevators, if any, plumbing, heating or air
conditioning, and electric facilities are substantially available to Tenant.
Upon delivery of the Leased premises into Tenant's possession, Tenant, by
occupying the same, shall be deemed to (a) have accepted the Leased premises, b)
have acknowledged that Landlord has completed the work required of it in
accordance with the Plans and Specifications, and that the same are in condition
called for hereunder, and (c) have agreed that Landlord is not then in default
of any of its obligations under this Article. All such improvements are to be
the property of the Landlord, and upon termination of this Lease, Tenant shall
deliver the Leased premises to Landlord in good condition and repair, broom
clean, normal wear and tear excepted.

          29. SPECIAL PROVISIONS.
              -------------------

          A. Time is of the essence.

                                      -14-
<PAGE>

          B. Tenant shall provide blinds at glass front of space leased by
Tenant ("Levelor" or equal) to be installed upon occupancy. (Color to match
aluminum store front.) Or, if it is agreed, nothing will be put in front of
glass. If Tenant does not install blinds, Landlord shall have the option to
provide same, at Tenant's expense, in order that all spaces shall conform.

          C. Tenant Improvements: Landlord shall provide 30 tons of HVAC
installed, new paint, carpet, VCT in restrooms, rubber base, and mini blinds
only after the premises have been approved for licensing by the appropriate
governmental authorities.

          D. Permit Period: Tenant shall have ninety (90) days following the
date of full execution hereof to obtain any and all necessary licenses and
permits from the appropriate authorities (the "Licenses"). If Tenant is unable
to obtain said Licenses within this ninety (90) day period, Tenant may request
and, upon a showing that all required Licenses have been applied for and
diligently pursued, shall be granted a thirty (30) days extension. If for any
reason Tenant is unable to obtain the required Licenses and Permits within the
ninety (90) day period (or 120 day period if so extended) then Tenant may
terminate this Lease in which event neither Party shall have any further
obligation to the other but, Landlord shall retain the Deposit as a termination
fee. Notwithstanding any Provisions hereof, Tenant's obligation to pay rent
hereunder shall commence on the Rent Commencement Date.

                                      -15-
<PAGE>

WENDOVER BUSINESS PARK - PHASE I

Exhibit A - Floor Plan
To Office/Warehouse Lease

BETWEEN WENGREEN, LLC, LANDLORD

AND GEERLINGS & WADE, INC., TENANT

See Attached Plans And/Or Specifications of Suite #3408 M & N

Which Includes all of Landlord's obligations.

                                      -16-
<PAGE>

                               CHARLES & COMPANY
                             Greensboro, NC 27419
                           Telephone: (336) 349-4654
                              Fax: (336) 6l6-lll9
                                P.O. Box 49237

Wine Distributor (old American Racing)
3408 -N Wendover Ave.
Greensboro N.C. 27407

Carpet 12 X 75                            $1075.

Cove Base                                   196.

Remove Carpet                                75.

Patch Walls                                  75.

Paint Unit                                  650.

Paint Trim, Doors                           175.

New Min, Blinds                            2500.

Electrical 4 rec, 2 sw                      300.

VCT. Flooring Baths                         250.

Paint Bathrooms                             150.

Lights 1 case                                85.

Electrical Covers                            25.

Clean Unit                                  250.

Tint Door, Panel                            185.

                                    Total $5806.00

                                      -17-
<PAGE>

   Naylor Heating And Air Conditioning
   P.O. Box 19795
   Greensboro. NC 27419
   Tel.   (336) 668-9517
   Pager (336) 316-7871

   Equipment Installation Proposal

   Customer:                                        Job Location:
   Weaver, Grubar, & Black                          3408 W. Wendover

   Attn: Lydia Whitley

   Date: 08/31/99

   We respectfully submit the following specifications and estimates for Install
   (3) Trane 10 Ton gas package units with concentric duct lay out. Provide gas
   piping and electrical.
   Guarantee with all systems operating that space will not rise above 73
   degrees providing that doors and windows are not opened frequently and/or
   left open 1 Year parts and labor limited warranty

   We offer to furnish materials and labor and complete the above in accordance
   with the above specifications for the sum of:

                                  Dollars ($30,000.00)

   Payments as follows: _60% Upon Rough, Remainder upon completion.  _________

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

   All material is guaranteed to be as specified. All work to be completed in a
   workmanlike manner according to standard practices. Any alterations or
   deviation from the above specifications involving extra cost will be charged
   as an extra cost over and above the cost of the estimate. All agreements
   contingent upon the suppliers ability to provide materials as quoted,
   accidents, and delays beyond our control. Owners to carry fire and other
   necessary insurance. Our workers are fully covered by workman's compensation
   insurance.

   Authorized Signature:_____ John Naylor____________
   Offer May Be Withdrawn If Not Excepted Within _____ Days

   ----------------------------------------------------------------------------
   Acceptance: the above prices, specifications and conditions are satisfactory
   and are hereby accepted. You are authorized to do the work as specified.
   Payment will be as outlined above.

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

   Name:_____________________   Signature:________________ Date:_______

   Name:_____________________   Signature:________________ Date:_______

                                      -18-
<PAGE>

                       WENDOVER BUSINESS PARK - PHASE I

                             Exhibit B - Site Plan
                           To Office/Warehouse Lease

                        BETWEEN WENGREEN, LLC, LANDLORD

                      AND GEERLINGS & WADE, INC., TENANT

                            *See Attached Site Plan

                                      -19-
<PAGE>

                            WENDOVER BUSINESS PARK

                                  [SITE PLAN]

                                      -20-
<PAGE>

                        WENDOVER BUSINESS PARK- PHASE I

                       Exhibit C - Rules and Regulations
                           To Office/Warehouse Lease

                        BETWEEN WENGREEN, LLC, LANDLORD

                      AND GEERLINGS & WADE, INC., TENANT

            Tenants use of the premises and the common areas surrounding the
premises shall be subject at all times during the term of this Lease to
reasonable rules and regulations adopted by Landlord not in conflict with any of
the express provisions hereof governing the use of the parking areas, driveways,
passageways, signs, exteriors of buildings, lighting and other such matters
affecting other tenants in and the general management and appearance of the
premises. Tenant agrees to comply with all such rules and regulations upon
notice to Tenant from Landlord. Tenant expressly agrees as follows:

            1. The sidewalks, entries, passages, and stairways shall not be
obstructed by the Tenant or its agents, or used by them for any purpose other
than ingress and egress to and from their premises.

            2. Truck traffic shall be allowed in the service areas only for
pickup and delivery.

            3. Garbage and refuse shall be kept in the kind of container
specified by Landlord and shall be placed at the location within the premises
designated by Landlord, for collection at the times specified by Landlord.
Tenant shall store soiled or dirty linen in approved fire rated containers.

            4. Tenant shall keep the premises at a temperature sufficiently high
to prevent freezing of water in pipes and fixtures.

            5. The outside areas immediately adjoining the premises shall be
kept clean and free from snow, ice, dirt and rubbish by Tenant and Tenant shall
not place, suffer or permit and obstruction or merchandise in such areas.

            6. Tenant shall not use the public or common areas in the premises
for business purposes.

            7. Plumbing facilities shall not be used for any other purpose than
that for which they are constructed and no foreign substance of any kind will be
thrown therein.

            8. It is the Tenant's responsibility and obligation to contract with
a pest exterminator to remove any pests which are found within the demised
premises.

                                      -21-
<PAGE>

            9.  If Tenant desires blinds or window coverings of any kind, the
same must be of such shape, color and materials as prescribed by Landlord and
shall be erected with Landlord's consent but at the expense of Tenant. No awning
shall be placed on said buildings. No radio or television serial or other device
shall be erected on roof or the exterior walls of the building in which the
premises are located. No, radio phonograph, or similar device shall be used in a
manner so as to be heard or seen outside the premises.

            10. The Tenant shall have cleaned, at their expense, not less than
semiannually, the carpet that has been provided by the Landlord for Tenant's
use, utilizing the cleaning company normally employed by the Landlord to do this
work.

            11. The Tenant shall not perform or permit any act nor carry on or
permit any practice which may damage, mar or deface the premises or any other
part of the premises.

            12. Tenant shall not place a load on any floor in the premises
exceeding the floor load limit which such floor was designed to carry nor shall
Tenant install, operate or maintain in the premises any heavy item or equipment
except in such manner as to achieve a proper distribution of weight. Landlord
acknowledges and approves the use of a forklift on the floor, and the storage of
wine on the same floor.

            13. Tenant shall not install, operate or maintain in the premises or
in any other area of the premises any electrical equipment which does not bear
the underwriter's approval, or which would overload the electrical system or any
part thereof beyond its capacity for proper and safe operation as determined by
Landlord.

            14. No additional lock or locks shall be placed by the Tenant on any
door in the building unless written consent of the Landlord shall first be
obtained. Each Tenant must, upon the termination of the within Lease, return all
keys to suites and mechanical rooms to the offices of the Landlord.

            15. The use of oil, gas or inflammable liquids for heating,
lighting, or any other purpose in expressly prohibited. Explosives or other
articles deemed extra hazardous shall not be brought into the building. Vehicles
are not to be stored in the buildings.

            16. The Landlord shall at all times have the right by its officers
or agents to enter with reasonable notice the demised premises to inspect and
examine the same and to show the same to persons wishing to lease, purchase, or
mortgage them.

                                      -22-
<PAGE>

                       WENDOVER BUSINESS PARK - PHASE I

                        Exhibit D - Special Conditions

                        BETWEEN WENGREEN, LLC, LANDLORD

                      AND GEERLINGS & WADE, INC., TENANT

1.          "PHASE I" AND "PHASE II" ISSUE. Prior to September 8, 1999, the
            aforementioned "PHASE I" "PHASE II" was owned by separate entities.
            On September 8, 1999 the Landlord purchased both PHASE I and
            PHASE II of the Center and the separate ownership merged under the
            single ownership of the Landlord. For purposes of continuity the
            separate designation of PHASE I and PHASE II will initially be
            maintained in this Lease and this PHASING ISSUE shall be subject to
            the provisions of Article 2 below.

2.          LANDLORD'S RIGHT TO COMBINE PHASE I WITH PHASE II.
            Due to the recent merging of the ownership entities of PHASE I and
            PHASE II, the Landlord is hereby reserving unto itself the right, at
            some time in the future, to commence accounting for expenses on an
            aggregated basis (combining PHASE I with PHASE II). Currently the
            existing leases are written on the basis of PHASE I and PHASE II
            only. In the future, at the election of the Landlord, the Landlord
            may combine the two PHASES into one for the purposes of combining
            the total expenses and computing each Tenant's proportionate share
            while utilizing the greater square footage as the new denominator.
            In that event, PHASE I which currently contains 67,950 square feet
            (and is shown as Buildings 3408 and 3410 on Exhibit B attached
            hereto) and PHASE II which currently contains 80,140 square feet
            (and is shown as Buildings 3400, 3402 and 3404 on Exhibit B attached
            hereto) will be combined. The total square footage of both PHASES is
            148,090. For the purposes of this Lease, this change, if and when
            instituted, will impact the following:

            (1)    The term Center as used throughout this Lease will refer
                   to the new total square footage of 148,090 and not to the
                   above referenced respective square footages of PHASE I and
                   PHASE II;

            (2)    The Tenant's proportionate share of increases for Insurance
                   and Real Estate taxes will then be computed using the new
                   total square footage of 148,090 as the denominator of a
                   fraction and the numerator of which shall be the number of
                   square feet herein above stated to be the approximate area of
                   the Premises. This newly formed fraction would be applied to
                   any Insurance

                                      -23-
<PAGE>

                   increase in excess of the premium for such Insurance for the
                   first full lease year of the term hereof;

            (3)    The Tenant's proportionate share of increases for Common
                   Area Maintenance will then be computed by using the new
                   total square footage of 148,090 as the denominator of a
                   fraction and the numerator of which shall be the number of
                   square feet herein above stated to be the approximate area
                   of the Premises. This newly formed fraction would be applied
                   to the Common Area Budget for the Center.

3.          INTERRUPTION OF UTILITIES. The last sentence of Article 1 states
            "Landlord shall not be liable for any interruption whatsoever in
            utility services". Due to the nature of Tenants business, it is a
            condition of this Lease that the Landlord install additional Heating
            Ventilation & Air Conditioning equipment to heat and cool the
            balance of the Premises. Further to the above referenced sentence
            concerning interruption of utility services. Tenant is placed on
            notice that:

            (1)    the Landlord specifically states it is not now nor will it be
                   in the future liable for the interruption of utility services
                   whether it is the provision of (and shall not to be limited
                   to) water, electricity, sewer, telephone, storm water
                   drainage or any other utility or service now provided or
                   provided in the future;

            (2)    the electric service is provided by Duke Power and that any
                   concerns that the Tenant may have in regards to the
                   interruption of electrical services should be addressed with
                   Duke Power directly;

            (3)    the Tenant may want to consider the installation of a
                   portable generating system to provide electricity in the
                   event electric services are in fact interrupted.

                                      -24-<PAGE>
                                                                   Exhibit 10.45

The Naughton Company
3 Summer Street
Hingham, MA  02043
617-740-1222

                      COMMERCIAL/INDUSTRIAL STANDARD LEASE

This Indenture of Lease made this 16th day of February, 2000 by Foxford Business
Center, LLC (Norfolk County, Massachusetts, (hereinafter called "Lessor") and
Geerlings & Wade, Inc. (hereinafter called "Lessee".)

                              Witnesseth that

In consideration of the rent and covenants herein set forth and contained, on
the part of Lessee to be paid, performed and observed, Lessor does hereby demise
and lease unto Lessee approximately 25,000 square feet of floor area which shall
include 12,932 square feet of office area within the Building (the "Building",
which term shall be construed to mean the Building as originally constructed and
expanded) on 960 Turnpike Street, Canton, MA  02021  which Lot and Building are
shown on Exhibit A attached hereto and made a part hereof, and which floor area
is shown on Exhibit A, said premises being crosshatched in Red on Exhibit A
hereinafter called the "Premises", together with the right to use in common with
Lessor and others from time to time entitled, the appurtenances to the Building
and Lot, including the right to use the driveways and parking area adjacent to
the Building.

To have and to hold the Premises for a term of 5 year(s) beginning on October 1,
2000 and terminating on September 30, 2005, unless sooner terminated as herein
provided.

                                   ARTICLE I
                                Payment of Rent
                                ---------------

Lessee covenants and agrees with Lessor to pay as rent during the term hereof
and so long thereafter as Lessee or anyone claiming under Lessee occupies the
Premises;

1.1 A fixed rental at the annual rate of $ 250,000.00 during the term hereof,
said rental to be payable in equal installments of $20,833.00 in advance on the
first day of each month of the term, and at that rate for any fraction of a
month beginning of any term, any fraction payable with respect to a portion of a
month at the beginning of the term to be paid on the Commencement Date. Rental
installments not received by the fifth day of the respective month(s) are
subject to the highest interest rate allowed by law.

1.2     Lessee shall pay all utility charges directly to the entity charged with
the collection thereof.  Lessee shall pay its proportionate share of taxes,
betterment assessments, insurance costs and maintenance costs with respect to
the Demised Premises as provided in this Section 1.2 as follows:

1.2.1  Lessee shall pay, as additional rent to Lessor, Lessee's proportionate
share of taxes levied or assessed or becoming payable for or in respect to the
Lot on which the Building of which the Premises are a part is located, and the
Building and other improvements located on the Lot, for each tax period included
in the term at the beginning and end thereof, Lessee's proportionate share of
the fraction of such taxes which is allocable to such included period.

If at any time during the term, under the Laws of the United States or any State
or political subdivision thereof in which the Premises are situated, there shall
be adopted some other method of taxation on real estate as a substitute in whole
or in part for taxes on real estate as now constituted, such as tax on the fixed
rent, additional rent or the other charges payable by Lessee hereunder by
whatever name called, which is levied, assessed or imposed against Lessor or the
rent or other charges payable hereunder to Lessor, (which substitute tax on the
fixed rent, additional rent, or other charges or other substitute method of
taxation are hereinafter collectively referred to as "Substitute Taxes"),
Lessee, to the extent that such Substitute Taxes are means of raising revenue
from or with respect to the Premises, shall pay Substitute Taxes as soon as the
same shall become due and payable. In the event that any such Substitute Taxes
shall be based upon the income of Lessor, then Lessee's obligation with respect
to the
<PAGE>

aforesaid Substitute Taxes shall be limited to the amount thereof as computed at
the rates that would be payable if the same were the sole taxable net Income of
Lessor but without deduction or provision for any deductions, exemptions or
credits to which Lessor may be entitled in computing the tax, Lessor would so
bear on account of the fixed rent, additional rent or other charges then due or
thereafter becoming due from Lessee for the taxable period under the terms of
this Lease, all as if Lessor were not entitled to any such deductions,
exemptions or credits. Provided, however, that the taxation of Lessor's income
by the United States and the Commonwealth of Massachusetts, presently referred
to as the "Federal Income Tax" and "State Income Tax" or similar methods of
taxation are not intended to be herewith applicable and are specifically
excluded.

1.2.2  Lessee shall pay to Lessor Lessee's proportionate share of each
installment of any public, special or betterment assessment levied or assessed
or becoming payable for or in respect of the Lot or Building, or both for each
installment period wholly included in the term, and for any fraction of an
installment period included in the term at the beginning or end thereof,
Lessee's proportionate share of the fraction of such installment allocable to
such included period; provided only in the case of each respective assessment
that Lessor shall have elected to pay such assessment in installments over the
longest period permitted by law and not otherwise.

1.2.2.1.  If Lessee deems itself aggrieved by any tax or assessment as to which
Lessee is required to pay LESSEE'S proportionate share under Section 1.2.1 or
1.2.2 hereof, Lessee may at Lessee's expense, without delaying the payment of
such proportionate share, seek an abatement thereof, and Lessor shall cooperate
with Lessee to the extent reasonably necessary to enable Lessee to do so.  If
such abatement is granted, Lessee's proportionate share of such taxes and
assessments shall be adjusted accordingly.

All taxes levied on the personal property of Lessee, including but not limited
to pallets or skids, fork lift trucks or other hoisting equipment, etc., shall
be the obligation and be paid by Lessee whether the same is assessed to Lessee
or Lessor and whether the same shall be considered part of the realty or
personalty and further that Lessee agrees to indemnify and hold harmless the
Lessor from any loss, damage, debt or claim resulting therefrom.

1.2.3  Lessee shall as additional rent, on the first day of each month of the
term, make tax fund payments to Lessor.  "Tax Fund payments" refer to such
payments, as Lessor shall reasonably determine to be sufficient to provide in
the aggregate a fund adequate to pay Lessee's proportionate share of all tax and
assessments referred to in subsection 1.2 when they become due and payable.
Lessor shall on or before the last day on which the same may be paid without
interest or penalty, pay to the proper authority charge with the collection
thereof all taxes and assessments referred to in said subsection 1.2.1 and
1.2.2, provided that Lessee shall have made the aforesaid tax fund payments. If
the aggregate of said tax refund payments is not adequate to pay Lessee's
proportionate share of all said taxes and assessments, Lessee shall pay to
Lessor the amount by which such aggregate is less than the amount equal to
lessee's proportionate share of all said taxes and assessments, such payment to
be made on or before the later of (a) 10 days after receipt by Lessee of written
notice from Lessor of such amount, or (b) the 30th day prior to the last day on
which such taxes and assessments may be paid without interest or penalty.  Any
balance remaining after such payment by Lessor shall be accounted for to Lessee
annually.  The amount of the monthly tax payments shall equal 1/12 of lessee's
proportionate share of the prior year's tax plus, 10% of said 1/2 of prior
year's payment.

1.2.4  Lessee shall pay to Lessor in advance on the first day of each month, in
equal monthly installments, Lessee's proportionate share of the cost to Lessor
of taking out and maintaining throughout the term of this Lease the following
insurance protecting Lessor:

1.2.4.1  Fire Insurance and extended perils on an All Risk Basis in an amount at
least equal to the replacement cost of the Building, and insurance for Loss of
rents, protecting the Lessor against abatement or loss of rent in an amount
equal to at least all rent and additional rent payable for one year under this
Article 1.

1.2.4.2  Comprehensive liability insurance indemnifying Lessor and Lessee
against all claims and demands for any injury to person or property which may be
claimed to have occurred on the Premises or on the sidewalks or ways adjoining
the Premises, in amounts which shall, at the beginning, of the term, be not less
than $1,500,000 for property damage, $1,500,000 for injury or death of one
person, and $1,500,000 for injury or death of more than one person in any single
accident, and, from time to time during the term, shall be, in such higher
amounts, if any, as are customarily carried in the metropolitan Boston area on
property similar to the Premises and used for similar purposes.

1.2.4.2a  Lessee shall obtain, at Lessee's own expense, similar Comprehensive
Liability Insurance, protecting Lessee from all claims and demands for any
injury to person or property which may be claimed to have occurred on the Leased
Premises, as well as any sidewalks or ways adjoining the Premises, such
insurance to indemnify the Lessor as well as the Lessee.
<PAGE>

1.2.4.3  Lessee shall obtain insurance against loss or damage from sprinklers,
and if applicable, from leakage or explosion or cracking of boilers, pipes
carrying steam) or water, or both, pressure vessels or similar apparatus, in the
so-called "broad form", and in such amounts as Lessor may reasonably require.
Also insurance against such other hazards as may from time to time be required
by any bank, insurance company or other lending institution holding a first
mortgage on the Premises, provided that such insurance is customarily carried in
the Metropolitan Boston area on property similar to the Premises and used for
similar purposes.

1.2.4.3a  Lessor and Lessee should maintain Business Interruption Insurance in
amounts adequate to protect their individual interest.

1.2.4.4  Policies for insurance required under the provisions of Section 1.2.4.1
and 1.2.4.3 shall, in case of loss, be first payable to the holders of any
mortgages on the Premises and shall be deposited with the holder of any mortgage
or with Lessor, as Lessor may elect.

1.2.4.5  All insurance which is carried by either party with respect to the
Premises, whether or not required; if either party so requests and it can be so
written, and if it does not result in additional premium, or if the requesting
party agrees to pay any additional premium, shall include provisions which
either designate the requesting party as one of the insured or deny to the
insurer acquisition by subrogation of rights of recovery against the requesting
party to the extent such rights have been waived by the insured party prior to
occurrences of loss or injury.  The requesting party shall be entitled to have
duplicates or certificates of any policies containing such provisions. Each
party hereby waives all rights of recovery against the other for loss or injury
against which the waiving party is protected by insurance containing said
provision, reserving, however, any rights with respect to any excess of loss or
injury over the amount recovered by such insurance.  Lessee shall not acquire as
insured under any insurance carried on the Building any right to participate in
the adjustment of loss or to receive insurance proceeds and agrees upon request
promptly to endorse and deliver to Lessor any checks or other instrument in
payment of loss in which Lessee is named payee.

1.2.5  Lessee shall pay to Lessor in advance on the first day of each month, in
equal monthly installments, Lessee's proportionate share for maintenance costs
incurred with respect to the Building, the common facilities therein, and the
Lot. Such costs shall include, without limitation, the cost of keeping all
surface driveways, parking and loading areas within the Lot in good repair and
reasonably free of ice and snow,(snow plowing is billed separately, and in
addition to the monthly charge) of maintaining in good condition all lawns and
planted areas within the Lot and of keeping the exterior Building reasonably
neat and clean. Under no circumstances will Lessee store, keep, or temporarily
place any pallets, equipment (with the exception of approved dumpster in
approved location), fixtures, or other objects outside Lessee's demised
premises. In the event Lessee does not immediately remove same, Lessor may, at
Lessor's discretion remove same and such removal will be charged by Lessor to
Lessee, and will be due immediately from Lessee upon receipt of Lessor invoice.
No dormant vehicles shall be left on the property.

1.2.6  Lessor has or will cause to be installed separate gas and electric meters
to serve the Premises exclusively.  Lessee shall pay directly to the proper
authorities charged with the collection thereof of all charges for the
consumption of utilities and other services on the Premises, whether called
charge, tax, assessment, fee or otherwise, including, without limitation, water
and sewer use and charges and taxes, if any, all such charges to be paid as
the same from time to time become due.

1.2.7  The term Lessee's "Proportionate Share" as used herein shall mean that
proportion which 25,000 square feet bears to the total ground floor area of the
Building.

                                   ARTICLE II
                         Additional Covenants of Lessee
                         ------------------------------

Lessee further covenants and agrees:

2.1  To keep the Premises, including without limitation, both the inside and
outside of all doors and windows therein, in the same order and repair as they
are in on the Commencement Date, reasonable wear and damage by fire or casualty
only excepted; and to keep all fixtures and equipment on the Premises,
including, without limitation, all heating, plumbing, electrical, air
conditioning, mechanical fixtures, and equipment serving only the Premises in
the same order and repair as they in on the Commencement Date, damage by fire or
casualty only excepted; and to make all repairs and replacements and to do all
other work necessary for the foregoing purposes.  It is further agreed that the
exception of reasonable use and wear shall not apply so as permit Lessee to keep
the Premises in anything less than suitable, tenant-like and efficient and
usable condition considering the nature of the
<PAGE>

Premises and the use reasonably made thereof, or in less than good and tenant-
like repair, and that except in case of fire there is no exception to the rule
that all glass must be kept good by Lessee. Lessee shall also make all repairs
to the Building, (including, without limitation, the structure and roof thereon
and common areas therein) and the Lot; if the same are occasioned by Lessee's
improper or untenantlike use thereof. Lessee's interior repairs should not
include the outer walls, roof, or structural repairs. However, the Lessee shall
be obligated to compensate Lessor for repairs to the exterior walls, roof or
structural repairs only if such repairs are necessitated by the intentional acts
or negligence of Lessee, its agents, invitees or employees and if such repairs
are not reimbursable by insurance carriers. Lessee shall in no way permit any
roof penetrations, additions or work of any type to the exterior, roof membrane,
or structural components of building without express written consent of Lessor.
Lessor shall maintain and repair the exterior, roof, common areas and structural
elements of the Building, as well as the Building systems, in good condition,
and Lessee shall pay its proportionate share of the cost of such maintenance and
repairs (except that Lessor shall not be obligated to make repairs which are
necessitated by Lessee's improper or untenantlike use thereof).

2.2  To assume exclusive control of the Premises, and the adjacent sidewalks
serving exclusively the Premises, if any, and all tort liabilities incident to
the control or leasing thereof, and to save the Lessor harmless from all claims
or damage arising on account of any injury or damage to any person or property
on Premises or sidewalks, or ways adjacent thereto, or otherwise resulting from
the use and maintenance and occupancy of the Premises or any thing or facility
kept or used thereon.  Lessor shall be saved harmless by Lessee from any
liability on account of any accident or injury to Lessee, or to any of Lessee's
servants, employees, agents, visitors or licensees, or to any person or persons
in or about the Premises or said adjacent sidewalks or ways adjacent thereto.

All merchandise, furniture, fixtures, effects and Property of every kind, nature
and description of Lessee and of all persons claiming through or under Lessee,
except as herein otherwise provided, which may be on the Premises during the
continuance of this Lease or any occupancy by Lessee thereof, shall be at the
sole risk and hazard of Lessee, and if the whole or any part thereof shall be
destroyed or damaged by fire, water or otherwise, or by the leakage or bursting
of water pipes, steam pipes or other pipes, by theft or from any other cause, no
part of said loss or damage is to be charged to or be borne by Lessor.

Notwithstanding any provision of this Lease, Lessor shall in no event be
indemnified or held harmless or exonerated from any liability to Lessee, or to
any person, for any injury, loss, damage or liability arising from any omission,
fault, negligence or other misconduct of Lessor or its agents or employees on or
about the Premises or on or about any stairways, hallways or other
appurtenances, including sidewalks, used in connection with the Premises and not
within the exclusive control of Lessee.

2.3  Not to assign or sublet this Lease without first obtaining on each occasion
the consent in writing of Lessor and to reimburse Lessor promptly for reasonable
legal expenses incurred by Lessor in connection with any request by Lessee for
such consent.

Lessee may, without Lessor's consent, assign this Lease to a corporation owning
a, controlling interest in the voting capital stock of Lessee, to a corporation
into which Lessee is merged provided such corporation assumes in writing all of
Lessee's obligations hereunder, or sublet to a subsidiary corporation of which
Lessee owns a majority of the voting stock.  No assignments or subletting shall
in any way impair the continuing primary liability of Lessee hereunder, and no
consent to any assigning or subletting in a particular instance shall be deemed
to be a waiver of the obligation to obtain the Lessor's approval in the case of
any other assignment or subletting.

2.4  To conform to and comply with all state and municipal laws and with all
requirements of any public body or officers having jurisdiction of the Premises
and with the requirements or regulations of any Board of Fire Underwriters or
Insurance company insuring the Premises at the time with respect to the care,
maintenance, manner of use and non-structural alteration of the Premises, all at
Lessee's own expense without reimbursement from Lessor.

2.5    To permit Lessor and Lessor's representatives to enter into and examine
the Premises and show them to prospective purchasers and mortgagees, and during
the six months prior to the expiration of the term to show them also to
prospective tenants and to keep affixed in suitable places notices for letting
and selling.

2.6    If Lessee shall at any time default in the performance of any Lessee
obligation under this Lease, Lessor, shall have the right, after first giving
Lessee ten (10) days written notice of such default (unless such default
endangers the Premises or Lessor's interest therein, in which case no such
notice shall be required), to perform such obligation notwithstanding the fact
that no provision for
<PAGE>

such substituted performance by Lessor is made in this Lease with respect to
such default. In performing such Lessee obligation, Lessor may make any
reasonable payment of money or perform any other reasonable act. All sums so
paid by Lessor and all necessary incidental costs and expenses in connection
with the performance of any such act by Lessor shall be deemed to be additional
rent under this Lease and shall be payable to Lessor immediately on demand.
Lessor may exercise the foregoing rights without waiving or releasing Lessee
from any of its obligations under this Lease.

2.7  Upon the expiration or other termination of the term of this Lease, Lessee
shall quit and surrender to Lessor the Demised Premises, broom clean, in good
order and condition, ordinary wear expected, and Lessee shall remove all of its
property, including at Lessor's request, any alterations or additions made by
Lessee.  Lessee's obligations to observe or perform this covenant shall survive
the expiration or other termination of the term of this Lease.  If the last day
of the term of this Lease or any renewal thereof falls on Sunday, this Lease
shall expire on the business day immediately proceeding. If Lessor elects to
treat Lessee as a holdover for a further term of one year, any concession of
rent or agreement in respect of decorations or the like in the initial term
shall not apply to such holdover term. Rent during such holdover term shall be
twice the amount paid during the last preceding term.

2.8  Lessee further covenants and agrees:

          (a) To use the Premises for:

              Office and warehouse functions as they relate to the wine
              distribution industry not involving the emission of objectionable
              odors, fumes, noise or vibration, and for no other use, and from
              time to time to procure all licenses and permits necessary
              therefore.

          (b) Not to make or permit any alterations or additions to the Premises
              without prior written consent of Lessor which shall not be
              unreasonably withheld.

          (c) To use reasonable diligence to prevent Lessee's employees and
              customers and other persons visiting the Premises from using any
              street abutting the Lot for parking.

          (d) Not to permit the use of the Lot for trucking of the character and
              volume greater than that customarily employed by other occupants
              of or any use permitted under clause (a) of this Section 2.8 for
              which trucking of such character and volume is customary. So far
              as possible, truck loading and unloading shall be carried on at
              parts of the Building not facing on any abutting street.

          (e) Not to place on the Premises any placard or sign of advertising
              that the Premises or any part thereof may be sublet.  Not to place
              any other sign or placard on the Premises which is visible from
              the exterior of the Premises without the written consent of
              Lessor.

          (f) Not to place on the Premises any draperies, venetian blinds,
              curtains or similar furnishings visible from the exterior of the
              Premises without the written consent of Lessor.

          (g) Not to injure, overload, deface or permit to be injured,
              overloaded or defaced, the Building, and not to permit any holes
              to be made in the outside stone or brickwork, of any awnings to be
              placed on or suspended from the Building except such and in such
              places as Lessor shall in writing first approve; and not to make,
              allow or suffer any waste or any unlawful, improper or offensive
              use of the Premises or any occupation or unoccupied space thereof
              that shall be injurious to any person or property or invalidate
              any insurance on the building or increase the premium thereof.

2.9  Lessee agrees from time to time, upon not less than fifteen (15) days prior
written request by Lessor, to execute, acknowledge and deliver to Lessor a
statement in writing certifying that this Lease is unmodified and in full force
and effect and that Lessee has no defenses, offsets or counterclaims against its
obligations to pay the fixed and additional rent and any other charges and to
perform its other covenants under this Lease (or, if there have been any
modifications that the same is in full force and effect as modified and stating
the modifications and, if there are any defenses, offsets, or counterclaims,
setting them forth in reasonable detail), and the dates to which the fixed and
additional rent and other charges have been laid.  Any such statement delivered
pursuant to this Section 2.9 may be relied upon by any prospective purchaser or
mortgagee of the Premises, Building and Lot or one or more of them, or any
prospective assignee of any such mortgage.
<PAGE>

                                  ARTICLE III
           Damage or Destruction by Eminent Domain, Fire or Casualty
           ---------------------------------------------------------

3.1  In the event that the Premises, or any material part thereof, shall be
taken by any public authority or for any public use, or shall be destroyed or
damaged by fire or unavoidable casualty, or by the action of any public
authority, then this Lease may be terminated at the election of Lessor. Such
election shall be made by the giving of written notice by Lessor to Lessee
within thirty (30) days after the right of election accrues. If by such taken
Lessee is deprived of the use of more than thirty percent (30%) of the floor
area of the Premises, or if by such fire or other casualty more than fifty
percent (50%) of the floor area shall be rendered untenantable, or if the
Premises are so damaged as to create a material risk that Lessee's property will
be subject to loss, and if Lessor does not within a reasonable time after notice
from Lessee commence and diligently pursue repairs sufficient to protect
Lessee's property, Lessee may at its option terminate this Lease by notice in
writing to Lessor within thirty (30) days after the date of such damage or
destruction, or within thirty (30) days after it has received notice of such
taking, as the case may be. If Lessee exercises such option, this Lease shall
terminate, in the case of a taking, when the Lessee is required to vacate such
portion of the Premises, and in the case of such damage or destruction, on that
date designated in its notice of termination, which shall be not less than
fifteen (15) nor more than thirty (30) days after the date of such notice.

3.2  If this Lease is not terminated pursuant to the provisions of Section 3.1,
this Lease shall continue in force and a just proportion of the rent reserved,
according to the nature and extent of the damages, sustained by the Premises,
shall be suspended or abated until the Premises, or what may remain thereof,
shall be put by Lessor in proper condition for use, which Lessor covenants to do
with reasonable diligence and subject to zoning and building laws then in
existence.  Notwithstanding the foregoing sentence, if Lessor shall not have
restored the Premises in proper condition for use and in the same condition the
Premises were in immediately before such fire, or taking (subject to alterations
required by such a taking and which are reasonably acceptable to Lessee) within
such 150 day period, then Lessee on not less than 5 days' prior notice to Lessor
may terminate this Lease, in which event the date of termination set forth in
such notice shall be deemed to be the expiration date of the term hereof.  In
the case of a taking, which permanently reduces the floor area of the Premises,
the rent shall be abated for the remainder of the term in proportion to the
amount by which the floor area has been reduced.

3.3  Irrespective of the form in which recovery may be had by law, all rights to
damages or compensation shall belong to Lessor in all cases, except for damages
to Lessee's fixtures, property or equipment, provided that the same shall not
reduce the damages or compensation which Lessor would otherwise recover.  Lessee
hereby grants to Lessor all of Lessee's rights to such damages and covenants to
deliver such further assignments thereof as Lessor may from time to time
request.

                                   ARTICLE IV
                                    Default
                                    -------

4.1  (a) If Lessee shall default in the performance of any of its obligations
set forth in Article I hereof, and if such default shall continue for ten (10)
days after written notice from Lessor to Lessee specifying any other default or
defaults, Lessee has not commenced diligently to correct the default or defaults
so specified or has not thereafter diligently pursued such correction to
completion, or (b) if any assignment shall be made by Lessee for the benefit of
creditors, or (c) If the Lessee's leasehold interest shall be taken on
execution, or (d) a petition is filed by Lessee for adjudication as a bankrupt,
or for reorganization or an arrangement under any provision of the Bankruptcy
Act as then in force and effect, or (e) any involuntary petition under any of
the provisions of the said Bankruptcy Act is filed against Lessee and such
involuntary petition is not dismissed within thirty (30) days thereafter, then
and in any of such cases Lessor may lawfully, immediately or at any time
thereafter, and without further notice or demand, and without prejudice to any
other remedies either enter into and upon the Premises or any part thereof, in
the name of the whole, or mail a notice of termination addressed to Lessee at
the Premises, and upon such entry or mailing, this Lease shall terminate, cease
and be at an end.  In the event that this Lease is terminated under any of the
foregoing provisions contained in this Article IV, or otherwise for breach of
Lessee's obligations hereunder, Lessee covenants to pay forthwith to Lessor as
compensation the excess of the total rent reserved for the residue of the term
over the fair rental value of the Premises for said residue. This covenant shall
run with the land and in calculating the rent reserved there shall be included
the value of all other considerations agreed to be paid or performed by Lessee
for such residue of the term, and Lessee further covenants as an additional and
cumulative obligation after any such ending to pay punctually to Lessor all the
sums and perform all the obligations which Lessee covenants in this Lease to pay
and to perform in the same manner and to the same extent and at the same times
as if this Lease had not been terminated.  In calculating the amounts to be paid
by Lessee under the foregoing covenant, Lessee shall be credited with any amount
actually paid to Lessor as compensation as hereinbefore provided and also with
any additional rent actually obtained by Lessor by reletting the Premises, after
deducting the expenses of collecting the same.

Nothing therein contained shall, however, limit or prejudice the right of Lessor
to prove for and obtain in proceedings for bankruptcy or insolvency or
arrangement with creditors as liquidated damages by reason of such determination
an amount equal
<PAGE>

to the maximum allowed by any statute or rule of law in effect at the time when,
and governing the proceedings in which, such damages are to be proved, whether
or not such amount be greater, equal to, or less than the amounts referred to
above. The term "Lessee" as used in this Article IV shall be deemed to include
the Guarantor, if any, of Lessee's obligations hereunder.

                                   ARTICLE V
                                 Miscellaneous
                                 -------------

5.1  Any consent or permission by Lessor to any act or omission which otherwise
would be a breach of any covenant or condition herein, or any waiver by Lessor
of the breach of any covenant or condition herein, shall not in any way be held
or construed (unless expressly so declared) to operate so as to impair the
continuing obligation of any covenant or condition herein, or otherwise, except
as to the specific instance, operate to permit similar acts or omissions.

5.2    Lessee agrees at the request of Lessor to subordinate this Lease to any
mortgage placed upon the Premises, the Building and the Lot or any one or more
of them by Lessor, provided that the holder of such mortgage enters into an
agreement with Lessee binding upon the successors and assigns of the parties
thereto by the terms of which such holder agrees not to disturb the possession
and other rights of Lessee under this Lease so long as Lessee continues to
perform its obligations hereunder and in the event of acquisition of title by
said holder through foreclosure proceedings or otherwise, to accept Lessee as
Lessee of the Premises under the terms and conditions of this Lease and to
perform the Lessor's obligations hereunder (but only while owner of the
Premises), and Lessee agrees to recognize such holder or any other person
acquiring title to the Premises as Lessor.

Lessee and Lessor agree to execute and deliver any appropriate instruments
necessary to carry out the agreements in this section 5.2 contained.  Any such
mortgage to which this Lease shall be subordinated may contain such terms,
provisions and conditions, as the mortgagor deems usual or customary.

5.3  It is agreed that the agreements and conditions in this Lease contained on
the part of Lessee to be performed and observed shall be binding upon Lessee and
its successors and assigns and shall inure to the benefit of Lessor and its
successors and assigns, and the agreements and conditions in this Lease
contained on the part of Lessor to be performed and observed shall be binding
upon Lessor and its successors and assigns and shall inure to the benefit of
Lessee and its successors and assigns.  If at any time or times during the term
Lessor shall be the trustee of a trust, Lessee agrees that only the trust estate
of Lessor shall be liable for the performance of Lessor's obligations hereunder,
and that in no event shall any trustee or beneficiary of such trust be
individually liable hereunder, and Lessee further agrees that the Lessor named
herein and subsequent Lessor shall be liable hereunder only for obligations
accruing while owner of the Premises.  No holder of a mortgage of the Lessor's
interest shall be deemed to be the owner, of the Premises until such holder
shall have acquired indefeasible title to the Premises, Lessor warrants that it
is lawfully in possession of the Premises and that it has full right and lawful
authority to execute this Lease for the term, in the manner and upon the
conditions and provisions herein contained.

5.4  Brokerage Lessee warrants that it has had no dealings with broker or agent
in connection with the Lease and covenants to defend with counsel approved by
Lessor, hold harmless and indemnify Lessor from and against any and all cost,
expense or liability for any compensation, commission and charges claimed by any
broker or agent with respect to Lessee's dealings in connection with this Lease
or the negotiation thereof.

5.5  Lease not to be Recorded  Lessee agrees that it will not record this Lease.
Both parties shall, upon the request of either, execute and deliver a notice or
short form of this Lease in such form, if any, as may be permitted by applicable
statute.  If this Lease is terminated before the term expires, the parties shall
execute, deliver and record an instrument acknowledging such fact and the actual
date of termination of this Lease, and Lessee hereby appoints Lessor its
attorney-in-fact in its name and behalf to execute such instrument.

5.6  Acts of God In any case where either party hereto is required to do any
act, delays caused by or resulting from Acts of God, war, civil commotion, fire
or other casualty, labor difficulties, shortages of labor, materials or
equipment, government regulations or other causes beyond such party's reasonable
control shall not be counted in determining the time during which work shall be
completed, whether such time, be designated by a fixed date, a fixed time or "a
reasonable time".

5.7  Severability It is agreed that if any provision of this Lease shall be
determined to be void by any court of competent jurisdiction, then such
determination shall not affect any other provision of this Lease, all of which
other provisions shall remain in full force and effect; and it is the intention
of the parties hereto that if any provision of this Lease are capable of two
<PAGE>

constructions, one of which would render the provision void and the other of
which would render the provision valid, then the provision shall have the
meaning which renders it valid.

5.8  Submission Not an Option The submission of this Lease or a summary of some
or all of its provisions for examination does not constitute a reservation of or
option for the Premises, or an offer to lease, it being understood and agreed
that this Lease shall not bind Lessor in any manner whatsoever until it has been
approved and executed by Lessor and delivered to Lessee.

5.9   Security Lessee has deposited with Lessor the sum of  20,833.00 as
security for the faithful performance and observance by Lessee of the terms,
provisions and conditions of this Lease; it is agreed that in the event Lessee
defaults in respect of any of the terms, provisions and conditions of this
Lease, including but not limited to, the payment of rent and additional rent,
Lessor may use, apply or retain the whole or any part of the security so
deposited to the extent required for the payment of any rent and additional rent
or any other sum as to which Lessee is in default or for any sum which Lessor
may expend or may be required to expend by reason of Lessee's default in respect
of any of the terms, covenants, and conditions of this Lease, including but not
limited to, any damages or deficiency accrued before or after summary
proceedings or other reentry by Lessor.  In the event that Lessee shall fully
and faithfully comply with all of the terms, provisions, covenants, and
conditions of this Lease, the security shall be returned to the Lessee after the
date fixed as the end of the Lease and after delivery of entire possession of
the Demised Premises to Lessor.  In the event of a sale of the land and building
or leasing of the building, of which the Demised Premises form a part, Lessor
shall have the right to transfer the security to the vendee or Lessee and Lessor
shall thereupon be released by Lessee from all liability for the return of such
security; and Lessee agrees to look to the new Lessor solely for the return of
said security; and it is agreed that the provisions hereof shall apply to every
transfer or assignment made of the security to a new Lessor.  Lessee further
covenants that it will not assign or encumber or attempt to assign or encumber
the monies deposited herein as security and that neither Lessor nor its
successors or assigns shall be bound by any such assignment, encumbrance,
attempted assignment or attempted encumbrance.

                                   ARTICLE VI
                                Quiet Enjoyment
                                ---------------

It is agreed that Lessee paying the rent reserved and performing and observing
the agreements and conditions herein on its part to be performed and observed,
shall and may peaceably and quietly have, hold and enjoy the Premises during the
term hereof without any manner of hindrance or molestation from Lessor.

                                  ARTICLE VII
                                    Notices
                                    -------

All notices for Lessor shall be addressed to Lessor at 3 Summer St., Hingham, MA
02043 or to such other place as may be designated by written notice to Lessee;
and all notices for Lessee shall be addressed to Lessee at: 960 Turnpike St.,
Canton, MA 02021 or to such other places as may be designated by written notice
to Lessor.  Any notice shall be deemed duly served if addressed to the
respective party as aforesaid and mailed postage prepaid registered or certified
mail, recognized overnight carrier, or delivered by hand.  Unless otherwise
directed in writing all rents shall be payable to Lessor at the Lessor's address
above stated.

                                  ARTICLE VIII
                                     Status
                                     ------

8.1.1  Lessor represents that plumbing, heat, air-conditioning, and the electric
system are in good repair and working order at the commencement of the Lease,
and that the Premises are zoned for limited industrial use and may be used for
the use described in Section 2.8 hereof.

8.1.2  Lessor or, Lessor's agents have made no other representations or promises
with respect to the said Building, the land upon which it is erected or Demised
Premises except herein expressly set forth in the provisions of this Lease.  The
taking of possession of the Demised Premises by Lessee shall be conclusive
evidence, as against Lessee, that Lessee accepts the Premises "as is" and that
said Premises and the building of which the same form a part were in good and
satisfactory condition at the time such possession was so taken.

8.13 Lessor represents and warrants to Lessee that, to the best of Lessor's
knowledge, no part of the Building or the Lot are contaminated by a Hazardous
Substance (hereinafter defined).  If, during the term hereof, Lessor knows that
there has been a spill
<PAGE>

or release of a Hazardous Substance, in, on or under any part of the Building
and/or the Lot, Lessor will give Lessee prompt written notice thereof, which
notice will provide Lessee with such information as Lessor possesses concerning
the nature and extent of such spill or release.

If, during the term hereof, Lessee knows that there has been a spill or release
of a Hazardous Substance in, on or under any part of the Building and/or the Lot
Lessee will give Lessor prompt written notice thereof, which notice will provide
Lessor with such information as Lessee possesses concerning the nature and
extent of such spill or release.  As used herein, "Hazardous Substance" means
any product, substance, chemical, material or waste whose presence, nature,
quantity and/or intensity of existence, use, manufacture, disposal,
transportation, spill, release or effect, either by itself or combination with
other materials expected to be in the vicinity, is either: (a) potentially
injurious to the public health, safety or welfare, the environment or the
Premises; (b) regulated or monitored by any governmental authority having
jurisdiction over the Premises; or (c) a basis for potential liability of Lessor
to any governmental agency or third party under any applicable statute or common
law theory.

IN WITNESS WHEREOF, the LESSOR and LESSEE have hereunto set their hands and
common seals this 13th day of March 2000.

  Foxford Business Center, LLC
--------------------------------         __________________________________
               (LESSOR)                                WITNESS
<PAGE>

     /s/ John G. Naughton                        /s/ Paddy Moran
By: ----------------------------         ----------------------------------
       John G. Naughton                                WITNESS

Geerlings & Wade, Inc.
--------------------------------         ----------------------------------
               (LESSEE)                                WITNESS

      /s/ Jay L. Essa                             /s/ Gregg Kober
By: ----------------------------         ----------------------------------
                                                       WITNESS
       President
Its: ---------------------------         ----------------------------------
                                                   Duly Authorized

COMMONWEALTH OF MASSACHUSETTS
                                      ss.
COUNTY OF _______________________________
                                             ______________, 20 ______
Then  personally  appeared ______________ to me known to be the individual who
acknowledged (her/him) self to be
the _____________________________ of __________________________________, LESSOR
and that (she/he), as such, being authorized to do so, executed and foregoing
instrument and acknowledge the execution thereof to be (her/his) free act and
deed for the purposes therein contained.
<PAGE>

IN   WITNESS   WHEREOF, I hereunto set my hand and official seal at Plymouth
County, ______________________________________________________ , Massachusetts,
this ________________________ day of _______________ , 20____________________.
                                                            Notary  Public

                                                _____________________________
                                                    My  commission expires

COMMONWEALTH OF MASSACHUSETTS
                                      ss.
COUNTY OF _____________________________________
                                                            , 20
Then  personally  appeared _____________________________ to me known to be the
individual who acknowledged (her/him) self to be the __________________________
of ______________________________, LESSEE and that (she/he), as such, being
authorized to do so, executed and foregoing instrument and acknowledge the
execution thereof to be (her/his) free act and deed for the purposes therein
contained.

IN   WITNESS   WHEREOF, I hereunto set my hand and official seal at Norfolk
County, ______________________________________________________ , Massachusetts,
this ________________________ day of _________, 20________________________.
                                                       Notary  Public

                                        ------------------------------------
                                        My  commission expires _____________

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