Document:

Exhibit 10.51

 

FOURTH
AMENDMENT TO LEASE

 

THIS
FOURTH AMENDMENT TO LEASE (the “Amendment”) made as of the 20th day of December, 2007, by and between SOUTHPORT
BUSINESS PARK LIMITED PARTNERSHIP, a North Carolina limited partnership (the “Landlord”) and GENTRIS CORPORATION,
a Delaware corporation (the “Tenant”).

 

WITNESSTH

 

WHEREAS,
Landlord and Tenant entered into a certain Lease dated as of June 12, 2004 and amendment by letter agreement dated October 21,
2004, for certain space known as Suite 400 consisting of approximately 10,207 square feet (as more particularly defined in Lease,
the “Existing Premises”) in the Building located at 133 Southcenter Court, Morrisville, Wake County, North Carolina,
as more particularly described in the Lease and

 

WHEREAS,
Landlord and Tenant entered into an amendment of the Lease Second Amendment to Lease, dated June 17, 2005 which expanded the Existing
Premises by 5,119 square feet, which is Suite 200 (hereinafter, the “Relinquished Space”) to a total of 15,326, and
increased the rent by letter agreement dated September 19, 2005;

 

WHEREAS,
Landlord and Tenant modified the terms of the Lease with Third Amendment to Lease dated May 25, 2006 by reinstating the Option
to Expand to October 1, 2006, which option has expired,

 

WHEREAS,
Tenant wishes to terminate the Lease with respect to the Relinquished Space so that an affiliated company, Paragon Dx LLC may
lease it;

 

NOW
THEREFORE, in consideration of the premises contained herein, the sum of Ten Dollars ($10.00) and other good and valuable consideration,
the mutual receipt and sufficiency of which is hereby acknowledged, the parties agree to amend the Lease by the addition of the
following paragraphs to the indicated Sections:

 

	1.	Page
    Two - Section 1.01 - The Demised Premises

 

Add
the following:

 

Effective
as of January 1, 2008, the Demised Premises shall be reduced to approximately Ten Thousand Two Hundred and Seven (10,207) square
feet (as measured from the centerline of all demising and exterior walls) of space located in the building and designated at Suite
400. The location of the Demised Premises effective as of January 1, 2008, shall be shown on Exhibit A attached hereto and incorporated
by reference.

 

	2.	Page
    Three - Section 1.04 - Monthly Minimum Rent and Adjusted Monthly Minimum Rent.

 

Delete
the following:

 

	Year 4 
10/01/07 through 
9/30/08	 	$	108,602.48	 	 	$	9,050.21	 	 	$	10.54	 
	Year 5 
10/01/08 through 
9/30/09	 	$	111,358.37	 	 	$	9,279.86	 	 	$	10.91	 
	Partial Year 10/01/09 through 1/31/2010	 	 	N/A	 	 	$	9,509.52	 	 	$	11.18	 

 

and
replace with the following:

 

	Year 4 
10/01/07 through 
9/30/08	 	$	109,419.04	 	 	$	9,118.25	 	 	$	10.72	 
	Year 5 
10/01/08- 
9/30/09	 	$	112,174.92	 	 	$	9,347.91	 	 	$	10.99	 
	Year 6 
10/01/09 - 
9/30/2010	 	$	114,930.82	 	 	$	9,577.57	 	 	$	11.26	 

 

    	 		 

    	 

    

 

	3.	There
    will be no abatement of rent with this amendment.
	 	 
	4
    	Page
    27 - Exhibit B - Description of Landlord’s Work:
	 	 
	 	All
    of Landlord’s Work is complete and Tenant accepts the Demised Premises in an “as is” condition.
	 	 
	5.	Brokerage:
    Tenant warrants that it has had no dealings with any broker or agent in connection this Fourth Amendment to Lease and
    covenants to hold harmless and indemnify Landlord from and against any and all cost, expense or liability for any compensation,
    commissions and charges claimed by any other broker or agent with respect to this Amendment to Lease or the negotiation thereof.
	 	 
	6.	Exhibit
    C - Special Provisions - Page 33
	 	 
	 	Tenant
    acknowledges that all Options to Expand are null and void.
	 	 
	7.	This
    amendment shall become effective as of the date of this Fourth Amendment to Lease as set forth above and is contingent upon
    the co-execution of a Lease between Southport Business Park and Paragon Dx LLC for the Relinquished Space.
	 	 
	8.	All
    terms of the Lease which by their nature, would survive the expiration of the Lease, will survive after January 1, 2008 as
    between Landlord and Tenant for the Relinquished Space. These terms include, but are not limited to, the reconciliation of
    2007 Direct Expenses and Tenant’s obligations under Section 4.02, Hazardous Waste.
	 	 
	9
    	The
    Lease shall revert to the original parking language found in Section 13.08 of the Lease dated June 12, 2004

 

Except
as herein amended, the terms and conditions of said Lease dated June 12, 2004 and amended by letter agreement dated October 21,
2004, Second Amendment to Lease dated June 17, 2005, letter agreement dated September 19, 2005, and Third Amendment to Lease dated
May 25, 2006 shall remain in full force and effect.

 

    	 	-2-	 

    	 

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Fourth Amendment to Lease to be executed as a sealed instrument the date
and year first above written.

 

	 	LANDLORD:
	 	 
	 	Southport
    Business Park Limited Partnership, a North Carolina limited partnership
	 	 	 
	 	BY:	Southport
    Business Park Investors Corporation, General Partner
	 	 	 
	 	By:	 
	 	 	Richard
    G. Sullivan
	 	 	Vice
    President
	 	 	 
	 	TENANT:
	 	 
	 	Gentris
    Corporation
	 	a
    Delaware corporation
	 	 	 
	 	By:	/s/
    Dawn L. Bordeaux
	 	 	Dawn
    L. Bordeaux
	 	Its:
    	Vice
    President

 

    	 	-3-	 

    	 

    

 

EXHIBIT
A – Existing Premises and Relinquished Space

 

[Intentionally
omitted]

 

    	 

     

    

 

Appendix
1

Commencement
Date Memorandum

 

[Intentionally
omitted.]

 

    	 

     

    

 

Appendix
2

Letter,
dated July 6, 2005

 

[Intentionally
omitted.]

 

    	 

     

    

 

Appendix
3

Letter,
dated December 14, 2005

 

[Intentionally
omitted.]Exhibit 10.52

 

FIFTH
AMENDMENT TO LEASE

 

THIS
FIFTH AMENDMENT TO LEASE (the “Amendment”), made as of the 15th day of June, 2009, by and between
SOUTHPORT BUSINESS PARK LIMITED PARTNERSHIP, a North Carolina limited partnership (the “Landlord”), and GENTRIS
CORPORATION, a Delaware corporation (the “Tenant”).

 

WITNESSETH

 

WHEREAS,
Landlord and Tenant entered into a certain Lease dated as of June 12, 2004, amended by letter agreement dated October 21,2004,
by Second Amendment to Lease dated June 17, 2005, by Letter Agreement dated September 19, 2005, by Third Amendment to Lease dated
May 25, 2006, and by Fourth Amendment to Lease dated December 20, 2007 (as amended, the “Lease”), for certain space
known as Suite 400, consisting of approximately 10,207 square feet (as more particularly defined in the Lease, the “Existing
Premises”) in the Building located at 133 Southcenter Court, Morrisville, Wake County, North Carolina, as more particularly
described in the Lease; and

 

WHEREAS,
Landlord and Tenant desire to modify the terms of the Lease to extend the term of the Lease beyond the initial Term, to change
the Monthly Minimum Rent and to amend certain other terms of the Lease.

 

NOW
THEREFORE, in consideration of the premises contained herein, the sum of Ten Dollars ($10.00) and other good and valuable consideration,
the mutual receipt and sufficiency of which is hereby acknowledged, the parties agree to amend the Lease as follows:

 

	1.	Page
    Two - Section 1.02 - Term of the Lease.

 

Delete
September 30, 2010 (the date on which the Term was set to expire per the Second Amendment to Lease) and insert December 31,2015
in its place.

 

	2.	Page
    Three - Section 1.04 - Monthly Minimum Rent and Adjusted Monthly Minimum Rent.

 

Effective
July 1, 2009, Tenant’s Minimum Annual Rent, Monthly Minimum Rent, and the rental rate per rentable square foot, shall be
as set forth on the following chart:

 

	(07/01/10
through 06/30/11)
	 	$	109,010.76	 	 	$	9,084.23	(*)	 	$	10.68	 
	(07/01/11 through 06/30/12)	 	$	111,766.65	 	 	$	9,313.89	 	 	$	10.95	 
	(07/01/12
through 06/30/13)
	 	$	114,522.54	 	 	$	9,543.55	 	 	$	11.22	 
	(07/01/13 through 06/30/14)	 	$	117,380.50	 	 	$	9,781.71	 	 	$	11.50	 
	(07/01/14 through 06/30/15)	 	$	120,340.53	 	 	$	10,028.38	 	 	$	11.79	 
	(07/01/15
through 12/31/15)
	 	 	N/A	 	 	$	10,275.05	 	 	$	12.08	 

 

*
See Section 3 below regarding rent reduction and rent abatement.

 

	3.	Page
    4 - Section 1.06 - Rent Abatement.

 

Add
the following at the end of Section 1.06:

 

Notwithstanding
the rent chart set forth in Section 2 of the Fifth Amendment to Lease, Tenant shall pay one-half (1/2) Monthly Minimum Rent for
the months of July 1,2009 through December 31, 2009, and no Monthly Minimum Rent for the months of October 1,2010 through December
31,2010; provided, however, that during such periods of rent reduction and rent abatement Tenant shall continue to pay any and
all Additional Rent due under the Lease.

 

    	 	 	 

     

    

 

	4.	Page
    27 - Exhibit B - Description of Landlord’s Work.

 

Tenant
acknowledges that Tenant is currently occupying the Premises and that all of the Landlord’s Work is complete, and Tenant
accepts the Demised Premises in an “as is” condition. Notwithstanding the foregoing, the Landlord will, at its expense,
paint the office area only as delineated on Exhibit B attached hereto.

 

	5.	Page
    33 - Exhibit C - Special Provisions

 

Add
the following:

 

Right
of First Offer:

 

Provided
no Event of Default by Tenant has occurred, then throughout the Term of this Lease expiring on December 31, 2015, Tenant shall
have a onetime right of first offer to lease Suite 200 (as shown on Exhibit A attached hereto) containing approximately 5,119
rentable square feet (the “Expansion Space”). Upon the expiration or termination of the now existing lease for the
Expansion Space (including any renewals or extensions thereof), Landlord shall notify the Tenant in writing and provide Tenant
with a copy of the written proposal (herein “Proposal”) containing the terms and conditions under which Landlord proposes
to lease the Expansion Space to Tenant. Tenant may exercise its right to lease the Expansion Space on the terms and conditions
set forth in the Proposal by (a) giving Landlord written notice of Tenant’s acceptance of the Expansion Space on the terms
and conditions contained in the Proposal on or before ten (10) business days after Landlord delivers to Tenant a copy of the Proposal;
and (b) executing either a new lease for the Expansion Space or a lease amendment incorporating the Expansion Space into this
Lease on the terms and conditions contained in the Proposal, on or before fifteen (15) business days after Landlord delivers the
Proposal to Tenant. If Tenant fails to give Landlord notice of its acceptance of the Proposal and enter into the new lease or
lease amendment within the proscribed time, the Tenant’s right of first offer granted in this paragraph shall terminate.
Upon such termination, Tenant shall have no further rights with regard to the Expansion Space. Notwithstanding anything to the
contrary contained herein, this right of first offer may be exercised by Tenant only, but not by its assigns or sublessees.

 

	6.	Brokerage:
    Tenant warrants that it has had no dealings with any broker or agent in connection with this Fifth Amendment to Lease,
    other than Aldene E. “Dee” Creech Osborne and John Webster of NAI Carolantic Realty and Mathew Cooke and Bill
    Sandridge of Jones Lang LaSalle, and covenants to pay, hold harmless and indemnify Landlord from and against any and all cost,
    expense or liability for any compensation, commissions and charges claimed by any other broker or agent with respect to this
    Fifth Amendment to Lease or the negotiation thereof.
	 	 
	7.	Amendment:
    Except as herein amended, the terms and conditions of the Lease shall remain in full force and effect.

 

    	 	-2-	 

    	 

    

 

IN
WITNESS WHEREOF, the parties hereto have caused this Fifth Amendment to Lease to be executed as a sealed instrument this the day
first above written.

 

	 	LANDLORD:
	 	 
	 	Southport
    Business Park Limited Partnership, a North Carolina limited partnership
	 	 	 
	 	BY:	Southport
    Business Park Investors Corporation, General Partner
	 	 	 
	 	By:	/s/
    Richard G. Sullivan
	 	 	Richard
    G. Sullivan
	 	 	Vice
    President
	 	 	 
	 	TENANT:
	 	 
	 	Gentris
    Corporation
	 	a
    Delaware corporation
	 	 	 
	 	By:	/s/
    Dawn L. Bordeaux
	 	 	Dawn
    L. Bordeaux, Vice President

 

    	 	-3-	 

    	 

    

 

EXHIBIT
A – Site Plan and Building Plan

 

[Intentionally
omitted]

 

    	 	-4-	 

    	 

    

 

EXHIBIT
B to Fifth Amendment to Lease

 

[Intentionally
omitted]

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