Document:

EX-10.19

 Exhibit 10.19 

CUMMINGS PROPERTIES, LLC 
 STANDARD
FORM 
 AMENDMENT TO LEASE # 2  

In connection with a lease in effect between Cummings Properties, LLC, LESSOR, and SolidEnergy Systems, LLC LESSEE, at 35-B Cabot Road and Roof Rack Area Woburn, Massachusetts (“premises” or “leased premises”), fully executed on March 30, 2016 (as amended and/or extended, the
“lease”), and currently scheduled to terminate on August 30, 2026, unless otherwise terminated or extended as provided in the lease, and in consideration of the mutual benefits to be derived herefrom, the parties
hereby agree to amend said lease, including its terms, conditions, covenants, and obligations (“terms”), as follows: 
  

	1.	 Effective February 1, 2021, base rent shall be changed to one million four hundred thirteen thousand
six hundred sixty (1,413,660) dollars per year or $117,805 per month. 

  

	2.	 Effective February 1, 2021, the base month from which to determine the amount of each
annual increase in the “Cost of Living” shall be November 2019, which figure shall be compared with the figure for November 2021, and each November thereafter to determine the increase (if any) in the base rent to be paid during the
following calendar year. 

  

	3.	 No oral, facsimile, or electronic (e.g., email, text, social media, etc.) notice has any force or effect under
the lease. Delivery of written notice to LESSOR is acceptable by hand or by first class mail, in addition to the methods listed in Section 21 of the lease, but LESSEE bears all risks associated with said delivery methods, including proof of
receipt by LESSOR. All other terms of said Section 21 continue to apply 

  

	4.	 The last grammatical sentence of Section 7 of Lease Extension #1 is hereby deleted and of no further force
or effect. 

  

	5.	 LESSEE acknowledges and agrees that LESSOR is currently holding an irrevocable standby letter of credit
(namely, Silicon Valley Bank Irrevocable Standby Letter of Credit Number SVBSF010899 (the “SVB L/C”)) with a face amount of $289,300, pursuant to Paragraph N of the Rider to Lease and Section 7 of Lease Extension #1, and a $48,967.16
cash security deposit pursuant to Section 2 of the lease and Paragraph T of the Rider to Lease. Upon LESSEE’S execution of this amendment, LESSEE shall amend the SVB L/C to increase the face amount of the SVB L/C from $289,300 to $547,400
by delivering to LESSOR an amendment to the SVB L/C, in a form acceptable to LESSOR’S counsel, evidencing said increase of the face amount. Notwithstanding Paragraph N of the Rider to Lease, LESSEE may, at any time after September 1, 2021,
amend the SVB L/C to reduce the face amount of said letter of credit from $547,400 to $475,400 by delivering to LESSOR an amendment to the SVB L/C, in a form acceptable to LESSOR’S counsel, evidencing said reduction of the face amount, provided
LESSEE is not then in arrears of any rent or invoice payment or otherwise in default of the lease. All other terms of said Paragraph N shall continue to apply. Time is of the essence. 

 

	6.	 Effective February 1, 2021, the size of the premises shall be increased with the addition of 12-C Cabot Road (“12-C”) and 12-B Cabot Road (“12-B”). The premises shall
then consist of (i) approximately 23,370 square feet at 35-B Cabot Road, (ii) approximately 1,290 square feet at the Roof Rack Area, (iii) approximately 15,253 square feet (including 1.1% common
area) at 12-C and (iv) approximately 10,588 square feet (including 1.1% common area) at 12-B. 

 

	7.	 LESSEE agrees to take possession of 12-C and 12-B in “as is” condition, except LESSOR shall, at LESSOR’S cost, within seven days following full execution of this amendment and LESSOR’S receipt of the security deposit increase provided for
above, infill the existing drywall opening between 12-C and 12-A Cabot Road using LESSOR’S building-standard materials. 

 

	8.	 During the first six months after full execution of this amendment (only), provided LESSEE is not then in
arrears of any rent or invoice payment or otherwise in default of the lease, LESSEE may install, at LESSEE’S sole expense, an illuminated exterior sign at 12 Cabot Road, in a location to be designated by LESSOR and in compliance with
LESSOR’S design and construction standards and all applicable ordinances, bylaws, and state and local building codes. LESSEE shall obtain all necessary licenses, permits, and approvals for said sign, and LESSOR’S written consent as to
content, size, graphics, construction, and the like. If applicable, LESSEE shall, at LESSEE’S sole expense, install any and all necessary structural support for said sign (e.g., blocking), remove any existing signage, and patch and finish any
holes prior to sign installation. Any interfering trees, shrubs, landscaping, and architectural elements may be removed or relocated, also al LESSEE’S sole expense, in connection with such sign installation, with prior written approval of
LESSOR. 

  

			
	          
	 	LESSOR
	              
	 	LESSEE

 W12200623-JRH-F 

AMENDMENT TO LEASE 

(continued) 
  

	9.	 * Following installation, LESSEE shall maintain said sign in good working order and condition. If LESSEE fails
to do so, LESSOR may in LESSOR’S sole discretion, elect to have said sign repaired or removed from the building at LESSEE’S sole expense, and LESSEE shall promptly pay all just invoice(s) therefor. Prior to the lease termination or any
earlier relocation by LESSEE, unless otherwise instructed by LESSOR, LESSEE shall remove said sign and restore the premises in accordance with LESSOR’S building and construction standards. Time is of the essence. 

 

	10.	 In accordance with Section 12 of the lease, LESSEE, at LESSEE’S sole expense, may make non-structural alterations, additions, or improvements to the premises (“LESSEE’S Work”) for LESSEE’S use of the premises as provided in Section 3 of the lease, within the first six months
following full execution of this amendment. Before commencing LESSEE’S Work, LESSEE shall submit to LESSOR for LESSOR’S written consent the following: (i) detailed plans and specifications for LESSEE’S Work; (ii) the name
and address of a qualified, licensed, certified, and insured general contractor that LESSEE has retained to perform LESSEE’S Work; and (iii) all other information reasonably requested by LESSOR. Upon receipt of LESSOR’S written
consent for LESSEE’S Work, and subject to any conditions LESSOR places thereon, LESSEE shall (a) promptly commence LESSEE’S Work and diligently pursue completion thereof, and (b) perform LESSEE’S Work (1) according to
the approved plans and specifications, (2) in a good and skillful manner, (3) in compliance with all applicable laws, regulations, statutes, ordinances, bylaws, codes, and orders (“applicable laws”), (4) in full accordance with
all terms of the lease, and (5) in full accordance with LESSOR’S building standards and construction specifications. LESSEE’S Work shall be considered (x) “non-building standard” for
maintenance purposes pursuant to Section 10 of the lease, and (y) “allowed alterations” pursuant to Section 12 of the lease. Time is of the essence. Any modifications to the premises that are required by applicable laws due to
LESSEE’S use of the premises shall be performed by LESSEE at LESSEE’S sole cost and expense and in accordance with all terms of this section and the lease. LESSEE acknowledges and agrees that LESSOR’S consent to LESSEE’S Work may
be conditioned upon LESSOR’S receipt of additional security (in an amount and in a form determined by LESSOR pursuant to an amendment to the lease). Section 12 of the lease shall continue to apply in all other respects.

  

	11.	 * Each of the parties (i) acknowledges and agrees that it is entering into this amendment voluntarily
during difficult economic times resulting from a global pandemic, and (ii) hereby fully and finally waives any and all claims whatsoever, it has now or may have in the future, that this amendment is unenforceable, in its entirety or in part,
due to global, national, or local circumstances relating in any way to the COVID-19 pandemic or other similar situation. 

This amendment shall not bind any party in any manner whatsoever until it has been executed by all parties. All other terms of the lease shall continue to
apply, and to the extent any inconsistency exists between this amendment and the lease, the terms herein shall control and supersede any earlier provisions, lowliness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this
amendment to be executed this ______19________ day of _____February__________, 2020. 
  

									
	LESSOR: CUMMINGS PROPERTIES, LLC	 		 	LESSEE: SOLIDENERGV SYSTEMS, LLC
	By:	 	 /s/ E. Anderson
	 		 	By:	 	 /s/ Qichao Hu

		 	Duly authorized	 		 		 	Duly authorized
		 		 	         

	 	Print name:	 	Qichao Hu
	09/2018	 		 	Title:	 	CEO

  
 2EX-10.20

 Exhibit 10.20 

CUMMINGS PROPERTIES LLC 
 STANDARD
FORM 
 AMENDMENT TO LEASE #   3   

In connection with a lease in effect between Cummings Properties, LLC. LESSOR, and SolidEnergy Systems, LLC LESSEE, at 35-B Cabot Road and Roof Rack Area and 12-B and 12-C Cabot Road Woburn, Massachusetts (“premises” or “leased
premises”), fully executed on March 30, 2016 (as amended and/or extended, the “lease”), and currently scheduled to terminate on August 30, 2026, unless otherwise terminated or
extended as provided in the lease, and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms, conditions, covenants and obligations (“terms”), as follows: 

 

	1.	 Effective upon the 12-G Possession Date (defined below), base
rent shall be changed to one million four hundred ninety six thousand ten (1,496,010) dollars per year or $ 124,667,50 per month. 

  

	2.	 Effective upon the 12-G Possession Date, the base month from
which to determine the amount of each annual increase in the “Cost of Living” shall be November 2019, which figure small be compared with the figure for November 2021, and each November thereafter to determine the increase
(if arty) in the base rent to be paid during the following calendar year. 

  

	3.	 In consideration of this amendment, the figure “$475,400” in the third sentence of Section 5 of
Amendment to Lease #2 is hereby deleted and replaced with the figure “$489,100.” All other terms of said Section 5 shall continue to apply. 

  

	4.	 Effective on the 12-G Possession Date, the size of the premises shall
be increased with the addition of approximately 3,050 square feet (including 1.1% common area) at 12-G Cabot Road (“12-G”). The premises shall then ,consist of
(i) approximately 23,370 square feet at 35-B Cabot Road, (ii) approximately 1,290 square feet at the Roof Rack Area, (iii) approximately 10,588 square feet (including 1.1% common area) at 12-B Cabot Road, (iv) approximately 15,253 square feet (including 1.1% common area) at 12-C Cabot Road, and (v) approximately 3,050 square feet (including 1.1%
common area) at 12-G. 

  

	5.	 The panics acknowledge and agree that 12-G is currently under lease to
a third party whose lease is currently scheduled to terminate on or about September 30, 2023 (the “Third Party”); and further encumbered by a fourth party’s right of first lease (the
“12-G Encumbrance”). Upon full execution of this amendment, LESSOR will endeavor to retire the 12-G Encumbrance and to obtain possession of 12-G from the Third Party prior to the termination date of its lease. The date upon which LESSOR obtains possession of 12-G shall be the
“12-G Possession Date.” 

  

	6.	 In consideration of this amendment, LESSEE shall pay LESSOR a one-time
charge of $50,000 upon LESSOR either exercising any relocation rights LESSOR may have under the lease with the Third Party or entering into an agreement for possession of 12-G with the Third Party.

  

	7.	 * LESSEE agrees to take possession of 12-G in “as is”
condition. 

  

	8.	 * Notwithstanding anything to the contrary contained in Section 5 of the lease, LESSOR will provide
equipment per LESSOR’S building standards to cool all warehouse areas at 12-G (only) between May 1 and November 1. 

 

	9.	 SolidEnergy Systems Securities Corporation (a MA corp.), 35-B Cabot
Road, Woburn. MA 01801, is hereby added as LESSEE in addition to SolidEnergy Systems, LLC, effective as of December 29, 2017. “LESSEE” as used in the lease, including all amendments and extensions thereto, shall refer to SolidEnergy
Systems, LLC and SolidEnergy Systems Securities Corporation, and their 

  
 1 

 responsibility shall be joint and several pursuant to Section 28(g) of the lease.
SolidEnergy Systems Securities Corporation shah, upon its execution of this amendment, supply LESSOR with a policy of commercial general liability insurance, which policy shall be effective as of December 9, 2017, together with the declarations
page and all applicable riders and endorsements, in the amount of $1,000,000 naming LESSOR and the owner of the building (OWNER) as additional insureds. LESSOR and OWNER shall be included as additional insureds using standard endorsement ISO form CG
20 26 1 1 85, ISO form CG 20 11 01 96 (without exclusions). ISO form CG 20 11 04 13 (without exclusions), or another similar form specifically approved in writing in advance by LESSOR. 

 

	10.	 * Each of the parties (i) acknowledges and agrees that it is entering into this amendment voluntarily
during difficult economic times resulting from a global pandemic, and (ii) hereby fully and finally waives any and all claims whatsoever, it has now or may have in the future, that this amendment is unenforceable, in its entirety or in part,
due to global, national, or local circumstances relating in any way to the COVID-19 pandemic or other similar situation. 

This amendment shall not bind any party in any manner whatsoever until it has been executed by all parties All other terms of the lease shall continue to
apply, and to the extent any inconsistency exists between this amendment and the lease, the terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this
amendment to be executed this ________26_______ day of ________March_______, 2021. 
  

									
	LESSOR: CUMMINGS PROPERTIES, LLC	 		 	LESSEE: SOLIDENERGY SYSTEMS, LLC
					
	By:	 	 /s/ E. Anderson
	 		 	By:	 	 /s/ Qichao Hu

		 	Duly authorized	 		 		 	Duly authorized
		 		 		 	Print name: Qichao Hu
	09/2018	 		 	Title: CEO
				
		 		 		 	LESSEE: SOLIDENERGY SYSTEMS SECURITIES CORPORATION
					
		 		 		 	By:	 	 /s/ Qichao Hu

		 		 		 		 	Duly authorized
		 		 		 	Print name: Qichao Hu
		 		 		 	Title: CEO

  
 2 

 CUMMINGS PROPERTIES LLC 

STANDARD FORM 
 AMENDMENT TO
LEASE #     3     
 In connection with a lease in effect between Cummings Properties, LLC.
LESSOR, and SolidEnergy Systems, LLC LESSEE, at 35-B Cabot Road and Roof Rack Area and 12-B and 12-C Cabot Road
Woburn. Massachusetts (“premises” or “leased premises”), fully executed on March 30, 2016 (as amended and/or extended, the “lease”), and currently scheduled to terminate on
August 30, 2026, unless otherwise terminated or extended as provided in the lease, and in consideration of the mutual benefits to be derived herefrom, the parties hereby agree to amend said lease, including its terms,
conditions, covenants and obligations (“terms”), as follows: 
  

	1.	 Effective upon the 12-G Possession Date (defined below), base
rent shall be changed to one million four hundred ninety six thousand ten (1,496,010) dollars per year or $ 124,667.50 per month. 

  

	2.	 Effective upon the 12-G Possession Date, the base month from
which to determine the amount of each annual increase in the “Cost of Living” shall be November 2019, which figure shall be compared with the figure for November 2021, and each November thereafter to determine the increase
(if any) in the base rent to be paid during the following calendar year. 

  

	3.	 In consideration of this amendment, the figure “$475,400” in the third sentence of Section 5 of
Amendment to Lease #2 is hereby deleted and replaced with the figure “$489,100.” All other terms of said Section 5 shall continue to apply. 

  

	4.	 Effective on the 12-G Possession Date, the size of the premises shall
be increased with the addition of approximately 3,050 square feet (including 1.1% common area) at 12-G Cabot Road (“12-G”). The premises shall then consist of
(i) approximately 23,370 square feet at 35-B Cabot Road, (ii) approximately 1.290 square feel at the Roof Rack Area, (iii) approximately 10,588 square feet (including 1.1% common area) at 12-B Cabot Road, (iv) approximately 15,253 square feet (including 1.1% common area) at 12-C Cabot Road, and (v) approximately 3,050 square feet (including 1.1%
common area) at 12-G. 

  

	5.	 The parties acknowledge and agree that 12-G is currently under lease to
a third party whose lease is currently scheduled to terminate on or about September 30, 2023 (the “Third Party”); and further encumbered by a fourth party’s right of first lease (the
“12-G Encumbrance”). Upon full execution of this amendment. LESSOR will endeavor to retire the 12-G Encumbrance and to obtain possession of 12-G from the Third Party prior to the termination date of its lease. The date upon which LESSOR obtains possession of 12-G shall be the
“12-G Possession Date.” 

  

	6.	 In consideration of this amendment, LESSEE shall pay LESSOR a one-time
charge of $50,000 upon LESSOR either exercising any relocation rights LESSOR may have under the lease with the Third Party or entering into an agreement for possession of 12-G with the Third Party.

  

	7.	 * LESSEE agrees to take possession of 12-G in “as is”
condition. 

  

	8.	 * Notwithstanding anything to the contrary contained in Section 5 of the lease. LESSOR will provide
equipment per LESSOR’S building standards to cool all warehouse areas at 12-G (only) between May 1 and November 1. 

 

	9.	 SolidEnergy Systems Securities Corporation (a MA corp.), 35-B Cabot
Road, Woburn, MA 01801, is hereby added as LESSEE in addition to SolidEnergy Systems, LLC, effective as of December 29, 2017. “LESSEE” as used in the lease, including all amendments and extensions thereto, shall refer to SolidEnergy
Systems LLC and SolidEnergy Systems Securities Corporation, and their 

  
 3 

	 	
responsibility shall be joint and several pursuant to Section 28(g) of the lease. SolidEnergy Systems Securities Corporation shall, upon its execution of this amendment, supply LESSOR with a
policy of commercial general liability insurance, which policy shall be effective as of December 9, 2017, together with the declarations page and all applicable riders and endorsements, in the amount of $1,000,000 naming LESSOR and the owner of
the building (OWNER) as additional insureds. LESSOR and OWNER shall be included as additional insureds using standard endorsement ISO form CG 20 26 1 1 85, ISO form CG 20 1 I 01 96 (without exclusions). ISO form CG 20 11 04 13 (without exclusions),
or another similar form specifically approved in writing in advance by LESSOR. 

  

	10.	 * Each of the parties (i) acknowledges and agrees that it is entering into this amendment voluntarily
during difficult economic times resulting from a global pandemic, and (ii) hereby fully and finally waives any and all claims whatsoever, it has now or may have in the future, that this amendment is unenforceable, in its entirety or in part,
due to global, national, or local circumstances relating in any way to the COVID-19 pandemic or other similar situation. 

This amendment shall not bind any party in any manner whatsoever until it has been executed by all parties All other terms of the lease shall continue to
apply, and to the extent any inconsistency exists between this amendment and the lease, the terms herein shall control and supersede any earlier provisions. In witness whereof, LESSOR and LESSEE, intending to be legally bound, have caused this
amendment to be executed this ____26_______ day of ____March_______ 2021. 
  

									
	LESSOR: CUMMINGS PROPERTIES, LLC	 		 	LESSEE: SOLIDENERGY SYSTEMS, LLC
					
	By:	 	 /s/ E. Anderson
	 		 	By:	 	 /s/ Qichao Hu

		 	Duly authorized	 		 		 	Duly authorized
		 		 		 	Print name: Qichao Hu
	09/2018	 		 	Title: CEO
				
		 		 		 	LESSEE: SOLIDENERGY SYSTEMS SECURITIES CORPORATION
					
		 		 		 	By:	 	 /s/ Qichao Hu

		 		 		 		 	Duly authorized
		 		 		 	Print name: Qichao Hu
		 		 		 	Title: CEO

  
 4

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