Document:

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                                                                EXHIBIT 10.f
                           LEASE OF BUSINESS PREMISES

     THIS LEASE, dated the 7th day of April, 2000, between MOUNTAIN
VIEW OFFICE PARK, a partnership with offices at 3131 Princeton Pike, Building
4, Suite 209, Lawrenceville, New Jersey 08648 hereinafter referred to as
Landlord, and CRYOMEDICAL SCIENCES, INC. with offices at 820 Bear Tavern Road,
Ewing, New Jersey 08628, hereinafter referred to as the tenant.

     WITNESSETH: That the Landlord hereby demises and leases unto the Tenant,
and the Tenant hereby hires and takes from the Landlord for the term and upon
the rentals hereinafter specified, the premises described as follows: The
demises premises shall be situated in the Township of Ewing, County of Mercer
and the State of New Jersey. The suite shall be located in Mountain View Office
Park, Building 820, on the first floor of the building, and consists of 3,076
rentable square feet (2,698 usable square feet) as shown on the sketch attached
hereto and made a part thereof as "ATTACHMENT 'A'".

     THE initial term of this demise shall be for five (5) years beginning May
1, 2000 and ending April 30, 2005.

     The base rent for the initial term shall be TWO HUNDRED TWENTY-THREE
THOUSAND, TEN AND 00/100 ($223,010.00) DOLLARS, which shall accrue at the
yearly rate of FORTY-FOUR THOUSAND, SIX HUNDRED TWO AND 00/100 ($44,602.00)
DOLLARS.

     The said rent is to be payable monthly, in advance on the first day of
each calendar month for the term hereof, in installments of THREE THOUSAND,
SEVEN HUNDRED SIXTEEN and 83/100 ($3,716.83) DOLLARS, at the office of MOUNTAIN
VIEW OFFICE PARK, 3131 Princeton Pike, Building 4, Suite 209, Lawrenceville,
New Jersey 08648 or as may be otherwise directed by the Landlord in writing.

              THE ABOVE LETTING IS UPON THE FOLLOWING CONDITIONS:

     FIRST: The Landlord covenants that the Tenant, on paying the said rent and
performing the covenants and conditions in this Lease contained, shall and may
peaceably and quietly have hold and enjoy the demises premises for the term
aforesaid.

     SECOND: The Tenant covenants and agrees to use the demised premises as
general office space (retail operations not permitted) only and agrees not to
use or permit the premises to be used for any other purpose without the prior
written consent of the Landlord endorsed herein, which consent will not be
unreasonable withheld.

     THIRD: The Tenant shall, without any previous demand therefore, pay to the
Landlord, or its agent, the said rent at the times and in the manner above
provided. In the event of the non-payment of said rent, or any installment
thereof, at the times and in the manner above provided, and if the same shall
remain in default for ten (10) days after receipt of written notice, or if the
Tenant shall be dispossessed for non-payment of rent, the Landlord or its agents
shall have the right to and may enter the said premises as the agent of the
Tenant, through operation of law, without being liable for any prosecution or
damages therefore, and may relet the premises as the agent of the Tenant, and
receive the rent therefore, upon such terms as shall be satisfactory to the
Landlord, and all rights of the Tenant to repossess the premises under this
Lease shall be

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forfeited. Such re-entry by the Landlord shall not operate to release the
Tenant from any rent to be paid or covenants to be performed hereunder during
the full term of this Lease period. For the purpose of reletting, the Landlord
shall be authorized to make such repairs to a building standard condition in or
to the lease premises as may be necessary to place the same in good order and
condition. The Tenant shall be liable to the Landlord for the reasonable cost
of such repairs, and all reasonable expenses of such reletting. If the sum
realized or to be realized from the reletting is insufficient to satisfy the
monthly or term rent provided in this Lease, the Landlord, at its option, may
require the Tenant to pay such deficiency month by month, or may hold the
Tenants in advance for the present value of the entire deficiency to be by
realized during the term of the reletting. The Tenant shall not be entitled to
any surplus accruing as a result of the reletting. The Landlord is hereby
granted a lien, in addition to any statutory lien or right to distrain that may
exist, on all personal property of the Tenant in or upon the demised premises,
to secure payment of the rent and performance of the covenants and conditions
of this Lease. The Landlord shall have the right, only after Landlord has taken
procession of the Lease property pursuant to this paragraph, as agent of the
Tenant, to take possession of any furniture, fixtures or other personal
property of the Tenant found in or about the premises, and sell the same at
public or private sale and to apply the proceeds thereof to the payment of any
moneys becoming due under this Lease, the Tenant hereby waiving the benefit of
any laws exempting property from execution, levy and sale on distress or
judgment. The Tenant agrees to pay, as additional rent, all attorney fees and
other expenses incurred by the Landlord enforcing any of the obligations under
this lease.

     FOURTH: The Tenant shall not sublet the demised premises nor any portion
thereof, nor shall this Lease be assigned by the Tenant without the prior
written consent of the Landlord endorsed hereon, which consent shall not be
unreasonably withheld. Tenant, however, shall have the right to assign this
Lease in the event of a corporate reorganization or merger to any new corporate
entity of which CRYOMEDICAL SCIENCES, INC. would be a part. Notwithstanding
anything to the contrary contained herein, this Tenant shall have the right to
sublet the demised premises under the following terms and conditions: (1) If
Tenant is intending to sublet the demised premises to a third party, Tenant
must first present to the Landlord the terms and conditions of the proposed
sublease with the new Tenant. This proposal must be delivered in writing to the
Landlord sixty (60) days prior to the date on which the sublease is to take
effect. Upon receipt, Landlord shall have the irrevocable right to recapture
the space presently lease to Tenant, which right must be exercised within ten
(10) days of the receipt of the written notice from Tenant herein. If Landlord
agrees to recapture the space, then in that event, the Tenant shall have no
right to subject the demised premises to a third party; however, if in fact the
Landlord opts not to recapture the space leased to Tenant, the Tenant shall
have the right to sublet the premises under the further condition that Tenant
shall pay to Landlord the difference between the rent Tenant currently pays
to the Landlord under the terms and conditions of this lease and the rent
to be paid by the subtenant to Tenant. Additionally, should Landlord fail
to respond within the said ten (10) day period to Tenant, then Tenant shall
have the right to sublet the premises under the terms and conditions set
forth in this paragraph. Any sublease or assignment shall be at the base
rate as provide in this Lease.

     FIFTH: The Tenant has examined the demised premises, and accepts them in
their present condition (except as otherwise expressly provided herein) and
without any representations on the part of the Landlord or its agents as to the
present condition of the said premises. The Tenant shall keep the demised
premises in good condition, and shall redecorate, paint and renovate the said
premises as may be necessary to keep them in repair and good

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appearance. The Tenants shall quit and surrender the premises at the end of the
demised term in as good condition as the reasonable use thereof will permit.
Then Tenant shall not make any alterations, or improvements to said premises
without the prior written consent of the Landlord, which consent shall not be
unreasonable withheld. All erections, alterations and improvements, whether
temporary or permanent in character, which may be made upon the premises either
by the Landlord or the Tenant, except furniture or movable trade fixtures
installed at the expense of the Tenant, shall be the property of the Landlord
and shall remain upon and be surrendered with the premises as a part thereof at
the termination of the Lease, without compensation to the Tenant. The Tenant
further agrees to keep said premises and all parts thereof in a clean and
sanitary condition and free from trash, flammable material and other
objectionable matter.

      SIXTH:   In the event than any mechanics' lien is filed against the
premises as a result of alterations, additions or improvements made by the
Tenant, the Landlord, at its option, after thirty (30) days notice to the
Tenant, may terminate this Lease and may pay the said lien, without inquiring
into the validity thereof, and the Tenant shall forthwith reimburse the
Landlord the total expense incurred by the Landlord in discharging the said
lien, as additional rent hereunder.

      SEVENTH: The Tenant agrees to replace, at the Tenant's expense, any and
all glass which may become broken in and on the demised premises, through
Tenants (including Tenant's agents, servants, employees, guests and the like)
negligence. Plate glass and mirrors, if any, shall be insured by the Tenant at
their full insurable value with a company satisfactory to the Landlord. Said
policy shall be at the full premium type, and shall be deposited with the
Landlord or its agent. Tenant shall only be required to give Landlord a
Certificate of Insurance. Parties agree that Tenant shall have the right to
self insure for glass damage.

      EIGHTH:  The Landlord shall not be responsible for the loss of or damage
to property, or injury to persons, occurring the or about the demised premises,
by reason of any existing or future condition, defect, matter or thing in said
demised premises or the property of which the premises are a part, or for the
acts, omissions or negligence of other persons or tenants in and about the said
property, unless caused by Landlord's negligent or willful wrongful act. The
Tenant agrees to indemnify and save the Landlord harmless from all claims and
liability for losses of or damage to property, or injuries to persons occurring
in or about the demised premises, unless caused by Landlord's negligent or
willful wrongful act.

      NINTH:   Utilities and services furnished to the demised premises for the
benefit of the Tenant shall be paid for by the Tenant. Tenant agrees to pay
monthly to the Landlord its estimated pro-rated share of the cost of all
utilities and maintenance not directly billed to Tenant, including but not
limited to real estate taxes, insurance, sewer, maintenance and air
conditioning. The estimated pro-rated utility and maintenance charges shall be
adjusted at the end of the fiscal year. The Landlord shall not be liable for
any interruption or delay in any of the above services for any reason unless
caused by Landlord's negligent or willful wrongful act. Attached hereto and
made apart hereof as ATTACHMENT "B" is a list of currently known expenses. If,
during the initial term or any renewal term, additional expenses are added to
this list, Tenant shall be notified.

      TENTH:    The Landlord, or its agents, shall have the right to enter the
demised premises upon reasonable notice to Tenant, at reasonable hours in the
day or night to examine the same, or to run telephone or other wires, or to
make such repairs, additions or alterations as it

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shall deem necessary for the safety, preservation or restoration of the
improvements, or for the safety, preservation or restoration of the
improvements, or for the safety or convenience of the occupants or users thereof
(there being no obligations, however, on the part of the Landlord to make any
such repairs, additions or alterations), or to exhibit the same to prospective
purchasers and to put upon the premises a suitable "For Sale" sign. For three
(3) months prior to the expiration of the demised term, the Landlord, or its
agents, may similarly exhibit the premises to prospective tenants, and may place
the usual "To Let" signs thereon. The Tenant acknowledges that for security
reasons the entrances to the common area shall be open from 7:00 a.m. until 6:00
p.m. at which time the doors will electronically lock. Should special
arrangements be necessary to accommodate Tenant's needs for access to the
premises, these arrangements are to be made to the satisfaction of the Landlord
and the Tenant.

     ELEVENTH:  In the event of destruction of the demises premises or the
building containing the said premises by fire, explosion, the elements or
otherwise during the term hereby created, or previous thereto, or such partial
destruction thereof as to render the premises untenantable or unfit for
occupancy, or should the demised premises be so badly injured that the same
cannot be repaired within ninety (90) days from the happening of such an injury,
then and in such case the term hereby created shall, at the option of the
Landlord, cease and become null and void from the date of such damage or
destruction, and the Tenant shall immediately surrender said premises and all
the Tenant's interest therein to the Landlord, and shall pay rent only to the
time of surrender, in which event the Landlord may re-enter and repossess the
premises thus discharged from this Lease and may remove all parties therefrom.
Should the demised premises be rendered untenantable and unfit for occupancy,
but yet be repairable within ninety (90) days from the happening of said injury,
the Landlord shall enter and repair the same with reasonable speed, and the rent
shall not accrue after said injury or while repairs are being made, but shall
recommence immediately after such repairs shall be completed. But if the
premises shall be so slightly injured as not to be rendered untenantable and
unfit for occupancy, then the Landlord agrees to repair the same with
reasonable promptness and in that case the rent accrued and accruing shall not
cease or determine. The Tenant shall immediately notify the Landlord in case of
fire or other damage to the premises. In the event of partial destruction,
Landlord must notify Tenant within thirty (30) days of its intent to rebuild or
not and if there is no notification, Tenant shall have the right to cancel this
Lease.

     TWELFTH:  The Tenant agrees to observe and comply with all laws,
ordinances rules and regulations of the Federal, State, County and Municipal
authorities applicable to the business to be conducted by the Tenant in the
Demised premises. The Tenant agrees not to do or permit anything to be done in
said premises, or keep anything therein, which will increase the rate of fire
insurance premiums on the improvements or any part thereof, or on the property
keep therein, or which will obstruct or interfere with the right of other
tenants, or conflict with the regulation of the Fire Department or with any
insurance policy upon said improvements or any part thereof. In the event of
any increase in insurance premiums resulting from Tenant's occupancy of the
premises, or for any act or omission on the part of the Tenant, the Tenant
agrees to pay said increase in insurance premiums on the improvements or
contents thereof as additional rent.

     THIRTEENTH:  No sign, advertisement or notice shall be affixed to or
placed on any part of the demised premises by the Tenant, except in such a
manner, and of such a size, design and color as shall be approved in advance in
writing by the Landlord. Tenant shall be entitled to one entry on the
Landlord's exterior directory. In the event that Landlord permits

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Tenant to sublet the premises to a subtenant, in no event shall the subtenant
be permitted an entry on Landlord's directories unless Tenant agrees, in
writing, to have Tenant's name removed from Landlord directories and the
subtenant name installed. The cost of the name change shall be borne by the
subtenant and paid directly to Landlord.

     FOURTEENTH:  This Lease is subject and is hereby subordinated to all
present and future first mortgages, first deeds of trust and other encumbrances
affecting the demised premises or the property of which said premises are a
part. The Tenant agrees to execute, at no expense to the Landlord, any
instrument which may be deemed necessary or desirable by the Landlord to
further effect the subordination of this Lease to any such first mortgage, fit
deed of trust or first encumbrance.

     FIFTEENTH:  The rules and regulations regarding the demises premises,
ATTACHMENT "C", as well as any other further reasonable rules and regulations
which shall be made by the Landlord, shall be observed by the Tenant and by the
Tenant's employees, agents and customers. The Landlord reserves the right to
rescind any presently existing rules applicable to the demised premises, and to
make such other and further reasonable rules and regulations as in its judgment
may from time to time be desirable for the safety, care and cleanliness of the
premises, and for the preservation of good order therein, which rules, when so
made and notice thereof given to the Tenant, shall have the same force and
effect as if originally made a part of this Lease. Such other and further rules
shall not, however, be inconsistent with the proper and rightful enjoyment by
the Tenant of the demised premises. All such rules and regulations shall be
enforced against all Tenants in a like and similar fashion.

     SIXTEENTH:  In case of violation by the Tenant of any of the covenants,
agreements and condition of this Lease, or of the rules and regulations now or
hereafter to be reasonable established by the Landlord, and upon failure to
discontinue such violation within ten (10) days after receipt of written notice
thereof give to the Tenant, this Lease shall thenceforth, at the option of the
Landlord, become null and void, and the Landlord may re-enter without further
notice and demand. The rent, in such case, shall become due, be apportioned and
paid on and up to the day of such re-entry, and the Tenant shall be liable for
all loss or damage resulting from such violation as aforesaid. No waiver by the
Landlord of any violation or breach of condition by the Tenant before the
Landlord shall exercise its option under this paragraph operate to defeat the
right of the Landlord to declare this Lease null and void and to re-enter upon
the demised premises after the said breach or violation.

     SEVENTEENTH:  All notices and demands, legal or otherwise, incidental to
this Lease, or the occupancy of the demised premises, shall be in writing. If
the Landlord or its agents desires to give or serve upon the Tenant any notice
or demand, it shall be sufficient to send a copy of thereby registered mail,
return receipt requested, addressed to the Tenant at the demised premises.
Notices from the Tenant to the Landlord shall be sent registered mail, or
delivered to the Landlord at the place hereinbefore designated for the payment
of rent or place as the Landlord may from time to time designate in
writing.

     EIGHTEENTH:  It is further agreed that if at any time during the term of
this Lease the Tenant shall make any assignment for the benefit of creditors,
or be decreed insolvent or bankrupt according to law, or if a receiver shall be
appointed for the Tenant, then the Landlord may, at its option, terminate this
Lease, exercise of such option to be evidenced by notice to that effect served
upon the assignee, receiver, trustee or other person in charge of the
liquidation of

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the property of the Tenant or the Tenant's estate, but such termination shall
not release or discharge any payment of rent payable hereunder and then
accrued, or any liability then accrued by reason of any agreement or covenant
herein contained on the part of the Tenant, or the Tenant's legal
representatives.

     NINETEENTH:  In the event that the Tenant shall remain in the demised
premises after the expiration of the term of this Lease without having executed
a new written Lease with the Landlord, such holding over shall not constitute a
renewal or extension of this Lease. The Landlord may, at its option, elect to
treat the Tenant as one who has not removed at the end of his term, and
thereupon be entitled to all the remedies against the Tenant provided by the
law in that situation, or the Landlord may elect, at its option, to construe
which holding over as a tenancy from month to month, subject to all the terms
and conditions of this Lease, except as to duration thereof, and in that event
the Tenant shall pay monthly rent in advance at twice the rate provided herein
as effective during the last month of the demised term.

     TWENTIETH:  If the property or any part thereof wherein the demised
premises are located shall be taken by public or quasi-public authority under
any power of eminent domain or condemnation, this Lease, at the option of the
Landlord, shall forthwith terminate and the Tenant shall have no claim or
interest in or to any award of damages for such taking, provided this clause
shall not prevent the Tenant from making a claim on its own behalf separate and
apart for any claims of the Landlord.

     TWENTY-FIRST:  The Tenant has this day deposited with the Landlord the sum
of $3,716.83 as security for the full and faithful performance by the Tenant of
all the terms, covenants and conditions of this Lease upon the Tenant's part to
be performed, which said sum shall be returned to the Tenant after the time
fixed as the expiration of the term herein, provide the Tenant has fully and
faithfully carried out all of said terms, covenants and conditions of Tenant's
part to be performed. In the event of a bona fide sale, subject to this Lease,
the Landlord shall have the right to transfer the security to the vendee for
the benefit of the Tenant and the Landlord shall be considered released by the
Tenant from all liability for the return of such security; and the Tenant
agrees to look to the new Landlord solely for the return of the said security,
and it is agreed that this shall apply to every transfer or assignment made of
the security to a new Landlord. The security deposited under this Lease shall
not be mortgaged, assigned or encumbered by the Tenant without written consent
of the Landlord.

     TWENTY-SECOND:  No rights are to be conferred upon the Tenant until this
Lease has been signed by the Landlord, and an executed copy of this Lease has
been delivered to the Tenant.

     TWENTY-THIRD:  The foregoing rights and remedies are not intended to be
exclusive but as additional to all rights and remedies the Landlord would
otherwise have by law.

     TWENTY-FOURTH:  All the terms, covenants and conditions of this Lease
shall inure to the benefit of and be binding upon the respective heirs,
executor, administrators, successors and assigns of the parties hereto.

     TWENTY-FIFTH:  This Lease and the obligation of the Tenant to pay rent
hereunder and perform all of the other covenants and agreements hereunder on
part of Tenant to be performed shall in no way be affected, impaired or excused
because Landlord is reasonable

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unable to supply or is delayed in supplying any service expressly or impliedly
to be supplied or is delayed to make, or is delayed in making any repairs,
additions, alterations or decorations or is unable to supply or is delayed in
supplying any equipment or fixtures if Landlord is prevented or delayed from so
doing by reason of governmental preemption in connection with the National
Emergency declared by the President of the United States or in connection with
any rule, order or regulation of any department or subdivision thereof of any
governmental agency or by reason of the conditions of supply and demand which
have been or are affected by war.

          TWENTY-SIXTH: This instrument may not be changed orally.

          TWENTY-SEVENTH: It is understood and agreed between the parties that
this is a net-net Lease and that the Tenant will pay for all of the Landlord's
expense in the operation of the property including but not limited to all
utilities and maintenance billed directly to it and will pay, to the Landlord,
for its pro-rata share of all other items of maintenance and services paid for
by Landlord, including a management fee not to exceed five (5%) percent of the
base rent. Parties agree that the Tenant's pro-rate share be equal to six (6%)
percent of such costs. Parties have agreed that electric shall be metered
separately and paid for directly by the Tenant. Snow removal, lawn maintenance,
parking yard maintenance, utilities for common areas, water service, sewer
service and the management fee shall be paid for by the Landlord and
apportioned to Tenant as aforesaid and paid for by the Tenant on a monthly
basis.

          TWENTY-EIGHTH: In addition to the rent heretofore provided, Tenant
shall pay on a monthly basis to the Landlord six (6%) percent of the real
estate taxes assessed against the property by Township of Ewing. In addition,
parties acknowledge that the demised premises are currently insured with
coverage including amount other things, fire and liability, as more
specifically defined in the insurance policy covering the demised premises.
Landlord will continue to pay premiums for such insurance and the Tenant agrees
to pay six (6%) percent of the costs thereof payable monthly to the
Landlord. Landlord agrees to furnish Tenant with actual copies of the policies
as proof of payment. Tenant will be obligated to carry fire and extended
coverage insurance on the contents of the property leased and will provide to
Landlord copies of such insurance policies.

          TWENTY-NINTH: Landlord agrees, at its expense, to promptly make all
structural repairs to the building.

          THIRTIETH: Tenant agrees that in the event it is more than ten (10)
days late in the payment of any rent provided for in the within Lease, Tenant
shall pay a sum equal to four (4%) percent of the payment that was due as a
late charge.

          THIRTY-FIRST: Wherever the consent of the Landlord is required in
this Lease, said consent shall not be unreasonable withheld or delayed.

          THIRTY-SECOND: It is fully understood and agreed that Tenant, upon
vacating the demised premises, shall leave the premises as it found them,
subject to normal wear and tear and damage from an insured casualty and
approved alterations.

          THIRTY-THIRD: It is fully understood and agreed by and between the
parties hereto that Tenant shall have the right, at it option, to contest
the amount of real estate taxes

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'assessed by the Tax Assessor of the Township of Ewing insofar as same relates
to Mountain View Office Park, the cost of which is to be borne solely and
exclusively by Tenant.

     THIRTY-FOURTH:  Each party hereto waives any and every claim which arises
or may arise in its favor and against the other party hereto during the term of
this Lease or any renewal or extension thereof for any and all loss of or
damage to any of its property located within or upon, or constituting a part of
the premises leased to Tenant hereunder, which loss or damage is covered by
valid and collectible fire and extended coverage insurance policies, to the
extent such that loss or damage is recoverable under said insurance policies.
Said mutual waivers shall be in addition to and not in limitation or derogation
of, any other waiver or release contained in this Lease with respect to any
loss of, or damage to property of the parties hereto. Inasmuch as the above
mutual waivers preclude the assignment of any aforesaid claim by way of
subrogation (or otherwise) to an insurance company (or any other person), each
party hereto hereby agrees immediately to give each insurance company which has
issued to it policies of fire and extended coverage insurance, written notice
of the terms of said mutual waivers, and to have said insurance policies
properly endorsed, if necessary, to prevent the invalidation of said insurance
coverages by reason of said waivers.

     THIRTY-FIFTH:  Landlord acknowledges with the Tenant that as part of the
consideration of the Tenant's entering into this Lease, Landlord shall provide
to Mountain View Office Park, a portion of which will be occupied by Tenant, a
total of 275 paved parking spots. Of these parking spots, Tenant shall have the
right to use a maximum of fourteen (14) parking spaces. Except for handicapped
parking, no assigned or reserved parking is permitted.

     THIRTY-SIXTH:  Parties agree that with the exception of a default in
payment of rent, the Tenant shall have the right to cure any defaults within
thirty (30) days of notice in writing by the Landlord, provided, however, that
if the matter of the default is such that it cannot be cured within thirty (30)
days, Tenant shall have a reasonable period of time within which to cure such
default within ninety (90) days. Notice of any default shall be served on the
Tenant personally or by certified mail, return receipt requested.

     THIRTY-SEVENTH:  The Tenant shall be responsible for the maintenance of
any special equipment installed by it or on its behalf including plumbing and
air conditioning equipment over and above normal building standard.

     THIRTY-EIGHTH:  Landlord and Tenant agree that provided Tenant is not in
default of any of the terms and conditions of this Lease, then Tenant is hereby
granted an option to renew this Lease for one (1) additional five (5) year term
under the same terms and conditions, except rent charged for said term shall be
equal to the then current rent charged for similar space on the premises, in
addition to all other charges and costs associated with said rental. Tenant's
option to renew this Lease must be exercised in writing to Landlord no later
than six (6) months prior to the expiration of this Lease term and any renewal
thereof.

     THIRTY-NINTH:  Parties agree that the Tenant work as set forth on
ATTACHMENT 'D' shall be at no cost to Tenant.

     FORTIETH:  In the event the date of occupancy is delayed, the term of
this Lease shall commence on the actual date of occupancy as agreed to by
Landlord and Tenant. If

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Tenant takes possession any time after the first of the month, the rent and
estimated nets shall be pro-rated for the number of days the Tenant has actual
possession.

    FORTH-FIRST: Tenant acknowledges that the HVAC system installed by Landlord
and utilized by Tenant are preset to service the demised premises from 7:00
a.m. to 9:00 p.m. Monday through Friday, in order to economize the cost of same
to Tenant. The HVAC units are preset, computerized floor by floor, and can be,
upon reasonable notice by Tenant to Landlord, adjusted to meet the Tenant's
HVAC needs over and above the preset time and conditions set by Landlord.
Should Tenant desire additional or different HVAC services other than those
preset by Landlord, Tenant shall be billed for any addition costs, which costs
are currently at a rate of $55.00 per hour, which may change from time to time
for the HVAC over and above normally provided by landlord as additional rent.
Landlord shall not be required to provide additional HVAC service to Tenant
should the said written request not be tendered to Landlord in a timely
fashion.

    IN WITNESS WHEREOF, the said parties have hereunto set their hands and
seals the day and year first above written.

WITNESS:                              MOUNTAIN VIEW OFFICE PARK

                                           /s/ JOSEPH R. JINGOLI
--------------------                  ---------------------------------------
                                      Joseph R. Jingoli, Partner

WITNESS:                              CRYOMEDICAL SCIENCES, INC.

      [SIG]                                   /s/ RICHARD J. REINHART
--------------------                  ---------------------------------------
                                      Richard J. Reinhart, President & CEO

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                                      ATTACHMENT A FLOOR PLAN
<PAGE>   11
ATTACHMENT 'B'

CURRENT NETS FOR MOUNTAIN VIEW OFFICE PARK

Answering Service

Custodial (Common Areas)

HVAC Maintenance

Elevator

Insurance

Lawn Maintenance

Tenant Miscellaneous

Non-Structural Repairs

Paving Restoration

PSE&G Parking & Core

PSE&G HVAC

Plants

Trash Removal

Security Guard

Sewer

Snow Removal

Real Estate Taxes

Public Telephone

Washroom Supplies

Water

5% Management Fee on Rent

                                Page 11 of 13
<PAGE>   12
                                ATTACHMENT 'C'

             RULES AND REGULATIONS REGARDING THE DEMISED PREMISES

     For the safety, care and cleanliness of the premises, and for the
preservation of good order therein, no smoking is permitted in the in the
common areas of the premises by the tenant, its agents, employees or guests.
Common areas include, but are not limited to, the vestibule, corridors,
bathrooms, elevators and stair towers.

     For the safety, care and cleanliness of the premises and for the
preservation of good order therein, no pets are allowed on or about the demised
premises by the tenant, its agents, employees or guests.

     In order to preserve the professional atmosphere and for the care and
safety of the visitors, guests and occupants of the building, it is understood
and agreed Tenant shall not allow minor children to go into the corridors and
bathrooms unattended. Any damage to the building caused by the Tenant's clients,
visitors or guests shall be the sole responsibility of the Tenant.

     For the care and cleanliness of the demised premises and for the
preservation of good order therein, Tenant is restricted from placing signs,
posters, advertisements or the like in the windows or on the doors of the
demised premises.

     For the care and cleanliness of the premises and for the preservation of
good order therein, Tenant is restricted from placing signs, posters or
advertisements on the grounds, parking area, automobiles or the like throughout
Mountain View Office Park.

                            Page 12 of 13

<PAGE>   13
                             ATTACHMENT 'D'

          In consideration of a five (5) year Lease, Landlord will perform
the following work at no cost to Tenant:

-  Replace defective closers on existing millwork with the same or
   similar type of device to insure all cabinets open and close properly
-  Remove existing mail slot unit
-  Construct a wall, on top of existing counter to close opening

                             Page 13 of 13<PAGE>   1
                                                                 EXHIBIT 10.g

                        LEASE AGREEMENT
                            BETWEEN

                 OLD CARRIAGE ASSOCIATES, LANDLORD

                              AND

                CRYOMEDICAL SCIENCES, INC., TENANT

      Section                                      Page

1.   DESCRIPTION OF THE PROPERTY                    1
     (a) Demised Premises                           1
     (b) Common Areas                               1
2.   TERM                                           1
3.   USE OF PREMISES                                1
4.   RENT                                           1
     (a) Base Rent                                  1
     (b) Renewal Option                             1
     (c) Timely Payment                             2
5.   SECURITY DEPOSIT                               2
6.   UTILITIES AND SERVICES                         2
     (a) Costs                                      2
     (b) Interruption of Service                    2
7.   MAINTENANCE AND REPAIRS                        3
     (a) By Landlord                                3
     (b) By Tenant                                  3
8.   ALTERATIONS                                    3
     (a) By Landlord                                3
     (b) By Tenant                                  3
9.   INDEMNIFICATION AND LIABILITY OF LANDLORD      3
     (a) Indemnification by Tenant                  3
     (b) Limited Liability of Landlord              3
10.  INSURANCE                                      3
11.  CASUALTY OR CONDEMNATION                       3
12.  ASSIGNMENT AND SUBLETTING                      4
13.  TENANT'S DEFAULT                               4
     (a) Events of Default                          4
     (b) Landlord's Remedies                        4
14.  COSTS OF COLLECTION AND ENFORCEMENT            4
15.  SUBORDINATION                                  4
16.  ATTORNMENT                                     5
17.  ESTOPPEL CERTIFICATES                          5
18.  SURRENDER OF PREMISES                          5
19.  LEASING COMMISSIONS                            5

<PAGE>   2
20.  GENERAL PROVISIONS                             5
     (a) Entire Agreement                           5
     (b) Time of the Essence                        5
     (c) Separability                               5
     (d) No Waiver                                  5
     (e) Cumulative Remedies                        6
     (f) Captions                                   6
     (g) Notices                                    6
     (h) Authority                                  6
     (i) Applicable Laws                            6

EXHIBIT B   Rules and Regulations

<PAGE>   3
                             LEASE AGREEMENT

     THIS LEASE is executed this 27th day of April, 2000 by and between OLD
CARRIAGE ASSOCIATES, having a business address at 8843 Orchard Tree Lane,
Towson, Maryland 21286 (the "Landlord") and CRYOMEDICAL SCIENCES, INC., having
a business address at 2313 Maple Road, Baltimore, Maryland 21219 (the "Tenant").

     1.   DESCRIPTION OF THE PROPERTY.

          (a)  Demised Premises. Subject to the terms and conditions of this
Lease, and in consideration of the rent to be paid by Tenant and the agreements
to be observed and performed by Tenant, Landlord hereby leases approximately
1,500 rentable square feet of the one-story building (the "Building") located
at 1113 Old North Point Road, Unit 1, Baltimore, Maryland 21222 (the
"Property").

          (b)  Common Areas. Tenant will have the right, in common with others,
to use and enjoy the parking areas, driveways, entrances, walkways, and other
common facilities or improvements serving the Premises.

     2.   TERM.

          The initial term of this Lease (the "Lease Term") will be for a
period of one (1) year. The Term will commence at 8:00 a.m. on May 15, 2000 and
will terminate at 5:00 p.m. on May 14, 2001.

     3.   USE OF PREMISES.

          Tenant will use the Premises only for warehouse and manufacturing of
medical equipment and for no other purpose. In its use of the Premises and the
Building, Tenant will not violate any public law, ordinance or regulation. No
hazardous materials, except normal office equipment solvents, etc., shall be
used by Tenant on the Premises. In addition, Tenant will comply with all rules
and regulations from time to time promulgated by the Landlord for operation of
the Building. A copy of the current rules and regulations for the Building is
attached as Exhibit B. A violation of any of the rules and regulations
constitutes a default by Tenant under this Lease.

     4.   RENT.

          (a)  Base Rent. Tenant will pay to Landlord base rent (the "Base
Rent") in accordance with the following schedule:

          05/15/00  -    Rent abated in lieu of Tenant making all improvements
to the space
          06/14/00

          06/15/00  -    $750.00 per month for 11 months
          05/14/01

                                   1
<PAGE>   4
Payments of Base Rent will be made in advance, without notice being sent to
Tenant or demand being made by Landlord, on the first day of each month; if
only a part of a calendar month falls within the Lease Term, a per diem
adjustment in Base Rent will be made with respect to such month.

          (b)  Renewal Option.  It is agreed that the Tenant shall have the
privilege of renewing this lease for one (1) additional term of one (1) year
under the same terms and conditions contained in this lease, except said rental
for the one (1) year option period shall be adjusted to Nine Thousand Four
Hundred Fifty Dollars ($9,450.00) per annum, which shall be payable in equal
monthly installments of Seven Hundred Eighty Seven Dollars and Fifty Cents
($787.50).

               Notice of election to exercise this renewal must be given
Landlord in writing at least ninety (90) days prior to the expiration of the
then current term of this lease.

          (c)  Timely Payment.  All payments of Base Rent, and any other item
of additional rent will be made by Tenant without right of off-set or
deduction, at such address as the Landlord may from time to time designate. If
Tenant fails to make any payment on the date such payment is due, Tenant will
pay to Landlord as additional rent on the date the next payment of Base Rent is
due (i) a late charge equal to 10% of the amount of such late payment and (ii)
default interest equal to 12% per year for each day that such payment remains
due but unpaid.

     5.  SECURITY DEPOSIT.

         Landlord acknowledges receipt of a security deposit from Tenant in the
amount of Seven Hundred Fifty Dollars ($750.00). Provided there exists no
breach of this Lease by Tenant, the security deposit will be returned to
Tenant, without interest, at the termination of the Lease Term. If all or any
part of the security deposit is applied to an obligation of Tenant under this
Lease, Tenant will upon request by Landlord immediately restore the security
deposit to its original amount. Tenant will not have the right to call upon
Landlord to apply all or any part of the security deposit to cure any default
or fulfill any obligation of Tenant, but such use will be solely in the
discretion of Landlord. Upon a transfer of Landlord's interest under this
Lease, the security deposit may be delivered to Landlord's successor. Upon such
delivery, Tenant agrees to look solely to any such successor, and hereby
releases Landlord of all liability with respect to the security deposit.

     6.  UTILITIES AND SERVICES.

         (a)   Costs. The cost of furnishing utilities and other services to
the Premises will be allocated as follows:

                                      2
<PAGE>   5
                       Tenant's Sole
Utility or             Cost and             Include in
Service                Responsibility       Base Rent
-------------       ------------------    --------------
Water and
Sewage                                          X

Fuel for                    X
hot water

Electricity                 X

Heat                        X

Air                         X
Conditioning

Janitorial                  X
service and
supplies

Parking               Tenant will be entitled to open parking spaces at no
                      charge. Landlord reserves the right to designate the
                      location of Tenant's parking spaces and Tenant agrees
                      that Tenant and Tenant's employees will use only the
                      spaces so designated.

    (b) Interruption of Service. If any of the utilities or services furnished
to the Premises or the Property fails or is temporarily disrupted for any
reason beyond the reasonable control of Landlord, then (i) Landlord will use
reasonable diligence to effect a resumption of the utility or service; (ii)
Landlord will not be liable for any damage suffered by Tenant or others due
to such failure or disruption; and (iii) there will be no off-set or
deduction from Base Rent, or any other item payable as additional rent
under this Lease.

  7. MAINTENANCE AND REPAIRS

    (a) By Landlord. Landlord will, at its expense, maintain the common
areas and the exterior of the Building in a clean, safe and sanitary
condition and will make all necessary structural repairs or replacements
to the Building and the Premises. Tenant will, however, be responsible for
reimbursing Landlord for any maintenance, repairs or replacements necessitated
by the negligent or willful acts of Tenant, its agents, employees, customers,
contractors, visitors or licensees. Tenant will pay to Landlord, as
additional rent, the cost of any such maintenance, repairs or replacements
within thirty (30) days after receipt of a statements from Landlord indicating
the amount due. Tenant will give Landlord prompt written notice of the
necessity for such maintenance, repairs or replacements, regardless of the
cause.

                                 3

<PAGE>   6
    (b) By Tenant. Tenant will, at its expense, maintain the Premises in a
clean, safe and sanitary condition and will make all necessary non-structural
repairs or replacements to the Premises.

  8. ALTERATIONS.

    (a) By Landlord. The Premises are leased to Tenant in "as is" condition,
and Landlord will have no obligation to make any alterations including air
conditioning system. Landlord grants permission to Tenant to make any tenant
improvements at the Tenant's entire expense.

    (b) By Tenant. Tenant will not make any installations, alterations,
additions or improvements to the Premises or the Building without the prior
written consent of the Landlord. All such alterations, installations,
additions or improvements will be done at the sole cost of Tenant by
contractors approved by Landlord, and will be done at such times as Landlord
may designate. All alterations, installations, additions or improvements,
excluding only Tenant's office furniture, trade fixtures and equipment
removable without damage to the Premises, will be the property of Landlord and
will remain upon or a part of the Premises upon the termination of this
Lease.

  9. INDEMNIFICATION AND LIABILITY OF LANDLORD.

    (a) Indemnification by Tenant. Tenant agrees to indemnify, defend, and
save the Landlord harmless from and against any cause of action, suit, claim,
damage, loss or expense (including reasonable attorneys' fees) that may arise
from the use of the Premises or Building-by Tenant, its agents, employees,
customers, contractors, visitors or licensees, unless such cause of action,
suit, claim, damage, loss or expense arises from any omission, fault,
negligence or other misconduct of the Landlord. Tenant will not settle any
cause of action, suit or claim against Landlord without Landlord's prior
written consent, which consent will not be unreasonably withheld.

    (b) Limited Liability of Landlord. Tenant acknowledges that upon any
default of this Lease by Landlord, Tenant's sole remedy will be against the
interest of Landlord in the Property. Tenant further acknowledges that neither
the Landlord nor any partner nor shareholder of Landlord shall have any
personal liability with respect to any claim arising out of this Lease.

 10. INSURANCE

    Tenant will maintain public liability and property damage insurance with
respect to the Premises and the business of Tenant, with limits of liability of
$1,000,000.00 in respect to injuries to or death of any one person,
$1,000,000.00 in respect to any one occurrence, and $500,000.00 in respect to
destruction or damage to property. Tenant's insurance policy will name Landlord
as an additional insured, and will provide that Landlord will be given at least
ten (10) days advance written notice in the event of cancellation. Tenant will
deliver to Landlord on demand evidence of such insurance coverage.

 11. CASUALTY OR CONDEMNATION.

    If at any time during the Lease Term all or substantially all of the
Premises or Building is destroyed by fire or other casualty, or if all or
substantially all of the Building is taken by the exercise of the governmental
power of eminent domain, this Lease will automatically terminate as of the date
of such

                                       4

<PAGE>   7

destruction or taking. If, however less than all or substantially all of the
Premises or Building is damaged by fire or other casualty, Landlord shall have
the option either (i) to repair promptly and diligently such damage, in which
case this Lease shall remain in effect without any abatement of Tenant's
obligations or (ii) to terminate this Lease as of the date of such damage. If
this Lease is terminated in accordance with this Section 11 then, provided the
damage to the Premises or the Building was not caused by Tenant, its agents,
employees, customers, contractors, visitors or licensees, Tenant will be
released from all further liabilities under this Lease and Tenant hereby agrees
to release Landlord from all further liabilities, including any claim for
damages Tenant may otherwise have had.

     12.  ASSIGNMENT AND SUBLETTING.

          Tenant may not, without Landlord's prior written consent (such
consent not be unreasonably withheld or delayed), assign this Lease or make
any sublease or permit occupancy of the Premises by anyone other than Tenant.

     13.  TENANT'S DEFAULT.

          (a)  Events of Default. The occurrence of any of the following will
constitute an event of default by Tenant under this Lease:

               (i)       Tenant's failure to pay Base Rent, or any other item
of additional rent required of the Tenant under this Lease within five (5) days
after written notice from Landlord;

               (ii)      Tenant's failure to perform or observe any other
agreement or condition on the Tenant's part to be performed or observed under
this Lease within ten (10) days after receipt of written notice from Landlord;
or

               (iii)     the filing by Tenant of a voluntary petition in
bankruptcy, the filing of an involuntary petition in bankruptcy against Tenant,
Tenant's adjudication as bankrupt or insolvent, or any other action pursuant to
which Tenant seeks the protection of the state or federal bankruptcy laws.

          (b)  Landlord's Remedies. Upon the occurrence of an event of default
by Tenant under this Lease, Landlord may, in addition to any other remedies it
may have available at law or in equity, retake possession of the Premises
without further notice to Tenant and with or without process of law. Tenant
hereby waives its statutory rights (including without limitation, rights of
redemption and rights to trial by jury to the extent such rights may be
lawfully waived). Landlord may, without notice to Tenant, store Tenant's
furnishings, equipment, and other items of personal property and those of any
person claiming through or under Tenant, at the expense and risk of Tenant
and, if Landlord so elects, may sell such furnishings, equipment and personal
property at public or private sale and apply the net proceeds to the payment of
all sums due to Landlord from Tenant, and pay over the balance, if any, to
Tenant. Notwithstanding that Landlord has retaken possession of the Premises,
Tenant shall continue to be liable to Landlord for all payments of Base Rent,
during the remaining term of this Lease until such time as Landlord has relet
the Premises on terms no less favorable than those contained in the Lease.

                                   5

<PAGE>   8
     14.  COSTS OF COLLECTION AND ENFORCEMENT.

          Tenant will be liable for any costs or expenses incurred by Landlord
in enforcing any terms of this Lease, or in pursuing any legal action for
enforcement of Landlord's rights, including reasonable attorney's fees and any
other related costs or expenses, should Landlord prevail in any enforcement
action. Landlord will be liable for any costs or expenses incurred by Tenant in
enforcing any terms of this Lease, or in pursuing any legal action for
enforcement of Tenant's rights, including reasonable attorney's fees and any
other related costs or expenses, should Tenant prevail in any enforcement
action.

     15.  SUBORDINATION.

          Tenant accepts this Lease and the tenancy created by this Lease,
subject to and subordinate to any mortgage, deed of trust, or other security
interest now existing or hereafter made against the Property or any part of
the Property. Although such subordination will be automatic, without further
act by Tenant, upon request of Landlord or request of the owner of the Property,
Tenant will execute any instrument that may be reasonably requested for the
purpose of confirming that this Lease is subject and subordinate to any such
mortgage, deed of trust, or other security interest.

     16.  ATTORNMENT.

          Tenant agrees that upon any termination of Landlord's interest in
the Property, Tenant will, upon request, attorn to the Landlord's successor
and subsequent successors, and will pay to such successor the Base Rent, and
all other items of additional rent required to be paid by the Tenant and
perform all other terms, covenants, conditions, and obligations of Tenant
provided in this Lease.

     17.  ESTOPPEL CERTIFICATES.

          Landlord and Tenant agree at any time and from time to time, upon
written request by the other party, to execute, acknowledge and deliver to such
other party a statement in writing certifying that this Lease is unmodified and
in full force and effect (or, if there have been any modifications, that the
Lease is in full force and effect as modified, and stating the modifications),
the dates to which Base Rent, has been paid, and whether there is any existing
notice of default served by either Landlord or Tenant. It is intended that such
statement delivered pursuant to this Section 17 may be relied upon by a
prospective purchaser or any lender.

     18.  SURRENDER OF PREMISES.

          Upon the expiration or earlier termination of this Lease, Tenant
will, without notice from Landlord, surrender possession of Premises broom
clean and in as good condition and repair as the Premises are on the date of
this Lease, reasonable wear and tear excepted. If Tenant fails to surrender
immediately possession of the Premises, then Tenant will, at Landlord's sole
election, become a tenant from month to month upon all the terms, covenants and
conditions of this Lease except that Tenant will be liable for twice the
monthly Base Rent, to be payable to Landlord in monthly installments, in
advance, on the first day of each calendar month for so long as Tenant shall
remain in possession of the Premises.

                                        6
<PAGE>   9
Tenant will continue to be liable to Landlord for any damages that Landlord may
sustain by virtue of Tenant's failure to surrender the Premises, and Landlord
will continue to be entitled to retake possession of the Premises without
notice and with or without process of law.

 19. LEASING COMMISSIONS.

    Landlord, its successors and assigns, agrees to pay to MacKenzie
Commercial Real Estate Services, LLC, real estate commissions upon the initial
term of this Lease, upon any renewals of this Lease and upon the leasing of
expansion area during the initial or any renewal term of this Lease, of 7% the
first year, 4% the second year, 4% the third year, 3% the fourth year, 3% the
fifth year and 2% per year thereafter, all in accordance with the applicable
provisions of the commission schedule currently in use by said Realtor, a copy
of such schedule having been furnished to the Landlord. In addition, Landlord,
its successors and assigns, agrees to pay said Realtor commissions, in
accordance with the applicable provisions of the Realtor's schedule, upon the
exercising by the Tenant of any purchase options or rights of first refusal
pursuant to this Lease.

 20. GENERAL PROVISIONS.

    (a) Entire Agreement. This Lease (including all attached exhibits)
constitutes the entire agreement between the Landlord and Tenant, and
modification of this Lease will not be binding unless such modification is in
writing and signed by the Landlord and Tenant. The Landlord will not be deemed
to have given the Tenant any option or right of first refusal with respect to
the Premises, unless such option or right of first refusal has been given
expressly and in writing.

    (b) Time of the Essence. Time is of the essence of each of the provisions
of this Lease.

    (c) Separability. The invalidity or unenforceability of any provision of
this Lease will not affect or impair any other provisions or the validity or
enforceability of the remainder of this Lease.

    (d) No Waiver. Neither the Landlord nor Tenant shall be deemed to have
waived the exercise of any right which it holds under this Lease unless such
waiver is made expressly and in writing, and no delay or omission in exercising
such right shall be deemed to be a waiver of its future exercise. Further, no
such waiver as to any instance involving the exercise of any such right will be
deemed a waiver as to any other such instance, or any other such right.

    (e) Cumulative Remedies. The specific remedies to which Landlord may be
entitled under the terms of this Lease are cumulative and are not intended to
be exclusive of any other remedies or means of redress to which Landlord may be
lawfully entitled with respect to any breach or threatened breach by the Tenant
of any provision of this Lease.

    (f) Captions. The captions and headings used in this Lease are for
convenience and reference only, and shall not be used to construe or interpret
this Lease.

                                   7
<PAGE>   10
          (g)  Notices.  No notice, approval, requested consent or required
election to be given or made in accordance with the terms of this Lease shall
be effective unless the same is in writing and either hand-delivered against
receipted copy or mailed by registered or certified mail, return receipt
requested, to Landlord or Tenant at their business addresses as set forth above.

          (h)  Authority.  If any party to this Lease is a corporation or
partnership, the person signing on behalf of such corporation or partnership
covenants that he was authorized to do so and that the corporation or
partnership is validly existing and qualified to do business in the State of
Maryland.

          (i)  Applicable Laws.  This Lease will be governed and construed
under the laws of the State of Maryland. With respect to any action or
proceeding arising out of this Lease, the Landlord and Tenant consent to
the jurisdiction of any state court sitting in the city or county where the
Property is located or the federal court for the District of Maryland in
Baltimore City.

     IN WITNESS WHEREOF, the parties hereto have executed this Lease on the day
and year first above written.

WITNESS/ATTEST:                LANDLORD:  OLD CARRIAGE ASSOCIATES

                               By:   /s/ [SIG]                    (SEAL)
------------------                 -------------------------------

                               Title:  Partner
                                      ----------------------------

                               TENANT:  CRYOMEDICAL SCIENCES, INC.

                               By:  /s/ RICHARD REINHART          (SEAL)
------------------                 -------------------------------

                               Title:  4/27/00
                                      ----------------------------

                                      8

<PAGE>   11
                                  EXHIBIT B

                            Rules and Regulations

     1.   Use of Premises and Common Areas.  Tenant, its agents, employees,
customers, contractors, visitors and licensees will not

          (a)  obstruct the driveways, entrances, walkways, halls, stairways or
elevators or use them for any purpose other than ingress or egress to and from
the Premises. No doormats, trash receptacles or other articles may be placed in
the walkways, halls, stairways or other common areas without Landlord's prior
written consent.

          (b)  make or permit any improper noises, odors or disturbances of any
kind or interfere with the use of the Property by other tenants, their agents,
employees, customers, contractors, visitors and licensees. No radio,
television, musical instrument or recorded music may be played in a loud manner
such as to disturb or annoy others.

          (c)  use the plumbing, electrical, heating and air conditioning
facilities or any purpose other than those for which they were constructed. No
sweepings, ashes, rags, trash, chemicals or other substances may be thrown into
the plumbing facilities. The electrical wiring may not be overloaded and there
will be no interference or tampering with the heating and air conditioning
facilities. Waste and excessive use of the plumbing, electrical, heating and
air conditioning facilities is prohibited.

          (d)  permit, store or use on the Property any material which could
cause a fire or explosion or which could produce fumes or vapors.

          (e)  conduct any peddling, canvassing or auctioning activities on the
Property or manufacture or store any goods or merchandise except the storage of
supplies and inventory to be used by Tenant in the conduct of its business.

     2.   Daily Closing of Premises.  Before closing and leaving the Premises
at the end of business hours each day, Tenant will make certain that all
windows and all entrance doors are locked and will turn off all lights and all
standard electrical office equipment.

     3.   Keys and Locks.  No additional lock will be installed and no existing
lock shall be changed by Tenant, its agents or employees without Landlord's
prior written consent. Two keys will be furnished to Tenant and any additional
keys required will be secured from Landlord and paid for by Tenant. Extra keys
will not be made without Landlord's prior written consent. All keys will be
returned to Landlord at the termination of the Lease. Tenant will reimburse
Landlord for the costs of changing any locks or replacing any keys lost or
damaged by Tenant, its agents or employees.

                                     1
<PAGE>   12
     4.   Damage or Theft of Property. Landlord will not be responsible for any
damage to, loss or theft of personal property, equipment, money or jewelry from
the Property, whether or not such damage, loss or theft occurs when the
Premises or the Building is locked against entry.

     5.   Tenant's Advertising. Landlord will have the right to prohibit any
advertising by Tenant which in Landlord's opinion tends to impair the
reputation of the Building or its desirability as a building for offices, and
upon written notice from the Landlord, Tenant will refrain from or discontinue
such advertising.

     6.   Signs. Tenant will not, without the prior written consent of the
Landlord, place or permit to be placed or maintained any signs, lights,
advertising matter, decoration or other similar item on or about the Premises
if such item would be visible from the exterior of the Premises.

     7.   Landlord's Right to Inspect. Tenant will permit Landlord and its
agents to enter the Premises to inspect and protect the Premises and the
Building and to make such alterations and/or repairs as in Landlord's judgment
may be necessary, or to show the Premises and/or Building to prospective tenants
or purchasers during the Lease term. Landlord to provide 24 hour notice to
inspect property unless it is an emergency.

     8.   Property and Rights Reserved to Landlord. Landlord hereby reserves to
itself, its successors and assigns any and all rights not granted to Tenant
hereunder, including by not limited to, the following:

          (a)  the exclusive right to use of the name of the Building for all
purposes, except that Tenant may use the name as its business address and for
no other purposes;

          (b)  the right to change the name or address of the Building, without
incurring any liability to Tenant for so doing;

          (c)  the right to install and maintain a sign or signs on the
exterior of the Building or on any other part of the Property;

          (d)  the right to use all or any part of the roof of the Building, to
construct additional stories or other structures adjacent to or over all or any
part of the Building, the right to erect temporary scaffolds and other aids of
construction provided the front access (and rear access, if any) of the
Premises is not denied, and the right to use the side or rear walls of the
Premises and the Building provided that such use does not encroach on the
interior of the Premises,

          (e)  the right to limit the space on the directory of the Building to
be allotted to Tenant; and

          (f)  the right to permit any particular business or undertaking in
the Building.

                                        2

<PAGE>   13
     9.   Enforcement. Tenant acknowledges that Landlord shall have no duty or
obligation to enforce these Rules and Regulations as against any other tenant,
and Landlord shall not be liable to Tenant for violation of the same by any
other tenant, its agents, employees, customers, contractors, visitors or
licensees.

                                        3
<PAGE>   14
                    FIRST SUPPLEMENTAL LEASE AGREEMENT

     The FIRST SUPPLEMENTAL LEASE AGREEMENT made this 23 day of January, 2001
between OLD CARRIAGE ASSOCIATES, hereinafter referred to as "Landlord") and
CRYOMEDICAL SCIENCES, INC., (hereinafter referred to as "Tenant").

     WHEREAS, the parties have entered into an Agreement of Lease dated April
27, 2000, for the rental to Tenant of 1113 Old North Point Road being 1,500
square feet, Unit I.

     WHEREAS, the Tenant has agreed to exercise its option to renew for one (1)
year effective May 15, 2001.

     WHEREAS, the Tenant desires to lease the adjacent Unit "J" effective March
1, 2001 to May 14, 2002. Tenant may have occupancy of the suite for purposes of
renovation upon execution of Lease by all parties. BGE meter to be put in
Tenant's name upon receipt of key.

     NOW, THEREFORE, in consideration of the Premises and of the payment of
rent and of other good and valuable considerations, the parties hereby agree as
follows:

     1.   Commencing March 1, 2001 rent for Unit J shall be:

          3/1/2001 to 4/30/2001         -         $750.00 per month
          5/1/2001 to 5/14/2001         -         $375.00 per month

          The rent for Units I and J shall be:

          5/15/2001 to 5/14/2002        -         $18,900.00 per year
                                                  $ 1,575.00 per month

     2.   It is expressly agreed by the parties hereto that all sums of money
due from Tenant to Landlord pursuant to the terms of the referenced Agreement
of Lease, or any Amendment hereto, shall be deemed additional rent and subject
to all provisions of the Lease or applicable law with respect to rent.

     3.   Except as herein modified, the terms and conditions of the Agreement
of Lease dated April 27, 2000, shall remain in full force and effect.

     4.   Tenant, at its expense, shall make all improvements to the space.
Landlord grants to Tenant permission to make opening in block wall so that
there is access between Unit I and J. Tenant, at its expense, shall enclose
opening with similar block materials upon vacating space.

     5.   Landlord, at its expense, shall repair or replace rear personnel door.

     IN WITNESS WHEREOF, the parties hereto have executed this First
Supplemental Lease Agreement, or have caused the same to be executed by their
duly authorized representatives, the date and year first above written.
<PAGE>   15
     WITNESS:                           LANDLORD:
                                        OLD CARRIAGE ASSOCIATES

              [SIG]                                 [SIG]
    -------------------------         BY:------------------------------
                                                  The Landlord

     WITNESS:                         TENANT:
                                      CRYOMEDICAL SCIENCES, INC.

              [SIG]                                 [SIG]
    -------------------------         BY:------------------------------
                                                  The Tenant

<PAGE>   16
                    SECOND SUPPLEMENTAL LEASE AGREEMENT

     The SECOND SUPPLEMENTAL LEASE AGREEMENT made this   day of March, 2001
between OLD CARRIAGE ASSOCIATES, (hereinafter referred to as "Landlord") and
CRYOMEDICAL SCIENCE, INC., (hereinafter referred to as "Tenant").

     WHEREAS, the parties have entered into an Agreement of Lease dated April
27, 2000 and amended January 23, 2001, for the rental to Tenant of a portion of
1113 Old North Point Road, Units I & J being 3,000 square feet.

     NOW, THEREFORE, in consideration of the Premises and of the payment of
rent and of other good and valuable considerations, the parties hereby agree as
follows.

     It is agreed that the Tenant shall have the privilege of renewing this
lease for four (4) additional terms of one (1) year under the same terms and
conditions contained in this lease, except said rental for each year option
period shall be as follows:

     1.   The "Commencement Date" of the option terms of the Lease shall May
15, 2002, and the termination date of the option terms shall be May 14, 2006.

     2.   Commencing May 15, 2002 and ending May 14, 2003, the Base Rent
described in the Original Agreement will be the annual sum of Nineteen Thousand
Four Hundred Sixty Seven Dollars ($19,467.00) payable in equal monthly payments
of One Thousand Six Hundred Twenty Two Dollars and Twenty Five Cents
($1,622.25) each.

     3.   Commencing May 15, 2003 and ending May 14, 2004, the Base Rent
described in the Original Agreement will be the annual sum of Twenty Thousand
Fifty One Dollars and One Cents ($20,051.01) payable in equal monthly payments
of One Thousand Six Hundred Seventy Dollars and Ninety Two Cents ($1,670.92)
each.

     4.   Commencing May 15, 2004 and ending May 14, 2005, the Base Rent
described in the Original Agreement will be the annual sum of Twenty Thousand
Six Hundred Fifty Two Dollars and Fifty Four Cents ($20,652.54) payable in equal
monthly payments of One Thousand Seven Hundred Twenty One Dollars and Five
Cents ($1,721.05) each.

     5.   Commencing May 15, 2005 and ending May 14, 2006, the Base Rent
described in the Original Agreement will be the annual sum of Twenty One
Thousand Two Hundred Seventy Two Dollars and Twelve Cents ($21,272.12) payable
in equal monthly payments of One Thousand Seven Hundred Seventy Two Dollars and
Sixty Eight Cents ($1,772.68) each.

          Notice of election to exercise this renewal must be given Landlord in
writing at least one hundred twenty (120) days prior to the expiration of the
then current term of this lease.

     6.   It is expressly agreed by the parties hereto that all sums of money
due from Tenant to Landlord pursuant to the terms of the referenced Agreement
of Lease, or any Amendment hereto, shall be deemed additional rent and subject
to all provisions of the Lease or applicable law with respect to rent.

     7.   Except as herein modified, the terms and conditions of the Agreement
of Lease dated April 27, 2000 and amended January 23, 2001, shall remain in
full force and effect
<PAGE>   17
Page 2

     IN WITNESS WHEREOF, the parties hereto have executed this Second
Supplemental Lease Agreement, or have caused the same to be executed by their
duly authorized representatives, the date and year first above written.

WITNESS:                           LANDLORD:
                                   OLD CARRIAGE ASSOCIATES

______________________             By:  ______________________
                                        The Landlord

WITNESS:                           TENANT:
                                   CRYOMEDICAL SCIENCE, INC.

______________________             By:  ______________________
                                        The Tenant

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