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Option Agreement

Allen, MacEachern, Puskas/Hornby Bay

July 23, 1997

Page 

THIS PURCHASE AGREEMENT is made on the November 26th, 2012.

BETWEEN:

CENTOR, INC, a company registered in the year of 2011, under the laws of Nevada, United States of America.  Office is located at 4667A Dundas Street West, Etobicoke, Ontario, Canada, M0A 1A4.  The Company is represented by its President, Mr. Michael Gismondi.

(Hereinafter referred to as the "CNT")

                                                                  

AND:

BULLNET GOLD RESOURCES LIMITED, a company registered on _____________ under the laws of Ghana; Company #________.  Office is located at _____________________________, Accra, Ghana.  The Company is represented by its Managing Director, Mr. Kenneth Bulley.

(Hereinafter referred to as the "BGR")

This Purchase Agreement (“agreement”) constitutes the terms whereby CNT is hereby granted the exclusive option by BGR to acquire 100% interest in the NOBEWAM CONCESSION. Prospecting License (PL6/92, LVD8818/10)

WITNESSED THAT

A.

 WHEREAS BGR is the 100% registered legal and beneficial owner of the property grant;

B.

AND WHEREAS CNT wishes to acquire 100% interest in the property License subject to BGR receiving a total Purchase Price of $750,000.00

NOW THEREFORE THE PARTIES DO HEREBY AGREE AS FOLLOWS:

1.

   DEFINITIONS AND INTERPRETATION

1.1

In this Agreement, (including the recitals and any schedules hereto), the following words and expressions shall, unless the context otherwise requires, have the following meanings:

a.

“Agreement” means this agreement and the schedules attached hereto as the same may be amended or replaced from time to time;

b.

“Expenditures” means monies expended in carrying out mining work.

c.

“Mining Work” means every kind of work done on or in respect of the Property and, without limiting the generality of the foregoing, includes prospecting, exploring, geological, geophysical and geochemical surveying, mapping, sampling, examining, drilling, developing, dewatering, shaft sinking, raising, crosscutting and drifting assaying, testing, constructing, mining and developing mining lands.

d.

“Property” means the physical mineral property included in the Property Grant, which property is more particularly described in Schedule “A”;

e.

“Property Grant” means the Prospecting license attached as Schedule “A” to this agreement and any form of renewal, successor or substitute titles such as Prospecting Licenses and Mining Leases that may in future be issued by the Government of Ghana in substitution or in addition to the property Grant together with any other surface rights, personal property and permits associated therewith, and shall include any renewal thereof and any other form of successor or substitute title thereto.

f.

“Term” means the duration of the Agreement herein granted and starts on the date hereof and continues until the Total Purchase amount has been paid, unless this Agreement is earlier terminated in accordance with Section 6 or extended on account of Force Majeure as described in Section 10.

0.1

The titles to the respective Sections hereof shall not be deemed to be part of this Agreement but shall be regarded as having been used for convenience only.

0.2

Words used herein importing the singular number shall include the plural, and vice-versa, and words the masculine gender shall include the feminine gender and neuter genders vice-versa, and words importing persons shall include firms, partnerships and corporations.

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REPRESENTATIONS AND WARRANTIES BY SELLER & PURCHASER 

1.1

Each of CNT and BGR represents and warrants in favour of the other that:

(a)

That each is a company duly incorporated, validly subsisting and in good standing; BRG under the laws of Ghana and CNT under the laws of the United States of America.

(b)

It has all requisite capacity, power and authority to carry on its business and to enter into this Agreement and to carry out and perform all of its obligations and duties hereunder;

(c)

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It has duly obtained all requisite corporate authorisations for the execution, delivery and performance by it of this agreement and this Agreement constituted a legal, valid and binding agreement enforceable against it in accordance with its terms.

2.2         BGR represents and covenants to CNT that:

(a)

There are no outstanding, or to the best of its information, knowledge and belief, proposed, threatened or contemplated legal actions or suits in respect of BGR or any of its assets or operations;

(b)

To the best of its knowledge, there are no environmental obligations associated with the property, except the conditions attached to the environmental permit issued on relating to the property

(c)

BGR owns 100% of the property grant subject to an underlying 10% interest held by the government of Ghana and accordingly BGR has the exclusive right to explore for minerals on the Property;

(d)

Property grant was validly issued and acquired by BGR and is valid and in good standing as at the date hereof;

(e)

The Property and Property grant are free and clear of any and all liens, charges and encumbrances and is not subject to any fight, claim or interest of any other person other than as set forth in Schedule “A” and the laws of the Republic of Ghana;

(f)

Subject to seeking and obtaining any required consents from the Government of Ghana to the disposition contemplated hereby, BGR has the exclusive right and authority to enter into this Agreement and to dispose of an interest in the Property Grant, in accordance with the terms hereof, and that no other person, firm or corporation has any proprietary or other interest in the same.

(g)

BGR will keep its corporate existence in good standing will commit an act of insolvency and will keep the Property Grant in trust for CNT throughout the Term and will assist CNT with any necessary registrations of the Agreement or the rights obtained by CNT  hereunder.

1.1

CNT represents and warrants to BGR that:

(a)

during the Term it shall use reasonable efforts to keep the Property Grant in good

standing by doing all customary acts and things and making all required governmental and other like payments which may be necessary in that regard after the signing of the Agreement and as long as this Agreement is in effect. BGR shall advise Project of such necessary actions in reasonably in advance;

(b)

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Option Agreement

Allen, MacEachern, Puskas/Hornby Bay

July 23, 1997

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it shall keep the Property free and clear of  all liens and circumstances arising from its operations hereunder (except liens contested in good faith by Project) and save BGR harmless from any all costs, loss or damage sustained or incurred caused by Project directly or indirectly as a result of its operations on the Property;

(c)

it shall upon reasonable notice, permit BGR, or its representatives, access to the Property at all times, at their own risk and expense, and to all records prepared by CNT  in connection with work done on or with respect to the Property in order to verify compliance with this Agreement;

(d)

it shall maintain true and correct books, accounts and records of operations hereunder.

2.4

Each party hereto acknowledge and agrees that the other party is entering into this Agreement relying on the representations and warranties made to it herein and the correctness of each such representation and warranty as of the date hereof is a condition upon which each party is entering into this Agreement, each of which conditions may be waived in whole or in part solely by the party in whose favour the representation and warranty is made and all such representations and warranties shall survive the execution, delivery and termination of this Agreement. Each party agrees to indemnify and hold harmless the other from any loss, damage, cause, cost (including, without limitation, costs on a solicitor and client basis), action or suit arising out of or in connection with any breach of any representation or warranty contained herein.

3.

INTERIM RIGHTS AND OBLIGATIONS OF CENTOR, INC 

3.1

During the Term, CNT and its employees and agents and any person duly authorised by CNT shall have the sole and exclusive rights, subject to the provisions of this Agreement to:

(a)

Have exclusive possession of the Property and enter upon the Property

(b)

Act as operator of the Property and conduct Mining Work in its sole discretion;

(c)

Determine  a designated work program (using the work of BGR as a guide if CNT desires) for the Property and carry out this work program with personnel chosen by Project;

(d)

 To consent to, and be involved with any communication received by BGR from or to be made to any governmental authority in connection with the Property Grant or otherwise in connection with operations on the Property even though BGR may continue to hold the Property right during such period as trustee for the parties under this Agreement;

(e)

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Conduct alluvial mining if conditions are appropriate for profitable production.  Whereupon when production commences, BGR shall be entitled to 20 % of the gross production, of which the total commensurate value in USD shall be applied as a Credit to the outstanding balance of the total Purchase price.  These Credits shall be applied first to the final payment (January 31st, 2015) as detailed in Section 4 (a).  If these Credits shall satisfy the amount of the ‘final” or forth payment as referenced in Para 4.1 (a) iiii, than any additional Credits shall be applied to the third instalment referenced below in Para 4.1 (a) iii.    

(f)

Bring and erect upon the Property such facilities and equipment as Project may consider advisable and allowed under the Property Grant; and

(g)

Remove from the Property and dispose of reasonable quantities of any mineral products derived there from, for the purpose of obtaining assays or making other tests.

3.2

CNT shall pay all operating costs related to the Property and other fees or charges required in order to maintain the Property Grant in good standing during the Term of the Working Option after the signing of this Agreement. Any such fees and charges shall be included in Expenditures and maximum extent.

4.

PURCHASE PAYMENT SCHEDULE

                              

4.1  

In order to maintain and complete the Purchase Agreement in good standing and to earn the interest in the Property and the Property Grant hereinafter provided for, CNT shall complete the following: 

(a)

     Pay to BGR the following amounts:

i.

 USD $50,000 on or before December 8th, 2012. 

ii.

 USD $50,000 on or before February 15th, 2013.

iii.

 USD $250,000 on or before 1nd Anniversary (January 31st, 2014)

iv.

 USD $400,000 (less any “Credits” as referred to in Sec 3.1 e) on or before the 2rd Anniversary (January 31st, 2015

5.

ACQUISITION OF INTEREST AND ROYALTY INTEREST 

5.1     Upon CNT completing the schedule of cash set out in Section 4, CNT shall be deemed to have earned 100% of BGR’s interest in and to the Property.   BGR will make every effort to assist CNT in the official transfer of the License 

 

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Allen, MacEachern, Puskas/Hornby Bay

July 23, 1997

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6.

TERMINATION PRIOR TO ACQUISITION OF INTEREST

5.1

   Notwithstanding anything in this Agreement to the contrary, if CNT should be in default in performing any requirement herein set forth, BGR shall give written notice to CNT, specifying the default and CNT shall not lose any rights granted under this Agreement, unless, within 30 days after the giving of a notice of default by BGR, CNT fails to take reasonable steps to cure the default by the appropriate payment or performance, (CNT hereby agreeing that should it so commence to cure any defect it will prosecute the same to completion without undue delay); and if CNT fails to take reasonable steps to cure any such default , BGR shall be entitles thereafter to terminate this Agreement and the provisions of Section 6.3 shall then be applicable, and to seek any remedy BGR may have on account of such default.

5.2

  CNT shall have the right to terminate this Agreement at any time after 30 days by giving written notice of such termination to BGR and upon the effective date of such termination this Agreement shall be of no further force and effect that CNT shall be required to satisfy any requirements which have accrued under the provisions of this Agreement which have not been satisfied and satisfy the provisions of Sections 6.3 

5.3

  If this Agreement is terminated under Section 6.1 or 6.2, Project shall:

a.

Deliver to BGR as soon as possible after receipt of written request from BGR copies of all reports, maps, drill logs, assay results and any other relevant technical data completed by CNT which have not been previously delivered to BGR;

b.

Remove from the Property within three (3) months of the effective date of termination all mining and exploration equipment and facilities erected, installed or brought upon the Property by or the instance of CNT, and any mining equipment and facilities remaining on the Property after the expiration of the six month period shall without compensation shall become the property of BGR.

c.

Perform all reclamation and restoration of the property required by applicable laws and regulations as a result of CNT’s activities or operations on the Property, and this obligation shall survive termination of this Agreement to the extent that any such reclamation and resolution obligations have not been completed on the date of termination;

d.

Release the Property and Property Grant to BGR in good standing free and clear of all liens and encumbrances.

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4

OPTION ONLY

6.1

Except for the USD $750,000.00 total cash payment which obligations CNT hereby agrees is firm, nothing herein contained shall be construed as obligating CNT to do any acts or make any payments hereunder and any act or acts, or payments as shall be made hereunder shall not be construed as obligating CNT to do any further act or make any further payment except as may be specifically provided for otherwise.  If this Agreement is terminated, CNT shall not be bound thereafter in debt, damages or otherwise under this Agreement save and except as provided for in Section 6.3 and with respect to obligations arising from and prior to termination, and all payments made and Expenditures and commitments carried out theretofore by CNT shall be retained by BGR in consideration for entering into this Agreement and for the rights conferred on CNT thereby.

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NOTICES

7.1

 Any notice required to be given under this Agreement shall be deemed to be well and sufficiently given if hand delivered or sent by prepaid telegram or by fax or by email as follows:

a.

In the case of BGR:

BULLNET GOLD RESOURCES LIMITED

C/O Mr. Kenneth Bulley 

____________________________________________

Ghana

Tel:

Email:

b.

And in the case of CNT addressed as follows:

CENTOR, INC 

Mr. Michael Gismondi 4667A Dundas Street West​Etobicoke, Ontario, M9A 1A4​ Canada

And any notice given as aforesaid shall be deemed to have given, if delivered, when delivered, if faxed, when received, or if mailed, or telegraphed, n the third business day after the date of mailing or telegraphing thereof. Either party may from time to time by notice in writing change its address for the purposes of this section

9.     PAYMENTS

 

9.1   Any cash Payments to BGR which CNT may make under the terms of this Agreement shall be either USD or in Ghana Cedis equivalent to the amount of U.S. funds referred to in this Purchase Agreement.  

9.2   For the purposes of speed, efficiency and accounting, CNT in its sole discretion may route payments through the bank account of its Ghana development partner; GT Mining, Ltd.  All payments shall be deemed to have been well and sufficiently made in timely manner if deposited/wired/transferred to BGR’s bank account. 

10.

FOPRCE MAJEURE

10.1     

All obligations of CNT and BGR may be suspended under this Agreement if one of the parties is prevented from complying with any of its obligations under any of this Agreement by actions of environmental pressure groups, strikes, lockouts, labour slowdowns, labour disturbances, illegal confinement, general shutdown of financial institutions, acts of God, wars, revolutions, unplanned explosion, fires, epidemics, earthquakes, volcanic eruptions, unavoidable accidents, uncontrollable delays in transportation, unusually severe weather, local, state or federal laws, rules, regulations or orders, orders or requirements of courts or government authorities, inability to obtain operating or other permits or licenses required by government authorities or any other such occurrences beyond the reasonable control of CNT or BGR (herein referred to as “Force Majeure”). Under any such conditions, the affected party shall have the right to declare the existence of a condition Force Majeure during which time the affected party shall make all practical and timely efforts to resolve the Force Majeure condition. The time for the parties to comply with their obligations under this Agreement shall be extended for a period equal to the Force Majeure period.

11.

FURTHER ASSURANCES

11.1

The parties hereto agree to execute all such further or other assurances and documents and to do or cause to be done all acts or things necessary to implement and carry into effect the provisions and intent of this Agreement. 

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Option Agreement

Allen, MacEachern, Puskas/Hornby Bay

July 23, 1997

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12.

SUCCESSORS AND ASSIGNS

12.1

This Agreement shall ensure to the benefit of and be binding upon the parties hereto and their respective successors and assigns. No party may assign its obligations hereunder without the consent of the party, such consent not to be unreasonable withheld.

13.

SEVERABILITY 

If anyone or more of the provisions contained herein should be invalid, illegal or unenforceable in any respect in any jurisdiction, the validity, legality and enforceability of such provisions shall not in any way be affected or imparted thereby in any other jurisdiction and the validity, legality and enforceability of the remaining provisions contained herein shall not in any way be affected or imparted thereby.

14.

PUBLIC DISCLOSURE AND CONFIDENTIALITY

13.1

   BGR acknowledges that CNT at its sole discretion may disclose to the public from time-to-time, details of its testing and mining development of the Property.

13.2

   BGR shall keep confidential and shall not make or cause to be made, any public disclosure of the details of this Agreement or any of the technical information from Mining Work on the Property except as mandated under Ghanaian laws and regulations. However any information CNT issues as a news release, posts on its website or otherwise publicly discloses shall then be considered to be in the public domain and not subject to this Section

13.3

   It is acknowledge by both parties that the Government of Ghana requires exploration and mining results from concessions such as the Property to be reported quarterly and in detail annually, and under the terms of the Property Grant this information is kept confidential by government authorities for a period of 12 months.

14

ARBITRATION

14.1

   If any question, difference or dispute shall arise between the parties or any of them in respect of any matter arising under this Agreement or in relation to the construction hereof, the same shall be determined by the award of three arbitrators to be named as follows:

14.1.1

 The party or parties sharing one side of the dispute shall name an arbitrator and give notice thereof to the party or parties sharing the other side of the dispute;

14.1.2

  The party or parties sharing the other side of the dispute shall, within fourteen (14) days of receipt of the notice, name an arbitrator; and

14.1.3

  The two arbitrators so named shall, within fifteen (15) days of the 

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naming of the latter of them, select a third arbitrator.

The decision of the majority of these arbitrators shall be made within thirty (30) days after the selection of the latter of them. The expense of the arbitration shall be borne equally by the parties to the dispute. If the parties on either side of the dispute fail to name their arbitrator within the time limit or to proceed with the arbitration, the arbitrator named may decide the question. The arbitration shall be conducted in accordance with the laws of the Republic of Ghana, and the decision of the arbitrator or a majority of the arbitrators, as the case may be, shall be conclusive and binding upon all the parties.

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ASSIGNMENT

  16.1

This Agreement shall be governed by and interpreted in accordance with the laws of the Republic of Ghana.  The parties acknowledge that CNT has the right to assign its position in this contract to another suitable buyer, if only this Purchase Agreement is in good standing.  The Property Grant is governed by the laws of the Republic of Ghana and certain provisions of the Property Grant are governed by Ghanaian law.

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SIGNATURES

13.1

Signatures sent by fax or emailed scans of this letter of Agreement shall be legally binding

     

IN WITNESS WHEREOF the parties hereto have hereunder executed these presents as of the day and year first above written.

PURCHASER: CENTOR, INC 

					
	Per:/s/       Michael Gismondi_

           Michael Gismondi  President of Centor, Inc.                 

	   

	    ______________________________

                          Witness

	

SELLER:  BULLNET GOLD RESOURCES  LIMITED

Per:/s/ Kenneth Bulley _

            Authorized Signature

             Mr. Kenneth Bulley

         

Title:  MANAGING DIRECTOR

	

	

	

     

Witness

	

	

	

	

	 
	 

7WBSN-EX10.1_2012.11-8K

Exhibit 10.1
NINTH AMENDMENT TO LEASE

THIS NINTH AMENDMENT TO LEASE ("Ninth Amendment") is made and entered into as of the 28th day of November, 2012, by and between CREEKSIDE PROPERTY HOLDINGS, LLC, a Delaware limited liability company ("Landlord") and WEBSENSE, INC., a Delaware corporation ("Tenant").
R E C I T A L S:
A.Legacy-RECP Sorrento OPCO, LLC, a Delaware limited liability company ("Original Landlord") and Tenant entered into that certain Office Lease dated as of April 19, 2002 (the "Original Lease"), as amended by (i) that certain First Amendment to Lease dated as of October 1, 2002 by and between Original Landlord and Tenant (the "First Amendment"), (ii) that certain Second Amendment to Lease dated as of April 30, 2003 by and between Tenant and Sorrento Valley Road, LLC, a Delaware limited liability company ("SVR") (as successor-in-interest to Original Landlord) (the "Second Amendment"), (iii) that certain Third Amendment to Lease dated as of July 30, 2004 by and between Tenant and SVR (the "Third Amendment"), (iv) that certain Fourth Amendment to Lease dated as of March 24, 2005 by and between Tenant and SVR (the "Fourth Amendment"), (v) that certain Fifth Amendment to Lease dated as of December 21, 2006 by and between Arden Realty Limited Partnership, a Maryland limited partnership ("Arden") (as successor-in-interest to SVR) and Tenant (the "Fifth Amendment"), (vi) that certain Sixth Amendment to Lease dated as of January 30, 2007 by and between Arden and Tenant (the "Sixth Amendment"), (vii) that certain Seventh Amendment to Lease dated as of February 12, 2007 by and between Arden and Tenant (the "Seventh Amendment"), and (viii)  that certain Eighth Amendment to Lease dated as of June 24, 2010 by and between Landlord (as successor-in-interest to Arden) and Tenant (the "Eighth Amendment"), whereby Tenant leases certain space located in those certain buildings located and addressed at 10220, 10240 and 10260 Sorrento Valley Road, San Diego, California (collectively, the "Project").  The Original Lease, as amended by the First Amendment, the Second Amendment, the Third Amendment, the Fourth Amendment, the Fifth Amendment, the Sixth Amendment, the Seventh Amendment and the Eighth Amendment, may be referred to herein as the "Lease."  
B.By this Ninth Amendment, Landlord and Tenant desire to extend the Term of the Lease and to otherwise modify the Lease as provided herein.
C.Unless otherwise defined herein, capitalized terms as used herein shall have the same meanings as given thereto in the Original Lease.
NOW, THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained herein, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows:

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A G R E E M E N T:
1.The Premises.  Landlord and Tenant hereby agree that pursuant to the Lease, Landlord currently leases to Tenant and Tenant currently leases from Landlord the following space (collectively, the "Premises") consisting of a total of 121,723 rentable square feet: (i) all of the space in the Building located at 10240 Sorrento Valley Road, San Diego, California (the "10240 Building") consisting of a total of 64,117 rentable square feet, (ii) all of the space in the Building located at 10220 Sorrento Valley Road, San Diego, California (the "10220 Building") consisting of 20,543 rentable square feet, and (iii) all of the space located in the Building located at 10260 Sorrento Valley Road, San Diego, California (the "10260 Building") consisting of a total of 37,063 rentable square feet.  The 10240 Building, 10220 Building and 10260 Building may be collectively referred to herein as the "Buildings."
2.Extended Lease Term.  The New Termination Date (as that term is defined in Section 2 of the Seventh Amendment) shall be extended such that the Lease shall expire on July 31, 2018 ("New Expiration Date").  The period from January 1, 2013 through the New Expiration Date specified above, shall be referred to herein as the "New Extended Term."  Tenant shall retain the option to further extend the New Extended Term for an additional period of five (5) years in accordance with, and subject to, all terms and conditions of the Extension Option Rider attached to the Original Lease; provided, however, that any references in such Extension Option Rider to (i) the initial Lease Term shall mean and refer to the New Extended Term, as defined in this Section 2 above and (ii) the right of first offer shall not apply.
3.Monthly Base Rent.  Notwithstanding anything to the contrary in the Lease, during the New Extended Term, Tenant shall pay, in accordance with the provisions of this Section 3 and subject to abatement as provided in Section 4 below, Monthly Base Rent for the Premises as follows:
	
			
	Period
	Monthly Base Rent
	Monthly Base Rent Per 
Rentable Square Foot

	1/1/2013 – 12/31/2013
	$194,756.80
	$1.60

	1/1/2014 – 12/31/2014
	$200,842.95
	$1.65

	1/1/2015 – 12/31/2015
	$206,929.10
	$1.70

	1/1/2016 – 12/31/2016
	$213,015.25
	$1.75

	1/1/2017 – 12/31/2017
	$219,101.40
	$1.80

	1/1/2018 – 7/31/2018
	$225,187.55
	$1.85

4.Rental Abatement.  Notwithstanding anything to the contrary contained in the Lease or in this Ninth Amendment, and provided that Tenant faithfully performs all of the terms and conditions of the Lease, as amended by this Ninth Amendment, Landlord hereby agrees to abate Tenant's obligation to pay Monthly Base Rent for the period from January 1, 2013 through and including May 31, 2013.  During such abatement period, Tenant shall still be responsible for

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the payment of all of its other monetary obligations under the Lease, as amended by this Ninth Amendment.  In the event of a default by Tenant under the terms of the Lease, as amended by this Ninth Amendment, that results in early termination pursuant to the provisions of Article 19 of the Original Lease, then as a part of the recovery set forth in Article 19 of the Original Lease, Landlord shall be entitled to the recovery of the Monthly Base Rent that was abated under the provisions of this Section 4.
5.Improvements to the Premises.
5.1Landlord's Work.  Landlord shall, at Landlord's sole cost, cause the following work to be performed at the Project (collectively, "Landlord's Improvements").  Landlord shall use commercially reasonable efforts to complete Landlord's Improvements prior to January 1, 2014.
(a)Landlord will furnish and install a new, Title 24 compliant, Elastomeric Asphalt Emulsion Roof System on each of the Buildings. The new roofing system installation will include: (i) clean and prep roof; (ii) patch and repair any buckles or blisters; (iii) patch around drains with plasticized asphalt roofing system; (iv) apply modified asphalt and felt; (v) apply additional layer of modified asphalt and felt in valleys and waterways; (vi) apply elastomeric coating.
(b)Landlord will remove and replace all rooftop ductwork for units AC-1, AC-3, and AC-4 (as shown on Exhibit "A" attached hereto).  However, only double-wall duct will be replaced for unit AC-2, in the area shown on Exhibit "A".  Additionally, Landlord will engage the roofer and/or a framer to fabricate a platform or catwalk to enable adequate access to maintain the rooftop units.  The design and construction of such platform or catwalk shall be at Landlord's sole discretion.
(c)Landlord will contract with a mechanical subcontractor mutually selected by Landlord and Tenant to inspect thirty (30) HVAC units.  Of the HVAC units serving the Buildings, the thirty (30) HVAC units to be inspected will be mutually agreed upon by Tenant and Landlord. Following receipt and review of the report generated by the mechanical subcontractor (the "Mechanical Report"), Landlord will replace all units that have been identified as needing replacement by the mechanical subcontractor; provided, however, that if more than fifteen (15) units are identified as needing replacement, Landlord shall only be obligated to replace a maximum of fifteen (15) such units and Landlord shall select those fifteen (15) units to replace.
(d)Landlord will provide the following elevator modernizations: (i) replace the controller/leveling system; (ii) replace car operating panel with new push buttons; (iii) replace digital car position indicator; (iv) replace car traveling lanterns; (v) replace hall pushbutton fixtures; (vi) replace door gasket.
To the extent that specifications for any of Landlord's Improvements are not designated in this Section 5.1 above, such specifications shall be as reasonably determined in good faith by Landlord and Tenant.  An internal construction management fee in the amount of three percent  

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(3%) of the cost of design and construction of the Landlord's Improvements shall be included in Landlord's cost of the Landlord's Improvements, which fee shall not be charged to Tenant.  
5.1.1Subsequent HVAC Unit Replacement.  If the Mechanical Report identifies fewer than fifteen (15) HVAC units for replacement, then Tenant shall have the option, exercisable by written notice to Landlord at any time during the New Extended Term, to require Landlord to replace additional HVAC units as identified by Tenant in such notice, provided that (a) the total number of HVAC units to be replaced by Landlord under Section 5.1(c) above and this Section 5.1.1 shall not exceed a total of fifteen (15) units, and (b) the costs to be incurred by Landlord in order to replace additional HVAC units under this Section 5.1.1 shall not exceed, in the aggregate, Fifty Thousand Dollars ($50,000.00) and any additional costs incurred in replacing HVAC units so identified by Tenant under this Section 5.1.1 shall be borne by Tenant.
5.1.2Except as specifically set forth in this Section 5.1 and Section 5.2 below, Tenant hereby agrees to accept the Premises in its "as-is" condition and Tenant hereby acknowledges that Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises.  Tenant also acknowledges that Landlord has made no representation or warranty regarding the condition of the Premises except as expressly provided in this Section 5.1 above.  
5.2Tenant Modification Allowance.  Tenant acknowledges that the 10220 Refurbishment Allowance (as that term is defined in Section 5.2 of Eighth Amendment), the New Refurbishment Allowance (as defined in Section 7.2.1 of Third Amendment), the Landlord Work Allowance (as defined in Section 4.2 of Seventh Amendment), and all other allowances provided to Tenant under the Lease have been fully disbursed and that no remaining balance remains in such allowances.  However, Landlord shall make available an allowance in the amount of Two Hundred Twenty-Five Thousand Dollars ($225,000.00) (the "Tenant Modification Allowance") to Tenant to design and construct the following modifications to the Project (collectively, the "Tenant Modifications"):  (a) modifications to the landscape and hardscape of the Project to reduce water consumption and maintenance costs and to create an outdoor seating area(s) for Tenant's employees, (b) repairs or replacements of the flooring in the lobby of the 10240 Building and upgrades to the lighting in the lobby and stairwells of the 10240 Building to improve energy efficiency and reduce maintenance costs, (c) repairs or replacements of portions of the driveway entrance to the Project and the main parking lot of the Project and reconfiguration of the parking layout to improve efficiency and safety, (d) construction of an indoor café ("Café") in the Premises to serve Tenant's employees, (e) installation of an annunciation system and/or sound masking system in the Premises, and (f) paint and carpet within the Premises.  In addition, Tenant may, at Tenant's sole cost and expense (but not subject to payment from the Tenant Modification Allowance), install a food truck ("Food Truck") at a location at the Project approved by Landlord to serve Tenant's employees.  The design and specifications of any such Café and/or Food Truck shall be subject to Landlord's reasonable approval, and such Café and/or Food Truck shall be subject to Tenant's receipt of any required governmental permits and approvals and the terms and conditions of Article 10 of the Lease shall apply with respect to Tenant's installation and operation thereof.  Furthermore, Tenant shall only to be entitled to operate the Food Truck to the extent that Tenant continues to lease one hundred percent (100%) of the Buildings.  Upon expiration or earlier termination of the Lease (as amended), or if Tenant no longer leases one hundred percent (100%) of the Buildings, Tenant 

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shall cause the Food Truck to be removed from the Project and to repair any damage to the Project caused by such removal.  Any Tenant Modifications shall be subject to Landlord's approval, which approval shall not be unreasonably withheld, conditioned or delayed.  At the time of granting such approval, Landlord shall indicate which, if any, of such Tenant Modifications must be restored to their original condition or removed from the Premises upon expiration or earlier termination of the Lease (as amended) as provided in Section 8.3 of the Original Lease and Tenant shall repair any damage to the Project caused by such removal.  Landlord shall, subject to the procedures set forth in Section 5.2.1 below, make disbursements from the Tenant Modification Allowance for Tenant Modifications.  In no event shall Landlord be obligated to make disbursements under this Section 5.2 in a total amount which exceeds the Tenant Modification Allowance.  If the total cost of the Tenant Modifications exceeds the Tenant Modification Allowance, Tenant shall be responsible for such excess.
5.2.1Disbursement of Tenant Modification Allowance.  Provided that Tenant is not in default on any of its monetary or material non-monetary obligations under the Lease (as modified by this Ninth Amendment) beyond the expiration of all applicable notice and cure periods, upon completion of each Tenant Modification (or on a progress payment basis where construction of such Tenant Modification is scheduled to take longer than sixty (60) days to complete), Landlord shall make a disbursement of the Tenant Modification Allowance for Tenant Modifications for the benefit of Tenant and shall authorize the release of monies for the benefit of Tenant as follows:
(A)Disbursement.  Tenant shall deliver to Landlord:  (i) if Tenant is utilizing a general contractor for the specific Tenant Modification, a request for payment of Tenant's general contractor ("Contractor"), which Contractor shall be retained by Tenant and shall be subject to Landlord's reasonable prior written approval, and which request shall be an Application for Payment (AIA Form G702); (ii) invoices from all subcontractors, laborers, materialmen and suppliers used by Tenant in connection with the Tenant Modification (such subcontractors, laborers, materialmen and suppliers, and the Contractor, if any, may be known collectively as "Tenant's Agents"), for labor rendered and materials delivered to the Premises for the Tenant Modification; and (iii) executed unconditional mechanics' lien releases from all of Tenant's Agents which shall comply with the appropriate provisions, as reasonably determined by Landlord, of California Civil Code Section 8132 and Section 8136.  Within forty-five (45) days thereafter, assuming Landlord receives all of the applicable information described in items (i) through (iii) above, Landlord shall from time to time as each Tenant Modification is completed (or when a progress payment is required pursuant to this Section 5.2.1(A) above) deliver a check made payable to Tenant in payment of the amounts so requested by Tenant (but in no event to exceed the amount of the Tenant Modification Allowance).  Unless otherwise indicated by Landlord in writing provided concurrently with or prior to Landlord's payment, Landlord's payment of such amounts shall not be deemed Landlord's approval or acceptance of the work furnished or materials supplied as set forth in Tenant's payment request; and
(B)Other Terms.  Landlord shall only be obligated to make disbursements from the Tenant Modification Allowance to the extent costs are incurred by Tenant for Tenant Modifications.  All Tenant Modifications shall be deemed Landlord's property (unless, as described above, Landlord elects to require Tenant to remove the same upon the expiration or sooner termination of the Lease (in which case Tenant shall, at Tenant's sole cost 

5

and expense, remove the same and repair any damage to the Premises and/or the Project caused by such removal)).  In no event shall Tenant be entitled to any credit for any portion of the Tenant Modification Allowance which remained unused as of January 1, 2015 ("Allowance Deadline") and any such unused portion shall revert to Landlord.  All drafts of the drawings for any Tenant Modifications shall be subject to Landlord's prior written approval, which approval shall not be unreasonably withheld.  At the conclusion of construction of the Tenant Modifications, Tenant shall deliver to Landlord two (2) sets of sepias of any as-built drawings for the Tenant Modifications.
5.2.2No Rent Abatement.  Tenant acknowledges that the work to be performed pursuant to Section 5.1 above and this Section 5.2 shall be performed during the existing Term and/or the New Extended Term, that Tenant shall be entitled to conduct business throughout the course of construction of such renovations and that Tenant shall not be entitled to any abatement of rent (except as expressly provided in Section 4 above), nor shall Tenant be deemed to be constructively evicted from the Premises, as a result of the construction of such renovations.
5.2.3Landlord Supervision Fee.  Tenant shall pay to Landlord a construction supervision and management fee (the "Landlord's Supervision Fee") in an amount equal to the product of (i) three percent (3%) and (ii) the costs incurred by Tenant to design and construct the Tenant Modifications.  The Landlord's Supervision Fee shall be paid from the Tenant Modification Allowance.
5.2.4Failure to Fund Tenant's Modification Allowance.  If Landlord fails to timely fund any payment of the Tenant Modification Allowance within the time periods set forth in Section 5.2.1 above, Tenant shall be entitled to deliver written notice ("Payment Notice") thereof to Landlord.  If Landlord still fails to fulfill any such obligation within ten (10) business days after Landlord's receipt of the Payment Notice from Tenant and if Landlord fails to deliver written notice to Tenant within such ten (10) business day period explaining Landlord's reasons that the amounts described in Tenant's Payment Notice are not due and payable by Landlord ("Refusal Notice"), Tenant shall be entitled to fund such amount(s) itself and to offset such amount(s) against Tenant's obligations to pay Monthly Base Rent.  Landlord shall only be permitted to deliver a Refusal Notice to Tenant in the following instances: (a) the amount requested by Tenant was used for an item not within the definition of Tenant Modifications; (b) the amount was requested by Tenant following the Allowance Deadline; (c) Tenant is then in default under the Lease, as amended (after expiration of any applicable cure period); (d) Tenant has not provided Landlord all of the required information described in items (i) through (iii) of Section 5.2.1(A) above; (e) the amount requested, when aggregated with all previous reimbursement requests, is in excess of the Tenant Modification Allowance; or (f) the Tenant Modification work undertaken was not performed in a manner consistent with such work as approved by Landlord.  However, Tenant shall not be entitled to any such offset if Tenant is in default under the Lease, as amended (after expiration of any applicable cure period) at the time that such offset would otherwise be applicable.  If Landlord delivers a Refusal Notice, and if Landlord and Tenant are not able to agree on the amounts to be so paid by Landlord, if any, within ten (10) business days after Tenant's receipt of a Refusal Notice, Landlord or Tenant may elect to have such dispute resolved by binding arbitration before a retired judge of the Superior Court of the State of California under the auspices of JAMS (or any successor to such 

6

organization) in San Diego County, California, according to the then rules of commercial arbitration of such organization.  If Tenant prevails in any such arbitration, Tenant shall be entitled to offset the amount determined to be payable by Landlord in such proceeding against Tenant's next obligations to pay Monthly Base Rent (but Tenant shall not be entitled to any such offset if Tenant is in default under the Lease (after expiration of any applicable cure period) at the time that such offset would otherwise be applicable).
6.Non-Disturbance Agreement.  Landlord shall use commercially reasonable efforts to secure and deliver to Tenant a non-disturbance agreement executed by the first trust deed holder of the Buildings on such deed of trust holder's standard form.  Landlord shall also use commercially reasonable efforts to secure and deliver to Tenant a subordination, non-disturbance and attornment agreement executed by any future first trust deed holder of the Buildings that may come into existence after the date hereof on such deed of trust holder's standard form.
7.Brokers.  Each party represents and warrants to the other that no broker, agent or finder, other than Cushman & Wakefield of San Diego (for Landlord) and Capstone Commercial Properties (for Tenant) (collectively, the "Brokers"), negotiated or was instrumental in negotiating or consummating this Ninth Amendment.  Each party further agrees to defend, indemnify and hold harmless the other party from and against any claim for commission or finder's fee by any person or entity, other than the Brokers, who claims or alleges that they were retained or engaged by the first party or at the request of such party in connection with this Ninth Amendment.  Landlord shall be responsible for payment of any brokerage commissions to the Brokers in accordance with separate agreements.  If Landlord fails to make any payment owed to Capstone Commercial Properties ("Capstone") under the separate commission agreement between Landlord and Capstone ("Commission Agreement") within thirty (30) days after Landlord's receipt of invoice therefor, Tenant may send to Landlord a factually correct written notice of such failure to pay and if Landlord fails to fulfill such payment obligation within ten (10) business days after Landlord's receipt of such notice from Tenant and if Landlord fails to deliver written notice to Tenant within such ten (10) business day period explaining Landlord's reasons that the amounts described in Tenant's notice are not due and payable by Landlord to Capstone (the "Broker Refusal Notice"), Tenant may, but shall not be required to, pay such amounts directly to Capstone and to offset such amounts against Tenant's obligations to pay Monthly Base Rent.  Landlord shall only be permitted to deliver a Broker Refusal Notice to Tenant in the following instances: (a) the requested payment was not calculated in accordance with the terms of the Commission Agreement; (b) all conditions and contingencies necessary for the payment of the requested amount under the Commission Agreement have not been satisfied; (c) Tenant is then in default under the Lease, as amended (after expiration of any applicable cure period); (d) the requested amount is not then due under the Commission Agreement; or (e) Capstone is not Tenant's sole broker of record as to this Ninth Amendment.  However, Tenant shall not be entitled to any such offset if Tenant is in default under the Lease, as amended (after expiration of any applicable cure period) at the time that such offset would otherwise be applicable.  If Landlord delivers a Broker Refusal Notice and if Landlord and Tenant are not able to agree on the amounts to be so paid by Landlord, if any, within ten (10) business days after Tenant's receipt of a Broker Refusal Notice, and if Tenant wishes to continue to proceed with such payment and offset, Tenant may elect to have such dispute resolved by binding arbitration before a retired judge of the Superior Court of the State of California under the auspices of JAMS (or any successor to such organization) in San Diego County, California, according to the 

7

then rules of commercial arbitration of such organization.  If Tenant prevails in any such arbitration, Tenant shall be entitled to offset the amount determined to be payable by Landlord in such proceeding against Tenant's next obligations to pay Monthly Base Rent (but Tenant shall not be entitled to such offset if Tenant is then in default under the Lease as amended (after expiration of any applicable cure period).  To the extent that Tenant makes payments to Capstone under this Section 7, such amounts shall no longer be owed from Landlord to Capstone.
8.Signing Authority.  Concurrently with Tenant's execution of this Ninth Amendment, Tenant shall provide to Landlord reasonable evidence of the authority of the individuals executing this Ninth Amendment on behalf of Tenant.  
9.No Further Modification.  Except as set forth in this Ninth Amendment, all of the terms and provisions of the Lease shall remain unmodified and in full force and effect.  
10.Notices to Landlord.  Effective as of the date of this Ninth Amendment, notices to Landlord under the Lease (as amended) shall be sent as follows:
Creekside Property Holdings, LLC
c/o Equity Office Properties
5375 Mira Sorrento Place, Suite 120
San Diego, CA  92121
Attn: Property Manager
With copies to:
Equity Office
Two North Riverside Plaza
Suite 2100
Chicago, IL  60606
Attn:  Managing Counsel
and
Equity Office
Two North Riverside Plaza
Suite 2100
Chicago, IL  60606
Attn:  Lease Administration
and
SL Green Realty Corp.
420 Lexington Avenue, 19th Floor
New York, NY  10170
Attn:  Andrew S. Levine
Chief Legal Officer, General Counsel, EVP

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11.Counterparts and Fax/Email/Electronic Signatures.  This Ninth Amendment may be executed in counterparts, each of which shall be deemed an original, but such counterparts, when taken together, shall constitute one agreement.  This Ninth Amendment may be executed by a party's signature transmitted by facsimile ("fax") or email or by a party's electronic signature, and copies of this Ninth Amendment executed and delivered by means of faxed or emailed copies of signatures or originals of this Ninth Amendment executed by electronic signature shall have the same force and effect as copies hereof executed and delivered with original wet signatures.  All parties hereto may rely upon faxed, emailed or electronic signatures as if such signatures were original wet signatures.  Any party executing and delivering this Ninth Amendment by fax or email shall promptly thereafter deliver a counterpart signature page of this Ninth Amendment containing said party's original signature.  All parties hereto agree that a faxed or emailed signature page or an electronic signature may be introduced into evidence in any proceeding arising out of or related to this Ninth Amendment as if it were an original wet signature page.

[SIGNATURES ON NEXT PAGE]

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IN WITNESS WHEREOF, this Ninth Amendment has been executed as of the day and year first above written.
	
						
	 
	 
	 
	 
	 
	 

	"LANDLORD"
	 
	 
	Equity Office Properties Management Corp, a Delaware corporation, as agent for CREEKSIDE PROPERTY HOLDINGS, LLC,
a Delaware limited liability company

	 
	 
	 
	 
	 
	 

	 
	 
	 
	By:
	/s/ Frank Campbell

	 
	 
	 
	Name:
	Frank Campbell

	 
	 
	 
	Title:
	Vice President

	 
	 
	 
	 

	"TENANT"
	 
	 
	WEBSENSE, INC.,
a Delaware corporation

	 
	 
	 
	 
	 
	 

	 
	 
	 
	By: 
	/s/ Michael A. Newman

	 
	 
	 
	Print Name:
	Michael A. Newman

	 
	 
	 
	Title:
	EVP, CFO

10

Exhibit "A"
Designated HVAC Units

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00210-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00210-of-00352.parquet"}]]