Document:

Exhibit 10.69

                      EMPLOYEE CHANGE IN CONTROL AGREEMENT
                 NOT TO BE CONSTRUED AS AN EMPLOYMENT AGREEMENT

                      THE FIRST NATIONAL BANK OF LITCHFIELD
                     FIRST LITCHFIELD FINANCIAL CORPORATION
                                 13 North Street
                             Litchfield, Connecticut

      WHEREAS, The First National Bank of Litchfield (the "Bank") and its parent
bank holding  company,  First  Litchfield  Financial  Corporation  (the "Holding
Company"),  wish to continue to employ (insert  employee name)  ("Employee")  as
(insert  employee's  title) of the Bank. The Bank and the Holding Company expect
that Employee's  contributions  and knowledge will continue to be of significant
benefit to the future growth and success of the Bank;

      WHEREAS,  the  Boards of  Directors  of the Bank and the  Holding  Company
recognize  that a change in control of the Bank and/or the  Holding  Company may
occur and that the threat of such change in control may create  uncertainty  and
may  result  in the  distraction  or  departure  of long term  personnel  to the
detriment of the Bank and Holding Company and their stockholders;

      WHEREAS, the Boards have determined that appropriate steps should be taken
to reinforce and  encourage  the  continued  dedication of employees of the Bank
including  Employee,   to  their  assigned  duties  in  the  face  of  potential
circumstances involving the possibility of such a change in control;

      NOW  THEREFORE,  in  addition  to one  dollar  ($1.00)  and other good and
valuable  consideration  paid by the Bank to  Employee  and in  order to  induce
Employee  to  continue  employment  with  the Bank and to  continue  to  perform
Employee's  duties in a manner which is in the best  interests of the Bank,  the
Bank and Holding Company hereby agree to provide  Employee with certain benefits
in the  event  his/her  employment  with the Bank  terminates  or is  reassigned
subsequent  to a Change in Control  (as  defined in Section 2 hereof)  under the
circumstances described below.

      1. Term of Agreement;  Employment Status. This Agreement shall take effect
when signed by all parties and shall  remain in full force and effect until June
1, 2008.  All employees of Bank and Holding  Company,  including  Employee,  are
employees at will. The terms of this  Agreement,  therefore,  do not and are not
intended to create either an express and/or implied  contract of employment with
the Bank and/or the Holding  Company.  This Agreement  simply  provides  certain
potential  benefits  to  Employee  in the event that a Change in Control  occurs
prior to June 1, 2008 as hereinafter defined.

      2. Change in Control.  No benefits shall be payable hereunder unless prior
to June 1, 2008,  there shall have been a Change in Control as set forth  below,
and  thereafter  within  six (6)  months of such  Change in  Control  Employee's
employment with the Bank and/or its

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successor  terminates or Employee is  reassigned  in accordance  with Section 3,
below.  For purposes of this Agreement,  a "Change in Control" shall mean any of
the following:

            (a) The  acquisition  of fifty percent (50%) or more of any class of
      equity securities of the Holding Company by any person (or persons working
      in concert) or entity after the date hereof;

            (b) The  acquisition  of fifty percent (50%) or more of any class of
      equity  securities  of the Bank by any person or entity other than Holding
      Company;

            (c) A merger,  consolidation or  reorganization to which the Bank or
      the Holding Company is a party,  if, as a result thereof,  individuals who
      were  directors of the Bank or Holding  Company,  immediately  before such
      transaction shall cease to constitute a majority of the Board of Directors
      of the surviving entity;

            (d) A sale of all or substantially  all of the assets of the Bank or
      the Holding Company to another party;

            (e) The  assumption of all or  substantially  all of the deposits of
      the Bank by  another  party  other  than  the  Federal  Deposit  Insurance
      Corporation; or

            (f) During any twenty-four (24) month period, individuals who at the
      beginning of such period constitute the Board of Directors of the Bank and
      the Holding Company, cease for any reason (other than death or disability)
      to  constitute  at least a majority  thereof  unless the  election  or the
      nomination  for  election  by  the   stockholders  of  the  Bank  and  the
      stockholders of the Holding  Company,  respectively,  of each new director
      was approved by a vote of at least a majority of the directors of the Bank
      or of the  Holding  Company as  applicable,  then still in office who were
      directors  of the  Bank or the  Holding  Company,  as  applicable,  at the
      beginning of the period.

      3. Termination Following Change in Control. If any of the events described
in  Section 2 hereof  constituting  a Change in  Control  shall  have  occurred,
Employee  shall be entitled to the benefits  provided for in Section 4(a) hereof
upon the termination or material  reassignment of his/her  employment  duties or
responsibilities  as an employee of the Bank and/or its successor as provided in
this Section 3, within six (6) months after such event,  unless such  employment
is terminated or reassigned: (i) by any regulatory authority (acting with proper
jurisdiction);  or (ii) by the Board of Directors for cause; or (iii) because of
Employee's  death,  retirement or disability.  Such benefits shall be reduced by
the amount of any severance paid to Employee by the Bank or its successor.

            (a) Retirement; Disability.
                -----------------------

                  (i)  Termination of employment by the Bank based on retirement
      shall mean the mandatory  termination of employment in accordance with the
      retirement policy of the Bank,  including (at Employee's sole election and
      as set forth in writing)  early  retirement,  generally  applicable to its
      salaried  employees  or in  accordance  with  any  retirement  arrangement
      established with Employee's consent with respect to Employee.

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                  (ii) Termination of employment by the Bank based on disability
      shall mean termination because of inability, as a result of incapacity due
      to physical or mental  illness,  to perform  the  services  required as an
      employee for a period aggregating six (6) months or more within any twelve
      (12) month period, or because Employee becomes or is deemed disabled under
      any applicable policy providing disability insurance.

            (b)  Notice of  Termination.  The Bank  agrees  that in the event of
termination  it  will  promptly  furnish  Employee  with  a  written  Notice  of
Termination.  Any purported  termination  of Employee shall be  communicated  by
written Notice of Termination  to the Bank.  For purposes of this  Agreement,  a
"Notice of  Termination"  shall mean a notice  which shall  include the specific
termination  provision  in this  Agreement  relied  upon and  shall set forth in
reasonable  detail  the facts and  circumstances  claimed to provide a basis for
termination of Employee's employment under the provision so indicated.

            (c) Date of Termination.  "Date of Termination"  shall mean the date
on which a Notice of  Termination  is given;  provided  that, if within five (5)
days after any Notice of Termination is given,  the party  receiving such Notice
of  Termination  notifies the other party that a dispute  exists  concerning the
termination,  the Date of Termination  shall be the date on which the dispute is
finally  determined,  either by mutual  written  agreement of the parties,  by a
binding and final arbitration award or by a final judgment, order or decree of a
court of competent  jurisdiction  (the time for appeal  therefrom having expired
and no appeal having been perfected).

            (d) Reassignment. Reassignment shall mean a reduction in base salary
or an  involuntary  reassignment  of  Employee's  duties,  responsibilities,  or
benefits  materially  inconsistent with those of Employee prior to the Change in
Control  or  the  involuntary   relocation  of  Employee's  primary  duties  and
responsibilities  to an office or  location  greater  than fifty (50) miles from
Litchfield,  Connecticut  or action which results in a significant  worsening of
the Employee's  work  conditions  (including,  but not limited to, a significant
change  in  employment   duties,   responsibilities,   required  work  hours  or
otherwise).

      4. Compensation Upon Termination or Reassignment.
       ------------------------------------------------

            (a) If, within six (6) months after a Change in Control,  as defined
in Section 2 hereof,  shall have occurred,  Employee's  employment with the Bank
terminates  or is reassigned as defined in Section 3 (except by an agency acting
with proper jurisdiction, or by a board of directors for cause or as a result of
death,  retirement or disability),  then the Bank and/or its successor shall pay
Employee  within five (5) days after the Date of  Termination an amount equal to
the sum of:

                  (i) Six (6) months of  Employee's  annual  compensation  based
      upon the most recent aggregate base salary paid to Employee in the six (6)
      month period  immediately  preceding  his/her  termination or reassignment
      less  amounts  previously  paid to  Employee  from the date of  Change  in
      Control; plus

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                  (ii) Reasonable  legal fees and expenses  incurred by Employee
      as a result of such  termination or reassignment  (including all such fees
      and  expenses,  if any,  incurred  in  contesting  or  disputing  any such
      termination or  reassignment  or in seeking to obtain or enforce any right
      or benefit provided for by this Agreement).

            (b)  Employee  shall not be required  to mitigate  the amount of any
payment provided for in this Section 4 by seeking other employment or otherwise,
nor shall the amount of any payment provided for in this Section 4 be reduced by
any  compensation  earned by  Employee  as the result of  employment  by another
employer after the Date of Termination or Reassignment, or otherwise.

            (c) It is the  intention  of the parties to this  Agreement  that no
payments by the Bank to or for Employee's  benefit under this Agreement shall be
non-deductible  to the Bank by reason of the  operation  of Section  280G of the
Internal Revenue Code. Accordingly,  notwithstanding any other provision hereof,
if by reason of the operation of said Section 280G of the Internal Revenue Code,
any such  payments  exceed the amount  which can be  deducted  by the Bank,  the
amount of such payments shall be reduced to the maximum which can be deducted by
the Bank.  To the extent  that  payments  in excess of the  amount  which can be
deducted by the Bank have been made to and for Employee's benefit, they shall be
refunded with interest at the applicable  rate provided under Section 1274(d) of
the  Internal  Revenue  Code,  or at such other rate as may be required in order
that no such  payment  to or for  Employee's  benefit  shall  be  non-deductible
pursuant  to Section  280G of the  Internal  Revenue  Code.  Any  payments  made
hereunder  which are not deductible by the Bank as a result of losses which have
been carried  forward by the Bank for Federal tax purposes shall not be deemed a
non-deductible amount for purposes of this Section 4(c).

      5. Continuation of Insurance Benefits.
         -----------------------------------

      Notwithstanding any other provision in this Agreement to the contrary, the
Bank and/or its successor shall maintain in full force and effect for Employee's
continued  benefit,  for the six (6)  month  period  beginning  upon a Change in
Control,  all life  insurance,  medical,  health  and  accident  and  disability
policies, plans, programs or arrangements which were in effect immediately prior
to the Change in Control.

            Successors; Binding Agreement.
            ------------------------------

            (a) The Bank and the Holding  Company  will  require  any  successor
(whether direct or indirect, by purchase, merger, consolidation,  acquisition of
assets or assumption of liabilities or otherwise) to all or substantially all of
the  business  and/or  assets  and/or  deposits of the Bank,  by  agreement,  to
expressly  assume and agree to perform this  Agreement in the same manner and to
the same  extent  that  the Bank  would be  required  to  perform  it if no such
succession had taken place. Failure of the Bank and/or Holding Company to obtain
such agreement  prior to the  effectiveness  of any such  succession  shall be a
breach of this  Agreement and shall entitle  Employee to  compensation  from the
Bank in the same  amount  and on the same  terms  as he  would  be  entitled  to
hereunder if his/her  employment  had terminated as a result of a Termination or
Reassignment, as provided in Section 3 hereof, after a Change in Control, except
that for  purposes of  implementing  the  foregoing,  the date on which any such
succession becomes effective shall be deemed the Date of Termination. As used in
this  Agreement,  "Bank"  shall mean the Bank as  hereinbefore  defined  and any
successor to the business,  assets and/or  deposits as aforesaid  which executes
and delivers  the  agreement  provided for in this Section 6 or which  otherwise
becomes bound by all the terms and  provisions of this Agreement by operation of
law.

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            (b) This Agreement  shall inure to the benefit of and be enforceable
by  Employee's  personal or legal  representatives,  executors,  administrators,
successors,  heirs, distributees,  devisees and legatees. If Employee should die
after any rights to receive the  amounts  contemplated  hereby  have  accrued to
Employee  but before  such  amounts  have been paid,  all such  amounts,  unless
otherwise  provided  herein,  shall be paid in accordance with the terms of this
Agreement to his/her devisee,  legatee or other designee or, if there be no such
designee, to his/her estate.

      7.  Notices.  All notices and other  communications  provided  for in this
Agreement  shall be in writing  and shall be deemed to have been duly given when
delivered or mailed by United States registered mail, return receipt  requested,
postage  prepaid,  addressed to the respective  addresses set forth on the first
page of this  Agreement,  provided  that all notices to the Bank and the Holding
Company  shall be  directed  to the  attention  of the Board  with a copy to the
Chairman  of the Board of the Bank and the  Chairman of the Board of the Holding
Company or to such other address as either party may have furnished to the other
in writing in accordance herewith, except that notice of change of address shall
be effective only upon receipt.

      8. Miscellaneous.  No provision of this Agreement may be modified,  waived
or  discharged  unless such  waiver,  modification  or discharge is agreed to in
writing and signed by  Employee  and such other  officer as may be  specifically
designated  by the Board.  No waiver by either  party  hereto at any time of any
breach by the other or failure to comply with any condition or provision of this
Agreement  to be  performed  by such  other  party  shall be  deemed a waiver of
similar or  dissimilar  provisions  or conditions at the same or at any prior or
subsequent time. No agreements or representations, oral or otherwise, express or
implied,  with  respect to the  subject  matter  hereof have been made by either
party  which  are not  expressly  set  forth in this  Agreement.  The  validity,
interpretation, construction and performance of this Agreement shall be governed
by the laws of the State of Connecticut and of the United States of America.

      9. Validity.  The invalidity or  unenforceability of any provision of this
Agreement shall not affect the validity or enforceability of any other provision
of this Agreement, which shall remain in full force and effect.

      10. Counterparts.  This Agreement may be executed in several counterparts,
each of which shall be deemed to be an original but all of which  together  will
constitute one and the same instrument.

      11. Arbitration. Any dispute or controversy arising under or in connection
with this Agreement  shall be settled  exclusively by arbitration in Litchfield,
Connecticut,   in  accordance  with  the  rules  of  the  American   Arbitration
Association then in effect.  Notwithstanding the pendency of any such dispute or
controversy, the Bank will pay Employee promptly an amount equal to his/her full
scheduled  compensation in effect when the notice giving rise to the dispute was
given (including, but not limited to, base salary) and provide Employee with all
scheduled   compensation,   benefits  and  insurance   plans  in  which  he  was
participating  when the notice  giving rise to the dispute was given,  until the
dispute is finally  resolved in accordance  with Section 3 hereof.  Amounts paid
under  this  Section  11 are in  addition  to all other  amounts  due under this
Agreement and shall not be offset  against or reduce any other amounts due under
this Agreement.  Judgment may be entered on the arbitrator's  award in any court
having jurisdiction;  provided, however, that Employee shall be entitled to seek
specific  performance  of his/her right to be paid until the Date of Termination
during the pendency of any dispute or controversy arising under or in connection
with this Agreement.

      Agreed to this _______ day of ______________, 2006, by and among Employee,
The  First  National  Bank  of  Litchfield,   and  First  Litchfield   Financial
Corporation.

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                                   THE FIRST NATIONAL BANK OF LITCHFIELD

                                   By:  _______________________________
                                             Joseph J. Greco
                                   Its:       President
                                             Duly Authorized

                                   FIRST LITCHFIELD FINANCIAL CORPORATION

                                   By:  _______________________________
                                             Joseph J. Greco
                                   Its:      President
                                             Duly Authorized

                                   EMPLOYEE

                                   Signature:  __________________________

                              (notary page follows)

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STATE OF CONNECTICUT  )
                      )   ss.  Litchfield
COUNTY OF LITCHFIELD  )

      On this the _______ day of ___________,  2006, before me, the undersigned,
personally  appeared  Joseph  J.  Greco,  who  acknowledged  himself  to be  the
President  of THE  FIRST  NATIONAL  BANK OF  LITCHFIELD,  and  FIRST  LITCHFIELD
FINANCIAL CORPORATION, and that he as such President, being authorized so to do,
executed the foregoing  instrument for the purposes therein contained by signing
his name.

      In Witness Whereof, I hereunto set my hand.

                               -----------------------------------------
                                              Notary Public

                               My Commission Expires: ____________________

STATE OF CONNECTICUT      )
                          )         ss. Litchfield
COUNTY OF  LITCHFIELD     )

      On this, the _______ day of ___________,  2006, before me, the undersigned
officer,  personally  appeared  _______________,  known to me or  satisfactorily
proven to be the person signing the foregoing  document,  and acknowledged  that
he/she executed the same for the purposes therein  contained as his/her free act
and deed.

      In Witness Whereof, I hereunto set my hand.

                               -----------------------------------------
                                               Notary Public

                               My Commission Expires: ____________________

                                       4Exhibit 10.6

                                AGREEMENT OF SALE

THIS AGREEMENT OF SALE (this "Agreement") is made this 10th day of November,
2005,between WAWA, INC., a New Jersey corporation, having a place of business at
260 West Baltimore Pike, Wawa, Pennsylvania 19063 ("Wawa") and EAST PENN BANK, a
Pennsylvania banking corporation, having its main office at 731 Chestnut Street,
Emmaus, PA 18049 ("Buyer").

In consideration of the mutual covenants contained herein, the parties hereby
agree as follows:

1.    AGREEMENT TO PURCHASE AND SELL

Wawa hereby agrees to sell and convey to Buyer, who hereby agrees to purchase,
for the consideration and on the terms contained herein, that certain property
located at 2985 MacArthur Road (S.R.0145), in the Township of Whitehall, County
of Lehigh, Commonwealth of Pennsylvania, as more particularly identified as "Lot
2" on that certain plan entitled "Major Subdivision Plan" prepared by Newton
Engineering and dated 6/27/02, last revised 8/18/04 ("Subdivision Plan"),
consisting of approximately 1.1423 acres (the "Property" of "Lot 2"). A copy of
the Subdivision Plan is attached hereto as Exhibit A. The parcel being retained
by Wawa is identified as "Lot 1" on the Subdivision Plan ("Lot 1").

2.    PURCHASE PRICE

The price or consideration for the Property shall be Nine Hundred Fifty Thousand
Dollars ($950,000), which shall be paid to Wawa by Buyer in the way and manner
following:

      (a)   One Hundred Thousand Dollars ($100,000.00) (the "Deposit") shall be
            paid in cash or by Buyer's check upon the execution of the
            Agreement, and shall be held, until settlement, in an interest
            bearing escrow account by Martin J. Karess, Esq.; and

      (b)   The balance of the purchase price, Eight Hundred Fifty Thousand
            Dollars ($850,000.00), subject to the apportionments herein provided
            for, shall be paid at settlement by title company check or wire
            transfer of immediately available funds, as chosen by Wawa.

      (c)   The Purchase Price shall be allocated as follows:

                   Land:                              $300,000
                   Site Improvements Contribution     $650,000

Such allocation shall be binding upon the parties for all applicable federal,
state, local and foreign tax purposes. Wawa and Buyer shall report gain or loss
or cost basis, as the case may be, in a manner consistent with such agreement on
all tax returns filed by any of them subsequent to settlement and shall not
voluntarily take any inconsistent position therewith in any administrative or
judicial proceedings relating to such returns.

3.    INTEREST INCOME

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Any interest income earned or accrued on the Deposit shall be the property of
Buyer and shall be paid to Buyer at settlement or other termination of this
Agreement, or at any time the holder of the deposit is directed to do so by
Buyer.

4.    SETTLEMENT

Settlement shall be made at the local office of a national title insurance
company selected by Buyer and reasonably acceptable to Wawa ("Title Company") on
or before the earlier of (a) forty-five (45) after the conditions required to be
met by this Agreement have been successfully met, or (b) December 31, 2006. Wawa
or Buyer may terminate this Agreement if settlement has not been completed in
accordance with the preceding sentence. Time is of the essence of this
Agreement. Formal tender of a deed to the Property by Wawa and of the purchase
price by Buyer are hereby waived.

5.    POSSESSION

Actual physical possession of the Property shall be given at the time of
settlement to vacant premises free of all leases, occupancies, tenancies and
claims to or rights of possession.

6.    TITLE

      (a) Fee Simple title shall be conveyed at settlement by delivery of (a) a
Special Warranty Deed as to the portion of the Property conveyed to Wawa by
Vinart Realty Associates and (b) a Quit Claim Deed as to the portion of the
Property conveyed to Wawa by Whitehall Township. It is a condition precedent to
Buyer's obligations hereunder that title shall be good and marketable and such
as will be insured by the Title Company at its regular rates, free and clear of
all liens, encumbrances and easements, except the following: easement of open,
dedicated roads bordering the Property and privileges or rights of public
service companies necessary to serve the Property; any and all matters disclosed
on those certain plans entitled "Preliminary / Final land Development Plans for
Wawa, 2985 Macarthur Road, Whitehall, PA 18052, Whitehall Township, Lehigh
County" prepared by Newton Engineering and dated 6/27/02, last revised 8/18/04
(consisting of 18 sheets) (the "Final Land Development Plans"); the Declaration
(defined in Section 19 below); any and all matters set forth on Exhibit B -
Schedule B-2 of the Wawa's title commitment; and such other easements and
matters of record that will not, in Buyer's reasonable discretion, interfere
with Buyer's intended use of the Property.

      (b) Anything to the contrary notwithstanding, Buyer shall cause a title
search to be conducted as to both parcels that comprise the property. If Buyer
is not satisfied with the state of title, Buyer may terminate this Agreement by
notice to Wawa delivered not later than 45 days after the execution of this
Agreement, in which event this Agreement shall terminate, all money deposited on
account together with all accrued interest shall be returned to Buyer and there
shall be no further liability hereunder between the parties. If buyer does not
terminate the agreement with in said 45 day period, Buyer shall be deemed to be
satisfied with the state of title.

7.    PERMITS AND APPROVALS

      (a) Buyer's and Wawa's obligations to complete settlement hereunder are
conditioned upon Wawa and Buyer having successfully obtained, on or before two
hundred forty (240) days from the date of this Agreement ("Permit Period"), all
permits and approvals required by all local, state and other governmental
authorities for the construction, maintenance and use on the Property of (i) a
Wawa Food Market and gasoline dispensing facility with related parking, of

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<PAGE>

the type operated by Wawa in accordance with the Final Land Development Plans,
parking, of the type operated by Wawa in accordance with the Final Land
Development Plans, and (ii) an East Penn Bank in accordance with the Final Land
Development Plans, subject to any modifications that may be made to the Final
Land Development Plans in accordance with this section 7. Buyer's permits and
approvals shall include the approval of Buyer's use on the Property by the
Pennsylvania Department of Banking and any federal banking permits.

      (b) If required, Buyer shall submit to the Township a formal application
to amend the Final Land Development Plans no later than one hundred twenty (120)
days from the date of this Agreement to permit the construction of a single
story building of 3,388 square feet, three (3) drive-up windows, and thirty (30)
parking spaces. Prior to those situations, Buyer shall submit the proposed
amendments to the Final Land Development Plans to Wawa for its approval, which
approval shall not be unreasonably withheld. Wawa shall promptly review the
amendments. If Wawa is not satisfied with the amendments, then Wawa shall
deliver to Buyer its objections, Buyer shall make the required modifications and
the process shall continue until Wawa has approved the amendments. The foregoing
process of obtaining Wawa's approval shall be followed with respect to any
further amendments to the Final Land Development Plans during the land
development process. Notwithstanding anything to the contrary in this Agreement,
Buyer shall not propose any amendments to the Final Land development Plans
whereby (i) any curb cuts connecting the Property to the surrounding public
streets are modified, or (ii) any variance, special exception or other relief
from the Township zoning ordinance is required, including any variances for
Buyer's signs. All engineering and other costs associated with changes to the
Final Land Development Plans shall be paid by Buyer.

      (c) The Final Land Development Plans, as amended in accordance with this
Section 7, are hereinafter referred to as the "Amended Final Plans".

      (d) The permits and approvals include all permits and approvals to realign
an adjacent Township road and the quit claim conveyance by the Township to Wawa
of that portion of the Property identified on the Subdivision Plan as "AREA TO
BE CONVEYED TO LOT #2 - 18,943.83 sq. ft. or 0.4349 ac".

      (e) In the event the permits and approvals are not successfully obtained
by Wawa and Buyer on or before the expiration of the Permit Period, Wawa and
Buyer may both waive such condition, in which event the parties shall proceed to
settlement on or before December 31, 2006. If Wawa and Buyer do not waive such
conditions, this Agreement shall terminate, in which event all money deposited
on account together with all accrued interest shall be returned to Buyer and
there then shall be no further hereunder between the parties.

      (f) Buyer shall diligently pursue the satisfaction of all conditions
precedent in this Agreement.

8.    INSPECTION

      (a) Buyer's obligation to purchase the Property is further contingent upon
Buyer, at its expense, obtaining satisfactory tests, surveys and inspections
concerning the Property, including, without limitation, environmental,
subsurface, site, soil, building and wetlands inspections (collectively, the
"Tests"). Buyer shall have until 5:00 p.m. on the ninetieth (90th) day following
the date of this Agreement ("Due Diligence Period") within which to cancel this
Agreement if Buyer is not satisfied with the condition of the Property, in its
reasonable discretion.

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<PAGE>

Failure to terminate this Agreement on or before the end of the Due Diligence
Period shall be deemed a waiver of this condition.

      (b) Buyer and its representatives have the right to enter the Property, as
necessary, to perform the Tests. Buyer shall leave the Property in the same
condition to that in which it was found. Buyer shall hold Wawa harmless from any
liability arising from its activities on the Property. Prior to any entry onto
the Property, Buyer shall present Wawa with evidence of commercial general
liability insurance in an amount and with a carrier satisfactory to Wawa and
naming Wawa as an additional insured.

      (c) Not later than ten (10) days following the date of this Agreement,
Wawa shall deliver to Buyer a copy of any and all soil boring tests, surveys,
and other engineering and environmental studies prepared on behalf of wawa with
respect to the Property.

9.    APPORTIONMENTS

Real estate taxes and water and sewer rental, if any, shall be apportioned pro
rata between Wawa and Buyer as of the date of settlement using the fiscal year
of the assessing authority as the basis for such apportionment. Transfer taxes
and documentary stamps, if any, shall be borne equally by Buyer and Wawa. If
Lot1 and Lot 2 are not yet separately assessed, Buyer's pro rata share of real
estate taxes and water and sewer rental, if any, shall be 25% of the real estate
taxes and water and sewer rental, if any, for Lot 1 and Lot 2.

10.   EMINENT DOMAIN

Wawa shall send written notice to Buyer of any eminent domain proceedings
affecting any part of the Property within five (5) days after Wawa learns of any
such proceedings. In the event of commencement of eminent domain proceedings or
a taking of any part of the Property, Buyer shall have the right, at Buyer's
option, to terminate this Agreement by giving written notice to Wawa on or
before the date fixed for settlement hereunder. If Buyer does not so terminate,
the purchase price for the property shall be, either, reduced by the total of
any awards or other proceeds received by Wawa with respect to ant taking, or, in
the event no awards or proceeds have been received by Wawa, at settlement, Wawa
shall assign to Buyer all rights of Wawa to any awards or other proceeds payable
by reason of any taking. Buyer shall have the right (in the name of Buyer or
Wawa or both) to negotiate for, to agree to and to contest all offers and
awards.

11.   REPRESENTATIONS AND WARRANTIES OF WAWA

Wawa represents and warrants to Buyer as follows:

      (a) At present, Wawa holds fee title to only a portion of the Property.
Subject to the quit claim conveyance by the Township to Wawa of that portion of
the Property identified on the Subdivision Plan as "AREA TO BE CONVEYED TO LOT
#2 - 18,943.83 sq. ft. or 0.4349ac", Wawa shall hold fee simple title to the
Property at settlement and have the full right, power and authority to enter
into this Agreement and to perform its covenants as stated into this Agreement.

      (b) Wawa is a corporation in good standing and has the power and authority
to execute this Agreement and consummate the transactions contemplated hereby;
and

      (c) Wawa is not a "foreign person" as defined in the Foreign Investment in
Real Estate Tax Act.

                                       4
<PAGE>

12.   REPRESENTATIONS AND WARRANTIES OF BUYER

Buyer represents and warrants to Wawa as follows:

      (a) Buyer is a corporation in good standing and has the power and
authority to execute this Agreement and consummate the transactions contemplated
hereby;

      (b) This Agreement and all instruments of transfer and other documents
delivered or to be delivered by Buyer in connection with this agreement have
been duly authorized by all necessary corporate actions of Buyer and constitute,
and will constitute, the valid and binding obligations of Buyer enforceable in
accordance with their respective terms.

13.   DEFAULT OF WAWA

If Wawa should violate or fail to perform any of the terms or conditions of this
Agreement, and such failure to perform shall continue for thirty (30) days
following notice of default from Buyer, Buyer shall have the option of:

      (a) taking such title as Wawa can give without abatement of price, except
to the extent of a fixed or determinable amount sufficient to satisfy any lien
upon the Property, or

      (b) terminating Buyer's obligations under this Agreement and being repaid
the Deposit and all interest accrued thereon, or

      (c) if the default relates to the failure to complete the Common Site
Work, exercising its rights under Section 17(e).

14.   DEFAULT OF BUYER

Should Buyer violate or fail to perform any of the terms of this Agreement, and
such failure to perform shall continue for thirty (30) days following notice of
default from Wawa (provided that no cure period shall apply for the Buyer's
failure to pay the outstanding balance of the Purchase Price at settlement), the
Deposit and any interest thereon shall be paid to Wawa as liquidated damages for
such breach and there shall be no further liability hereunder between the
parties.

15.   BROKERAGE

Each of Wawa and Buyer represents to the other that it has not dealt with any
real estate broker on connection with this transaction other than Brian K.
Bailey of Patt White Macungie, LLC (the "Broker"), and each party shall
indemnify, defend and save the other harmless from and against all claims for
any such charges or commission. All fees and commissions owed to Broker in
connection with this transaction shall be paid by Wawa at settlement. Any fee or
commission due to Greg Michael shall be paid by Buyer.

16.   NOTICES

All notices required to be sent under this Agreement shall be in writing and
shall be sent by U.S. certified or registered mail, return receipt requested, by
twenty-four hour courier or by hand delivery, and shall be deemed to be received
three days after deposit in the mails if sent by U.S. mail, on the following
business day if sent by twenty-four hour courier, or the date of delivery if

                                       5
<PAGE>

hand delivered. All notices to Wawa shall be sent to the following address:
Wawa, Inc., Red Roof, 260 West Baltimore Pike, Wawa, PA 19063, Attention:
Associate General Counsel. All notices to Buyer shall be sent to Buyer at the
address first above written and to the attention of Debra K. Peters, Executive
Vice President, with a copy to Martin J. Karess, Esq., Karess, Reich & Furst,
215 N. Ninth Street, Allentown, PA 18102. A copy of all notices shall be sent by
telefacsimile to Wawa at 610-358-8852 and to Buyer at 610-966-0702, or to such
other telefacsimile number as may be provided by one party to the other from
time to time.

17.   COMMON SITE WORK

      (a) Wawa's contractor shall perform the following construction work
(collectively, the "Common Site Work") in connection with the initial
construction of the improvements in accordance with the Amended Final Plans:

      (i)   construct the storm water basin on Lot 2 and such inlets and
            associated piping on Lot 2 that benefit Lot 1;

      (ii)  construct the sanitary sewer and natural gas lines to a point at
            least five (5) feet inside the boundary of Lot 2. Electricity,
            telephone and television cable lines shall be available at or
            adjacent to Lot 2. All so-called tie-in or tapping fees applicable
            to Lot 2 shall be paid by Buyer directly to the applicable
            governmental authority;

      (iii) relocate the water main on Lot 2 within the area on sheet LD-7
            (Utility Plan) of the Final Land Development Plans identified as
            "20' WATER EASEMENT";

      (iv)  construct all off-site improvements, including the relocation of
            Glennside Drive, including curbing, fill, curb cuts and all
            improvements to MacArthur Road;

      (v)   perform all rough grading on Lot 2 to within 12" of finished grade;

      (vi)  install all paving and curbing within the area of Lot 1 identified
            on sheet LD-5 (Easement Plan) of the Final Land Development Plans as
            "ACCESS EASEMENT GRANTED BY WAWA INC. TO LOT2" ("Lot 1 Common Access
            Area"); and

      (vii) demolish any existing improvements on Lot 2.

      (b) Wawa shall pay for all Common Site Work.

      (c) Wawa is not responsible for any improvements on Lot 2 other than those
expressly identified as Common Site Work.

      (d) Wawa shall complete the Common Site Work on or before December 31,
2006. It is a condition precedent to Buyer's obligation to complete settlement
that the common Site Work has been completed.

      (e) If Wawa shall breach its obligations under this Section and as a
result of such breach Wawa has not completed any component of the Common Site
Work the non-completion

                                       6
<PAGE>

of which would prevent Buyer from obtaining a certificate of occupancy for
Buyer's building, then upon the continuance of such breach for an additional
thirty (30) days following notice from Buyer specifying the incomplete work,
Buyer shall have the right to complete the work specified in its notice of
default. Buyer shall receive a credit against the Purchase Price for the actual
costs incurred by Buyer in performing the Common Site Work. Notwithstanding
anything to the contrary in this Agreement, if Buyer performs the Common Site
Work pursuant to this Section, then settlement shall be postponed until 14 days
following the date that such Common Site Work is completed by Buyer.

18.   ASSIGNMENT OF PERMITS AND APPROVALS

At settlement, Wawa shall assign and transfer to Buyer all of Wawa's rights,
title and interest, if any, in and to any permits and approvals for the
Property, and Buyer agrees to assume, pay and perform all of Wawa's obligations
and duties thereunder, but only to the extent that such obligations and duties
arise after the settlement date hereof, and expressly excluding any such
obligation and duties arising or otherwise required to be paid or performed by
Wawa as part of the Common Site Work. Notwithstanding anything to the contrary
in the foregoing assignment, so long as Wawa performs its obligations to
construct the Common Site Work in accordance with this Agreement, (1) Wawa shall
retain possession and use of the permits, (2) many of the permits relate not
only to the Property but to Lot 1 being developed by Wawa and this assignment is
not intended to convey any rights granted by the permits with respect to Lot 1,
and (3) Wawa shall retain physical possession of all original permits.

19.   DECLARATION OF EASEMENTS, COVENANTS AND RESTRICTIONS

At settlement, Wawa shall record a Declaration of Easements, Covenants and
Restrictions ("Declaration") immediately prior to the deed. The Declaration
shall be in form reasonably acceptable to Buyer containing, among other things,
the following provisions:

      (a) A non-exclusive, perpetual easement ("Storm Water Easement") in favor
of Wawa to discharge storm water from Lot 1 into the storm water management
system to be constructed by Wawa on Lot 2. Neither Buyer nor wawa shall
excessively burden the storm water facilities.

      (b) A non-exclusive, perpetual easement in favor of Buyer and its
employees, customers and invitees over and upon the Lot 1 Common Access Area.
Buyer shall use the Lot 1 Common Access Area in connection with Buyer's initial
construction of its improvements in such a way as to minimize interference with
Wawa's use of Lot 1.

      (c) A temporary construction easement in favor of Wawa to go upon Lot 2 to
perform the Common Site Work. Wawa and Buyer shall coordinate their respective
construction activities on Lot 2 to minimize interference with each other. Wawa
shall cause its contractor to maintain workers' compensation as well as
commercial general liability insurance covering all operations by or on behalf
of contractor upon Lot 2. wawa shall cause its contractor to indemnify and hold
Buyer harmless from and against all claims, demands, losses, liabilities, costs
or expenses arising out of or in connection with performance of the Common Site
Work on the Property.

      (d) Wawa, at Wawa's expense, shall be responsible for the maintenance,
repair and replacement, as necessary from time to time, of the Lot 1 Common
Access Area to the same level as paved areas are maintained by first class
commercial properties generally in the

                                       7
<PAGE>

Township, including the removal and clearing of snow and ice. In the event Wawa
does not maintain Lot 1 Common Access Area, Buyer following issuance of written
notice to Wawa specifying such non-performance, which non-performance is not
cured within thirty (30) days thereafter (or if the nature of such cure will
require a period in excess of thirty (30) days, then Wawa has not begun such
cure within the thirty (30) day period or thereafter fails to diligently pursue
such cure), may perform the necessary maintenance, repairs, or replacements and
recover all costs related to the same from Wawa. Wawa shall also be liable for
all reasonable costs, attorneys fees and expenses that may be incurred by any
party in enforcing the terms and provisions of this subsection.

      (e) Buyer, at Buyer's expense, shall be responsible for the maintenance,
repair and replacement, as necessary from time to time, of all storm water
facilities on Lot 2 to the same level as similar facilities are maintained by
first class commercial properties generally in the Township. In the event the
Buyer does not maintain the storm water facilities on Lot 2, Wawa, following
issuance of written notice to Buyer specifying such non-performance, which
non-performance is not cured within thirty (30) days thereafter (or if the
nature of such cure will require a period in excess of thirty (30) days, then
Buyer has not begun such cure within the thirty (30) day period or thereafter
fails to diligently pursue such cure), may perform the necessary maintenance,
repairs, or replacements and recover all costs related to the same from Buyer.
Buyer shall also be liable for all reasonable costs, attorneys fees and expenses
that may be incurred by any party in enforcing the terms and provisions of this
subsection.

      (f) Buyer and Wawa shall maintain and keep in effect throughout the term
insurance on an occurrence basis against claims for personal injury (including
death) and property damage arising from occurrences on, in or about such party's
property, with broad form contractual liability coverage, under a policy or
policies of commercial general liability insurance, with such limits as may be
reasonably determined by such parties from time to time, naming the other party
as an additional insured, but not less than Three Million Dollars ($3,000,000)
per occurrence (including umbrella coverage).

      (g) Buyer covenants that it will not permit Lot 2 to be occupied or used
for a convenience food store, coffee store, doughnut store, sandwich store or
fuel dispensing facility or any combination of such uses. The definition of a
"convenience food store" means any store generally recognized by the retail food
industry as being a convenience food store, including, but not limited to, the
type of store operated by Wawa, Sheetz, Seven-Eleven, Turkey Hill, Exxon-Mobile
(On the Run), etc. "fuel dispensing facility" includes a gasoline service
station and self-service facility station. The term "coffee store" means a store
primarily engaged in the sale of coffee and related coffee drinks, including
without limitation, "Starbucks" or "Bucks County Coffee". The term "doughnut
store" means a store primarily engaged in the sale of doughnuts or pastries,
including, without limitation, "Dunkin Donuts" or "Krispy Kreme". The term
"sandwich store" means a store primarily engaged in the sale of hot or cold
sandwiches for on-site or off-site consumption, including, without limitation,
Subway and Quiznos Sub.

      (h) Wawa covenants that it will not permit Lot 1 to be occupied or used as
a credit union, bank, savings and loan or similar financial institution;
provided that the presence of one or more automatic teller machines (ATMs) is
expressly permitted on Lot 1.

      (i) All of the easements and restrictions described in the Declaration
shall run with the land and inure to the benefit of and be binding upon all
future owners of lot 1 and Lot 2.

20.   WAWA'S DISCLAIMER AND BUYER'S RELEASE

                                       8
<PAGE>

      (a) Wawa has not made, and does not make in this Agreement or will make in
any closing document, and Buyer hereby waived and shall be forever barred from
asserting any claim, demand., complaint, summons, suit or proceeding of any
nature against Wawa, its officers, partners, directors, shareholders and
employees, with respect to, any representation, warranty, promise, covenant,
agreement or statement of any nature concerning:

         (i) Any latent or patent defects, any hidden or concealed conditions,
or any subsoil, groundwater or geological conditions;

         (ii) The presence, use, generation, storage or release (defined below)
of hazardous materials (defined below) in, on, under or above the property,
occurring prior to settlement; or

         (iii) The compliance of the property or violation of any law, statute,
ordinance, rule or regulation of any governmental entity, including, without
limitation, applicable zoning ordinances, building and health codes. The
property is being sold in its "as-is", "where-is" condition without any
warranties.

As used in this Agreement:

         "Hazardous Material" means any substance or material which is defined
as or included in the definition of "hazardous substances", "hazardous wastes",
"hazardous materials", "extremely hazardous waste", "acutely hazardous waste",
"restricted hazardous waste", "toxic substances", or "known to cause cancer or
reproductive toxicity" (or words of similar import), petroleum products
(including crude oil or any fraction thereof) of any other chemical, substance
or material which is prohibited, limited or regulated under any federal, state
or local law, ordinance, regulation, order, permit, license, decree, common law,
or treaty now or hereafter in force regulating relating to or imposing liability
or standards concerning materials or substances known or suspected to be toxic
or hazardous to health or safety, the environment or natural resources
("Environmental Law"): and

         "Release" means any spill, leak, emission, discharge or disposal or
Hazardous Materials into the environment other than pursuant to permits issued
under applicable Environmental Law.

      (b) All provisions of this Section shall survive settlement or the
termination of this Agreement.

21.   CONFIDENTIALITY

      (a) Buyer shall not use or disclose to anyone other than Buyer's
attorneys, accountants, potential equity investors, and it shall cause its
officers, employees, agents and attorneys not to disclose or use, and use its
best efforts to cause such investors and financial source or sources not to
disclose or use, any Confidential Information (as defined below) with respect to
Wawa furnished or hereafter furnished by Wawa or its officers, employees, agents
and attorneys in connection with this Agreement and the consummation of the
transactions contemplated hereby other than in connection with its evaluation of
such transactions. For purposes of this Agreement, "Confidential Information"
shall mean any information about Wawa, other than information which Buyer can
demonstrate (i) is generally available to or known by the public other than as a
result of improper disclosure by Buyer or (ii) has been obtained by Buyer from a
source other than Wawa, its officers, employees, agents and attorneys, provided
that such source is not bound by duty or confidentiality to Wawa or another
party of

                                       9
<PAGE>

which Buyer is aware with respect to such information. If this Agreement is
terminated for any reason, Buyer shall promptly return any Confidential
Information in its possession or in the possession of its officers, employees,
agents and attorneys to Wawa and will use its best efforts to have Confidential
Information in the possession of Buyer's financing source or sources returned to
Wawa.

      (b) Wawa shall not use or disclose to anyone other than Wawa's attorneys,
accountants, potential equity investors, and it shall cause its officers,
employees, agents and attorneys not to disclose or use, and use its best efforts
to cause such investors and financial source or sources not to disclose or use,
any Confidential Information (as defined below) with respect to Buyer furnished
or hereafter furnished by Buyer or its officers, employees, agents and attorneys
in connection with this Agreement and the consummation of the transactions
contemplated hereby other than in connection with its evaluation of such
transactions. If this Agreement is terminated for any reason, Wawa shall
promptly return any Confidential information in its possession or in the
possession of its officers, employees, agents and attorneys to Buyer.

22.   MISCELLANEOUS

      (a) This Agreement may not be assigned by Buyer without Wawa's consent,
provided that Wawa shall consent to an assignment by Buyer to an entity
affiliated with Buyer immediately prior to settlement. Any permitted assignment
shall not relieve Buyer of its obligations under this Agreement, which shall
survive settlement until Buyer's obligations are fulfilled.

      (b) Wherever time is referred to in this Agreement, time shall be of the
essence.

      (c) This Agreement contains the whole agreement between Wawa and Buyer,
and there are no other terms, obligations, covenants, representations, statement
or conditions, oral or otherwise, of any kind whatsoever.

      (d) This Agreement shall extend to and bind the heirs, executors,
administrators, successors and assigns of the respective parties hereto.

      (e) Section captions and headings are for convenience of reference only
and shall not be used to construe or modify the provisions set forth in this
Agreement.

      (f) This Agreement shall be governed and construed in accordance with the
laws of the Commonwealth of Pennsylvania.

      (g) The Parties agree that this Agreement may be terminated between them
by facsimile machine. The parties intend that faxed signatures constitute
original signatures and that a faxed Agreement containing the signatures
(original or faxed) of all the parties is binding on the parties.

      (h) This Agreement may be signed in one or more counterparts, each of
which will constitute an original and all of which shall comprise the entire
agreement.

      (i) In the event of any litigation arising out of this agreement, the
prevailing party shall be entitles to actual reasonable attorney's fees plus
costs of suit from the unsuccessful party.

                                       10
<PAGE>

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

Attest:                                   WAWA, INC.

/s/ Michael J. Eckhardt                   /s/ Joseph C. Losak
--------------------------------          --------------------------------------
Assistant Secretary                       Vice President

Attest:                                   EAST PENN BANK

/s/ Bruce R. Keil                         /s/ Debra K. Peters
---------------------------------         --------------------------------------
Secretary                                 (Vice) President

                                       11
<PAGE>

                                    Exhibit A

Exhibit displays the drawing or mapping details of Wawa Food Market Proposed
Major Subdivision Plan for the property specifically described in the Agreement
of Sale.

                                       12

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