Document:

Agreement of Purchase and Sale, dated May 9, 2007

 Exhibit 10.1  
 AGREEMENT OF PURCHASE AND SALE 
 (383 Colorow Drive, Salt Lake City, Utah) 
 This Agreement of Purchase and Sale (“Agreement”) is made as of the 9th day of May, 2007 (“Effective Date”) between BMR-383 Colorow
Drive LLC, a Delaware limited liability company (“Seller”), and NPS Pharmaceuticals, Inc., a Delaware corporation (“Purchaser”). 
 Subject to the terms and conditions of this Agreement, Seller will sell to Purchaser, and
Purchaser will purchase from Seller the Property (as defined below), including an approximately 93,650 rentable square foot, three-story, laboratory and office building located at 383 Colorow Drive, Salt Lake City, Utah 84108 (the
“Building”). The land underlying the Building is not owned by Seller and is subject to that certain Ground Lease dated the 10th day of December, 2003 (the “Ground Lease”), between the Seller, as lessee, and the University of Utah, as ground lessor (“Ground Lessor”). 
 ARTICLE 1. PROPERTY/PURCHASE PRICE 
 1.1. Property. Subject to the terms and conditions of this
Agreement, Seller agrees to sell to Purchaser, and Purchaser agrees to purchase from Seller, the following property (collectively, the “Property”): 
 (a) The Building; 
 (b) Seller’s leasehold interest in the land described in Exhibit A attached hereto (the “Land”), subject to the terms and conditions of the Ground Lease, and all other right, title and interest of Seller in and to
(i) all and singular the rights, benefits, privileges, easements, tenements, hereditaments, and appurtenances thereon or in anyway appertaining to such Land; and (ii) all strips and gores and any land lying in the bed of any street, road
or alley, open or proposed, adjoining such Land; 
 (c) All right, title and interest of Seller, if any, in and to all
improvements and fixtures located on the Land (the “Improvements”). The Building, Land and Improvements are collectively referred to herein as the “Real Property; and 
 (d) The “Intangible Property,” being all, right, title and interest of Seller, if any, in and to: (i) all intangible
personal property now or hereafter used exclusively in connection with the operation, ownership, maintenance, management, or occupancy of the Real Property (to the extent assignable); (ii) the plans and specifications for the Improvements (to
the extent assignable); (iii) warranties, indemnities, applications, permits, approvals and licenses (to the extent applicable in any way to the above referenced Real Property or the Tangible Personal Property and assignable); and
(iv) insurance proceeds and condemnation awards or claims thereto to the extent provided be assigned to Purchaser hereunder. 
 1.2.
Purchase Price. The total purchase price to be paid to Seller by Purchaser for the Property shall be TWENTY MILLION DOLLARS ($20,000,000) (the “Purchase Price”). The Purchase Price, as adjusted for prorations, deposits and other
adjustments as provided herein, shall be paid to Escrow Agent by wire transfer of immediately available funds or in cash. 
 1.3. Deposit
of Earnest Money. Within two (2) business days (in this Agreement, a business day shall mean any day of the year other than any Saturday or Sunday or any other day on which banks located in San Diego, California generally are closed for
business) after the Effective Date, Purchaser shall deposit TWO HUNDRED FIFTY THOUSAND DOLLARS ($250,000) in cash (such amount, including any interest earned thereon, the “Earnest Money”) with the Escrow Agent (as defined below). The
Escrow Agent shall hold and disburse the Earnest Money in accordance with the escrow provisions in Exhibit B. The Earnest Money shall be non-refundable, except as otherwise provided herein. Seller shall not deliver any instruction to the Escrow
Agent calling for disbursement of the Earnest Money to Seller except following the occurrence of Purchaser’s default hereunder and the expiration of any applicable cure period or as otherwise expressly provided in this Agreement, and Seller
further agrees to provide Purchaser with a copy of such instruction concurrently with the delivery thereof to the Escrow Agent. Provided such supplemental escrow instructions are not in conflict with this Agreement as it may be amended in writing
from time to time, Seller and Purchaser agree to execute such supplemental escrow instructions as may be appropriate to enable Escrow Agent to comply with the terms of this Agreement 
  

 1.4. Title Company and Escrow Agent. The “Escrow Agent” and “Title Company”
are: LandAmerica Commercial Services represented by Kathy Leicht, Senior Title Officer. 
 1.5. Closing Date. The “Closing
Date” shall mean May 30, 2007. 
 ARTICLE 2. GROUND LEASE, NPS LEASE, OPERATIONS AND RISK OF LOSS 
 2.1. Ground Lease. 
 (a) Estoppel and Consent. Seller shall use commercially reasonable efforts to obtain an estoppel certificate from Ground Lessor under the Ground Lease, which contains among other things, Ground Lessor’s consent to the transfer
of Seller’s leasehold interest in the Land and Improvements to Purchaser, in the form of Exhibit C (“Ground Lessor’s Consent”). Ground Lessor’s Consent shall be delivered to Ground Lessor no later than one (1) business
day after the Effective Date and Seller shall apply commercially reasonable efforts to obtain the same, duly executed by Ground Lessor. In the event that Ground Lessor’s Consent is not obtained at least five (5) business days before the
Closing Date, Seller may unilaterally extend the Closing Date one (1) time by up to thirty (30) days; 
 (b)
Transfer Costs. Purchaser shall pay, if any, all: (i) transfer fees and other fees, costs and expenses charged by Ground Lessor in connection with the assignment of the Ground Lease, and (ii) recording costs and expenses relating to
the recordation of the amendment to the Ground Lease. Each party shall pay the fees charged by its attorneys in connection with the assignment of the Ground Lease; 
 (c) Cooperation. The parties shall cooperate in good faith and with reasonable diligence to secure Ground Lessor’s Consent
prior to the Closing Date. 
 2.2. NPS Lease. Upon the Closing, the Lease Agreement between the parties dated as of December 22,
2005 (the “NPS Lease”) shall terminate (the “NPS Lease Termination”) and the $300,000 security deposit tendered by Purchaser under the NPS Lease (less the amount of any unpaid monetary obligations of Purchaser as the Tenant under
the NPS Lease which accrued prior to the Closing, including any outstanding rent, at the Closing) shall be credited to Purchaser against the Purchase Price at the Closing. 
 2.3. Ongoing Operations. From the Effective Date until the Closing: 
 (a) Maintenance of Insurance. Seller shall continue to carry its existing insurance through the Closing Date, and shall not allow
any breach, default, termination or cancellation of such insurance policies or agreements to occur or exist. 
 (b) New
Contracts. Without Purchaser’s prior written consent in each instance, Seller will not enter into or amend, terminate, waive any default under, or grant concessions regarding any contract or agreement that will be an obligation affecting
the Property or binding on Purchaser after the Closing. 
 (c) Leasing Arrangements. Seller will not enter into any
lease, sublease of space or other occupancy agreements affecting the Real Property, and any and all amendments and supplements thereto, and any and all guaranties and security received by landlord in connection therewith without Purchaser’s
prior written consent. 
 (d) Ground Lease. Seller covenants and agrees not to modify the Ground Lease and to comply
with the terms of the Ground Lease to the extent such compliance is not the obligation of Purchaser under the NPS Lease. 
 (e) Exclusive Negotiations. Seller shall: (i) remove the Property from the market, and (ii) not actively solicit or negotiate with any other prospective purchasers of the Property. 
 2.4. Damage. Upon the Effective Date, the full risk of loss with respect to the Property shall pass to Purchaser and shall remain with Purchaser
after the Closing and delivery of the Deed (as defined below). Purchaser shall promptly give Seller written notice of any material damage to the Property, describing such damage, whether such damage is covered by insurance and the estimated cost of
repairing such damage, provided that such damage is 

  

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known to Purchaser. For purposes of this Section 2.4, “material” means damage in excess of $100,000. Seller shall transfer and assign any
insurance proceeds or rights thereto to Purchaser at the Closing. This Agreement, and the parties’ obligations to purchase and sell the property, shall survive any such damage to the Property. 
 2.5. Condemnation. Seller shall promptly give Purchaser notice of any eminent domain proceedings that are contemplated, threatened or instituted
with respect to the Property. Seller shall, at the Closing, assign to Purchaser its entire right, title and interest in and to any condemnation award, and Purchaser shall have the right during the pendency of this Agreement to negotiate and
otherwise deal with the condemning authority in respect of such matter. This Agreement, and the parties’ obligations to purchase and sell the property, shall survive any such proceedings. 
 ARTICLE 3. CONDITIONS PRECEDENT 
 3.1. Conditions
to Seller’s Obligation to Close. In addition to all other conditions set forth herein, the obligation of Seller to consummate the transactions contemplated hereunder shall be contingent upon the following: 
 (a) Representations. Purchaser’s representations and warranties contained herein shall be true and correct as of the date of
this Agreement and the Closing Date; 
 (b) Performance. As of the Closing Date, Purchaser shall have performed its
obligations hereunder and all deliveries to be made by Purchaser at Closing have been tendered; 
 (c) Ground Lease.
Ground Lessor’s Consent shall have been obtained; 
 (d) Board Approval. Seller shall have obtained approval from
the board of directors of BioMed Realty Trust, as sole owner of Seller, to enter into this Agreement and to execute the documents contemplated hereby; and 
 (e) Other Condition. Any other condition set forth in this Agreement to Seller’s obligation to close shall have been satisfied by the applicable date. 
 3.2. Conditions to Purchaser’s Obligation to Close. In addition to all other conditions set forth herein, the obligation of Purchaser to
consummate the transactions contemplated hereunder shall be contingent upon the following: 
 (a) Representations.
Seller’s representations and warranties contained herein shall be true and correct as of the date of this Agreement and the Closing Date; 
 (b) Performance. As of the Closing Date, Seller shall have performed its obligations hereunder and all deliveries to be made by Seller at Closing have been tendered; 
 (c) Default. As of the Closing Date, Seller shall not be in default under any agreement to be assigned to, or obligation to be
assumed by, Purchaser under this Agreement; 
 (d) Ground Lease Condition. (1) Seller shall have obtained and
delivered to Purchaser at least one (1) business day prior to the expiration of the Closing Date, the Ground Lessor’s Consent, and (2) as of the Closing Date, the Ground Lease shall be in full force and effect; and 
 (e) Title. Upon the sole condition of payment of the premium, at Closing, the Title Company shall irrevocably commit to issue to
Purchaser an ALTA Owner’s Policy of title insurance, with extended coverage (i.e., with ALTA General Exceptions deleted), dated as of the date and time of the recording of the Deed (as defined below) vesting title in Purchaser, in the amount of
the Purchase Price, insuring Purchaser as owner of good, marketable and indefeasible fee simple title to the Building and the Improvements, and Purchaser as holder of the leasehold interest in the Land pursuant to the Ground Lease, subject only to
the Permitted Exceptions (the “Title Policy”). “Permitted Exceptions” means the following exceptions: exceptions approved by Purchaser pursuant to this Agreement; real estate and personal property taxes, and utility charges and
assessments, not yet due and payable; the Ground Lease; tenants in possession; any exceptions to title as of the date and time title vested in Seller (December 20, 2005) or any exceptions thereafter caused or permitted to be caused by Purchaser; all
laws, 

  

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regulations and ordinances; all matters that would be shown on an ALTA survey of the Property; and the exceptions and other matters described on Exhibit H
attached hereto. 
 (f) Bankruptcy. No proceeding has been commenced against Seller under the federal Bankruptcy Code
or any state law for relief of debtors. 
 3.3. Failure of Condition Precedent. So long as a party is not in default beyond applicable
notice and cure periods hereunder, if any condition to such party’s obligation to proceed with the Closing hereunder has not been satisfied as of the Closing Date and such condition is not cured within five (5) days after receipt of notice
of default from the non-defaulting party, such non-defaulting party may, in its sole discretion, either (i) terminate this Agreement by delivering written notice to the other party on or before the Closing Date or other applicable date
whereupon the Earnest Money shall be returned to Purchaser if Seller is the defaulting party or paid to Seller if Purchaser is the defaulting party, or (ii) elect to close, notwithstanding the non-satisfaction of such condition, in which event
such party shall be deemed to have waived any such condition. 
 ARTICLE 4. DEFAULT AND REMEDIES 
 4.1. Purchaser’s Defaults; Seller’s Remedies. 
 (a) In the event of a breach by Purchaser of its obligations under this Agreement to effect the Closing, which breach is not cured within
five (5) days after Purchaser’s receipt of notice of default from Seller (provided that no such cure period shall extend the Closing Date or apply for a breach of the obligation to close by the Closing Date) and Seller is willing, ready
and able to perform its obligations hereunder, Seller’s sole remedy shall be to terminate this Agreement and receive and retain all of the Earnest Money and any earnings thereon as liquidated damages, not as a penalty. PURCHASER AND SELLER
AGREE THAT IT WOULD BE EXTREMELY DIFFICULT OR IMPRACTICAL TO QUANTIFY THE ACTUAL DAMAGES TO SELLER IN THE EVENT OF A BREACH BY PURCHASER, THAT THE AMOUNT OF ALL EARNEST MONEY IS A REASONABLE ESTIMATE OF SUCH ACTUAL DAMAGES, AND THAT SELLER’S
EXCLUSIVE REMEDY IN THE EVENT OF A BREACH BY PURCHASER SHALL BE TO RETAIN ALL EARNEST MONEY AND ANY EARNINGS THEREON AS LIQUIDATED DAMAGES. 
  

					
	/s/ GAK	 		  	/s/ NAC
	 Initials of Seller
	 		  	Initials of Purchaser

 (b) After Closing, in the event of a breach by Purchaser of its obligations under
this Agreement that survive Closing, Seller may exercise any rights and remedies available at law or in equity. 
 4.2. Seller’s
Defaults; Purchaser’s Remedies. 
 (a) In the event of a material breach by Seller of its obligations under this
Agreement, which breach is not cured within five (5) days after Seller’s receipt of notice of default from Purchaser (provided that no such cure period shall extend the Closing Date or apply for a breach of the obligation to close by the
Closing Date), Purchaser may elect one of the following two remedies: (a) terminate this Agreement and receive a refund of the Earnest Money, any earnings thereon, plus reimbursement from Seller for Purchaser’s reasonable out of pocket
costs incurred in connection with the negotiation of this Agreement up to $25,000; or (b) enforce specific performance of this Agreement against Seller, including the right to recover reasonable attorneys’ fees. PURCHASER AND SELLER AGREE
THAT IT WOULD BE EXTREMELY DIFFICULT OR IMPRACTICAL TO QUANTIFY THE ACTUAL DAMAGES TO PURCHASER IN THE EVENT OF A BREACH BY SELLER, THAT THE AMOUNT OF ALL EARNEST MONEY IS A REASONABLE ESTIMATE OF SUCH ACTUAL DAMAGES, AND THAT IN THE EVENT PURCHASER
SELECTS TO ENFORCE ITS REMEDIES UNDER (A) ABOVE, PURCHASER SHALL RECEIVE A REFUND OF ALL EARNEST MONEY AND ANY EARNINGS THEREON, AND PURCHASER’S OUT OF POCKET COSTS. 
 (b) After Closing, in the event of a breach by Seller of its obligations under this Agreement that survive Closing, Purchaser may exercise
any rights and remedies available at law or in equity. 
 4.3. Limited Liability. Notwithstanding anything to the contrary herein,
Purchaser on its own behalf and on behalf of its agents, members, partners, employees, representatives, officers, directors, agents, related and 

  

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affiliated entities, successors and assigns (collectively, the “Purchaser Parties”) hereby agrees that in no event or circumstance shall any
of the members, partners, employees, representatives, officers, directors, agents, property management company, affiliated or related entities of Seller or Seller’s property management company have any personal liability under this Agreement.
Seller on its own behalf and on behalf of its agents, members, partners, employees, representatives, related and affiliated entities, successors and assigns hereby agrees that in no event or circumstance shall any of the Purchaser Parties have any
personal liability under this Agreement. Notwithstanding anything to the contrary contained herein, except with respect to Seller’s obligations to cooperate in causing the return of the Earnest Money to Purchaser: (a) the maximum aggregate
liability of Seller, and the maximum aggregate amount which may be awarded to and collected by Purchaser (including, without limitation, for any breach of any representation, warranty and/or covenant of Seller) under this Agreement or any documents
executed pursuant hereto or in connection herewith, including, without limitation, the Exhibits attached hereto (collectively, the “Other Documents”) shall, under no circumstances whatsoever, exceed 1% of the Purchase Price (the
“CAP Amount”); and (b) no claim by Purchaser alleging a breach by Seller of any representation, warranty and/or covenant of Seller contained herein or any of the Other Documents may be made, and Seller shall not be liable for
any judgment in any action based upon any such claim, unless and until such claim, either alone or together with any other claims by Purchaser alleging a breach by Seller of any such representation, warranty and/or covenant, is for an aggregate
amount in excess of $50,000.00 (the “Floor Amount”), in which event Seller’s liability respecting any final judgment concerning such claim or claims shall be for the entire amount thereof, subject to the CAP Amount set forth in
clause (a) above; provided, however, that if any such final judgment is for an amount that is less than or equal to the Floor Amount, then Seller shall have no liability with respect thereto, but Purchaser shall be the prevailing party for
purposes of Section 8.13. 
 ARTICLE 5. CLOSING 
 5.1. Closing and Escrow. The consummation of the transaction contemplated herein (“Closing”) shall occur on the Closing Date at the offices of the Escrow Agent. Closing shall occur through an escrow
with the Escrow Agent. Funds shall be deposited into and held by Escrow Agent in a closing escrow account with a bank satisfactory to Purchaser and Seller. Upon satisfaction or completion of all closing conditions and deliveries, Escrow Agent shall
immediately record and deliver the Deed and deliver the closing documents to the appropriate parties and make disbursements according to the closing statements executed by Seller and Purchaser. Provided such supplemental escrow instructions are not
in conflict with this Agreement as it may be amended in writing from time to time, Seller and Purchaser agree to execute such supplemental escrow instructions as may be appropriate to enable Escrow Agent to comply with the terms of this Agreement.
The parties understand that the Closing shall occur in San Diego, California requiring that all necessary deliveries to escrow must be completed by 11:00 A.M. on the Closing Date. 
 5.2. Seller’s Deliveries in Escrow. On or before 11:00 A.M. on the Closing Date, Seller shall deliver in escrow to the Escrow Agent the
following: 
 (a) Deed. That certain Special Warranty Deed substantially in the form of Exhibit D attached hereto
(“Deed”), sufficient to vest title to the Property in Purchaser subject only to the Permitted Exceptions; 
 (b)
Bill of Sale and Assignment of Ground Lease and Contracts. A counterpart of the Bill of Sale and Assignment of Ground Lease and Contracts substantially in the form of Exhibit E attached hereto (“Bill of Sale”), executed and
acknowledged by Seller; 
 (c) NPS Lease Termination. A counterpart of the NPS Lease Termination substantially in the
form of Exhibit F attached hereto; 
 (d) State Law Disclosures. Such disclosures and reports as are required by
applicable state and local law in connection with the conveyance of real property; 
 (e) FIRPTA. A Foreign Investment
in Real Property Tax Act affidavit executed by Seller; 
 (f) Authority. Evidence of the existence, organization and
authority of Seller and of the authority of the persons executing documents on behalf of Seller required by and reasonably satisfactory to Purchaser’s counsel and Escrow Agent; 
  

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 (g) Ground Lease. A copy of the Ground Lessor’s Consent; and 
 (h) Other Deliveries. Any other Closing deliveries required to be made by or on behalf of Seller hereunder or reasonably required
to effect the Closing of this transaction consistent with this Agreement. 
 5.3. Purchaser’s Deliveries in Escrow. On or before
9:00 AM on the Closing Date, Purchaser shall deliver in escrow to the Escrow Agent the following: 
 (a) Purchase
Price. The Purchase Price, less (i) the Earnest Money that is applied to the Purchase Price plus or minus applicable prorations, deposited by Purchaser with the Escrow Agent, and (ii) in accordance with Section 2.2, the
$300,000 security deposit under the NPS lease (less the amount of any unpaid monetary obligations of Purchaser as the Tenant under the NPS Lease, which accrued prior to the closing including any outstanding rent, at the Closing). The Purchase Price
shall be tendered by Purchaser in immediate, same-day federal funds wired for credit into the Escrow Agent’s escrow account; 
 (b) Bill of Sale and Assignment of Ground Lease and Contracts. A counterpart of the Bill of Sale, executed by Purchaser; 
 (c) NPS Lease Termination. A counterpart of the NPS Lease Termination, executed by Purchaser; 
 (d) State Law Disclosures. Such disclosures and reports as are required by applicable state and local law in connection with the conveyance of real property; 
 (e) Indemnity. A mechanic’s lien indemnity, if required, in form reasonably satisfactory to the Escrow Agent and the Title
Company; and 
 (f) Other Deliveries. Any other Closing deliveries required to be made by or on behalf of Purchaser
hereunder or reasonably required to effect the Closing of this transaction consistent with this Agreement. 
 5.4. NPS Lease
Termination. Upon receipt of the fully executed NPS Lease Termination, Title Company shall date the NPS Lease Termination the date of the Closing and deliver a completely executed copy of the NPS Lease Termination to Purchaser and Seller.

 5.5. Closing Statements/Closing Costs. 
 (a) Seller and Purchaser shall deposit with the Escrow Agent executed closing statements consistent with this Agreement in the form
required by the Escrow Agent. 
 (b) Seller and Purchaser shall execute such returns, questionnaires and other documents as
shall be required with regard to all applicable real property transaction taxes imposed by applicable federal, state or local law or ordinance. 
 (c) Seller shall pay the fees of any counsel representing Seller in connection with this transaction. Seller shall also pay the following costs and expenses: 
 (i) one-half of the escrow fee, if any, which may be charged by the Escrow Agent or the Title Company; and 
 (ii) all of its recording fees. 
 (d) Purchaser shall pay the fees of any counsel representing Purchaser in connection with this transaction. Purchaser shall also pay the following costs and expenses: 
 (i) one-half of the escrow fee, if any, which may be charged by the Escrow Agent or the Title Company; 
  

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 (ii) the transfer fees, if any, associated with the assignment of the Ground Lease
pursuant to Section 2.1; 
 (iii) the owner’s title insurance premium for an owner’s title insurance
policy and any endorsements requested by Purchaser; 
 (iv) the excise, recording, deed, imposed transfer tax, documentary
stamp tax or similar tax which becomes payable by reason of the transfer of the Property under applicable state or local law, including, without limitation, any real estate excise tax; and 
 (v) all of its recording fees. 
 5.6. Possession. At the time of Closing, Purchaser shall continue to possess the Property without interruption. 
 5.7.
Return of Records. At the time of Closing, Seller shall return to Purchaser all books, records and other information relating to the Property, which were previously delivered to Seller by Purchaser (i.e. not items created by or at the request
of Seller) and are currently in Seller’s possession. 
 ARTICLE 6. PRORATIONS AND ADJUSTMENTS 
 6.1. Prorations. At least two (2) business days prior to the Closing Date, Seller shall provide to Purchaser such information and verification
reasonably necessary to support the prorations and adjustments under this Article 6. To the extent Purchaser pays operating expenses, taxes, ground lease rent, assessments and utility charges with respect to such Property pursuant to the NPS
Lease, the Ground Lease or as the sole occupant of the Building, Purchaser shall continue to be responsible for and shall timely pay such charges pursuant to the terms and provisions of the NPS Lease and Seller shall not be responsible therefor. All
other taxes, assessments and utility charges with respect to such Property shall be prorated between Seller and Purchaser, based on the actual number of days in the applicable period, as of the close of the day immediately preceding such Closing
Date, with Seller bearing all such items to the extent attributable to the period prior to such Closing Date and Purchaser bearing all such items to the extent attributable the period commencing on such Closing Date. Seller shall receive a credit
for any rent, operating expenses or other amounts to be paid (and remain unpaid) by Purchaser to Seller that accrue on or before the Closing Date pursuant to the terms of the NPS Lease. 
 6.3. Sales Commissions. Seller and Purchaser represent and warrant each to the other that they have not dealt with any real estate broker, sales
person or finder in connection with this transaction. In the event of any claim for broker’s or finder’s fees or commissions in connection with the negotiation, execution or consummation of this Agreement or the transactions contemplated
hereby, each party shall indemnify and hold harmless the other party from and against any such claim based upon any statement, representation or agreement of such party. 
 6.4. Pre-Closing Expenses. Purchaser will not be delinquent in paying all bills and invoices for labor, goods, material and services of any kind relating to the respective Property, utility charges, taxes or
any other fee or charge that the Purchaser is obligated to pay pursuant to the NPS Lease relating to the period prior to such Closing. 
 ARTICLE 7.
REPRESENTATIONS AND WARRANTIES 
 7.1. Seller’s Representations and Warranties. As a material inducement to Purchaser to
execute this Agreement and consummate this transaction, Seller represents and warrants to Purchaser that: 
 (a)
Organization and Authority. Seller has been duly organized, is validly existing, and is in good standing as a Delaware limited liability company. Seller is in good standing and is qualified to do business in the state in which the Real
Property is located. Seller has the full right and authority and has obtained any and all consents required to enter into this Agreement and to consummate or cause to be consummated the transactions contemplated hereby. This Agreement has been, and
all of the documents to be delivered by Seller at the Closing, will be, authorized and properly executed and constitute, or will constitute, as appropriate, the valid and binding obligations of Seller, enforceable in accordance with their terms.

  

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 (b) Conflicts and Pending Actions or Proceedings. There is no agreement to which
Seller is a party or, to Seller’s knowledge, binding on Seller or the Property which is in conflict with this Agreement, or which challenges or impairs Seller’s ability to execute or perform its obligations under this Agreement. There is
not now pending or, to the best of Seller’s knowledge, threatened, any action, suit or proceeding before any court or governmental agency or body against Seller that would prevent Seller from performing its obligations hereunder or against or
with respect to the Property. No condemnation, eminent domain or similar proceedings are pending or, to Seller’s knowledge, threatened with regard to the Property. Seller has not received any notice and has no knowledge of any pending or
threatened liens, special assessments, impositions or increases in assessed valuations to be made against the Property. 
 (c)
Ground Lease. To the present, actual knowledge of Seller, the Ground Lease is in full force and effect and no default, dispute or controversy exists with respect to Seller’s obligations and responsibilities under the Ground Lease.

 7.2. Purchaser’s Representations and Warranties. As a material inducement to Seller to execute this Agreement and consummate
this transaction, Purchaser represents and warrants to Seller that: 
 (a) Organization and Authority. Purchaser has
been duly organized and is validly existing as a Delaware corporation, in good standing and will be qualified to do business in the state in which the Real Property is located on the Closing Date. Subject only to obtaining certain internal approvals
prior to the Closing Date, Purchaser has the full right and authority and has obtained any and all consents required to enter into this Agreement and to consummate or cause to be consummated the transactions contemplated hereby. This Agreement has
been, and all of the documents to be delivered by Purchaser at the Closing will be, authorized and properly executed and constitutes, or will constitute, as appropriate, the valid and binding obligation of Purchaser, enforceable in accordance with
their terms. 
 (b) Conflicts and Pending Action. There is no agreement to which Purchaser is a party or to
Purchaser’s knowledge binding on Purchaser which is in conflict with this Agreement. There is no action or proceeding pending or, to Purchaser’s knowledge, threatened against Purchaser which challenges or impairs Purchaser’s ability
to execute or perform its obligations under this Agreement. 
 (c) “As-Is” Purchase. Purchaser is an
experienced commercial real estate owner and, except as set forth in this Agreement or in any document executed at Closing pursuant to or in connection with this Agreement, shall rely solely upon its own evaluation and investigation of the condition
and all aspects of the Property. Purchaser acknowledges that as the previous owner of the Property who sold the Property to Seller on December 20, 2005, and as the entity in possession and control of the Property for the entire time since it
sold its interest in the Property, Purchaser is in the best position to know and understand the Property, and Purchaser has inspected the Property and all of the documents that Purchaser deems appropriate and has determined that the Property is
satisfactory to Purchaser to proceed with this transaction. PURCHASER IS PURCHASING THE PROPERTY “AS-IS, WHERE IS AND WITH ALL FAULTS” IN ITS PRESENT CONDITION, SUBJECT TO REASONABLE USE, WEAR, TEAR, CONSTRUCTION ACTIVITIES AND NATURAL
DETERIORATION BETWEEN THE DATE HEREOF AND THE CLOSING DATE AND FURTHER AGREES THAT NEITHER SELLER NOR ANY AGENT, DIRECT OR INDIRECT PARTNER, DIRECT OR INDIRECT MEMBER, EMPLOYEE OR REPRESENTATIVE OF THE FOREGOING (i) SHALL BE LIABLE FOR ANY
LATENT OR PATENT DEFECTS IN THE PROPERTY OR (ii) HAVE MADE ANY REPRESENTATION WHATSOEVER REGARDING THE PROPERTY OR ANY PART THEREOF, THE CONSTRUCTION OR ANY OTHER THING RELATING TO THE SUBJECT MATTER OF THIS AGREEMENT, EXCEPT AS EXPRESSLY SET
FORTH HEREIN, AND (iii) PURCHASER, IN EXECUTING, DELIVERING AND PERFORMING THIS AGREEMENT, HAS NOT AND DOES NOT RELY UPON ANY STATEMENT, INFORMATION, OR REPRESENTATION TO WHOMSOEVER MADE OR GIVEN, WHETHER TO PURCHASER OR OTHERS, AND WHETHER
DIRECTLY OR INDIRECTLY, ORALLY OR IN WRITING, MADE BY ANY PERSON, EXCEPT AS EXPRESSLY SET FORTH HEREIN. IN ADDITION TO THE FOREGOING, PURCHASER REPRESENTS THAT BEFORE THE EFFECTIVE DATE PURCHASER HAS EXAMINED THE PROPERTY AND OTHER MATTERS AS IT
DEEMS APPROPRIATE, AND IS FAMILIAR WITH THE PHYSICAL AND ENVIRONMENTAL CONDITION OF THE PROPERTY AND HAS CONDUCTED SUCH OTHER INVESTIGATION OF THE AFFAIRS AND CONDITION OF THE PROPERTY AS PURCHASER CONSIDERS APPROPRIATE. NEITHER SELLER, NOR ANY
AFFILIATE OF SELLER, NOR ANY AGENT, DIRECT OR INDIRECT PARTNER, DIRECT OR INDIRECT MEMBER, EMPLOYEE OR REPRESENTATIVE OF THE 
  

 8 

 
FOREGOING HAVE MADE OR WILL BE ALLEGED TO HAVE MADE ANY ORAL OR WRITTEN REPRESENTATIONS, WARRANTIES, PROMISES OR GUARANTIES WHATSOEVER TO PURCHASER, WHETHER
EXPRESS OR IMPLIED, AND, IN PARTICULAR, NO SUCH REPRESENTATIONS, WARRANTIES, PROMISES OR GUARANTIES HAVE BEEN MADE OR WILL BE MADE OR WILL BE ALLEGED TO HAVE BEEN MADE WITH RESPECT TO THE PHYSICAL CONDITION, CONSTRUCTION, DESIGN, ENVIRONMENTAL
CONDITION OR OPERATION OF THE PROPERTY, THE ACTUAL OR PROJECTED REVENUE AND EXPENSES OF THE PROPERTY, THE PERMITS, ZONING AND OTHER LAWS, REGULATIONS AND RULES APPLICABLE TO THE PROPERTY OR THE COMPLIANCE OF THE PROPERTY THEREWITH, THE CONSTRUCTION,
DESIGN, CONDITION OR SAFETY OF THE PROPERTY OR ANY IMPROVEMENTS THEREON OR ANY UTILITIES AND SERVICES WITH RESPECT THERETO OR THE CONDITIONS OF ANY SOILS AND GEOLOGY, LOT SIZE, OR SUITABILITY OF THE PROPERTY OR ITS IMPROVEMENTS FOR A PARTICULAR
PURPOSE, THE QUANTITY, QUALITY OR CONDITION OF ANY PERSONAL PROPERTY OR FIXTURES, THE USE OR OCCUPANCY OF THE PROPERTY OR ANY PART THEREOF OR ANY OTHER MATTER OR THING AFFECTING OR RELATED TO THE PROPERTY OR THE TRANSACTIONS CONTEMPLATED HEREBY,
EXCEPT AS, AND SOLELY TO THE EXTENT SPECIFICALLY SET FORTH HEREIN. EXCEPT AS, AND SOLELY TO THE EXTENT, SPECIFICALLY SET FORTH HEREIN, NEITHER SELLER OR ANY AFFILIATE OF SELLER, NOR ANY AGENT, DIRECT OR INDIRECT PARTNER, DIRECT OR INDIRECT MEMBER,
EMPLOYEE OR REPRESENTATIVE OF THE FOREGOING HAVE MADE OR WILL MAKE ANY ORAL OR WRITTEN REPRESENTATIONS, WARRANTIES, PROMISES OR GUARANTIES WHATSOEVER TO PURCHASER, WHETHER EXPRESS OR IMPLIED, AND, IN PARTICULAR, THAT NO SUCH REPRESENTATIONS,
WARRANTIES, PROMISES OR GUARANTIES HAVE BEEN MADE OR WILL BE ALLEGED TO HAVE BEEN MADE WITH RESPECT TO THE TRUTH, ACCURACY OR COMPLETENESS OF ANY MATERIALS, REPORTS, DATA OR OTHER INFORMATION, INCLUDING WITHOUT LIMITATION THE CONTENTS OF THE BOOKS
AND RECORDS OF SELLER OR REPORTS OR OTHER MATTERS LISTED ON EXHIBITS OR SCHEDULES TO THIS AGREEMENT OR REFERRED TO HEREIN, PHYSICAL CONDITION AND ENVIRONMENTAL SURVEYS, INFORMATIONAL BROCHURES WITH RESPECT TO THE PROPERTY, QUESTIONNAIRES (INCLUDING
REIT QUESTIONNAIRES), RENT ROLLS, ANY INFORMATION PROVIDED IN CONNECTION WITH ANY OTHER REQUEST OF PURCHASER OR INCOME AND EXPENSE STATEMENTS, WHICH SELLER OR ITS REPRESENTATIVES MAY HAVE DELIVERED, MADE AVAILABLE OR FURNISHED TO PURCHASER IN
CONNECTION WITH THE PROPERTY. PURCHASER HAS ENTERED INTO THIS AGREEMENT, AFTER HAVING MADE AND RELIED SOLELY ON ITS OWN INDEPENDENT INVESTIGATION, INSPECTION, ANALYSIS, APPRAISAL, EXAMINATION AND EVALUATION OF THE FACTS AND CIRCUMSTANCES AND THE
REPRESENTATIONS AND WARRANTIES EXPRESSLY CONTAINED HEREIN. PURCHASER ACKNOWLEDGES THAT THE DESIGN AND/OR CONSTRUCTION OF THE PROPERTY MAY NOT BE IN COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT OF 1990, AS AMENDED AND OTHER LAWS, AND SELLER
MAKES NO REPRESENTATIONS WITH RESPECT TO SAME. WITHOUT LIMITING THE FOREGOING, NEITHER SELLER, NOR ANY AGENT, DIRECT OR INDIRECT PARTNER, DIRECT OR INDIRECT MEMBER, EMPLOYEE OR REPRESENTATIVE OF THE FOREGOING HAS MADE ANY REPRESENTATION OR WARRANTY
WHATSOEVER REGARDING HAZARDOUS MATERIALS OF ANY KIND OR NATURE ON, ABOUT OR WITHIN THE PROPERTY OR THE PHYSICAL CONDITION OF THE PROPERTY AND PURCHASER AGREES TO ASSUME THE RISK THAT ADVERSE MATTERS, INCLUDING BUT NOT LIMITED TO, CONSTRUCTION OR
DESIGN DEFECTS AND ADVERSE PHYSICAL AND ENVIRONMENTAL CONDITIONS MAY NOT HAVE BEEN REVEALED BY PURCHASER’S INVESTIGATIONS OR ANY OTHER INFORMATION PURCHASER HAS REVIEWED. NOTWITHSTANDING ANY OF THE FOREGOING, THE FOREGOING REPRESENTATION OF
PURCHASER IS NOT INTENDED TO LIMIT, AND IS SUBJECT TO, THE SELLER REPRESENTATIONS. 
 7.3. Survival of Representations and Warranties.
The representations and warranties set forth in this Article 7 are made as of the Effective Date and are remade as of the Closing Date, and such representations and warranties (and any representations and warranties in any other documents
delivered to Purchaser pursuant to the provisions of this Agreement) shall not be deemed to be merged into or waived by the instruments of Closing, but shall survive for nine (9) months after the Closing Date. 
  

 9 

 ARTICLE 8. MISCELLANEOUS 
 8.1. Parties Bound. Neither party may assign this Agreement without the prior written consent of the other, and any such prohibited assignment shall be void; provided, however, that Purchaser may assign this
Agreement without Seller’s consent to an Affiliate. Subject to the foregoing, this Agreement shall be binding upon and inure to the benefit of the respective legal representatives, successors, assigns, heirs, and devisees of the parties. For
the purposes of this paragraph, the term “Affiliate” means (i) an entity that directly or indirectly controls, is controlled by or is under common control with Purchaser, or (ii) a partnership or other entity in which Purchaser
or an entity described in (i) is a partner or other owner; and the term “control” means the power to direct the management of such entity through voting rights, ownership or contractual obligations. 
 8.2. Headings. The article and paragraph headings of this Agreement are for convenience only and in no way limit or enlarge the scope or meaning
of the language hereof. 
 8.3. Expenses. Except as otherwise expressly provided herein, each party hereto shall pay its own expenses
incident to this Agreement and the transactions contemplated hereunder, including all legal and accounting fees and disbursements. 
 8.4.
Invalidity and Waiver. If any portion of this Agreement is held invalid or inoperative, then so far as is reasonable and possible the remainder of this Agreement shall be deemed valid and operative, and, to the greatest extent legally
possible, effect shall be given to the intent manifested by the portion held invalid or inoperative. The failure by either party to enforce against the other any term or provision of this Agreement shall not be deemed to be a waiver of such
party’s right to enforce against the other party the same or any other such term or provision in the future. 
 8.5. Governing Law
and Venue. This Agreement shall, in all respects, be governed, construed, applied, and enforced in accordance with the laws of the state of Utah and venue and jurisdiction in any action involving, relating to or arising from this Agreement shall
lie solely and exclusively with the courts in the County of Salt Lake, State of Utah. 
 8.6. Survival. The provisions of this
Agreement and the obligations of the parties not fully performed at the Closing shall survive the Closing for one year and shall not be deemed to be merged into or waived by the instruments of Closing. Any claim for performance of an obligation
after Closing shall be barred and shall lapse unless a claim is made in writing, with a description of the claim made, on or before the first anniversary of Closing. 
 8.7. No Third Party Beneficiary. This Agreement is not intended to give or confer any benefits, rights, privileges, claims, actions, or remedies to any person or entity as a third party beneficiary, decree, or
otherwise. 
 8.8. Entirety and Amendments. This Agreement embodies the entire agreement between the parties and supersedes all prior
agreements and understandings relating to the Property. This Agreement may be amended or supplemented only in writing by a non-electronic instrument executed by the party against whom enforcement is sought. For the avoidance of doubt, copies of
signed instruments that are electronically transmitted constitute a writing for this purpose. 
 8.9. Time of the Essence. Time is of
the essence in the performance of this Agreement. 
 8.10. Time. All times, whenever specified herein, shall be local time in San
Diego, California. 
 8.11. Confidentiality. Subject to Section 8.12, (i) the parties agree to keep all negotiations
and the terms of this Agreement confidential, and shall not disclose such terms to any person, without the prior written approval of the other party, and (ii) Purchaser agrees that the books, records and other information relating to the
Property reviewed by or delivered to Purchaser as well as the results from all studies, tests and inspections conducted on the Real Property by Purchaser or its representatives are confidential information under this Agreement and shall not be
disclosed nor used by Purchaser except in furtherance of completing the transactions contemplated by this Agreement. The confidentiality obligations set out in clause (i) of this Section 8.11 shall survive the Closing, and clauses
(i) and (ii) of this Section 8.11 shall survive any termination of this Agreement, but the confidentiality obligations set forth in clause (ii) of this Section 8.11 shall not survive the Closing. 
  

 10 

 8.12. Press Release. Until the Closing, neither Seller nor Purchaser will release or cause or
permit to be released any press notices, or publicity (oral or written) or advertising promotion relating to, or otherwise announce or disclose or cause or permit to be announced or disclosed, in any manner whatsoever, the terms, conditions or
substance of this Agreement without first obtaining the written consent of the other party except those disclosures that are required by law, including the federal securities laws, applicable stock exchange requirements or contractual obligation (in
which case notice shall be timely provided to the other party of such requirement and disclosure). The foregoing shall not preclude either party from discussing the substance or any relevant details of such transactions with any of its attorneys,
accountants, professional consultants, lenders, partners, investors, or any prospective lender, partner or investor, as the case may be, or prevent either party hereto, from complying with laws, rules, regulations and court orders, including without
limitation, governmental regulatory, disclosure, tax and reporting requirements, or from making disclosures in the ordinary course of its due diligence inspections and contacts with third parties related thereto. Notwithstanding the foregoing, any
party to this transaction (and each employee, agent or representative of the foregoing) may disclose to any and all persons, without limitation of any kind, the tax treatment and tax structure of the transaction and all materials of any kind
(including opinions or other tax analyses) that are provided to them relating to such tax treatment and tax structure except to the extent maintaining such confidentiality is necessary to comply with any applicable federal or state securities laws.
The authorization in the preceding sentence is not intended to permit disclosure of any other information unrelated to the tax treatment and tax structure of the transaction including (without limitation) (i) any portion of the transaction
documents or related materials to the extent not related to the tax treatment or tax structure of the transaction, (ii) the existence or status of any negotiations unrelated to the tax issues, or (iii) any other term or detail not relevant
to the tax treatment or the tax structure of the transaction. 
 8.13. Attorneys’ Fees. Should either party employ attorneys to
enforce any of the provisions hereof, the non-prevailing party agrees to pay the prevailing party all reasonable costs, charges, and expenses, including reasonable attorneys’ fees, expended or incurred by the prevailing party in connection
therewith, whether incurred prior to, during or subsequent to any bankruptcy, receivership, reorganization, appellate, or other legal proceeding. 
 8.14. Notices. All notices required or permitted hereunder shall be in writing and shall be served on the parties at the addresses set forth in Exhibit G. Any such notices shall be either (i) sent by overnight delivery using a
nationally recognized overnight courier, in which case notice shall be deemed delivered one business day after deposit with such courier, (ii) sent by facsimile on a business day, in which case notice shall be deemed delivered upon transmission
of such notice with confirmed receipt by the sender’s machine, or (iii) sent by personal delivery, in which case notice shall be deemed delivered upon receipt or refusal of delivery. A party’s address may be changed by written notice
to the other party; provided, however, that no notice of a change of address shall be effective until actual receipt of such notice. Copies of notices are for informational purposes only, and a failure to give or receive copies of any notice shall
not be deemed a failure to give notice. The attorney for a party has the authority to send notices on behalf of such party. 
 8.15.
Construction. The parties acknowledge that the parties and their counsel have reviewed and revised this Agreement and that the normal rule of construction to the effect that any ambiguities are to be resolved against the drafting party shall
not be employed in the interpretation of this Agreement or any exhibits or amendments hereto. 
 8.16. Remedies Cumulative. Except as
expressly provided to the contrary in this Agreement, the remedies provided in this Agreement shall be cumulative and shall not preclude the assertion or exercise of any other rights or remedies available by law, in equity or otherwise. 

8.17. Calculation of Time Periods. Unless otherwise specified, in computing any period of time described herein, the day of the act or event
after which the designated period of time begins to run is not to be included and the last day of the period so computed is to be included, unless such last day is a Saturday, Sunday or legal holiday for national banks in the location where the
Property is located, in which event the period shall run until the end of the next day which is neither a Saturday, Sunday, or legal holiday. The last day of any period of time described herein and the time during any day by which an event must
occur shall be deemed to end at 5 p.m. 
 8.18. Execution in Counterparts. This Agreement may be executed in any number of
counterparts, each of which shall be deemed to be an original, and all of such counterparts shall constitute one agreement. To facilitate execution of this Agreement, the parties may execute and exchange by telephone facsimile counterparts of
the signature pages. 
  

 11 

 8.19. Further Assurances. In addition to the acts and deeds recited herein and contemplated to be
performed, executed or delivered by either party at Closing, each party agrees to perform, execute and deliver, on or after the Closing any further actions, documents, and will obtain such consents, as may be reasonably necessary or as may be
reasonably requested to fully effectuate the purposes, terms and conditions of this Agreement or to further perfect the conveyance, transfer and assignment of the Property to Purchaser. 
 8.20. Approval. To the extent any approval or consent shall be required in this Agreement such approval or consent shall not be unreasonably
withheld, unless the terms of and conditions of such approval or consent are to the sole discretion of such party. 
 8.21. Environmental
Release by Purchaser. Without limiting any provision in this Agreement, Purchaser, for itself and any of its successors and assigns and their affiliates, hereby irrevocably and absolutely waives its right to recover from, and forever releases
and discharges, and covenants not to file or otherwise pursue any legal action (whether based on contract, statutory rights, common law or otherwise) against Seller or any members, partners, employees, representatives, officers, directors, agents,
property management company, affiliated or related entities of Seller or Seller’s property management company with respect to any and all suits, actions, proceedings, investigations, demands, claims, liabilities, obligations, fines, penalties,
liens, judgments, losses, injuries, damages, settlement expenses or costs of whatever kind or nature, whether direct or indirect, known or unknown, contingent or otherwise (including any action or proceeding brought or threatened or ordered by any
governmental authority), including, without limitation, attorneys’ and experts’ fees and expenses, and investigation and remediation costs that may arise on account of or in any way be connected with the Property or any portion thereof
including, without limitation, the physical, environmental and structural condition of the Property or any law or regulation applicable thereto, or any other matter relating to the use, presence or discharge of Hazardous Materials on, under, in,
above or about the Property. For purposes of this Agreement, the term “Hazardous Materials” means any substance, chemical, compound, product, solid, gas, liquid, waste, byproduct, pollutant, contaminant or other material that is
hazardous, toxic, ignitable, corrosive, carcinogenic or otherwise presents a risk of danger to human, plant or animal life or the environment or that is defined, determined or identified as such in any federal, state or local law, rule or regulation
(whether now existing or hereafter enacted or promulgated) and any judicial or administrative order or judgment, in each case relating to the protection of human health, safety and/or the environment, including, but not limited to, any materials,
wastes or substances that are included within the definition of (A) “hazardous waste” in the federal Recourse Conservation and Recovery Act; (B) “hazardous substances” in the federal Comprehensive
Environmental Response, Compensation and Liability Act; (C) “pollutants” in the federal Clean Water Act; (D) “toxic substances” in the federal Toxic Substances Control Act; (E) “oil or
hazardous materials” in the laws or regulations of any state or commonwealth, and (F) any substance, material, waste, pollutant or contaminant listed or defined as hazardous or toxic under any Environmental Law. The term
“Environmental Laws” includes without limitation the Resource Conservation and Recovery Act and the Comprehensive Environmental Response Compensation and Liability Act and other federal laws governing the environment as in effect on the
date of this Agreement, together with their implementing regulations, guidelines, rules or orders as of the date of this Agreement, and all state, regional, county, municipal and other local laws, regulations, ordinances, rules or orders that are
equivalent or similar to the federal laws recited above or that purport to regulate Hazardous Materials. The provisions of this Section 8.21 shall survive the Closing or any termination of this Agreement. 
 8.22. Waiver of Jury Trial. TO THE EXTENT PERMITTED BY APPLICABLE LAW, THE PARTIES HEREBY IRREVOCABLY WAIVE ANY AND ALL RIGHT TO TRIAL BY JURY IN
ANY LEGAL PROCEEDING ARISING OUT OF OR RELATING TO THIS AGREEMENT, OR THE TRANSACTIONS CONTEMPLATED HEREBY. 
 [Signature Page Follows]

  

 12 

 IN WITNESS WHEREOF, the parties hereto have executed this Agreement, as of the Effective Date.

  

									
	 SELLER:
  
 BMR-383 COLOROW DRIVE LLC,
 a Delaware limited liability
company
	 		 	 PURCHASER:
  
 NPS PHARMACEUTICALS, INC.,
 a Delaware corporation

					
	By	 	/S/ GARY A. KREITZLER	 		 	By	 	N. ANTHONY COLES
		 	 Name: Gary A. Kreitzler
 Title: Executive
V.P.
	 		 		 	 Name: N. Anthony Coles
 Title: Chief Executive Officer
and President

 [SIGNATURE PAGE: 383 COLOROW DRIVE PURCHASE AND SALE AGREEMENT] 

 Escrow Agent has executed this Agreement in order to confirm that Escrow Agent shall act as escrowee with
respect to and hold in escrow the Earnest Money and the interest earned thereon, and shall disburse the Earnest Money and the interest earned thereon, pursuant to the provisions of Exhibit B hereof. 
  

			
	 ESCROW AGENT:
  
 LANDAMERICA COMMERCIAL SERVICES

		
	By	 	/s/ Janine Hudson

			
		 	 Name: Janine Hudson

		 	 Title: Commercial Escrow Officer

		
	 Dated:
	 	May 9, 2007

 AGREEMENT OF PURCHASE AND SALE 
 [383 Colorow Drive, Salt Lake City, Utah] 
 EXHIBITS 
  

			
	 Exhibit A
	  	 Legal Description of Land

		
	 Exhibit B
	  	 Earnest Money Escrow Provisions

		
	 Exhibit C
	  	 Ground Lessor Consent

		
	 Exhibit D
	  	 Deed

		
	 Exhibit E
	  	 Bill of Sale and Assignment of Ground Lease

		
	 Exhibit F
	  	 NPS Lease Termination

		
	 Exhibit G
	  	 Notice Addresses

		
	 Exhibit H
	  	 Permitted Exceptions

  

 EXHIBIT A 
 LEGAL DESCRIPTION OF LAND 
 Property located on the University Of Utah at Research Park. 
 Three parcels of land located within the Southeast Quarter Of Section 3, Township 1 South, Range 1 East, Salt Lake Base And Meridian, described as follows:

 Leasehold estate: 
 Beginning at a point South
65o11’09” East 66.35 feet and North 54o38’21” East 190.000 feet from the existing street monument at Tabby Lane and Colorow Drive, said point of beginning also being a record West 1970.16 feet, North 1931.31 feet, and
North 54o38’21” East 190.000 feet From the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and Meridian; and running thence North 54o42’57” West 573.288 feet; thence North
35o21’39” West 61.714 feet; thence North 54o38’21” East 589.38 feet; thence South 35o21’40” East 602.601 feet; thence South 54o38’21” West 399.379 feet to the point of beginning.

 Non-exclusive easements for purposes of access and landscaping to run concurrently with the Lease: 
 Beginning at a point South 65o11’09” East 66.35 feet from the existing street monument at Tabby Lane and Colorow Drive, said Point of Beginning also being
a record West 1970.16 feet and North 1931.31 feet from the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and Meridian; and running thence North 35o21’39” West 540.887 feet; thence South
54o42’57” East 573.288 feet; thence South 54o38’21” West 190.000 feet to the point of beginning, and 
 Beginning at a point
South 65o11’09” East 66.35 feet and North 54o38’21” East 589.379 feet from the existing street monument at Tabby Lane and Colorow Drive, said point of beginning also being a record West 1970.16 feet, North 1931.31 feet
and North 54o38’21” East 589.379 feet from the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and Meridian; and running thence North 35o21’40” West 602.601 feet; thence South
46o58’28” East 615.196 feet; thence South 54o38’21” West 123.845 feet to the point of beginning 
 The following is shown
for informational purposes only: Tax Parcel No. 16-03-400-002-2007 and 16-03-400-002-6007 
 The basis of bearing for this parcel is the record
bearing of North 35o21’39” West along the center line of Colorow Drive between the existing street monuments at Tabby Lane and Wakara Drive. 
 [EXHIBIT A] 
  

 EXHIBIT B 
 EARNEST MONEY ESCROW PROVISIONS 
 1. Investment and Use of Funds. The Escrow Agent shall
invest the Earnest Money in government insured interest-bearing accounts satisfactory to Purchaser, shall not commingle the Earnest Money with any funds of the Escrow Agent or others, and shall promptly provide Purchaser and Seller with confirmation
of the investments made. If the Closing under this Agreement occurs, the Escrow Agent shall deliver the Earnest Money to, or upon the instructions of, Seller on the Closing Date. 
 2. Interpleader. Seller and Purchaser mutually agree that in the event of any controversy regarding the Earnest Money, unless mutual written
instructions are received by the Escrow Agent directing the Earnest Money’s disposition, the Escrow Agent shall not take any action, but instead shall await the disposition of any proceeding relating to the Earnest Money or, at the Escrow
Agent’s option, the Escrow Agent may interplead all parties and deposit the Earnest Money with a court of competent jurisdiction in which event the Escrow Agent may recover all of its court costs and reasonable attorneys’ fees. Seller or
Purchaser, whichever loses in any such interpleader action, shall be solely obligated to pay such costs and fees of the Escrow Agent, as well as the reasonable attorneys’ fees of the prevailing party in accordance with the other provisions of
this Agreement. 
 3. Delivery. Except as otherwise expressly provided herein, upon not less than three (3) business days’
prior written notice to the Escrow Agent and the other party, Escrow Agent shall deliver the Earnest Money to the party requesting the same; provided, however, that if the other party shall, within said three (3) business day period, deliver to
the requesting party and the Escrow Agent a written notice that it disputes the claim to the Earnest Money, Escrow Agent shall retain the Earnest Money until it receives written instructions executed by both Seller and Purchaser as to the
disposition and disbursement of the Earnest Money, or until ordered by final court order, decree or judgment, which is not subject to appeal, to deliver the Earnest Money to a particular party, in which event the Earnest Money shall be delivered in
accordance with such notice, instruction, order, decree or judgment. 
 4. Liability of Escrow Agent. The parties acknowledge that the
Escrow Agent is acting solely as a stakeholder at their request and for their convenience, that the Escrow Agent shall not be deemed to be the agent of either of the parties, and that the Escrow Agent shall not be liable to either of the parties for
any action or omission on its part taken or made in good faith, and not in disregard of this Agreement, but shall be liable for its negligent acts and for any loss, cost or expense incurred by Seller or Purchaser resulting from the Escrow
Agent’s mistake of law respecting the Escrow Agent’s scope or nature of its duties. Seller and Purchaser shall jointly and severally indemnify and hold the Escrow Agent harmless from and against all costs, claims and expenses, including
reasonable attorneys’ fees, incurred in connection with the performance of the Escrow Agent’s duties hereunder, except with respect to actions or omissions taken or made by the Escrow Agent in bad faith, in disregard of this Agreement or
involving negligence on the part of the Escrow Agent. 
 [EXHIBIT B] 
  

 EXHIBIT C 
 GROUND LESSOR CONSENT 
 ESTOPPEL CERTIFICATE 
  

	To:	BMR – 383 Colorow Drive LLC 

	 	17140 Bernardo Center Drive, Suite 222 

	 	San Diego, CA 92128 

	 	Attention: General Counsel 

  

	 	NPS Pharmaceuticals, Inc. 

	 	383 Colorow Drive 

	 	Salt Lake City, Utah 84108 

	 	Attn: Office of General Counsel 

  

	 	LandAmerica Commercial Services 

	 	750 B. Street, #3000 

	 	San Diego, California 92101 

	 	Attn:
                                        

  

	Re:	Property Address: 383 Colorow Drive, Salt Lake City, Utah (the “Property”) 

 BMR-383 Colorow Drive LLC limited liability company (“Lessee”) has entered into that certain Agreement for Purchase and Sale
(“Purchase Agreement”), dated May 9, 2007 by and between Lessee and NPS Pharmaceuticals, Inc., a Delaware corporation (the “Purchaser”) whereby Purchaser shall acquire a fee interest in the Property.

 With the knowledge and understanding that Purchaser will be relying on the statements contained herein in acquiring the Property, as of
the date hereof, The University of Utah (“Ground Lessor”) hereby certifies to Purchaser as follows: 
  

	1.	Ground Lessor is the lessor at the Property under that certain Ground Lease (the “Lease”) dated December 10, 2003 by and between Ground Lessor and Lessee; the
Lease has not been cancelled, modified, extended or amended and there are no other agreements, written or oral, affecting or relating to Ground Lessor’s lease of the Land as described on Exhibit 1 attached hereto (the
“Land”), together with all improvements and fixtures located on the Land (the “Improvements”). 

  

	2.	The Lease was assigned to Lessee by Purchaser on December 20, 2005 as part of a sales-leaseback transaction. The Lease, subject to any rights of extension, terminates on
December 9, 2043. 

  

	3.	Base rent is currently payable in the amount of $15,400 per month. 

  

	4.	Lessee is not currently paying estimated payments of additional rent. 

  

	5.	To the best of Ground Lessor’s knowledge, Lessee has not assigned the Lease and has sublet the Land and the Improvements only to Purchaser. 

  

	6.	The Lease is in full force and effect, free from default and free from any event which could become a default under the Lease and Ground Lessor has no claims against the Lessee, and
there are no disputes with the Lessee. 

  

	7.	Ground Lessor has received no notice of prior sale, transfer or assignment, hypothecation or pledge of the Lease or of the rents payable thereunder. 

  

	8.	In connection with the consummation of the Purchase Agreement, Ground Lessor hereby consents to the assignment of Lessee’s rights under the Lease to Purchaser.

 [EXHIBIT C] 

 The undersigned has executed this Estoppel Certificate with the knowledge and understanding that Purchaser is acquiring
the Property in reliance on this Estoppel Certificate and that the undersigned will be bound by this Estoppel Certificate. The statements contained herein may be relied upon by Lessee, Purchaser and LandAmerica Commercial Services, and any mortgagee
of the Property and their respective successors and assigns. 
 Dated the      day of
                    . 

					
	 	 
	By	 	  
		 	Name:	 	  
		 	Title:	 	  

 [EXHIBIT C] 

 EXHIBIT 1 OF 
 GROUND LESSOR CONSENT ESTOPPEL CERTIFICATE 
 LEGAL DESCRIPTION OF LAND 
 Property located on the University Of Utah at Research Park. 
 Three parcels
of land located within the Southeast Quarter Of Section 3, Township 1 South, Range 1 East, Salt Lake Base And Meridian, described as follows: 
 Leasehold estate: 
 Beginning at a point South 65o11’09” East 66.35 feet and North 54o38’21” East 190.000 feet from
the existing street monument at Tabby Lane and Colorow Drive, said point of beginning also being a record West 1970.16 feet, North 1931.31 feet, and North 54o38’21” East 190.000 feet From the Southeast Corner of Section 3,
Township 1 South, Range 1 East, Salt Lake Base and Meridian; and running thence North 54o42’57” West 573.288 feet; thence North 35o21’39” West 61.714 feet; thence North 54o38’21” East 589.38 feet; thence
South 35o21’40” East 602.601 feet; thence South 54o38’21” West 399.379 feet to the point of beginning. 
 Non-exclusive
easements for purposes of access and landscaping to run concurrently with the Lease: 
 Beginning at a point South 65o11’09” East 66.35 feet
from the existing street monument at Tabby Lane and Colorow Drive, said Point of Beginning also being a record West 1970.16 feet and North 1931.31 feet from the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and
Meridian; and running thence North 35o21’39” West 540.887 feet; thence South 54o42’57” East 573.288 feet; thence South 54o38’21” West 190.000 feet to the point of beginning, and 
 Beginning at a point South 65o11’09” East 66.35 feet and North 54o38’21” East 589.379 feet from the existing street monument at Tabby Lane
and Colorow Drive, said point of beginning also being a record West 1970.16 feet, North 1931.31 feet and North 54o38’21” East 589.379 feet from the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and
Meridian; and running thence North 35o21’40” West 602.601 feet; thence South 46o58’28” East 615.196 feet; thence South 54o38’21” West 123.845 feet to the point of beginning 
 The following is shown for informational purposes only: Tax Parcel No. 16-03-400-002-2007 and 16-03-400-002-6007 
 The basis of bearing for this parcel is the record bearing of North 35o21’39” West along the center line of Colorow Drive between the existing street
monuments at Tabby Lane and Wakara Drive. 
 [EXHIBIT C] 

 EXHIBIT D 
 FORM OF DEED 
 When recorded, return to 
 (and send tax notices to): 
 NPS Pharmaceuticals, Inc. 
 Attn: Morgan Brown  
 383 Colorow Drive 
 Salt Lake City, Utah 84108 
 Tax Parcel ID No.: ___________________ 
 SPECIAL WARRANTY DEED 
 For Ten Dollars ($10.00) and other good and valuable
consideration, the adequacy and receipt of which are hereby acknowledged, BMR-383 COLOROW DRIVE LLC, a Delaware limited liability company (“Grantor”), whose address is 17140 Bernardo Center Drive, Suite 222, San Diego, California
92128, hereby sells, conveys, and warrants against all claiming by, through, or under, Grantor to, NPS PHARMACEUTICALS, INC., a Delaware corporation, whose address is 383 Colorow Drive, Salt Lake City, Utah, 84108, all of Grantor’s right, title
and interest (if any) in and to the improvements and fixtures located on the following described land located in Salt Lake County, Utah, to wit: 
 Property
located on the University Of Utah at Research Park. 
 Three parcels of land located within the Southeast Quarter Of Section 3, Township 1 South, Range
1 East, Salt Lake Base And Meridian, described as follows: 
 Leasehold estate: 
 Beginning at a point South 65o11’09” East 66.35 feet and North 54o38’21” East 190.000 feet from the existing street monument at Tabby Lane and Colorow Drive, said point of beginning also
being a record West 1970.16 feet, North 1931.31 feet, and North 54o38’21” East 190.000 feet From the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and Meridian; and running thence North
54o42’57” West 573.288 feet; thence North 35o21’39” West 61.714 feet; thence North 54o38’21” East 589.38 feet; thence South 35o21’40” East 602.601 feet; thence South
54o38’21” West 399.379 feet to the point of beginning. 
 Non-exclusive easements for purposes of access and landscaping to run concurrently
with the Lease: 
 Beginning at a point South 65o11’09” East 66.35 feet from the existing street monument at Tabby Lane and Colorow Drive,
said Point of Beginning also being a record West 1970.16 feet and North 1931.31 feet from the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and Meridian; and running thence North 35o21’39” West
540.887 feet; thence South 54o42’57” East 573.288 feet; thence South 54o38’21” West 190.000 feet to the point of beginning, and 
 Beginning at a point South 65o11’09” East 66.35 feet and North 54o38’21” East 589.379 feet from the existing street monument at Tabby Lane and Colorow Drive, said point of beginning also being a record West
1970.16 feet, North 1931.31 feet and North 54o38’21” East 589.379 feet from the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and Meridian; and running thence North 35o21’40” West
602.601 feet; thence South 46o58’28” East 615.196 feet; thence South 54o38’21” West 123.845 feet to the point of beginning 
 The following is shown for informational purposes only: Tax Parcel No. 16-03-400-002-2007 and 16-03-400-002-6007 
 The basis of bearing
for this parcel is the record bearing of North 35o21’39” West along the center line of Colorow Drive between the existing street monuments at Tabby Lane and Wakara Drive. 
 [EXHIBIT D] 

 Grantor has executed this Special Warranty Deed in favor of Grantee effective this
             day of                     , 2007. 
  

									
	 GRANTOR:
	 		 	 BMR-383 COLOROW DRIVE LLC,
 a Delaware
limited liability company

					
		 		 		 	By	 	  
		 		 		 		 	Name:
		 		 		 		 	Title:

 State of California) 
 County of San Diego) 
 On the              day of
                                , 2007, before me
                                        
    , Notary Public, personally appeared                             ,
personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized
capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity on behalf of which the person(s) acted, executed the instrument. 
  

	
	WITNESS my hand and official seal
	
	   
	NOTARY PUBLIC
	My Commission Expires:

 [Seal] 
 [EXHIBIT D] 

 EXHIBIT E 
 BILL OF SALE AND ASSIGNMENT OF GROUND LEASE 
 This instrument is executed and delivered as of the
             day of                 , 2007 (“Assignment”) pursuant to that certain
Agreement of Purchase and Sale (“Agreement”) dated                     , 2007, by and between BMR-383 Colorow Drive LLC, a Delaware
limited liability company (“Seller”), and NPS Pharmaceuticals, Inc., a Delaware corporation (“Purchaser”), covering an approximately 93,650 rentable square foot, three-story, laboratory and office building located at 383 Colorow
Drive, Salt Lake City, Utah 84108 (the “Building”) and Seller’s leasehold interest in the land as described on Exhibit A attached hereto (the “Land”) pursuant to that certain Ground Lease (as defined below), together with
all improvements and fixtures located on the Land (the “Improvements” and, collectively with the Building and the Land, the “Real Property”), except for those items listed in Section 1.1(c) of the Agreement and
Section 1(b) below, the ownership of which will be retained by Seller. 
 1. Sale of Personalty. For good and valuable
consideration, Seller hereby sells, transfers, sets over and conveys to Purchaser the following: 
 (a) Intangible
Property. The following property to the extent assignable: All, right, title and interest of Seller, if any, in and to: (1) all intangible personal property now or hereafter used exclusively in connection with the operation, ownership,
maintenance, management, or occupancy of the Real Property; (2) the plans and specifications for the Improvements; (3) warranties, indemnities, applications, permits, approvals and licenses pertaining to the Real Property; and
(4) insurance proceeds and condemnation awards or claims thereto to the extent provided in the Agreement. 
 (b)
Improvements. The following property to the extent assignable: All, right, title and interest of Seller, if any, in and to all Improvements and fixtures located on the Land. 
 2. Assignment of Leases. For good and valuable consideration, Seller hereby assigns, transfers, sets over and conveys to Purchaser, and Purchaser
hereby accepts the following as of the Closing Date (as defined in the Agreement): all of Seller’s right, title and interest in and to that certain Ground Lease dated December 10, 2003 between Seller, as lessee, and the University of Utah,
as ground lessor (the “Ground Lease”) covering the Land and the Improvements, as set forth on Exhibit B attached hereto, and, subject to the terms and conditions of the Agreement, Purchaser hereby assumes all of the lessee’s
obligations under the Ground Lease arising from and after the Closing Date. 
 3. Indemnification. Seller shall defend, indemnify and
hold harmless Purchaser from and against any liability, damages, causes of action, expenses, and attorneys’ fees incurred by Purchaser by reason of the failure of Seller to fulfill, perform, discharge, and observe its obligations with respect
to the Ground Lease arising prior to the Closing Date. Purchaser shall defend, indemnify and hold harmless Seller from and against any liability, damages, causes of action, expenses, and attorneys’ fees incurred by Seller by reason of the
failure of Purchaser to fulfill, perform, discharge, and observe its obligations with respect to the Ground Lease arising on or after the Closing Date. 
 4. Successors and Assigns. This Assignment is binding upon, and shall inure to the benefit of Seller and Purchaser and their respective heirs, legal representatives, successors and assigns. 
 5. Counterparts. This Assignment may be executed in counterparts, each of which shall be deemed an original, but all of which, together, shall
constitute one and the same instrument. To facilitate execution of this Assignment, the parties may execute and exchange by telephone facsimile counterparts of the signature pages. 
 6. Governing Law. This Assignment shall be governed by, interpreted under, and construed and enforceable in accordance with, the laws of the State
of Utah. 
 7. Attorneys’ Fees. Should either party employ attorneys to enforce any of the provisions hereof, the non-prevailing
party agrees to pay the prevailing party all reasonable costs, charges, and expenses, including reasonable attorneys’ fees, expended or incurred by the prevailing party in connection therewith. 
 [EXHIBIT E] 

 IN WITNESS WHEREOF, the undersigned have caused this Bill of Sale and Assignment of Leases and Contracts
to be executed as of the date written above. 
  

									
	SELLER:	 		 	PURCHASER:
			
	 BMR-383 COLOROW DRIVE LLC,
 a Delaware
limited liability company
	 		 	 NPS PHARMACEUTICALS, INC.,
 a Delaware
corporation

					
	By	 	  	 		 	By	 	  
		 	 Name:
	 		 		 	 Name:

		 	 Title:
	 		 		 	 Title:

 [EXHIBIT E] 

 EXHIBIT F 
 TERMINATION OF LEASE AGREEMENT 
 THIS TERMINATION OF LEASE AGREEMENT (the
“Termination”) is made and entered into as of May     , 2007 (the “Effective Date”), by and between BMR-383 Colorow Drive LLC, a Delaware limited liability company, whose address is 17140
Bernardo Center Drive, Suite 222, San Diego, California 92128, Attn: General Counsel/Real Estate (the “Landlord”), and NPS Pharmaceuticals, Inc., a Delaware corporation, whose address is 383 Colorow Drive, Salt Lake City, Utah
84108, Attn: Morgan Brown (the “Tenant”). This Termination is entered into with reference to the following facts: 
 A. On
December 22, 2005, Landlord and Tenant entered into that certain Lease Agreement (the “Agreement”), affecting the real property described on Exhibit 1 (the “Premises”). 
 B. The parties now desire to terminate the Agreement. 
 NOW THEREFORE the parties agree and give notice as follows. 
 1. Termination. The parties hereby
terminate the Agreement. The Agreement is hereby declared to be of absolutely no force or effect. Each party hereby releases, cancels, annuls, rescinds, discharges, disclaims, waives and releases any and all rights and benefits it may have under the
Agreement, and unconditionally releases the other party to the Agreement from any and all obligations under the Agreement, except Landlord does not release Tenant from its indemnity obligations set forth in Section 9.1 of the Agreement
(“Tenant’s Indemnity Obligations”), which shall survive the termination of the Agreement. All obligations of all parties under the Agreement have been performed in full or waived, except for Tenant’s Indemnity Obligations.

 2. Security Deposit. Security Deposit. Pursuant to the Agreement of Purchase and Sale between the parties hereto and dated as of
May 9, 2007 (the “Agreement of Purchase and Sale”), the Tenant receives a credit against the Purchase Price (as defined in the Agreement of Purchase and Sale) in an amount equal to the amount of the security deposit, less any
unpaid monetary obligations under the Agreement which accrued prior to the closing of the Agreement of Purchase and Sale, including any outstanding rent. As such, the parties agree that the Landlord shall retain the security deposit in the amount of
$300,000, and the Tenant shall not have any claim thereto, except as set out in this paragraph 2. 
 3. No Constructive Notice.
Neither the Agreement nor this Termination shall be deemed to give any person constructive notice of any facts or circumstances whatsoever. 
 4. Further Assurances. Each party agrees to execute any further documentation that any title insurance company shall require in order to further evidence the termination of the Agreement or to enable any title insurance company to
issue policy(ies) of title insurance without any reference whatsoever to the Agreement or the rights of any party thereunder. 
 5. No
Conditions. This Termination is absolutely unconditional. 
 6. Parties. This Termination shall bind and benefit the parties and
their successors and assigns, and may be relied upon by any title insurance company and any prospective purchaser, lessee, or mortgagee of the Premises or any interest therein. 
 [Signature page follows] 
 [EXHIBIT F] 
  

 IN WITNESS WHEREOF, the parties hereto have executed this Termination of Lease Agreement, as of the
Effective Date. 
  

									
	LANDLORD:	 		 	TENANT:
			
	 BMR-383 COLOROW DRIVE LLC,
 a Delaware
limited liability company
	 		 	 NPS PHARMACEUTICALS, INC.,
 a Delaware
corporation

					
	By	 	  	 		 	By	 	  
		 	 Name:
	 		 		 	 Name:

		 	 Title:
	 		 		 	 Title:

 [EXHIBIT F] 

 EXHIBIT 1 OF 
 TERMINATION OF LEASE AGREEMENT 
 LEGAL DESCRIPTION OF LAND 
 Property located on the University Of Utah at Research Park. 
 Three parcels
of land located within the Southeast Quarter Of Section 3, Township 1 South, Range 1 East, Salt Lake Base And Meridian, described as follows: 
 Leasehold estate: 
 Beginning at a point South 65o11’09” East 66.35 feet and North 54o38’21” East 190.000 feet from
the existing street monument at Tabby Lane and Colorow Drive, said point of beginning also being a record West 1970.16 feet, North 1931.31 feet, and North 54o38’21” East 190.000 feet From the Southeast Corner of Section 3,
Township 1 South, Range 1 East, Salt Lake Base and Meridian; and running thence North 54o42’57” West 573.288 feet; thence North 35o21’39” West 61.714 feet; thence North 54o38’21” East 589.38 feet; thence
South 35o21’40” East 602.601 feet; thence South 54o38’21” West 399.379 feet to the point of beginning. 
 Non-exclusive
easements for purposes of access and landscaping to run concurrently with the Lease: 
 Beginning at a point South 65o11’09” East 66.35 feet
from the existing street monument at Tabby Lane and Colorow Drive, said Point of Beginning also being a record West 1970.16 feet and North 1931.31 feet from the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and
Meridian; and running thence North 35o21’39” West 540.887 feet; thence South 54o42’57” East 573.288 feet; thence South 54o38’21” West 190.000 feet to the point of beginning, and 
 Beginning at a point South 65o11’09” East 66.35 feet and North 54o38’21” East 589.379 feet from the existing street monument at Tabby Lane
and Colorow Drive, said point of beginning also being a record West 1970.16 feet, North 1931.31 feet and North 54o38’21” East 589.379 feet from the Southeast Corner of Section 3, Township 1 South, Range 1 East, Salt Lake Base and
Meridian; and running thence North 35o21’40” West 602.601 feet; thence South 46o58’28” East 615.196 feet; thence South 54o38’21” West 123.845 feet to the point of beginning 
 The following is shown for informational purposes only: Tax Parcel No. 16-03-400-002-2007 and 16-03-400-002-6007 
 The basis of bearing for this parcel is the record bearing of North 35o21’39” West along the center line of Colorow Drive between the existing street
monuments at Tabby Lane and Wakara Drive. 
 [EXHIBIT F] 

 EXHIBIT G 
 NOTICE ADDRESSES 
  

			
	 To Purchaser at:
  
 NPS Pharmaceuticals, Inc.
 Attn: Morgan Brown
 383 Colorow Drive
 Salt Lake City, Utah 84108
  
 Telephone:       (801)
583-4939
 Facsimile:         (801) 583-4961
 Email: mbrown@npsp.com
	  	 To Seller at:
  
 BMR-383 Colorow Drive LLC
 Attn: General Counsel
 17140 Bernardo Center Drive, Suite 222
 San Diego, CA 92128
  
 Telephone:       858.485.9840
 Facsimile:         858.485.9843
 E-mail: Kevin.Simonsen@biomedrealty.com

		
	 with a copy to:
  
 Office of General Counsel
 NPS Pharmaceuticals, Inc.
 383 Colorow Drive
 Salt Lake City, Utah 84108
  
 Telephone:       (801) 583-4939
 Facsimile:         (801) 583-4961]
	  	 with a copy to:
  
 Latham & Watkins
 Attn: Finance Department Notice
 (BioMed–383 Colorow Drive – SJL)
 600 West Broadway, Suite 1800
 San Diego, CA 92101
  
 Telephone:       619-236-1234
 Facsimile:         619-696-7419

 [EXHIBIT G] 

 EXHIBIT H 
 PERMITTED EXCEPTIONS 
  

	1.	Any facts, rights, interest, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in
possession, or claiming to be in possession, thereof. 

  

	2.	Easements, liens, encumbrances, or claims thereof, which are not shown by the public records. 

  

	3.	Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land, and
that is not shown by the Public Records. 

  

	4.	Any lien, or right to a lien, for services, labor, or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 

  

	5.	Unpatented mining claims, (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the
matters excepted under (a), (b), or (c) are shown by the public records. 

  

	6.	Taxes or special assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records.
Proceedings by a public agency, which may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the public records. 

  

	7.	Any Service, installation, connection, maintenance or construction charges for sewer, water, electricity or garbage collection or disposal or other utilities unless shown as an
existing lien by the public records. 

  

	8.	Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior
to the date the proposed insured acquires of record for value the estate or interest or mortgage thereon covered by this Commitment. 

  

	9.	Taxes for the year 2007 are now a lien, but not yet due. 

  

	 	Tax ID No. 16-03-400-002-2007 (2006 taxes were paid in the amount of $167,419.62) Based on the valuation of improvements; 

  

	 	Tax ID No. 16-03-400-002-6007 (2006 taxes were paid in the amount of $39,602.28.) Based on privilege tax 

  

	10.	Said property is included within the boundaries of Salt Lake City, and is subject to the charges and assessments thereof. (Phone No. 483-6900) 

  

	11.	The Exceptions Reservations, Reversions, Covenants, Conditions, Limitations, Provisions, Right, Rights-of-way and Easements recited in the certain Land Patent:

  

	 	Grantor:	The United States of America 

	 	Patentee:	The University of Utah 

	 	Dated:	October 18, 1968 

	 	Recorded:	November 19, 1968 

 [EXHIBIT H] 

	12.	EASEMENT AND CONDITIONS CONTAINED THEREIN: 

  

	 	Tilled:	“Department of the Army Easement for Right of Way Pipe Line” 

	 	Grantor:	The Secretary of the Army 

	 	Grantee:	Mountain Fuel Supply Company 

	 	Purpose:	gas pipe line, and incidental purposes 

	 	Dated:	July 11, 1957 

	 	Recorded:	February 25, 1992 

	 	Entry No.:	5203999 

	 	Rook/Page:	6414/1485 

  

	13.	Deed of Easement and Right of Way AND CONDITIONS CONTAINED THEREIN: 

  

	 	Grantor:	The University of Utah 

	 	Grantee:	Mountain Fuel Supply Company 

	 	Purpose:	gas pipe line, and incidental purposes 

	 	Dated:	June 14, 1996 

	 	Recorded:	June 14, 1996 

	 	Entry No.:	6383493 

	 	Book/Page:	7423/0210 

  

	14.	That certain Abstract of Findings and Order dated February 19, 2004, and recorded February 25, 2004, as Entry No. 8986829, in Book 8949. at page 5439, of County Records

  

	15.	Failure to comply the terms and conditions of the lease as shown in Schedule A. 

  

	16.	Terms and conditions of that certain Covenants, Conditions, Restrictions And/Or Easements. Except Those Based On Race, Color. Creed, National Origin, Religion, Sex Handicap Or
Familial Status, unless and only to the extent that said covenants (a) is exempt under Chapter 42, Section 3607 Of The United States Code or (b) relates to handicap but does not discriminate against handicap persons contained in instrument entitled
“University of Utah Research Park Protective Covenants” as referenced in the unrecorded Lease Agreement as shown in Schedule A 

  

	17	INTENTIONALLY OMITTED. 

  

	18.	Any rights, interests, or claims which may exist or arise by reason of the following fact(s) shown on a survey plat entitled “NPS Pharmaceuticals Building”, dated December
16, 2005, as revised December 21, 2005, prepared by Stantec Consulting Inc., Evan J. Wood, LS No. 183395 

  

	 	a.	Gas pipe line across the Northeasterly portion, 

  

	 	b.	Water pipe line across the Northeasterly portion, 

  

	 	c.	Trail and Monument Area in Easterly portion of the property. 

  

	19.	Rights of tenants as tenants only. 

  

	20.	Rights or claims of parties in possession. 

 [EXHIBIT H]

	21.	The Company specifically excepts any and all matters pending against any lessee or tenant, being on or off record, including but not limited to, bankruptcies, judgment liens,
Federal and State Tax Liens, etc., and makes no certification as to the checking of judgments, tax liens, or other encumbrances created by any lessee or tenant. 

 [EXHIBIT H]Agreement of Purchase and Sale, dated May 9, 2007

 Exhibit 10.2  
 AGREEMENT OF PURCHASE AND SALE 
 IN CONSIDERATION OF the payment by the Purchaser to
the Vendor of the Purchase Price herein set out and the representations, conditions and requirements to be fulfilled and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, TRANSGLOBE PROPERTY
MANAGEMENT SERVICES LTD. IN TRUST (the “Purchaser”) hereby agrees to purchase from the Vendor, and NPS ALLELIX CORP. (the “Vendor”) agrees to sell to the Purchaser, the lands municipally known as 6850
Goreway Drive, Mississauga, Ontario and legally described in Schedule “A” (the “Lands”) and the two-storey office building consisting of approximately 85,795 square feet and the other buildings,
structures, erections, improvements and appurtenances located on, in or under the Lands (collectively, the “Building”, and together with the Lands and the Chattels, the “Property”), on the terms and subject to the
conditions of this Agreement. 
  

	1.	Purchase Price 

 Subject to adjustment in accordance with
Section 4, the purchase price for the Property shall be $4,800,000.00 (the “Purchase Price”) plus applicable taxes. The Purchase Price shall be allocated between the Lands and Building and the Chattels as follows: 

 

				
	 Lands and Building
	  	$	4,750,000.00
	 Chattels
	  	$	50,000.00
		  	 	 
	 Total
	  	$	4,800,000.00

  

	2.	Method of Payment 

 The Purchase Price shall be payable as follows:

  

	 	(a)	within one Business Day following the date of execution and delivery of this Agreement by both parties, the Purchaser shall submit a cheque in the amount of $100,000 to the
Vendor’s solicitors to be held by them, in trust, as hereinafter described; and 

  

	 	(b)	the balance of the Purchase Price on Closing to the Vendor by certified cheque, subject to the adjustments made pursuant to Section 4. 

 The Vendor’s solicitors shall invest the deposit (as set out in (a) above) in an interest-bearing term deposit or bank account. The interest earned thereon
shall, in the event this transaction is completed, be paid to the Purchaser following the Closing Date. If this transaction is not completed other than solely by reason of the default of the Purchaser, the deposit, together with all accrued interest
thereon, shall be returned to the Purchaser forthwith without deduction. If this Agreement is not completed solely by reason of the default of the Purchaser, the Vendor shall be entitled to receive the deposit in addition to and without prejudice to
all rights and damages available to the Vendor at law or in equity. 
  

	3.	Closing 

 The closing of the purchase and sale of the Property
shall occur on the day that is 14 days after the waiving of the conditions in Section 7 hereof, or such other date as may be mutually agreed upon between the Vendor and Purchaser (“Closing” or “Closing Date”).

  

	4.	Adjustments 

 Adjustments to the balance due on Closing shall be
made as of the Closing Date for taxes, rates and charges, water and assessment rates, utilities, fuel costs and any other items ordinarily adjusted in this type of transaction. The day of Closing shall be for the Purchaser’s account, both as to
income and expenses. The statement of adjustments for Closing is to be prepared by the Vendor and shall be delivered by it to the Purchaser at least five business days prior to Closing and shall have annexed thereto all reasonable details of the
calculations used by the Vendor to arrive at credits and debits. The parties shall deliver mutual undertakings to re-adjust on the Closing Date in respect of those items specified 

 
to be re-adjusted in this Section 4 and for the re-adjustment of any errors, omissions or changes in the statement of adjustments delivered on the
Closing Date. 
  

	5.	Realty Tax Appeals 

 The Vendor may (but shall not be obligated to)
continue any appeals with respect to any realty taxes or assessments for periods prior to the 2007 taxation year. If the Vendor elects not to continue to pursue any such appeal, the Purchaser may (but shall not be obligated to) assume carriage
thereof. If the Vendor has not, prior to the Closing Date, commenced an appeal for any such taxation year, the Purchaser may do so after Closing at its own expense if permitted by applicable law, provided that any increase in realty taxes resulting
from appeals assumed or commenced by the Purchaser pursuant to this Section 5 shall, as between the Vendor and the Purchaser, be solely for the Purchaser’s account. The party having carriage of any such appeal or reassessment of realty
taxes shall advise the other party of the status of any such appeal or reassessment as developments occur or upon request. No such appeal or reassessment shall be settled or compromised by the party having carriage without the prior consent of the
other party, such consent not to be unreasonably withheld or delayed, if the other party would be adversely affected in any way by the outcome of the appeal or reassessment. The Vendor and the Purchaser shall jointly direct the City of Mississauga
to pay any refunds or other amounts arising from any such appeals or reassessments of realty taxes for calendar years prior to 2007 to the Vendor. 
  

	6.	Vendor’s Warranties and Covenants 

 The Vendor hereby
covenants, warrants and agrees with the Purchaser and acknowledges that the Purchaser is relying upon such covenants, warranties and agreements, that: 
  

	 	(a)	until the Closing Date, the Vendor shall maintain the Property and the Building in the same condition that exists as of the date of acceptance of this Agreement, reasonable wear and
tear excluded; 

  

	 	(b)	on Closing, there shall be no contracts and/or agreements with respect to the Property to be assumed by the Purchaser; 

  

	 	(c)	the Vendor shall pay any and all outstanding tax arrears and penalties to the Closing Date on or before the Closing Date; 

  

	 	(d)	there shall be no tenancy agreements respecting the Property, and the Purchaser shall be given vacant possession on the Closing Date; and 

  

	 	(e)	the Vendor has full right, title and authority to transfer title to all the chattels at the Property shown in Schedule “B” attached hereto (the
“Chattels”). 

 Save and except as expressly set out herein, the Purchaser acknowledges that it is purchasing the Property on
an “as is, where is” basis and without any express or implied agreement, representation or warranty of any kind whatsoever as to the title, condition, area, suitability for development, physical, characteristics, profitability, use or
zoning, the existence of latent defects (provided the Vendor has no prior knowledge of same), any environmental matter or as to the accuracy, currency or completeness for any information or documentation supplied or to be supplied in connection with
the Property. 
  

	7.	Purchaser’s Conditions 

 It is understood and agreed that this
Agreement shall be conditional until 30 days following the date of execution and delivery of this Agreement by both parties (the “Conditional Period”) upon the following, which are included for the sole benefit of the Purchaser, and
may be waived by it in whole or in part: 
  

	 	(a)	 the Purchaser satisfying itself as to the condition of the Property and the improvements located thereon and to conduct such searches or investigations as the
Purchaser may require (specifically excluding invasive testing, except with the prior written consent of the Vendor). The Purchaser may have access to the Property upon reasonable notice to the Vendor for the purposes of investigating the condition
of the Property, obtaining appraisals for financing and quotes for work to be completed after Closing, 

	 	 
provided such investigations and inspections do not unreasonably interfere with the occupants of and operations upon the Property. The Purchaser shall
promptly repair at its sole cost and expense any damage to the Property caused by such tests, investigations and inspections and shall use its best efforts to minimize disruption to the occupants of and operations upon the Property;

  

	 	(b)	the Purchaser satisfying itself as to the financial information relating to the Property, including all income and expenses relating to the Property; 

  

	 	(c)	the Purchaser, in its sole discretion, obtaining satisfactory financing; and 

  

	 	(d)	the Purchaser, in its sole discretion, satisfying itself as to all Permitted Encumbrances. 

 If the Purchaser is not satisfied with the results of its inspections, or any of the items set out in this Section 7, the Purchaser may by written notice to the Vendor or its solicitors, within the Conditional
Period terminate this agreement and the deposit shall be returned to the Purchaser with interest accrued thereon. If the Purchaser is satisfied with the results of its inspections, it shall provide written notice waiving these conditions prior to
5:00 p.m. (Toronto time) on the last day of the Conditional Period. In the event that such notice is not received by the Vendor or the Vendor’s solicitors within the time stipulated above, the conditions shall be deemed not to have been
satisfied and this Agreement shall be null and void and the deposit with accrued interest shall be forthwith returned to the Purchaser without deduction, and the parties shall be released from all of its liabilities and obligations under this
Agreement. 
  

	8.	Governmental Authorizations and Access 

 The Vendor covenants and
agrees as follows: 
  

	 	(a)	from and after execution and delivery of this Agreement by both parties, the Vendor shall sign such directions, authorizations and consents, at no charge or cost to the Purchaser,
as may be required by any governmental authorities to release any information on compliance matters that such authorities have on file to the Purchaser, together with a copy to the Vendor’s Solicitors. Such directions, authorization and
consents shall not permit any inspections of the Property; and 

  

	 	(b)	upon waiving of the conditions set out in Section 7, the Purchaser and its agents and consultants shall be entitled to enter upon the Property upon reasonable prior written
notice to the Vendor with architects, tradesmen and prospective tenants for the purposes of drafting plans for any changes to the Property to be made after the Closing Date, provided such inspections do not unreasonably interfere with the occupants
of the Property or cause disruption to the occupants of and operations upon the Property. 

  

	9.	Title Search 

 Provided that on the Closing Date, title to the
Property shall be good and marketable in fee simple, free from all encumbrances, save and except for the instruments registered against title to the Property as of the date hereof and listed in Schedule “C” (the
“Permitted Encumbrances”) and other items disclosed to the Purchaser pursuant to this Agreement or any easements or agreements for public utilities required for the supply of utilities to the Property registered or unregistered
against title, provided the same have been complied with in all material respects. If, by the last day of the Conditional Period, any valid objection to title is made in writing to the Vendor, and the Vendor is unable or unwilling to remove, remedy
or satisfy these objections to title and in the event that the Purchaser will not waive them, this Agreement, notwithstanding any intermediate acts or negotiations in respect of such objections, shall be at an end and all moneys, including the
deposit and interest accrued thereon, shall forthwith be returned to the Purchaser without deduction, abatement or set-off whatsoever. Except as may be otherwise contemplated by this Agreement, the Purchaser shall not call for the production of any
title deed, abstract or other evidence of title to the Property, except such as are in the possession or control of the Vendor. The Purchaser shall be allowed until 6:00 p.m. on the next day after the Conditional Period to examine the title to the
Property and to satisfy itself with respect to the matters referred to above and make requisitions to the Vendor’s solicitors, but except for any valid requisition made prior to such time, the Purchaser shall be deemed conclusively to have
accepted the title of the Vendor to the Property. The Vendor agrees to discharge at its own expense all liens, charges and mortgages affecting the Property on or before the Closing Date other than the Permitted Encumbrances. 

	10.	Immediate Deliveries 

 The Vendor agrees to provide, or make
available for inspection, to the Purchaser within five business days following the date of execution and delivery of this Agreement by both parties, the following documents, to the extent such documents are within the Vendor’s possession or
control: 
  

	 	(a)	copies of any existing service and mechanical contracts and all other agreements in its possession relating to the Property, all of which are cancellable and will be cancelled by
the Vendor on Closing; 

  

	 	(b)	copy of the most recent plan of survey of the Property; 

  

	 	(c)	copy of the lease dated January 9, 2001 (the “City Lease”) between The Corporation of the City of Mississauga, as landlord, and the Vendor, as tenant, with
respect to lands to the south of the Lands that are used for the purpose of parking motor vehicles as more particularly set out in the City Lease; 

  

	 	(d)	information with respect to expenses of the Property for 2006 and 2007 to date; and 

  

	 	(e)	copies of all utility bills and tax bills for the Property for 2006 and 2007 to date. 

 All such documents and copies received by the Purchaser, together with any information derived therefrom, shall be held by it in strict confidence. If for any reason this transaction is not completed, all such
materials, copies thereof and notices in respect thereof shall be forthwith returned to the Vendor. 
  

	11.	Closing Arrangements 

  

	 	(a)	The Vendor and the Purchaser acknowledge that the electronic registration system (hereinafter referred to as the “Teraview Electronic Registration System” or
“TERS”) is operative on a mandatory basis in the Land Titles Office where the Property is located and accordingly, the following provisions shall prevail, namely: 

  

	 	(i)	The Purchaser’s solicitors and the Vendor’s solicitors shall each be obliged to be authorized TERS users and in good standing with the Law Society of Upper Canada, and
they are hereby authorized by the parties hereto to enter into a document registration agreement in the form adopted by the Joint LSUC-CBAO Committee on Electronic Registration of Title Documents on March 29, 2004 or any successor version
thereto (the “Document Registration Agreement” or “DRA”), together with the additional requirement that the registering solicitor shall also be obliged to provide the non-registering solicitor with a copy of the
registration report printed by TERS upon the registration of the electronic documents, as evidence of the registration thereof, within one business day of the Closing Date. It is understood and agreed that the DRA shall outline or establish the
procedures and timing for completing this transaction electronically, and shall be executed by both the Vendor’s solicitors and the Purchaser’s solicitors and exchanged by courier or facsimile transmission between said solicitors (such
that each solicitor has a photocopy or telefaxed copy of the DRA duly executed by both solicitors) by no later than two business days before the Closing Date. 

  

	 	(ii)	The delivery and exchange of closing documents and the balance of the Purchase Price, and the release thereof to the Vendor and the Purchaser, as the case may be:

  

	 	(A)	shall not occur contemporaneously with the registration of the transfer/deed of the Property and other documents, if any, to be registered electronically; and

  

	 	(B)	shall be governed by the DRA, pursuant to which the solicitor receiving any closing documents, or the balance of the Purchase Price, will be required to hold same in escrow, and
will not be entitled to release same except in strict accordance with the provisions of the DRA. 

	 	(iii)	Each of the parties hereto agrees that the delivery of any of the closing documents not intended or required to be registered on title to the Property shall, unless the parties
otherwise agree or unless otherwise provided for herein, be by way of delivery of originally signed copies thereof on the Closing Date to the other party. 

  

	 	(iv)	Notwithstanding anything contained in this Agreement or in the DRA to the contrary, it is expressly understood and agreed by the parties hereto that an effective tender shall be
deemed to have been validly made by either party (in this paragraph called the “Tendering Party”) upon the other party (in this paragraph called the “Receiving Party”) when the solicitor for the Tendering Party has:

  

	 	(A)	delivered all applicable closing documents and/or the balance of the Purchase Price to the Receiving Party’s solicitor in accordance with the provisions of this Agreement and
the DRA; 

  

	 	(B)	advised the solicitor for the Receiving Party, in writing, that the Tendering Party is ready, willing and able to complete the transaction in accordance with the terms and
provisions of this Agreement; and 

  

	 	(C)	has completed all steps required by TERS in order to complete this transaction that can be performed or undertaken by the Tendering Party’s solicitor without the cooperation or
participation of the Receiving Party’s solicitor, and specifically when the Tendering Party’s solicitor has electronically “signed” the transfer/deed and any other closing document, if any, to be registered electronically for
completeness and granted “access” to the Receiving Party’s solicitor (but without the Tendering Party’s solicitor releasing same for registration by the Receiving Party’s solicitor). 

  

	 	(b)	On Closing, the Vendor shall deliver to the Purchaser the following: 

  

	 	(i)	vacant possession of the Building; 

  

	 	(ii)	all keys to the Building in the possession of the Vendor; 

  

	 	(iii)	an assignment of all warranties and guarantees in favour of the Vendor, from third parties, if any, to the extent the same are assignable with respect to the Building or the
Chattels; 

  

	 	(iv)	a bill of sale for all of the Chattels listed in Schedule “B” hereto; 

  

	 	(v)	an executed transfer/deed of land in registerable form; 

  

	 	(vi)	a certificate of a senior officer of the Vendor to the effect that at the Closing Date the Vendor is not a non-resident of Canada within the meaning of Section 116 of the
Income Tax Act (Canada); 

  

	 	(vii)	a statutory declaration of an officer of the Vendor that to the best of its knowledge and belief, all accounts for labour and material concerning the Property are fully paid for and
that no one has the right to file a lien under the Construction Lien Act (Ontario) against the Property; 

  

	 	(viii)	the plans and specifications, structural drawings, mechanical and structural inspection reports to the extent within the Vendor’s possession. 

  

	 	(ix)	an undertaking to re-adjust all items in the statement of adjustments, if necessary; 

  

	 	(x)	a certificate of the Vendor disclosing its GST registration number; 

  

	 	(xi)	an assignment and assumption agreement with respect to the City Lease, subject to obtaining the prior written consent of the City of Mississauga to such assignment as provided in
the City Lease; and 

  

	 	(xii)	such other documentation as may reasonably be requested by the Purchaser’s solicitors. 

  

	 	(c)	On Closing, the Purchaser shall: 

  

	 	(i)	pay the balance of the Purchase Price as stipulated in this Agreement; 

  

	 	(ii)	deliver an undertaking to re-adjust all items set out in the statement of adjustments, if necessary, and forthwith; 

  

	 	(iii)	deliver a statutory declaration from an officer of the Purchaser stating that the Purchaser is registered pursuant to subdivision (d) of Division V of Part IX of the Excise
Tax Act (Canada), disclosing its registration number and stating that the Purchaser is purchasing the Property as principal and not as agent for any other party, and undertaking that it will remit directly to the Receiver General of Canada the
goods and services tax payable and file the prescribed form pursuant to Section 228(4) of the Excise Tax Act (Canada) in connection with the purchase of the Lands and Building described in this Agreement and indemnify and save harmless
the Vendor with respect to goods and services tax exigible in connection with the purchase of the Lands and Building described in this Agreement; 

  

	 	(iv)	deliver an assignment and assumption agreement with respect to the City Lease, subject to obtaining the prior written consent of the City of Mississauga to such assignment as
provided in the City Lease; and 

  

	 	(v)	deliver such other documentation as may reasonably be requested by the Vendor’s solicitors. 

  

	 	(d)	Subject to Section 11(a), it is a condition of Closing that all matters of payment, execution and delivery of documents by each party to the other and the acceptance for
registration of the appropriate documents in the appropriate offices of public record shall be deemed to be concurrent requirements and it is specifically agreed that nothing will be complete at the Closing until everything required as a condition
precedent at the Closing has been paid, executed and delivered and until all documents have been accepted for registration. 

  

	 	(e)	The Purchase Price for the Property is exclusive of any applicable taxes set out in this paragraph. The Purchaser shall be responsible for paying, in addition to the Purchase Price,
any land transfer tax, retail sales tax, similar taxes and registration fees payable in connection with the transfer of the Property to the Purchaser. The Purchaser shall pay to the Vendor on Closing any applicable goods and services tax exigible in
connection with the purchase and sale of the Chattels. The Purchaser shall pay any applicable provincial sales taxes directly to the relevant governmental authority and shall indemnify and save harmless the Vendor with respect to the payment of
same. The Vendor shall be responsible for registration fees payable in connection with the registration of discharges of any encumbrances or other claims or interests that are not Permitted Encumbrances. Each party shall pay its own legal fees with
respect to this transaction. 

  

	12.	Non-Registration 

 The Purchaser agrees that it shall not, at any
time, register or permit or cause to be registered on the title to the Property, this Agreement or notice, transfer or assignment thereof or a caution relating thereto and that such registration shall permit the Vendor, at its sole option, to
terminate this Agreement and make it absolutely null and void. 
  

	13.	Risk 

 The Property shall remain at the risk of the Vendor until
Closing. 

	14.	Time of Essence 

 Time shall in all respects be of the essence
hereof, provided that the time for so doing or completing of any matter provided for herein may be extended or abridged only by an agreement in writing signed by both the Vendor and the Purchaser or their respective solicitors. Except as expressly
set out in this Agreement, the computation of any period of time referred to in this Agreement shall exclude the first day and include the last day of such period. If the time limited for the performance or completion of any matter under this
Agreement expires or falls on a day that is not a business day, the time so limited shall extend to the next following business day. 
  

	15.	Tender 

 Any tender of documents or money hereunder may be made
upon the Vendor or the Purchaser or their respective solicitors on the day for completion of this Agreement. Money may be tendered by bank draft on a Canadian Schedule “A” Chartered Bank. 
  

	16.	Complete Agreement 

 This Agreement and the Schedules attached
hereto shall constitute the entire agreement between the Purchaser and the Vendor and there is no representation, warranty, collateral agreement or condition affecting this Agreement or the Property or supported hereby, other than as expressed
herein in writing. This Agreement shall be read with all changes for gender or number required by the context. The words “completion” and “closing”, as the case may be, when used in such context shall refer to the Closing of the
transaction herein contemplated. 
  

	17.	Severability 

 If any provision contained in this Agreement or its
application to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Agreement or the application of such provision to persons or circumstances other than those to which it is held invalid or
unenforceable, shall not be affected, and each provision of this Agreement shall be separately valid and enforceable to the fullest extent permitted by law. 
  

	18.	Governing Law 

 This Agreement has been made in the Province of
Ontario and for purposes hereof shall be construed in accordance with and governed by the laws of the Province of Ontario as an agreement made and entered into herein and to be wholly performed therein. 
  

	19.	Planning Act 

 This Agreement is subject to compliance with
Section 50 of the Planning Act (Ontario). 
  

	20.	Lawyers as Agents 

 The solicitors acting for the Purchaser and the
Vendor are hereby authorized on behalf of their respective clients to give or receive any moneys, notices, approvals, waivers or other documentation in connection with the transaction contemplated herein or to agree to any variation of the
provisions hereof. 
  

	21.	Further Assurances 

 Each party shall co-operate with and take such
action as may be reasonably requested by the other party in order to carry out the provisions, purposes and intent of this Agreement. 
  

	22.	Successors and Assigns 

 This Agreement shall be binding upon and
enure to the benefit of the parties hereto and their respective successors and permitted assigns, and shall be enforceable only by such successors and permitted assigns that have succeeded or which have received such assignment in the manner
permitted by this Agreement. 

	23.	Notices 

 Any notice, request, consent, acceptance, waiver or other
communication required or permitted to be given under this Agreement (a “Notice”) shall be in writing and shall be deemed to have been sufficiently given or served for all purposes on the date of delivery if it is delivered by a
recognized courier service or sent by facsimile to the parties at the applicable address set forth below: 
  

	 	(a)	in the case of the Vendor addressed to it at: 

 NPS
Allelix Corp. 
 c/o NPS Pharmaceuticals, Inc. 
 383 Colorow Drive 
 Salt Lake City, UT 84108 
 U.S.A. 
 Attention:
        Bill Phifer 
 Fax:
                 (801) 583-4961 
 with a copy to:

 Blake, Cassels & Graydon LLP 
 Barristers & Solicitors 
 Box 25, Commerce Court West 
 199 Bay Street 
 Toronto, Ontario M5L 1A9

 Attention:         John D. Hutmacher 
 Fax:                  (416) 863-2653 
  

	 	(b)	in the case of the Purchaser addressed to it at: 

 TransGlobe Property Management Services Ltd. 
 5310 Explorer Drive 
 Mississauga, Ontario L4W 5H8 
 Attention:
        Daniel Drimmer 
 Fax:
                 (416) 234-8445 
 with a copy to:

 Bloom Lanys Professional Corp. 
 2171 Avenue Road 
 Suite 200 
 Toronto, Ontario M5M 4B4 
 Attention:         Barbara Lanys 
 Fax:                  (416) 485-6054 
 By giving to the other party at least seven days’ Notice, any party may, at any time and from time to time, change its address for delivery or communication for the
purposes of this Section. 
  

	24.	Right to Assign 

 The Purchaser shall have the right, following
payment of the deposit in Section 2, to assign its rights and obligations under this Agreement upon written notice to the Vendor, provided such assignee is an “affiliate” of the Purchaser (as that term is defined in the Ontario
Business Corporations Act) and upon such assignment being made and written notice thereof being given to the Vendor or the Vendor’s solicitors, it is understood and agreed that the Purchaser shall be 

 
relieved of any and all covenants, obligations and/or liabilities herein contained and the Vendor agrees to complete the transaction of purchase and sale
herein with the said assignee as if the assignee were the Purchaser originally named herein and there shall be no personal liability upon the Purchaser herein. 
  

	25.	Commissions 

 The parties agree and acknowledge that the Vendor and
the Purchaser are represented by CB Richard Ellis Ltd. in connection with this transaction and the Vendor shall be solely responsible for payment of any agents’ fees or commissions payable to CB Richard Ellis Ltd. 
  

	26.	Counterparts 

 This Agreement may be executed in any number of
counterparts, each of which shall be deemed to be an original and all of which taken together shall be deemed to constitute one and the same instrument. Counterparts may be executed either in original or faxed form and the parties adopt any
signatures received by a receiving fax machine as original signatures of the parties; provided, however, that any party providing its signature in such manner shall promptly forward to the other party an original of the signed copy of this Agreement
which was so faxed. 
  

	27.	Time for Acceptance 

 This Agreement shall be irrevocable by the
Purchaser until 5:00 p.m. (Toronto time) on May 9, 2007, after which time, if not accepted, this Agreement shall be null and void and of no further force and effect. 
 IN WITNESS WHEREOF the parties have executed this Agreement. 
  

									
	Date of execution:	 	TRANSGLOBE PROPERTY MANAGEMENT
	May 9, 2007	 		 	SERVICES LTD., IN TRUST
					
		 		 		 	By:	 	 /S/ BARBARA LANYS

		 		 		 	Name:	 	Barbara Lanys
		 		 		 	Title:	 	Authorized Signing Officer
				
		 		 		 	I have authority to bind the Corporation.
		
	Date of execution:	 	NPS ALLELIX CORP.
	May 9, 2007	 		 		 	
		 		 		 	By:	 	 /S/ N. ANTHONY COLES

		 		 		 	Name:	 	N. Anthony Coles
		 		 		 	Title:	 	Chief Executive Officer and President
				
		 		 		 	I have authority to bind the Corporation.

 SCHEDULE “A” 
 Lands 
 PIN 13260-0063(LT), being Part of Block E, Plan 919, designated as Parts 1 and 2
on Reference Plan 43R-8770, City of Mississauga. 

 SCHEDULE “B” 
 LIST OF CHATTELS 
 List of Chattels and Furniture: (chattels to be listed by
Vendor) 
 • 
 • 
 • 
 All chattels currently in the Building shall remain in the Building.

 SCHEDULE “C” 
 PERMITTED ENCUMBRANCES 
  

	1.	Instrument No. TT120053 registered on June 15, 1959, being a notice of airport zoning regulations. 

  

	2.	Instrument No. TT144298 registered on March 13, 1962, being a notice of airport zoning regulations. 

  

	3.	Instrument No. VS164274 registered on March 9, 1971, being a joint venture agreement between Markborough Properties Limited and S. & A. Strasser Limited (provided same
has not expired or terminated). 

  

	4.	Instrument No. VS184410 registered on September 17, 1971, being a by-law exempting the Property from part-lot control. 

  

	5.	Instrument No. LT2057426 registered on March 27, 2000, being a notice of airport zoning regulations.

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