Document:

Exhibit 10.15

 

200 CLARENDON STREET

BOSTON, MASSACHUSETTS

 

Lease Dated February
5, 2021

 

THIS INSTRUMENT IS AN INDENTURE OF LEASE
in which the Landlord and the Tenant are the parties hereinafter named, and which relates to space in the building known as 200
Clarendon Street, Boston, Massachusetts 02116.

 

The parties to this instrument hereby agree
with each other as follows:

 

ARTICLE I 

 

Reference Data 

 

		1.1	Subjects Referred To

 

Each reference in this Lease to any of the following subjects
shall be construed to incorporate the data stated for that subject in this Article:

 

	Landlord:	BP HANCOCK LLC, a Delaware limited liability company
	 	 
	Present Mailing Address of Landlord:	
        c/o Boston Properties Limited Partnership

        Prudential Center

        800 Boylston Street, Suite 1900

        Boston, Massachusetts 02199-8103

	 	 
	Landlord’s Construction	[***]
	Representative	Email: [***]
	 	 
	Tenant:	ADVENT TECHNOLOGIES INC., a Delaware corporation
	 	 
	Present Mailing Address of Tenant:	
        One Mifflin Place

        119 Mt. Auburn Street, Suite 400

        Cambridge, MA 02138

	 	 
	Tenant’s Email Address for Information Regarding Billings and Statements:	[***]

 

	Tenant’s Construction	 	 
	Representative	Email:	 

 

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	Term or Lease Term (sometimes called the “Original Lease Term”):	The period commencing on the Commencement Date and expiring on the last day of the fifth (5th) Rent Year, unless sooner terminated as provided in this Lease.
	 	 
	Lease Year:	A period of twelve (12) consecutive calendar months, commencing on the first day of January in each year, except that the first Lease Year of the Lease Term hereof shall be the period commencing on the Commencement Date and ending on the succeeding December 31, and the last Lease Year of the Lease Term hereof shall be the period commencing on January 1 of the calendar year in which the Lease Term ends, and ending with the date on which the Lease Term ends.
	 	 
	Rent Year:	Any twelve (12) month period during the Term of the Lease commencing as of the Rent Commencement Date, or as of any anniversary of the Rent Commencement Date, except that if the Rent Commencement Date does not occur on the first day of a calendar month, then (i) the first Rent Year shall further include the partial calendar month in which the first anniversary of the Rent Commencement Date occurs, and (ii) the remaining Rent Years shall be the successive twelve-(12)-month periods following the end of such first Rent Year.
	 	 
	Commencement Date:	The date upon which this Lease is executed and delivered by Landlord and Tenant.
	 	 
	Rent Commencement Date:	The earlier to occur of (i) the date upon which Tenant commences occupancy of the Premises for the conduct of business, and (ii) April 1, 2021
	 	 
	Premises:	A portion of the twenty-fifth (25th) floor of the Building, in accordance with the floor plan annexed hereto as Exhibit D and incorporated herein by reference, as further defined and limited in Section 2.1 hereof.
	 	 
	Rentable Floor Area of the Premises:	6,041 square feet.
	 	 
	Annual Fixed Rent:	During the Original Term of this Lease, Annual Fixed Rent shall be payable by Tenant as follows:

 

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	 	Rent Years	Rate PSF	Annual Rate
	 	1	$75.50	$456,095.50
	 	2	$77.38	$467,452.58
	 	3	$79.32	$479,172.12
	 	4	$81.31	$491,193.71
	 	5	$83.34	$503,456.94

 

	Tenant Electricity:	See Section 5.2
	 	 
	Additional Rent:	All charges and other sums payable by Tenant as set forth in this Lease, in addition to Annual Fixed Rent.
	 	 
	Total Rentable Floor Area of the Building:	1,718,848 square feet.
	 	 
	Building:	For the purposes of this Lease, the term “Building” shall mean the building commonly known as 200 Clarendon Street, Boston, Massachusetts, as the same may be altered, expanded, reduced or otherwise changed by Landlord from time to time.
	 	 
	Property:	The land described on Exhibit A and the Building, together with all parking facilities, common areas, landscaping and other improvements thereon, as the same may be altered, expanded, reduced or otherwise changed from time to time.
	 	 
	Permitted Use:	General office purposes.
	 	 
	Broker:	[***]
	 	 
	Security Deposit:	$114,023.88, payable in accordance with and to be held subject to Section 16.26 of this Lease.

 

		1.2	Table of Articles and Sections

 

	ARTICLE I	 	1
	 	Reference Data	1
	 	1.1	Subjects Referred To	1
	 	1.2	Table of Articles and Sections	3
	 	 	 	 
	ARTICLE II	 	7
	 	Premises	 	7
	 	2.1	Demise and Lease of Premises	7
	 	2.2	Appurtenant Rights and Reservations	7

 

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	ARTICLE III	 	8
	 	Lease Term	8
	 	3.1	Term	8
	 	 	 	 
	ARTICLE IV	 	9
	 	Condition of Premises; Alterations	9
	 	4.1	Preparation of Premises	9
	 	 	 	 
	ARTICLE V	 	9
	 	Annual Fixed Rent and Electricity	9
	 	5.1	Fixed Rent	9
	 	5.2	Allocation of Electricity Charges	10
	 	 	 	 
	ARTICLE VI	11
	 	Taxes	11
	 	6.1	Definitions	11
	 	6.2	Tenant’s Share of Real Estate Taxes	12
	 	 	 	 
	ARTICLE VII	12
	 	Landlord’s Repairs and Services and Tenant’s Escalation Payments	12
	 	7.1	Structural Repairs	12
	 	7.2	Other Repairs to be Made by Landlord	13
	 	7.3	Services to be Provided by Landlord	13
	 	7.4	Operating Costs Defined	13
	 	7.5	Tenant’s Escalation Payments	15
	 	7.6	No Damage	16
	 	 	 	 
	ARTICLE VIII	16
	 	Tenant’s Repairs	16
	 	8.1	Tenant’s Repairs and Maintenance	16
	 	 	 	 
	ARTICLE IX	 	17
	 	Alterations	17
	 	9.1	Landlord’s Approval	17
	 	9.2	Conformity of Work	18
	 	9.3	Performance of Work, Governmental Permits and Insurance	18
	 	9.4	Liens	19
	 	9.5	Nature of Alterations	19
	 	9.6	Increases in Taxes	20
	 	9.7	Alterations Permitted Without Landlord’s Consent	20
	 	 	 	 
	ARTICLE X	 	21
	 	Parking	21
	 	10.1	Parking Privileges	21
	 	10.2	Parking Charges	21
	 	10.3	Garage Operation	21
	 	10.4	Limitations	22

 

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	ARTICLE XI	 	22
	 	Certain Tenant Covenants	22
	 	 	 
	ARTICLE XII	 	24
	 	Assignment and Subletting	24
	 	12.1	Restrictions on Transfer	24
	 	12.2	Tenant’s Notice	25
	 	12.3	Landlord’s Termination Right	26
	 	12.4	Consent of Landlord	26
	 	12.5	Exceptions	27
	 	12.6	Profit on Subleasing or Assignment	28
	 	12.7	Additional Conditions	29
	 	 	 	 
	ARTICLE XIII	 	30
	 	Indemnity and Insurance	30
	 	13.1	Tenant’s Indemnity	30
	 	13.2	Tenant’s Risk	32
	 	13.3	Tenant’s Commercial General Liability Insurance	32
	 	13.4	Tenant’s Property Insurance	33
	 	13.5	Tenant’s Other Insurance	34
	 	13.6	Requirements for Tenant’s Insurance	34
	 	13.7	Additional Insureds	35
	 	13.8	Certificates of Insurance	35
	 	13.9	Subtenants and Other Occupants	35
	 	13.10	No Violation of Building Policies	35
	 	13.11	Tenant to Pay Premium Increases	36
	 	13.12	Landlord’s Insurance	36
	 	13.13	Waiver of Subrogation	37
	 	13.14	Tenant’s Work	37
	 	 	 	 
	ARTICLE XIV	 	37
	 	Fire, Casualty and Taking	37
	 	14.1	Damage Resulting from Casualty	37
	 	14.2	Uninsured Casualty	39
	 	14.3	Rights of Termination for Taking	39
	 	14.4	Award	40
	 	 	 	 
	ARTICLE XV	 	40
	 	Default	 	40
	 	15.1	Tenant’s Default	40
	 	15.2	Termination; Re-Entry	41
	 	15.3	Continued Liability; Re-Letting	42
	 	15.4	Liquidated Damages	43
	 	15.5	Waiver of Redemption	44
	 	15.6	Landlord’s Default	44

 

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	ARTICLE XVI	 	44
	 	Miscellaneous Provisions	44
	 	16.1	Waiver	44
	 	16.2	Cumulative Remedies	45
	 	16.3	Quiet Enjoyment	45
	 	16.4	Surrender	45
	 	16.5	Brokerage	46
	 	16.6	Invalidity of Particular Provisions	46
	 	16.7	Provisions Binding, Etc.	46
	 	16.8	Recording; Confidentiality	46
	 	16.9	Notices and Time for Action	47
	 	16.10	When Lease Becomes Binding and Authority	48
	 	16.11	Paragraph Headings	48
	 	16.12	Rights of Mortgagee	48
	 	16.13	Rights of Ground Lessor	49
	 	16.14	Notice to Mortgagee and Ground Lessor	49
	 	16.15	Assignment of Rents	49
	 	16.16	Status Report and Financial Statements	50
	 	16.17	Self-Help	50
	 	16.18	Holding Over	51
	 	16.19	Entry by Landlord	51
	 	16.20	Tenant’s Payments	52
	 	16.21	Late Payment	52
	 	16.22	Counterparts	53
	 	16.23	Entire Agreement	53
	 	16.24	Landlord Liability	53
	 	16.25	No Partnership	54
	 	16.26	Security Deposit	54
	 	16.27	Governing Law	55
	 	16.28	Waiver of Trial by Jury	55
	 	16.29	Electronic Signatures	55
	 	16.30	No Air Rights	55
	 	16.31	Building or Property Name and Signage	55

 

		1.3	Exhibits

The following Exhibits attached hereto are a part of this Lease,
are incorporated herein by reference, and are to be treated as a part of this Lease for all purposes. Undertakings contained in
such Exhibits are agreements on the part of Landlord and Tenant, as the case may be, to perform the obligations stated therein
to be performed by Landlord and Tenant, as and where stipulated therein.

 

	Exhibit A	--	Legal Description
	 	 	 
	Exhibit B	--	Work Agreement
	 	 	 
	Exhibit C	--	Landlord’s Services
	 	 	 
	Exhibit D	--	Floor Plan

 

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	Exhibit E	--	Form of Declaration Affixing the Rent Commencement Date of Lease
	 	 	 
	Exhibit F	--	Memorandum Re: Procedure for Allocation of Electricity Costs.
	 	 	 
	Exhibit G	--	List of Mortgages
	 	 	 
	Exhibit H	--	Form of Letter of Credit
	 	 	 
	Exhibit I	--	Form of Certificate of Insurance

 

ARTICLE II

 

Premises

 

		2.1	Demise and Lease of Premises

 

Landlord hereby demises and leases to Tenant, and
Tenant hereby hires and accepts from Landlord, the Premises in the Building, excluding exterior faces of exterior walls, the common
stairways and stairwells, elevators and elevator walls, mechanical rooms, electric and telephone closets, janitor closets, and
pipes, ducts, shafts, conduits, wires and appurtenant fixtures serving exclusively or in common other parts of the Building, and
if the Premises includes less than the entire rentable area of any floor, excluding the common corridors, elevator lobbies and
restrooms located on such floor. Tenant hereby agrees with Landlord that, upon the request of Landlord made from time to time,
Tenant shall relocate from the Premises then demised to Tenant under this Lease (the “Original Premises”) to other
comparable premises (the “Relocated Premises”) within the Building and upon such relocation the Relocated Premises
shall become the premises demised under this Lease and wherever the term “Premises” is used herein the same thereafter
shall mean and refer to the Relocated Premises. Landlord, at its sole cost and expense, shall perform the partitioning of the Relocated
Premises and shall place the same into substantially equivalent condition to that in which the Original Premises were in prior
to such relocation, and Landlord shall also reimburse Tenant for Tenant’s reasonable out-of-pocket moving expenses in so
relocating to the Relocated Premises upon billing therefor from Tenant, which billing shall include reasonable evidence thereof
in the form of paid invoices, receipts and the like. Tenant shall not be required to vacate the Original Premises and to relocate
to the Relocated Premises until the Relocated Premises shall be substantially complete subject to punch list items and items of
long lead time. Upon any such relocation the Tenant shall enter into an amendment to this Lease confirming such relocation, but
the Tenant’s failure to enter into such amendment shall not affect in any manner the relocation of the Premises demised under
this Lease from the Original Premises to the Relocated Premises.

 

		2.2	Appurtenant Rights and Reservations

 

Subject to Landlord’s right to change or alter
any of the following in Landlord’s discretion as herein provided, Tenant shall have, as appurtenant to the Premises, the
non-exclusive right to use in common with others, but not in a manner or extent that would materially interfere with the normal
operation and use of the Building as a multi-tenant office building and subject to reasonable rules of general applicability to
tenants of the Building from time to time made by

 

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Landlord of which Tenant is given notice: (a) the
common lobbies, corridors, stairways, and elevators of the Building, and the pipes, ducts, shafts, conduits, wires and appurtenant
meters and equipment serving the Premises in common with others, (b) the loading areas serving the Building and the common walkways
and driveways necessary for access to the Building, (c) if the Premises include less than the entire rentable floor area of any
floor, the common restrooms, corridors and elevator lobby of such floor and (d) the common areas of the Property as Landlord makes
the same available from time to time; and no other appurtenant rights and easements. Notwithstanding anything to the contrary herein,
Landlord has no obligation to allow any particular telecommunication service provider to have access to the Building or to the
Premises. If Landlord permits such access, Landlord may condition such access upon the payment to Landlord by the service provider
of fees assessed by Landlord in its sole discretion.

 

Landlord reserves for its benefit the right from time
to time, without unreasonable interference with Tenant’s use: (a) to install, use, maintain, repair, replace and relocate
for service to the Premises and other parts of the Building, or either, pipes, ducts, conduits, wires and appurtenant fixtures,
wherever located in the Premises or the Building, and (b) to alter or relocate any other common facility, provided that substitutions
are substantially equivalent or better. Installations, replacements and relocations referred to in clause (a) above shall be located
so far as practicable in the central core area of the Building, above ceiling surfaces, below floor surfaces or within perimeter
walls of the Premises. Except in the case of emergencies or for normal cleaning and maintenance operations, Landlord agrees to
use all reasonable efforts to give Tenant reasonable advance notice of any of the foregoing activities which require work in the
Premises.

 

Landlord reserves and accepts for its benefit all
rights of ownership and use in all respects outside the Premises, including without limitation, the Building and all other structures
and improvements on and common areas of the Property, except that at all times during the term of this Lease Tenant shall have
a reasonable means of access from a public street to the Premises. Without limitation of the foregoing reservation of rights by
Landlord, it is understood that in its sole discretion Landlord shall have the right to change and rearrange the common areas,
to change, relocate and eliminate facilities therein, to erect new structures thereon, to permit the use of or lease all or part
thereof for exhibitions and displays and to sell, lease or dedicate all or part thereof to public use; and further that Landlord
shall have the right to make changes in, additions to and eliminations from the Building and other structures and improvements
on the Property, the Premises excepted; provided however that Tenant, its employees, agents, clients, customers, and invitees shall
at all times have reasonable access to the Building and Premises. Landlord is not under any obligation to permit individuals without
proper building identification to enter the Building after 6:00 p.m.

 

ARTICLE III 

 

Lease Term 

 

		3.1	Term

 

The Term of this Lease shall be the period specified
in Section 1.1 hereof as the “Lease Term,” unless sooner terminated as herein provided.

 

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As soon as may be convenient after the Rent Commencement
Date has been determined, Landlord and Tenant agree to join with each other in the execution, in the form of Exhibit E hereto,
of a written Declaration Affixing the Rent Commencement Date of Lease in which the Rent Commencement Date and specified Lease Term
of this Lease shall be stated. If Tenant shall fail to execute such Declaration Affixing the Rent Commencement Date of Lease, the
Rent Commencement Date and Lease Term shall be as reasonably determined by Landlord in accordance with the terms of this Lease.

 

ARTICLE IV

 

Condition of Premises; Alterations

 

		4.1	Preparation of Premises

 

The condition of the Premises upon Landlord’s
delivery along with any work to be performed by either Landlord or Tenant, if any, shall be as set forth in the Work Agreement
attached hereto as Exhibit B and made a part hereof.

 

ARTICLE V

 

Annual Fixed Rent and Electricity 

 

		5.1	Fixed Rent

 

Tenant agrees to pay to Landlord, on the Rent Commencement
Date, and thereafter monthly, in advance, on the first day of each and every calendar month during the Original Lease Term, a sum
equal to one-twelfth (1/12th) of the Annual Fixed Rent specified in Section 1.1 hereof. Until notice of some other designation
is given, fixed rent and all other charges for which provision is herein made shall be paid by remittance to or for the order of
Boston Properties Limited Partnership, as agent of Landlord, either by:

 

	(i)	Via the VersaPay ARC:
	 	[***]	 
	 	 	 
	(ii)	By ACH Transfer:
	 	Bank Name:	[***]
	 	Routing #:	[***]
	 	Account #:	[***]
	 	Account Name:	[***]
	 	Reference:	[***]

 

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	(iii)	By U.S. Mail:	 
	 	[***]	 
	 	 	 
	(iv)	By Overnight Mail:
	 	[***]	 

 

All remittances received by Boston Properties Limited
Partnership, as agent as aforesaid, or by any subsequently designated recipient, shall be treated as payment to Landlord.

 

Annual Fixed Rent for any partial month shall be paid
by Tenant to Landlord at such rate on a pro rata basis, and, if the Rent Commencement Date shall be other than the first day of
a calendar month, the first payment of Annual Fixed Rent which Tenant shall make to Landlord shall be a payment equal to a proportionate
part of such monthly Annual Fixed Rent for the partial month from the Rent Commencement Date to the first day of the succeeding
calendar month.

 

Additional Rent payable by Tenant on a monthly basis,
as elsewhere provided in this Lease, likewise shall be prorated, and the first payment on account thereof shall be determined in
similar fashion and shall commence on the Commencement Date and other provisions of this Lease calling for monthly payments shall
be read as incorporating this undertaking by Tenant.

 

Notwithstanding that the payment of Annual Fixed Rent
payable by Tenant to Landlord shall not commence until the Rent Commencement Date, Tenant shall be subject to, and shall comply
with, all other provisions of this Lease as and at the times provided in this Lease.

 

The Annual Fixed Rent and all other charges for which
provision is made in this Lease shall be paid by Tenant to Landlord without setoff, deduction or abatement.

 

Tenant has been provided with free rent in consideration
for the obligations being assumed by Tenant hereunder and, notwithstanding anything contained herein or in Section 1.1 to the contrary,
it is understood and agreed that in the event Tenant shall default in its obligations under this Lease at any time during the Term
of this Lease, Annual Fixed Rent which would have been payable for the period commencing on the Commencement Date and ending on
the day prior to the Rent Commencement Date had free rent not been provided to Tenant (i.e., Annual Fixed Rent at the rate for
the first Rent Year) shall be paid by Tenant within ten (10) days after demand therefor.

 

		5.2	Allocation of Electricity Charges 

 

Landlord shall allocate the cost of electricity to
Tenant in accordance with the procedure contained in Exhibit F, and Tenant shall pay for electricity as provided in said Exhibit
F.

 

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ARTICLE VI

 

Taxes

 

		6.1	Definitions

 

With reference to the real estate taxes referred to
in this Article VI, it is agreed that terms used herein are defined as follows:

 

		(a)	“Tax Year” means the 12-month period beginning July 1 each year during the Lease Term or if the appropriate Governmental
tax fiscal period shall begin on any date other than July 1, such other date.

 

		(b)	“Landlord’s Tax Expenses Allocable to the Premises” means the same proportion of Landlord’s Tax Expenses
as Rentable Floor Area of Tenant’s Premises bears to 95% of the Total Rentable Floor Area of the Building.

 

		(c)	“Landlord’s Tax Expenses” with respect to any Tax Year means the aggregate “real estate taxes”
(hereinafter defined) with respect to that Tax Year, reduced by any net abatement receipts with respect to that Tax Year.

 

		(d)	“Real estate taxes” means all taxes and special assessments of every kind and nature and user fees and other like
fees assessed by any Governmental authority (including, but not limited to, any tax, assessment or charge resulting from the creation
of a special improvement district) on, or allocable to the Property which the Landlord shall be obligated to pay because of or
in connection with the ownership, leasing or operation of the Property and reasonable expenses of and fees for any formal or informal
proceedings for negotiation or abatement of taxes (collectively, “Abatement Expenses”). The amount of special taxes
or special assessments to be included shall be limited to the amount of the installment (plus any interest other than penalty interest
payable thereon) of such special tax or special assessment required to be paid during the year in respect of which such taxes are
being determined. There shall be excluded from such taxes all income, estate, succession, inheritance and transfer taxes; provided,
however, that if at any time during the Lease Term the present system of ad valorem taxation of real property shall be changed
so that in lieu of, or in addition to, the whole or any part of the ad valorem tax on real property, there shall be assessed on
Landlord a capital levy or other tax on the gross rents received with respect to the Property, or a Federal, State, County, Municipal,
or other local income, franchise, excise or similar tax, assessment, levy or charge (distinct from any now in effect in the jurisdiction
in which the Property is located) measured by or based, in whole or in part, upon any such gross rents, then any and all of such
taxes, assessments, levies or charges, to the extent so measured or based, shall be deemed to be included within the term “real
estate taxes” but only to the extent that the same would be payable if the Property, were the only property of Landlord.

 

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		6.2	Tenant’s Share of Real Estate Taxes

 

Commencing on the Rent Commencement Date and thereafter
throughout the remainder of the Lease Term, Tenant shall pay to Landlord, as Additional Rent, with respect to any full Tax Year
or for any such fraction of a Tax Year falling within the Lease Term the amount of Landlord’s Tax Expenses Allocable to the
Premises (such amount being hereinafter referred to as the “Tenant’s Tax Payment”). Payments by Tenant on account
of the Tenant’s Tax Payment shall be made monthly at the time and in the fashion herein provided for the payment of Annual
Fixed Rent. The amount so to be paid to Landlord shall be an amount from time to time reasonably estimated by Landlord to be sufficient
to provide Landlord, in the aggregate, a sum equal to the Tenant’s Tax Payment, at least ten (10) days before the day on
which tax payments by Landlord would become delinquent. Not later than ninety (90) days after Landlord’s Tax Expenses Allocable
to the Premises are determinable for the first such Tax Year or fraction thereof and for each succeeding Tax Year or fraction thereof
during the Lease Term, Landlord shall render Tenant a statement in reasonable detail certified by a representative of Landlord
showing for the preceding year or fraction thereof, as the case may be, real estate taxes allocated to the Building, abatements
and refunds, if any, of any such taxes and assessments, expenditures incurred in seeking such abatement or refund, the amount of
the Tenant’s Tax Payment, the amount thereof already paid by Tenant and the amount thereof overpaid by, or remaining due
from, Tenant for the period covered by such statement. Within thirty (30) days after the receipt of such statement, Tenant shall
pay any sum remaining due. Any balance shown as due to Tenant shall be credited against Annual Fixed Rent next due, or refunded
to Tenant if the Lease Term has then expired and Tenant has no further obligation to Landlord. Expenditures for legal fees and
for other expenses incurred in obtaining an abatement or refund may be charged against the abatement or refund before the adjustments
are made for the Tax Year. Only Landlord shall have the right to institute tax reduction or other proceedings to reduce real estate
taxes or the valuation of the Building and the Property.

 

To the extent that real estate taxes shall be payable
to the taxing authority in installments with respect to periods less than a Tax Year, the statement to be furnished by Landlord
shall be rendered and payments made on account of such installments.

 

ARTICLE VII

 

Landlord’s
Repairs and Services and Tenant’s Escalation Payments

 

		7.1	Structural Repairs

 

Except for (a) normal and reasonable wear and use
and (b) damage caused by fire or casualty and by eminent domain, Landlord shall, throughout the Lease Term, subject to provisions
for reimbursement by Tenant as contained in Section 7.5, keep and maintain, or cause to be kept and maintained, in good order,
condition and repair the following portions of the Building: the structural portions of the roof, the exterior and load bearing
walls, the foundation, the structural columns and floor slabs and other structural elements of the Building; provided however,
that Tenant shall pay to Landlord, as Additional Rent, the cost of any and all such repairs which may be required as a result of
repairs, alterations, or installations made by Tenant or any subtenant, assignee, licensee or concessionaire of Tenant or any agent,
servant, employee or contractor of any of them or to the extent of any loss, destruction or damage caused by the omission or

 

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negligence
of Tenant, any assignee or subtenant or any agent, servant, employee, customer, visitor or contractor of any of them.

 

		7.2	Other Repairs to be Made by Landlord

 

Except for (a) normal and reasonable wear and use
and (b) damage caused by fire or casualty and by eminent domain, and except as otherwise provided in this Lease, and subject to
provisions for reimbursement by Tenant as contained in Section 7.5, Landlord agrees to keep and maintain, or cause to be kept and
maintained, in good order, condition and repair the common areas and facilities of the Building, including heating, ventilating,
air conditioning, plumbing and other Building systems equipment servicing the Premises, except that Landlord shall in no event
be responsible to Tenant for (a) the condition of glass in and about the Premises (other than for glass in exterior walls for which
Landlord shall be responsible unless the damage thereto is attributable to Tenant’s negligence or misuse, in which event
the responsibility therefor shall be Tenant’s), or (b) any condition in the Premises or the Building caused by any act or
neglect of Tenant or any agent, employee, contractor, assignee, subtenant, licensee, concessionaire or invitee of Tenant. Without
limitation, Landlord shall not be responsible to make any improvements or repairs to the Building or the Premises other than as
expressly provided in Section 7.1 or in this Section 7.2, unless expressly otherwise provided in this Lease.

 

		7.3	Services to be Provided by Landlord

 

In addition, and except as otherwise provided in this
Lease and subject to (i) provisions for reimbursement by Tenant as contained in Section 7.5 and in Exhibit C hereto and (ii) Tenant’s
responsibilities in regard to electricity as provided in Section 5.2, Landlord agrees to furnish services, utilities, facilities
and supplies as set forth in said Exhibit C equal in quality comparable to those customarily provided by landlords in high quality
buildings in Boston. In addition, Landlord agrees to furnish, at Tenant’s expense, reasonable additional Building operation
services which are usual and customary in similar Class A office buildings in Boston, Massachusetts, and such additional special
services as may be mutually agreed upon by Landlord and Tenant, upon reasonable and equitable rates from time to time established
by Landlord. Tenant agrees to pay to Landlord, as Additional Rent, the cost of any such additional Building services requested
by Tenant and for the cost of any additions, alterations, improvements or other work performed by Landlord in the Premises at the
request of Tenant within thirty (30) days after being billed therefor.

 

		7.4	Operating Costs Defined

 

“Operating Expenses Allocable to the Premises”
means the same proportion of the Landlord’s Operating Expenses (as hereinafter defined) as Rentable Floor Area of the Premises
bears to 95% of the Total Rentable Floor Area of the Building. “Landlord’s Operating Expenses” means the cost
of operation of the Property, including those incurred in discharging the obligations under Sections 7.1, 7.2 and 7.3. In addition,
such costs shall exclude payments of debt service and any other mortgage charges, brokerage commissions, real estate taxes (to
the extent paid pursuant to Section 6.2 hereof), and costs of special services rendered to tenants (including Tenant) for which
a separate charge is made, but shall include, without limitation:

 

		(a)	compensation, wages and all fringe benefits, workmen’s
compensation insurance

 

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premiums and payroll taxes paid to, for or with respect to
all persons for their services in the operating, maintaining, managing, insuring or cleaning of the Property;

 

		(b)	payments under service contracts with independent contractors
for operating, maintaining or cleaning of the Property;

 

		(c)	steam, water, sewer, gas, oil, electricity and telephone
charges (excluding such utility charges separately chargeable to tenants for additional or separate services and electricity charges
paid by Tenant in the manner set forth in Section 5.2) and costs of maintaining letters of credit or other security as may be
required by utility companies as a condition of providing such services;

 

		(d)	cost of maintenance, cleaning and repairs and replacements
(other than repairs reimbursed from contractors under guarantees);

 

		(e)	cost of snow removal and care of landscaping;

 

		(f)	cost of building and cleaning supplies and equipment;

 

		(g)	premiums for insurance carried with respect to the Property
(including, without limitation, liability insurance, insurance against loss in case of fire or casualty and of monthly installments
of Annual Fixed Rent and any Additional Rent which may be due under this Lease and other leases of space in the Building for not
more than twelve (12) months in the case of both Annual Fixed Rent and Additional Rent and, if there be any first mortgage on
the Property, including such insurance as may be required by the holder of such first mortgage);

 

		(h)	management fees at reasonable rates for self-managed buildings
consistent with the type of occupancy and the services rendered;

 

		(i)	depreciation for capital improvements made by Landlord
during the Lease Term (x) to reduce Landlord’s Operating Expenses if Landlord reasonably shall have determined that the
annual reduction in Landlord’s Operating Expenses shall exceed depreciation therefor or (y) to comply with Legal Requirements
(the capital expenditures described in subsections (x) and (y) being hereinafter referred to as “Permitted Capital Expenditures”)
plus, in the case of both (x) and (y), an interest factor, reasonably determined by Landlord, as being the interest rate then
charged for long term mortgages by institutional lenders on like properties within the general locality in which the Building
is located, and depreciation in the case of both (x) and (y) shall be determined by dividing the original cost of such capital
expenditure by the number of years of useful life of the capital item acquired, which useful life shall be determined reasonably
by Landlord in accordance with generally accepted accounting principles and practices in effect at the time of acquisition of
the capital item; provided, however, if Landlord reasonably concludes on the basis of engineering estimates that a particular
capital expenditure will effect savings in other Operating Expenses, including, without limitation, energy related costs, and
that such projected savings will, on

 

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an annual basis (“Projected Annual Savings”), exceed the annual depreciation therefor, then and in such event the amount of depreciation for such capital expenditure shall be increased to an amount equal to the Projected Annual Savings; and in such circumstance, the increased depreciation (in the amount of the Projected Annual Savings) shall be made for such period of time as it would take to fully amortize the cost of the item in question, together with interest thereon at the interest rate as aforesaid in equal monthly payments, each in the amount of 1/12th of the Projected Annual Savings, with such payment to be applied first to interest and the balance to principal;

 

		(j)	all costs of applying and reporting for the Building or
any part thereof to seek or maintain certification under the U.S. EPA’s Energy Star® rating system, the U.S. Green Building
Council’s Leadership in Energy and Environmental Design (LEED) rating system or a similar system or standard; and

 

		(k)	all other reasonable and necessary expenses paid in connection
with the operating, cleaning and maintenance of the Property and properly chargeable against income.

 

Notwithstanding the foregoing, in determining the
amount of Landlord’s Operating Expenses for any calendar year or portion thereof falling within the Lease Term, if less than
ninety-five percent (95%) of the Total Rentable Floor Area of the Building shall have been occupied by tenants at any time during
the period in question, then, at Landlord’s election, those components of Landlord’s Operating Expenses that vary based
on occupancy for such period shall be adjusted to equal the amount such components of Landlord’s Operating Expenses would
have been for such period had occupancy been ninety-five percent (95%) throughout such period.

 

		7.5	Tenant’s Escalation Payments

 

		(A)	Commencing on the Rent Commencement Date and thereafter
throughout the remainder of the Lease Term, Tenant shall pay to Landlord, as Additional Rent, with respect to any calendar year
falling within the Lease Term, or fraction of a calendar year falling within the Lease Term at the beginning or end thereof, the
Operating Expenses Allocable to the Premises (as defined in Section 7.4) (such amount being hereinafter referred to as the “Tenant’s
Operating Cost Payment”), then Tenant shall pay to Landlord, as Additional Rent, on or before the thirtieth (30th)
day following receipt by Tenant of the statement referred to below in this Section 7.5.

 

		(B)	Payments by Tenant on account of the Tenant’s
Operating Cost Payment shall be made monthly at the time and in the fashion herein provided for the payment of Annual Fixed Rent.
The amount so to be paid to Landlord shall be an amount from time to time reasonably estimated by Landlord to be sufficient to
cover, in the aggregate, a sum equal to the Tenant’s Operating Cost Payment for each calendar year during the Lease Term.

 

		(C)	No later than one hundred twenty (120) days after
the end of the first calendar year or fraction thereof ending December 31 and of each succeeding calendar year during the Lease
Term or fraction thereof at the end of the Lease Term, Landlord shall render Tenant a statement in reasonable detail and according
to usual accounting practices

 

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certified by a representative of Landlord, showing for
the preceding calendar year or fraction thereof, as the case may be, Landlord’s Operating Expenses and Operating Expenses
Allocable to the Premises. Said statement to be rendered to Tenant also shall show for the preceding year or fraction thereof,
as the case may be, the amounts already paid by Tenant on account of Tenant’s Operating Cost Payment and the amount of Tenant’s
Operating Cost Payment remaining due from, or overpaid by, Tenant for the year or other period covered by the statement.

 

If such statement shows a balance remaining due to
Landlord, Tenant shall pay same to Landlord on or before the thirtieth (30th) day following receipt by Tenant of said
statement. Any balance shown as due to Tenant shall be credited against Annual Fixed Rent next due, or refunded to Tenant if the
Lease Term has then expired and Tenant has no further obligation to Landlord.

 

Any payment by Tenant for the Tenant’s Operating
Cost Payment shall not be deemed to waive any rights of Tenant to claim that the amount thereof was not determined in accordance
with the provisions of this Lease.

 

		7.6	No Damage

 

Landlord shall not be liable to Tenant for any compensation
or reduction of rent by reason of inconvenience or annoyance or for loss of business arising from the necessity of Landlord or
its agents entering the Premises for any purposes in this Lease authorized, or for repairing the Premises or any portion of the
Property however the necessity may occur. In case Landlord is prevented or delayed from making any repairs, alterations or improvements,
or furnishing any services or performing any other covenant or duty to be performed on Landlord’s part, by reason of any
cause reasonably beyond Landlord’s control, including, without limitation, by reason of Force Majeure (as defined in Section
14.1 hereof) or for any cause due to any act or neglect of Tenant or Tenant’s servants, agents, employees, licensees or any
person claiming by, through or under Tenant, Landlord shall not be liable to Tenant therefor, nor, except as expressly otherwise
provided in this Lease, shall Tenant be entitled to any abatement or reduction of rent by reason thereof, or right to terminate
this Lease, nor shall the same give rise to a claim in Tenant’s favor that such failure constitutes actual or constructive,
total or partial, eviction from the Premises.

 

Landlord reserves the right to stop any service or
utility system, when necessary by reason of accident or emergency, or until necessary repairs have been completed; provided, however,
that in each instance of stoppage, Landlord shall exercise reasonable diligence to eliminate the cause thereof. Except in case
of emergency repairs, Landlord will give Tenant reasonable advance notice of any contemplated stoppage and will use reasonable
efforts to avoid unnecessary inconvenience to Tenant by reason thereof.

 

ARTICLE VIII

 

Tenant’s
Repairs

 

		8.1	Tenant’s Repairs and Maintenance

 

Tenant covenants and agrees that, from and after the
date that possession of the Premises is

 

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delivered to Tenant and until the end of the Lease Term, Tenant will keep neat and clean
and maintain in good order, condition and repair the Premises and every part thereof, excepting only for those repairs for which
Landlord is responsible under the terms of Article VII of this Lease and damage by fire or casualty and as a consequence of the
exercise of the power of eminent domain. Tenant shall not permit or commit any waste, and Tenant shall be responsible for the cost
of repairs which may be made necessary by reason of damages to common areas of the Property by Tenant, Tenant’s agents, employees,
contractors, sublessees, licensees, concessionaires or invitees. Tenant shall maintain all its equipment, furniture and furnishings
in good order and repair.

 

If repairs are required to be made by Tenant pursuant
to the terms hereof, Landlord may demand that Tenant make the same forthwith, and if Tenant refuses or neglects to commence such
repairs and complete the same with reasonable dispatch after such demand, Landlord may (but shall not be required to do so) make
or cause such repairs to be made and shall not be responsible to Tenant for any loss or damage that may accrue to Tenant’s
stock or business by reason thereof. If Landlord makes or causes such repairs to be made, Tenant agrees that Tenant will forthwith
on demand, pay to Landlord as Additional Rent the cost thereof together with interest thereon at the rate specified in Section
16.21, and if Tenant shall default in such payment, Landlord shall have the remedies provided for non-payment of rent or other
charges payable hereunder.

 

ARTICLE IX

 

Alterations

 

		9.1	Landlord’s Approval

 

Tenant covenants and agrees not to make alterations,
additions or improvements to the Premises, whether before or during the Lease Term, except in accordance with plans and specifications
therefor first approved by Landlord in writing, which approval shall not be unreasonably withheld or delayed. However, Landlord’s
determination of matters relating to aesthetic issues relating to alterations, additions or improvements which are visible outside
the Premises shall be in Landlord’s sole discretion. Without limiting such standard, Landlord shall not be deemed unreasonable:

 

		(a)	for withholding approval of any alterations, additions
or improvements which (i) in Landlord’s opinion might affect any structural or exterior element of the Building, any area
or element outside of the Premises or any facility or base building mechanical system serving any area of the Building outside
of the Premises, or (ii) involve or affect the exterior design, size, height or other exterior dimensions of the Building, or
(iii) enlarge the Rentable Floor Area of the Premises, or (iv) are inconsistent, in Landlord’s judgment, with alterations
satisfying Landlord’s standards for new alterations in the Building, or (v) will require unusual expense to readapt the
Premises to normal office use on Lease termination or increase the cost of construction or of insurance or taxes on the Building
or of the services called for by Section 7.3 unless Tenant first gives assurance acceptable to Landlord for payment of such increased
cost and that such readaptation will be made prior to such termination without expense to Landlord.

 

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		(b)	for making its approval conditional on Tenant’s agreement
to restore the Premises to its condition prior to such alteration, addition, or improvement at the expiration or earlier termination
of the Lease Term.

 

Landlord’s review and approval of any such plans
and specifications or under Exhibit B and consent to perform work described therein shall not be deemed an agreement by Landlord
that such plans, specifications and work conform with applicable Legal Requirements and requirements of insurers of the Building
and the other requirements of the Lease with respect to Tenant’s insurance obligations (herein called “Insurance Requirements”)
nor deemed a waiver of Tenant’s obligations under this Lease with respect to applicable Legal Requirements and Insurance
Requirements nor impose any liability or obligation upon Landlord with respect to the completeness, design sufficiency or compliance
of such plans, specifications and work with applicable Legal Requirements and Insurance Requirements. Further, Tenant acknowledges
that Tenant is acting for its own benefit and account, and that Tenant shall not be acting as Landlord’s agent in performing
any work in the Premises, accordingly, no contractor, subcontractor or supplier shall have a right to lien Landlord’s interest
in the Property in connection with any such work. Within 30 days after receipt of an invoice from Landlord, Tenant shall pay to
Landlord, as a fee for Landlord’s review of any plans or work (excluding any review respecting initial improvements performed
pursuant to Exhibit B for which a fee had previously been paid but including any review of plans or work relating to any assignment
or subletting), as Additional Rent, an amount equal to the sum of : (i) $150.00 per hour, plus (ii) third party expenses incurred
by Landlord to review Tenant’s plans and Tenant’s work.

 

		9.2	Conformity of Work

 

Tenant covenants and agrees that any alterations,
additions, improvements or installations made by it to or upon the Premises shall be done in a good and workmanlike manner and
in compliance with all applicable Legal Requirements and Insurance Requirements now or hereafter in force, that materials of first
and otherwise good quality shall be employed therein, that the structure of the Building shall not be endangered or impaired thereby
and that the Premises shall not be diminished in value thereby.

 

		9.3	Performance of Work, Governmental Permits
                                         and Insurance

 

All of Tenant’s alterations and additions and
installation of furnishings shall be coordinated with any work being performed by or for Landlord and in such manner as to maintain
harmonious labor relations and not to damage the Property or interfere with Building construction or operation and, except for
installation of furnishings, shall be performed by Landlord’s general contractor or by contractors or workers first approved
by Landlord. Except for work by Landlord’s general contractor, Tenant shall procure all necessary governmental permits before
making any repairs, alterations, other improvements or installations. Tenant agrees to save harmless and indemnify Landlord from
any and all injury, loss, claims or damage to any person or property occasioned by or arising out of the doing of any such work
whether the same be performed prior to or during the Term of this Lease. At Landlord’s election, Tenant shall cause its contractor
to maintain a payment and performance bond in such amount and with such companies as Landlord shall reasonably approve. In addition,
Tenant shall cause each contractor to carry insurance in accordance with Section 13.14 hereof and to deliver to Landlord certificates

 

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of all such insurance. Tenant shall also prepare and submit to Landlord a set of as-built plans, in both print and electronic forms,
showing such work performed by Tenant to the Premises promptly after any such alterations, improvements or installations are substantially
complete and promptly after any wiring or cabling for Tenant’s computer, telephone and other communications systems is installed
by Tenant or Tenant’s contractor. Without limiting any of Tenant’s obligations hereunder, Tenant shall be responsible,
as Additional Rent, for the costs of any alterations, additions or improvements in or to the Building that are required in order
to comply with Legal Requirements as a result of any work performed by Tenant. Landlord shall have the right to provide rules and
regulations relative to the performance of any alterations, additions, improvements and installations by Tenant hereunder and Tenant
shall abide by all such reasonable rules and regulations and shall cause all of its contractors to so abide including, without
limitation, payment for the costs of using Building services. Tenant acknowledges and agrees that Landlord shall be the owner of
any additions, alterations and improvements in the Premises or the Building to the extent paid for by Landlord.

 

		9.4	Liens

 

Tenant covenants and agrees to pay promptly when due
the entire cost of any work done on the Premises by Tenant, its agents, employees or contractors, and not to cause or permit any
liens for labor or materials performed or furnished in connection therewith to attach to the Premises or the Property and immediately
to discharge any such liens which may so attach.

 

		9.5	Nature of Alterations

 

All work, construction, repairs, alterations, other
improvements or installations made to or upon the Premises (including, but not limited to, the construction performed by Landlord
under Article IV), shall become part of the Premises and shall become the property of Landlord and remain upon and be surrendered
with the Premises as a part thereof upon the expiration or earlier termination of the Lease Term, except as follows:

 

		(a)	All trade fixtures whether by law deemed to be a part of
the realty or not, installed at any time or times by Tenant or any person claiming under Tenant shall remain the property of Tenant
or persons claiming under Tenant and may be removed by Tenant or any person claiming under Tenant at any time or times during
the Lease Term or any occupancy by Tenant thereafter and shall be removed by Tenant at the expiration or earlier termination of
the Lease Term if so requested by Landlord. Tenant shall repair any damage to the Premises occasioned by the removal by Tenant
or any person claiming under Tenant of any such property from the Premises.

 

		(b)	At the expiration or earlier termination of the Lease Term,
Tenant shall remove: (i) any wiring, cables or other installations appurtenant thereto for Tenant’s computer, telephone
and other communication systems and equipment whether located in the Premises or in any other portion of the Building, including
all risers (collectively, “Cable”), unless Landlord notifies Tenant in writing that such Cable shall remain in the
Premises, and (ii) any alterations, additions and improvements made with Landlord’s consent during the Lease Term for which
such removal was made a condition of such consent under Section 9.1(b). Upon such removal

 

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Tenant shall restore the Premises to their condition
prior to such alterations, additions and improvements and repair any damage occasioned by such removal and restoration.

 

		(c)	If Tenant shall make any alterations, additions or improvements
to the Premises for which Landlord’s approval is required under Section 9.1 without obtaining such approval, then at Landlord’s
request at any time during the Lease Term, and at any event at the expiration or earlier termination of the Lease Term, Tenant
shall remove such alterations, additions and improvements and restore the Premises to their condition prior to same and repair
any damage occasioned by such removal and restoration. Nothing herein shall be deemed to be a consent to Tenant to make any such
alterations, additions or improvements, the provisions of Section 9.1 being applicable to any such work.

 

		9.6	Increases in Taxes

 

Tenant shall pay, as Additional Rent, one hundred
percent (100%) of any increase in real estate taxes on the Building which shall, at any time after the Commencement Date, result
from alterations, additions or improvements to the Premises made by Tenant if the taxing authority specifically determines such
increase results from such alterations, additions or improvements made by Tenant.

 

		9.7	Alterations Permitted Without Landlord’s
                                         Consent

 

Notwithstanding the terms of Section 9.1, Tenant shall
have the right, without obtaining the prior consent of Landlord but upon notice to Landlord given ten (10) days prior to the commencement
of any work (which notice shall specify the nature of the work in reasonable detail), to make alterations, additions or improvements
to the Premises where:

 

		(i)	the same are within the interior of the Premises within
the Building, and do not affect the exterior of the Premises and the Building (including no signs on windows);

 

		(ii)	the same do not affect the roof, any structural element
of the Building, the mechanical, electrical, plumbing, heating, ventilating, air-conditioning and fire protection systems of the
Building;

 

		(iii)	the cost of any individual alteration, addition or
improvement shall not exceed $25,000 and the aggregate cost of said alterations, additions or improvements made by Tenant during
the Lease Term shall not exceed $100,000 in cost; and

 

		(iv)	Tenant shall comply with the provisions of this Lease
and if such work increases the cost of insurance or taxes or of services, Tenant shall pay for any such increase in cost;

 

provided, however, that Tenant shall, within thirty
(30) days after the making of such changes, send to Landlord plans and specifications describing the same in reasonable detail
and provided further that Landlord, by notice to Tenant given at least thirty (30) days prior to the expiration or earlier termination
of the Lease Term, may require Tenant to restore the Premises to its condition prior to such alteration, addition or improvement
at the expiration or earlier termination of the Lease Term.

 

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ARTICLE X

 

Parking

 

		10.1	Parking Privileges

 

Landlord shall provide to Tenant monthly parking privileges
in the parking garage located at 100 Clarendon Street, Boston, Massachusetts (the “Garage”) for four (4) passenger
automobiles for the parking of motor vehicles in unreserved stalls in the Garage by Tenant’s employees commencing on the
Commencement Date of the Term. In the event that the Rentable Floor Area of the Premises decreases at any time during the Lease
Term, the number of parking privileges provided to Tenant hereunder shall be reduced proportionately.

 

		10.2	Parking Charges

 

Tenant shall pay for such parking privileges at the
prevailing monthly rates from time to time charged by the operator or operators of the Garage, whether or not such operator is
an affiliate of Landlord. Such monthly parking charges for parking privileges shall constitute Additional Rent and shall be payable
monthly as directed by Landlord upon billing therefor by Landlord or such operator. Tenant acknowledges that said monthly charges
to be paid under this Section are for the use by the Tenant of the parking privileges referred to herein, and not for any other
service.

 

		10.3	Garage Operation

 

Unless otherwise determined by Landlord or the
operator of such garage (the “Garage Operator”), the Garage is to be operated on a self-parking basis, and Tenant
shall be obligated to park and remove its own automobiles, and Tenant’s parking shall be on an unreserved basis, Tenant
having the right to park in any available stalls. Tenant’s access and use privileges with respect to the Garage shall
be in accordance with regulations of uniform applicability to the users of the Garage from time to time established by the
Landlord or the Garage Operator. Tenant shall receive one (1) identification sticker or pass and one (1) magnetic card
so-called, or other suitable device providing access to the Garage, for each parking privilege paid for by Tenant. Tenant
shall supply Landlord with an identification roster listing, for each identification sticker or pass, the name of the
employee and the make, color and registration number of the vehicle to which it has been assigned, and shall provide a
revised roster to Landlord monthly indicating changes thereto. Any automobile found parked in the Garage during normal
business hours without appropriate identification will be subject to being towed at said automobile owner’s expense.
The parking privileges granted herein are non-transferable (other than to a permitted assignee or subtenant pursuant to the
applicable provisions of Article XII hereof). Landlord or the Garage Operator may institute a so-called valet parking program
for the Garage, and in such event Tenant shall cooperate in all respects with such program. Landlord reserves for itself the
right to alter the Garage as it sees fit and in such case to change the Garage including the reduction in area of the
same.

 

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		10.4	Limitations

 

Tenant agrees that it and all persons claiming by,
through and under it, shall at all times abide by all reasonable rules and regulations promulgated by Landlord or the Garage Operator
with respect to the use of the Garage. Except to the extent of gross negligence or willful acts, neither the Landlord nor the Garage
Operator assumes any responsibility whatsoever for loss or damage due to fire or theft or otherwise to any automobile or to any
personal property therein, however caused, and Tenant agrees, upon request from the Landlord, from time to time, to notify its
officers, employees and agents then using any of the parking privileges provided for herein, of such limitation of liability. Tenant
further acknowledges and agrees that a license only is hereby granted, and no bailment is intended or shall be created.

 

ARTICLE XI

 

Certain Tenant
Covenants

 

Tenant covenants and agrees to the following during
the Lease Term and for such further time as Tenant occupies any part of the Premises:

 

		11.1	To pay when due all Annual Fixed Rent and Additional Rent
and all charges for utility services rendered to the Premises and service inspections therefor except as otherwise provided in
Exhibit C and, as further Additional Rent, all charges for additional and special services rendered pursuant to Section 7.3. In
the event Tenant pays any utilities for the Premises directly to the utility company or provider, Tenant shall grant Landlord
access to Tenant’s account with such utility company or provider so that Landlord can review the utility bills relating
to the Premises.

 

		11.2	To use and occupy the Premises for the Permitted Use only,
and not to injure or deface the Premises or the Property and not to permit in the Premises any auction sale, vending machine or
flammable fluids or chemicals, or nuisance, or the emission from the Premises of any objectionable noise or odor, nor to permit
in the Premises anything which would in any way result in the leakage of fluid or the growth of mold, and not to use or devote
the Premises or any part thereof for any purpose other than the Permitted Use, nor any use thereof which is inconsistent with
the maintenance of the Building as an office building of the first-class in the quality of its maintenance, use and occupancy,
or which is improper, offensive, contrary to law or ordinance or liable to invalidate or increase the premiums for any insurance
on the Building or its contents or liable to render necessary any alteration or addition to the Building. Further, (i) Tenant
shall not, nor shall Tenant permit its employees, invitees, agents, independent contractors, contractors, assignees or subtenants
to, keep, maintain, store or dispose of (into the sewage or waste disposal system or otherwise) or engage in any activity which
might produce or generate any substance which is or may hereafter be classified as a hazardous material, waste or substance (collectively
“Hazardous Materials”), under federal, state or local laws, rules and regulations, including, without limitation,
42 U.S.C. Section 6901 et seq., 42 U.S.C. Section 9601 et seq., 42 U.S.C. Section 2601 et seq., 49 U.S.C. Section 1802 et seq.
and Massachusetts General Laws, Chapter 21E and the rules and regulations promulgated under any of the foregoing, as such laws,
rules and regulations may be amended from time to time (collectively “Hazardous Materials Laws”), (ii) Tenant shall
immediately notify Landlord of any incident in, on or about the Premises or the Property that would require the filing of a notice
under any

 

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Hazardous Materials Laws, (iii) Tenant shall comply
and shall cause its employees, invitees, agents, independent contractors, contractors, assignees and subtenants to comply with
each of the foregoing and (iv) Landlord shall have the right to make such inspections (including testing) as Landlord shall elect
from time to time to determine that Tenant is complying with the foregoing.

 

		11.3	Not to obstruct in any manner any portion of the Building
not hereby leased or any portion thereof or of the Property used by Tenant in common with others; not without prior consent of
Landlord to permit the painting or placing of any signs, curtains, blinds, shades, awnings, aerials or flagpoles, or the like,
visible from outside the Premises; and to comply with all reasonable rules and regulations or the requirements of any customer
handbook currently in existence or hereafter implemented of which Tenant has been given notice, for the care and use of the Property
and their facilities and approaches, but Landlord shall not be liable to Tenant for the failure of other occupants of the Building
to conform to such rules and regulations. If and to the extent there is any conflict between the provisions of this Lease and
any rules and regulations or customer handbook for the Building, the provisions of this Lease shall control.

 

		11.4	To comply with all applicable Legal Requirements now or
hereafter in force regarding the operation of Tenant’s business and the use, condition, configuration and occupancy of the
Premises, including without limitation, all applicable standards and regulations of the Federal Occupational Safety and Health
Administration (“OSHA Requirements”), which obligation shall include ensuring that all contractors (including sub-contractors)
that Tenant utilizes to perform work in the Premises comply with OSHA Requirements and that all required training is provided
for such work. In addition, Tenant shall, at its sole cost and expense, promptly comply with any Legal Requirements that relate
to the Base Building (as hereinafter defined), but only to the extent such obligations are triggered by Tenant’s use of
the Premises, other than for general office use, or alterations, additions or improvements in the Premises performed or requested
by Tenant. “Base Building” shall include the structural portions of the Building, the public restrooms and the Building
mechanical, electrical and plumbing systems and equipment located in the internal core of the Building on the floor or floors
on which the Premises are located. Tenant shall promptly pay all fines, penalties and damages that may arise out of or be imposed
because of its failure to comply with the provisions of this Section 11.4.

 

		11.5	Not to place a load upon any floor in the Premises exceeding
an average rate of 70 pounds of live load (including partitions) per square foot of floor area; and not to move any safe, vault
or other heavy equipment in, about or out of the Premises except in such manner and at such time as Landlord shall in each instance
authorize. Tenant’s business machines and mechanical equipment shall be placed and maintained by Tenant at Tenant’s
expense in settings sufficient to absorb and prevent vibration or noise that may be transmitted to the Building structure or to
any other space in the Building.

 

		11.6	To pay promptly when due all taxes which may be imposed
upon personal property (including, without limitation, fixtures and equipment) in the Premises to whomever assessed.

 

		11.7	To pay, as Additional Rent, all reasonable costs, counsel
and other fees incurred by Landlord in connection with the successful enforcement by Landlord of any obligations of Tenant under
this Lease or in connection with any bankruptcy case involving Tenant or any guarantor.

 

		11.8	To comply with all applicable Legal Requirements now or
hereafter in force which shall impose

 

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a duty on Landlord or Tenant relating to or as a result of the use or occupancy of
the Premises; provided that Tenant shall not be required to make any alterations or additions to the structure, roof, exterior
and load bearing walls, foundation, structural floor slabs and other structural elements of the Building unless the same are required
by such Legal Requirements as a result of or in connection with Tenant’s use or occupancy of the Premises beyond normal use
of space of this kind. Tenant shall promptly pay all fines, penalties and damages that may arise out of or be imposed because of
its failure to comply with the provisions of this Section 11.8.

 

		11.9	To fully comply with all present or future programs intended
to manage parking, transportation or traffic in and around the Building, and in connection therewith, Tenant shall take responsible
action for the transportation, planning and management of all employees located at the Premises by working with Landlord, any
governmental transportation management organization or any other transportation-related committees or entities.

 

		11.10	Any vendors engaged by Tenant to perform services in or
to the Premises including, without limitation, janitorial contractors and moving contractors shall be coordinated with any work
being performed by or for Landlord and in such manner as to maintain harmonious labor relations and not to damage the Building
or Property or interfere with Building construction or operation and shall be performed by vendors first approved by Landlord.

 

		11.11	As an inducement to Landlord to enter into this Lease,
Tenant hereby represents and warrants that: (i) Tenant is not, nor is fifty percent (50%) or more of Tenant owned or controlled
directly or indirectly by, any person, group, entity or nation named on the Specially Designated Nationals and Blocked Persons
List maintained by the Office of Foreign Assets Control of the United States Treasury (“OFAC”) (any such person, group,
entity or nation being hereinafter referred to as a “Prohibited Person”); (ii) Tenant is not (nor is fifty percent
(50%) or more of Tenant owned, controlled, directly or indirectly, by any person, group, entity or nation which is) acting directly
or indirectly for or on behalf of any Prohibited Person; and (iii) Tenant (and any person, group, or entity which Tenant controls,
directly or indirectly) has not conducted nor will conduct business nor has engaged nor will engage in any transaction or dealing
with any Prohibited Person that either may cause or causes Landlord to be in violation of any OFAC rule or regulation, including
without limitation any assignment of this Lease or any subletting of all or any portion of the Premises. In connection with the
foregoing, it is expressly understood and agreed that (x) any breach by Tenant of the foregoing representations and warranties
shall be deemed an immediate Event of Default by Tenant under Section 15.1(d) of this Lease (without the benefit of notice or
grace) and shall be covered by the indemnity provisions of Section 13.1 below, and (y) the representations and warranties contained
in this subsection shall be continuing in nature and shall survive the expiration or earlier termination of this Lease.

 

ARTICLE XII

 

Assignment and
Subletting

 

		12.1	Restrictions on Transfer

 

Except as otherwise expressly provided herein, Tenant
covenants and agrees that it shall not assign, mortgage, pledge, hypothecate or otherwise transfer this Lease and/or Tenant’s
interest in

 

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this Lease or sublet (which term, without limitation, shall include granting of concessions, licenses or the like)
the whole or any part of the Premises. If and so long as Tenant is a corporation with fewer than five hundred (500) shareholders
or a limited liability company or a partnership, an assignment, within the meaning of this Article XII, shall be deemed to include
one or more sales or transfers of stock or membership or partnership interests, by operation of law or otherwise, or the issuance
of new stock or membership or partnership interests, by which an aggregate of more than fifty percent (50%) of Tenant’s stock
or membership or partnership interests shall be vested in a party or parties who are not stockholders or members or partners as
of the date hereof (a “Majority Interest Transfer”). For the purpose of this Section 12.1, ownership of stock or membership
or partnership interests shall be determined in accordance with the principles set forth in Section 544 of the Internal Revenue
Code of 1986, as amended from time to time, or the corresponding provisions of any subsequent law. In addition, the following shall
be deemed an assignment within the meaning of this Article XII: (a) the merger or consolidation of Tenant into or with any other
entity, or the sale of all or substantially all of its assets, and (b) the establishment by the Tenant or a permitted successor
or assign of one or more series of (1) members, managers, limited liability company interests or assets, which may have separate
rights, powers or duties with respect to specified property or obligations of the Tenant (or such successor or assignee) or profits
or losses associated with specified property or obligations of the Tenant (or such successor or assignee), pursuant to §18-215
of the Delaware Limited Liability Company Act, as amended, or similar laws of other states or otherwise, or (2) limited partners,
general partners, partnership interests or assets, which may have separate rights, powers or duties with respect to specified property
or obligations of the Tenant (or such successor or assignee) or profits or losses associated with specified property or obligations
of the Tenant (or such successor or assignee) pursuant to §17-218 of the Delaware Revised Uniform Limited Partnership Act,
as amended, or similar laws of other states or otherwise (a “Series Reorganization”). Any assignment, mortgage, pledge,
hypothecation, transfer or subletting not expressly permitted in or consented to by Landlord under this Article XII shall, at Landlord’s
election, be void; shall be of no force and effect; and shall confer no rights on or in favor of third parties. In addition, Landlord
shall be entitled to seek specific performance of or other equitable relief with respect to the provisions hereof. The limitations
of this Section 12.1 shall be deemed to apply to any guarantor(s) of this Lease.

 

		12.2	Tenant’s Notice

 

Notwithstanding the provisions of Section 12.1 above,
in the event Tenant desires to assign this Lease or to sublet the whole (but not part) of the Premises (no partial subletting being
permitted other than as provided in Section 12.5 below), Tenant shall give Landlord notice (the “Proposed Transfer Notice”)
of any proposed sublease or assignment, and said notice shall specify the provisions of the proposed assignment or subletting,
including (a) the name and address of the proposed assignee or subtenant, (b) in the case of a proposed assignment or subletting
pursuant to Section 12.4 below, such information as to the proposed assignee’s or proposed subtenant’s net worth and
financial capability and standing as may reasonably be required for Landlord to make the determination referred to in said Section
12.4 (provided, however, that Landlord shall hold such information confidential having the right to release same to its officers,
accountants, attorneys and mortgage lenders on a confidential basis), (c) all of the terms and provisions upon which the proposed
assignment or subletting is to be made, (d) in the case of a proposed assignment or subletting pursuant to Section 12.4 below,
all other information necessary to make the determination referred to in said Section 12.4 and (e) in the case of a proposed assignment
or

 

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subletting pursuant to Section 12.5 below, such information as may be reasonably required by Landlord to determine that such
proposed assignment or subletting complies with the requirements of said Section 12.5.

 

		12.3	Landlord’s Termination Right

 

Landlord shall have the right at its sole option,
to be exercised within thirty (30) days after receipt of Tenant’s Proposed Transfer Notice (the “Acceptance Period”)
with respect to an assignment of this Lease or a sublease of the entire Premises, to terminate this Lease as of a date specified
in a notice to Tenant, which date shall not be earlier than sixty (60) days nor later than one hundred and twenty (120) days after
Landlord’s notice to Tenant; provided, however, that upon the termination date as set forth in Landlord’s notice, all
obligations relating to the period after such termination date (but not those relating to the period before such termination date)
shall cease and promptly upon being billed therefor by Landlord, Tenant shall make final payment of all Annual Fixed Rent and Additional
Rent due from Tenant through the termination date. In the event that Landlord shall not exercise its termination rights as aforesaid,
or shall fail to give any or timely notice pursuant to this Section the provisions of Sections 12.4, 12.6 and 12.7 shall be applicable.
This Section 12.3 shall not be applicable to an assignment or sublease pursuant to Section 12.5.

 

		12.4	Consent of Landlord

 

Notwithstanding the provisions of Section 12.1 above,
but subject to the provisions of this Section 12.4 and the provisions of Sections 12.6 and 12.7 below, in the event that Landlord
shall not have exercised the termination right as set forth in Section 12.3, or shall have failed to give any or timely notice
under Section 12.3, then for a period of ninety (90) days (i) after the receipt of Landlord’s notice stating that Landlord
does not elect the termination right, or (ii) after the expiration of the Acceptance Period, in the event Landlord shall not give
any or timely notice under Section 12.3 as the case may be, Tenant shall have the right to assign this Lease or sublet the whole
(but not part) of the Premises in accordance with the Proposed Transfer Notice provided that, in each instance, Tenant first obtains
the express prior written consent of Landlord, which consent shall not be unreasonably withheld or delayed.

 

Without limiting the foregoing standard, Landlord
shall not be deemed to be unreasonably withholding its consent to such a proposed assignment or subleasing if:

 

		(a)	the proposed assignee or subtenant is an occupant
of the Building or is (or within the previous sixty (60) days has been) in active negotiation with Landlord or an affiliate of
Landlord for premises in the Building or is not of a character consistent with the operation of a first class office building
(by way of example Landlord shall not be deemed to be unreasonably withholding its consent to an assignment or subleasing to any
governmental or quasi-governmental agency), or

 

		(b)	the proposed assignee or subtenant is not of good character
and reputation, or

 

		(c)	the proposed assignee or subtenant does not possess adequate
financial

 

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capability to perform the Tenant obligations as and when due or required,
or

 

		(d)	the assignee or subtenant proposes to use the Premises
(or part thereof) for a purpose other than the purpose for which the Premises may be used as stated in Section 1.1 hereof, or

 

		(e)	the character of the business to be conducted or the proposed
use of the Premises by the proposed subtenant or assignee shall (i) be likely to increase Landlord’s Operating Expenses
beyond that which Landlord now incurs for use by Tenant; (ii) be likely to increase the burden on elevators or other Building
systems or equipment over the burden generated by normal and customary office usage; or (iii) violate or be likely to violate
any provisions or restrictions contained herein relating to the use or occupancy of the Premises, or

 

		(f)	there shall be existing an Event of Default (defined in
Section 15.1) or there have been three (3) or more Event of Default occurrences during the Term, or

 

		(g)	any part of the rent payable under the proposed assignment
or sublease shall be based in whole or in part on the income or profits derived from the Premises or if any proposed assignment
or sublease shall potentially have any adverse effect on the real estate investment trust qualification requirements applicable
to Landlord and its affiliates, or

 

		(h)	the holder of any mortgage or ground lease on property
which includes the Premises does not approve of the proposed assignment or sublease, or

 

		(i)	due to the identity or business of a proposed assignee
or subtenant, such approval would cause Landlord to be in violation of any covenant or restriction contained in another lease
or other agreement affecting space in the Building.

 

If Landlord shall consent to the proposed assignment
or subletting, as the case may be, then, in such event, Tenant may thereafter sublease (the whole but not part of the Premises)
or assign pursuant to Tenant’s notice, as given hereunder; provided, however, that if such assignment or sublease shall not
be executed and delivered to Landlord within ninety (90) days after the date of Landlord’s consent, the consent shall be
deemed null and void and the provisions of Section 12.2 shall be applicable.

 

		12.5	Exceptions

 

Notwithstanding the provisions of Sections 12.1, 12.3
and 12.4 above, but subject to the provisions of Section 12.2 above and Section 12.7 below, Tenant shall have the right:

 

		(x)	to assign this Lease or to sublet the Premises (in whole
or in part) to any other entity (the “Successor Entity”) (i) which controls or is controlled by Tenant or

 

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Tenant’s parent corporation or which is under
common control with Tenant, provided that such transfer or transaction is for a legitimate regular business purpose of Tenant other
than a transfer of Tenant’s interest in this Lease, or (ii) which purchases all or substantially all of the assets of Tenant,
or (iii) which purchases all or substantially all of the stock of (or other ownership or membership interests in) Tenant or (iv)
which merges or combines with Tenant, or

 

		(y)	to effect a Series Reorganization, or

 

		(z)	to engage in a Majority Interest Transfer,

 

provided that in any of the foregoing events as described
in clauses (y) or (z) above the transaction is for a legitimate business purpose of Tenant other than the limitation or segregation
of the liabilities of Tenant, and provided further that in any of the foregoing events as described in clauses (x), (y) and (z),
the entity to which this Lease is so assigned or which so sublets the Premises or the series established by the Series Reorganization
has a credit worthiness (e.g. net assets on a pro forma basis using generally accepted accounting principles consistently applied
and using the most recent financial statements) which is the same or better than the Tenant as of the date of this Lease (the foregoing
transferees referred to, individually or collectively, as a “Permitted Transferee”). Except in cases of statutory merger
or a Series Reorganization, in which case the surviving entity in the merger or the series to which this Lease has been designated
shall be liable as the Tenant under this Lease, Tenant shall continue to remain fully liable under this Lease, on a joint and several
basis with the Permitted Transferee. If any parent, affiliate or subsidiary of Tenant to which this Lease is assigned or the Premises
sublet (in whole or in part) shall cease to be such a parent, affiliate or subsidiary, such cessation shall be considered an assignment
or subletting requiring Landlord’s consent.

 

		12.6	Profit on Subleasing or Assignment

 

In the case of any assignment or subleasing as to
which Landlord may consent (other than an assignment or subletting permitted under Section 12.5 above) such consent shall be upon
the express and further condition, covenant and agreement, and Tenant hereby covenants and agrees that, in addition to the Annual
Fixed Rent, Additional Rent and other charges to be paid pursuant to this Lease, fifty percent (50%) of the “Assignment/Sublease
Profits” (hereinafter defined), if any, shall be paid to Landlord. The “Assignment/Sublease Profits” shall be
the excess, if any, of (a) the “Assignment/Sublease Net Revenues” as hereinafter defined over (b) the Annual Fixed
Rent and Additional Rent and other charges provided in this Lease (provided, however, that for the purpose of calculating the Assignment/Sublease
Profits in the case of a sublease, appropriate proportions in the applicable Annual Fixed Rent, Additional Rent and other charges
under this Lease shall be made based on the percentage of the Premises subleased and on the terms of the sublease). The “Assignment/Sublease
Net Revenues” shall be the fixed rent, additional rent and all other charges and sums payable either initially or over the
term of the sublease or assignment plus all other profits and increases to be derived by Tenant as a result of such subletting
or assignment, less the reasonable costs of Tenant incurred in such subleasing or assignment (the definition of which shall be
limited to brokerage commissions, alteration allowances and free rent (not to exceed 3 months of free rent), in each case actually
paid and expressly excluding the amount of any construction or other allowance provided by Landlord to Tenant), as set forth in
a

 

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statement certified by an appropriate officer of Tenant and delivered to Landlord within thirty (30) days of the full execution
of the sublease or assignment document, amortized over the term of the sublease or assignment.

 

All payments of the Assignment/Sublease Profits due
Landlord shall be made within ten (10) days of receipt of same by Tenant.

 

		12.7	Additional Conditions

 

(A)       It shall
be a condition of the validity of any assignment or subletting consented to under Section 12.4 above, or any assignment or subletting
of right under Section 12.5 above, that both Tenant and the assignee or sublessee enter into a separate written instrument directly
with Landlord in a form and containing terms and provisions reasonably required by Landlord, including, without limitation, the
agreement of the assignee or sublessee to be bound directly to Landlord for all the obligations of the Tenant under this Lease
(including any amendments or extensions thereof), including, without limitation, the obligation (a) to pay the rent and other amounts
provided for under this Lease (but in the case of a partial subletting pursuant to Section 12.5, such subtenant shall agree on
a pro rata basis to be so bound) and (b) to comply with the provisions of Article XII hereof and (c) to indemnify the “Landlord
Parties” (as defined in Section 13.13) as provided in Section 13.1 hereof. Such assignment or subletting shall not relieve
the Tenant named herein of any of the obligations of the Tenant hereunder and Tenant shall remain fully and primarily liable therefor
and the liability of Tenant and such assignee (or subtenant, as the case may be) shall be joint and several. Further, and notwithstanding
the foregoing, the provisions hereof shall not constitute a recognition of the sublease or the subtenant thereunder, as the case
may be, and at Landlord’s option, upon the termination or expiration of the Lease (whether such termination is based upon
a cause beyond Tenant’s control, a default of Tenant, the agreement of Tenant and Landlord or any other reason), the sublease
shall be terminated.

 

(B)       As Additional
Rent, Tenant shall pay to Landlord as a fee for Landlord’s review of any proposed assignment or sublease requested by Tenant
and the preparation of any associated documentation in connection therewith, within thirty (30) days after receipt of an invoice
from Landlord, an amount equal to the sum of (i) $1,000.00 and/or (ii) reasonable out of pocket legal fees or other expenses incurred
by Landlord in connection with such request.

 

(C)       If this
Lease be assigned, or if the Premises or any part thereof be sublet or occupied by anyone other than Tenant, Landlord may upon
prior notice to Tenant, at any time and from time to time, collect rent and other charges from the assignee, sublessee or occupant
and apply the net amount collected to the rent and other charges herein reserved, but no such assignment, subletting, occupancy
or collection shall be deemed a waiver of this covenant, or a waiver of the provisions of Article XII hereof, or the acceptance
of the assignee, sublessee or occupant as a tenant or a release of Tenant from the further performance by Tenant of covenants on
the part of Tenant herein contained, the Tenant herein named to remain primarily liable under this Lease.

 

(D)       The consent
by Landlord to an assignment or subletting under Section 12.4 above, or the consummation of an assignment or subletting of right
under Section 12.5 above, shall in no way be construed to relieve Tenant from obtaining the express consent in writing of Landlord
to any further assignment or subletting.

 

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(E)       On or
after the occurrence of an “Event of Default” (defined in Section 15.1), Landlord shall be entitled to one hundred
percent (100%) of any Assignment/Sublease Profits.

 

(F)       Without
limiting Tenant’s obligations under Article IX, Tenant shall be responsible, at Tenant’s sole cost and expense, for
performing all work necessary to comply with Legal Requirements and Insurance Requirements in connection with any assignment or
subletting hereunder including, without limitation, any work in connection with such assignment or subletting.

 

ARTICLE XIII

 

Indemnity and
Insurance

 

		13.1	Tenant’s Indemnity

 

(a)       Indemnity.
To the fullest extent permitted by law, Tenant waives any right to contribution against the Landlord Parties (as hereinafter defined)
and agrees to indemnify and save harmless the Landlord Parties from and against all claims of whatever nature by a third party
arising from or claimed to have arisen from (i) any act, omission or negligence of the Tenant Parties (as hereinafter defined);
(ii) any accident, injury or damage whatsoever caused to any person, or to the property of any person, occurring in or about the
Premises from the earlier of (A) the date on which any Tenant Party first enters the Premises for any reason or (B) the Commencement
Date, and thereafter throughout and until the end of the Lease Term, and after the end of the Lease Term for so long after the
end of the Lease Term as any of Tenant’s Property (as defined in Section 13.4) remains on the Premises, or Tenant or anyone
acting by, through or under Tenant may use, be in occupancy of any part of, or have access to the Premises or any portion thereof;
(iii) any accident, injury or damage whatsoever occurring outside the Premises but within the Property or the Garage, where such
accident, injury or damage results, or is claimed to have resulted, from any act, omission or negligence on the part of any of
the Tenant Parties; or (iv) any breach of this Lease by Tenant. Tenant shall pay such indemnified amounts as they are incurred
by the Landlord Parties. This indemnification shall not be construed to deny or reduce any other rights or obligations of indemnity
that any of the Landlord Parties may have under this Lease. The indemnification rights of Landlord Parties provided in this Lease
are their exclusive indemnification rights with respect to this Lease. Landlord Parties waive any additional rights to indemnification
they may have against Tenant Parties with respect to this Lease under common law. Notwithstanding anything contained herein to
the contrary, Tenant shall not be obligated to indemnify a Landlord Party for any claims to the extent that such Landlord Party’s
damages in fact result from matters included in Landlord’s indemnity in Section 13.1.1 of this Article.

 

(b)       Breach.
In the event that Tenant breaches any of its indemnity obligations hereunder or under any other contractual or common law indemnity:
(i) Tenant shall pay to the Landlord Parties all liabilities, loss, cost, or expense (including reasonably attorneys’ fees)
incurred as a result of said breach, and the reasonable value of time expended by the Landlord Parties as a result of said breach;
and (ii) the Landlord Parties may deduct and offset from any amounts due to Tenant under this Lease any amounts owed by Tenant
pursuant to this Section 13.1(b).

 

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(c)       No
limitation. The indemnification obligations under this Section 13.1 shall not be limited in any way by any limitation on the
amount or type of damages, compensation or benefits payable by or for Tenant or any subtenant or other occupant of the Premises
under workers’ compensation acts, disability benefit acts, or other employee benefit acts. Tenant waives any immunity from
or limitation on its indemnity or contribution liability to the Landlord Parties based upon such acts.

 

(d)       Subtenants
and other occupants. Tenant shall require its subtenants and other occupants of the Premises to provide similar indemnities
to the Landlord Parties in a form reasonably acceptable to Landlord.

 

(e)       Survival.
The terms of this Section 13.1 shall survive any termination or expiration of this Lease.

 

(f)       Costs.
The foregoing indemnity and hold harmless agreement shall include indemnity for all costs, expenses and liabilities (including,
without limitation, attorneys’ fees and disbursements) incurred by the Landlord Parties in connection with any such claim
or any action or proceeding brought thereon, and the defense thereof. In addition, in the event that any action or proceeding
shall be brought against one or more Landlord Parties by reason of any such claim, Tenant, upon request from the Landlord Party,
shall resist and defend such action or proceeding on behalf of the Landlord Party by counsel appointed by Tenant’s insurer
(if such claim is covered by insurance without reservation) or otherwise by counsel reasonably satisfactory to the Landlord Party.
The Landlord Parties shall not be bound by any compromise or settlement of any such claim, action or proceeding without the prior
written consent of such Landlord Parties.

 

(g)      Landlord
Parties and Tenant Parties. The term “Landlord Party” or “Landlord Parties” shall mean Landlord, any
affiliate of Landlord, Landlord’s managing agents for the Building, each mortgagee (if any), each ground lessor (if any),
and each of their respective direct or indirect partners, officers, shareholders, directors, members, trustees, beneficiaries,
servants, employees, principals, contractors, licensees, agents or representatives. For the purposes of this Lease, the term “Tenant
Party” or “Tenant Parties” shall mean Tenant, any affiliate of Tenant, any permitted subtenant or any other
permitted occupant of the Premises, and each of their respective direct or indirect partners, officers, shareholders, directors,
members, trustees, beneficiaries, servants, employees, principals, contractors, licensees, agents, invitees or representatives.

 

		13.1.1	Landlord’s Indemnity. Subject to the
limitations in Section 16.24 and in Section 13.2 and Section 13.13 of this Article, and to the extent not resulting from any act,
omission, fault, negligence or misconduct of Tenant or its contractors, licensees, invitees, agents, servants or employees, Landlord
waives its right to contribution and agrees to indemnify and save harmless Tenant from and against any claim by a third party
arising from any injury to any person occurring in the Premises or in the Property after the date that possession of the Premises
is first delivered to Tenant and until the expiration or earlier termination of the Lease Term, to the extent such injury results
from the negligence or willful misconduct of Landlord or Landlord's employees, or from any breach or default by Landlord in the
performance or observance of its covenants or obligations under this Lease; provided, however, that in no event shall the aforesaid
indemnity render Landlord

 

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responsible or liable for any loss or damage to fixtures, personal property or other property of Tenant, and Landlord shall in no event be liable for any indirect or consequential damages. Tenant shall provide notice of any such third party claim to Landlord as soon as practicable. Landlord shall have the right, but not the duty, to defend the claim. The provisions of this Section shall not be applicable to (i) the holder of any mortgage now or hereafter on the Property or Building (whether or not such holder shall be a mortgagee in possession of or shall have exercised any rights under a conditional, collateral or other assignment of leases and/or rents respecting the Property or Building), or (ii) any person acquiring title as a result of, or subsequent to, a foreclosure of any such mortgage or a deed in lieu of foreclosure, except to the extent of liability insurance maintained by either of the foregoing. The indemnification rights of Tenant provided in this Lease are its exclusive indemnification rights with respect to this Lease. Tenant waives any additional rights to indemnification it may have against Landlord Parties with respect to this Lease under common law.

 

		13.2	Tenant’s Risk

 

Tenant agrees to use and occupy the Premises, and
to use such other portions of the Property and the Garage as Tenant is given the right to use by this Lease at Tenant’s own
risk. The Landlord Parties shall not be liable to the Tenant Parties for any damage, injury, loss, compensation, or claim (including,
but not limited to, claims for the interruption of or loss to a Tenant Party’s business) based on, arising out of or resulting
from any cause whatsoever, including, but not limited to, repairs to any portion of the Premises or the Property or the Garage,
any fire, robbery, theft, mysterious disappearance, or any other crime or casualty, any cyber attack affecting the Building, systems
or any computer systems in the Premises, the actions of any other tenants of the Building or of any other person or persons, or
any leakage in any part or portion of the Premises or the Property or the Garage, or from water, rain or snow that may leak into,
or flow from any part of the Premises or the Property or the Garage, or from drains, pipes or plumbing fixtures in the Property
or the Garage. Any goods, property or personal effects stored or placed in or about the Premises shall be at the sole risk of the
Tenant Party, and neither the Landlord Parties nor their insurers shall in any manner be held responsible therefor. The Landlord
Parties shall not be responsible or liable to a Tenant Party, or to those claiming by, through or under a Tenant Party, for any
loss or damage that may be occasioned by or through the acts or omissions of persons occupying adjoining premises or any part of
the premises adjacent to or connecting with the Premises or any part of the Building or otherwise. The provisions of this section
shall be applicable to the fullest extent permitted by law, and until the expiration or earlier termination of the Lease Term,
and during such further period as any of Tenant’s Property remains on the Premises, or Tenant or anyone acting by, through
or under Tenant may use, be in occupancy of any part of, or have access to the Premises or of the Building.

 

		13.3	Tenant’s Commercial General Liability
                                         Insurance

 

Tenant agrees to maintain in full force on or before
the earlier of (i) the date on which any Tenant Party first enters the Premises for any reason or (ii) the Commencement Date, and
thereafter throughout and until the end of the Lease Term, and after the end of the Lease Term for so long as any of Tenant’s
Property remains on the Premises, or Tenant or anyone acting by, through or under Tenant may use, be in occupancy of any part of,
or have access to the Premises

 

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or any portion thereafter, a policy of commercial general liability insurance, on an occurrence
basis, issued on a form at least as broad as Insurance Services Office (“ISO”) Commercial General Liability Coverage
“occurrence” form CG 00 01 10 01 or another Commercial General Liability “occurrence” form providing equivalent
coverage. Such insurance shall include contractual liability coverage, specifically covering but not limited to the indemnification
obligations undertaken by Tenant in this Lease. The minimum limits of liability of such insurance shall be Three Million and 00/100
Dollars ($3,000,000.00) per occurrence, which may be satisfied through a combination of primary and excess/umbrella insurance.
In addition, in the event Tenant hosts a function in the Premises, in the Building or on the Property, Tenant agrees to obtain,
and cause any persons or parties providing services for such function to obtain, the appropriate insurance coverages as determined
by Landlord (including liquor liability coverage, if applicable) and provide Landlord with evidence of the same.

 

		13.4	Tenant’s Property Insurance

 

Tenant shall maintain at all times during the Term
of this Lease, and during such earlier or later time as Tenant may be performing work in or to the Premises or have property, fixtures,
furniture, equipment, machinery, goods, supplies, wares or merchandise on the Premises, and continuing thereafter so long as any
of Tenant’s Property, remains on the Premises, or Tenant or anyone acting by, through or under Tenant may use, be in occupancy
of or have access to, any part of the Premises, business interruption insurance and insurance against loss or damage covered by
the so-called “all risk” or equivalent type insurance coverage with respect to (i) Tenant’s property, fixtures,
furniture, equipment, machinery, goods, supplies, wares and merchandise, and other property of Tenant located at the Premises,
(ii) all additions, alterations and improvements made by or on behalf of the Tenant in the Premises (except to the extent paid
for by Landlord in connection with this Lease) or existing in the Premises as of the date of this Lease (“Leasehold Improvements”),
and (iii) any property of third parties, including but not limited to leased or rented property, in the Premises in Tenant’s
care, custody, use or control, provided that such insurance in the case of (iii) may be maintained by such third parties, (collectively,
“Tenant’s Property”). At the request of Landlord, Tenant shall provide to Landlord a detailed description of
the Leasehold Improvements made by or on behalf of Tenant and the cost thereof. The business interruption insurance required by
this section shall be in minimum amounts typically carried by prudent tenants engaged in similar operations, but in no event shall
be in an amount less than the Annual Fixed Rent then in effect during any Lease Year, plus any Additional Rent due and payable
for the immediately preceding Lease Year. The “all risk” insurance required by this section shall be in an amount at
least equal to the full replacement cost of Tenant’s Property. In addition, during such time as Tenant is performing work
in or to the Premises, Tenant, at Tenant’s expense, shall also maintain, or shall cause its contractor(s) to maintain, builder’s
risk insurance for the full insurable value of such work. Landlord and such additional persons or entities as Landlord may reasonably
request shall be named as loss payees, as their interests may appear, on the policy or policies required by this section for Leasehold
Improvements. In the event of loss or damage covered by the “all risk” insurance required by this Lease, the responsibilities
for repairing or restoring the loss or damage shall be determined in accordance with Article XIV. To the extent that Landlord is
obligated to pay for the repair or restoration of the loss or damage covered by the policy, Landlord shall be paid the proceeds
of the “all risk” insurance covering the loss or damage. To the extent Tenant is obligated to pay for the repair or
restoration of the loss or damage, covered by the policy, Tenant shall be paid the proceeds of the “all risk” insurance
covering the loss or damage. If both Landlord and Tenant are

 

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obligated to pay for the repair or restoration of the loss or damage
covered by the policy, the insurance proceeds shall be paid to each of them in the pro rata proportion of their obligations to
repair or restore the loss or damage. If the loss or damage is not repaired or restored (for example, if the Lease is terminated
pursuant to Article XIV), the insurance proceeds shall be paid to Landlord and Tenant in the pro rata proportion of their relative
contributions to the cost of the leasehold improvements covered by the policy.

 

		13.5	Tenant’s Other Insurance

 

Tenant agrees to maintain in full force on or before
the earlier of (i) the date on which any Tenant Party first enters the Premises for any reason or (ii) the Commencement Date, and
thereafter throughout the end of the Term, and after the end of the Term for so long after the end of the Term any of Tenant’s
Property remains on the Premises or as Tenant or anyone acting by, through or under Tenant may use, be in occupancy of, or have
access to the Premises or any portion thereafter, (1) automobile liability insurance (covering any automobiles owned or operated
by Tenant at the Property); (2) worker’s compensation insurance as required by law; and (3) employer’s liability insurance.
Such automobile liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each accident. Such
employer’s liability insurance shall be in an amount not less than One Million Dollars ($1,000,000) for each accident, One
Million Dollars ($1,000,000) disease-policy limit, and One Million Dollars ($1,000,000) disease-each employee.

 

		13.6	Requirements for Tenant’s Insurance

 

All insurance required to be maintained by Tenant
pursuant to this Lease shall be maintained with responsible companies that are admitted to do business, and are in good standing
in the Commonwealth of Massachusetts and that have a rating of at least “A” and are within a financial size category
of not less than “Class X” in the most current Best’s Key Rating Guide or such similar rating as may be reasonably
selected by Landlord. All such insurance shall: (1) be acceptable in form and content to Landlord; and (2) contain a clause requiring
the insurer to provide Landlord thirty (30) days’ prior written notice of cancellation or failure to renew. All commercial
general liability, excess/umbrella liability and automobile liability insurance policies shall be primary and noncontributory.
No such policy shall contain any self-insured retention greater than One Hundred Thousand and 00/100 Dollars ($100,000.00) for
property insurance and Twenty-Five Thousand and 00/100 Dollars ($25,000.00) for commercial general liability insurance. Any deductibles
and such self-insured retentions shall be deemed to be “insurance” for purposes of the waiver in Section 13.13 below.
Landlord reserves the right from time to time to require Tenant to obtain higher minimum amounts of insurance based on such limits
as are customarily carried with respect to similar properties in the area in which the Premises are located. The minimum amounts
of insurance required by this Lease shall not be reduced by the payment of claims or for any other reason. In the event Tenant
shall fail to obtain or maintain any insurance meeting the requirements of this Article, or to deliver such policies or certificates
as required by this Article, Landlord may, at its option, on five (5) days’ notice to Tenant, procure such policies for the
account of Tenant, and the cost thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor.

 

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		13.7	Additional Insureds

 

To the fullest extent permitted by law, the commercial
general liability and auto insurance carried by Tenant pursuant to this Lease, and any additional liability insurance carried by
Tenant pursuant to Section 13.5 of this Lease or any other provision of this Lease, shall name Landlord, Landlord’s managing
agent, and such other persons as Landlord may reasonably request from time to time as additional insureds with respect to liability
arising out of or related to this Lease or the operations of Tenant (collectively, “Additional Insureds”). Such insurance
shall provide primary coverage without contribution from any other insurance carried by or for the benefit of Landlord, Landlord’s
managing agent, or other Additional Insureds. Such insurance shall also waive any right of subrogation against each Additional
Insured. For the avoidance of doubt, each primary policy and each excess/umbrella policy through which Tenant satisfies its obligations
under this Section 13.7 must provide coverage to the Additional Insureds that is primary and non-contributory.

 

		13.8	Certificates of Insurance

 

On or before the earlier of (i) the date on which
any Tenant Party first enters the Premises for any reason or (ii) the Commencement Date, Tenant shall furnish Landlord with certificates
evidencing the insurance coverage required by this Lease, and renewal certificates shall be furnished to Landlord at least annually
thereafter, and at least thirty (30) days prior to the expiration date of each policy for which a certificate was furnished (acceptable
forms of such certificates for liability and property insurance, respectively, as of the date hereof, are attached as Exhibit I,
however, other forms of certificates may satisfy the requirements of this Section 13.8). Failure by the Tenant to provide the certificates
or letters required by this Section 13.8 shall not be deemed to be a waiver of the requirements in this Section 13.8. Upon request
by Landlord, a true and complete copy of any insurance policy required by this Lease shall be delivered to Landlord within ten
(10) days following Landlord’s request.

 

		13.9	Subtenants and Other Occupants

 

Tenant shall require its subtenants and other occupants
of the Premises to provide written documentation evidencing the obligation of such subtenant or other occupant to indemnify the
Landlord Parties to the same extent that Tenant is required to indemnify the Landlord Parties pursuant to Section 13.1 above, and
to maintain insurance that meets the requirements of this Article, and otherwise to comply with the requirements of this Article,
provided that the terms of this Section 13.9 shall not relieve Tenant of any of its obligations to comply with the requirements
of this Article. Tenant shall require all such subtenants and occupants to supply certificates of insurance evidencing that the
insurance requirements of this Article have been met and shall forward such certificates to Landlord on or before the earlier of
(i) the date on which the subtenant first enters the Premises or (ii) the commencement of the sublease. Tenant shall be responsible
for identifying and remedying any deficiencies in such certificates or policy provisions.

 

		13.10	No Violation of Building Policies

 

Tenant shall not commit or permit any violation of
the policies of fire, boiler, sprinkler, water damage or other insurance covering the Property and/or the fixtures, equipment and
property

 

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therein carried by Landlord, or do or permit anything to be done, or keep or permit anything to be kept, in the Premises,
which in case of any of the foregoing (i) would result in termination of any such policies, (ii) would adversely affect Landlord’s
right of recovery under any of such policies, or (iii) would result in reputable and independent insurance companies refusing to
insure the Property or the property of Landlord in amounts reasonably satisfactory to Landlord.

 

		13.11	Tenant to Pay Premium Increases

 

If, because of anything done, caused or permitted
to be done, or omitted by Tenant (or its subtenant or other occupants of the Premises), the rates for liability, fire, boiler,
sprinkler, water damage or other insurance on the Building or on the Property and equipment of Landlord or any other tenant or
subtenant in the Building shall be higher than they otherwise would be, Tenant shall reimburse Landlord and/or the other tenants
and subtenants in the Building for the additional insurance premiums thereafter paid by Landlord or by any of the other tenants
and subtenants in the Building which shall have been charged because of the aforesaid reasons, such reimbursement to be made from
time to time on Landlord’s demand.

 

		13.12	Landlord’s Insurance

 

(a)       Required
insurance. Landlord shall maintain insurance against loss or damage with respect to the Building on an “all risk”
or equivalent type insurance form, with customary exceptions, subject to such deductibles and self-insured retentions as Landlord
may determine, in an amount equal to at least the replacement value of the Building. Landlord shall also maintain such insurance
with respect to any improvements, alterations, and fixtures of Tenant located at the Premises to the extent paid for by Landlord.
The cost of such insurance shall be treated as a part of Landlord’s Operating Expenses. Payment for losses thereunder shall
be made solely to Landlord.

 

(b)       Optional
insurance. Landlord may maintain such additional insurance with respect to the Property, including, without limitation, earthquake
insurance, terrorism insurance, flood insurance, liability insurance and/or rent insurance, as Landlord may in its sole discretion
elect. Landlord may also maintain such other insurance as may from time to time be required by the holder of any mortgage on the
Property. The cost of all such additional insurance shall also be part of the Landlord’s Operating Expenses.

 

(c)       Blanket
and self-insurance. Any or all of Landlord’s insurance may be provided by blanket coverage maintained by Landlord or
any affiliate of Landlord under its insurance program for its portfolio of properties, or by Landlord or any affiliate of Landlord
under a program of self-insurance, and in such event Landlord’s Operating Expenses shall include the portion of the reasonable
cost of blanket insurance or self-insurance that is allocated to the Building.

 

(d)       No
obligation. Landlord shall not be obligated to insure, and shall not assume any liability of risk of loss for, Tenant’s
Property, including any such property or work of Tenant’s subtenants or occupants. Landlord will also have no obligation
to carry insurance against, nor be responsible for, any loss suffered by Tenant, subtenants or other occupants due to interruption
of Tenant’s or any subtenant’s or occupant’s business.

 

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		13.13	Waiver of Subrogation

 

To the fullest extent permitted by law, and notwithstanding
any term or provision of this Lease to the contrary, the parties hereto waive and release any and all rights of recovery against
the other, and agree not to seek to recover from the other or to make any claim against the other, and in the case of Landlord,
against all Tenant Parties, and in the case of Tenant, against all Landlord Parties, for any loss or damage incurred by the waiving/releasing
party to the extent such loss or damage is insured under any insurance policy required by this Lease or which would have been so
insured had the party carried the insurance it was required to carry hereunder. Tenant shall obtain from its subtenants and other
occupants of the Premises a similar waiver and release of claims against any or all of Tenant or Landlord. In addition, the parties
hereto (and in the case of Tenant, its subtenants and other occupants of the Premises) shall procure an appropriate clause in,
or endorsement on, any insurance policy required by this Lease pursuant to which the insurance company waives subrogation. The
insurance policies required by this Lease shall contain no provision that would invalidate or restrict the parties’ waiver
and release of the rights of recovery in this section. The parties hereto covenant that no insurer shall hold any right of subrogation
against the parties hereto by virtue of such insurance policy.

 

		13.14	Tenant’s Work

 

During such times as Tenant is performing work or
having work or services performed in or to the Premises, Tenant shall require its contractors, and their subcontractors of all
tiers, to obtain and maintain commercial general liability, automobile, workers compensation, employer’s liability, builder’s
risk, and equipment/property insurance in such amounts and on such terms as are customarily required of such contractors and subcontractors
on similar projects. The amounts and terms of all such insurance are subject to Landlord’s written approval, which approval
shall not be unreasonably withheld. The commercial general liability and auto insurance carried by Tenant’s contractors and
their subcontractors of all tiers pursuant to this Section 13.14 shall name the Additional Insureds as additional insureds with
respect to liability arising out of or related to their work or services. Such insurance shall provide primary coverage without
contribution from any other insurance carried by or for the benefit of Landlord, Landlord’s managing agent, or other Additional
Insureds. Such insurance shall also waive any right of subrogation against each Additional Insured. Tenant shall obtain and submit
to Landlord, prior to the earlier of (i) the entry onto the Premises by such contractors or subcontractors or (ii) commencement
of the work or services, certificates of insurance evidencing compliance with the requirements of this Section 13.14.

 

ARTICLE XIV

 

Fire, Casualty
and Taking

 

		14.1	Damage Resulting from Casualty

 

In case the Building is damaged by fire or casualty,
and such fire or casualty damage cannot, in the ordinary course, reasonably be expected to be repaired within one hundred twenty
(120) days from the time that repair work would commence as reasonably determined by Landlord, Landlord may, at its election, terminate
this Lease by notice given to Tenant within sixty (60) days after the date of such fire or other casualty, specifying the effective
date of termination. The

 

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effective date of termination specified by Landlord shall not be less than thirty (30) days nor more than
forty-five (45) days after the date of notice of such termination. Unless terminated pursuant to the foregoing provisions, this
Lease shall remain in full force and effect following any such damage subject, however, to the following provisions.

 

If during the last Lease Year of the Lease Term (as
it may have been extended), the Building shall be damaged by fire or casualty and such fire or casualty damage to the Premises
cannot reasonably be expected to be repaired or restored within one hundred twenty (120) days from the time that repair or restoration
work would commence as reasonably determined by Landlord, then Tenant shall have the right, by giving notice to Landlord not later
than thirty (30) days after such damage, to terminate this Lease, whereupon this Lease shall terminate as of the date of such notice
with the same force and effect as if such date were the date originally established as the expiration date hereof.

 

If the Building or any part thereof is damaged by
fire or casualty and this Lease is not so terminated, or Landlord has no right to terminate this Lease, and in either such case
the holder of any mortgage which includes the Building as a part of the mortgaged premises or any ground lessor of any ground lease
which includes the Building as part of the demised premises allows the net insurance proceeds to be applied to the restoration
of the Building, Landlord, promptly after such damage and the determination of the net amount of insurance proceeds available shall
use due diligence to restore the Premises and the Building in the event of damage thereto (excluding Tenant’s Property (as
defined in Section 13.4 hereof)), except as expressly provided in the immediately following paragraph of this Section 14.1) into
proper condition for use and occupation and a just proportion of the Annual Fixed Rent, the Tenant’s Operating Cost Payment
and the Tenant’s Tax Payment according to the nature and extent of the injury to the Premises shall be abated from the date
of casualty until the Premises shall have been put by Landlord substantially into such condition. Notwithstanding the foregoing,
Landlord shall not be obligated to expend for such repairs and restoration any amount in excess of the net insurance proceeds.

 

Notwithstanding the foregoing, if Landlord is proceeding
with the restoration of the Building and the Premises in accordance with the previous paragraph, Landlord shall also restore any
alterations, additions or improvements within the Premises that are part of Tenant’s Property (x) which have previously been
approved by Landlord in accordance with the terms and provisions of this Lease or which are existing in the Premises as of the
date of this Lease, and (y) with respect to which Tenant has carried “all risk” insurance covering the loss or damage
in accordance with Section 13.4 above and pays the proceeds of such insurance (or an amount equivalent thereto) to Landlord within
five (5) business days following Landlord’s written request); provided, however, that in no event shall Landlord be required
to fund any insufficiency in the insurance proceeds (or equivalent amount) provided by Tenant with respect to such loss or damage
(or to fund any of the costs of restoration in the absence of any payment by Tenant).

 

Where Landlord is obligated or otherwise elects to
effect restoration of the Premises, unless such restoration is completed within one (1) year from the date of the casualty, such
period to be subject, however, to extension where the delay in completion of such work is due to Force Majeure, as defined hereinbelow
(but in no event beyond eighteen (18) months from the date of the casualty or taking), Tenant, as its sole and exclusive remedy,
shall have the right to terminate this Lease at any time after the expiration of such one-year (as extended) period until the

 

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restoration
is substantially completed, such termination to take effect as of the thirtieth (30th) day after the date of receipt by Landlord
of Tenant’s notice, with the same force and effect as if such date were the date originally established as the expiration
date hereof unless, within such thirty (30) day period such restoration is substantially completed, in which case Tenant’s
notice of termination shall be of no force and effect and this Lease and the Lease Term shall continue in full force and effect.
The term “Force Majeure” shall mean any prevention, delay or stoppage due to governmental regulation, strikes, lockouts,
acts of God, acts of war, terrorists acts, civil commotions, unusual scarcity of or inability to obtain labor or materials, labor
difficulties, fire or other casualty (including the time necessary to repair any damage caused thereby) or other causes reasonably
beyond Landlord’s control or attributable to Tenant’s action or inaction.

 

		14.2	Uninsured Casualty

 

Notwithstanding anything to the contrary contained
in this Lease, if the Building or the Premises shall be substantially damaged by fire or casualty as the result of a risk not covered
by the forms of casualty insurance at the time maintained by Landlord and such fire or casualty damage cannot, in the ordinary
course, reasonably be expected to be repaired within thirty (30) days from the time that repair work would commence, Landlord may,
at its election, terminate the Term of this Lease by notice to Tenant given within thirty (30) days after such loss. If Landlord
shall give such notice, then this Lease shall terminate as of the date of such notice with the same force and effect as if such
date were the date originally established as the expiration date hereof.

 

		14.3	Rights of Termination for Taking

 

If the Building, or such portion thereof as to render
the balance (if reconstructed to the maximum extent practicable in the circumstances) unsuitable for Tenant’s purposes, shall
be taken by condemnation or right of eminent domain, Landlord or Tenant shall have the right to terminate this Lease by notice
to the other of its desire to do so, provided that such notice is given not later than thirty (30) days after Tenant has been deprived
of possession. If either party shall give such notice, then this Lease shall terminate as of the date of such notice with the same
force and effect as if such date were the date originally established as the expiration date hereof.

 

Further, if so much of the Property shall be so taken
that continued operation of the Building would be uneconomic, Landlord shall have the right to terminate this Lease by giving notice
to Tenant of Landlord’s desire to do so not later than thirty (30) days after Tenant has been deprived of possession of the
Premises (or such portion thereof as may be taken). If Landlord shall give such notice, then this Lease shall terminate as of the
date of such notice with the same force and effect as if such date were the date originally established as the expiration date
hereof.

 

Should any part of the Premises be so taken or condemned
during the Lease Term hereof, and should this Lease not be terminated in accordance with the foregoing provisions, and the holder
of any mortgage which includes the Premises as part of the mortgaged premises or any ground lessor of any ground lease which includes
the Premises as part of the demised premises allows the net condemnation proceeds to be applied to the restoration of the Building,
Landlord agrees that after the determination of the net amount of condemnation proceeds available to Landlord, Landlord shall use
due diligence to put what may remain of the Premises into proper condition for use and occupation as nearly like the condition
of the Premises prior to such taking as shall be practicable (excluding Tenant’s Property). Notwithstanding the foregoing,
Landlord shall not

 

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be obligated to expend for such repair and restoration any amount in excess of the net condemnation proceeds
made available to it.

 

If the Premises shall be affected by any exercise
of the power of eminent domain and neither Landlord nor Tenant shall terminate this Lease as provided above, then the Annual Fixed
Rent, the Tenant’s Operating Cost Payment and the Tenant’s Tax Payment shall be justly and equitably abated and reduced
according to the nature and extent of the loss of use thereof suffered by Tenant; and in case of a taking which permanently reduces
the Rentable Floor Area of the Premises, a just proportion of the Annual Fixed Rent, the Tenant’s Operating Cost Payment
and the Tenant’s Tax Payment shall be abated for the remainder of the Lease Term.

 

		14.4	Award

 

Except as otherwise provided in this Section 14.4,
Landlord shall have and hereby reserves and excepts, and Tenant hereby grants and assigns to Landlord, all rights to recover for
damages to the Property and the Garage and the leasehold interest hereby created, and compensation accrued or hereafter to accrue
by reason of such taking, damage or destruction, as aforesaid, and by way of confirming the foregoing, Tenant hereby grants and
assigns, and covenants with Landlord to grant and assign to Landlord, all rights to such damages or compensation.

 

However, nothing contained herein shall be construed
to prevent Tenant from prosecuting in any such proceedings a claim for its trade fixtures so taken or relocation, moving and other
dislocation expenses, provided that such action shall not affect the amount of compensation otherwise recoverable by Landlord from
the taking authority.

 

ARTICLE XV

 

Default

 

		15.1	Tenant’s Default

 

This Lease and the term of this Lease are subject
to the limitation that Tenant shall be in default if, at any time during the Lease Term, any one or more of the following events
(herein called an “Event of Default” a “default of Tenant” or similar reference) shall occur and not be
cured prior to the expiration of the grace period (if any) herein provided, as follows:

 

		(a)	Tenant shall fail to pay any installment of the Annual
Fixed Rent, or any Additional Rent or any other monetary amount due under this Lease on or before the date on which the same becomes
due and payable, and such failure continues for five (5) days after notice from Landlord thereof; or

 

		(b)	Landlord having rightfully given the notice specified
in (a) above to Tenant twice in any twelve (12) month period, Tenant shall fail thereafter to pay the Annual Fixed Rent, Additional
Rent or any other monetary amount due under this Lease on or before the date on which the same becomes due and payable; or

 

		(c)	Tenant shall assign its interest in this Lease or
sublet any portion of the Premises in violation of the requirements of Article XII of this Lease; or

 

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		(d)	Tenant shall fail to perform or observe some term or condition
of this Lease which, because of its character, would immediately jeopardize Landlord’s interest (such as, but without limitation,
failure to maintain general liability insurance, or the employment of labor and contractors within the Premises which interfere
with Landlord’s work, in violation of Sections 9.3, 11.2 or 11.10 or Exhibit B or a failure to observe the requirements
of Section 11.2), and such failure continues for three (3) days after notice from Landlord to Tenant thereof; or

 

		(e)	Tenant shall fail to perform or observe any other requirement,
term, covenant or condition of this Lease (not hereinabove in this Section 15.1 specifically referred to) on the part of Tenant
to be performed or observed and such failure shall continue for thirty (30) days after notice thereof from Landlord to Tenant,
or if said default shall reasonably require longer than thirty (30) days to cure, if Tenant shall fail to commence to cure said
default within thirty (30) days after notice thereof and/or fail to continuously prosecute the curing of the same to completion
with due diligence; or

 

		(f)	The estate hereby created shall be taken on execution or
by other process of law; or

 

		(g)	Tenant shall make an assignment or trust mortgage arrangement,
so-called, for the benefit of its creditors; or

 

		(h)	Tenant shall judicially be declared bankrupt or insolvent
according to law; or

 

		(i)	a receiver, guardian, conservator, trustee in involuntary
bankruptcy or other similar officer is appointed to take charge of all or any substantial part of Tenant’s property by a
court of competent jurisdiction; or

 

		(j)	any petition shall be filed against Tenant in any court,
whether or not pursuant to any statute of the United States or of any State, in any bankruptcy, reorganization, composition, extension,
arrangement or insolvency proceeding, and such proceedings shall not be fully and finally dismissed within sixty (60) days after
the institution of the same; or

 

		(k)	Tenant shall file any petition in any court, whether or
not pursuant to any statute of the United States or any State, in any bankruptcy, reorganization, composition, extension, arrangement
or insolvency proceeding; or

 

		(l)	Tenant otherwise abandons or vacates the Premises.

 

		15.2	Termination; Re-Entry

 

Upon the happening of any one or more of the
aforementioned Events of Default (notwithstanding any waiver of a former breach of covenant or consent in a former instance),
Landlord or Landlord’s agents or servants may give to Tenant a notice (hereinafter called “notice of
termination”) terminating this Lease on a date specified in such notice of termination (which

 

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shall be not less than
five (5) days after the date of the mailing of such notice of termination), and this Lease and the Lease Term, as well as any
and all of the right, title and interest of the Tenant hereunder, shall wholly cease and expire on the date set forth in such
notice of termination (Tenant hereby waiving any rights of redemption) in the same manner and with the same force and effect
as if such date were the date originally specified herein for the expiration of the Lease Term, and Tenant shall then quit
and surrender the Premises to Landlord.

 

In addition or as an alternative to the giving of
such notice of termination, Landlord or Landlord’s agents or servants may, by any suitable action or proceeding at law, immediately
or at any time thereafter re-enter the Premises and remove therefrom Tenant, its agents, employees, servants, licensees, and any
subtenants and other persons, and all or any of its or their property therefrom, and repossess and enjoy the Premises, together
with all additions, alterations and improvements thereto; but, in any event under this Section 15.2, Tenant shall remain liable
as hereinafter provided.

 

The words “re-enter” and “re-entry”
as used throughout this Article XV are not restricted to their technical legal meanings.

 

		15.3	Continued Liability; Re-Letting

 

(A)       If this
Lease is terminated or if Landlord shall re-enter the Premises as aforesaid, or in the event of the termination of this Lease,
or of re- entry, by or under any proceeding or action or any provision of law by reason of an Event of Default hereunder on the
part of Tenant, Tenant covenants and agrees forthwith to pay and be liable for, on the days originally fixed herein for the payment
thereof, amounts equal to the several installments of Annual Fixed Rent, all Additional Rent and other charges reserved as they
would, under the terms of this Lease, become due if this Lease had not been terminated or if Landlord had not entered or re-entered,
as aforesaid, and whether the Premises be relet or remain vacant, in whole or in part, or for a period less than the remainder
of the Lease Term, or for the whole thereof, but, in the event the Premises be relet by Landlord, Tenant shall be entitled to a
credit in the net amount of rent and other charges received by Landlord in reletting, after deduction of all reasonable expenses
incurred in reletting the Premises (including, without limitation, remodeling costs, brokerage fees and the like), and in collecting
the rent in connection therewith, in the following manner:

 

Amounts received by Landlord after reletting shall
first be applied against such Landlord’s expenses, until the same are recovered, and until such recovery, Tenant shall pay,
as of each day when a payment would fall due under this Lease, the amount which Tenant is obligated to pay under the terms of this
Lease (Tenant’s liability prior to any such reletting and such recovery not in any way to be diminished as a result of the
fact that such reletting might be for a rent higher than the rent provided for in this Lease); when and if such expenses have been
completely recovered, the amounts received from reletting by Landlord as have not previously been applied shall be credited against
Tenant’s obligations as of each day when a payment would fall due under this Lease, and only the net amount thereof shall
be payable by Tenant. Further, Tenant shall not be entitled to any credit of any kind for any period after the date when the term
of this Lease is scheduled to expire according to its terms.

 

(B)       Landlord
agrees to use reasonable efforts to relet the Premises after Tenant vacates the same in the event this Lease is terminated based
upon an Event of Default by Tenant hereunder.

 

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The marketing of the Premises in a manner similar
to the manner in which Landlord markets other premises within Landlord’s control within the Building shall be deemed to have
satisfied Landlord’s obligation to use “reasonable efforts” hereunder. In no event shall Landlord be required
to (i) solicit or entertain negotiations with any other prospective tenant for the Premises until Landlord obtains full and complete
possession of the Premises (including, without limitation, the final and unappealable legal right to relet the Premises free of
any claim of Tenant), (ii) relet the Premises before leasing other vacant space in the Building, or (iii) lease the Premises for
a rental less than the current fair market rent then prevailing for similar office space in the Building.

 

(C)       In the
alternative, Landlord may elect, by notice given to Tenant at any time after the termination of this Lease under Section 15.2,
above, and whether or not Landlord shall have collected any damages as hereinbefore provided in this Article XV, but as final damages
and in lieu of all other such damages beyond the date of such notice, to require Tenant to pay such a sum as at the time of such
notice represents the amount of the excess, if any, of (a) the discounted present value, at a discount rate of 6%, of the Annual
Fixed Rent, Additional Rent and other charges which would have been payable by Tenant under this Lease for the remainder of the
Lease Term if the Lease terms had been fully complied with by Tenant, over and above (b) the discounted present value, at a discount
rate of 6%, of the Annual Fixed Rent, Additional Rent and other charges that would be received by Landlord if the Premises were
re- leased at the time of such notice for the remainder of the Lease Term at the fair market value (including provisions regarding
periodic increases in Annual Fixed Rent if such are applicable) prevailing at the time of such notice as reasonably determined
by Landlord.

 

For the purposes of this Article, if Landlord elects
to require Tenant to pay liquidated damages in accordance with this Section 15.3(C), the total rent shall be computed by assuming
the Tenant’s Tax Payment under Section 6.2 and the Tenant’s Operating Cost Payment under Section 7.5 to be the same
as were payable for the twelve (12) calendar months (or if less than twelve (12) calendar months have been elapsed since the date
hereof, the partial year) immediately preceding such termination of re-entry.

 

(D)       Nothing
contained in this Lease shall limit or prejudice the right of Landlord to prove for and obtain in proceedings for bankruptcy or
insolvency by reason of the termination of this Lease, an amount equal to the maximum allowed by any statute or rule of law in
effect at the time when, and governing the proceeds in which, the damages are to be proved, whether or not the amount be greater,
equal to, or less than the amount of the loss or damages referred to above.

 

		15.4	Liquidated Damages

 

In lieu of any other damages or indemnity and in lieu
of the recovery by Landlord of all sums payable under all the foregoing provisions of this Article XV, Landlord may elect to collect
from Tenant, by notice to Tenant, given to Tenant at the time of termination, and Tenant shall thereupon pay, as liquidated damages,
an amount equal to the sum of the Annual Fixed Rent and all Additional Rent payable for the twelve (12) months ended next prior
to the such termination plus the amount of Annual Fixed Rent and Additional Rent of any kind accrued and unpaid at the time of
such termination plus any and all expenses which the Landlord may have incurred for and with respect to the collection of any of
such rent.

 

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		15.5	Waiver of Redemption

 

Tenant, for itself and any and all persons claiming
through or under Tenant, including its creditors, upon the termination of this Lease and of the term of this Lease in accordance
with the terms hereof, or in the event of entry of judgment for the recovery of the possession of the Premises in any action or
proceeding, or if Landlord shall enter the Premises by process of law or otherwise, hereby waives any right of redemption provided
or permitted by any statute, law or decision now or hereafter in force, and does hereby waive, surrender and give up all rights
or privileges which it or they may or might have under and by reason of any present or future law or decision, to redeem the Premises
or for a continuation of this Lease for the term of this Lease hereby demised after having been dispossessed or ejected therefrom
by process of law, or otherwise.

 

		15.6	Landlord’s Default

 

Landlord shall in no event be in default in the performance
of any of Landlord’s obligations hereunder unless and until Landlord shall have failed to perform such obligations within
thirty (30) days, or such additional time as is reasonably required to correct any such default, after notice by Tenant to Landlord
properly specifying wherein Landlord has failed to perform any such obligation.

 

Tenant shall not assert any right to deduct the cost
of repairs or any monetary claim against the Landlord from rent thereafter due and payable, but shall look solely to the Landlord
for satisfaction of such claim.

 

ARTICLE XVI

 

Miscellaneous
Provisions

 

		16.1	Waiver

 

No waiver by Landlord of any condition of this Lease,
nor any failure by Tenant to deliver any security deposit, letter of credit, pre-paid rent, financial information, guaranty or
other item required upon the execution and delivery of this Lease, shall be construed as excusing satisfaction of any such condition
or the delivery of any such item by Tenant, and Landlord reserves the right to declare the failure of Tenant to satisfy any such
condition or deliver any such item an Event of Default under this Lease.

 

Further, no waiver at any time of any of the provisions
hereof by Landlord or Tenant shall be construed as a waiver of any of the other provisions hereof, and a waiver at any time of
any of the provisions hereof shall not be construed as a waiver at any subsequent time of the same provisions. The consent or approval
of Landlord or Tenant to or of any action by the other requiring such consent or approval shall not be construed to waive or render
unnecessary Landlord’s or Tenant’s consent or approval to or of any subsequent similar act by the other.

 

No payment by Tenant, or acceptance by Landlord, of
a lesser amount than shall be due from Tenant to Landlord shall be treated otherwise than as a payment on account. The acceptance
by Landlord of a check for a lesser amount with an endorsement or statement thereon, or upon any

 

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letter accompanying such check,
that such lesser amount is payment in full, shall be given no effect, and Landlord may accept such check without prejudice to any
other rights or remedies which Landlord may have against Tenant. Further, the acceptance by Landlord of Annual Fixed Rent, Additional
Rent or any other charges paid by Tenant under this Lease shall not be or be deemed to be a waiver by Landlord of any default by
Tenant, whether or not Landlord knows of such default, except for such defaults as to which such payment relates.

 

		16.2	Cumulative Remedies

 

Except as expressly provided in this Lease, the specific
remedies to which Landlord and Tenant may resort under the terms of this Lease are cumulative and are not intended to be exclusive
of any other remedies or means of redress which they may be lawfully entitled to seek in case of any breach or threatened breach
of any provisions of this Lease. In addition to the other remedies provided in this Lease, Landlord shall be entitled to the restraint
by injunction of the violation or attempted or threatened violation of any of the covenants, conditions or provisions of this Lease
or to seek specific performance of any such covenants, conditions or provisions, provided, however, that the foregoing shall not
be construed as a confession of judgment by Tenant.

 

		16.3	Quiet Enjoyment

 

This Lease is subject and subordinate to all matters
of record. Landlord agrees that, upon Tenant’s paying the Annual Fixed Rent, Additional Rent and other charges herein reserved,
and performing and observing the covenants, conditions and agreements hereof upon the part of Tenant to be performed and observed,
Tenant shall and may peaceably hold and enjoy the Premises during the term of this Lease (exclusive of any period during which
Tenant is holding over after the expiration or termination of this Lease without the consent of Landlord), without interruption
or disturbance from Landlord or persons claiming through or under Landlord, subject, however, to the terms of this Lease. This
covenant shall be construed as running with the land to and against subsequent owners and successors in interest, and is not, nor
shall it operate or be construed as, a personal covenant of Landlord, except to the extent of the Landlord’s interest in
the Premises, and this covenant and any and all other covenants of Landlord contained in this Lease shall be binding upon Landlord
and upon such subsequent owners or successors in interest of Landlord’s interest under this Lease, including ground or master
lessees, to the extent of their respective interests, as and when they shall acquire same and then only for so long as they shall
retain such interest.

 

		16.4	Surrender

 

(A)       No act
or thing done by Landlord during the Lease Term shall be deemed an acceptance of a surrender of the Premises, and no agreement
to accept such surrender shall be valid, unless in writing signed by Landlord. No employee of Landlord or of Landlord’s agents
shall have any power to accept the keys of the Premises as an acceptance of a surrender of the Premises prior to the termination
of this Lease; provided, however, that the foregoing shall not apply to the delivery of keys to Landlord or its agents in its (or
their) capacity as managing agent or for purpose of emergency access. In any event, however, the delivery of keys to any employee
of Landlord or of Landlord’s agents shall not operate as a termination of the Lease or a surrender of the Premises.

 

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(B)       Upon
the expiration or earlier termination of the Lease Term, Tenant shall surrender the Premises to Landlord in the condition as required
by Sections 8.1 and 9.5, first removing all goods and effects of Tenant and completing such other removals as may be permitted
or required pursuant to Section 9.5.

 

		16.5	Brokerage

 

(A)       Tenant
warrants and represents that Tenant has not dealt with any broker in connection with the consummation of this Lease other than
the broker, person or firm designated in Section 1.1 hereof; and in the event any claim is made against the Landlord relative to
dealings with brokers other than the broker designated in Section 1.1 hereof, Tenant shall defend the claim against Landlord with
counsel of Tenant’s selection first reasonably approved by Landlord and save harmless and indemnify Landlord on account of
loss, cost or damage which may arise by reason of such claim.

 

(B)       Landlord
warrants and represents that Landlord has not dealt with any broker in connection with the consummation of this Lease other than
the broker, person or firm, if any, designated in Section 1.1 hereof; and in the event any claim is made against the Tenant relative
to dealings by Landlord with brokers other than the broker designated in Section 1.1 hereof, Landlord shall defend the claim against
Tenant with counsel of Landlord’s selection first reasonably approved by Tenant and save harmless and indemnify Tenant on
account of loss, cost or damage which may arise by reason of such claim. Landlord agrees that it shall be solely responsible for
the payment of brokerage commissions to the broker, person or firm designated in Section 1.1 hereof in connection with the Original
Lease Term.

 

		16.6	Invalidity of Particular Provisions

 

If any term or provision of this Lease, including
but not limited to any waiver of contribution or claims, indemnity, obligation, or limitation of liability or of damages, or the
application thereof to any person or circumstance shall, to any extent, be invalid or unenforceable, the remainder of this Lease,
or the application of such term or provision to persons or circumstances other than those as to which it is held invalid or unenforceable,
shall not be affected thereby, and each term and provision of this Lease shall be valid and be enforced to the fullest extent permitted
by law.

 

		16.7	Provisions Binding, Etc.

 

The obligations of this Lease shall run with the land,
and except as herein otherwise provided, the terms hereof shall be binding upon and shall inure to the benefit of the successors
and assigns, respectively, of Landlord and Tenant and, if Tenant shall be an individual, upon and to his heirs, executors, administrators,
successors and assigns. Each term and each provision of this Lease to be performed by Tenant shall be construed to be both a covenant
and a condition. The reference contained to successors and assigns of Tenant is not intended to constitute a consent to assignment
by Tenant, but has reference only to those instances in which Landlord may have later given consent to a particular assignment
as required by the provisions of Article XII hereof.

 

		16.8	Recording; Confidentiality

 

Each of Landlord and Tenant agree not to record the
within Lease, but each party hereto agrees,

 

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on the request of the other, to execute a so-called Notice of Lease or short form lease
in form recordable and complying with applicable law and reasonably satisfactory to Landlord’s and Tenant’s attorneys.
In no event shall such document set forth the rent or other charges payable by Tenant under this Lease; and any such document shall
expressly state that it is executed pursuant to the provisions contained in this Lease, and is not intended to vary the terms and
conditions of this Lease.

 

Tenant agrees that this Lease and the terms contained
herein will be treated as strictly confidential and except as required by law (or except with the written consent of Landlord)
Tenant shall not disclose the same to any third party except for Tenant’s partners, lenders, accountants and attorneys who
have been advised of the confidentiality provisions contained herein and agree to be bound by the same. In the event Tenant is
required by law to provide this Lease or disclose any of its terms, Tenant shall give Landlord prompt notice of such requirement
prior to making disclosure so that Landlord may seek an appropriate protective order. If failing the entry of a protective order
Tenant is compelled to make disclosure, Tenant shall only disclose portions of the Lease which Tenant is required to disclose and
will exercise reasonable efforts to obtain assurance that confidential treatment will be accorded to the information so disclosed.

 

		16.9	Notices and Time for Action

 

Whenever, by the terms of this Lease, notice shall
or may be given either to Landlord or to Tenant, such notices shall be in writing and shall be sent by hand, registered or certified
mail, or overnight or other commercial courier, postage or delivery charges, as the case may be, prepaid as follows:

 

If intended for Landlord, addressed to Landlord at
the address set forth in Article I of this Lease (or to such other address or addresses as may from time to time hereafter be designated
by Landlord by like notice) with a copy to Landlord, Attention: Regional General Counsel.

 

If intended for Tenant, addressed to Tenant at the
address set forth in Article I of this Lease except that from and after the Commencement Date the address of Tenant shall be the
Premises (or to such other address or addresses as may from time to time hereafter be designated by Tenant by like notice).

 

Except as otherwise provided herein, all such notices
shall be effective when received; provided, that (i) if receipt is refused, notice shall be effective upon the first occasion that
such receipt is refused, (ii) if the notice is unable to be delivered due to a change of address of which no notice was given,
notice shall be effective upon the date such delivery was attempted, (iii) if the notice address is a post office box number, notice
shall be effective the day after such notice is sent as provided hereinabove or (iv) if the notice is to a foreign address, notice
shall be effective two (2) days after such notice is sent as provided hereinabove.

 

Where provision is made for the attention of an individual
or department, the notice shall be effective only if the wrapper in which such notice is sent is addressed to the attention of
such individual or department.

 

Any notice given by an attorney on behalf of Landlord
or by Landlord’s managing agent shall be

 

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considered as given by Landlord and shall be fully effective. Any notice given by
an attorney on behalf of Tenant shall be considered as given by Tenant and shall be fully effective.

 

Time is of the essence with respect to any and all
notices and periods for giving of notice or taking any action thereto under this Lease.

 

		16.10	When Lease Becomes Binding and Authority

 

Employees or agents of Landlord have no authority
to make or agree to make a lease or any other agreement or undertaking in connection herewith. The submission of this document
for examination and negotiation does not constitute an offer to lease, or a reservation of, or option for, the Premises, and this
document shall become effective and binding only upon the execution and delivery hereof by both Landlord and Tenant. All negotiations,
considerations, representations and understandings between Landlord and Tenant are incorporated herein and may be modified or altered
only by written agreement between Landlord and Tenant, and no act or omission of any employee or agent of Landlord shall alter,
change or modify any of the provisions hereof. Landlord and Tenant hereby represent and warrant to the other that all necessary
action has been taken to enter this Lease and that the person signing this Lease on behalf of Landlord and Tenant has been duly
authorized to do so.

 

		16.11	Paragraph Headings

 

The paragraph headings throughout this instrument
are for convenience and reference only, and the words contained therein shall in no way be held to explain, modify, amplify or
aid in the interpretation, construction or meaning of the provisions of this Lease.

 

		16.12	Rights of Mortgagee

 

This Lease shall be subject and subordinate to any
mortgage now or hereafter on the Building (or any part thereof), and to all renewals, modifications, consolidations, replacements
and extensions thereof and all substitutions therefor, provided that in the case of a future mortgage the holder of such mortgage
agrees to recognize the right of Tenant to use and occupy the Premises upon the payment of rent and other charges payable by Tenant
under this Lease and the performance by Tenant of Tenant’s obligations hereunder. In confirmation of such subordination and
recognition, Tenant shall execute and deliver promptly such instruments of subordination as such mortgagee may reasonably request,
subject to receipt of such instruments of recognition from such mortgagee as Tenant may reasonably request (Tenant hereby agreeing
to pay any legal or other fees charged by the mortgagee in connection with providing the same). In the event that any mortgagee
or its respective successor in title shall succeed to the interest of Landlord, then this Lease shall nevertheless continue in
full force and effect and Tenant shall and does hereby agree to attorn to such mortgagee or successor and to recognize such mortgagee
or successor as its landlord. If any holder of a mortgage which includes the Premises, executed and recorded prior to the Date
of this Lease, shall so elect, this Lease, and the rights of Tenant hereunder, shall be superior in right to the rights of such
holder, with the same force and effect as if this Lease had been executed, delivered and recorded, or a statutory notice hereof
recorded, prior to the execution, delivery and recording of any such mortgage. The election of any such holder shall become effective
upon either notice from such holder to Tenant in the same fashion as notices from Landlord to Tenant are to be given hereunder
or by the recording in the appropriate registry

 

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or recorder’s office of an instrument in which such holder subordinates its
rights under such mortgage to this Lease.

 

If in connection with obtaining financing a bank,
insurance company, pension trust or other institutional lender shall request reasonable modifications in this Lease as a condition
to such financing, Tenant will not unreasonably withhold, delay or condition its consent thereto, provided that such modifications
do not increase the monetary obligations of Tenant hereunder or materially adversely affect the leasehold interest hereby created
or Tenant’s rights hereunder.

 

		16.13	Rights of Ground Lessor

 

If Landlord’s interest in property (whether
land only or land and buildings) which includes the Premises is acquired by another party and simultaneously leased back to Landlord
herein, the holder of the ground lessor’s interest in such lease shall enter into a recognition agreement with Tenant simultaneously
with the sale and leaseback, wherein the ground lessor will agree to recognize the right of Tenant to use and occupy the Premises
upon the payment of Annual Fixed Rent, Additional Rent and other charges payable by Tenant under this Lease and the performance
by Tenant of Tenant’s obligations hereunder, and wherein Tenant shall agree to attorn to such ground lessor as its Landlord
and to perform and observe all of the tenant obligations hereunder, in the event such ground lessor succeeds to the interest of
Landlord hereunder under such ground lease.

 

		16.14	Notice to Mortgagee and Ground Lessor

 

After receiving notice from any person, firm or other
entity that it holds a mortgage which includes the Premises as part of the mortgaged premises, or that it is the ground lessor
under a lease with Landlord as ground lessee, which includes the Premises as a part of the leased premises, no notice from Tenant
to Landlord shall be effective unless and until a copy of the same is given to such holder or ground lessor at the address as specified
in said notice (as it may from time to time be changed), and the curing of any of Landlord’s defaults by such holder or ground
lessor within a reasonable time after such notice (including a reasonable time to obtain possession of the premises if the mortgagee
or ground lessor elects to do so) shall be treated as performance by Landlord. For the purposes of this Section 16.14, the term
“mortgage” includes a mortgage on a leasehold interest of Landlord (but not one on Tenant’s leasehold interest).
If any mortgage is listed on Exhibit G then the same shall constitute notice from the holder of such mortgage for the purposes
of this Section 16.14.

 

		16.15	Assignment of Rents

 

With reference to any assignment by Landlord of Landlord’s
interest in this Lease, or the rents payable hereunder, conditional in nature or otherwise, which assignment is made to the holder
of a mortgage or ground lease on property which includes the Premises, Tenant agrees:

 

		(a)	That the execution thereof by Landlord, and the acceptance
thereof by the holder of such mortgage, or the ground lessor, shall never be treated as an assumption by such holder or ground
lessor of any of the obligations of Landlord hereunder, unless such holder, or ground lessor, shall, by notice sent to Tenant,
specifically otherwise elect; and

 

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		(b)	That, except as aforesaid, such holder or ground lessor
shall be treated as having assumed Landlord’s obligations hereunder only upon foreclosure of such holder’s mortgage
and the taking of possession of the Premises, or, in the case of a ground lessor, the assumption of Landlord’s position
hereunder by such ground lessor. In no event shall the acquisition of title to the Building and the land on which the same is
located by a purchaser which, simultaneously therewith, leases the entire Building or such land back to the seller thereof be
treated as an assumption, by operation of law or otherwise, of Landlord’s obligations hereunder, but Tenant shall look solely
to such seller-lessee, and its successors from time to time in title, for performance of Landlord’s obligations hereunder.
In any such event, this Lease shall be subject and subordinate to the lease to such purchaser provided that such purchaser-lessor
agrees to recognize the right of Tenant to use and occupy the Premises upon the payment of rent and all other charges payable
by Tenant under this Lease and the performance by Tenant of Tenant’s obligations under this Lease. For all purposes, such
seller-lessee, and its successors in title, shall be the landlord hereunder unless and until Landlord’s position shall have
been assumed by such purchaser-lessor.

 

		16.16	Status Report and Financial Statements

 

Recognizing that Landlord may find it necessary to
establish to third parties, such as accountants, banks, potential or existing mortgagees, potential purchasers or the like, the
then current status of performance hereunder, Tenant, within ten (10) days after the request of Landlord made from time to time,
will furnish to Landlord, or any existing or potential holder of any mortgage encumbering the Premises or the Property, or any
potential purchaser of the Premises or the Property (each an “Interested Party”) a statement of the status of any matter
pertaining to this Lease, including, without limitation, acknowledgments that (or the extent to which) each party is in compliance
with its obligations under the terms of this Lease. In addition, Tenant shall deliver to Landlord, or any Interested Party designated
by Landlord, financial statements of Tenant, and any guarantor of Tenant’s obligations under this Lease, as reasonably requested
by Landlord including, but not limited to, financial statements for the past three (3) years. Any such status statement or financial
statement delivered by Tenant pursuant to this Section 16.16 (or any financial statement otherwise delivered by Tenant in connection
with this Lease or any future amendment hereto) may be relied upon by any Interested Party.

 

		16.17	Self-Help

 

If Tenant shall at any time fail to make any payment
or perform any act which Tenant is obligated to make or perform under this Lease and (except in the case of emergency) if the same
continues unpaid or unperformed beyond applicable grace periods, then Landlord may, but shall not be obligated so to do, after
ten (10) days’ notice to and demand upon Tenant, or without notice to or demand upon Tenant in the case of any emergency,
and without waiving, or releasing Tenant from, any obligations of Tenant in this Lease contained, make such payment or perform
such act which Tenant is obligated to perform under this Lease in such manner and to such extent as may be reasonably necessary,
and, in exercising any such rights, pay any costs and expenses, employ counsel and incur and pay reasonable attorneys’ fees.
All sums so paid by Landlord and all reasonable and necessary costs and expenses of Landlord incidental thereto,

 

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together with
interest thereon at the annual rate equal to the sum of (a) the Base Rate from time to time announced by Bank of America, N.A.
or its successor as its Base Rate and (b) two percent (2%) (but in no event greater than the maximum rate permitted by applicable
law), from the date of the making of such expenditures by Landlord, shall be deemed to be Additional Rent and, except as otherwise
in this Lease expressly provided, shall be payable to the Landlord on demand, and if not promptly paid shall be added to any rent
then due or thereafter becoming due under this Lease, and Tenant covenants to pay any such sum or sums with interest as aforesaid,
and Landlord shall have (in addition to any other right or remedy of Landlord) the same rights and remedies in the event of the
non-payment thereof by Tenant as in the case of default by Tenant in the payment of Annual Fixed Rent.

 

		16.18	Holding Over

 

Any holding over by Tenant after the expiration or
earlier termination of the term of this Lease shall be treated as a tenancy at sufferance and shall be on the terms and conditions
as set forth in this Lease, as far as applicable except that Tenant shall pay as a use and occupancy charge an amount equal to
200% of the greater of (x) the Annual Fixed Rent and Additional Rent calculated (on a daily basis) at the highest rate payable
under the terms of this Lease or (y) the fair market rental value of the Premises, in each case for the period measured from the
day on which Tenant’s hold-over commences and terminating on the day on which Tenant vacates the Premises, provided, however,
for the first thirty (30) days of such holding over, the foregoing 200% rate set forth above will be reduced to 150%. In addition,
Tenant shall save Landlord, its agents and employees harmless and will exonerate, defend and indemnify Landlord, its agents and
employees from and against any and all damages which Landlord may suffer on account of Tenant’s hold-over in the Premises
after the expiration or prior termination of the term of this Lease. Nothing in the foregoing nor any other term or provision of
this Lease shall be deemed to permit Tenant to retain possession of the Premises or hold over in the Premises after the expiration
or earlier termination of the Lease Term. All property which remains in the Building or the Premises after the expiration or termination
of this Lease shall be conclusively deemed to be abandoned and may either be retained by Landlord as its property or sold or otherwise
disposed of in such manner as Landlord may see fit. If any part thereof shall be sold, then Landlord may receive the proceeds of
such sale and apply the same, at its option against the expenses of the sale, the cost of moving and storage, any arrears of rent
or other charges payable hereunder by Tenant to Landlord and any damages to which Landlord may be entitled under this Lease and
at law and in equity.

 

		16.19	Entry by Landlord

 

Landlord, and its duly authorized representatives,
shall, upon reasonable prior notice (except in the case of emergency), have the right to enter the Premises at all reasonable times
(except at any time in the case of emergency) for the purposes of inspecting the condition of same and making such repairs, alterations,
additions or improvements thereto as may be necessary if Tenant fails to do so as required hereunder (but the Landlord shall have
no duty whatsoever to make any such inspections, repairs, alterations, additions or improvements except as otherwise provided in
Sections 4.1, 7.1 and 7. 2 and Exhibit B), and to show the Premises to prospective tenants during the twelve (12) months preceding
expiration of the term of this Lease as it may have been extended and at any reasonable time during the Lease Term to show the
Premises to prospective purchasers and mortgagees. In the event Tenant sends a notice alleging the existence of a

 

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dangerous or
unsafe condition, any requirements for prior notice or limitations on Landlord’s access to the Premises contained in this
Lease shall be deemed waived by Tenant so that Landlord may immediately exercise its rights under this Section 16.19 and Section
16.17 in such manner as Landlord deems necessary in its sole discretion to remedy such dangerous or unsafe condition.

 

		16.20	Tenant’s Payments

 

Each and every payment and expenditure, other than
Annual Fixed Rent, shall be deemed to be Additional Rent hereunder, whether or not the provisions requiring payment of such amounts
specifically so state, and shall be payable, unless otherwise provided in this Lease, within ten (10) days after written demand
by Landlord, and in the case of the non-payment of any such amount, Landlord shall have, in addition to all of its other rights
and remedies, all the rights and remedies available to Landlord hereunder or by law in the case of non-payment of Annual Fixed
Rent. Unless expressly otherwise provided in this Lease, the performance and observance by Tenant of all the terms, covenants and
conditions of this Lease to be performed and observed by Tenant shall be at Tenant’s sole cost and expense. If Tenant has
not objected to any statement of Additional Rent which is rendered by Landlord to Tenant within ninety (90) days after Landlord
has rendered the same to Tenant, then the same shall be deemed to be a final account between Landlord and Tenant not subject to
any further dispute. In the event that Tenant shall seek Landlord’s consent or approval under this Lease, then Tenant shall
reimburse Landlord, upon demand, as Additional Rent, for all reasonable costs and expenses, including legal and architectural costs
and expenses, incurred by Landlord in processing such request, whether or not such consent or approval shall be given. Notwithstanding
anything in this Lease to the contrary, if Landlord or any affiliate of Landlord has elected to qualify as a real estate investment
trust (“REIT”), any service required or permitted to be performed by Landlord pursuant to this Lease, the charge or
cost of which may be treated as impermissible tenant service income under the laws governing a REIT, may be performed by a taxable
REIT subsidiary that is affiliated with either Landlord or Landlord’s property manager, an independent contractor of Landlord
or Landlord’s property manager (the “Service Provider”). If Tenant is subject to a charge under this Lease for
any such service, then, at Landlord’s direction, Tenant will pay such charge either to Landlord for further payment to the
Service Provider or directly to the Service Provider, and, in either case, (i) Landlord will credit such payment against Additional
Rent due from Tenant under this Lease for such service, and (ii) such payment to the Service Provider will not relieve Landlord
from any obligation under the Lease concerning the provisions of such service.

 

		16.21	Late Payment

 

If Landlord shall not have received any payment or
installment of Annual Fixed Rent or Additional Rent (the “Outstanding Amount”) on or before the date on which the same
first becomes payable under this Lease (the “Due Date”), the amount of such payment or installment shall incur a late
charge equal to the sum of: (a) five percent (5%) of the Outstanding Amount for administration and bookkeeping costs associated
with the late payment and (b) interest on the Outstanding Amount from the Due Date through and including the date such payment
or installment is received by Landlord, at a rate equal to the lesser of (i) the rate announced by Bank of America, N.A. (or its
successor) from time to time as its prime or base rate (or if such rate is no longer available, a comparable rate reasonably selected
by Landlord), plus two percent (2%), or (ii) the maximum applicable legal rate, if any. Such interest shall be deemed Additional
Rent

 

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and shall be paid by Tenant to Landlord upon demand.

 

		16.22	Counterparts

 

This Lease may be executed in several counterparts,
each of which shall be deemed an original, and such counterparts shall constitute but one and the same instrument.

 

		16.23	Entire Agreement

 

This Lease constitutes the entire agreement between
the parties hereto, Landlord’s managing agent and their respective affiliates with respect to the subject matter hereof and
thereof and supersedes all prior dealings between them with respect to such subject matter, and there are no verbal or collateral
understandings, agreements, representations or warranties not expressly set forth in this Lease. No subsequent alteration, amendment,
change or addition to this Lease shall be binding upon Landlord or Tenant, unless reduced to writing and signed by the party or
parties to be charged therewith.

 

		16.24	Landlord Liability

 

Tenant shall neither assert nor seek to enforce any
claim for breach of this Lease against any of Landlord’s assets other than Landlord’s interest in the Building, and
Tenant agrees to look solely to such interest for the satisfaction of any liability of Landlord under this Lease, it being specifically
agreed that neither Landlord, nor any successor holder of Landlord’s interest hereunder, nor any beneficiary of any Trust
of which any person from time to time holding Landlord’s interest is Trustee, nor any such Trustee, nor any member, manager,
partner, director or stockholder nor Landlord’s managing agent shall ever be personally liable for any such liability. This
paragraph shall not limit any right that Tenant might otherwise have to obtain injunctive relief against Landlord or Landlord’s
successors-in-interest, or to take any other action which shall not involve the personal liability of Landlord, or of any successor
holder of Landlord’s interest hereunder, or of any beneficiary of any trust of which any person from time to time holding
Landlord’s interest is Trustee, or of any such Trustee, or of any manager, member, partner, director or stockholder of Landlord
or of Landlord’s managing agent, to respond in monetary damages from Landlord’s assets other than Landlord’s
interest in said Building, as aforesaid, but in no event shall Tenant have the right to terminate or cancel this Lease or to withhold
rent or to set-off any claim or damages against rent as a result of any default by Landlord or breach by Landlord of its covenants
or any warranties or promises hereunder, except in the case of a wrongful eviction of Tenant from the demised premises (constructive
or actual) by Landlord continuing after notice to Landlord thereof and a reasonable opportunity for Landlord to cure the same.

 

In the event that Landlord shall be determined to
have wrongfully withheld any consent or approval under this Lease, the sole recourse and remedy of the Tenant in respect thereof
shall be to specifically enforce Landlord’s obligation to grant such consent or approval, and in no event shall the Landlord
be responsible for any damages of whatever nature in respect of its failure to give such consent or approval nor shall the same
otherwise affect the obligations of the Tenant under this Lease or act as any termination of this Lease.

 

In no event shall Landlord ever be liable for any
indirect or consequential damages or loss of

 

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profits or the like in connection with this Lease.

 

		16.25	No Partnership

 

The relationship of the parties hereto is that of
landlord and tenant and no partnership, joint venture or participation is hereby created.

 

		16.26	Security Deposit

 

Concurrently with the execution of this Lease, Tenant
shall pay to Landlord a security deposit in the amount of One Hundred Fourteen Thousand Twenty-Three and 88/100 Dollars ($114,023.88)
and Landlord shall hold the same, throughout the Term of this Lease, unless sooner returned to Tenant as provided in this Section
16.26, as security for the performance by Tenant of all obligations on the part of Tenant to be performed under this Lease. Such
deposit shall be in the form of an irrevocable, unconditional, negotiable letter of credit (the “Letter of Credit”).
The Letter of Credit shall (i) be issued by and drawn on a bank reasonably approved by Landlord and at a minimum having a long
term issuer credit rating from Standard and Poor’s Professional Rating Service of A or a comparable rating from Moody’s
Professional Rating Service, (ii) be substantially in the form attached hereto as Exhibit H, (iii) permit one or more draws thereunder
to be made accompanied only by certification by Landlord or Landlord’s managing agent that pursuant to the terms of this
Lease, Landlord is entitled to draw upon such Letter of Credit, (iv) permit transfers at any time without charge, (v) permit presentment
in Boston, Massachusetts and (vi) provide that any notices to Landlord be sent to the notice address provided for Landlord in this
Lease. If the credit rating of the issuer of such Letter of Credit falls below the standard set forth in (i) above or if the financial
condition of such issuer changes in any other material adverse way or if any trustee, receiver or liquidator shall be appointed
for the issuer, Landlord shall have the right to require that Tenant provide a substitute letter of credit that complies in all
respects with the requirements of this Section, and Tenant’s failure to provide the same within thirty (30) days following
Landlord’s written demand therefor shall entitle Landlord to immediately draw upon the Letter of Credit. Any such Letter
of Credit shall be for a term of two (2) years (or for one (1) year if the issuer thereof regularly and customarily only issues
letters of credit for a maximum term of one (1) year) and shall in either case provide for automatic renewals through the date
which is ninety (90) days subsequent to the scheduled expiration of this Lease (as the same may be extended). Any failure or refusal
of the issuer to honor the Letter of Credit shall be at Tenant’s sole risk and shall not relieve Tenant of its obligations
hereunder with regard to the security deposit. Upon the occurrence of any default of Tenant, Landlord shall have the right from
time to time without prejudice to any other remedy Landlord may have on account thereof, to draw on all or any portion of such
deposit held as a Letter of Credit and to apply the proceeds of such Letter of Credit or any cash held as such deposit, or any
part thereof, to Landlord’s damages arising from such default on the part of Tenant under the terms of this Lease. If Landlord
so applies all or any portion of such deposit, Tenant shall within seven (7) days after notice from Landlord deposit cash with
Landlord in an amount sufficient to restore such deposit to the full amount stated in this Section 16.26 While Landlord holds any
cash deposit Landlord shall have no obligation to pay interest on the same and shall have the right to commingle the same with
Landlord’s other funds. Neither the holder of a mortgage nor the Landlord in a ground lease on property which includes the
Premises shall ever be responsible to Tenant for the return or application of any such deposit, whether or not it succeeds to the
position of Landlord hereunder, unless such deposit shall have been received in

 

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hand by such holder or ground Landlord.

 

Tenant not then being in default and having performed
all of its obligations under this Lease, including the payment of all Annual Fixed Rent, Landlord shall return the deposit, or
so much thereof as shall not have theretofore been applied in accordance with the terms of this Section 16.26, to Tenant on the
expiration or earlier termination of the term of this Lease (as the same may have been extended) and surrender possession of the
Premises by Tenant to Landlord in the condition required in the Lease at such time.

 

		16.27	Governing Law

 

This Lease shall be governed exclusively by the provisions
hereof and by the law of The Commonwealth of Massachusetts, as the same may from time to time exist.

 

		16.28	Waiver of Trial by Jury

 

To induce Landlord to enter into this Lease, the Tenant
hereby waives any right to trial by jury in any action, proceeding or counterclaim brought by either Landlord or Tenant on any
matters whatsoever arising out of or any way connected with this Lease, the relationship of the Landlord and the Tenant, the Tenant’s
use or occupancy of the premises and/or any claim of injury or damage, including but not limited to, any summary process eviction
action.

 

		16.29	Electronic Signatures

 

The parties acknowledge and agree that this Lease
may be executed by electronic signature, which shall be considered as an original signature for all purposes and shall have the
same force and effect as an original signature. Without limitation, “electronic signature” shall include faxed versions
of an original signature or electronically scanned and transmitted versions (e.g., via pdf) of an original signature.

 

		16.30	No Air Rights

 

No rights to any view or to light or air over any
property, whether belonging to Landlord or any other person, are granted to Tenant by this Lease. If at any time any windows of
the Premises are temporarily darkened or the light therefrom is obstructed by reason of any repairs, improvements, maintenance
or cleaning in or about the Property, the same shall be without liability to Landlord and without any reduction or diminution of
Tenant’s obligations under this Lease.

 

		16.31	Building or Property Name and Signage

 

(A)       Landlord
shall have the right at any time to change the name of the Building or the Property and to install, affix and maintain any and
all signs on the exterior and on the interior of the Building or the Property as Landlord may desire in its sole discretion. Tenant
shall not use the name of the Building or the Property in advertising or other publicity or for any purpose other than as the address
of the business to be conducted by Tenant in the Premises, without the prior written consent of Landlord, which consent may not
be granted or withheld in Landlord’s sole discretion.

 

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(B)       Landlord
shall provide and install, at Landlord’s expense, directional signage in the elevator lobby on the floor on which the Premises
is located with Tenant’s name and in any Tenant directories in the Building, including the lobby. In addition, Tenant shall
have the right, at its sole cost and expense and subject to Landlord’s right to reasonably approve all graphics (which approval
shall not be unreasonably withheld, conditioned or delayed), to install and maintain a building standard tenant identification
sign on Tenant’s main entry door to the Premises to identify Tenant.

 

[Signature Page Follows]

 

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EXECUTED in two or more counterparts by persons or
officers hereunto duly authorized on the Date set forth in Section 1.1 above.

 

	 	LANDLORD:
	 	 
	 	BP HANCOCK LLC, a Delaware limited liability company
	 	 	 
	 	By:	BOSTON PROPERTIES LIMITED PARTNERSHIP, its sole member and manager

 

	 	By: 	BOSTON PROPERTIES, INC., its general partner

 

	 	By:	/s/ Patrik Mulvihill
	 	Name:	Patrick Mulvihill
	 	Title:	SVP
	 	 	 
	 	TENANT:
	 	 
	 	ADVENT TECHNOLOGIES INC.,
	 	a Delaware corporation
	 	 	 
	 	By:	/s/ James Coffey
	 	Name:	JAMES F COFFEY
	 	Title:	COO & GC
	 	 	Hereunto duly authorized

 

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EXHIBIT A

 

LEGAL DESCRIPTION

 

[***]

 

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EXHIBIT B

 

WORK AGREEMENT

 

		1.1	Condition of Premises

 

Tenant shall accept the Premises on the Commencement
Date in their as-is condition without any obligation on the Landlord’s part to perform any additions, alterations, improvements,
demolition or other work therein or pertaining thereto.

 

		1.2	Quality and Performance of Work

 

All construction work required or permitted by the
Lease shall be done in a good and workmanlike manner and in compliance with all applicable laws, ordinances, rules, regulations,
statutes, by-laws, court decisions, and orders and requirements of all public authorities (“Legal Requirements”) and
all Insurance Requirements (as defined in Section 9.1 of the Lease). All of Tenant’s work shall be coordinated with any work
being performed by or for Landlord and in such manner as to maintain harmonious labor relations. Each party may inspect the work
of the other at reasonable times and shall promptly give notice of observed defects. Each party authorizes the other to rely in
connection with design and construction upon approval and other actions of the party’s behalf by any Construction Representative
of the party named in Section 1.1 of the Lease or any person hereafter designated in substitution or addition by notice to the
party relying. Notwithstanding the notice provisions contained in the Lease, any written notices relating to work being performed
by Landlord or Tenant hereunder may be sent by email to each party’s Construction Representative named in Section 1.1 of
the Lease. Except to the extent to which Tenant shall have given Landlord notice of respects in which Landlord has not performed
Landlord’s construction obligations under this Work Agreement (if any) (i) not later than the end of the sixth (6th)
full calendar month next beginning after the Commencement Date with respect to the heating, ventilating and air conditioning systems
servicing the Premises, and (ii) not later than the third (3rd) full calendar month next beginning after the Commencement
Date with respect to Landlord’s construction obligations under this Work Agreement not referenced in (i) above, Tenant shall
be deemed conclusively to have approved Landlord’s construction and shall have no claim that Landlord has failed to perform
any of Landlord’s obligations under this Work Agreement (if any).

 

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EXHIBIT C

 

LANDLORD SERVICES

 

		I.	CLEANING:

 

Cleaning and janitor services as provided below:

 

		A.	OFFICE AREAS:

 

		Daily:	(Monday through Friday, inclusive, holidays observed by
the cleaning company excepted).

 

		1.	Empty all waste receptacles and ashtrays and remove
waste material from the Premises; wash receptacles as necessary.

 

		2.	Sweep and dust mop all uncarpeted areas using a dust-treated
mop.

 

		3.	Vacuum all rugs and carpeted areas.

 

		4.	Hand dust and wipe clean with treated cloths all horizontal
surfaces, including furniture, office equipment, window sills, door ledges, chair rails, and convector tops, within normal reach.

 

		5.	Wash clean all water fountains and sanitize.

 

		6.	Move and dust under all desk equipment and telephones
and replace same (but not computer terminals, specialized equipment or other materials).

 

		7.	Wipe clean all chrome and other bright work.

 

		8.	Hand dust grill work within normal reach.

 

		9.	Main doors to premises shall be locked and lights
shut off upon completion of cleaning.

 

Weekly:

 

		1.	Dust coat racks and the like.

 

		2.	Spot clean entrance doors, light switches and doorways.

 

Quarterly:

 

		1.	Render high dusting not reached in daily cleaning to include:

 

		a)	dusting all pictures, frames, charts, graphs and similar
wall hangings.

 

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		b)	dusting of all vertical surfaces, such as walls, partitions,
doors and door frames, etc.

 

		c)	dusting all pipes, ducts and moldings.

 

		d)	dusting of all vertical blinds.

 

		e)	dust all ventilating, air conditioning, louvers and
grills.

 

		2.	Spray buff all resilient floors.

 

		B.	LAVATORIES:

 

		Daily:	(Monday through Friday, inclusive, holidays observed
by the cleaning company excepted).

 

		1.	Sweep and damp mop.

 

		2.	Clean all mirrors, powder shelves, dispensers and
receptacles, bright work, flushometers, piping and toilet seat hinges.

 

		3.	Wash both sides of all toilet seats.

 

		4.	Wash all basins, bowls and urinals.

 

		5.	Dust and clean all powder room fixtures.

 

		6.	Empty and clean paper towel and sanitary disposal
receptacles.

 

		7.	Remove waste paper and refuse.

 

		8.	Refill tissue holders, soap dispensers, towel dispensers,
sanitary dispensers; materials to be furnished by Landlord.

 

Monthly:

 

		1.	Machine scrub lavatory floors.

 

		2.	Wash all partitions and tile walls in lavatories.

 

		3.	Dust all lighting fixtures and grills in lavatories.

 

		C.	MAIN LOBBIES, ELEVATORS, STAIRWELLS AND COMMON
                                         CORRIDORS:

 

		Daily:	(Monday through Friday, inclusive, holidays observed
by the cleaning company excepted).

 

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		1.	Sweep and damp mop all floors, empty and clean waste
receptacles, dispose of waste.

 

		2.	Clean elevators, wash or vacuum floors, wipe down
walls and doors.

 

		3.	Spot clean any metal work inside lobbies.

 

		4.	Spot clean any metal work surrounding building entrance
doors.

 

		5.	Sweep all stairwells and dust handrails.

 

Monthly:

 

		1.	All resilient tile floors in public areas to be spray
buffed.

 

		D.	WINDOW CLEANING:

 

All exterior windows shall be washed at a frequency
necessary to maintain a first class appearance.

 

		II.	HVAC:

 

		A.	Heating, ventilating and air conditioning equipment will
be provided with sufficient capacity to accommodate a maximum population density of one (1) person per one hundred fifty (150)
square feet of useable floor area served, and a combined lighting and standard electrical load of 6.0 watts per square foot of
useable floor area. In the event Tenant introduces into the Premises personnel or equipment which overloads the system’s
ability to adequately perform its proper functions, Landlord shall so notify Tenant in writing and supplementary system(s) may
be required and installed by Landlord at Tenant’s expense, if within fifteen (15) days Tenant has not modified its use so
as not to cause such overload.

 

Operating criteria of the basic system shall not be
less than the following:

 

		i)	Cooling season indoor temperature of not in excess
of 73 - 79 degrees Fahrenheit when outdoor temperature is 91 degrees Fahrenheit ambient.

 

		ii)	Heating season minimum room temperature of 68 - 75 degrees
Fahrenheit when outdoor temperature is 6 degrees Fahrenheit ambient.

 

		B.	Landlord shall provide heating, ventilating and air conditioning
as normal seasonal changes may require during Normal Building Operating Hours (8:00 a.m. to 6:00 p.m., Monday through Friday,
legal holidays in all cases excepted).

 

If Tenant shall require air conditioning (during the
air conditioning season) or heating or ventilating during any season outside Normal Building Operating Hours, Landlord shall use
landlord’s best efforts to furnish such services for the area or areas specified by written request of Tenant delivered to
the Building Superintendent or the Landlord before

 

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3:00 p.m. of the business day preceding the extra
usage. For such services, Tenant shall pay Landlord, as Additional Rent, upon receipt of billing, a sum equal to the cost incurred
by Landlord.

 

		III.	ELECTRICAL SERVICES:

 

		A.	Landlord shall provide electric power for a combined
load of 3.0 watts per square foot of useable area for lighting and for office machines through standard receptacles for the typical
office space.

 

		B.	Landlord, at its option, may require separate metering
and direct billing to Tenant for the electric power required for any special equipment (such as computers and reproduction equipment).
Tenant shall be solely responsible for the cost associated with such meter(s) required for Tenant’s special equipment and
installation thereof.

 

		C.	Landlord will furnish and install, at Tenant’s
expense, all replacement lighting tubes, lamps and ballasts required by Tenant.

 

		IV.	ELEVATORS:

 

Provide passenger elevator service.

 

		V.	WATER:

 

Provide tempered water for lavatory purposes and cold
water for drinking, lavatory and toilet purposes.

 

		VI.	CARD ACCESS SYSTEM:

 

Landlord will provide a card access system at one
entry door of the building.

 

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EXHIBIT D

 

FLOOR PLAN

 

[***]

 

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EXHIBIT E

 

FORM OF DECLARATION
AFFIXING THE RENT COMMENCEMENT DATE OF LEASE

 

THIS AGREEMENT made this______  day of ____________________, 20___,
by and between [LANDLORD] (hereinafter “Landlord”) and [TENANT] (hereinafter “Tenant”).

 

WITNESSETH
THAT:

 

1.       This Agreement
is made pursuant to Section [3.1] of that certain Lease dated [date], between Landlord and Tenant (the
“Lease”).

 

2.       It is
hereby stipulated that the Rent Commencement Date occurred on [rent commencement date], (being the “Rent Commencement
Date” under the Lease), and the Lease Term shall end and expire on [expiration date], unless sooner terminated,
as provided for in the Lease.

 

WITNESS the execution hereof by persons hereunto duly
authorized, the date first above written.

 

	 	LANDLORD:
	 	 
	 	[INSERT LL SIGNATURE BLOCK] 
	 	 	 
	 	By: 	 
	 	Name: 	 
	 	Title:	 
	 	 	 
	 	TENANT:
	 	 
	 	[TENANT]
	 	 	 
	 	By: 	 
	 	Name: 	 
	 	Title:	 
	 	 	Hereunto duly authorized

 

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EXHIBIT F

 

PROCEDURE FOR
ADJUSTMENT OF COSTS OF ELECTRIC POWER USAGE BY TENANTS

 

This memo outlines the procedure for adjusting charges
for electric power to office tenants of the Building.

 

		1.	Main electric service will be provided by the local
utility company to a central utility metering center. All charges by the utility will be read from these meters and billed to
and paid by Landlord at rates established by the utility company.

 

		2.	In order to assure that charges for electric service
are allocated among tenants in relation to the relative amounts of electricity used by each tenant, meters (known as “check
meters”) will be used to monitor tenant electric usage. On each office floor there shall be one or more check meter(s) serving
all of the floor, and on multi-tenant floors Landlord may require that the tenants install check meters relating to their premises.
As of the date of this Lease, Landlord has installed a check meter to monitor usage of electricity in the Premises. Also, in the
event that there is located in the Premises a data center containing high density computing equipment, as defined in the U.S.
EPA’s Energy Star® rating system (“Energy Star”), Landlord may, at any time during the Term, require the
installation in accordance with Energy Star of separate metering or check metering equipment (Tenant being responsible for the
costs of any such meter or check meter and the installation and connectivity thereof). Tenant shall directly pay to the utility
all electric consumption on any meter and shall pay to Landlord, as Additional Rent, all electric consumption on any check meter
within thirty (30) days after being billed thereof by Landlord, in addition to other electric charges payable by Tenant under
the Lease.

 

		3.	The Landlord will cause the check meters to be read
periodically by its employees and will perform an analysis of such information for the purpose of determining whether any adjustments
are required to achieve an allocation of the costs of electric service among the tenants in relation to the respective amounts
of usage of electricity for those tenants. For this purpose, the Landlord shall, as far as possible in each case, read the check
meters to determine usage for periods that include one or more entire periods used by the utility company for the reading of the
meters located within the central utility metering center (so that the Landlord may, in its discretion, choose periods that are
longer than those used by the utility company – for example, quarterly, semi-annual or annual periods).

 

		4.	Tenant’s share of electricity shall be determined
by Landlord on the following basis:

 

		a.	The cost of the total amount of electricity supplied
for usage by tenants during the period being measured shall be determined by dividing the total cost of electricity through the
central utility metering center as invoiced by the utility company for the same period by the total amount of kilowatt hour usage
as measured by the meters located within the central utility metering center (herein called “Cost Per Kilowatt Hour”).

 

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		b.	Tenant’s allocable share of electricity costs for
the period (“Tenant Electricity”) shall be determined by multiplying the Cost Per Kilowatt Hour by the number of kilowatt
hours utilized by Tenant for such period as indicated by the check meter(s) for Tenant’s Premises.

 

		c.	Where a floor is occupied by more than one tenant, and
where all of the tenant spaces on such floor are not separately check-metered, the cost of Tenant Electricity for tenant spaces
that are not separately check-metered shall first be determined by the same procedure as set forth in paragraph (b) above (after
subtracting out the usage shown on any check meter that runs off such floor meter), and then the allocable share of each tenant
on that floor whose space is not separately check-metered shall be determined by multiplying the total costs of Tenant Electricity
for that floor by a fraction, the numerator of which is the rentable area leased to such tenant and the denominator of which is
the total rentable area under lease from time to time to tenants on said floor (other than those who are separately check metered);
provided, however, that if the Landlord shall reasonably determine that the cost of electricity furnished to the Tenant at the
Premises exceeds the amount being paid under this Subsection (d), then Landlord shall charge Tenant for such excess and Tenant
shall promptly pay the same upon billing therefor as Additional Rent under the Lease.

 

		d.	Where part or all of the rentable area on a floor has been
occupied for less than all of the period for which adjustments are being made, appropriate and equitable modifications shall be
made to the allocation formula so that each tenant’s allocable share of costs equitably reflects its period of occupancy,
provided that in no event shall the total of all costs as allocated to tenants (or to unoccupied space) be less than the total
cost of Tenant Electricity for said period.

 

		e.	Tenant shall make estimated payments on account of Tenant
Electricity, as reasonably estimated by Landlord, on a monthly basis at the same time and in the same manner as Tenant’s
monthly installments of Annual Fixed Rent.

 

		5.	a.       Tenant shall pay to Landlord Tenant’s allocable
share of Tenant Electricity costs for the period within thirty (30) days after billing therefor.

 

b.       In lieu
of making payments as provided in subsection (a) above, at Landlord’s option, Tenant shall pay to Landlord an amount from
time to time reasonably estimated by Landlord to be sufficient to cover, in the aggregate, a sum equal to the Tenant’s allocable
share of Tenant Electricity costs for each calendar year during the Lease Term. No later than one hundred twenty (120) days after
the end of the first calendar year or fraction thereof ending December 31 and of each succeeding calendar year during the Lease
Term or fraction thereof at the end of the Lease Term, Landlord shall render Tenant a statement in reasonable detail certified
by an officer of Landlord, showing for the preceding calendar year or fraction thereof, as the case may be, the Tenant’s
allocable share of Tenant Electricity costs. Said statement to be rendered to Tenant also shall show

 

    	 	Page 2	 
	 	Exhibit F	 
	 	200 Clarendon Street – Advent Technologies	 

     

    

 

for the preceding year or
fraction thereof, as the case may be, the amounts already paid by Tenant on account of Tenant’s allocable share of Tenant
Electricity costs and the amount of Tenant’s allocable share of Tenant Electricity costs remaining due from, or overpaid
by, Tenant for the year or other period covered by the statement. If such statement shows a balance remaining due to Landlord,
Tenant shall pay same to Landlord on or before the thirtieth (30th) day following receipt by Tenant of said statement.
Any balance shown as due to Tenant shall be credited against Annual Fixed Rent next due, or refunded to Tenant if the Lease Term
has then expired and Tenant has no further obligation to Landlord. Payments by Tenant on account of Tenant’s allocable share
of Tenant Electricity costs shall be deemed Additional Rent and shall be made monthly at the time and in the fashion herein provided
for the payment of Annual Fixed Rent.

 

All costs of electricity billed to Landlord through
the central utility metering center other than the costs of Tenant Electricity allocated pursuant to the procedures established
herein, shall be treated as part of the Operating Expenses for the Building or the Property for purposes of determining the allocation
of those costs.

 

Tenant shall be required to maintain any meter located
within its Premises. Further, Tenant agrees that it will not make any material alteration or material addition to the electrical
equipment and/or appliances in the Premises without the prior written consent of Landlord in each instance first obtained, which
consent will not be unreasonably withheld, and will promptly advise Landlord of any other alteration or addition to such electrical
equipment and/or appliances.

 

    	 	Page 3	 
	 	Exhibit F	 
	 	200 Clarendon Street – Advent Technologies	 

     

    

 

EXHIBIT G

 

LIST OF MORTGAGES

 

none.

 

    	 	Page 1	 
	 	Exhibit G	 
	 	200 Clarendon Street – Advent Technologies	 

     

    

 

EXHIBIT H

FORM OF LETTER
OF CREDIT

[Letterhead of a money center bank acceptable to the
Landlord]

[Please note the tenant on this Letter of Credit must
match the exact tenant entity in the Lease]

 

[date]

[Landlord]

c/o Boston Properties
LP

800 Boylston Street, Suite 1900

Boston, Massachusetts 02199-8103

Attn: Lease Administration, Legal Dept.

Ladies and Gentlemen:

 

We hereby establish our Irrevocable Letter of Credit
and authorize you to draw on us at sight for the account of [Tenant] (“Applicant”), the aggregate amount
of [spell out dollar amount] and [__]/100 Dollars [$__________]. You shall have
the right to make partial draws against this Letter of Credit from time to time.

 

Funds under this Letter of Credit are available to
the beneficiary hereof as follows:

 

Any or all of the sums hereunder may be drawn down
at any time and from time to time from and after the date hereof by [Landlord] (“Beneficiary”) when accompanied
by this Letter of Credit and a written statement signed by an individual purporting to be an authorized agent of Beneficiary, certifying
that such moneys are due and owing to Beneficiary, and a sight draft executed and endorsed by such individual.

 

This Letter of Credit is transferable in its entirety
to any successor in interest to Beneficiary as owner of [Property, Address, City/Town, State]. Should a transfer
be desired, such transfer will be subject to the return to us of this advice, together with written instructions. Any fees related
to such transfer shall be for the account of the Applicant.

 

The amount of each draft must be endorsed on the reverse
hereby by the negotiating bank. We hereby agree that this Letter of Credit shall be duly honored upon presentation and delivery
of the certification specified above.

 

This Letter of Credit shall expire on [Final
Expiration Date].

 

Notwithstanding the above expiration date of this
Letter of Credit, the term of this Letter of Credit shall be automatically renewed for successive, additional one (1) year periods
unless, at lease sixty (60) days prior to any such date of expiration, the undersigned shall give written notice to Beneficiary,
by certified mail, return receipt requested and at the address set forth above or at such other address as may be given to the
undersigned by Beneficiary, that this Letter of Credit will not be renewed.

 

If any instructions accompanying a drawing under this
Letter of Credit request that payment is to be made by transfer to your account with another bank, we will only effect such payment
by fed wire to a U.S. regulated bank, and we and/or such other bank may rely on an account number specified in such instructions
even if the number identifies a person or entity different from the intended payee.

 

This Letter of Credit is governed by the Uniform Customs
and Practice from Documentary Credits (1993 Revision), International Chamber of Commerce Publication 500.

 

Very truly yours,

[Name of Issuing Bank]

 

	By: 	 	 
	Name: 	 	 
	Title:	 	 

 

    	 	Page 1	 
	 	Exhibit H	 
	 	200 Clarendon Street – Advent Technologies	 

     

    

 

EXHIBIT I

 

FORM OF CERTIFICATE
OF INSURANCE

 

[***]

 

    	 	Page 1	 
	 	Exhibit I	 
	 	200 Clarendon Street – Advent Technologies	 

     

    

 

[***]

 

    	 	Page 2	 
	 	Exhibit I	 
	 	200 Clarendon Street – Advent TechnologiesDocument

CHANGE IN CONTROL SEVERANCE AGREEMENT
THIS CHANGE IN CONTROL SEVERANCE AGREEMENT (this "Agreement"), dated as of February 4, 2021 (the "Effective Date"), is made between CNX Resources Corporation, CNX Center, 1000 CONSOL Energy Drive, Canonsburg, Pennsylvania 15317, a Delaware corporation (the "Company"), and Alexander J. Reyes (the "Executive").
WITNESSETH:
WHEREAS, the Executive is a senior executive of the Company and has made and is expected to continue to make major contributions to the short- and long-term profitability, growth and financial strength of the Company;
WHEREAS, the Board of Directors of the Company (the "Board") recognizes that, as is the case with many publicly held corporations, the possibility of a Change in Control (as defined below) exists and that such possibility, and the uncertainty and questions which it may raise among management, may result in the departure or distraction of key management personnel to the detriment of the Company and its stockholders;
WHEREAS, the Board has determined that appropriate steps should be taken to reinforce and encourage the continued attention and dedication of members of the Company's management, including the Executive, to their assigned duties without distraction in the face of potentially disturbing circumstances arising from the possibility of a Change in Control;
WHEREAS, in consideration of the Executive's continued employment with the Company and the Executive's agreement to waive certain rights he may have to receive severance compensation and benefits under any applicable Company severance plan or policy, as set forth below, the Company desires to provide the Executive with certain compensation and benefits set forth in this Agreement in order to ameliorate the financial and career impact on the Executive in the event the Executive's employment with the Company is terminated for a reason related to a Change in Control; and
WHEREAS, the Executive agrees to waive any rights he may have under any Company severance plan, policy or other agreement with respect to severance compensation and benefits in the event the Executive's employment with the Company is terminated as the result of an Involuntary Termination Associated With a Change in Control (as defined below).
NOW, THEREFORE, in consideration of the foregoing and the mutual covenants and agreements hereinafter set forth and intending to be legally bound hereby, the Company and the Executive agree as follows:
1.Certain Defined Terms.  In addition to terms defined elsewhere herein, the following terms have the following meanings when used in this Agreement with initial capital letters:
(a)"Base Pay" means the greater of (i) the Executive's annual base salary rate, exclusive of bonuses, commissions and other Incentive Pay, as in effect immediately preceding the Executive's Termination Date, or (ii) the Executive's annual base salary rate, exclusive of bonuses, commissions and other Incentive Pay, as in effect immediately prior to the Change in Control.

(b)"Board" means the Board of Directors of the Company.  If the Executive is also a member of the Board, then in the case of any provision hereof that requires action by, or a determination of, the Board in connection with this Agreement, it is understood that such provision refers to the members of the Board other than the Executive.
(c)"Cause" means a determination by the Board that the Executive has committed any of the following acts:
(i)the Executive has been convicted of, or the Executive has pleaded guilty or nolo contendere to, (A) any felony, or (B) any misdemeanor involving fraud, embezzlement or theft; or
(ii)the Executive has wrongfully disclosed material confidential information of the Company or any Subsidiary, has intentionally violated any material express provision of the Company's code of conduct for executives and management employees (as in effect on the date of the Change in Control), or has intentionally failed or refused to perform any of his material assigned duties for the Company; and any such failure or refusal has been demonstrably and materially harmful to the Company.
Notwithstanding the foregoing, the Executive will not be deemed to have been terminated for "Cause" under this subsection (ii) unless and until there has been delivered to the Executive a copy of a resolution duly adopted by the affirmative vote of not less than the majority of the members of the Board plus one member, finding that, in the good faith opinion of the Board, the Executive has committed an act constituting "Cause," as herein defined, and specifying the particulars thereof in detail.  Prior to any such determination, the Executive shall be provided with reasonable notice of such pending determination and the Executive, together with his counsel (if the Executive chooses to have counsel present at such meeting), shall be provided with the opportunity to be heard before the Board makes any such determination.  Nothing herein will limit the right of the Executive or his beneficiaries to contest the validity or propriety of any such determination.
(d)"Change in Control" means the occurrence of any of the following events:
(i)the acquisition after the date hereof by any individual, entity or group (within the meaning of section 13(d)(3) or 14(d)(2) of the Exchange Act) (a "Person") of beneficial ownership (within the meaning of Rule 13d-3 promulgated under the Exchange Act) of more than 25% of the combined voting power of the then outstanding Voting Stock of the Company; provided, however, that for purposes of this Section 1(d)(i), the following acquisitions will not constitute a Change in Control:  (A) any issuance of Voting Stock of the Company directly from the Company that is approved by the Incumbent Board (as defined in Section 1(d)(ii), below), (B) any acquisition by the Company of Voting Stock of the Company, (C) any acquisition of Voting Stock of the Company by any employee benefit plan (or related trust) sponsored or maintained by the Company or any Subsidiary, (D) any acquisition of Voting Stock of the Company by an underwriter holding securities of the Company in connection with a public offering thereof, or (E) any acquisition of Voting Stock of the Company by any Person pursuant to a Business Combination that complies with clauses (A), (B) and (C) of Section 1(d)(iii), below; or
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(ii)individuals who constitute the Board as of the Effective Date (the "Incumbent Board," as modified by this Section 1(d)(ii)), cease for any reason to constitute at least a majority of the Board; provided, however, that any individual becoming a Director subsequent to such date whose election, or nomination for election by the Company's stockholders, was approved by a vote of at least two-thirds of the Directors then comprising the Incumbent Board (either by a specific vote or by approval of the proxy statement of the Company in which such person is named as a nominee for director, without objection to such nomination) will be deemed to have then been a member of the Incumbent Board, but excluding, for this purpose, any such individual whose initial assumption of office occurs as a result of an actual or threatened election contest with respect to the election or removal of Directors or other actual or threatened solicitation of proxies or consents by or on behalf of a Person other than the Board; or
(iii)consummation of a reorganization, merger or consolidation of the Company or a direct or indirect wholly owned subsidiary thereof, a sale or other disposition (whether by sale, taxable or nontaxable exchange, formation of a joint venture or otherwise) of all or substantially all of the assets of the Company, or other transaction involving the Company (each, a "Business Combination"), unless, in each case, immediately following such Business Combination, (A) all or substantially all of the individuals and entities who were the beneficial owners of Voting Stock of the Company immediately prior to such Business Combination beneficially own, directly or indirectly, more than 50% of the combined voting power of the then outstanding shares of Voting Stock of the entity resulting from such Business Combination or any direct or indirect parent corporation thereof (including, without limitation, an entity which as a result of such transaction owns the Company or all or substantially all of the Company's assets either directly or through one or more subsidiaries), (B) no Person other than the Company beneficially owns 25% or more of the combined voting power of the then outstanding shares of Voting Stock of the entity resulting from such Business Combination or any direct or indirect parent corporation thereof (disregarding all "acquisitions" described in subsections (A) - (C) of Section 1 (d)(i)), and (C) at least a majority of the members of the Board of Directors of the entity resulting from such Business Combination or any direct or indirect parent corporation thereof were members of the Incumbent Board at the time of the execution of the initial agreement or of the action of the Board providing for such Business Combination; or
(iv)approval by the stockholders of the Company of a complete liquidation or dissolution of the Company, except pursuant to a Business Combination that complies with clauses (A), (B) and (C) of Section 1(d)(iii).
(e)"COBRA" means the Consolidated Omnibus Budget Reconciliation Act of 1986, as amended.
(f)"Code" means the Internal Revenue Code of 1986, as amended.
(g)"Consultancy Period" and "Consultancy Position" shall have the respective meanings assigned to those terms in Section 2(d) hereof.
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(h)"Constructive Termination Associated With a Change in Control" means the termination of the Executive's employment with the Company by the Executive as a result of the occurrence without the Executive's written consent of one of the following events:
(i)a material adverse change in the Executive's position with the Company and/or a Subsidiary (or any successor thereto by operation of law or otherwise) (but excluding any loss of any position with a Subsidiary with respect to which the Executive is not separately compensated) as compared to the Executive's position with the Company (and/or a Subsidiary) immediately prior to the Change in Control;
(ii)(A) a material reduction in the Executive's annual base salary rate, exclusive of bonuses, commissions and other Incentive Pay, as in effect immediately prior to the Change in Control; (B) a material reduction in the Executive's Target Bonus opportunity in effect immediately prior to the Change in Control; or (C) a material reduction in the level of Employee Benefits provided to the Executive immediately prior to the Change in Control (excluding any reduction that is generally applicable to all or substantially all salaried Company employees);
(iii) a material adverse change in circumstances has occurred following a Change in Control, including, without limitation, a material change in the scope of the business or other activities for which the Executive was responsible immediately prior to the Change in Control, which has rendered the Executive unable to carry out, has materially hindered the Executive's performance of, or has caused the Executive to suffer a material reduction in, any of the authorities, powers, functions, responsibilities or duties attached to the position held by the Executive immediately prior to the Change in Control; a good faith determination by the Executive (that a material adverse change has occurred) will be conclusive and binding upon the parties hereto unless otherwise shown by the Company to be not in good faith);
(iv)in connection with the liquidation, dissolution, merger, consolidation or reorganization of the Company or transfer of all or substantially all of its business and/or assets, the Company breached this Agreement by not requiring the successor or successors (by liquidation, merger, consolidation, reorganization, transfer or otherwise) to which all or substantially all of its business and/or assets have been transferred (by operation of law or otherwise) to assume all duties and obligations of the Company under this Agreement pursuant to Section 14(a); or
(v)the relocation of the Executive's principal work location (other than in connection with a relocation contemplated by the Company as of the date hereof or pursuant to organizational changes in accordance with past practice) to a location that increases the Executive's normal work commute by fifty (50) miles or more as compared to the Executive's normal work commute immediately prior to the Change in Control, or that the Executive's required travel away from his office in the course of discharging his responsibilities or duties of his job is materially increased as compared to that which was required of the Executive in any of the three (3) full years immediately prior to the Change in Control.
Without limiting the generality or effect of the foregoing, the Executive shall have no right to terminate employment in a Constructive Termination Associated With a Change in Control in 
4

connection with an event described above unless (A) the Executive provides written notice to the Company within one month of the occurrence of such event that identifies such event with particularity, and (B) the Company fails to correct such event within thirty (30) days after receipt of such notice from the Executive, and (C) such termination must occur within sixty (60) days after the expiration of the failure of the Company to correct the event.
In no event shall the termination of the Executive's employment with the Company on account of the Executive's death or Disability or because the Executive engaged in conduct constituting Cause be deemed to be a Constructive Termination Associated With a Change in Control.
(i)"Disability" means the Executive becomes permanently disabled within the meaning of, and begins actually to receive disability benefits pursuant to, the long-term disability plan in effect for, or applicable to, the Executive.
(j)"Employee Benefits" means the perquisites, benefits and service credit for benefits as provided under any and all employee retirement income and welfare benefit policies, plans, programs or arrangements in which the Executive is entitled to participate, including, without limitation, any stock option, performance share, performance unit, stock purchase, stock appreciation, savings, pension, supplemental executive retirement, or other retirement income or welfare benefit, deferred compensation, incentive compensation, group or other life, health, medical/hospital or other insurance (whether funded by actual insurance or self-insured by the Company or a Subsidiary), disability, salary continuation, expense reimbursement and other employee benefit policies that may exist as of a Change in Control or any successor policies, plans or arrangements that provide substantially similar perquisites or benefits.
(k)"Exchange Act" means the Securities Exchange Act of 1934, as amended.
(l)"Incentive Pay" means the greater of:  (i) the Executive's Target Bonus for which the Executive was eligible during the period that includes the Termination Date, or (ii) the average of the annual bonuses paid by the Company to the Executive for the three years prior to the year that includes the Termination Date.  For purposes of this definition, "Target Bonus" means 100% of the amount established under the CNX Resources Corporation Executive Annual Incentive Plan, and any other annual bonus, applicable incentive, commission or other sales incentive compensation, or comparable incentive payment opportunity which, in the sole discretion of the Company, is deemed to constitute a Target Bonus, in addition to Base Pay, for which the Executive was eligible to receive, but did not receive prior to his Termination Date, in regard to services rendered in the year covered by the Executive's Termination Date and which is to be made pursuant to any bonus, incentive, profit-sharing, performance, discretionary pay or similar agreement, policy, plan, program or arrangement (whether or not funded) of the Company or a Subsidiary, or any successor thereto.  For purposes of this definition, "Incentive Pay" does not include any stock option, stock appreciation, stock purchase, restricted stock, the CNX Resources Corporation Long-Term Incentive Programs or similar plan, program, arrangement or grant, one time bonus or payment (including, but not limited to, any sign-on bonus), any amounts contributed by the Company for the benefit of the Executive to any qualified or nonqualified deferred compensation plan, whether or not provided under an arrangement described in the prior sentence, or any amounts designated by the parties as amounts other than Incentive Pay.  
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(m)"Involuntary Termination Associated With a Change in Control" means the termination of the Executive's employment related to a Change in Control:  (i) involuntarily by the Company for any reason other than Cause, the Executive's death or the Executive's Disability, or (ii) on account of a Constructive Termination Associated With a Change in Control.
(n)"Restricted Business" means any business function with a direct competitor of the Company that is substantially similar to the business function performed by the Executive with the Company immediately prior to his Termination Date.
(o)"Restricted Territory" means the counties, towns, cities or states of any country in which the Company operates or does business.
(p)"Subsidiary" means any Company controlled affiliate.
(q)"Termination Date" means the last day of the Executive's employment with the Company.
(r)"Termination of Employment" means, except as provided in the following sentence and subject to the provisions of Section 19(b), the termination of the Executive's active employment relationship with the Company on account of an Involuntary Termination Associated With a Change in Control.  For purposes of the non-solicitation provision of Section 10 of this Agreement, the term "Termination of Employment" shall mean the termination of the Executive's employment relationship with the Company for any reason.
(s)"Voting Stock" means securities entitled to vote generally in the election of directors.
2.Termination Associated With a Change in Control.
(a)Involuntary Termination Associated With a Change in Control.  In the event the Executive's employment is terminated after, or in connection with, a Change in Control, on account of (i) an Involuntary Termination Associated With a Change in Control within the two year period after the Change in Control, or (ii) an involuntary termination by the Company (other than for Cause or due to the Executive's death or Disability) that (A) occurs not more than three (3) months prior to the date on which a Change in Control occurs, or (B) is requested by a third party who initiates a Change in Control, the Executive shall be entitled to the benefits provided in subsection (b) of this Section 2.  For purposes of subsection 2(a)(ii)(B) above, to be eligible to receive amounts described in Section 2(b) below, a Change in Control must be consummated within the twelve (12) month period following the Executive's Termination Date, except in circumstances pursuant to which the consummation of the Change in Control is delayed, through no failure of the Company or the third person, by a governmental or regulatory authority or agency with jurisdiction over the matter, or as a result of other similar circumstances where a third party approval is necessary and is delayed.  In such a circumstance, the remainder of the twelve (12) month period shall be tolled and shall recommence upon termination of the delaying event.
(b)Compensation and Benefits Upon Involuntary Termination Associated With a Change in Control.  In the event a termination described in subsection (a) of this Section 2 occurs, and 
6

subject to the Executive’s compliance with the provisions of Section 4 hereof, the Company shall pay and provide to the Executive after his Termination Date:
(i)A lump sum cash payment equal to (A) one and one-half (1.5) times Base Pay, plus (B) one and one-half (1.5) times Incentive Pay.
(ii)The Executive shall receive a pro rated payment of his Incentive Pay for the year in which his Termination of Employment occurs.  The pro rated payment shall be based on the Executive's Incentive Pay as of the Executive's Termination Date, multiplied by a fraction, the numerator of which is the number of days during which the Executive was employed by the Company in the year of his termination and the denominator of which is 365.
(iii)For the 18 month period immediately following the Date of Termination or, if later, the closing dates for the Change in Control: 
(A)    If the Executive elects COBRA Continuation Coverage, the Executive shall continue to participate in all medical, dental and vision insurance plans he was participating in on the Termination Date, and the Company shall pay the applicable premium.  During the applicable period of coverage described in the foregoing sentences, the Executive shall be entitled to benefits on substantially the same basis and cost as would have otherwise been provided had the Executive not separated from service.  To the extent that such benefits are available under the above-referenced benefit plans and the Executive had such coverage immediately prior to termination of employment, such continuation of benefits for the Executive shall also cover the Executive's dependents for so long as the Executive is receiving benefits under this paragraph (iii).  The COBRA Continuation Period for medical and dental insurance under this paragraph (iii) shall be deemed to run concurrent with the continuation period federally mandated by COBRA (generally 18 months), or any other legally mandated and applicable federal, state, or local coverage period for benefits provided to terminated employees under the health care plan.  For purposes of this Agreement, "COBRA" means the Consolidated Omnibus Budget Reconciliation Act of 1985, as amended; and "COBRA Continuation Period" shall mean the continuation period for medical and dental insurance to be provided under the terms of this Agreement which shall commence on the first day of the calendar month following the month in which the date of termination falls and generally shall continue for an 18 month period.
(iv)If the Executive would have been eligible for post-retirement medical and dental coverage had he retired from employment during the period of 18 months following his Termination Date, but is not so eligible as the result of his termination, then, at the conclusion of the benefit continuation period described in (iii) above, the Company shall take all commercially reasonable efforts to provide the Executive with additional continued group medical and dental coverage comparable to that which would have been available to him from time to time under the Company's post-retirement medical and dental benefit program, for as long as such coverage would have been available under such program.  It is specifically acknowledged by the Executive that if such coverage is provided under a Company sponsored self insured plan, it will be provided on an after-tax basis and the Executive will have income imputed to him annually equal to the fair market value of the premium.  If this coverage cannot be provided by the Company, (or 
7

where such continuation would adversely affect the tax status of the plan pursuant to which the coverage is provided), then as an alternative, the Company will reimburse the Executive in lieu of such coverage an amount equal to the Executive's actual and reasonable after-tax cost of continuing comparable coverage.
Reimbursement to the Executive pursuant to subsections (iii) or (iv) above will be available only to the extent that (1) such expense is actually incurred for any particular calendar year and reasonably substantiated; (2) reimbursement shall be made no later than the end of the calendar year following the year in which such expense is incurred by the Executive; (3) no reimbursement provided for any expense incurred in one taxable year will affect the amount available in another taxable year; and (4) the right to this reimbursement is not subject to liquidation or exchange for another benefit.  Notwithstanding the foregoing, under subsection (iii), no reimbursement will be provided for any expense incurred following the 18 months or for any expense which relates to coverage after such date.
(v)A lump sum cash payment equal to the total amount that the Executive would have received under the Company's 401(k) plan as a Company match if the Executive was eligible to participate in the Company's 401(k) plan for the 18 month period after his Termination Date and he contributed the maximum amount to the plan for the match.  Such amount shall be determined based on the assumption that the Executive would have received annual Base Pay plus Incentive Pay during such period in the amounts set forth in Sections 2(b)(i) and (ii) above.
(vi)A lump sum cash payment equal to the difference between the present value of the Executive's accrued pension benefits at his Termination Date under the Company's qualified defined benefit plan and (if eligible) any plan or plans sponsored by the Company providing nonqualified retirement benefits (which currently includes the CNX Resources Corporation Defined Contribution Restoration Plan) (the qualified and nonqualified plans together being referred to as the "pension plans") and the present value of the accrued pension benefits to which the Executive would have been entitled under the pension plans if the Executive had continued participation in those plans for the 18 month period after his Termination Date.  Such amount shall be determined based on the assumption that the Executive would have received annual Base Pay plus Incentive Pay during such period in the amounts set forth in Sections 2(b)(i) and (ii) above.
(vii)A lump sum cash payment of $25,000 in order to cover the cost of outplacement assistance services for the Executive and other expenses associated with seeking another employment position.
(viii)The Executive shall receive any amounts earned, accrued or owing but not yet paid to the Executive as of his Termination Date, payable in a lump sum, and any benefits accrued or earned in accordance with the terms of any applicable benefit plans and programs of the Company.
(ix)All payments under this subsection 2(b) will be made in a lump sum no later than 60 days after the date of termination (or, if later, the closing date of the Change in Control, as 
8

applicable); provided, however, that the benefits due under subsections (iii) and (iv) shall be provided as specified thereunder.
(c)Vesting of Equity Rights.  Notwithstanding any provision to the contrary in any applicable plan, program or agreement, upon the occurrence of a Change in Control, all stock options, stock appreciation rights, restricted stock, restricted stock units and other equity rights held by the Executive will become fully vested and/or exercisable, as the case may be, on the date on which the Change in Control occurs, and all stock options or stock appreciation rights held by the Executive shall remain exercisable for the period set forth in the award agreement covering the options or rights.
(d)Consultancy Period Option.  In the case of any Involuntary Termination Associated With a Change in Control, the Company may, in its sole discretion, elect to require reasonable cooperation from the Executive following the Executive's Termination Date for a period (the "Consultancy Period") not to exceed 18 months.  In the event that the Company so elects, the Executive shall, during the pendency of the Consultancy Period, be available from time to time, at the request of the Company's Chairman of the Board or Chief Executive Officer, to provide advice and assistance concerning (i) the transition of the Executive's duties and responsibilities to any successor to his position, and (ii) any other matters concerning the Company's corporate, business and financial affairs which are consistent with the Executive's expertise and experience.  Such advice and assistance may, at the Executive's option, be provided either in person or by telephone or videoconference.  In no event shall the Company request, nor shall the Executive be required to provide more than five (5) hours of consulting services per work week, nor to provide such services other than during normal Company business hours.  The Executive shall be reimbursed by the Company for any reasonable expenses incurred in connection with the performance of such services, subject to compliance with the Company's standard policies and procedures regarding reimbursement of expenses.  The Executive shall be permitted, during the Consultancy Period, to engage in other business and personal activities; provided, that such activities are not inconsistent with the Executive's duties under Sections 9 and 10 hereof.
3.Termination of Employment on Account of Disability, Cause or Death.  Notwithstanding anything in this Agreement to the contrary, if the Executive's employment terminates on account of Disability, the Executive shall be entitled to receive disability benefits under any disability program maintained by the Company that covers the Executive, and the Executive shall not be considered to have terminated employment under this Agreement and shall not receive benefits pursuant to Section 2 hereof.  If the Executive's employment terminates on account of Cause or because of his death, the Executive shall not be considered to have terminated employment under this Agreement and shall not receive benefits pursuant to Section 2 hereof.
4.Release.  To receive the consideration described in Sections 2(b) of this Agreement, the Executive must sign a Separation of Employment and General Release Agreement, substantially in the form attached hereto as Annex A (the "Release"), deliver the signed Release to the Company’s General Counsel within thirty (30) days after the Termination Date (unless a longer period is required by law), and not revoke the Release within the seven-day revocation period provided for in the Release.
5.Enforcement.  Without limiting the rights of the Executive at law or in equity, if the Company fails to make any payment or provide any benefit required to be made or provided hereunder on a timely basis, the Company will pay interest on the amount or value thereof at an annualized rate of 
9

interest equal to the so-called composite "prime rate" as quoted from time to time during the relevant period in the Eastern Edition of The Wall Street Journal.  Such interest will be payable as it accrues on demand.  Any change in such prime rate will be effective on and as of the date of such change.
6.Limit on Payments by the Company.
(a)The provisions of this Section 6 shall apply notwithstanding anything in this Agreement or any other agreement to the contrary.  In the event that it shall be determined that any payment or distribution by the Company to or for the benefit of the Executive, whether paid or payable or distributed or distributable pursuant to the terms of this Agreement or otherwise (a "Payment"), would constitute an "excess parachute payment" within the meaning of Section 280G of the Code, Company will apply a limitation on the Payment amount as set forth below (a "Parachute Cap") as follows:  The aggregate present value of the Payments under Section 2(b) of this Agreement ("Agreement Payments") shall be reduced (but not below zero) to the Reduced Amount; provided, however, that any such reduction shall be applied to Agreement Payments that do not constitute deferred compensation and are exempt or otherwise excepted from coverage under Section 409A (but excluding stock options or other stock rights).  The "Reduced Amount" shall be an amount expressed in present value which maximizes the aggregate present value of Agreement Payments without causing any Payment to be subject to the limitation of deduction under Section 280G of the Code.  For purposes of this Section 6, "present value" shall be determined in accordance with Section 280G(d)(4) of the Code.
(b)Except as set forth in the next sentence, all determinations to be made under this Section 6 shall be made by the nationally recognized independent public accounting firm used by the Company immediately prior to the Change in Control ("Accounting Firm"), which Accounting Firm shall provide its determinations and any supporting calculations to the Company and the Executive within ten (10) days of the Executive's Termination Date.  The value of the Executive's non-competition covenant under Section 10(a) of this Agreement shall be determined by independent appraisal by a nationally-recognized business valuation firm acceptable to both the Executive and the Company, and a portion of the Agreement Payments shall, to the extent of that appraised value, be specifically allocated as reasonable compensation for such non-competition covenant and shall not be treated as a parachute payment.  Any such determination by the Accounting Firm shall be binding upon the Company and the Executive.
(c)All of the fees and expenses of the Accounting Firm in performing the determinations referred to in this Section 6 shall be borne solely by the Company.
7.No Mitigation Obligation.  The Company hereby acknowledges that it will be difficult and may be impossible for the Executive to find reasonably comparable employment following the Termination Date.  Accordingly, the payment of the severance compensation by the Company to the Executive in accordance with the terms of this Agreement is hereby acknowledged by the Company to be reasonable, and the Executive will not be required to mitigate the amount of any payment provided for in this Agreement by seeking other employment or otherwise, nor will any profits, income, earnings or other benefits from any source whatsoever create any mitigation, offset, reduction or any other obligation on the part of the Executive hereunder or otherwise. Notwithstanding anything to the contrary contained herein, as a condition to accepting benefits provided hereunder, the Executive will be required to waive, 
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and will be deemed to have waived, any other right or entitlement to severance or termination benefits from the Company or its Subsidiaries.
8.Legal Fees and Expenses.  In the event of a Change in Control, it is the intent of the Company that the Executive not be required to incur legal fees and the related expenses associated with the interpretation, enforcement or defense of the Executive's rights under this Agreement by litigation or otherwise because the cost and expense thereof would detract from the benefits intended to be extended to the Executive hereunder.  Accordingly, if a Change in Control occurs and it should appear to the Executive that the Company has failed to comply with any of its obligations under this Agreement or in the event that the Company or any other person takes or threatens to take any action to declare this Agreement void or unenforceable, or institutes any litigation or other action or proceeding designed to deny, or to recover from, the Executive the benefits provided or intended to be provided to the Executive under Section 2 of this Agreement, the Company irrevocably authorizes the Executive from time to time to retain counsel of the Executive's choice, at the expense of the Company as hereafter provided, to advise and represent the Executive in connection with any such interpretation, enforcement or defense, including without limitation the initiation or defense of any litigation or other legal action, whether by or against the Company or any Director, officer or employee of the Company, in any jurisdiction.  Notwithstanding any existing or prior attorney-client relationship between the Company and such counsel, the Company irrevocably consents to the Executive's entering into an attorney-client relationship with such counsel, and in that connection, the Company and the Executive agree that a confidential relationship will exist between the Executive and such counsel. Without respect to whether the Executive prevails, in whole or in part, in connection with any of the foregoing, the Company will pay and be solely financially responsible for any and all reasonable attorneys' and related fees and expenses incurred by the Executive in connection with any of the foregoing; provided that, in regard to such matters, the Executive has not acted frivolously, in bad faith or with no colorable claim of success. Such fees and expenses will be paid by the Company as they are incurred by the Executive, but in no event later than the end of the Executive's taxable year following the Executive's taxable year in which the Executive incurs the fees and expenses.  In addition, no reimbursement provided for any expense incurred in one taxable year will affect the amount available in another taxable year, and the right to this reimbursement is not subject to liquidation or exchange for another benefit.
9.Confidentiality.  The Executive hereby covenants and agrees that, except as specifically requested or directed by the Company, he will not disclose to any person not employed by the Company, or use in connection with engaging in competition with the Company, any confidential or proprietary information (as defined below) of the Company.  For purposes of this Agreement, the term "confidential or proprietary information" will include all information of any nature and in any form that is owned by the Company and that is not publicly available (other than by the Executive's breach of this Section 9) or generally known to persons engaged in businesses similar or related to those of the Company.  Confidential or proprietary information will include, without limitation, the Company's financial matters, customers, employees, industry contracts, strategic business plans, product development (or other proprietary product data), marketing plans, consulting solutions and processes, and all other secrets and all other information of a confidential or proprietary nature which is protected by the Uniform Trade Secrets Act.  For purposes of the preceding two sentences, the term "Company" will also include any Subsidiary (collectively, the "Restricted Group").  The foregoing obligations imposed by this Section 9 will not apply (i) in the course of the business of and for the benefit of the Company, (ii) if such 
11

confidential or proprietary information has become, through no fault of the Executive, generally known to the public, or (iii) if the Executive is required by law to make disclosure (after giving the Company notice and an opportunity to contest such requirement). 
Notwithstanding the foregoing, nothing in this Agreement restricts or prohibits the Executive from reporting possible violations of law or regulation to any governmental agency or entity, including but not limited to the Department of Justice, the Securities and Exchange Commission, the Congress, and any agency Inspector General, or from making other disclosures that are protected under state or federal law or regulation.  The Executive does not need the prior authorization of the Company to make such reports or disclosures.  The Executive is not required to notify the Company that the Executive has made any such reports or disclosures.
10.Covenants Not to Compete and Not to Solicit.  In the event of the Executive's Termination of Employment, the Company's obligations to provide the payments and benefits set forth in Section 2 shall be expressly conditioned upon the Executive's compliance with the covenants not to compete and not to solicit as provided herein.  In the event the Executive breaches his obligations to the Company as provided herein, the Company's obligations to provide the payments and benefits set forth in Section 2 shall cease, without prejudice to any other remedies that may be available to the Company.
(a)Covenant Not to Compete.  If the Executive is receiving payments and benefits under Section 2 above (or subsequently becomes entitled thereto because of a termination described in Section 2(a)(ii)), then, for a period of one (1) year following the Executive's Termination Date, the Executive shall not directly or indirectly engage in (whether as an employee, consultant, proprietor, partner, director or otherwise), or have any ownership interest in, or participate in a financing, operation, management or control of, any person, firm, corporation or business that is a Restricted Business in a Restricted Territory without the prior written consent of the Board.  For this purpose, ownership of no more than 5% of the outstanding Voting Stock of a publicly traded corporation shall not constitute a violation of this provision.
(b)Covenant Not to Solicit.  If the Executive is receiving payments and benefits under Section 2 above (or subsequently becomes entitled thereto because of a termination described in Section 2(a)(ii)), then, for a period of two (2) years following the Executive's Termination Date, the Executive shall not:  (i) solicit, encourage or take any other action which is intended to induce any other employee of the Company to terminate his employment with the Company; or (ii) interfere in any manner with the contractual or employment relationship between the Company and any such employee of the Company.  The foregoing shall not prohibit the Executive or any entity with which the Executive may be affiliated from hiring a former employee of the Company; provided, that such hiring results exclusively from such former employee's affirmative response to a general recruitment effort.
(c)Interpretation.  The covenants contained herein are intended to be construed as a series of separate covenants, one for each county, town, city and state or other political subdivision of a Restricted Territory.  Except for geographic coverage, each such separate covenant shall be deemed identical in terms to the covenant contained in the preceding subsections.  If, in any judicial proceeding, the court shall refuse to enforce any of the separate covenants (or any part thereof) deemed included in such subsections, then such unenforceable covenant (or such part) shall be deemed to be eliminated from 
12

this Agreement for the purpose of those proceedings to the extent necessary to permit the remaining separate covenants (or portions thereof) to be enforced.
(d)Reasonableness.  In the event that the provisions of this Section 10 shall ever be deemed to exceed the time, scope or geographic limitations permitted by applicable laws, then such provisions shall be reformed to the maximum time, scope or geographic limitations, as the case may be, permitted by applicable laws.
11.Employment Rights.  Nothing expressed or implied in this Agreement will create any right or duty on the part of the Company or the Executive to have the Executive remain in the employment of the Company or any Subsidiary prior to or following any Change in Control.
12.Withholding of Taxes.  The Company may withhold from any amounts payable under this Agreement all federal, state, city or other taxes as the Company is required to withhold pursuant to any applicable law, regulation or ruling.
13.Term of Agreement.  The term of this Agreement shall commence on the Effective Date hereof and shall continue until December 31, 2019; provided, however, that commencing on January 1, 2020, and each January 1 thereafter, the term of this Agreement shall automatically be extended until the following December 31, unless the Company gives notice not later than October 31 of the preceding year that it does not wish to extend this Agreement; and provided, further, that regardless of any such notice by the Company, this Agreement shall continue in effect for a period of 18 months beyond the term provided herein if a Change in Control occurs during the period that this Agreement is in effect.
14.Successors and Binding Agreement.
(a)The Company will require any successor (whether direct or indirect, by purchase, merger, consolidation, reorganization or otherwise) to all or substantially all of the business or assets of the Company, by agreement in form and substance reasonably satisfactory to the Executive, expressly to assume and agree to perform this Agreement in the same manner and to the same extent the Company would be required to perform if no such succession had taken place.  This Agreement will be binding upon and inure to the benefit of the Company and any successor to the Company, including without limitation any persons acquiring directly or indirectly all or substantially all of the business or assets of the Company whether by purchase, merger, consolidation, reorganization or otherwise (and such successor will thereafter be deemed the "Company" for the purposes of this Agreement), but will not otherwise be assignable, transferable or delegable by the Company.
(b)This Agreement will inure to the benefit of and be enforceable by the Executive's personal or legal representatives, executors, administrators, successors, heirs, distributees and legatees.  This Agreement will supersede the provisions of any employment or other agreement between the Executive and the Company that relate to any matter that is also the subject of this Agreement, and such provisions in such other agreements will be null and void.
(c)This Agreement is personal in nature and neither of the parties hereto will, without the consent of the other, assign, transfer or delegate this Agreement or any rights or obligations hereunder except as expressly provided in Sections 14(a) and (b).  Without limiting the generality or 
13

effect of the foregoing, the Executive's right to receive payments hereunder will not be assignable, transferable or delegable, whether by pledge, creation of a security interest, or otherwise, other than by a transfer by the Executive's will or by the laws of descent and distribution and, in the event of any attempted assignment or transfer contrary to this Section 14(c), the Company will have no liability to pay any amount so attempted to be assigned, transferred or delegated.
15.Notices.  For all purposes of this Agreement, all communications, including without limitation, notices, consents, requests or approvals, required or permitted to be given hereunder will be in writing and will be deemed to have been duly given when hand delivered or dispatched by electronic facsimile transmission (with receipt thereof orally confirmed by the recipient), or five (5) business days after having been mailed by United States registered or certified mail, return receipt requested, postage prepaid, or three (3) business days after having been sent by a nationally recognized courier service for overnight/next-day delivery, such as FedEx, UPS, or the United States Postal Service, addressed to the Company (to the attention of the Secretary of the Company) at its principal executive office and to the Executive at his principal residence, or to such other address as any party may have furnished to the other in writing and in accordance herewith, except that notices of changes of address will be effective only upon receipt.
16.Governing Law.  The validity, interpretation, construction and performance of this Agreement will be governed by and construed in accordance with the substantive laws of the Commonwealth of Pennsylvania, without giving effect to the principles of conflict of laws of such Commonwealth.
17.Validity.  If any provision of this Agreement or the application of any provision hereof to any person or circumstances is held invalid, unenforceable or otherwise illegal, the remainder of this Agreement and the application of such provision to any other person or circumstances will not be affected, and the provision so held to be invalid, unenforceable or otherwise illegal will be reformed to the extent (and only to the extent) necessary to make it enforceable, valid or legal.
18.Miscellaneous.  No provision of this Agreement may be modified, waived or discharged unless such waiver, modification or discharge is agreed to in a writing signed by the Executive and the Company.  No waiver by either party hereto at any time of any breach by the other party hereto or compliance with any condition or provision of this Agreement to be performed by such other party will be deemed a waiver of similar or dissimilar provisions or conditions at the same or at any prior or subsequent time.  No agreements or representations, oral or otherwise, expressed or implied with respect to the subject matter hereof have been made by either party that are not set forth expressly in this Agreement.  References to Sections are to references to Sections of this Agreement.  Any reference in this Agreement to a provision of a statute, rule or regulation will also include any successor provision thereto.  Whenever used herein, the masculine includes the feminine.
19.Code Section 409A.
(a)    If any benefit provided under this Agreement is subject to the provisions of Section 409A of the Code and the regulations issued thereunder, the provisions of the Agreement shall be administered, interpreted and construed in a manner necessary to comply with Section 409A and the 
14

regulations issued thereunder (or disregarded to the extent such provision cannot be so administered, interpreted, or construed).
(b)    Severance benefits are payable only if the Executive is involuntarily terminated by the Company as provided under this Agreement.  For purposes of the Agreement, the Executive shall be considered to have experienced a termination of employment only if the Executive has terminated employment with the Company and all of its controlled group members within the meaning of Section 409A of the Code.  For purposes hereof, the determination of controlled group members shall be made pursuant to the provisions of Section 414(b) and 414(c) of the Code; provided that the language "at least 50 percent" shall be used instead of "at least 80 percent" in each place it appears in Section 1563(a)(1), (2) and (3) of the Code and Treas. Reg. § 1.414(c)-2.  Whether the Executive has terminated employment will be determined based on all of the facts and circumstances and in accordance with the guidance issued under Section 409A of the Code.
(c)    For purposes of Section 409A, each severance benefit payment shall be treated as a separate payment.  Each payment under this Agreement is intended to be excepted from Section 409A to the maximum extent provided under Section 409A as follows:  (i) each payment that is scheduled to be made on or before March 15th of the calendar year following the calendar year containing the Executive's termination date (or, if later, the closing date of the Change in Control) is intended to be excepted under the short-term deferral exception as specified in Treas. Reg. § 1.409A-1(b)(4); (ii) post-termination medical benefits are intended to be excepted under the medical benefits exceptions as specified in Treas. Reg. § 1.409A-1(b)(9)(v)(B); and (iii) each payment that is not otherwise excepted under the short-term deferral exception or medical benefits exception is intended to be excepted under the involuntary pay exception as specified in Treas. Reg. § 1.409A-1(b)(9)(iii).  The Executive shall have no right to designate the date of any payment under this Agreement.
1.With respect to payments subject to Section 409A of the Code (and not excepted therefrom), if any, it is intended that each payment is paid on permissible distribution event and at a specified time consistent with Section 409A of the Code.  The Company reserves the right to accelerate and/or defer any payment to the extent permitted and consistent with Section 409A.  Notwithstanding any provision of this Agreement to the contrary, to the extent that a payment hereunder is subject to Section 409A of the Code (and not excepted therefrom) and payable on account or a termination of employment, such payment shall be delayed for a period of six months after the date of termination (or, if earlier, the death of the Executive) if the Executive is a "specified employee" (as defined in Section 409A of the Code and determined in accordance with the procedures established by the Company).  Any payment that would otherwise have been due or owing during such six-month period will be paid immediately following the end of the six-month period in the month following the month containing the six (6)-month anniversary of the date of termination.
2.Survival.  Notwithstanding any provision of this Agreement to the contrary, the parties' respective rights and obligations under Sections 2, 6, 8, 9, and 10 will survive any termination or expiration of this Agreement or the termination of the Executive's employment for any reason whatsoever.
3.Counterparts.  This Agreement may be executed in one or more counterparts, each of which will be deemed to be an original but all of which together will constitute one and the same agreement.
[Remainder of Page Intentionally Left Blank]
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[Signature Page for Change In Control Agreement]
IN WITNESS WHEREOF, the parties have caused this Agreement to be duly executed and delivered February 4, 2021, but effective as of the date first above written.
CNX Resources Corporation
By:
/s/ Nicholas J. DeIuliis    
Name:    Nicholas J. DeIuliis
Title:    President and Chief Executive Officer
Executive
/s/ Alexander J. Reyes    
Alexander J. Reyes

16

Annex A
SEPARATION OF EMPLOYMENT AND GENERAL RELEASE AGREEMENT
THIS SEPARATION OF EMPLOYMENT AGREEMENT AND GENERAL RELEASE (the “Agreement”) is made as of this _____ day of __________, _____, by and between CNX Resources Corporation (the “Company”) and _________________________ (the “Executive”).
WHEREAS, the Executive formerly was employed by the Company as ________; and
WHEREAS, the Executive and Company entered into a Change in Control Severance Agreement, dated __________ ___, 20__, (the “Severance Agreement”) which provides for certain payments and benefits in the event that the Executive’s employment is terminated on account of a reason set forth in the Severance Agreement; and
WHEREAS, the Executive’s employment with the Company was terminated for reasons that qualify the Executive to receive certain payments and benefits, as set forth in Section 2(b) of the Severance Agreement, subject to, among other things, the Executive’s execution of this Agreement.
NOW, THEREFORE, for and in consideration of the Company’s commitments in Section 2(b) of the Severance Agreement, the Executive and the Company hereby agree as follows:
1.    The Executive does hereby REMISE, RELEASE AND FOREVER DISCHARGE the Company, its affiliates, subsidiaries and parents, and its and their respective officers, directors, employees, and agents, and its and their respective successors and assigns, heirs, executors, and administrators, as well as the current and former fiduciaries of any pension, welfare, or other benefit plans applicable to the employees or former employees of the Company, and the current and former welfare and other benefit plans sponsored by the Company (collectively, “Releasees”) from all causes of action, suits, debts, claims and demands whatsoever in law or in equity, which the Executive ever had, now has, or hereafter may have, whether known or unknown, or which the Executive’s heirs, executors, or administrators may have, by reason of any matter, cause or thing whatsoever, from the beginning of time to the date the Executive signs this Agreement, and particularly, but without limitation of the foregoing general terms, any claims arising from or relating in any way to the Executive’s employment relationship with the Company, the terms and conditions of that employment relationship, and the termination of that employment relationship, including, but not limited to, any claims arising under the Age Discrimination in Employment Act, the Older Workers Benefit Protection Act, Title VII of the Civil Rights Act of 1964, the Americans with Disabilities Act, the Worker Readjustment and Retraining Notification Act, the Consolidated Omnibus Budget Reconciliation Act, the Employee Retirement Income Security Act of 1974, the Pennsylvania Human Relations Act, and any other claims under any federal, state or local common law, statutory, or regulatory provision, now or hereafter recognized, and any claims for attorneys’ fees and costs. This Agreement is effective without regard to the legal nature of the claims raised and without regard 
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to whether any such claims are based upon tort, equity, implied or express contract or discrimination of any sort.
(a)Although Paragraph 1(a) is intended to be a general release, it is understood and agreed that Paragraph 1(a) excludes claims related to the Executive’s right to receive the payments and benefits described in Section 2(b) of the Severance Agreement, as well as claims under any statute or common law that the Executive is legally barred from releasing, such as the Executive’s entitlement to vested pension benefits.
(b)Nothing herein is intended to or shall preclude the Executive from filing a charge with the Equal Employment Opportunity Commission (“EEOC”), or similar state or local fair employment practices agency and/or cooperating with said agency in its investigation. The Executive, however, explicitly waives any right to file a personal lawsuit or receive monetary damages that the agency may recover against the Releasees resulting from such charge, without regard as to who brought any said complaint or charge. Employee further agrees that to the extent any relief, including monetary relief, is awarded against the Releasees in favor of Executive in any such proceeding, all amounts paid as consideration under Section 2(b) of the Separation Agreement shall be a setoff and credit against any such award to the fullest extent permitted by law.
(c)The Executive represents and agrees by signing below that the Executive has not been denied any leave or benefit requested, has received the appropriate pay for all hours worked for the Company, and has no known workplace injuries or occupational diseases.
(d)To the fullest extent permitted by law, the Executive represents and affirms that [other than _________________________,] the Executive has not filed or caused to be filed on the Executive’s behalf any claim for relief covered by the general release in Paragraph 1(a) against any Releasee and, to the best of the Executive’s knowledge and belief, no outstanding claims for relief covered by the general release in Paragraph 1(a) have been filed or asserted against the Company or any Releasee on the Executive’s behalf.  
2.The Company, for and in consideration of the commitments of the Executive as set forth in this Agreement, and intending to be legally bound, does hereby REMISE, RELEASE AND FOREVER DISCHARGE the Executive from all claims, demands or causes of action arising out of facts or occurrences prior to the date of this Agreement, but only to the extent the Company knows or reasonably should know of such facts or occurrence and only to the extent such claim, demand or cause of action relates to a violation of applicable law or the performance of the Executive’s duties with the Company; provided, however, that this release of claims shall not in any case be effective with respect to any claim by the Company alleging a breach of the Executive’s obligations under this Agreement. [Note: The Company and the Executive may, but shall not be required to mutually agree on a case-by-case basis at the time of the signing of this release to include the foregoing provision, or a substantially similar provision, to this Agreement.
3.The Executive further agrees and recognizes that the Executive’s employment relationship with the Company has been permanently severed, that the Executive shall not seek 
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DB1/ 92014808.3

employment with the Company or any affiliated entity at any time in the future, and that the Company has no obligation to employ the Executive in the future.
4.Subject to the provisions of Paragraph 9, the Executive further agrees that the Executive will not disparage or subvert the Company, or make any statement reflecting negatively on the Releasees including, but not limited to, statements relating to the operation or management of the Company, the Executive’s employment and the termination of the Executive’s employment, irrespective of the truthfulness or falsity of such statement.
5.The Executive acknowledges that if the Executive had not executed this Agreement containing a release of all claims, the Executive would not have been entitled to the payments and benefits set forth in Section 2(b) of the Severance Agreement.
6.This Agreement contains the entire agreement between the Company and the Executive relating to the subject matter hereof. No prior or contemporaneous oral or written agreements or representations may be offered to alter the terms of this Agreement. To the extent Employee has entered into other agreements with the Company that are not in conflict with this Agreement, including, but not limited to the Severance Agreement, the terms of this Agreement shall not supersede, but shall be in addition to such other agreements.
7.Subject to the provisions of Paragraph 9, the Executive agrees not to disclose the terms of this Agreement or the Severance Agreement to anyone, except the Executive’s spouse, attorney and, as necessary, tax/financial advisor, or the Internal Revenue Service or other taxing authority. Likewise, the Company agrees that the terms of this Agreement will not be disclosed except as may be necessary to obtain approval or authorization to fulfill its obligations hereunder or as required by law. It is expressly understood that any violation of the confidentiality obligation imposed hereunder constitutes a material breach of this Agreement.
8.The Executive represents that the Executive has returned to the Company and does not presently have in the Executive’s possession or control any records and business documents, whether on computer or hard copy, and other materials (including but not limited to computer disks and tapes, computer programs and software, office keys, correspondence, files, customer lists, technical information, customer information, pricing information, business strategies and plans, sales records and all copies thereof) (collectively, the “Corporate Records”) provided by the Company and/or its predecessors, subsidiaries or affiliates or obtained as a result of the Executive’s prior employment with the Company and/or its predecessors, subsidiaries or affiliates, or created by the Executive while employed by or rendering services to the Company and/or its predecessors, subsidiaries or affiliates. In addition, the Executive has or will promptly return in good condition any other Company owned equipment or property, including, but not limited to, automobiles, personal data assistants, facsimile machines, copy machines, pagers, credit cards, cellular telephone equipment, business cards, laptops and computers. At the Executive’s request, the Company will make reasonable arrangements to transfer cellular phone numbers and personal fax numbers to the Executive.
9.Nothing in this Agreement shall prohibit or restrict the Executive from: (i) making any disclosure of information required or protected by law; or (ii) initiating communications directly 
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DB1/ 92014808.3

with, cooperating with, providing information to, testifying, participating in, responding to any inquiry from, or otherwise assisting in any investigation or proceeding brought by any federal regulatory or law enforcement agency or legislative body, including but not limited to the Securities and Exchange Commission (SEC), any self-regulatory organization, or the Company’s designated legal, compliance or human resources officers, relating to a possible violation of any applicable law, rule or regulation.  Further, nothing in this Agreement requires Executive to notify the Company of any activity protected by this paragraph, and nothing in this Agreement is intended to or shall prevent, impede or interfere with Executive’s non-waivable right to receive and fully retain a monetary award from a government-administered whistleblower award program for providing information directly to a government agency.
10.The parties agree and acknowledge that the agreement by the Company described herein, and the release of any asserted or unasserted claims against the Releasees, are not and shall not be construed to be an admission of any violation of any federal, state or local statute or regulation, or of any duty owed by any of the Releasees to the Executive.
11.The Executive agrees and recognizes that should the Executive breach any of the obligations or covenants set forth in Sections 9 and 10 of the Severance Agreement, the Company will have no further obligation to provide the Executive with the consideration set in Section 2(b) of the Severance Agreement, and will have the right to seek repayment of all consideration paid up to the time of any such breach. Notwithstanding the foregoing, the Executive acknowledges that if the Executive breaches Section 10 of the Severance Agreement, and if the Company’s terminates or recovers any of the payments or benefits provided under Section 2(b) of the Severance Agreement (as provided for in Section 10 of the Severance Agreement), the release provided by Section 1 of this Agreement shall remain valid and enforceable.
12.The Executive further agrees that the Company shall be entitled to preliminary and permanent injunctive relief, without the necessity of proving actual damages, as well as to an equitable accounting of all earnings, profits and other benefits arising from any violations of this Agreement, which rights shall be cumulative and in addition to any other rights or remedies to which the Company may be entitled.
13.This Agreement and the obligations of the parties hereunder shall be construed, interpreted and enforced in accordance with the laws of the Commonwealth of Pennsylvania.
14.The Executive certifies and acknowledges as follows:
(a)That the Executive has read the terms of this Agreement, and that the Executive understands its terms and effects, including the fact that the Executive has agreed to RELEASE AND FOREVER DISCHARGE the Releasees from any legal action arising out of the Executive’s employment relationship with the Company and the termination of that employment relationship; and
(b)That the Executive has signed this Agreement voluntarily and knowingly in exchange for the consideration described herein, which the Executive acknowledges is adequate 
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and satisfactory to him and which the Executive acknowledges is in addition to any other benefits to which the Executive is otherwise entitled; and
(c)That the Executive has been and is hereby advised in writing to consult with an attorney prior to signing this Agreement; and
(d)That the Executive does not waive rights or claims that may arise after the date this Agreement is executed; and
(e)That the Company has provided the Executive with a period of [twenty-one (21)] or [forty-five (45)] days within which to consider this Agreement, and that the Executive has signed on the date indicated below after concluding that this Separation of Employment Agreement and General Release is satisfactory; and
(f)The Executive acknowledges that this Agreement may be revoked by within seven (7) days after execution, and it shall not become effective until the expiration of such seven (7) day revocation period. In the event of a timely revocation by the Executive, this Agreement will be deemed null and void and the Company will have no obligations hereunder or under Section 2(b) of the Separation Agreement.
[SIGNATURE PAGE FOLLOWS]

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DB1/ 92014808.3

Intending to be legally bound hereby, the Executive and the Company executed the foregoing Separation of Employment Agreement and General Release this _____ day of __________, _____.
						
	Executive	Witness:     

		
		
	By:     
	
	Name:
    Title:	
	

CNX Resources Corporation
	
		
		
	By:     
	Witness:     

	Name:
    Title:	
		

A-1

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