Document:

<PAGE>

                                                                   EXHIBIT 10.10

                                   SUBLEASE

                           WARNER MUSIC GROUP INC.,

                                as Sublandlord

                                      and

                        BRONNER SLOSBERG HUMPHREY, LLC,

                                 as Subtenant
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                               TABLE OF CONTENTS
                               -----------------

<TABLE>
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                                                                           Page
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1.   SUBLEASING OF SPACE.................................................   1

2.   CONDITION OF SPACE..................................................   1

3.   TERM OF SUBLEASE....................................................   2

4.   PRIME LANDLORD'S CONSENT............................................   2

5.   RENT................................................................   2

6.   USE.................................................................   6

7    SUBORDINATION TO AND INCORPORATION OF THE PRIME LEASE...............   6

8.   ATTORNMENT..........................................................   8

9.   QUIET ENJOYMENT.....................................................   9

10.  REPRESENTATIONS, WARRANTIES AND COVENANTS...........................   9

11.  SERVICES AND REPAIRS................................................  10

12.  ENFORCEMENT OF PRIME LEASE..........................................  11

13.  ASSIGNMENT, SUBLETTING AND ENCUMBRANCES.............................  11

14.  INDEMNIFICATION.....................................................  15

15.  ALTERATIONS.........................................................  16

16.  INSURANCE...........................................................  16

17.  DESTRUCTION BY FIRE OR OTHER CASUALTY; CONDEMNATION.................  17

18.  SECURITY............................................................  18

19.  BROKER..............................................................  18

20.  NOTICES.............................................................  19
</TABLE>

                                       i

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21.  NO WAIVERS...........................................................    19

22.  CONSENT..............................................................    19

23.  INITIAL ALTERATIONS..................................................    20

24.  ENTIRE AGREEMENT, MISCELLANEOUS......................................    22
</TABLE>

Schedule A  Floor Plan
Exhibit B   Furniture

                                      ii

<PAGE>

          AGREEMENT OF SUBLEASE, made as of the 29/th/ day of April, 1999,
between WARNER MUSIC GROUP INC. ("Sublandlord"), a Delaware corporation having
an office at 75 Rockefeller Plaza, New York, New York 10019, and BRONNER
SLOSBERG HUMPHREY, LLC ("Subtenant") a Delaware limited liability company having
its principal office at The Prudential Tower, 800 Boylston Street, Boston,
Massachusetts 02199.

                              W I T N E S S E T H
                              - - - - - - - - - -

          WHEREAS by Agreement of Lease dated as of August 6, 1979 between the
predecessor-in-interest to Sublandlord and the predecessor-in-interest to 1290
Partners, L.P. (the "Prime Landlord"), as amended by a First Lease Amendment
Agreement dated as of March 17, 1981, a Second Lease Amendment Agreement dated
as of September 29, 1981, a Partial Surrender Agreement dated as of October 30,
1984, a Third Lease Amendment Agreement of Lease dated as of April 19, 1989, an
Acceptance Notice dated April 28, 1989, a Fourth Lease Amendment dated as of
September 14, 1990, a Fifth Amendment of Lease dated as of July 28, 1998 and a
Sixth Amendment of Lease dated as of September 23, 1998, redacted copies of
which have been initialed and delivered to each other by Sublandlord and
Subtenant (collectively, the "Prime Lease"), Prime Landlord's predecessor-in-
interest leased to the predecessor-in-interest of Sublandlord certain premises
(the "Prime Lease Premises") more particularly described in the Prime Lease in
the building (the "Building") located at 1290 Avenue of the Americas, New York,
New York 10104; and

          WHEREAS, Sublandlord desires to sublease to Subtenant, and Subtenant
desires to hire from Sublandlord, a portion of the Prime Lease Premises
consisting of a portion of the fourth (4th) floor of the Building, as more
particularly described in Schedule A annexed hereto (the area so sublet being
hereinafter referred to as the "Space"), on the terms and conditions
hereinafter set forth.

          NOW, THEREFORE, in consideration of the mutual covenants contained
herein, it is agreed as follows:

          1.   SUBLEASING OF SPACE. Sublandlord hereby subleases to Subtenant
               -------------------
and Subtenant hereby hires from Sublandlord the Space.

          2.   CONDITION OF SPACE. On the Commencement Date (as hereinafter
               ------------------
defined), Sublandlord shall deliver the Space, and Subtenant agrees to accept
the Space, vacant (other than the furniture described in Section 24J hereof),
broom clean, and in its "as is" condition other than the Sublandlord's Work, as
of the date hereof. Sublandlord shall not be obligated to perform any work or
furnish any materials in, to or about the Space in order to prepare the Space
for use or occupancy

<PAGE>

                                                                               2

by Subtenant other than ("Sublandlord's Work") the construction of demising
walls (the "Demising Wall") as indicated on Schedule A. Sublandlord covenants
that it will complete Sublandlord's Work no later than June 15, 1999. Subtenant
agrees that in executing this Sublease, it has not relied upon any statements,
representations, covenants or warranties made by Sublandlord or any person
acting on behalf of Sublandlord other than those, if any, expressly set forth in
this Sublease and on such investigations, examinations and inspections as
Subtenant has chosen to make or has made.

          3.   TERM OF SUBLEASE. The term ("Term") of this Sublease shall
               ----------------
commence on the later of (the "Commencement Date") (x) June 1, 1999, (y) the
date which Sublandlord gives Subtenant notice that it has received the Consent
(as defined herein), and (z) one (1) Business Day after completion of
Sublandlord's Work and, unless sooner terminated as herein provided, shall
expire on September 29, 2004 (the "Expiration Date"). As used herein, the term
"Business Days" shall mean all days except Saturdays, Sundays, and days on which
banks located within the State of New York are required or permitted to be
closed.

          4.   PRIME LANDLORD'S CONSENT. This Sublease is subject to and
               ------------------------
conditioned upon Sublandlord obtaining the written consent of Prime Landlord
to this Sublease, to the extent required under the Prime Lease, which consent
will not impose any obligations on Subtenant (unless expressly consented to in
writing by Subtenant) which are materially greater than the obligations under
this Sublease (the "Consent"). Sublandlord shall promptly request such Consent,
and Subtenant shall cooperate with Sublandlord, at no cost or expense to
Subtenant, to obtain such Consent and Subtenant shall provide all information
concerning Subtenant that Prime Landlord shall reasonably request. If such
consent is refused or if Prime Landlord shall otherwise fail to grant such
Consent within 45 days after the date hereof, then either party may, by written
notice to the other, given at any time prior to the granting of such consent,
terminate and cancel this Sublease, whereupon Sublandlord shall refund to
Subtenant any rent and security deposit paid hereunder. Upon the making of such
refunds, neither party hereto shall have any further obligation to the other
under this Sublease, except to the extent that any provisions of this
Sublease expressly survive the termination of this Sublease.

          5.   RENT.
               ----

               A.   Subtenant covenants and agrees to pay to Sublandlord, in
lawful money of the United States, fixed rent ("Fixed Rent") from the date
which is two (2) months (the "Free Rent Period") following the Commencement
Date through and including the Expiration Date, at the annual rate of FIVE
HUNDRED NINETY ONE THOUSAND NINETY SIX AND 00/100 ($591,096.00.) DOLLARS per
annum, in monthly installments of FORTY NINE THOUSAND TWO HUNDRED FIFTY EIGHT
AND 00/100 DOLLARS ($49,258.00) Dollars. The first monthly

<PAGE>

                                                                               3

installment of Fixed Rent payable under this Sublease shall be paid on execution
of this Sublease.

               B.   In addition to the Fixed Rent set forth above, Subtenant
covenants and agrees to pay, from and after the Commencement Date, the following
amounts as additional rent hereunder ("Additional Rent"). Sublandlord shall bill
Subtenant for each item of Additional Rent promptly after Sublandlord receives
the corresponding bill from the Prime Landlord, and Subtenant shall pay each
amount so billed within ten (10) days after being billed therefor. The
Additional Rent items to be paid by Subtenant are as follows:

                    (i)  16.8344% ("Subtenant's Percentage") of all amounts
billed by Prime Landlord pursuant to Article 5 of the Prime Lease for the period
from and after the Commencement Date through and including the Expiration Date,
including estimated as well as actual bills as calculated and in the manner
provided in the Prime Lease; provided, however, that Subtenant shall be
responsible for such amounts only to the extent that they exceed Subtenant's
Percentage of the amounts payable by Sublandlord under Article 5 of the Prime
Lease for the twelve-month period commencing January 1, 1999 to December 31,
1999 (the "Operating Expense Base Amount") as if the Space was part of the Prime
Lease Premises for all of such period ("Operating Expense Excess"). In the event
the Sublandlord adds or deletes space from the Prime Lease Premises then
Subtenant's Percentage and the Operating Expense Base Amount will each be
proportionately adjusted. Sublandlord will submit each statement from Prime
Landlord made pursuant to Article 4 or Article 5 of the Prime Lease to Subtenant
with respect to the billing hereunder, also a copy of the statement for the
Operating Expense Base Amount or the Tax Base Amount, as the case may be.
Without making a representation with respect thereto, the parties solely for the
purpose of determining Subtenant's Percentage have agreed that the Prime Lease
Premises on the date hereof contains 79,801 square feet and the Space 13,434
square feet.

                    (ii) Subtenant's Percentage of amounts billed by Prime
Landlord pursuant to Article 4 of the Prime Lease described in the first whereas
clause of this Sublease for the period from and after the Commencement Date
through and including the Expiration Date, including estimated and actual bills
as calculated and in the manner provided in the Prime Lease; provided, however,
that Subtenant shall be responsible for such amounts only to the extent that
they exceed Subtenant's Percentage of the amounts payable by Sublandlord under
Article 4 of the Prime Lease for the amount (the "Tax Base Amount") equal to the
average of the Taxes (as such term is defined in the Prime Lease) for the fiscal
tax years of (i) July 1, 1998 to June 30, 1999, and (ii) July 1, 1999 to June
30, 2000, as if the Space was part of the Prime Lease Premises for all of such
tax years ("Tax Excess"). In the event the Sublandlord adds or deletes space
from the Prime Lease Premises then Subtenant's Percentage and the Tax Base
Amount will each be proportionately adjusted. Notwithstanding the foregoing,
Subtenant shall not be responsible for any

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                                                                               4

amounts billed by Prime Landlord pursuant to Article 4 of the Prime Lease as
modified by any of the Amendments to the Prime Lease described in the first
whereas clause of this Sublease for the 1999 calender year.

                              (iii)  All electrical charges with respect to the
Space from and after the Commencement Date, as follows:

                                     (a)  Electric energy to the Space shall be
               supplied by individual submetering and Sublandlord shall have no
               obligation to furnish or supply to Subtenant or the Space any
               electric energy of any kind or nature whatsoever. Subtenant shall
               pay Sublandlord, on demand, from time to time, but no more
               frequently than monthly, for its consumption and demand of
               electricity at the Space, based upon Sublandlord's actual cost
               for submetered electricity for the Space, which costs include,
               without limitation, fuel adjustments, sales, utility or other
               taxes or other charges imposed in connection therewith, and the
               ten percent (10%) administrative fee paid by Sublandlord to Prime
               Landlord to the extent such fee is actually paid by Sublandlord
               to Prime Landlord. Sublandlord will install, at its expense
               concurrently or after Prime Landlord's installation submeters
               required to be installed under the Prime Lease, a submeter to
               measure the electricity used by Subtenant at the Space. If
               Sublandlord has not installed the submeter required hereunder on
               or prior to the Commencement Date, Subtenant shall pay
               Sublandlord for the electricity consumed at the Space on a per
               square foot basis at the rate and in the manner then in effect
               under the Prime Lease. Sublandlord will exercise commercially
               reasonable efforts to cause the Prime Landlord to install the
               submeter promptly.

                                     (b)  If the Prime Landlord changes the
               method or the fee by which electricity is furnished to the Space
               pursuant to the terms of the Prime Lease, Subtenant's method of
               paying for electricity shall be correspondingly changed under
               this Sublease. If pursuant to the terms of the Prime Lease, the
               Prime Landlord ceases furnishing electricity to the Space
               Subtenant shall, at its own cost and expense, perform the
               obligations of the Sublandlord with respect thereto, including
               but not limited to installing and maintaining the necessary
               meters, risers and wiring.

                              (iv)   If Sublandlord shall be charged with
respect to the Space for any other sums or charges pursuant to the provisions
of the Prime Lease, including, without limitation, for overtime or other extra
services requested by Subtenant, then Subtenant shall be liable for all such
sums and charges if directly allocable to the Space, such portion thereof as is
fairly attributable to the Space, or Subtenant's Percentage thereof if
attributable to the entire Prime Lease Premises as
<PAGE>

                                                                               5

Additional Rent under this Sublease and such sums shall be due and payable by
Subtenant to Sublandlord within the latter of ten (10) days after demand or
three (3) Business Days prior to the date such payment is due to the Prime
Landlord. The foregoing shall not be deemed to require Subtenant to make
payments in respect of charges incurred by Sublandlord by reason of the acts of
Sublandlord or any other sublessee.

               C.   (i)   Fixed Rent and recurring monthly installments, if any,
of Additional Rent shall be due and payable, without prior demand therefor, in
equal monthly installments in advance, three (3) Business Days prior to the
first (1st) day of each month during the Term. If the Commencement Date shall be
other than the first day of a month or the expiration of the Term is other than
the last day of a month, the monthly installments of Fixed Rent and Additional
Rent payable hereunder for any such month shall be prorated on a per diem basis
                                                                 --- ----
based on the actual number of days in such month.

                    (ii)  If Sublandlord shall receive a refund of any amounts
from the Prime Landlord with respect to the Space (but only for years following
the year(s) upon which the Operating Expense Base Amount and Tax Base Amount
under this Sublease shall be calculated) pursuant to the terms of the Prime
Lease, Sublandlord shall promptly notify Subtenant and refund to Subtenant the
portion thereof, if any, which shall have been paid by Subtenant hereunder less
Subtenant's Percentage of any costs Sublandlord incurred in obtaining such
refund, including without limitation any audit or consultant costs.

                    (iii) All of the amounts payable by Subtenant pursuant to
this Sublease, including, without limitation, Fixed Rent, Additional Rent, and
all other costs, charges, sums and deposits by Subtenant hereunder
(collectively, "Rental"), shall constitute rent under this Sublease and shall be
payable in lawful money of the United States which shall be legal tender in
payment of all debts and dues, public and private, at the time of payment to
Sublandlord, by check drawn on a bank or trust company which is a member of the
New York Clearing House Association and sent to Sublandlord or its designee at
such address as Sublandlord shall from time to time direct in writing.

                    (iv)  Subtenant shall promptly pay the Rental as and when
the same shall become due and payable without setoff, offset or deduction of any
kind whatsoever and, in the event of Subtenant's failure to pay same when due,
Sublandlord shall have all of the rights and remedies provided for in the Prime
Lease or at law or in equity in the case of nonpayment of Rental. Subtenant's
obligation to pay Rental shall survive the expiration or sooner termination of
this Sublease.

                    (v)   If any Rental shall not be paid within ten (10) days
after the same is due hereunder, such unpaid Rental shall bear interest at a
rate which is four (4%) percent in excess of the prime or base reference lending
rate from

<PAGE>

                                                                               6

time to time quoted by the New York office of Chase Manhattan Bank USA, N.A. (or
any successor thereto) from the date on which such Rental was originally due
until the date when paid.

               D.   If any Rental shall become uncollectible, reduced or
required to be refunded because of any law, ordinance, rule or regulation of any
governmental authority, Subtenant shall enter into such agreements and take such
other steps as Sublandlord may reasonably request and as may be legally
permissible to permit Sublandlord to collect the maximum Rental which from time
to time during the continuance of such legal rent restriction may be legally
permissible (but not in excess of the amounts reserved therefor under this
Sublease). Upon the termination of such legal rent restriction, whether during
the Term or after the Expiration Date, (i) Rental shall be payable in accordance
with the amounts reserved herein for the periods following such termination and
(ii) Subtenant shall pay to Sublandlord, to the maximum extent legally
permissible, an amount equal to (a) the Rental that would have been paid
pursuant to this Sublease but for such legal rent restriction, less (b) the
Rental actually paid by Subtenant during the period such legal rent restriction
was in effect.

          6.   USE. Subtenant shall use and occupy the Space for general and
               ---
administrative office use and for no other purpose. Subtenant agrees not to
permit the use of the Space for any purpose prohibited by the Prime Lease.

          7.   SUBORDINATION TO AND INCORPORATION OF THE PRIME LEASE.
               -----------------------------------------------------

               A.   This Sublease and all of Subtenant's rights hereunder
are and shall remain in all respects subject and subordinate to (i) all of the
terms, conditions and provisions of the Prime Lease not explicitly excluded
pursuant to Section 7(C) below, (ii) any and all amendments or modifications to
the Prime Lease or supplemental agreements relating thereto hereafter made
between the Prime Landlord and Sublandlord which do not in any material respect
adversely affect any rights granted to Subtenant hereunder and (iii) any and all
matters to which the tenancy of Sublandlord, as tenant under the Prime Lease, is
or may be subordinate. The foregoing provisions shall be self-operative and no
further instrument of subordination shall be necessary to effectuate such
provisions.

               B.   Except as otherwise expressly provided in this Sublease,
Subtenant assumes and shall keep, observe and perform every term, provision,
covenant and condition on Sublandlord's part pertaining to the Space which is
required to be kept, observed and performed pursuant to the Prime Lease and
which arises or accrues during the Term of this Sublease.

               C.   Except as otherwise expressly provided in this Sublease, the
terms, provisions, and conditions contained in the Prime Lease are incorporated
in

<PAGE>

                                                                               7

this Sublease by reference, and are made a part hereof as if herein set forth at
length, Sublandlord being substituted for the "Landlord" under the Prime Lease,
Subtenant being substituted for the "Tenant" under the Prime Lease, and Space
being substituted for "Premises" under the Prime Lease. The parties agree that
the following provisions of the Prime Lease are not so incorporated herein by
reference:

                         1.01-1.04, Sections 3.01, 3.02, 3.03 and 3.04,

                         Rider 4A, Sections 4.01(b), and (e);

                         Articles 5, 6, 7 and 9 (except for those provisions
                         which require Prime Landlord's consent to a further
                         sub-subletting or assignment by Subtenant), Section
                         18.06;

                         Articles 22, 23, 31, 32, 38 and 39;

                         Exhibits A, B, and C;

                         First Lease Amendment Agreement in its entirety;

                         Second Lease Amendment Agreement in its entirety;

                         Third Lease Amendment Agreement - Articles I, II, III
                         and IV(b)(ii), Section 5.01E, Section 5.01(v) and (vi),
                         Articles VII, XV, XVI, XIX, XXI and XXII, Exhibit A;

                         Fourth Lease Amendment in its entirety;

                         Fifth Lease Amendment in its entirety;

                         Sixth Amendment of Lease Article 2, Sections 4.1, 4.13,
                         Articles 6 and 7; Section 9.1, Exhibit A, Schedule 1.

                         The Acceptance Notice in its entirety;

                    D.   The time limits set forth in the Prime Lease for the
giving of notices, making demands, performance of any act, condition or
covenant, or the exercise of any right, remedy or option, are changed for the
purposes of incorporation into this Sublease, by lengthening or shortening the
same in each instance, as appropriate, so that notices may be given, demands
made, or any act, condition or covenant performed, or any right, remedy or
option hereunder exercised, by sublandlord or Subtenant, as the case may be (and
each party covenants that it will do so), within three (3) Business Days prior
to the expiration of the time limit, taking into account the maximum grace
period, if any, relating thereto contained in the Prime Lease. Each party shall
promptly deliver to the other party copies of all

<PAGE>

                                                                               8

notices, requests or demands which relate to the Space or the use or occupancy
thereof after receipt of same from the Prime Landlord. In the case of any time
limit described above which is one or two days after the giving of the notice
applicable thereto, such notice shall be delivered personally as provided in
Article 20 hereof. With respect to any request for overtime services, Subtenant
may make such request in Sublandlord's name directly to the Prime Landlord,
provided such request is made in accordance with the terms of the Prime Lease
and a duplicate copy of such request is simultaneously given to Sublandlord.

               E.   Sublandlord shall have the same rights and remedies with
respect to a breach of this Sublease by Subtenant as the Prime Landlord has with
respect to a breach of the Prime Lease, as if the same were more fully set forth
at length herein, and Sublandlord shall have, with respect to Subtenant, this
Sublease and the Space, all of the rights, powers, privileges and immunities as
are had by the Prime Landlord under the Prime Lease. Sublandlord herein shall
not be responsible for any breach of the Prime Lease by the Prime Landlord or
any non-performance or non-compliance with any provision thereof by the Prime
Landlord, but Sublandlord shall comply with the provisions of Articles 11 and 12
hereof.

               F.   Provided Subtenant is not in default under this Sublease
beyond applicable periods of notice and grace, Sublandlord covenants and agrees
not to voluntarily cancel or surrender the Prime Lease, except for a termination
permitted under Articles 22 and 23 of the Prime Lease, or consent to any
modification, amendment or supplement to the Prime Lease which will materially
deprive Subtenant of its rights under this Sublease, without the prior written
consent of Subtenant. If the Prime Lease is terminated for any reason
whatsoever, whether by operation of law or otherwise, except through the default
of Sublandlord, Sublandlord shall not be liable in any manner whatsoever for
such termination. Sublandlord shall promptly forward to Subtenant any default or
termination notice with respect to the Prime Lease received by Sublandlord and
this Sublease shall terminate in the event of any such termination of the Prime
Lease. A termination of the Prime Lease due to the default of the Sublandlord,
other than a default caused by Subtenant under this Sublease, shall be
considered a voluntary cancellation or surrender of the Prime Lease under this
paragraph. If Sublandlord receives any notice of default under the Prime Lease
which could result in the termination of the Prime Lease, Sublandlord will
promptly send a copy of such notice to Subtenant.

          8.   ATTORNMENT. If the Prime Lease and Sublandlord's leasehold
               ----------
interest in the Space shall be terminated, other than by condemnation or sale in
lieu thereof, Subtenant shall, if so requested in writing by Prime Landlord,
attorn to Prime Landlord and shall, during the term of this Sublease, perform
all of the terms, covenants and conditions of this Sublease on the part of
Subtenant to be performed, provided that the Prime Landlord agrees in writing
not to disturb Subtenants rights to the Space on the terms outlined in this
Sublease. In the event of any such attornment, Prime Landlord shall not be (a)
liable for any act or omission or
<PAGE>

                                                                               9

default of any prior sublessor (including, without limitation, Sublandlord); (b)
subject to any offsets or defenses which Subtenant might have against any prior
sublessor (including without limitation, Sublandlord); or (c) bound by any rent
or additional rent which Subtenant might have paid for more than one month in
advance to any prior sublessor (including, without limitation, Sublandlord); (d)
bound by any amendment or modification of this Sublease made without Prime
Landlord's consent; (e) responsible for any monies owing by Sublandlord to the
credit of Subtenant; (f) bound by any covenant to undertake or complete any
construction of the Space or any portion thereof; (g) required to account for
any security deposit other than any security deposit actually delivered to the
Prime Landlord; (h) bound by any obligation to make any payment to Subtenant or
grant or be subject to any credits, except for services, repairs, maintenance
and restoration provided for under this Sublease to be performed after the date
of attornment, it being expressly understood, however, that the Prime Landlord
shall not be bound by an obligation to make payment to Subtenant with respect
to construction performed by or on behalf of Subtenant at the Space; or (i)
required to remove any person occupying the Space or any part thereof. The
foregoing shall be self-operative without the necessity of the execution of any
further instruments but Subtenant agrees, upon the demand of Prime Landlord, to
execute, acknowledge and deliver any instrument or instruments confirming such
attornment.

          9.   QUIET ENJOYMENT. Sublandlord covenants that as long as Subtenant
               ---------------
shall pay the Rental due hereunder and shall duly perform all the terms,
covenants and conditions of this Sublease on its part to be performed and
observed, Subtenant shall peaceably and quietly have, hold and enjoy the Space
during the term hereof without molestation or hindrance by Sublandlord, subject
to the terms, provisions and conditions of the Prime Lease and this Sublease.

          10.  REPRESENTATIONS, WARRANTIES AND COVENANTS.
               -----------------------------------------

               A.   Sublandlord represents and warrants to Subtenant as follows
as of the date of execution and delivery of this Sublease:

                    (i)    the Prime Lease is in full force and effect in
accordance with, and subject to, all of the terms, covenants, conditions and
agreements contained therein;

                    (ii)   the Prime Lease has not been modified, amended or
supplemented, except as set forth in the first Whereas clause hereof;

                    (iii)  Sublandlord has not received any written notice of
any default by the Sublandlord under the Prime Lease, which default remains
uncured;

                    (iv)   Sublandlord holds the entire tenant's interest in the
Space under the Prime Lease, free and clear of any liens, claims, mortgages,
<PAGE>

                                                                              10

charges or encumbrances, subleases and occupancies (other than this Sublease and
the Prime Lease), other than matters to which the tenancy of the Sublandlord, as
tenant under the Prime Lease, is or may be subordinate;

                         (v)    Sublandlord has full right, power and authority
to enter into this Sublease;

                         (vi)   A true and correct copy of the Prime Lease has
been delivered to Subtenant, and such copy is complete, except for the redacted
provisions noted in Section 7.C hereof;

                         (vii)  Sublandlord has not received notice of any
pending foreclosure of Prime Landlord's mortgage, nor any notice that
Sublandlord is illegally operating the Prime Lease Premises; and

                         (viii) To the best of the knowledge of Subtenant's New
York Director of Property Management, after reasonable inquiry without engaging
any outside experts or independently reviewing any government records, there is
no asbestos in the Space except for certain vinyl asbestos floor tiling located
under the carpeting.

                    B.   Subtenant hereby warrants and represents to Sublandlord
that: Subtenant has full right, power and authority to enter into this Sublease.

               11.  SERVICES AND REPAIRS.  Notwithstanding anything to the
                    --------------------
contrary herein set forth, Subtenant agrees that Sublandlord shall have no
obligation to render or supply any services to Subtenant, including, without
limitation (a) the furnishing of electrical energy, heat, ventilation, water,
air conditioning, elevator service, cleaning, window washing, or rubbish
removal services, (b) making any alterations, repairs or restorations, (c)
complying with any laws or requirements of any governmental authorities, or (d)
taking any action that Prime Landlord has agreed to provide, make, comply with,
or take, or cause to be provided, made, complied with, or taken under the Prime
Lease (collectively "Services and Repairs"). Subtenant hereby agrees that
Subtenant shall look solely to Prime Landlord for the performance of any and all
of such Services and Repairs, subject to the terms and conditions of this
Sublease. Sublandlord hereby grants to Subtenant Sublandlord's rights under the
Prime Lease to receive from the Prime Landlord Services and Repairs to the
extent that Sublandlord is entitled (i) to receive same under the Prime Lease
and (ii) to grant same to Subtenant. Sublandlord shall in no event be liable to
Subtenant nor shall the obligations of Subtenant hereunder be impaired or the
performance thereof excused because of any failure or delay on the Prime
Landlord's part in furnishing Services and Repairs, unless such failure or delay
results from Sublandlord's default under the Prime Lease (which default is not
resulting from or attributable to any corresponding default of Subtenant under
this Sublease).

<PAGE>

                                                                              11

          12.  ENFORCEMENT OF PRIME LEASE.  If the Prime Landlord shall default
               --------------------------
in any of its obligations to Sublandlord with respect to the Space, Sublandlord
shall not, except as and to the extent hereinafter set forth, be obligated to
bring any action or proceeding or to take any steps to enforce Sublandlord's
rights against Prime Landlord other than, upon the written request of Subtenant,
making a demand upon the Prime Landlord to perform its obligations under the
Prime Lease with respect to the Space. If following the making of such demand
and the expiration of any applicable grace period granted to the Prime Landlord
under the Prime Lease, the Prime Landlord shall fail to perform its obligations
under the Prime Lease, then Subtenant shall have the rights to take such action
in its own name. If (a) any such action against the Prime Landlord in
Subtenant's name is barred by reason of lack of privity, non-assignability or
otherwise, and (b) the failure of Prime Landlord to perform its obligations
under the Prime Lease has, or may have, a materially adverse effect upon the
Space or Subtenant's permitted use thereof, then subject to and upon the
following terms, Subtenant may bring such action in Sublandlord's name and
Sublandlord shall execute all documents reasonably required in connection
therewith, provided (i) the same is without cost and expense to Sublandlord,
(ii) Subtenant shall provide the indemnification to Sublandlord required
pursuant to Article 14 hereof, (iii) Subtenant is not in default hereunder
beyond the expiration of any applicable notice and/or cure period, and (iv)
Subtenant shall furnish to Sublandlord a cash deposit or other security in
amount, form and substance reasonably satisfactory to Sublandlord securing
Sublandlord against all liability for damages, interest, penalties and expenses
(including reasonable attorneys' fees and expenses) resulting from or incurred
in connection with such contest.

          13.  ASSIGNMENT, SUBLETTING AND ENCUMBRANCES.
               ---------------------------------------

               A.   Without the prior written consent of Sublandlord, which
Sublandlord's consent shall not be unreasonably withheld, and, to the extent
required under the Prime Lease, of Prime Landlord, Subtenant shall not (i)
assign this Sublease (by operation of law or otherwise), (ii) sublease all or
any part of the Space, (iii) mortgage, pledge, hypothecate or otherwise encumber
its interest in this Sublease or the Space or any interest therein, or (iv)
grant any concession, license or otherwise permit the Space to be used or
occupied by anyone other than Subtenant. Any assignment, sublease, mortgage,
pledge, hypothecation or other encumbrance of or under this Sublease shall be
invalid and without force and effect without such prior written consent.

               B.   Any sale, transfer or hypothecation of the shares or other
equity interest in Subtenant, and any merger or consolidation of Subtenant with
any other business entity, shall constitute an assignment of this Sublease if
and to the extent that any such transaction, if entered into by Sublandlord,
would constitute an assignment under the terms of the Prime Lease. In addition,
and without limiting the generality of the foregoing, the sale transfer,
assignment or hypothecation of (i) a total of 50% or more of the issued and
outstanding common stock of Subtenant, if

<PAGE>

                                                                              12

Subtenant is a corporation, or (ii) 50% of the beneficial or equitable interest
in the economic benefits of the profits and losses of Subtenant, if Subtenant is
a joint venture, partnership or other business entity, however accomplished and
whether in a single transaction or in a series of related or unrelated
transactions, shall be deemed an assignment of this Sublease.

               C.   Any assignment of this Sublease, if consented to by
Sublandlord, shall be subject to and conditioned upon compliance with the
following terms and conditions:

                    (i)   By written instrument of assignment and assumption,
the assignee shall assume and agree to perform and to comply with all of the
terms, conditions and agreements of this Sublease on the part of Subtenant to be
kept, performed and observed and to become jointly and severally liable with the
assignor for such performance and compliance;

                    (ii)  A duplicate original of such instrument, in form
satisfactory to Sublandlord, duly acknowledged and executed by the assignor and
the assignee, shall be delivered to Sublandlord within five (5) days following
the date of execution thereof; and

                    (iii) The assignor shall assign or transfer all of its
right, title, interest and claim to any security deposited hereunder to the
assignee.

               D.   Any subletting of the Space or any part thereof, if
consented to by Sublandlord, shall be subject to and conditioned upon compliance
with the following terms and conditions:

                    (i)   The sublease shall provide that it is subject and
subordinate to all of the provisions of this Sublease and all of the rights of
Sublandlord hereunder;

                    (ii)  The sublease shall expressly provide that the
sublessee shall use and occupy the Space only for the permitted purposes set
forth herein and for no other purpose whatsoever; and

                    (iii) A duplicate original of the sublease, duly executed by
sublessor and sublessee, shall be delivered to Sublandlord within five (5) days
following the date of its execution.

               E.   If this Sublease is assigned, or if the Space or any part
thereof is sublet or occupied by one other than Subtenant, whether or not
Sublandlord shall have been granted any required consent, Sublandlord may, after
default by Subtenant, collect rent and other charges from such assignee,
Subtenant or other occupant, and apply the net amount collected to Rental and
other charges herein
<PAGE>

                                                                              13

reserved, but no such assignment, subletting, occupancy or collection shall be
deemed to be a waiver of the requirements of this Article 13 or an acceptance of
the assignee, subtenant or other occupant as subtenant under this Sublease. The
consent by Sublandlord to an assignment or subletting shall not in any way be
construed to relieve Subtenant from obtaining consent to any further assignment
or subletting. No assignment or subletting shall, in any way, release, relieve
or modify the liability of Subtenant under this Sublease and Subtenant shall be
and remain liable under all of the terms, conditions, and covenants hereof.

               F.   If Subtenant shall at any time request the consent of
Sublandlord to any proposed assignment of this Sublease or subletting of all or
any portion of the Space, Subtenant shall pay on demand the reasonable costs and
expenses incurred by Sublandlord and Prime Landlord, including, without
limitation, architect, engineer and reasonable attorneys' fees and
disbursements, and a reasonable administrative fee for review and/or preparation
of documents in connection with any proposed or actual assignment of this
Sublease or subletting of the Space or any part thereof.

               G.   Without limiting the generality of this Article 13,
Subtenant may not assign its rights hereunder or further sublet the Space in
whole or in part, without Prime Landlord's consent in accordance with the Prime
Lease and without complying with all of the terms and conditions of the Prime
Lease, which for this purposes shall be deemed to be appropriately modified to
take into account that the transaction in question is an assignment of the
Sublease or a further subletting of the Space, as the case may be.

               H.   (a)  The transfer of any stock, partnership or other
ownership interests of Subtenant (other than the transfer of control of
Subtenant by one entity which controls Subtenant or by several entities which
are Affiliates or are acting under an agreement and collectively control
Subtenant) shall not constitute an assignment of this Sublease if such stock,
partnership or other ownership interests are listed on a national securities
exchange (as defined in the Securities Exchange Act of 1934, as amended) or is
traded in the "over the counter" market with quotations reported by the National
Association of Securities Dealers; and further provided, that any conversion of
                                   --- ------- --------
the form of entity of Subtenant (however accomplished) which does not directly
or indirectly transfer control of Subtenant, reduce the tangible net worth of
Subtenant or reduce its liability for its obligations under this Sublease shall
not constitute an assignment of this Sublease, provided, that the converted
                                               --------
entity assumes by written instrument all of Subtenant's obligations under this
Sublease and such conversion is for a valid business purpose and not to avoid
any obligations under this Sublease.

                    (b)  Notwithstanding the provisions of this section to the
contrary, without the consent of Sublandlord, this Sublease may be assigned
(actually or deemed assigned) or the entire Space may be sublet for
substantially the

<PAGE>

                                                                              14

balance of the term to (i) an entity created by merger, reorganization
(including by dissolution, stock transfer or change of classes of stock) or
recapitalization of or with Subtenant, either directly or indirectly or (ii) a
purchaser of all or substantially all of Subtenant's assets, provided, that in
                                                             --------
each case that (A) Sublandlord shall have received a notice of such assignment
or sublet from Subtenant prior thereto, (B) in the case of an assignment, the
assignee assumes by written instrument all of Subtenant's obligations under this
Sublease (but, in the case of clause (i) the same shall only be necessary if
                              ----------
Subtenant shall not be the surviving entity), (C) such assignment or
sub-sublease is for a valid business purpose and not to avoid any obligations
under this Sublease, (D) the assignee's or sub-subtenant's reputation and
character is consistent with the other tenants in first class midtown Manhattan
office buildings and (E) such assignee or sub-subtenant shall be, immediately
after giving effect to such assignment or sub-sublease, tangible net worth equal
to or greater than Subtenant's net worth immediately prior to such transaction
described in clause (i) or (ii) provided that Subtenant has not reduced its net
worth immediately prior to such transaction.

                    (C)  Notwithstanding any provision in this Sublease to the
contrary, (but subject to compliance with clause (b) hereof), without the
consent of Sublandlord, Subtenant may assign (by actual assignment and not by
deemed assignment which deemed assignment may be governed by clause (b) hereof)
this Sublease or sublet all or any part of the Space to an Affiliate of
Subtenant; provided, that (i) Sublandlord shall have received a notice of such
           --------
assignment or sub-sublease from Subtenant identifying the rentable square feet
intended to be occupied by such Affiliate, the configuration of such space, and
the identity of the Affiliate; (ii) in the case of any such assignment, (A) the
assignment is for a valid business purpose and not to avoid any obligations
under this Sublease, and (B) the assignee assumes by written instrument all of
Subtenant's obligations under this Sublease; and (iii) the occupancy of such
space by an Affiliate will not further reduce the number of subtenants
Sublandlord is permitted to have in the Prime Lease Premises pursuant to Section
38.05 of the Prime Lease. If requested by Subtenant Sublandlord will request
that Prime Landlord approve that the subletting or permitted use of the Space by
Affiliates shall not reduce the number of subtenants permitted under Section
38.05 of the Prime Lease. "Affiliate" means, as to any designated person or
                           ---------
entity, any other person or entity which controls, is controlled by, or is under
common control with, such designated person or entity. "Control" (and with
                                                        -------
correlative meaning, "controlled by" and "under common control with") means
actual control or ownership or voting control, directly or indirectly, of 50% or
more of the voting stock, partnership interests or other beneficial ownership
interests of the entity in question.

                    I.   No assignment or other transfer of this Sublease and
the term and estate hereby granted, and no subletting of all or any portion of
the Space (in each case whether or not Sublandlord's consent is required
thereto) shall relieve Subtenant of its liability under this Sublease or of the
obligation to obtain Sublandlord's prior consent to any further assignment,
other transfer or subletting.

<PAGE>

                                                                              15

Prior to any assignment or subletting under subsection H hereof, Subtenant must
first obtain the consent of the Prime Landlord if required under the Prime
Lease.

          14.  INDEMNIFICATION.
               ---------------

               A.   Sublandlord, Prime Landlord and the employees, agents,
contractors, licensees and invitees (collectively "Agents") of each
(collectively, "Indemnified Parties"), shall not be liable to Subtenant or its
Agents for, and against, any and all suits, claims, demands, liability, damages,
costs and expenses of every kind and nature including, without limiting the
generality of the foregoing, attorneys' fees and expenses, court costs,
penalties and fines, incurred in connection with or arising out of the following
to the extent not caused by the gross negligence of the Indemnified Parties or
matters occurring outside the Space without the fault of Subtenant or its
Agents:

                    (i)   any injury or damage to any person happening on or
about the Space, or for any injury or damage to the Space, or to any property of
Subtenant, Sublandlord (which personal property, if any, Sublandlord has
notified Subtenant of in writing) or of any other person, firm, association or
corporation on or about the Space;

                    (ii)  [intentionally omitted];

                    (iii) the exercise by Subtenant or any person claiming
through or under Subtenant of any rights against Prime Landlord granted to
Subtenant hereunder;

                    (iv)  any holdover beyond the Term of this Sublease where
damages are incurred by Sublandlord resulting from a claim of the Prime Landlord
in connection with such holdover;

                    (v)   any wrongful willful acts or omissions or negligence
of Subtenant or any person claiming through or under Subtenant, or the Agents of
Subtenant or any such person, in or about the Space or the Building; or

                    (vi)  any proceeding, action or dispute that Sublandlord or
Subtenant may institute or be party to pursuant to Article 12 of this Sublease,
except to the extent that any such proceeding, action or dispute shall determine
that Prime Landlord's failure or refusal to provide Services or Repairs is
justified because of Sublandlord's negligence, misconduct or breach of this
Sublease or the Prime Lease, not resulting from Subtenant's acts or omissions.

               B.   The provisions of this Article 14 shall survive the
expiration or earlier termination of this Sublease.

<PAGE>

                                                                              16

     15.  ALTERATIONS. Subtenant shall make no alterations, installations,
          -----------
additions or improvements (collectively, "Alterations") in or about the Space
without the prior written consent of Sublandlord in each instance. Any
Alterations consented to by Sublandlord shall be performed by Subtenant at its
sole cost and expense and in compliance with all of the provisions of the Prime
Lease, including the provisions requiring Prime Landlord's prior written
consent, and also in compliance with other reasonable requirements of
Sublandlord and Prime Landlord. Subtenant shall be permitted to make
non-structural Alterations to the Space, subject to the prior written consent of
Prime Landlord in accordance with the Prime Lease and Sublandlord's prior
written consent, which consent as to Sublandlord shall not be unreasonably
withheld. Sublandlord shall use diligent good faith efforts which efforts shall
not require the expenditure of money or commencing litigation, to obtain Prime
Landlord's consent to Alterations proposed by Subtenant which comply with
Sections 13.01(a) through (d) of the Prime Lease.

     16.  INSURANCE.
          ---------

          A.   Subtenant, at Subtenant's sole expense, shall maintain for the
benefit of Sublandlord and Prime Landlord such policies of insurance (and in
such form) as are required by the Prime Lease with respect to the Space. The
insurers issuing all such insurance shall be reasonably satisfactory to
Sublandlord and shall have an A.M. Best Rating of A-VIII or better and shall be
licensed to do business in the State of New York. At a minimum such insurance
shall include commercial general liability insurance, including products and
completed operations and contractual liability coverage with limits of not less
than $5,000,000 per occurrence, with Sublandlord and Prime Landlord listed as
additional insureds, and all risk property insurance covering the subtenants
furniture, fixtures and any other property located in the Space that is owned by
Subtenant. Prior to the commencement of the Term, Subtenant will deliver to
Sublandlord certificates evidencing all coverage maintained in connection with
this agreement, and evidencing that Sublandlord and Prime Landlord have been
added as additional insureds to the commercial general liability insurance. Each
certificate will show that coverage cannot be cancelled or changed without
thirty (30) days prior notice to the certificate holder.

          B.   Nothing contained in this Sublease shall relieve Subtenant from
any liability as a result of damage from fire or other casualty, but each party
shall look first to any insurance in its favor before making any claim against
the other party for recovery for loss or damage resulting from fire or other
casualty. To the extent that such insurance is in force and collectible and to
the extent permitted by law, Sublandlord and Subtenant each hereby releases and
waives all right to recovery against the other or anyone claiming through or
under the other by way of subrogation or otherwise, and Subtenant also releases
and waives all right to recover against Prime Landlord. The foregoing release
and waiver shall be in force only if the insurance policies of Sublandlord and
Subtenant provide that such release or

<PAGE>

                                                                              17

waiver does not invalidate the insurance; each party agrees to use its best
efforts to include such a provision in its applicable insurance policies. If the
inclusion of said provision would involve an additional expense, either party,
at its sole expense, may require such provision to be inserted in the other's
policy.

               17.  DESTRUCTION BY FIRE OR OTHER CASUALTY; CONDEMNATION.
                    ---------------------------------------------------

                    A.   If the Space or the Building are partially or totally
damaged or destroyed by fire or other casualty, Subtenant shall have no right to
terminate this Sublease and this Sublease shall not be terminated by reason of
such casualty unless the Prime Lease is terminated by Sublandlord or the Prime
Landlord pursuant to the provisions of the Prime Lease. Sublandlord shall give
Subtenant prompt notice of any such termination. Notwithstanding the foregoing,
if more than 50% percent of the Space is damaged or destroyed, Sublandlord may
terminate this Sublease by giving Subtenant notice of its election to terminate
this Sublease within sixty (60) days after the date of such casualty. Any
termination provided for in this paragraph shall be effective on a date
specified in such notice, which date shall be not less than three (3) or more
than thirty (30) days after such notice is given.

                    B.   If Sublandlord receives an abatement of Rental relating
to the Space due to either damage by a casualty or a taking, then Subtenant
shall receive an equivalent abatement of Rental under this Sublease.

                    C.   If the Prime Lease is terminated as a result of a
taking of all or any portion of the Building by condemnation (or deed in lieu
thereof), this Sublease shall likewise terminate. In such event, Subtenant shall
have no claim to any share of the award, except to file a claim for the value of
its fixtures or for moving expenses. In that event, Sublandlord agrees to and
does hereby assign to Subtenant the right to claim for all additions,
improvements, fixtures, etc. (trade fixtures) installed or paid for by
Sublandlord including without limitation those made using the Sublandlord's
Contribution (as defined in Section 23 hereof) and Subtenant agrees to make
claim for all said trade fixtures, in its name, in addition to or as part of a
claim for trade fixtures installed or paid for by Subtenant, and Sublandlord and
Subtenant agree to share in the award or settlement in accordance with the
amounts awarded or paid for items installed by each, including interest; or, in
the event the award or settlement is in a single amount, then each shall share
in the award or settlement in the proportion that the total of each of the
parties' installations bears to the whole as determined by claimants' trade
fixture appraiser in the appraisal submitted in the condemnation proceeding.
Sublandlord and Subtenant shall pay the expenses of the litigation or settlement
in proportion to their shares of the award or payment. In the event Subtenant
does not or is unable to claim for trade fixtures, Sublandlord may make a claim
in the name of Subtenant, as agent for Subtenant, and Subtenant does hereby
assign the award or payment to Sublandlord for the purpose of collecting the
award or payment to be distributed in the same manner as described

<PAGE>

                                                                              18

above. The foregoing shall be self-operative without the necessity of the
execution of any further instruments.

               D.   Subtenant waives the provisions of Section 227 of the
New York Real Property Law, which is superseded by the provisions of this
Article 17.

          18.  SECURITY.
               --------

               A.   Subtenant has deposited with Sublandlord $147,774.00 as
security for the full and punctual performance by Subtenant of all of the terms
and conditions of this Sublease. In the event Subtenant defaults in the
performance of any of the terms of this Sublease after notice and the expiration
of all applicable grace or cure period, Sublandlord may apply the whole or any
part of the security so deposited to the extent required for the payment of (i)
any Fixed Rent and/or Additional Rent or any other sums as to which Subtenant is
in default or (ii) any sum which Sublandlord may expend or may be required to
expend by reason of Subtenant's default including, without limitation, any
damages or deficiency in the reletting of the Space, whether accruing before or
after summary proceedings or other re-entry by Sublandlord. Upon each such
application, Subtenant shall, on demand, pay to Sublandlord the sum so applied
which shall be added to the security deposit so that the same shall be restored
to the amount first set forth above.

               B.   If Subtenant shall fully and faithfully comply with all of
Subtenant's covenants and obligations under this Sublease, the security or any
balance thereof to which Subtenant is entitled, less a one percent (1%) per
annum administrative fee, shall be returned or paid over to Subtenant within
thirty (30) days after the Expiration Date and after delivery to Sublandlord
of entire possession of the Space.

          19.  BROKER.   Each party warrants and represents to the other party
               ------
hereto that it has not dealt with any brokers in connection with this Sublease
other than Cushman & Wakefield, Inc. ("C&W") and CB Richard Ellis, Inc./1/
                                                                        -
("CB") collectively, the "Brokers"). Sublandlord shall be responsible for the
commission due to C&W in connection with this Sublease, pursuant to a separate
agreement. C&W pursuant to a separate written agreement will be responsible for
any commission due CB./2/ Each party hereby indemnifies and holds the other
                       -
party hereto harmless from any and all loss, damage, claim, liability, cost or
expense (including, but not limited to, reasonable attorneys' fees, expenses and
court costs) arising out of or in connection with any breach of the foregoing
warranty and representation. The

____________________

/1/  Confirm.
 -

/2/  Confirm.
 -

<PAGE>

                                                                              19

provisions of this Article shall survive the expiration or earlier termination
of this Sublease.

               20.  NOTICES. All notices, consents, approvals or other
                    -------
communications (collectively a "Notice") required to be given under this
Sublease or pursuant to law shall be in writing and, unless otherwise required
by law, shall be either personally delivered (against a receipt), or sent by
reputable overnight courier service, or given by registered or certified mail,
return receipt requested, postage prepaid, addressed to the party which is to
receive such Notice (attention: Senior Vice President, Real Estate, in the case
of Notices to Sublandlord, and attention: Meryl Beckingham, Chief Financial
Officer in the case of Notices to Subtenant) at its address herein set forth or
such other address as either may designate by Notice to the other. Copies of all
notices to Sublandlord will be sent concurrently to Warner Music Group Inc., 75
Rockefeller Plaza, New York, New York 10019. Attn: Executive Vice President and
General Counsel. Copies of all notices to Subtenant will be sent concurrently to
Goodwin, Procter & Hoar LLP, Exchange Place, Boston, Massachusetts 02109, Attn:
Lawrence R. Cahill, P.C. Any Notice given pursuant hereto shall be deemed to
have been received on delivery, if personally delivered or delivered by
reputable overnight courier service, or three (3) Business Days after the
mailing thereof if mailed in accordance with the terms hereof, such mailing to
be effected by depositing the Notice in any post office, branch post office or
official depository regularly maintained by the United States Postal Service.
Rejection of delivery, being deemed delivery.

               21.  NO WAIVERS. Failure by either party in any instance to
                    ----------
insist upon the strict performance of any one or more of the obligations of the
other party under this Sublease, or to exercise any election herein contained,
shall in no manner be or be deemed to be a waiver by such party of any defaults
or breaches hereunder or of any of its rights and remedies by reason of such
defaults or breaches, or a waiver or relinquishment for the future of the
requirement of strict performance of any and all of the defaulting party's
obligations hereunder. Further, no payment by Subtenant or receipt by
Sublandlord of a lesser amount than the correct amount of Rental due hereunder
shall be deemed to be other than a payment on account, nor shall any endorsement
or statement on any check or any letter accompanying any check or payment be
deemed to effect or evidence an accord and satisfaction, and Sublandlord may
accept any checks or payments as made without prejudice to Sublandlord's right
to recover the balance or pursue any other remedy in this Sublease or otherwise
provided at law or in equity.

               22.  CONSENT.
                    -------

                    A.   Whenever in this Sublease it is provided that either
party will not unreasonably withhold its consent to any matter, such party shall
also be deemed to have agreed not to unreasonably delay such consent.
Sublandlord shall not be deemed to have unreasonably withheld or delayed its
consent to any matter if
<PAGE>

                                                                              20

Prime Landlord's consent to the matter requested is required by the Prime Lease
and if Prime Landlord shall have withheld or delayed its consent to such matter.
The foregoing provisions shall not be deemed a waiver of Subtenant's rights
herein with respect to any default by Prime Landlord in the performance of any
of its obligations affecting the Space under the Prime Lease.

               B.   If either party shall request the other's consent and such
consent is withheld or delayed, such party shall not be entitled to any damages
by reason thereof, it being intended that the sole remedy therefor shall be an
action for specific performance or injunction and that such remedy shall only be
available where a party has agreed herein not to unreasonably withhold or delay
such consent or where, as a matter of law, such consent may not be unreasonably
withheld or delayed.

          23.  INITIAL ALTERATIONS.
               -------------------

               A.   Subject to the terms and conditions set forth below in this
Sublease, including, without limitation, Section 15, and in the Prime Lease, and
provided no event of default shall have occurred, Sublandlord shall reimburse
Subtenant up to a maximum amount of $134,340.00 ("Sublandlord's Contribution")
for costs incurred by Subtenant in connection with the Alterations preparing the
Space for use or occupancy by Subtenant ("Initial Alterations") (Subtenant may
use up to $13,434.00 of Sublandlord's Contribution for so-called "soft costs,"
including, without limitation, architectural, engineering, expediting and other
consulting fees and all necessary building department permits and approvals).
Subtenant shall submit to Sublandlord a copy of the budget and plans and
specifications of the Initial Alterations prior to the commencement thereof.
Sublandlord shall disburse from time to time, but not more often than once in
any thirty (30) day period, within twenty (20) Business Days after receipt of
Subtenant's request therefor, that portion of Sublandlord's Contribution up to
but not more than ninety percent (90%) of the amount set forth in Subtenant's
requisition; provided however, that no advance shall be made if, and for so long
as, Subtenant shall be in monetary default under this Sublease or non-monetary
default under this Sublease beyond any applicable notice and cure period.
Notwithstanding any provision in this Section to the contrary, Sublandlord has
advised Subtenant that Sublandlord will be seeking to be reimbursed by the Prime
Landlord for all or part of the Sublandlord contribution under the terms of the
Prime Lease, and that Sublandlord will not be required to make any distribution
to Subtenant of the Sublandlord Contribution if the Prime Landlord has not made
the corresponding distribution to Sublandlord, unless Prime Landlord's refusal
to make such distribution arises out of Sublandlord's default under the Prime
Lease which was not caused by Subtenant's default under this Sublease.
Sublandlord agrees to promptly submit each of Subtenant's request to the Prime
Landlord. Notwithstanding the foregoing, but provided that Subtenant is not in
default hereunder and complies with all the terms and conditions hereinafter set
forth in this Section, all distributions to be made to Subtenant under this
Section shall be made no later than the latter of
<PAGE>

                                                                              21

60 days after the Commencement Date or 30 days after Subtenant's final
submission. No advance shall be made until receipt of a request therefor from
Subtenant, and the submission by Subtenant of the following:

          (i)  A certificate signed by Subtenant and Subtenant's architect dated
not more than ten (10) days prior to such request setting forth (a) the sum then
justly due to contractors, subcontractors, materialmen, engineers, architects
and other persons who have rendered services or furnished materials in
connection with the Initial Alterations, (b) a brief description of such
services and materials and the amounts paid or to be paid from such requisition
to each of such persons in respect thereof, (c) that the work described in the
certificate has been completed substantially in accordance with the final plans
therefor previously approved by Sublandlord and the estimated costs to complete
the Initial Alterations (this statement need not be made by Subtenant, only by
Subtenant's architect), (d) that there has not been filed with respect to the
Space or the Building or any part thereof or any improvements thereon, any
vendor's, mechanic's, laborer's, materialmen's or other like liens arising out
of the Initial Alterations which has not been discharged of record, (e) that
Subtenant has complied with all of the conditions set forth in this Sublease and
the Prime Lease applicable to Alterations, and (f) the cost to complete the
Initial Alterations does not exceed the remaining undisbursed amount of the
Sublandlord's Contribution, less any holdbacks unless Subtenant has posted cash
with Sublandlord or other form of security reasonably satisfactory to
Sublandlord to cover any shortfall between the cost to complete the Alteration
and the balance of Sublandlord's Contribution, less any holdbacks (statements
(d) and (e) need not be made by Subtenant's architect, only by Subtenant). Upon
request of Subtenant, Sublandlord shall directly make payments of Sublandlord's
Contribution to Subtenant's contractors;

          (ii) Partial lien waivers, paid receipts or such other proof of
payment as Sublandlord shall reasonably require for all work done and materials
supplied prior to the current requisition (and which were to have been paid for
by Subtenant).

     B.   Anything in this Article 23 to the contrary notwithstanding,
Sublandlord shall not be required to expend the final ten percent (10%) of
Sublandlord's Contribution until it has received from Subtenant's architect all
certificates of final approval required by any governmental or
quasi-governmental body in respect of the Initial Alterations. In addition,
following completion of alterations or improvements by Subtenant, Subtenant
shall cause Subtenant's architect to obtain and such architect shall be
responsible for obtaining final approval of alterations or improvements by
Subtenant from the New York City Department of Buildings and other regulatory
bodies having jurisdiction. In addition, Subtenant shall be required to sign a
written statement in form satisfactory to Sublandlord acknowledging the total
cost of the Initial Alterations.

<PAGE>

                                                                              22

                    C.   Sublandlord shall have the right, upon reasonable
notice and at reasonable hours, to enter the Space from time to time with a
representative of Subtenant for the purpose of verifying that the portion of the
Initial Alterations covered by Subtenant's Request has been performed in
accordance with said plans and specifications, or to otherwise inspect any or
all aspects of the Initial Alterations.

               24.  ENTIRE AGREEMENT, MISCELLANEOUS.
                    -------------------------------

                    A.   This Sublease shall be governed by and construed in
accordance with the law of the State of New York without regard to the conflicts
of law principles thereof.

                    B.   The section headings in this Sublease and in the
parentheticals contained in Subsection 7.C hereof are inserted only as a matter
of convenience for reference and are not to be given any effect in construing
this Sublease.

                    C.   If any of the provisions of this Sublease or the
application thereof to any person or circumstance shall, to any extent, be held
to be invalid or unenforceable, the remainder of this Sublease shall not be
affected thereby and shall be valid and enforceable to the fullest extent
permitted by law.

                    D.   All of the terms and provisions of this Sublease shall
be binding upon and inure to the benefit of the parties hereto and their
respective permitted successors and assigns.

                    E.   All prior negotiations and agreements relating to this
Sublease and the Space are merged into this Sublease. This Sublease may not be
amended, modified or terminated, in whole or in part, nor may any of the
provisions be waived, except by a written instrument executed by the party
against whom enforcement of such amendment, modification, termination or waiver
is sought and unless the same is permitted under the terms and provisions of the
Prime Lease.

                    F.   This Sublease shall have no binding force and effect
and shall not confer any rights or impose any obligations upon either party
unless and until both parties have executed it and Sublandlord shall have
obtained Prime Landlord's written consent to this Sublease and delivered to
Subtenant an executed copy of such consent. Under no circumstances shall the
submission of this Sublease in draft form by or to either party be deemed to
constitute an offer for the subleasing of the Space.

                    G.   This Sublease and all the obligations of Subtenant to
pay Rental and perform all of its other covenants and agreements hereunder shall
in no way be affected, impaired, delayed or excused because Sublandlord or Prime
Landlord are unable to fulfill any of their respective obligations hereunder,
either

<PAGE>

                                                                              23

explicit or implicit, if Sublandlord or Prime Landlord is prevented or delayed
from so doing by reason of strikes or labor trouble or by accident, adjustment
of insurance or by any cause whatsoever reasonably beyond Sublandlord's or Prime
Landlord's control.

               H.   Each and every right and remedy of Sublandlord under this
Sublease shall be cumulative and in addition to every other right and remedy
herein contained or now or hereafter existing at law or in equity, by statute or
otherwise.

               I.   At any time and from time to time Subtenant shall, within
ten (10) Business Days after a written request by Sublandlord, execute,
acknowledge and deliver to Sublandlord a written statement certifying (i) that
this Sublease has not been modified and is in full force and effect or, if
modified, that this Sublease is in full force and effect as modified, and
specifying such modifications, (ii) the dates to which the Fixed Rent and
Additional Rent and other charges have been paid, (iii) that to the best of
Subtenant's knowledge, no default exists under this Sublease or, if any do
exist, the nature of such default and (iv) as to such other matters as
Sublandlord may reasonably request.

               J.   Sublandlord agrees to permit Subtenant to use and dispose of
the furniture and equipment (the "Furniture") described on Exhibit B attached
hereto and located in the Space as of the date hereof. Subtenant represents and
warrants that it has made a thorough examination and inspection of the
Furniture. Sublandlord makes no representation or warranty as to the present or
future condition of the Furniture. Subtenant agrees that it will accept the
Furniture in its "as is" condition on the Commencement Date. On the Expiration
Date, earlier termination hereof, or re-entry by Sublandlord or Prime landlord
upon the Space, Subtenant shall remove all of the Furniture from the Space and
dispose of the Furniture at Subtenant's sole cost and expense.

               K.   Subject to any costs or consents imposed under the Prime
Lease for adding or deleting listings or approval or installation of plaques or
signage, Subtenant may utilize Subtenant's Percentage of the directory listings
and plaques in the elevators allocated to Sublandlord under the Prime Lease.
Sublandlord shall also not unreasonably withhold its consent to Subtenant
signage on the exterior door leading into the Space.
<PAGE>

                                                                              24

     IN WITNESS WHEREOF, Sublandlord and Subtenant have executed this Sublease
as of the day and year first written above.

                                   Sublandlord:

                                   WARNER MUSIC GROUP INC.

                                   By: /s/ Jerome M. Gold
                                      ------------------------------------
                                      Name:  Jerome M. Gold
                                      Title:

                                   Subtenant:

                                   BRONNER SLOSBERG HUMPHREY, LLC

                                   By: /s/ Meryl K. Beckingham
                                      ------------------------------------
                                      Name:  Meryl K. Beckingham
                                      Title: SVP/Chief Financial Officer

                                        Subtenant Federal Identification
                                        No. 04-27/2533
                                           -------------------

<PAGE>

                                  SCHEDULE A
                                  ----------

                                  Floor Plan

<PAGE>

                           [FLOOR PLAN APPEARS HERE]
                     1290 AVENUE OF THE AMERICAS, 4TH FLR.
<PAGE>

                                   EXHIBIT B
                                   ---------

                                   Furniture<PAGE>

                                                 EXHIBIT 10.11

                             AGREEMENT OF SUBLEASE

                                    between

                           BILL COMMUNICATIONS, INC.
                                  Sublandlord

                                      and

                                BRONNERCOM, LLC
                                   Subtenant

                                   Premises:
                                   --------

                         Entire Rentable Areas of the
             2/nd/, 3/rd/, 4/th/, 5/th/, 11/th/ and 12/th/ Floors
                         and Portion of Basement Area
                             345 Park Avenue South
                              New York, New York

                                SILLER WILK LLP
                               747 Third Avenue
                           New York, New York 10017
                                (212) 421-2233
<PAGE>

                               TABLE OF CONTENTS
                               -----------------
<TABLE>
<S>                                                                      <C>
Subleasing of Premises.................................................   1

Term...................................................................   2

Fixed Rent; Additional Rent and Electricity............................   3

Subordination to and Incorporation of the Lease........................   9

Alterations............................................................  11

Covenants with Respect to the Lease....................................  12

Services and Repairs...................................................  13

Consents...............................................................  15

Termination of Lease...................................................  16

Sublease, Not Assignment...............................................  16

Damage, Destruction, Fire and other Casualty; Condemnation.............  16

No Waivers.............................................................  16

Notices................................................................  17

Indemnity..............................................................  17

Broker.................................................................  19

Delivery of the Premises...............................................  19

Consent of Owner to this Sublease......................................  21

Assignment, Subletting and Mortgaging..................................  21
</TABLE>

                                      -i-
<PAGE>

<TABLE>
<S>                                                                      <C>
Security Deposit.......................................................  22

Insurance..............................................................  24

Default................................................................  24

Miscellaneous..........................................................  25

EXHIBIT A..............................................................  28

EXHIBIT B..............................................................  29

EXHIBIT C..............................................................  31
</TABLE>

<PAGE>

          AGREEMENT OF SUBLEASE, made as of the 15/th/ day of November 1999,
between BILL COMMUNICATIONS, INC., a New York corporation, having an office
and place of business at 345 Park Avenue South, New York, New York 10010
("Sublandlord") and BRONNERCOM, LLC, a Delaware limited liability company
having an office at The Prudential Tower, 800 Boylston Street, Boston, MA 02199
("Subtenant") .

                                  W I T N E S S E T H :
                                  - - - - - - - - - -

          WHEREAS, by Agreement of Lease, dated July 17, 1992, as modified by
Agreement dated August 31, 1998 and as further modified by Extension of Term,
Additional Space and Modification Agreement dated September 18, 1998
("Modification Agreement") and as further modified by Amendment of Lease dated
November ____, 1999 (the Amendment)(the lease, as modified and amended is
collectively referred to as the "Lease") 345 Park Avenue South/Armory Inc.,
predecessor-in-interest to RFR Holding, LLC. ("Owner"), as landlord, leased to
Sublandlord, as tenant certain premises consisting of the entire rentable areas
of the 2/nd/, 3/rd/, 4/th/, 5/th/, 11/th/ and 12/th/ floors and a portion of the
basement of the building known as 345 Park Avenue South, New York, NY (the
"Building"); and

          WHEREAS, Sublandlord desires to sublease to Subtenant, and Subtenant
desires to hire from Sublandlord, the entire premises leased to Sublandlord
pursuant to the Lease (which premises are as shown on Exhibit A annexed hereto
and made a part hereof, and such premises are also as shown on various exhibits
to the Lease, being hereinafter referred to as the "Premises") on the terms and
conditions contained herein.

          NOW, THEREFORE, in consideration of the mutual covenants herein
contained, it is mutually agreed as follows:

          1.    Subleasing of Premises. Sublandlord hereby subleases to
                ----------------------
Subtenant, and Subtenant hereby hires from Sublandlord, the Premises, upon and
subject to the terms and conditions hereinafter set forth.

          2.    Term.
                ----

          2.1.  The term (the "Term") of this Sublease with respect to the
     portion of the basement, and the 2/nd/, 3/rd/, 4/th/ and 5/th/ floors shall
     commence (the "2 To 5
<PAGE>

     Commencement Date") on the date Sublandlord delivers exclusive possession
     of the basement, 2/nd/, 3/rd/, 4/th/ and 5/th/ floors (the "2 To 5
     Premises") to the Subtenant in accordance with Section 16.1 of this
     Sublease. The Term with respect to the 11/th/ and 12/th/ floors shall
     commence (the "11 & 12 Commencement Date") on the date Sublandlord delivers
     exclusive possession of the 11/th/ and 12/th/ floors (the "11 & 12
     Premises") to Subtenant in accordance with Section 16.2 of this Sublease.
     The Term of this Sublease shall terminate on March 30, 2011 (the
     "Expiration Date"), at 12:00 noon, or on such earlier date upon which the
     Term shall expire or be canceled or terminated pursuant to any of the
     conditions or covenants of this Sublease or pursuant to law. Promptly
     following the 2 To 5 Commencement Date and the 11 & 12 Commencement Date,
     Sublandlord and Subtenant shall enter into an agreement confirming each
     such commencement date; provided, however, that failure to execute and
     deliver such agreements shall not affect the validity of such commencement
     dates.

          3.    Fixed Rent: Additional Rent and Electricity.
                -------------------------------------------

          3.1.  2 to 5 Premises. Subtenant shall pay to Sublandlord, commencing
                ---------------
     on the 2 To 5 Commencement Date and on the first day of each and every
     month thereafter, in currency which at the time of payment is legal tender
     for public and private debts in the United States of America, as fixed rent
     during the Term, as follows:

          (i)   for the period commencing on the 2 To 5 Commencement Date and
     ending on the day immediately preceding the fourth anniversary of the 2 To
     5 Commencement Date, the sum of $3,043,388.00 per annum, payable in equal
     monthly installments of $253,615.70;

          (ii)  for the period commencing on the fourth anniversary of the 2 To
     5 Commencement Date and ending on the day immediately preceding the eighth
     anniversary of the 2 To 5 Commencement Date, the sum of $3,396,316.00 per
     annum, payable in equal monthly installments of $283,026.33;

          (iii) for the period commencing on the eighth anniversary of the 2 To
     5 Commencement Date and ending on the Expiration Date, the sum of
     $3,749,244.00 per annum, payable in equal monthly installments of
     $312,437.00.

                                      -2-
<PAGE>

          3.2.  11 & 12 Premises. In addition to the fixed rent set forth in
                ----------------
     Section 3.1. Subtenant shall also pay to Sublandlord, commencing on the 11
     & 12 Commencement Date, the fixed rent during the term as follows:

          (i)   for the period commencing on the 11&12 Commencement Date and
     ending on the day preceding the fourth anniversary of the 11&12
     Commencement Date the sum of $1,588,176.00 per annum, payable in equal
     monthly installments of $132,348.00;

          (ii)  for the period commencing on the fourth anniversary of the 11 &
     12 Commencement Date and ending on the day immediately preceding the eighth
     anniversary of the 11 & 12 Commencement Date, the sum of $1,764,640.00 per
     annum, payable in equal monthly installments of $147,053.33;

          (iii) for the period commencing on the eighth anniversary of the 11 &
     12 Commencement Date and ending on the Expiration Date the sum of
     $1,941,104.00 per annum, payable in equal monthly installments of
     $161,758.67.

          (The fixed rent set forth in Sections 3.2 and 3.3 shall be known
     collectively as the "Fixed Rent").

          3.3.  (i)  For each Tax Year (hereinafter defined) during the Term,
     Subtenant shall pay to Sublandlord as and for additional rent an amount
     (the "Sublease Tax Payment") equal to the amount by which Taxes (as defined
           --------------------
     in Lease) payable by Sublandlord for such Tax Year, as computed by Owner
     pursuant to a Escalation Statement (as such term is defined in the Lease)
     delivered to Sublandlord in accordance with the Lease, exceeds the Taxes
     payable by Sublandlord for the Tax Year commencing July 1, 2000 and ending
     June 30, 2001, (hereinafter referred to as the "Sublease Base Taxes").
                                                     -------------------

          (ii)  Within seven (7) days after receipt from Owner of a Escalation
     Statement, Sublandlord shall render to Subtenant a written statement or
     statements (a "Sublease Tax Statement"), together with a reproduced copy of
                    ----------------------
     the Escalation Statement received from Owner for the current or next
     succeeding Tax Year (if theretofore issued by Owner), showing (i) the date
     of receipt from Owner of the Escalation Statement, (ii) a comparison of the
     Real Estate Taxes payable by Sublandlord for the Tax Year with the Sublease
     Base Taxes and (iii) the amount of the Sublease Tax Payment resulting from
     such comparison. Subtenant shall pay to Sublandlord, in twelve (12) equal
     monthly installments, in advance, monthly

                                      -3-
<PAGE>

together with the monthly payments of Fixed Rent due hereunder, one-twelfth (1/
12th) of the Sublease Tax Payment shown on the Sublease Tax Statement, except
that if at the time Sublandlord delivers a Sublease Tax Statement to Subtenant,
the Sublease Tax Payment shall have accrued for a period prior to the delivery
of the Sublease Tax Statement, Subtenant shall pay such accrued portion of the
Sublease Tax Payment in full on the later of fifteen (15) days after receipt of
such Sublease Tax Statement or five (5) days prior to the date same is due under
the Lease. In addition, if the aggregate amount of Sublandlord's installment
payments for Real Estate Taxes have been insufficient to discharge Sublandlord's
obligations for Real Estate Taxes then owed, then Subtenant shall pay the
additional sums required to pay such deficiency that is attributable to Sublease
Tax Payments due hereunder no later than fifteen (15) days after receipt of a
request for such additional payment from Sublandlord together with a computation
of the amount owed by Subtenant and all underlying documentation, if any,
received by Sublandlord from Owner. If Sublandlord shall be required to pay any
Real Estate Taxes on any other date or dates than as presently required by the
Lease, then the due date of the installments of the Sublease Tax Payment shall
be correspondingly accelerated or revised so that the Sublease Tax Payment (or
the applicable installment thereof) is due five (5) days prior to the date the
corresponding payment is due to Owner. Except as provided in Section 3.9 hereof,
Sublandlord`s failure to render a Sublease Tax Statement during or with
respect to any Tax Year shall not prejudice Sublandlord's right to render a
Sublease Tax Statement during or with respect to any subsequent Tax Year, and
shall not eliminate or reduce Subtenant's obligation to make Sublease Tax
Payments pursuant to this Section 3.3 for such Tax Year.

          (iii) The Sublease Tax Payment shall be prorated for any partial Tax
Year in which the Term shall commence or end. If, at any time during a Tax Year,
Sublandlord receives a revised Escalation Statement from Owner, Sublandlord
shall deliver a Sublease Tax Statement to Subtenant, revised to correspond with
such revised Owner's Statement and Subtenant shall, within the later of fifteen
(15) days thereafter or five (5) days prior to the date same is due under the
Lease, pay to Sublandlord an amount equal to the amount of any underpayment of
the Sublease Tax Payment with respect to such Tax Year and, in the event of an
overpayment, Sublandlord shall either pay to Subtenant or, at Sublandlord's
election, credit against the next installments of Fixed Rent and payments of
additional rent, the amount of Subtenant's overpayment.

          (iv)  Only Owner shall be eligible to institute tax reduction or other
proceedings to reduce the assessed valuation of the Building. Should Owner be

                                      -4-
<PAGE>

successful in any such reduction proceedings and obtain a rebate for any Tax
Year for which Subtenant has paid installments of the Sublease Tax Payment,
Sublandlord shall either pay to Subtenant, or at Sublandlord's election, credit
against the next installments of the Fixed Rent and payments of additional rent
payable under this Sublease, an amount equal to any such rebate for which
Sublandlord shall receive a credit from Owner together with a computation of the
amount owed by Subtenant and all underlying documentation, if any, received by
Sublandlord from Owner.

          (v)  "Tax Year" shall mean each Tax Year as set forth in the Lease.
                --------

          (vi) Provided Subtenant is not in default of this Sublease and has
received Sublandlord's prior written consent, which consent Sublandlord agrees
shall not be unreasonably withheld or delayed, if Sublandlord fails to file a
Protest under Section 3.10 of the Lease, for any tax year for which Sublandlord
is entitled to file such Protest, Subtenant shall have the right to file such
Protest on behalf of Sublandlord in accordance with the terms and conditions of
Section 3.10 of the Lease. Such Protest shall be at the sole cost and expense of
Subtenant and Subtenant shall keep Sublandlord informed of its actions and shall
not take any action which might give rise to a default under the Lease.
Sublandlord shall reasonably cooperate with Subtenant in connection with such
Protest. Subtenant shall indemnify and hold harmless Sublandlord from and
against any and all liability, fines, suits, demands, cost, and expenses of any
kind or nature, including, without limitation, reasonable attorneys' fees and
disbursements incurred in connection with, arising out of or relating to any
Protest filed by Subtenant pursuant to Section 3.10 of the Lease .

          3.4. (i) For each calendar year during the Term subsequent to the
calendar year ending on December 31, 2000 (a "Lease Year"), Subtenant shall pay
                                              ----------
to Sublandlord an amount (the "Expense Payment") equal to of the amount by which
                               ---------------
Tenant's Proportionate Operating Share, as defined in the Lease, of Operating
Expenses (as such term is defined in the Lease) exceeds Tenant's Proportionate
Operating Share for calendar year 2000.

          (ii) Within fifteen (15) days after receipt by Owner, Sublandlord may
furnish to Subtenant a written statement (an "Estimate Statement") setting forth
                                              ------------------
Sublandlord's estimate of the Expense Payment for such Lease Year (the
"Estimated Payment"), which Estimate Statement shall be based upon and
 -----------------
accompanied by the Escalation Statement estimating the Expense Payment for such

                                      -5-
<PAGE>

Lease Year, if any, received by Sublandlord from Owner. Subtenant shall pay to
Sublandlord on the first day of each month during each Lease Year an amount
equal to one-twelfth (1/12th) of the Estimated Payment. If Sublandlord furnishes
an Estimate Statement for a Lease Year subsequent to the commencement thereof,
then (i) until the first day of the month following the month in which the
Estimate Statement is furnished to Subtenant, Subtenant shall continue to pay to
Sublandlord prior to the first day of each month an amount equal to the monthly
sum payable by Subtenant to Sublandlord with respect to the next previous Lease
Year; (ii) promptly after the Estimate Statement is furnished to Subtenant,
Sublandlord shall give notice to Subtenant stating whether the amount previously
paid by Subtenant to Sublandlord for the current Lease Year was greater or less
that the installments of the Estimated Payments to be paid for the current Lease
Year, and (a) if there shall be a deficiency, Subtenant shall pay the amount
thereof within fifteen (15) days after demand therefor, or (b) if there shall
have been an overpayment, Sublandlord shall either pay to Subtenant or, at
Sublandlord's option, credit against the next installments of the Fixed Rent and
payments of additional rent payable under this Sublease, the amount of
Subtenant's overpayment; and (iii) on the first day of the month following the
month in which the Estimate Statement is furnished to Subtenant, and monthly
thereafter throughout the remainder of the Lease Year, Subtenant shall pay to
Sublandlord an amount equal to one-twelfth (1/12th) of the Estimated Payment
shown on the most recent Estimated Statement. If and to the extent a revised
Estimate Statement is furnished by Owner to Sublandlord, Sublandlord may furnish
to Subtenant a revised Estimate Statement; if a revised Estimate Statement is
furnished to Subtenant, the Estimated Payment for such Lease Year shall be
adjusted in the same manner as provided in the preceding sentence.

          (iii) At any time during or after each Lease Year, Sublandlord shall
furnish to Subtenant an annual statement or statements (the "Annual Statement")
                                                             ----------------
setting forth the items constituting the Operating Expenses during such Lease
Year, which Annual Statement shall be prepared based upon and accompanied by the
Escalation Statement or statement of Operating Expenses received by Sublandlord
from Owner. If the Annual Statement shows that the Estimated Payment (or other
payments) for such Lease Year exceeded the Expense Payment which should have
been paid for such Lease Year, Sublandlord shall either pay within fifteen (15)
days to Subtenant or, at Sublandlord's option, credit against the next
installments of Fixed Rent and payments of additional rent payable under this
Sublease, the amount of such excess; if the Annual Statement for such Lease Year
shows that the Estimated Payment for such Lease Year was less than the Expense
Payment (or other payments) which should have been paid for such Lease Year,
Subtenant shall

                                      -6-
<PAGE>

pay the amount of such deficiency within fifteen (15) days after receipt of the
Annual Statement.

          (iv) Each Annual Statement shall be conclusive and binding upon
Subtenant unless, within forty-five (45) days after receipt thereof, Subtenant
shall notify Sublandlord that it disputes the correctness of the Annual
Statement, specifying in reasonable detail the manner in which the Annual
Statement is claimed to be incorrect. If such notice is sent, provided Subtenant
shall pay to Sublandlord the amount shown to be due to Sublandlord on the
disputed Annual Statement, Sublandlord agrees to use commercially reasonable
efforts to enforce its rights under the Lease to dispute the correctness of the
Escalation Statement or statements of Operating Expenses delivered by Owner to
Sublandlord provided the cost of such dispute shall be paid by Subtenant as
additional rent. Subtenant agrees to indemnify and hold Sublandlord harmless
from and against any and all claims, costs, expenses and liabilities in
connection therewith, including, without limitation, reasonable attorneys` fees
and disbursements. If Owner shall revise the Escalation Statements disputed by
Subtenant, Sublandlord shall deliver to Subtenant a revised Annual Statement,
and an appropriate payment or credit by Sublandlord, or payment by Subtenant, as
the case may be made in accordance with the terms of Section 3.4(iii) hereof.
Notwithstanding the foregoing, if permitted by the Owner, Subtenant may, in its
own name or in the name of Sublandlord if required under the terms of the Lease
and at Subtenant's sole cost and expense, dispute the correctness of an
Escalation Statement pursuant to Section 3.09 of the Lease. Subtenant agrees to
keep Sublandlord fully informed of any such dispute and that its indemnity set
forth in this Section 3.4(iv) shall also cover any and all claims, costs,
expenses and liabilities incurred by Sublandlord in connection with Subtenant's
dispute of an Escalation Statement pursuant to the provisions of Section 3.09 of
the Lease.

          3.5. (i) Subtenant shall pay to Sublandlord, as additional rent,
within three (3) business days after demand, (i) all payments required to be
made by Sublandlord for the supply of electric current and payable by
Sublandlord with respect to the Premises pursuant to Section 4.01 of the Lease
and Sections 2(b)(iv), 4(b) and 10(b) of the Modification Agreement, (ii) any
and all other costs, charges or expenses including, without limitation, any
interest or late charges incurred by Sublandlord as a result of Subtenant not
paying any sums hereunder to Sublandlord when the same are due and payable
hereunder, as determined under the provisions of the Lease, which are
attributable to, or incurred in connection with, Subtenant's use and occupancy
of the Premises and the provision of services and electric energy thereto.
Notwithstanding the foregoing, if permitted by Owner, Subtenant may pay

                                      -7-
<PAGE>

Owner directly for the supply of electric current to the Premises provided that
Subtenant sends a copy of each electric bill and evidence of payment no later
than the date payment is due Landlord and further provided that Subtenant does
not default more than two (2) times in the payment for electric service.

     (ii)  Subtenant shall make no alterations to the electric system in the
Premises without obtaining Sublandlord's consent and complying with all
provisions of the Lease. Provided Subtenant has complied with all provisions of
the Lease (including obtaining Owner's consent, if required), Sublandlord shall
not unreasonably withhold or delay its consent to such alterations.

     (iii) Sublandlord shall not be liable in any way to Subtenant for any
failure or defect in the supply or character of electric current furnished to
the Premises. Subtenant covenants and agrees that at all times its connected
electrical load shall not cause a default under the Lease nor exceed the
electrical capacity available to the Premises.

     3.6.  Any sums due and payable to Sublandlord under this Article 3 shall be
deemed to be, and collectible as, additional rent. If Subtenant shall fail to
timely pay when due any installment of Fixed Rent or additional rent, Subtenant
shall also pay to Sublandlord a late charge and/or interest to the extent
Sublandlord would be required to pay a late charge and/or interest to Owner
under the terms of the Lease. The payment of such late charge and interest shall
be in addition to all other rights and remedies available to Sublandlord in the
case of non-payment of Fixed Rent.

     3.7.  All Fixed Rent, additional rent, and all other costs, charges and
sums payable by Subtenant hereunder (collectively, "Rental"), shall constitute
                                                    ------
rent under this Sublease, and shall be payable to Sublandlord at its address as
set forth above, unless Sublandlord shall otherwise so direct in writing.

     3.8.  Subtenant shall promptly pay the Rental as and when the same shall
become due and payable without set-off, offset or deduction of any kind
whatsoever, except as expressly set forth herein, and, in the event of
Subtenant's failure to pay the same when due (subject to grace periods provided
herein), Sublandlord shall have all of the rights and remedies provided for
herein or at law or in equity, in the case of non-payment of rent.

     3.9.  Sublandlord's failure during the Term to prepare and deliver any
statements or bills required to be delivered to Subtenant hereunder, or
Sublandlord's

                                      -8-
<PAGE>

failure to make a demand under any provisions of this Sublease shall not in any
way be deemed to be a waiver of, or cause Sublandlord to forfeit or surrender
its rights to collect any additional rent which may have become due pursuant to
this Article 3 during the Term except to the extent Owner has waived its right
to obligate Tenant to pay the corresponding amount of additional rent from
Sublandlord under Section 3.08 of the Lease. Subtenant's liability for Fixed
Rent and additional rent due under this Article 3 accruing during the Term, and
Sublandlord's obligation to refund overpayments of or adjustments to Fixed Rent
or additional rent paid to it by Subtenant, shall survive the expiration or
sooner termination of this Sublease.

     3.10. Notwithstanding anything contained in this Sublease to the contrary
(i) Subtenant shall not be liable for the payment of any charges, fees or other
costs imposed by Owner on Sublandlord under the Lease unless and to the extent
related to Subtenant's occupancy of the Premises or caused by Subtenant's
actions or omissions under this Sublease, and (ii) Subtenant shall have no
obligation to make any payment to Sublandlord or Owner relating to any charges
accruing under the Lease (whether denominated as rent, rental, additional rent
or otherwise) for any period prior to the Term of this Sublease.

     3.11. If either the 2 To 5 Commencement Date or 11 & 12 Commencement Date
does not occur on the first day of a calendar month, the Fixed Rent and any
Additional Rent payable hereunder shall be prorated for such partial month on
the basis of the actual number of days of such month.

     3.12.  Anything herein to the contrary notwithstanding, provided Subtenant
is not in default of this Sublease following any required notice and the
expiration of any applicable cure period, Subtenant shall receive an abatement
of Fixed Rent in the amount of $132,348 per month for each of the first three
(3) months following the 11 & 12 Commencement Date.

     4.    Subordination to and Incorporation of the Lease.
           -----------------------------------------------

     4.1.  This Sublease is in all respects subject and subordinate to the terms
and conditions of the Lease and to all matters to which the Lease is subject and
subordinate. Subtenant shall indemnify Sublandlord for, and shall hold it
harmless from and against, any and all losses, damages, penalties, liabilities,
costs and expenses, including, without limitation, reasonable attorneys' fees
and disbursements, which may be sustained or incurred by Sublandlord by reason
of

                                      -9-
<PAGE>

Subtenant's failure to keep, observe or perform any of the terms, provisions,
covenants, conditions and obligations on Sublandlord's part to be kept, observed
or performed under the Lease to the extent same shall have been incorporated
herein, or otherwise arising out of or with respect to Subtenant's use and
occupancy of the Premises from and after the Commencement Date.

     4.2.  Except as otherwise expressly provided in, or otherwise inconsistent
with, this Sublease, or to the extent not applicable to the Premises, the terms,
provisions, covenants, stipulations, conditions, rights, obligations, remedies
and agreements contained in the Lease are incorporated in this Sublease by
reference, and are made a part hereof as if herein set forth at length, and (i)
as if the word "Lease" or "lease" or words of similar import, wherever the same
appear in the Lease, were construed to mean this "Sublease", (ii) Sublandlord
shall be substituted for all references to the "Landlord' under the Lease, (iii)
Subtenant shall be substituted for the "Tenant" under the Lease, and (iv)
Premises shall be substituted for "Demised Premises" under the Lease, except
that the following provisions of the Lease and any references to such provisions
shall be deemed deleted therefrom and shall have no force and effect as between
Sublandlord and Subtenant:

           Sections 1.01, 2.01, 3.10 (second paragraph), 8.03(i),
           8.04, 24.01, 25.06(a)(i) and (iii), 25.06(b), (c) and
           (d), Articles 42, 44, 47.01, Schedules C, E, F, H, M,
           O and P of the original lease dated July 17, 1992
           between Owner and Sublandlord; Sections 2(a), 2(b)(v),
           3(b) through 3(g), 4(a), 5, 6(a), (b), 7, 10(a), 11,
           12(b)(i)(and any references to a specific monetary
           amount), 13, 14, 15, 16, 18, 19, 20(e) of the
           Modification Agreement.

     4.3.  If any of the express provisions of this Sublease shall conflict with
any of the provisions of the Lease incorporated by reference, such conflict
shall be resolved in every instance in favor of the express provisions of the
Sublease.

     4.4.  Subtenant may peaceably and quietly enjoy the Premises subject and
subordinate to the terms of this Sublease and to the terms of the Lease, to the
extent incorporated herein.

                                     -10-
<PAGE>

     4.5.  Anything herein to the contrary notwithstanding, Sublandlord shall
have no obligation to reimburse Subtenant for any costs under Section 4.03 of
the Original Lease unless and until Sublandlord actually receives payment of
such costs from Owner pursuant to said Section 4.03. In addition, Subtenant
shall not be entitled to offset any costs or expenses under said Section 4.03
unless Sublandlord has received payment from the Owner and failed to remit such
payment to Subtenant.

     4.6.  Anything herein to the contrary notwithstanding, to the extent
Sublandlord shall actually receive any rent abatement under Section 9(c), (d)
and (e) of the Modification Agreement, Subtenant shall be entitled to receive a
corresponding rent abatement under this Sublease. Thus, for example, if under
Section 9(d), Subtenant receives an abatement equal to one and one-half days,
for each day after February 28, 2001 that the 11th and 12th Floors Adjustment
Date does not occur, which abatement is actually received by Sublandlord under
the terms of the Lease, Subtenant shall receive a corresponding abatement for
the same period of one and one-half days of Fixed Rent for the 11 & 12 Premises
for each day that the 11th and 12th Floors Adjustment Date has not occurred
under Section 16.2 of this Sublease. Notwithstanding the foregoing, if Owner has
given Sublandlord a notice under Section 9(f) of the Modification Agreement that
Owner intends to terminate its obligation to add the 11th and 12th Floors Added
Space to the Premises demised under the Lease, Sublandlord shall not agree to
waive the penalties (i.e., the rent abatements) under Subparagraph (c) and (d)
unless advised by Subtenant within the time required by the Modification
Agreement (in which case Subtenant shall not be entitled to any abatement
hereunder). If Subtenant fails to advise Sublandlord to waive such penalties
then, upon the effective date of Landlord's notice of termination, Sublandlord
shall have no obligation to deliver the 11 & 12 Premises to Subtenant and
Subtenant shall have no rights or obligations with respect to the 11 & 12
Premises.

     5.    Alterations
           -----------

     5.1.  Subtenant shall not make any alterations, installations,
improvements, additions or other physical changes in or about the Premises,
("Subtenant Alterations") without first obtaining the consent of Sublandlord and
  ---------------------
Owner with respect thereto, if (and to the extent) Sublandlord is required under
the Lease to obtain consent from Owner. Sublandlord agrees to cooperate with
Subtenant, at no cost to Sublandlord, in order to obtain consent from Owner. Any
Subtenant Alterations shall be performed by Subtenant, at Subtenant's sole cost
and expense,

                                     -11-
<PAGE>

in accordance with the applicable provisions of the Lease. Sublandlord agrees
not to unreasonably withhold or delay consent with respect to any Subtenant
Alterations to the extent Owner's consent is obtained with respect thereto.

     5.2   Anything herein to the contrary notwithstanding, Sublandlord's
consent shall not be required with respect to any Subtenant Alterations
(although Subtenant shall give Sublandlord not less than ten (10) days prior
written notice of such Subtenant Alterations) to the extent Subtenant
Alterations do not affect any areas outside of the Premises and do not affect
any structural portions of the Building or the Premises provided that such
Subtenant Alterations (i) shall cost less than $100,000.00 (exclusive of purely
decorative changes such as painting and carpeting) provided however, that for
purposes of this subsection, in the event that a number of discrete changes,
alterations or additions are reasonably determined to be part of a single plan
of change, alterations or additions with respect to the Premises, then the cost
of all such changes, alterations or additions shall be aggregated; (ii) shall
not interfere with or affect to any material degree any mechanical, electrical,
sanitary or utility system of the Building or of the Premises; (iii) shall
comply with all applicable provisions of the Lease, including, without
limitations, Article 6; and (iv) Owner's consent is obtained. Subtenant shall be
obligated to restore the Premises to the condition existing immediately prior to
the commencement of any Subtenant Alterations unless Sublandlord has no
corresponding obligation to restore such portion of the Premises affected by
such Subtenant Alterations under the terms of the Lease. Notwithstanding the
foregoing, Subtenant shall also remove any Specialty Alterations (as hereinafter
defined) and restore the Premises whether or not such restoration is required
under the terms of the Lease if Sublandlord advises Subtenant at any time that
Sublandlord shall be resuming occupancy of the Premises (following the occupancy
of Subtenant) and prior to the Expiration Date. If Sublandlord so advises
Subtenant then Subtenant shall also remove any Specialty Alterations and restore
the Premises as required herein. For purposes hereof, Specialty Alterations
means any Subtenant Alterations consisting of kitchens, executive bathrooms,
computer installations, vaults, internal staircases, vertical and horizontal
transportation systems, and any other alterations of a similar character; any
alterations which are inconsistent with a first class office tenant in a first
class office building in midtown Manhattan; and any Subtenant Alterations which
affect any structural portions of the Building or Premises.

     5.3   Sublandlord agrees to respond to any request made by Subtenant for
approval of any Subtenant Alterations within ten (10) business days after
receipt by Sublandlord of all plans, specifications and other documentation
which are required

                                     -12-
<PAGE>

to be delivered to Owner under the terms of the Lease. If Sublandlord fails to
respond to Subtenant's request within said ten (10) business day period, then
Sublandlord's consent shall be deemed granted, provided that a notice
accompanying Subtenant's request for approval of Subtenant's Alterations
expressly and conspicuously advises Sublandlord that Sublandlord's failure to
respond within a ten (10) business day period shall be deemed consent under
Section 5.3 of the Sublease.

     6.    Covenants with Respect to the Lease.
           -----------------------------------

     6.1.  Subtenant shall not do anything that would constitute a default under
the Lease or omit to do anything that Subtenant is obligated to do under the
terms of this Sublease so as to cause a default under the Lease.

     6.2.  The time limits set forth in the Lease for the giving of notices,
making demands, performance of any act, condition or covenant, or the exercise
of any right, remedy or option, are changed for the purpose of this Sublease, by
lengthening or shortening the same in each instance, as appropriate, so that
notices may be given, demands made, or any act, condition or covenant performed,
or any right, remedy or option hereunder exercised, by Sublandlord or Subtenant,
as the case may be, (and each party covenants that it will do so) within three
(3) days prior to the expiration of the time limit (unless such time period is
ten (10) days or less, in which case such three (3) day time period shall be
reduced to two (2) days), taking into account the maximum grace period, if any,
relating thereto contained in the Lease. Each party shall promptly deliver to
the other party copies of all notices, requests or demands which relate to the
Premises or the use or occupancy thereof after receipt of same from Owner.

     6.3.  Sublandlord represents and warrants to Subtenant that (i) Sublandlord
has a valid and subsisting leasehold estate under the Lease, (ii) the Lease is
in full force and effect, (iii) Sublandlord has not delivered or received
written notice of default under the Lease which remains uncured, (iv) to the
best of Sublandlord's knowledge, there are no defaults or state of facts with
which the giving of notice or passage of time would constitute a default of
Owner or Sublandlord thereunder, (v) attached to this Sublease as Exhibit B is a
true and complete copy of the Lease except as indicated thereon for the rental
amount and other financial portions thereof which have been redacted.

                                     -13-
<PAGE>

     6.4.  Sublandlord shall not amend or modify the Lease as the Lease may
relate to the Premises, to the detriment of Subtenant or in derogation of the
rights of Subtenant hereunder, without the prior written consent of Subtenant.
Not less than five (5) business days prior to the effective date of any such
Amendment, Sublandlord shall notify Subtenant of all amendments to the Lease and
provide to Subtenant a copy of such amendments of the Lease (with economic terms
of such amendments redacted, if so desired by Sublandlord).

     6.5.  Sublandlord and Subtenant represent and warrant to each other that
(i) each has the power, right and authority to make this Sublease and to perform
their respective obligations hereunder, and (ii) no petition in bankruptcy or
similar proceeding under is pending or to either party's best knowledge,
threatened against, or contemplated by, either.

     6.6  Sublandlord covenants and agrees that except to the extent such
default is a consequence of or arises out of Subtenant's default under this
Sublease, Sublandlord shall not do anything that would constitute a default
under the Lease or omit to do anything that Sublandlord is obligated to do under
the terms of this Sublease so as to cause a default under the Lease. Sublandlord
shall indemnify Subtenant for and shall hold it harmless from and against any
losses, damages, penalties, liabilities, cost and expenses, including, without
limitations, reasonable attorneys fees and disbursements which, may be sustained
or incurred by Subtenant by reasons of Sublandlord's failure to comply with the
foregoing covenant.

     7.    Services and Repairs. Notwithstanding anything to the contrary
           --------------------
contained in this Sublease or in the Lease, Subtenant shall be required to
maintain and repair the Premises in accordance with the terms of the Lease to
fulfill all of Sublandlord's obligations under the Lease with regard to the
Premises and Sublandlord shall not be required to provide any of the services
that Owner has agreed to provide, whether or not specified in the Lease (or
required by law), or furnish the electricity to the Premises that Owner has
agreed to furnish pursuant to the Lease (or required by law), or to otherwise
repair or maintain the Premises and the Personal Property (as hereinafter
defined), or make any of the repairs or restorations that Owner has agreed to
make pursuant to the Lease (or required by law), or comply with any laws or
requirements of any governmental authorities, or take any other action that
Owner has agreed to provide, furnish, make, comply with, or take, or cause to be
provided, furnished, made, complied with or taken under the Lease but Subtenant
shall have the benefit of all services, electricity, repairs, restorations, or
actions to be provided or taken by Owner thereunder and

                                     -14-
<PAGE>

Sublandlord agrees to use diligent efforts, at Subtenant's sole cost and
expense, to obtain the same from Owner (provided, however, that Sublandlord
shall not be obligated to use such efforts or take any action which might give
rise to a default under the Lease), and Subtenant shall rely upon, and look
solely to, Owner for the provision, furnishing or making thereof or compliance
therewith. A default by Owner under the Lease shall not excuse Subtenant's
performance under this Sublease except to the extent Sublandlord is excused from
performance under the Lease. If Owner shall default in the performance of any of
its obligations under the Lease, including its obligation to pay the
Construction Allowance under Section 12(b) of the Modification Agreement,
Sublandlord shall, upon request and at the expense of Subtenant, timely
institute and diligently prosecute any action or proceeding reasonably requested
by Subtenant in order to have Owner make such repairs, furnish such electricity,
provide such services or comply with any other obligation of Owner under the
Lease or as required by law. In addition, Subtenant shall have the right to
prosecute such action or proceeding in the name of Sublandlord, provided that
Subtenant shall keep Sublandlord informed of its actions and shall not take any
action which might give rise to a default under the Lease. Subtenant shall
indemnify and hold harmless Sublandlord from and against any and all such claims
arising from or in connection with such request, action or proceeding. This
indemnity and hold harmless agreement shall include indemnity from and against
any and all liability, fines, suits, demands, costs and expenses of any kind or
nature, including, without limitation, reasonable attorneys' fees and
disbursements, incurred in connection with any such claim, action or proceeding
brought by Sublandlord or Subtenant pursuant to this Article 7. Subtenant shall
not make any claim against Sublandlord for any damage which may arise, nor shall
Subtenant's obligations hereunder be diminished, by reason of (i) the failure of
Owner to keep, observe or perform any of its obligations pursuant to the Lease,
unless such failure is due to Sublandlord's default under this Sublease,
negligence or misconduct, or (ii) the acts or omissions of Owner, its agents,
contractors, servants, employees, invitees or licensees. The provisions of this
Article 7 shall survive the expiration or earlier termination of the Term
hereof.

     8.    Consents.
           --------

     8.1   Whenever Sublandlord has expressly agreed under the term of this
Sublease not to unreasonably withhold its consent or approval hereunder and the
consent or approval of Owner, the lessor under a superior lease, or the
mortgagee under a mortgage, as the case may be, is also required to consent
pursuant to the terms of the Lease, if Owner, the lessor under a superior lease,
or the mortgagee

                                     -15-
<PAGE>

under a mortgage shall withhold its consent or approval for any reason
whatsoever, Sublandlord shall not be deemed to be acting unreasonably to the
extent Sublandlord withholds its consent based upon the withholding of consent
by Owner, or such lessor or mortgagee. Sublandlord agrees that it shall promptly
after receipt thereof from Subtenant, convey all requests for the consent or
approval of Owner to Owner and Sublandlord shall use reasonable efforts
thereafter to secure such consents or approvals. If Owner shall withhold its
consent or approval in connection with this Sublease or the Premises in any
instance where, under the Lease, the consent or approval of Owner may not be
unreasonably withheld, Sublandlord, upon the request and at the expense of
Subtenant, shall either (i) timely institute and diligently prosecute any action
or proceeding which Subtenant, in its reasonable judgment, deems meritorious, in
order to dispute such action by Owner, or (ii) permit Subtenant, to the extent
allowable under the Lease, to institute and prosecute such action or proceeding
in the name of Sublandlord, provided that Subtenant shall keep Sublandlord
informed of its actions and shall not take any action which might give rise to a
default under the Lease.

     8.2   If Subtenant shall request Sublandlord's consent and Sublandlord has
expressly agreed, under the terms of this Sublease, that neither its consent nor
its approval shall be unreasonably withheld, and Sublandlord shall fail or
refuse to give such consent or approval, and Subtenant shall dispute the
reasonableness of Sublandlord's refusal to give its consent or approval, such
dispute shall be finally determined by a court of competent jurisdiction or by
Arbitration under Article 38 of the Lease (except that such Arbitration shall be
conducted by a single arbitrator in accordance with the "expedited arbitration"
procedures). If the determination shall be adverse to Sublandlord, Sublandlord,
nevertheless, shall not be liable to Subtenant for a breach of Sublandlord's
covenant not to unreasonably withhold such consent or approval, and Subtenant's
sole remedy in such event shall be the granting of consent or approval by
Sublandlord with respect to such request under this Sublease. Notwithstanding
the foregoing, nothing herein shall be construed to exculpate Sublandlord from
liability based upon a final, non-appealable finding by a court of competent
jurisdiction that Sublandlord acted in bad faith in withholding such consent.

     9.    Termination of Lease. If the Lease is terminated by Owner pursuant to
           --------------------
the terms thereof with respect to all or any portion of the Premises prior to
the Expiration Date for any reason whatsoever, including, without limitation, by
reason of casualty or condemnation, this Sublease shall thereupon terminate with
respect to any corresponding portion of the Premises, and (unless such
termination of the

                                     -16-
<PAGE>

Lease shall be as a result of Sublandlord's default thereunder or a voluntary
surrender of the Premises, other than a surrender of the Premises permitted
under the Lease with respect to a termination of the Lease by reason of casualty
to or condemnation of the Premises or the Building) Sublandlord shall not be
liable to Subtenant by reason thereof. In the event of such termination,
Sublandlord shall return to Subtenant that portion of the Fixed Rent and/or
additional rent paid in advance by Subtenant with respect to such portion of the
Premises, if any, prorated as of the date of such termination.

     10.   Sublease, Not Assignment. Notwithstanding anything contained herein,
           ------------------------
this Sublease shall be deemed to be a sublease of the Premises and not an
assignment, in whole or in part, of Sublandlord's interest in the Lease.

     11.   Damage, Destruction, Fire and other Casualty; Condemnation.
           ----------------------------------------------------------
Notwithstanding any contrary provision of this Sublease or the provisions of the
Lease herein incorporated by reference, Subtenant shall not have the right to
terminate this Sublease as to all or any part of the Premises, or be entitled to
an abatement of Rent, additional rent or any other item of Rental, by reason of
a casualty or condemnation affecting the Premises unless Sublandlord is entitled
to terminate the Lease or is entitled to a corresponding abatement with respect
to its corresponding obligation under the Lease. If Sublandlord is entitled to
terminate the Lease for all or any portion of the Premises by reason of casualty
or condemnation, Subtenant may terminate this Sublease as to any corresponding
part of the Premises by written notice to Sublandlord given at least five (5)
business days prior to the date(s) Sublandlord is required to give notice to
Owner of such termination under the terms of the Lease. Sublandlord agrees that
it shall not exercise any right to terminate the Lease by reason of a casualty
or condemnation without the consent of Subtenant, which consent Subtenant agrees
shall not be unreasonably withheld.

     12.   No Waivers. Failure by either party hereto in any instance to insist
           ----------
upon the strict performance of any one or more of the obligations of the other
under this Sublease, or to exercise any election herein contained, shall in no
manner be or be deemed to be a waiver by such party of any of such other party's
defaults or breaches hereunder or of any of the first party's rights and
remedies by reason of such defaults or breaches, or a waiver or relinquishment
for the future of the requirement of strict performance of any and all of such
other party's obligations hereunder. Further, no payment by Subtenant or receipt
by Sublandlord of a lesser amount than the correct amount or manner of payment
of Rental due hereunder

                                     -17-
<PAGE>

shall be deemed to be other than a payment on account, nor shall any endorsement
or statement on any check or any letter accompanying any check or payment be
deemed to effect or evidence an accord and satisfaction, and Sublandlord may
accept any checks or payments as made without prejudice to Sublandlord's right
to recover the balance or pursue any other remedy in this Sublease or otherwise
provided at law or equity.

     13.   Notices. Any notice, statement, demand, consent, approval, advice or
           -------
other communication required or permitted to be given, rendered or made by
either party to the other, pursuant to this Sublease or pursuant to any
applicable law or requirement of public authority (collectively,
"Communications") shall be in writing and shall be deemed to have been properly
 --------------
given, rendered or made only if sent in accordance with Section 31.01 of the
Lease addressed (i) to Subtenant at its address first above written, Attention:
Meryl Beckingham, with a copy to Mintz, Levin Cohn Ferris Glovsky and Popeo,
P.C., One Financial Center, Boston, MA 02111, Attn: Stuart A. Offner, Esq. and
(ii) to Sublandlord at its address first above written, with a copy to VNU USA,
Inc., 1515 Broadway, New York, New York 10036, Attn: Rosalee Lovett, Chief
Financial Officer and Siller Wilk LLP, 747 Third Avenue, New York, New York
10017, Attention: Robert P. Reichman, Esq. All such communications shall be
deemed to have been given, rendered or made when delivered and receipted by the
party to whom addressed, in the case of personal delivery, or upon receipt, as
evidenced by the date of receipt noted on the return receipt, or upon the
rejection thereof, in the case of mailing. Either party may, by notice as
aforesaid actually received, designate a different address or addresses for
communications intended for it.

     14.   Indemnity.
           ---------

     14.1  Subtenant shall not do or permit any act or thing to be done upon the
Premises which may subject Sublandlord to any liability or responsibility for
injury, damages to persons or property or to any liability by reason of any
violation of any requirement of law, and shall exercise such control over the
Premises as to fully protect Sublandlord against any such liability. Subtenant
shall indemnify and save harmless Sublandlord, the Parties (hereinafter defined)
and the employees, agents and contractors of any of the foregoing (collectively,
the "Indemnitees") from and against (a) all claims of whatever nature against
     -----------
the Indemnitees arising from any act, omission or negligence of Subtenant, its
contractors, licensees, agents, servants, employees, invitees or visitors, (b)
all claims against the Indemnitees arising from any accident, injury or damage
whatsoever caused to any person or to

                                     -18-
<PAGE>

the property of any person and occurring during the Term in or about the
Premises, and (c) all claims against the Indemnitees arising from any accident,
injury or damage occurring outside of the Premises but anywhere within or about
the Building, where such accident, injury or damage results or is claimed to
have resulted from an act, omission or negligence of Subtenant or Subtenant's
contractors, licensees, agents, servants, employees, invitees or visitors. This
indemnity and hold harmless agreement shall include indemnity from and against
any and all liability, fines, suits, demands, costs and expenses of any kind or
nature (including, without limitation, attorneys' fees and disbursements)
incurred in or in connection with any such claim or proceeding brought thereon,
and the defense thereof.

     14.2  Sublandlord shall indemnify and save harmless Subtenant, its
employees, agents and contractors (collectively, the "Indemnitees") from and
against all claims of whatever nature against the Indemnitees arising from any
act, omission or negligence of Sublandlord, its agents or employees. This
indemnity and hold harmless agreement shall include indemnity from and against
any and all liability, fines, suits, demands, costs and expenses of any kind or
nature (including, without limitations, attorneys fees and disbursements)
incurred in or in connection with any such claim or proceeding brought thereon
and the defense thereof.

     14.3  If any claim, action or proceeding is made or brought against an
indemnified party under Sections 14.1 or 14.2, above, which claim, action or
proceeding the indemnifying party shall be obligated to indemnify the
indemnified party against pursuant to the terms of this Lease, then, upon demand
by the indemnified party, the indemnifying party at its sole cost and expense,
shall resist or defend such claim, action or proceeding in the indemnified
party's name, if necessary, by such attorneys as the indemnified party shall
approve, which approval shall not be unreasonably withheld. Attorneys for the
indemnified party's insurer are hereby deemed approved for purposes of this
Section 14.3. Notwithstanding the foregoing, the indemnified party may retain
its own attorneys to defend or assist in defending any claim, action or
proceeding involving potential liability of Fifty Thousand Dollars ($50,000) or
more, and the indemnifying party shall pay the reasonable fees and disbursements
of such attorneys. The provisions of this Article 14 shall survive the
expiration or earlier termination of the Term hereof.

                                     -19-
<PAGE>

     15.   Broker. Each party hereto covenants, warrants and represents to the
           ------
other party that it has had no dealings, conversations or negotiations with any
broker other than Cushman & Wakefield, Inc. ("C&W") and Insignia/ESG ("ESG")
concerning the execution and delivery of this Sublease. Each party hereto agrees
to indemnify and hold harmless the other party against and from any claims for
any brokerage commissions and all costs, expenses and liabilities in connection
therewith, including, without limitation, reasonable attorneys' fees and
disbursements, arising out of its respective representations and warranties
contained in this Article 15 being untrue. Sublandlord shall pay any brokerage
commissions due C&W and Subtenant shall pay any brokerage commission due ESG
pursuant to separate agreements between Sublandlord and C&W and Subtenant and
ESG. The provisions of this Article 15 shall survive the expiration or earlier
termination of the Term hereof.

     16.   Delivery of the Premises.
           ------------------------

     16.1  Sublandlord shall deliver the 2 To 5 Premises to Subtenant in a
broom-clean condition but otherwise in its condition as exists on the date
hereof "as is" on July 1, 2000 (the "Delivery Date"), reasonable wear and tear
between the date hereof and the Delivery Date excepted. Notwithstanding the
foregoing, if Sublandlord in good faith determines that premises at 770
Broadway, New York, New York, into which Sublandlord is moving upon vacating the
Premises shall not be ready for Sublandlord's occupancy on or before the
Delivery Date, then Sublandlord may, adjourn the Delivery Date for a period of
time not exceeding ninety (90) days and designated in a written notice given by
Sublandlord to Subtenant on or before twenty (20) days prior to the Delivery
Date. Sublandlord has not made and does not make any representations or
warranties as to the physical condition of the 2 To 5 Premises, the use to which
the 2 To 5 Premises may be put, or any other matter or thing affecting or
relating to the 2 To 5 Premises, except as specifically set forth in this
Sublease. Sublandlord shall have no obligations whatsoever to alter, improve,
decorate or otherwise prepare the 2 To 5 Premises for Subtenant's occupancy
except as set forth in this Sublease.

     16.2  Sublandlord shall deliver the 11 & 12 Premises to Subtenant on the
11/th/ and 12/th/ Floors Adjustment Date (as defined in the Modification
Agreement) in the condition required under the Lease, subject to any
modification that may be made in Landlord's consent to this Sublease.
Sublandlord does not make any representations warranties as to the physical
conditions of the 11 & 12 Premises, the use to which the 11 & 12 Premises may be
put, or any other matter or thing

                                     -20-
<PAGE>

affecting or relating to the 11 & 12 Premises, except as specifically set forth
in this Sublease. Sublandlord shall have no obligation whatsoever to alter,
improve, decorate or otherwise prepare the 11 & 12 Premises for Subtenant's
occupancy except as set forth herein. Anything herein to the contrary
notwithstanding, Sublandlord shall use diligent efforts to cause Owner to
perform certain work in the 11 & 12 Premises as set forth in Section 12(a) of
the Modification Agreement, ("Owner's Work"). Subtenant agrees that Owner's Work
may be performed following the 11 & 12 Commencement Date and Subtenant shall
provide Owner with reasonable access to the 11 & 12 Premises for the purpose of
permitting Owner to perform Owner's Work provided that the performance of
Owner's Work does not unreasonably interfere with any work being performed by
Subtenant in the 11 & 12 Premises. Sublandlord agrees that Subtenant may
exercise Sublandlord's right under Section 12(a)(iv) of the Modification
Agreement to increase the tonnage of the air-conditioning units for the 11 & 12
Premises. Sublandlord agrees to promptly forward to Subtenant any notice
received by Sublandlord from Owner pursuant to said Section 12(a)(iv). If
Subtenant exercises the option set forth in said subsection to increase the
tonnage of the air-conditioning units, any cost and expenses which Sublandlord
is required to pay to Owner shall be payable on demand by Subtenant to
Sublandlord as additional rent hereunder.

     16.3  So long as Subtenant shall not be in default of this Sublease after
the giving of any required notice and the expiration of any applicable cure
period, Sublandlord agrees to reimburse Subtenant in an amount (the
"Construction Allowance") equal to the lesser of: (i) $661,740.00 or (ii) the
cost incurred by Subtenant for any leasehold improvements or other construction
work to the 11 & 12 Premises, but only to the extent such improvements or other
construction work is reimbursable to Sublandlord by Owner pursuant to the term
of the Modification Agreement. The parties hereto agree that the Construction
Allowance shall be paid in accordance with the terms and conditions of Section
12(b) of the Modification Agreement, and Sublandlord shall have no obligation to
reimburse Subtenant for any portion of the Construction Allowance until and
unless Sublandlord has received from Owner the corresponding payment pursuant to
said Section 12(b) of the Modification Agreement. Subtenant agrees that in order
for it to be reimbursed for the Construction Allowance, it must submit to
Sublandlord the documentation, statements, lien waivers and other information
required to be submitted to Owner under Section 12(b) of the Modification
Agreement and failure to provide such documentation or comply with the terms of
said Section 12(b) shall result in a denial of payment of the Construction
Allowance to Subtenant. The Sublandlord agrees that promptly upon receipt of
such documentation as required by the Modification

                                     -21-
<PAGE>

Agreement, it shall promptly submit the same to Owner and request reimbursement
in accordance with the terms and conditions of the Modification Agreement.
However, Sublandlord shall only be acting as a conduit for such payments from
the Owner and other than using diligent efforts (at Subtenant's sole cost and
expense to obtain reimbursement for the Construction Allowance from Owner)
Subtenant shall rely upon and look solely to Owner for the payment of the
Construction Allowance and Sublandlord shall have no liability with respect to
thereto.

     17.   Consent of Owner to this Sublease.
           ---------------------------------

     17.1  Subtenant hereby acknowledges and agrees that this Sublease is
subject to and conditioned upon Sublandlord obtaining ^^^ consent (the
"Consent") of Owner (which shall include the consent ^^^ sublease and the
 -------
Amendment by the holder of the mortgage on the Building) sub ^^^ ly in the form
annexed hereto as Exhibit C. Promptly following the execu ^^^ and delivery
hereof, Sublandlord shall submit this Sublease to Owner. ^^^^^^^^^^^^^^^^ agrees
that it shall cooperate in good faith with Sublandlord and shall comply with any
reasonable requests made of Subtenant by Sublandlord or Owner in the procurement
of the Consent. Sublandlord shall use reasonable efforts to obtain Owner's
consent provided that in no event shall Sublandlord be obligated to make any
payment to Owner in order to obtain the Consent or the consent to any provision
hereof, other than as expressly set forth in the Lease.

     17.2  If Owner shall not have executed and delivered the Consent on or
before forty-five (45) days from the date hereof, either party shall have the
right to cancel this Sublease on fifteen (15) days written notice to the other
(the "Cancellation Notice") and with the giving of such notice, this Sublease
shall be deemed canceled and no further force or effect and neither party shall
have any liability or obligation to the other in respect thereof.
Notwithstanding the foregoing, if within fifteen (15) days after the giving of
the Cancellation Notice, the Consent by Owner is received, then the Cancellation
Notice shall be deemed null and void and the Sublease shall continue in full
force and effect.

     18.   Assignment, Subletting and Mortgaging.
           -------------------------------------

     18.1  Subtenant shall not assign, sell, transfer (whether by operation or
law or otherwise), pledge, mortgage or otherwise encumber this Sublease or any
portion of its interest in the Premises, nor sublet all or any portion of the
Premises or permit any other person or entity to use or occupy all or any
portion of the

                                     -22-
<PAGE>

Premises, without the prior written consent of Sublandlord and Owner and with
compliance of all terms of the Lease. Notwithstanding the foregoing, provided
the consent of the Owner is obtained and Subtenant has complied with all terms
of the Lease, Sublandlord agrees not to unreasonably withhold or delay consent
to an assignment of this Sublease or a further sublet of the Premises. Anything
herein to the contrary notwithstanding, provided Subtenant has obtained the
prior written consent of Owner, Subtenant may enter into one (1) sub-sublease
for a portion of the Premises without Sublandlord's consent provided all of the
following conditions are satisfied: (i) Sublandlord shall be given a copy of the
sub-sublease no later than ten (10) days prior to the effective date of its
term, (ii) the premises to be sublet shall be commercially regular in shape and
shall not be less than 10,000 rentable square feet and no more than the entire
rentable area of a floor of the Premises, (iii) such sub-sublease contains a
term not in excess of five (5) years and is executed and unconditionally
delivered no later than one (1) year from the date hereof and (iv) such sub-
sublease shall comply with and shall be subject to all terms and conditions of
the Lease.

     18.2  If this Sublease be assigned, or if the Premises or any part thereof
be sublet (whether or not Sublandlord and Owner shall have consented thereto),
Sublandlord, after default by Subtenant in its obligations hereunder, may
collect rent from the assignee or subtenant and apply the net amount collected
to the Rental herein reserved, but no such assignment or subletting shall be
deemed a waiver of the covenant set forth in this Article 18, or the acceptance
of the assignee or subtenant as a tenant, or a release of Subtenant from the
further performance and observance by Subtenant of the covenants, obligations
and agreements on the part of Subtenant to be performed or observed herein. The
consent by Sublandlord or Owner to an assignment, sale, pledge, transfer,
mortgage or subletting shall not in any way be construed to relieve Subtenant
from obtaining the express consent in writing, to the extent required by this
Sublease or the Lease, of Sublandlord and Owner to any further assignment, sale,
pledge, transfer, mortgage or subletting.

     19.   Security Deposit.
           ----------------

     19.1  Subtenant shall deposit with Sublandlord on the signing of this
Sublease the sum of Five Million Ninety-Eight Thousand Five Hundred Seventy-Two
Dollars and 44/100 ($5,098,572.00), or at Subtenant's option, a "clean,"
unconditional, irrevocable and transferable letter of credit (the "Letter of
                                                                   ---------
Credit") in the same amount, reasonably satisfactory to Sublandlord, issued by
------
and drawn on a bank reasonably satisfactory to Sublandlord with an office in and
which

                                     -23-
<PAGE>

regularly conducts business in the City of New York or is a member of the New
York Clearing House Association, for the account of Sublandlord, for a term of
not less than one (1) year, as security for the faithful performance and
observance by Subtenant of the terms, covenants, conditions and provisions of
this Sublease, including, without limitation, the surrender of possession of the
Premises to Sublandlord as herein provided. If a default shall occur and be
continuing beyond any applicable cure period, Sublandlord may apply the whole or
any part of the security so deposited, or present the Letter of Credit for
payment and apply the whole or any part of the proceeds thereof, as the case may
be, to the extent required for the payment of any or all of the following: (i)
the payment of Rental as to which Subtenant is in default, (ii) any sum which
Sublandlord may expend or be required to expend by reason of Subtenant's default
in respect of any of the terms, covenants and conditions of this Sublease,
including, without limitation, any damage, liability or expense (including,
without limitation, reasonable attorneys' fees and disbursements) incurred or
suffered by Sublandlord, and (iii) any damage or deficiency incurred or suffered
by Sublandlord in the reletting of the Premises, whether such damages or
deficiency accrue or accrues before or after summary proceedings or other re-
entry by Sublandlord. If Sublandlord applies or retains any part of the proceeds
of the Letter of Credit or the security so deposited, as the case may be,
Subtenant, within five (5) days after demand, shall deposit with Sublandlord the
amount so applied or retained so that Sublandlord shall have the full deposit on
hand at all times during the Term. If Subtenant shall fully and faithfully
comply with all of the terms, provisions, covenants and conditions of this
Sublease, the Letter of Credit or the security (together with all interest
earned thereon), as the case may be, shall be returned to Subtenant after the
Expiration Date and after delivery of possession of the Premises to Sublandlord
in the condition required by this Sublease. Subtenant shall not assign or
encumber or attempt to assign or encumber the monies deposited herein as
security and neither Sublandlord nor its successors or assigns shall be bound by
any such assignment, encumbrance, attempted assignment or attempted encumbrance.
Subtenant shall renew any Letter of Credit from time to time, at least thirty
(30) days prior to the expiration thereof, and deliver to Sublandlord a new
Letter of Credit or an endorsement to the Letter of Credit, and any other
evidence required by Sublandlord that the Letter of Credit has been renewed for
a period of at least one (1) year. If Subtenant shall fail to renew the Letter
of Credit as aforesaid, Sublandlord may present the Letter of Credit for payment
and retain the proceeds thereof as security in lieu of the Letter of Credit. If
Subtenant does not deliver a Letter of Credit then the security deposited by
Subtenant with Sublandlord will be held in an interest bearing account

                                     -24-
<PAGE>

and the party entitled to the security will also be entitled to the interest
earned thereon.

     19.2  Anything herein to the contrary notwithstanding, provided Subtenant
is not in default of any term, covenant or condition of this Sublease, subject
to Subtenant's satisfaction of the Net Worth requirements (as hereinafter
defined), [x] on the fifth (5th) anniversary of the 11 & 12 Commencement Date,
the amount of the Letter of Credit may be reduced to the amount of $3,440,637.00
and [y] on the sixth (6/th/) anniversary of the 11 & 12 Commencement Date, the
Letter of Credit may be reduced to $2,845,174.00. For purposes hereof, Subtenant
shall be deemed to have satisfied the Net Worth requirements if Subtenant's Net
Worth determined in accordance with generally accepted accounting principles and
as reflected on Subtenant's audited financial statement for the most recently
ended fiscal period of one year, Subtenant's Net Worth, as submitted to
Sublandlord, is equal to or greater than the Net Worth of Subtenant on the date
of the Sublease. Anything herein to the contrary notwithstanding, Subtenant
shall not be permitted to reduce the amount of the Letter of Credit as set forth
herein, if Subtenant at any time fails to actually occupy at least 88,232
rentable square feet of the Premises.

     20.   Insurance. During the term of this Sublease, Subtenant, at its sole
           ---------
cost and expense, shall provide and maintain insurance in conformity with the
provisions of Article 9 of the Lease applicable to the Premises. Subtenant shall
cause Sublandlord, Owner, any other party which Owner may request under the
Lease to be included as additional named insureds in said policy or policies
which shall contain provisions, that it or they will not be cancelable except
upon not less than thirty (30) days' prior written notice to all insureds and
that the act or omission of one insured will not invalidate the policy as to the
other insureds. Subtenant shall furnish to Sublandlord a certificate or
certificates of insurance or other reasonable satisfactory evidence confirming
that such insurance is in effect at or before the Commencement Date and, on
request, at reasonable intervals thereafter.

     21.   Default. In the event Subtenant defaults in the performance of any of
           -------
the terms, covenants and conditions of this Sublease beyond any required notice
and applicable grace period set forth herein or in the Lease, Sublandlord shall
be entitled to exercise any and all of the rights and remedies to which it is
entitled by law and also any and all of the rights and remedies specifically
provided for in the Lease, which are hereby incorporated herein and made a part
hereof with the same force and effect as if herein specifically set forth in
full, and that wherever in the

                                     -25-
<PAGE>

Lease rights and remedies are given to the Owner, the same shall be deemed given
to Sublandlord.

     22.   Miscellaneous.
           -------------

     22.1  This Sublease contains the entire agreement between the parties and
all prior negotiations and agreements are merged in this Sublease. Any agreement
hereafter made shall be ineffective to change, modify or discharge this Sublease
in whole or in part unless such agreement is in writing and signed by the
parties hereto. No provision of this Sublease shall be deemed to have been
waived by Sublandlord or Subtenant unless such waiver be in writing and signed
by Sublandlord or Subtenant, as the case may be. The covenants and agreements
contained in this Sublease shall bind and inure to the benefit of Sublandlord
and Subtenant and their respective permitted successors and assigns.

     22.2  In the event that any provision of this Sublease shall be held to be
invalid or unenforceable in any respect, the validity, legality or
enforceability of the remaining provisions of this Sublease shall be unaffected
thereby.

     22.3  The paragraph headings appearing herein are for purposes of
convenience only and are not deemed to be a part of this Sublease.

     22.4  Capitalized terms used herein shall have the same meanings as are
ascribed to them in the Lease, unless otherwise expressly defined herein.

     22.5  This Sublease is offered to Subtenant for signature with the express
understanding and agreement that this Sublease shall not be binding upon either
party unless and until both parties shall have executed and Sublandlord has
delivered a fully executed copy of this Sublease to Subtenant.

     22.6  Neither the partners comprising Sublandlord (if Sublandlord is a
partnership), nor the shareholders, partners, directors or officers of
Sublandlord or any of the foregoing (collectively, the "Parties") shall be
                                                        -------
liable for the performance of Sublandlord's obligations under this Sublease.
Subtenant shall look solely to Sublandlord to enforce Sublandlord's obligations
hereunder and shall not seek damages against any of the Parties. Subtenant shall
look only to the assets of Sublandlord for the satisfaction of Subtenant's
remedies for the collection of a judgment (or other judicial process) requiring
the payment of money by Sublandlord in the event of any default by Sublandlord
hereunder, and no property or assets of

                                     -26-
<PAGE>

the Parties shall be subject to levy, execution or other enforcement procedure
for the satisfaction of Subtenant's remedies under or with respect to this
Sublease, the relationship of Sublandlord and Subtenant hereunder or Subtenant's
use or occupancy of the Premises.

     22.7  Neither the partners comprising Subtenant (if Subtenant is a
partnership), nor the shareholders, partners, directors or officers of Subtenant
or any of the foregoing (collectively, the "Parties") shall be liable for the
                                            -------
performance of Subtenant's obligations under this Sublease. Sublandlord shall
look solely to Subtenant to enforce any of Subtenant's obligations hereunder and
shall not seek damages against any of the Parties. Sublandlord shall look only
to the assets of Subtenant for the satisfaction of Sublandlord's remedies for
the collection of a judgment (or other judicial process) requiring the payment
of money by Subtenant in the event of any default by Subtenant hereunder, and no
property or assets of the Parties shall be subject to levy, execution or other
enforcement procedure for the satisfaction of Sublandlord's remedies under or
with respect to this Sublease, the relationship of Subtenant and Sublandlord
hereunder or Sublandlord's use or occupancy of the Premises.

     22.8  This Sublease shall be governed by, and construed in accordance with,
the laws of the State of New York.

                                     -27-
<PAGE>

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

                                   BILL COMMUNICATIONS, INC.,
                                   Sublandlord

                                   By:  /s/ Joseph Forey
                                        -----------------------------
                                        Name:  Joseph Forey
                                        Title: CFO

                                   BRONNERCOM, LLC,
                                   Subtenant

                                   By:  /s/ David Kenny
                                        -----------------------------
                                        Name:  David Kenny
                                        Title: CEO

                                     -28-

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