Document:

B2Gold Corp.: Exhibit 4.2 - Filed by newsfilecorp.com

	PROPOSED AMENDED AND RESTATED STOCK OPTION PLAN  
	  
	  
	B2GOLD CORP. 
	  
	INCENTIVE STOCK OPTION PLAN 
	(AMENDED AND RESTATED) 

	1. 	
      Name and Purpose of the Plan

	 	 
	1.1 	
      The stock option plan constituted hereby for directors,
      officers and Service Providers (as defined below) of B2Gold Corp. (the
      “Company”) and its subsidiaries shall be known as the Stock Option Plan
      (Amended and Restated) (the “Plan”). This Plan, effective May 14, 2014,
      amends, restates and replaces the Stock Option Plan adopted on May 6,
      2011.

	 	 
	1.2 	
      The purpose of the Plan is to provide Eligible Persons
      with an opportunity to purchase Common Shares and to benefit from the
      appreciation in the value thereof. This will provide an increased
      incentive for the Eligible Persons to contribute to the future success and
      prosperity of the Company, thus enhancing the value of the Common Shares
      for the benefit of all the shareholders and increasing the ability of the
      Company and its associated, affiliated, controlled and subsidiary
      companies to attract and retain individuals of exceptional
skill.

	 	 
	2. 	
      Interpretation

	 	 
	2.1 	
      Where used herein, the following terms shall have the
      following meanings, respectively:

	 	(a) 	
      “Associate” means an associate as defined in the
      Securities Act;

	 	 	 
	 	(b) 	
      “Blackout Period” has the meaning ascribed to such term
      in Section 19;

	 	 	 
	 	(c) 	
      “Board” or “Board of Directors” means the board of
      directors of the Company, as such may be constituted from time to
    time;

	 	 	 
	 	(d) 	
      “Code” means the U.S. Internal Revenue Code of 1986, as
      amended;

	 	 	 
	 	(e) 	
      “Common Shares” means the common shares of the Company
      or, in the event of an adjustment contemplated by Section 10 hereof, such
      other shares to which a Participant may be entitled upon the exercise of
      an Option as a result of such adjustment;

	 	 	 
	 	(f) 	
      “Company” means B2Gold Corp., and includes any successor
      company thereof;

	 	 	 
	 	(g) 	
      “Disability” means, with respect to any U.S. Participant,
      that such U.S. Participant is unable to engage in any substantial gainful
      activity by reason of any medically determinable physical or mental
      impairment that can be expected to result in death or that has lasted, or
      can be expected to last, for a continuous period of not less than twelve
      (12) months. The preceding definition of the term “Disability” is intended
      to comply with, and will be interpreted consistently with, sections
      22(e)(3) and 422(c)(6) of the Code;

	 	 	 
	 	(h) 	
      “Eligible Person” means, subject to all applicable laws,
      any director, officer, employee or Service Provider of the Company or any
      of its associated, affiliated, controlled and subsidiary
  companies;

	 	 	 
	 	(i) 	
      “Employee” means a person who is an employee of the
      Company (or any Parent or Subsidiary) for purposes of section 422 of the
      Code;

2

	 	(j) 	
      “Exchange” means the Toronto Stock Exchange or, if the
      Common Shares are not then listed and posted for trading on the Toronto
      Stock Exchange, on such stock exchange in Canada on which such shares are
      listed and posted for trading as may be selected for such purpose by the
      Board;

	 	 	 
	 	(k) 	
      “Fair Market Value” as of any date, means, with respect
      to any property (including, without limitation, any Common Share), the
      fair market value, as of such date, of such property, determined by such
      methods or procedures as are established from time to time by the Board.
      Unless otherwise determined by the Board, the fair market value of a
      Common Share as of a given date will be the closing sale price of the
      Common Shares on the Exchange (or, if such Common Shares are not then
      listed and posted for trading on the Exchange, on such stock exchange on
      which such Common Shares are listed and posted for trading as may be
      selected for such purpose by the Board) on the trading day immediately
      preceding such date;

	 	 	 
	 	(l) 	
      “Grant Date” means, with respect to any Option, the date
      on which the Board makes the determination to grant such Option or any
      later date specified by the Board;

	 	 	 
	 	(m) 	
      “Incentive Stock Option” means an Option granted to a
      U.S. Participant that is intended to qualify as an “incentive stock
      option” pursuant to Section 422 of the Code;

	 	 	 
	 	(n) 	
      “Insider” means:

	 	(i) 	
      an insider as defined in the Securities Act, other
      than a person who is an insider solely by virtue of being a director or
      senior officer of a subsidiary company; and

	 	 	 
	 	(ii) 	
      an Associate of any person who is an insider under
      paragraph (i) of this definition;

	 	(o) 	
      “Market Price” of Common Shares at any Grant Date means
      the closing price per Common Share on the Exchange for the last day Common
      Shares were traded prior to the Grant Date;

	 	 	 
	 	(p) 	
      “Non-Employee Director” means any director of the Company
      or any of its associated, affiliated, controlled or subsidiary companies
      who does not have an employment or consulting agreement with the Company
      or one of its associated, affiliated, controlled or subsidiary
      companies;

	 	 	 
	 	(q) 	
      “Nonqualified Stock Option” means an Option that is not
      an Incentive Stock Option;

	 	 	 
	 	(r) 	
      “Option” means an option to purchase Common Shares
      granted by the Board to a Participant, subject to the provisions contained
      herein;

	 	 	 
	 	(s) 	
      “Option Price” means the price per share at which Common
      Shares may be purchased under the Option, as the same may be adjusted in
      accordance with Sections 4 and 10 hereof;

	 	 	 
	 	(t) 	
      “Parent” means any corporation (other than the Company)
      in an unbroken chain of corporations ending with the Company, if each
      corporation in such chain (other than the Company) owns stock possessing
      fifty percent (50%) or more of the total combined voting power of all
      classes of stock in one of the other corporations in such chain. The
      preceding definition of the term “Parent” is intended to comply with, and
      will be interpreted consistently with, section 424(e) of the
  Code;

	 	 	 
	 	(u) 	
      “Participant” means an Eligible Person to whom Options
      are granted by the Board pursuant to the Plan and which Options or a
      portion thereof remain unexercised;

	 	 	 
	 	(v) 	
      “Plan” means this Stock Option Plan of the Company, as
      the same may be amended or varied from time to time;

	 	 	 
	 	(w) 	
      “Securities Act” means the Securities Act
      (Ontario), as amended or replaced from time to
time;

3

	 	(x) 	
      “Service Provider” means:

	 	(i) 	
      an employee (including full-time and part-time employees)
      of the Company or any of its subsidiary company’s;

	 	 	 
	 	(ii) 	
      any other individual, corporation, partnership or other
      entity engaged on a bona fide basis to provide ongoing management
      or consulting services to the Company, to a subsidiary company controlled
      company for an initial, renewable or extended period of twelve months or
      more; and

	 	 	 
	 	(iii) 	
      any individual who is providing ongoing management or
      consulting services to the Company, to a subsidiary company or controlled
      company indirectly through a corporation, partnership or other entity that
      is a Service Provider under section (ii) of this
  definition;

	 	(y) 	
      “Subsidiary” means any corporation (other than the
      Company) in an unbroken chain of corporations beginning with the Company,
      if each corporation (other than the last corporation) in such chain owns
      stock possessing fifty percent (50%) or more of the total combined voting
      power of all classes of stock in one of the other corporations in such
      chain. The preceding definition of the term “Subsidiary” is intended to
      comply with, and will be interpreted consistently with, Section 424(f) of
      the Code;

	 	 	 
	 	(z) 	
      “U.S. Participant” means a Participant who is a citizen
      of the United States or a resident of the United States, as defined in
      Section 7701(a)(30)(A) and Section 7701(b)(1)of the Code; and

	 	 	 
	 	(aa) 	
      “10% Shareholder” means any U.S. Participant who owns,
      taking into account the constructive ownership rules set forth in Section
      424(d) of the Code, more than ten percent (10%) of the total combined
      voting power of all classes of stock of the Company (or of any Parent or
      Subsidiary).

	2.2 	
      For the purposes of the Plan, associated companies,
      affiliated companies, controlled companies and subsidiary companies have
      the meanings set forth under Section 1 of the Securities
  Act.

	 	 
	3. 	
      Shares Subject to Plan and Granting of
    Options

	 	 
	3.1 	
      The Board of Directors may, from time to time, in its
      discretion grant Options to Eligible Persons subject to the conditions
      contained herein and such additional conditions as may be determined by
      the Board from time to time.

	 	 
	3.2 	
      The maximum number of Common Shares that may be issuable
      pursuant to Options granted under the Plan, which Options are outstanding
      but unexercised and whether or not they are vested, and all of the
      Company’s other previously established and outstanding or proposed share
      compensation arrangements, shall be a number equal to 7.5% of the number
      issued and outstanding Common Shares on a non-diluted basis at any
      time.

	 	 
	3.3 	
      The Common Shares in respect of which Options are
      terminated, cancelled or expired unexercised shall be available for
      subsequent Options pursuant to Section 21. No fractional Common Shares may
      be purchased or issued hereunder.

	 	 
	3.4 	
      Any grant of Options under the Plan shall be subject to
      the following restrictions, unless approved by a majority of the
      disinterested shareholders of the Company:

	 	(a) 	
      the aggregate number of Common Shares issuable pursuant
      to Options granted to Insiders, at any time, pursuant to the Plan and all
      of the Company’s other previously established and outstanding or proposed
      share compensation arrangements may not exceed 7.5% of the issued and
      outstanding Common Shares (on a non-diluted basis) at the time of
      grant;

4

	 	(b) 	
      the aggregate number of Common Shares issued to Insiders
      pursuant to the Plan and all of the Company’s other previously established
      and outstanding or proposed share compensation arrangements within any
      one-year period may not exceed 7.5% of the issued and outstanding Common
      Shares (on a non-diluted basis) at the time of grant;

	 	 	 
	 	(c) 	
      the aggregate number of Common Shares issuable to any one
      individual Participant pursuant to the Plan and all of the Company’s other
      previously established and outstanding or proposed share compensation
      arrangements within any one-year period may not exceed 5% of the
      outstanding Common Shares (on a non-diluted basis) at the time of the
      grant; and

	 	 	 
	 	(d) 	
      the aggregate number of Common Shares issuable pursuant
      to Options granted to Non Employee Directors, as a group, at any time,
      pursuant to the Plan and all of the Company’s other previously established
      and outstanding or proposed share compensation arrangements may not exceed
      1% of the outstanding Common Shares (on a non-diluted basis) at the time
      of grant and the aggregate value of Options (based on the fair value of
      the Options at the time of grant) granted to any Non Employee Director in
      any calendar year may not exceed $100,000.

The aforementioned limits of Common Shares reserved for
issuance may be formulated on a diluted basis with the consent of the Exchange.

	4. 	
      Purchase Price

	 	 
	4.1 	
      The Option Price of any Option granted shall be fixed by
      the Board of Directors but shall not be less than the Market Price on the
      Grant Date or such other minimum price as the Exchange may require.
      Notwithstanding any other term in this Plan to the contrary, the Option
      Price of any Option granted to a U.S. Participant shall not be less than
      100% of the Fair Market Value of a Common Share on the applicable Grant
      Date.

	 	 
	5. 	
      Option Term

	 	 
	5.1 	
      Common Shares subject to each Option shall become
      purchasable in whole or in part at such time or times as may be determined
      by the Board of Directors. Subject to Sections 16 and 19, each Option
      shall not be exercisable after the expiration of ten (10) years from the
      date of the granting of the Option and may expire on such earlier date or
      dates as may be fixed by the Board of Directors. Any Common Shares not
      purchased prior to the expiration of an Option granted hereunder may
      thereafter be reallocated in accordance with the provisions of the
      Plan.

	 	 
	6. 	
      Non-Transferable

	 	 
	6.1 	
      Options granted to Participants under the Plan shall be
      non-transferable and non-assignable by the Participant to whom it was
      granted, other than by will or the laws of descent and distribution and,
      shall be exercisable during the Participant’s lifetime only by the
      Participant, provided that, subject to the prior approval of the Board and
      the Exchange, an Option may be assigned to a corporation controlled by the
      Participant and 100% beneficially owned by the Participant, which control
      and ownership shall continue for so long as any part of the Option remains
      unexercised. However, see Section 16 for applicable restrictions on
      transferability for Incentive Stock Options granted to U.S.
      Participants.

	 	 
	7. 	
      Employees and Service Providers

	 	 
	7.1 	
      The Company represents and warrants that, with respect to
      the grant of Options under the Plan to Employees or Service Providers,
      each such the Eligible Person is a bona fide Employee or Service Provider
      of the Company, as applicable.

5

	7.2 	
      The Plan does not confer upon a Participant any right
      with respect to continuation of employment by the Company or any of its
      associated, affiliated, controlled or subsidiary companies.

	 	 
	8. 	
      Effect of Termination of Employment or
  Death

	 	 
	8.1 	
      In the event of death of a Participant, any Option held
      by such Participant at the date of death shall become exercisable in whole
      or in part, only if and to the extent that the Participant was entitled to
      exercise the Option at the date of the Participant’s death, by the
      person(s) to whom the Participant’s rights under the Option shall pass by
      the Participant’s will or the laws of descent and distribution and Options
      shall be exercisable for a period of one (1) year after the date of death
      or prior to the expiration of the Option period in respect thereof,
      whichever is sooner.

	 	 
	8.2 	
      If a Participant ceases to be employed or retained by the
      Company or its associated, affiliated, controlled or subsidiary companies,
      as the case may be, for cause or if a Participant is removed from office
      as a director or becomes disqualified from being a director by law, any
      Option or the unexercised portion thereof granted to such Participant
      shall terminate forthwith. If a Participant ceases to be employed or
      retained by the Company or its associated, affiliated, controlled or
      subsidiary companies, as the case may be, other than by reason of death or
      termination for cause, or if a Participant ceases to be a director other
      than by reason of death, removal or disqualification, any Option or
      unexercised portion thereof held by such Participant at the effective date
      thereof may be exercised in whole or in part for a period that is the
      earlier of: (i) ninety (90) days after the Participant ceases active
      employment with the Company; (ii) ninety (90) days after the date of
      delivery of written notice of retirement, resignation or termination;
      (iii) the expiration date fixed by the Board; or (iv) the date the Option
      expires in accordance with its terms.

	 	 
	9. 	
      No Rights As Shareholder

	 	 
	9.1 	
      No Participant shall have any of the rights as a
      shareholder of the Company in respect of the Common Shares subject to an
      Option until such Common Shares have been paid for in full and
    issued.

	 	 
	10. 	
      Adjustment to Shares

	 	 
	10.1 	
      Following the date an Option is granted, the exercise
      price for and the number of Common Shares which are subject to an Option
      will be adjusted, with respect to the then unexercised portion thereof, by
      the Board from time to time (on the basis of such advice as the Board
      considers appropriate, including, if considered appropriate by the Board,
      a certificate of the auditor of the Company) in the events and in
      accordance with the provisions set out in this Section 10, with the intent
      that the rights of Participants under their Options are, to the extent
      possible, preserved notwithstanding the occurrence of such events. Any
      dispute that arises at any time with respect to any adjustment pursuant to
      such provisions will be conclusively determined by the Board, and any such
      determination will be binding on the Company, the Participant and all
      other affected parties.

	 	 
	10.2 	
      The number of Common Shares to be issued on the exercise
      of an Option shall be adjusted from time to time to account for each
      dividend of Common Shares (other than a dividend in lieu of cash dividends
      paid in the ordinary course), so that upon exercise of the Option for a
      Common Share the Participant shall receive, in addition to such Common
      Share, an additional number of Common Shares (“Additional Shares”), at no
      further cost, to adjust for each such dividend of Common Shares. The
      adjustment shall take into account every dividend of Common Shares which
      occurs between the date of the grant of the Option and the date of
      exercise of the Option for such Common Share. If there has been more than
      one such dividend, the adjustment shall also take into account that the
      dividends which are later in time would have been distributed not only on
      the Common Share had it been outstanding, but also on all Additional
      Shares which would have been outstanding as a result of previous
      dividends.

	 	 
	10.3 	
      If the outstanding Common Shares are changed into or
      exchanged for a different number of shares or into or for other securities
      of the Company or securities of another company or entity, whether through
      an arrangement, amalgamation or other similar procedure or
otherwise, or a share recapitalization, subdivision or consolidation, then on
each exercise of the Option which occurs following such events, for each Common
Share for which the Option is exercised, the Participant shall instead receive
the number and kind of shares or other securities of the Company or other
company into which such Common Share would have been changed or for which such
Common Share would have been exchanged if it had been outstanding on the date of
such event.

6

	10.4 	
      If the outstanding Common Shares are changed into or
      exchanged for a different number of shares or into or for other securities
      of the Company or securities of another company or entity, in a manner
      other than as specified in Sections 10.2 or 10.3, then the Board, in its
      sole discretion, may make such adjustment to the securities to be issued
      pursuant to any exercise of the Option and the exercise price to be paid
      for each such security following such event as the Board in its sole and
      absolute discretion determines to be equitable to give effect to the
      adjustment described in Section 10.1, and such adjustments shall be
      effective and binding upon the Company and the Participant for all
      purposes.

	 	 
	10.5 	
      If the Company distributes, by way of a dividend or
      otherwise, to all or substantially all holders of Common Shares, property,
      evidences of indebtedness or shares or other securities of the Company
      (other than Common Shares) or rights, options or warrants to acquire
      Common Shares or securities convertible into or exchangeable for Common
      Shares or other securities or property of the Company, other than as a
      dividend in the ordinary course, then, if the Board, in its sole
      discretion, determines that such action equitably requires an adjustment
      in the exercise price under any outstanding Option or in the number(s) of
      Common Shares subject to any such Option, or both, such adjustment may be
      made by the Board and shall be effective and binding on the Company and
      the Participant for all purposes.

	 	 
	10.6 	
      No adjustment or substitution provided for in this
      Section 10 shall require the Company to issue a fractional share in
      respect of any Option. Fractional shares shall be eliminated.

	 	 
	10.7 	
      The grant or existence of an Option shall not in any way
      limit or restrict the right or power of the Company to effect adjustments,
      reclassifications, reorganizations, arrangements or changes of its capital
      or business structure, or to amalgamate, merge, consolidate, dissolve or
      liquidate, or to sell or transfer all or any part of its business or
      assets.

	 	 
	10.8 	
      Any adjustment with respect to the exercise price for and
      number of Common Shares subject to an Option granted to a U.S. Participant
      pursuant to this Section 10 will be made so as to comply with, and not
      create any adverse consequences under, Sections 424 and 409A of the
      Code.

	 	 
	11. 	
      Effect of Take-Over Bid

	 	 
	11.1 	
      If a bona fide offer (the “Offer”) for Common Shares is
      made to a Participant or to shareholders generally or to a class of
      shareholders which includes Participants, which Offer, if accepted in
      whole or in part, would result in the offeror acquiring control of more
      than 20% of the voting rights attached to all the outstanding voting
      securities of the Company, then the Company shall, immediately upon
      receipt of notice of the Offer, notify each Participant currently holding
      an Option of the Offer, with full particulars thereof; whereupon such
      Option may be exercised in whole or in part by the Participant so as to
      permit the Participant to tender the Common Shares received upon such
      exercise (the “Optioned Shares”) pursuant to the Offer.

	 	 
	11.2 	
      Any such notice of exercise may be made conditional upon
      the effectiveness or completion of such Offer so that
if:

	 	(a) 	
      the Offer is not completed within the time specified
      therein; or

	 	 	 
	 	(b) 	
      the Participant does not tender the Optioned Shares
      pursuant to the Offer; or

7

	 	(c) 	
      all of the Optioned Shares tendered by the Participant
      pursuant to the Offer are not taken up and paid for by the offeror in
      respect thereof;

then the Optioned Shares to have been
received or, in the case of clause (c) above, the Optioned Shares that are not
taken up and paid for, shall be returned to the Company and reinstated as
authorized but unissued Common Shares and the terms of the Option set forth in
the Plan shall again apply to the Option. If any Optioned Shares are returned to
the Company under this Section 11.2, the Company shall refund the exercise price
to the Participant for such Optioned Shares. In no event shall the Participant
be entitled to sell the Optioned Shares otherwise than pursuant to the Offer.

	12. 	
      Written Agreement

	 	 
	12.1 	
      A written agreement shall be entered into between the
      Company and each Participant, which agreement shall set out the Option
      Price and the terms and conditions on which the Option may be exercised,
      all in accordance with the provisions of the Plan. The agreement shall be
      in such form as the Board may from time to time approve and may contain
      such terms as may be considered necessary in order that the Option will
      comply with any provisions respecting stock options in the income tax or
      other laws in force in any country or jurisdiction or which the person to
      whom the Option is granted may from time to time be a resident or
      citizen.

	 	 
	13. 	
      Amendment of the Plan

	 	 
	13.1 	
      The Board may from time to time, subject to applicable
      law and to the prior approval, if required, of the Exchange or any other
      regulatory body having authority over the Company, the Plan or the
      shareholders of the Company, suspend, terminate, or discontinue the Plan
      at any time except with respect to any Option then outstanding under the
      Plan.

	 	 
	13.2 	
      The Board may amend or revise the terms of the Plan or of
      any Option granted under the Plan and/or the option agreement relating
      thereto at any time without the consent of the Participants provided that
      such amendment shall:

	 	(a) 	
      not adversely alter or impair any Option previously
      granted except as permitted by the adjustment provisions of Section
    10;

	 	 	 
	 	(b) 	
      be subject to any regulatory approvals including, where
      required, the approval of the Exchange; and

	 	 	 
	 	(c) 	
      be subject to shareholder approval, where required, by
      law or the requirements of the Exchange, provided that shareholder
      approval shall not be required for the following amendments and the Board
      may make any changes, which may include but are not limited
  to:

	 	(i) 	
      amendments of a typographical, grammatical, clerical or
      administrative nature or which are required to comply with regulatory
      requirements;

	 	 	 
	 	(ii) 	
      a change to the vesting provision of the Plan or any
      Options;

	 	 	 
	 	(iii) 	
      a change to the termination provision of any Option that
      does not entail an extension beyond the original expiration date (as such
      date may be extended by virtue of Section 19 for a Blackout Period);
      and

	 	 	 
	 	(iv) 	
      a change to the Eligible Persons of the
  Plan.

	13.3 	
      Notwithstanding this Section 13, the Board shall not be
      permitted to amend the Option Price except as set out in Section 10 of the
      Plan. If the Plan is terminated, the provisions of the Plan and any
      administrative guidelines and other rules and regulations adopted by the Board
and in force on the date of termination will continue in effect as long as any
Option or any rights pursuant thereto remain outstanding and, notwithstanding
the termination of the Plan, the Board shall remain able to make such amendments
to the Plan or the Options as they would have been entitled to make if the Plan
were still in effect.

8

	13.4 	
      The Board, absent prior approval of the shareholders of
      the Company and of the Exchange or any other regulatory body having
      authority over the Company, will not be entitled
to:

	 	(a) 	
      increase the maximum percentage of Shares issuable by the
      Company pursuant to the Plan;

	 	 	 
	 	(b) 	
      amend an Option grant to effectively reduce the Exercise
      Price or extend the Expiry Date;

	 	 	 
	 	(c) 	
      make a change to the class of Eligible Persons which
      would have the potential of broadening or increasing participation by
      Insiders;

	 	 	 
	 	(d) 	
      add any form of financial assistance;

	 	 	 
	 	(e) 	
      amend the Plan in order to permit Options to be
      transferable or assignable other than as provided for in Section 6.1;
      or

	 	 	 
	 	(f) 	
      amend this Section 13.4.

	13.5 	
      Notwithstanding any provision in the Plan to the
      contrary, any revision to the terms of an Option granted to a U.S.
      Participant shall be made only if it complies with, and does not create
      adverse tax consequences under, Sections 424 and/or 409A of the Code, as
      applicable.

	 	 
	14. 	
      Administration of the Plan

	 	 
	14.1 	
      Within the foregoing limitations and subject to Section
      14.3, the Plan shall be administered by the Board of Directors. The
      Company shall effect the grant of Options under the Plan, in accordance
      with determinations made by the Board of Directors, pursuant to the
      provisions of the Plan, as to those individuals eligible to be
      Participants and the number of Common Shares which shall be the subject of
      each Option, by the execution and delivery of a stock option agreement in
      such form which is consistent with the provisions of the Plan as may be
      approved by the Board.

	 	 
	14.2 	
      All decisions and interpretations of the Board of
      Directors respecting the Plan or Options granted thereunder shall be
      conclusive and binding on the Company and the Participants and their
      respective legal personal representatives and beneficiaries and on all
      directors, officers, employees and Service Providers of the Company who
      are eligible under the provisions of the Plan to participate therein. No
      member of the Board shall be liable for any action taken or for any
      determination made in good faith in the administration, interpretation,
      construction or application of the Plan.

	 	 
	14.3 	
      All of the powers exercisable hereunder by the Board of
      Directors may, to the extent permitted by applicable law and authorized by
      resolution of the Board of Directors, be exercised by a duly appointed
      committee of the Board of Directors (in which case, all references to the
      Board of Directors will be deemed to be references to such
    committee).

	 	 
	15. 	
      Effective Date and Necessary Approvals

	 	 
	15.1 	
      No Options granted pursuant to the Plan or any amendment
      may be exercised by the Participants until the shareholders of the Company
      have approved the Plan or any amendment by the affirmative vote of a
      majority of the voting Common Shares of the Company at a general meeting
      of shareholders.

9

	15.2 	
      The obligations of the Company to sell and deliver the
      Common Shares on the exercise of the Options is subject to the approval of
      any securities regulatory authority or Exchange, which may be required in
      connection with the authorization, issuance or sale of such Common Shares
      by the Company.

	 	 
	16. 	
      U.S. Provisions

	 	 
	16.1 	
      Common Shares shall not be issued with respect to an
      Option unless the exercise of such Option and the issuance and delivery of
      such Common Shares shall comply with all relevant provisions of law,
      including, without limitation, any applicable state securities laws, the
      United States Securities Act of 1933, as amended (the “1933 Act”),
      the rules and regulations thereunder and the requirements of any stock
      exchange or automated inter-dealer quotation system of a registered
      national securities association upon which such Common Shares may then be
      listed, and such issuance shall be further subject to the approval of
      counsel for the Company with respect to such compliance, including the
      availability of an exemption from registration for the issuance and sale
      of such Common Shares. The inability of the Company to obtain from any
      regulatory body the authority deemed by the Company to be necessary for
      the lawful issuance and sale of any Common Shares under the Plan, or the
      unavailability of an exemption from registration for the issuance and sale
      of any Common Shares under the Plan, shall relieve the Company of any
      liability with respect to the non-issuance or sale of such Common
      Shares.

	 	 
	16.2 	
      If the Common Shares issuable upon exercise of the
      Options have not been registered under the 1933 Act, as a condition to the
      exercise of an Option, the Company may require the Participant to
      represent and warrant in writing at the time of such exercise that the
      Common Shares are being purchased only for investment and without any then
      present intention to sell or distribute such Common Shares. At the option
      of the Company, a stop-transfer order against such Common Shares may be
      placed on the shareholder register and records of the Company, and a
      legend indicating that the Common Share(s) may not be pledged, sold or
      otherwise transferred unless an opinion of counsel is provided stating
      that such transfer is not in violation of any applicable law or
      regulation, may be stamped on the certificates representing such Common
      Shares in order to assure an exemption from registration. The Company also
      may require such other documentation as may from time to time be necessary
      to comply with federal and state securities laws. The Company has no
      obligation to undertake registration of Options or the Common Shares of
      stock issuable upon the exercise of Options.

	 	 
	16.3 	
      Incentive Stock Options

	 	(a) 	
      Maximum Number of Shares for Incentive Stock Options.
      Notwithstanding any other provision of this Plan to the contrary, the
      aggregate number of Common Shares available for Incentive Stock Options is
      13,000,000, subject to adjustment pursuant to Section 10 of this Plan and
      subject to the provisions of Sections 422 and 424 of the Code.

	 	 	 
	 	(b) 	
      Designation of Options. Each option agreement with
      respect to an Option granted to a U.S. Participant shall specify whether
      the related Option is an Incentive Stock Option or a Nonqualified Stock
      Option. If no such specification is made in the option agreement, the
      related Option will be a Nonqualified Stock Option.

	 	 	 
	 	(c) 	
      Special Requirements for Incentive Stock Options.
      In addition to the other terms and conditions of this Plan (and
      notwithstanding any other term or condition of this Plan to the contrary,
      except Section 17, which shall take precedence over this Section 16.3(c)
      in the event of any conflict between such Sections), the following
      limitations and requirements will apply to an Incentive Stock
    Option:

	 	(i) 	
      An Incentive Stock Option may be granted only to an
      Employee.

	 	 	 
	 	(ii) 	
      The aggregate Fair Market Value of the Common Shares
      (determined as of the applicable Grant Date) with respect to which
      Incentive Stock Options are exercisable for the first time by any U.S.
      Participant during any calendar year (pursuant to this Plan and all
      other plans of the Company and of any Parent or Subsidiary) will not
exceed one hundred thousand United States dollars (U.S.$100,000) or any other
limitation subsequently set forth in Section 422(d) of the Code.

10

	 	(iii) 	
      The exercise price per Common Share payable upon exercise
      of an Incentive Stock Option will be not less than one hundred percent
      (100%) of the Fair Market Value of a Common Share on the applicable Grant
      Date; provided, however, that the exercise price per Common Share
      payable upon exercise of an Incentive Stock Option granted to a U.S.
      Participant who is a 10% Shareholder on the applicable Grant Date will be
      not less than one hundred ten percent (110%) of the Fair Market Value of a
      Common Share on the applicable Grant Date.

	 	 	 
	 	(iv) 	
      No Incentive Stock Option may be granted more than ten
      (10) years after the earlier of (i) the date on which this Plan is adopted
      by the Board or (ii) the date on which this Plan is approved by the
      shareholders of the Company.

	 	 	 
	 	(v) 	
      An Incentive Stock Option will terminate and no longer be
      exercisable no later than ten (10) years after the applicable Grant Date;
      provided, however, that an Incentive Stock Option granted to a U.S.
      Participant who is a 10% Shareholder on the applicable Grant Date will
      terminate and no longer be exercisable no later than five (5) years after
      the applicable Grant Date.

	 	 	 
	 	(vi) 	
      If a U.S. Participant who has been granted an Incentive
      Stock Option ceases to be an Employee, the Option Agreement with respect
      to such Incentive Stock Option may provide that it is exercisable as
      follows:

	 	(1) 	
      If a U.S. Participant who has been granted an Incentive
      Stock Option ceases to be an Employee due to the death of such U.S.
      Participant, such Incentive Stock Option may be exercised (to the extent
      such Incentive Stock Option was exercisable on the date of death) by the
      estate of such U.S. Participant, or by any person to whom such Incentive
      Stock Option was transferred in accordance with Section (c)(viii) below,
      for a period of one (1) year after the date of death (but in no event
      beyond the term of such Incentive Stock Option).

	 	 	 
	 	(2) 	
      If a U.S. Participant who has been granted an Incentive
      Stock Option ceases to be an Employee due to the Disability of such U.S.
      Participant, such Incentive Stock Option may be exercised (to the extent
      such Incentive Stock Option was exercisable on the date of Disability) by
      such U.S. Participant for a period of ninety (90) days after the date of
      Disability (but in no event beyond the term of such Incentive Stock
      Option).

	 	 	 
	 	(3) 	
      If a U.S. Participant who has been granted an Incentive
      Stock Option ceases to be an Employee due to termination for cause, such
      Incentive Stock Option will terminate and become null and void.

	 	 	 
	 	(4) 	
      If a U.S. Participant who has been granted an Incentive
      Stock Option ceases to be an Employee for any reason other than the death
      or Disability of such U.S. Participant or termination for cause, such
      Incentive Stock Option may be exercised (to the extent such Incentive
      Stock Option was exercisable on the date of termination) by such U.S.
      Participant for a period ninety (90) days after the date of termination
      (but in no event beyond the term of such Incentive Stock
Option).

	 	 	 
	 	(5) 	
      For purposes of this Section (c)(vi) and any option
      agreement relating to an Incentive Stock Option issued to a U.S.
      Participant, the employment of a U.S. Participant who has been granted and Incentive Stock Option
will not be considered interrupted or terminated upon (a) sick leave, military
leave or any other leave of absence approved by the Board that does not exceed
ninety (90) days in the aggregate; provided, however, that if
reemployment upon the expiration of any such leave is guaranteed by contract or
applicable law, such ninety (90) day limitation will not apply, or (b) a
transfer from one office of the Company (or of any Parent or Subsidiary) to
another office of the Company (or of any Parent or Subsidiary) or a transfer
between the Company and any Parent or Subsidiary.

11

	 	(vii) 	
      An Incentive Stock Option granted to a U.S. Participant
      may be exercised during such U.S. Participant’s lifetime only by such U.S.
      Participant.

	 	 	 
	 	(viii) 	
      An Incentive Stock Option granted to a U.S. Participant
      may not be transferred, assigned, pledged, hypothecated or otherwise
      disposed of by such U.S. Participant, except by will or by the laws of
      descent and distribution.

	 	 	 
	 	(ix) 	
      In the event that this Plan is not approved by the
      shareholders of the Company within twelve (12) months before or after the
      date on which this Plan is adopted by the Board, any Incentive Stock
      Option granted under this Plan will automatically be deemed to be a
      Nonqualified Stock Option.

	17. 	
      Options to California Residents

	 	 
	17.1 	
      Notwithstanding any other provision of this Plan or any
      option agreement, if the Company grants an Option to a Participant that is
      a resident of the State of California and such Option grant is not exempt
      from qualification under the California securities laws other than
      pursuant to Section 25102(o) of the California Corporations Code, or any
      successor thereto, the following provisions shall
apply:

	 	(a) 	
      If such a Participant’s employment is terminated other
      than for cause (as defined by applicable law, the terms of the Plan, the
      terms of the award agreement or the terms of a contract of employment),
      such Option shall continue to be exercisable, to the extent that the
      Participant is entitled to exercise on the date employment terminates,
      until a date not earlier than the earliest to occur of (i) the Option
      expiration date or (ii)(x) at least six (6) months from the date of
      termination if termination was caused by death or Disability, or (y) at
      least thirty (30) days from the date of termination if termination was
      caused by other than death or Disability;

	 	 	 
	 	(b) 	
      Each Option shall not be exercisable after the expiration
      of ten (10) years from the date of the granting of the Option;
  and

	 	 	 
	 	(c) 	
      No Option shall be granted to such a Participant after
      ten years from the earlier of the date of adoption of the Plan by the
      Board or the date of shareholder approval or any earlier date of
      discontinuation or termination established pursuant to Section
  13.

	18. 	
      Withholding

	 	 
	18.1 	
      As a condition of and prior to participation in the Plan,
      each Participant authorizes the Company to withhold from any amount
      otherwise payable to him or her any amounts required by any taxing
      authority to be withheld for taxes of any kind as a consequence of his or
      her participation in the Plan. The Company shall also have the right in
      its discretion to satisfy any such liability for withholding or other
      required deduction amounts by retaining or acquiring any Option Shares, or
      retaining any amount payable, which would otherwise be issued or
      delivered, provided or paid to a Participant under the Plan. The Company
      may require a Participant, as a condition to exercise of an Option to pay
      or reimburse the Company for any such withholding or other required
      deduction amounts related to the exercise of
Options.

12

	19. 	
      Extension of Expiry Date of Options Expiring During a
      Trading Ban

	 	 
	19.1 	
      If the term of an Option held by a Participant expires
      during a restricted trading period imposed by the Company pursuant to
      which the Company’s management and directors are prohibited from trading
      in the Company’s securities (the “Blackout Period”), then the term of such
      Option or unexercised portion thereof shall be extended and shall expire
      ten (10) business days after the end of the Blackout Period.

	 	 
	19.2 	
      Notwithstanding the foregoing, if at the time the
      Participant ceases to be a director, officer, employee or Service Provider
      due to early retirement, voluntary resignation or termination by the
      Company for reasons other than Cause, there is a Blackout Period, or if at
      any time during the ninety (90) day period set out in Section 8.2, there
      is a Blackout Period, then in calculating the time that the Option then
      held by the Participant shall be exercisable to acquire any Common Shares
      that have vested, the portion of such ninety (90) day period that remains
      upon commencement of a Blackout Period shall be in addition to any such
      blackout period.

	 	 
	20. 	
      Government/Exchange Requirements

	 	 
	20.1 	
      The Company’s obligation to issue and deliver Common
      Shares under any Option is subject to:

	 	(a) 	
      the satisfaction of all requirements under applicable
      securities laws in respect thereof and obtaining all regulatory approvals
      as the Company shall determine to be necessary or advisable in connection
      with the authorization, issuance or sale thereof;

	 	 	 
	 	(b) 	
      the admission of such Common Shares to listing on any
      stock exchange on which such Common Shares may then be listed;
  and

	 	 	 
	 	(c) 	
      the receipt by the Company from the Participant of such
      representations, warranties, agreements and undertakings as to future
      dealings in such Common Shares as the Company determines to be necessary
      or advisable in order to safeguard against the violation of the securities
      laws of any jurisdiction.

The Company shall take all reasonable
steps to obtain such approvals and registrations as may be necessary for the
issuance of such Common Shares in compliance with applicable securities laws and
for the listing of such Common Shares on any stock exchange on which such Common
Shares are then listed. 

	21. 	
      Common Shares not Acquired

	 	 
	21.1 	
      Any Common Shares not acquired by a Participant under an
      Option, which have been cancelled or expired in accordance with their
      terms, may be made the subject of a further Option grant pursuant to the
      provisions of the Plan.

	 	 
	22. 	
      Exchange Rules

	 	 
	22.1 	
      All Options granted pursuant to the Plan will be subject
      to the rules and policies of the Exchange and any other regulatory body
      having jurisdiction over the Company.

	 	 
	23. 	
      No Representation or Warranty

	 	 
	23.1 	
      The Company makes no representation or warranty as to the
      future market value of any Common Shares issued in accordance with the
      provisions of the Plan.

13

	24. 	
      General Provisions

	 	 
	24.1 	
      Nothing contained in the Plan shall prevent the Company
      or any of its affiliates from adopting or continuing in effect other
      compensation arrangements (subject to shareholder approval if such
      approval is required by the Exchange) and such arrangements may be either
      generally applicable or applicable only in specific cases.

	 	 
	24.2 	
      The validity, construction and effect of the Plan, the
      grants of Options, the issue of Common Shares, any rules and regulations
      relating to the Plan any written agreement, and all determinations made
      and actions taken pursuant to the Plan, shall be governed by and
      determined in accordance with the laws of the Province of British
      Columbia.

	 	 
	24.3 	
      If any provision of the Plan or any written agreement is
      or becomes or is deemed to be invalid, illegal or unenforceable in any
      jurisdiction or as to any person or Option, or would disqualify the Plan
      or any Option under any law deemed applicable by the Board, such provision
      shall be construed or deemed amended to conform to the applicable laws, or
      if it cannot be construed or deemed amended without, in the determination
      of the Board, materially altering the intent of the Plan or the Option,
      such provision shall be stricken as to such jurisdiction, person, or
      Option and the remainder of the Plan and any such written agreement shall
      remain in full force and effect.

	 	 
	24.4 	
      Neither the Plan nor any Option shall create or be
      construed to create a trust or separate fund of any kind or a fiduciary
      relationship between the Company or any of its affiliates and a
      Participant or any other person.

	 	 
	24.5 	
      Headings are given to the sections of the Plan solely as
      a convenience to facilitate reference. Such headings shall not be deemed
      in any way material or relevant to the construction or interpretation of
      the Plan or any provision thereof.

	 	 
	25. 	
      Effective Date

	 	 
	25.1 	
      The Plan shall become effective upon being adopted by the
      Board.Exhibit 10.1

 

200 CAMBRIDGEPARK DRIVE

CAMBRIDGE, MASSACHUSETTS

 

LEASE SUMMARY SHEET

 

	Execution Date:	 	November 7, 2014
	 	 	 
	Tenant:	 	Enumeral Biomedical Holdings, Inc., a Delaware corporation
	 	 	 
	Tenant’s Mailing Address Prior to Occupancy:	 	
        Enumeral Biomedical Holdings, Inc.

        One Kendall Square

        Building 400, 4th Floor

        Cambridge, MA 02139

	 	 	 
	Landlord:	 	King 200 CPD LLC, a Delaware limited liability company
	 	 	 
	Building:	 	200 CambridgePark Drive, Cambridge, Massachusetts.  The Building consists of approximately 221,844 rentable square feet.  The land on which the Building is located (the “Land”) is more particularly described in Exhibit 2 attached hereto and made a part hereof (such land, together with the Building, are hereinafter collectively referred to as the “Property”).
	 	 	 
	Premises:	 	Approximately 16,825 rentable square feet of space comprising: (i) approximately 16,618 rentable square feet of space on the second (2nd) floor of the Building, as more particularly shown as hatched, highlighted or outlined on the plan attached hereto as Exhibit 1 and made a part hereof; and (ii) 207 rentable square feet on the garage level of the Building, in the location shown on sheet 2 of the plan attached hereto as Exhibit 1-1 and made a part hereof (Exhibit 1 and Exhibit 1-1, collectively, the “Lease Plans”).  Landlord and Tenant stipulate and agree that the Rentable Square Footage of the Building and the Rentable Square Footage of the Premises are correct and shall not be remeasured.
	 	 	 
	Term Commencement Date:	 	The earlier of: (i) Substantial Completion of Landlord’s Work (defined below), or (ii) the date that Tenant first commences to use the Premises, or any portion thereof, for use as permitted pursuant to the provisions of this Lease.  The parties hereby agree that the installation by Tenant of its furniture, fixtures and equipment shall not, for the purposes of the definition of the Term Commencement Date, be deemed to be use of the Premises as permitted pursuant to the provisions of this Lease.  It is estimated that the Term Commencement Date will occur on or about March 15, 2015 (“Estimated Term Commencement Date”).
	 	 	 
	Expiration Date:	 	The date that is five (5) years after the Term Commencement Date, except that if the Term Commencement Date does not occur on the first day of a calendar month, then the Expiration Date shall be the last day of the calendar month in which the fifth anniversary of the term Commencement Date occurs.

 

    	1

    	 

    

 

	Permitted Uses:	 	Subject to Legal Requirements, general office, research, development and laboratory use, and other ancillary uses related to the foregoing.   

 

	Base Rent:	 	LEASE YEAR1	 	 	ANNUAL BASE RENT	 	 	MONTHLY PAYMENT	 
		 	 	1	 	 	$	715,062.50	 	 	$	59,588.54	 
	 	 	 	2	 	 	$	736,598.50	 	 	$	61,383.21	 
	 	 	 	3	 	 	$	758,639.25	 	 	$	63,219.94	 
	 	 	 	4	 	 	$	781,353.00	 	 	$	65,112.75	 
	 	 	 	5	 	 	$	804,739.75	 	 	$	67,061.65	 

 

	Operating Costs and Taxes:	 	See Sections 5.2 and 5.3
	 	 	 
	Tenant’s Share:	 	A fraction, the numerator of which is the number of rentable square feet in the Premises (i.e., 16,825 rsf) and the denominator of which is the number of rentable square feet in the Building (i.e. 221,844 rsf).  As of the Execution Date, Tenant’s Share is 7.6%.
	 	 	 
	Security Deposit/ Letter of Credit:	 	Five Hundred Twenty-Nine Thousand Six Hundred Ninety-Eight and 78/100 ($529,698.78) Dollars, subject to reduction as set forth in Section 7.

 

	EXHIBIT 1	LEASE PLAN-SECOND FLOOR
	EXHIBIT 1-1	LEASE PLAN-GARAGE LEVEL
	EXHIBIT 2	LEGAL DESCRIPTION
	EXHIBIT 3	LANDLORD’S WORK
	EXHIBIT 3-1	LANDLORD/TENANT RESPONSIBILITIES MATRIX
	EXHIBIT 4	INTENTIONALLY OMITTED
	EXHIBIT 5	FORM OF LETTER OF CREDIT
	EXHIBIT 6	LANDLORD’S SERVICES
	EXHIBIT 7	TENANT’S HAZARDOUS MATERIALS
	EXHIBIT 8	RULES AND REGULATIONS
	EXHIBIT 9	TENANT WORK INSURANCE SCHEDULE

 

 

1 For the purposes of this Lease, the first “Lease
Year” shall be defined as the period commencing as of the Term Commencement Date and ending on the last day of the
month in which the first (1st) anniversary of the Term Commencement Date occurs; provided, however, that if the Term
Commencement Date occurs on the first day of a calendar month, then the first Lease Year shall expire on the day immediately preceding
the first (1st) anniversary of the Term Commencement Date. Thereafter, “Lease Year” shall be defined as
any subsequent twelve (12) month period during the term of this Lease.

 

    	2

    	 

    

 

table
of contents

 

 

	1.	LEASE GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS	1
	1.1	Lease Grant	1
	1.2	Intentionally omitted.	1
	1.3	Appurtenant Rights.	1
	1.4	Tenant’s Access.	2
	1.5	No recording // Notice of Lease	3
	1.6	Exclusions	4
	2.	RIGHTS RESERVED TO LANDLORD	4
	2.1	Additions and Alterations	4
	2.2	Additions to the Property.	4
	2.3	Name and Address of Building	5
	2.4	Landlord’s Access	5
	2.5	Pipes, Ducts and Conduits	6
	2.6	Minimize Interference	6
	3.	CONDITION OF PREMISES; CONSTRUCTION.	6
	3.1	Condition of Premises	6
	3.2	Landlord’s Work	6
	3.3	Punchlist Items	8
	3.4	Tenant’s Work.	8
	3.5	Intentionally omitted.	8
	4.	USE OF PREMISES	8
	4.1	Permitted Uses	8
	4.2	Prohibited Uses.	9
	4.3	Transportation of Animals.  Intentionally Omitted.	9
	4.4	Chemical Safety Program	9
	4.5	Parking and Traffic Demand Management Plan	10
	4.6	Vivarium.  Intentionally Omitted.	10
	5.	RENT; ADDITIONAL RENT	10
	5.1	Base Rent	10
	5.2	Operating Costs.	10
	5.3	Taxes.	13
	5.4	Late Payments.	14
	5.5	No Offset; Independent Covenants; Waiver	15
	5.6	Survival	16
	6.	GUARANTY.	16
	7.	LETTER OF CREDIT	16
	7.1	Amount	16
	7.2	Application of Proceeds of Letter of Credit	17
	7.3	Transfer of Letter of Credit	17
	7.4	Cash Proceeds of Letter of Credit	17
	7.5	Return of Security Deposit or Letter of Credit	17
	8.	intentionally omitted.	18
	9.	UTILITIES, LANDLORD’S SERVICES	18
	9.1	Electricity	18
	9.2	Water	18

 

    	i

    	 

    

 

	9.3	Gas	19
	9.4	Other Utilities	19
	9.5	Interruption or Curtailment of Utilities	19
	9.6	Landlord’s Services	19
	10.	MAINTENANCE AND REPAIRS	20
	10.1	Maintenance and Repairs by Tenant	20
	10.2	Maintenance and Repairs by Landlord	20
	10.3	Accidents to Sanitary and Other Systems	20
	10.4	Floor Load—Heavy Equipment	20
	10.5	Premises Cleaning	21
	10.6	Pest Control	21
	11.	ALTERATIONS AND IMPROVEMENTS BY TENANT	22
	11.1	Landlord’s Consent Required	22
	11.2	After-Hours	23
	11.3	Harmonious Relations	23
	11.4	Liens	23
	11.5	General Requirements	23
	12.	SIGNAGE	24
	12.1	Restrictions	24
	12.2	Building Directory	24
	13.	ASSIGNMENT, MORTGAGING AND SUBLETTING	24
	13.1	Landlord’s Consent Required	24
	13.2	Landlord’s Recapture Right	25
	13.3	Standard of Consent to Transfer	25
	13.4	Listing Confers no Rights	25
	13.5	Profits In Connection with Transfers	25
	13.6	Prohibited Transfers	25
	13.7	Exceptions to Requirement for Consent	26
	14.	INSURANCE; INDEMNIFICATION; EXCULPATION	26
	14.1	Tenant’s Insurance.	26
	14.2	Tenant Indemnification	27
	14.3	Property of Tenant	28
	14.4	Limitation of Landlord’s Liability for Damage or Injury	28
	14.5	Waiver of Subrogation; Mutual Release	29
	14.6	Tenant’s Acts—Effect on Insurance	29
	14.7	Landlord Indemnity.	29
	14.8	Radioactive Materials.	29
	15.	CASUALTY; TAKING	30
	15.1	Damage	30
	15.2	Termination Rights.	31
	15.3	Taking for Temporary Use	32
	15.4	Disposition of Awards	32
	16.	ESTOPPEL CERTIFICATE.	32
	17.	HAZARDOUS MATERIALS	33
	17.1	Prohibition	33
	17.2	Environmental Laws	33

 

    	ii

    	 

    

 

	17.3	Hazardous Material Defined	33
	17.4	Testing	34
	17.5	Indemnity; Remediation.	34
	17.6	Disclosures	35
	17.7	Removal	36
	17.8	Landlord Obligations with respect to Hazardous Materials.	36
	18.	RULES AND REGULATIONS.	36
	18.1	Rules and Regulations	36
	18.2	Energy Conservation	36
	18.3	Recycling	36
	19.	LAWS AND PERMITS.	37
	19.1	Legal Requirements	37
	20.	DEFAULT	38
	20.1	Events of Default	38
	20.2	Remedies	39
	20.3	Damages - Termination	40
	20.4	Landlord’s Self-Help; Fees and Expenses	41
	20.5	Waiver of Redemption, Statutory Notice and Grace Periods	41
	20.6	Landlord’s Remedies Not Exclusive	42
	20.7	No Waiver	42
	20.8	Restrictions on Tenant’s Rights	42
	20.9	Landlord Default	42
	21.	SURRENDER; ABANDONED PROPERTY; HOLD-OVER	43
	21.1	Surrender	43
	21.2	Abandoned Property	44
	21.3	Holdover	44
	21.4	Warranties	45
	22.	MORTGAGEE RIGHTS	45
	22.1	Subordination	45
	22.2	Notices	45
	22.3	Mortgagee Consent	45
	22.4	Mortgagee Liability	45
	23.	QUIET ENJOYMENT.	46
	24.	NOTICES.	46
	25.	MISCELLANEOUS	47
	25.1	Separability	47
	25.2	Captions	47
	25.3	Broker	47
	25.4	Entire Agreement	47
	25.5	Governing Law	47
	25.6	Representation of Authority	47
	25.7	Expenses Incurred by Landlord Upon Tenant Requests	48
	25.8	Survival	48
	25.9	Limitation of Liability	48
	25.10	Binding Effect	48
	25.11	Landlord Obligations upon Transfer	48

 

    	iii

    	 

    

 

	25.12	No Grant of Interest	48
	25.13	Financial Information	49
	25.14	OFAC Certificate and Indemnity	49
	25.15	Confidentiality	49

 

    	iv

    	 

    

 

THIS INDENTURE OF LEASE (this “Lease”)
is hereby made and entered into on the Execution Date by and between Landlord and Tenant.

 

Each reference in this Lease to any of the
terms and titles contained in any Exhibit attached to this Lease shall be deemed and construed to incorporate the data stated under
that term or title in such Exhibit. All capitalized terms not otherwise defined herein shall have the meanings ascribed to them
as set forth in the Lease Summary Sheet which is attached hereto and incorporated herein by reference.

 

1.          LEASE
GRANT; TERM; APPURTENANT RIGHTS; EXCLUSIONS

 

1.1           Lease
Grant. Landlord hereby leases to Tenant, and Tenant hereby leases from Landlord, the Premises upon and subject to terms and
conditions of this Lease, for a term of years commencing on the Term Commencement Date and, unless earlier terminated or extended
pursuant to the terms hereof, ending on the Expiration Date (the “Initial Term”; the Initial Term and
any duly exercised Extension Terms are hereinafter collectively referred to as the “Term”).

 

1.2           Intentionally
omitted.

 

1.3           Appurtenant
Rights.

 

(a)          Common
Areas. Subject to the terms of this Lease and the Rules and Regulations (hereinafter defined), Tenant shall have, as appurtenant
to the Premises, rights to use in common with others entitled thereto, the following areas (such areas are hereinafter referred
to as the “Common Areas”): (i) the common loading docks, hallways, lobby, and elevator of the Building
serving the Premises, (ii) the common lavatories located on the floor(s) on which the Premises are located, (iii) common walkways
and driveways necessary for access to the Building, and (iv) other areas and facilities designated by Landlord from time to time
for the common use of tenants of the Building; and no other appurtenant rights or easements.

 

(a)          Parking.
During the Term:

 

(i)          Landlord
shall, subject to the terms hereof (including, without limitation, the PTDM, as defined in Section 4.5), make available up to:
(x) three (3) parking spaces (“Garage Parking Spaces”) in the garage serving the Property, and (y) twenty
(20) surface parking spaces (“Surface Parking Spaces”) in the surface parking area serving the Property
for Tenant’s use in the parking areas (“Property Parking Area”) which are located at 200 Cambridge
Park Drive without any fee or charge (except that costs of maintenance and repair of the parking areas shall be included in Operating
Costs).

 

    	PAGE 1

    	 

    

 

(ii)         Landlord
is the holder of a permanent easement that permits Landlord to park in 110 parking spaces on properties in the vicinity of the
Property. Subject to applicable laws and regulations and the terms of the Easement, Tenant shall have the right to use eight (8)
parking spaces (“Easement Parking Spaces”) available for use by Landlord pursuant to the Easement. The
number of Garage Parking Spaces, Surface Parking Spaces, and Easement Parking Spaces, available for use by Tenant, from time to
time pursuant to the provisions of this Lease, or as otherwise permitted by Landlord, are hereinafter referred to collectively
as the “Parking Spaces.”

 

(iii)        In
addition to Tenant’s rights to use the Property Parking Spaces and Easement Parking Spaces, Tenant’s business invitees
shall have the right to park in the visitor parking spaces (“Visitor Parking Spaces”) located in the
parking areas on the Land, to the extent available on a first-come, first served basis. Landlord shall have the right, from time
to time, to relocate the Visitor Parking Spaces to other locations on the Property Parking Area and to change the number of the
Visitor Parking Spaces.

 

(b)          Tenant
shall have no right to hypothecate or encumber the Parking Spaces, and shall not sublet, assign, or otherwise transfer the Parking
Spaces other than to employees of Tenant occupying the Premises or to a Successor (hereinafter defined), an Affiliated Entity (hereinafter
defined) or a transferee pursuant to an approved Transfer under Section 13 of this Lease. Subject to Landlord’s right to
reserve parking for other tenants of the Building, said Parking Spaces will be on an unassigned, non-reserved basis, and shall
be subject to such reasonable rules and regulations as may be in effect for the use of the parking areas from time to time. Reserved
and handicap parking spaces must be honored.

 

(c)          Cafeteria.
During the Term, Tenant, its employees, contractors, and visitors shall have the right to use in common with others the cafeteria
located in the Building for so long as Landlord shall operate the cafeteria (the “Cafeteria”), provided
that such parties shall be responsible for payment of all charges for meals and other items purchased at such cafeteria. A third
party provider currently operates the cafeteria. Any amounts paid to such third party provider in excess of the net revenues derived
from the operation of the cafeteria shall be included in Operating Costs, as shall all costs of cleaning, maintaining, and repairing
the cafeteria.

 

(d)          Fitness
Center. During the Term Tenant’s employees shall have access to and the right to use the fitness center (the “Fitness
Center”) located in the Building so long as it is operational. The use of the Fitness Center by Tenant’s employees
shall be subject to compliance with the other provisions of this Section 1.3(d). Landlord shall have the right to require
that Tenant’s employees sign customary waivers of claims and comply with all safety and other procedures applicable to use
of the Fitness Center. The Fitness Center is unattended. All costs of cleaning, maintaining, and repairing the Fitness Center shall
be included in Operating Costs.

 

1.4           Tenant’s
Access.

 

(a)          From
and after the Term Commencement Date and until the end of the Term, Tenant shall have access to the Premises twenty-four (24) hours
a day, seven (7) days a week, subject to Legal Requirements, the Rules and Regulations, the terms of this Lease and matters of
record.

 

    	PAGE 2

    	 

    

 

(b)          With
Landlord’s approval (which approval shall not be unreasonably withheld), Tenant shall, subject to the provisions of this
Section 1.4(b), have the right to access the Premises on or after the date that is thirty (30) days prior to the Term Commencement
Date, for purposes reasonably related to the installation of Tenant’s cabling and wiring, the installation of furniture,
the performance of any Initial Tenant Work (as defined in Section 3.4), and the qualifying and commissioning of equipment, provided
that such entry: (i) shall only be permitted so long as Tenant does not interfere with the performance of Landlord’s Work,
(ii) shall be at Tenant’s sole risk, and (iii) may only be made in accordance with, and subject to, the provisions of the
Lease (including, without limitation, Section 11), except that Tenant shall have no obligation to pay Fixed Rent, Operating Expenses
or Taxes during such entry. In the event that Tenant makes such early entry into the Premises, Tenant shall take necessary reasonable
measures to ensure that Tenant’s contractors cooperate in all commercially reasonable ways with Landlord’s contractors
to avoid any delay in either Landlord’s Work or any conflict with the performance of Landlord’s Work, Tenant acknowledging
that in the case of conflict, the performance of Landlord’s Work shall have priority. Tenant shall, prior to the first entry
to the Premises pursuant to this Section 1.4(b), provide Landlord with certificates of insurance evidencing that the insurance
required in Section 14 hereof is in full force and effect and covering any person or entity entering the Building. Tenant shall
defend, indemnify and hold the Landlord Parties (hereinafter defined) harmless from and against any and all Claims (hereinafter
defined) for injury to persons or property resulting from or relating to Tenant’s access to and use of the Premises prior
to the Term Commencement Date as provided under this Section 1.4(b). Tenant shall coordinate any access to the Premises prior to
the Term Commencement Date with Landlord’s property manager. If Tenant desires to perform any leasehold improvements in the
Premises or the Building prior to the final completion of Landlord’s Work, other than the installation of furniture, fixtures
and equipment and cabling and wiring, Tenant shall be required to engage Landlord’s contractor to perform such work. If the
exercise of Tenant’s rights under this Section 1.4(b) results in a delay to Landlord’s Work, the same shall constitute
a Tenant Delay (as said term is defined in Section 3.2 hereof).

 

1.5           No
recording // Notice of Lease. Neither party shall record this Lease. Tenant shall not record a memorandum of this Lease and/or
a notice of this Lease. Notwithstanding the foregoing, if the Initial Term plus any Extension Term(s) exceed in the aggregate
seven (7) years, Landlord agrees to join in the execution, in recordable form, of a statutory notice of lease and/or written declaration
in which shall be stated the Term Commencement Date, the Term Commencement Date, the number and length of the Extension Term(s)
and the Expiration Date, which notice of lease may be recorded by Tenant with the Middlesex South Registry of Deeds and/or filed
with the Middlesex South Registry District of the Land Court, as appropriate (alternatively and collectively, the “Registry”)
at Tenant’s sole cost and expense. If a notice of lease was previously recorded with the Registry, upon the expiration or
earlier termination of this Lease, Landlord shall deliver to Tenant a notice of termination of lease and Tenant shall promptly
execute, acknowledge, and deliver the same (together with any other instrument(s) that may be necessary in order to record and/or
file same with the Registry) to Landlord for Landlord’s execution and recordation with the Registry, which obligation shall
survive the expiration or earlier termination of the Lease.

 

    	PAGE 3

    	 

    

 

1.6           Exclusions.
The following are expressly excluded from the Premises and reserved to Landlord: all the perimeter walls of the Premises (except
the inner surfaces thereof), the Common Areas, and any space in or adjacent to the Premises used for shafts, stacks, pipes, conduits,
wires and appurtenant fixtures, fan rooms, ducts, electric or other utilities, sinks or other Building facilities, and the use
of all of the foregoing, except as expressly permitted pursuant to Section 1.3(a) above.

 

2.          RIGHTS
RESERVED TO LANDLORD

 

2.1           Additions
and Alterations. Landlord reserves the right, at any time and from time to time, to make such changes, alterations, additions,
improvements, repairs or replacements in or to the Property (including the Premises but, with respect to the Premises, only for
purposes of repairs, maintenance, replacements and the exercise of any other rights expressly reserved to Landlord herein) and
the fixtures and equipment therein, as well as in or to the street entrances and/or the Common Areas, as it may deem necessary
or desirable, provided, however, that there be no material obstruction of permanent access to, or material interference with the
use and enjoyment of, the Premises by Tenant. Subject to the foregoing, Landlord expressly reserves the right to temporarily close
all, or any portion, of the Common Areas for the purpose of making repairs or changes thereto.

 

2.2           Additions
to the Property.

 

(a)          Landlord
may at any time or from time to time (i) construct additional improvements and related site improvements (collectively, “Future
Development”) in all or any part of the Property and/or (ii) change the location or arrangement of any improvement
outside the Building in or on the Property or all or any part of the Common Areas, or add or deduct any land to or from the Property;
provided that there shall be no material increase in Tenant’s obligations or material interference with Tenant’s rights
under this Lease in connection with the exercise of the foregoing reserved rights.

 

(b)          Landlord
and Tenant each hereby acknowledges and agrees that, in connection with any Future Development, (i) Landlord shall have the right
to subject the Land and the improvements located now or in the future located thereon to a commercial condominium regime (“Condominium”)
on terms and conditions consistent with first class office and laboratory buildings; (ii) upon Landlord’s request in connection
with the recording of the Master Deed for the Condominium and the Unit Deed for the Building, Tenant shall execute a reasonable
instrument in recordable form making this Lease subject and subordinate to the Master Deed and other documents evidencing the Condominium
(collectively, the “Condo Documents”) provided that such Condo Documents continue to provide Tenant with
all of the rights and obligations contained in this Lease (e.g. the appurtenant right to use all Common Areas) and the Condo Documents
comply with the provisions of this Section 2.2; (iii) Landlord shall have the right to enter into, and subject the Property to
the terms and conditions of, a reciprocal easement agreement with any one or more of the neighboring property owners in order to
create a commercial campus-like setting (“REA”) provided that such REA continues to provide Tenant with
all of the rights and obligations contained in this Lease as of the Execution Date (e.g. the appurtenant right to use all Common
Areas) and the REA complies with the provisions of this Section 2.2; (iv) Landlord shall submit to Tenant for Tenant’s approval
drafts of the Condo Documents and the REA (and any amendments thereto) prior to their execution; (v) Tenant shall have the right
to notify Landlord within twenty (20) days after receipt of the draft Condo Documents and/or REA (or any amendments thereto) of
Tenant’s objection(s) thereto, but only to the extent such draft(s) (A) materially adversely affect Tenant’s use of,
or access to, the Premises, (B) materially adversely affect the operation of Tenant’s business from the Premises in accordance
with the terms of this Lease, or Tenant’s rights under and pursuant to the terms of this Lease, including without limitation
Tenant’s rights with respect to the Common Areas, and/or (C) result in any increase in Tenant’s payment or other obligations
under this Lease in more than a de minimis manner; (vi) upon Landlord’s request in connection with the recording of the REA,
Tenant shall execute a commercially reasonable instrument in recordable form making this Lease subject and subordinate to the REA;
(vii) Landlord shall have the right to subdivide the Property so long as Tenant continues to have all of the rights and obligations
contained in this Lease (e.g. the appurtenant right to use all Common Areas); and (vii) Tenant shall execute such reasonable documents
(which may be in recordable form) evidencing the foregoing promptly upon Landlord’s request.

 

    	PAGE 4

    	 

    

 

(c)          In
case any excavation shall be made for building or improvements or for any other purpose upon the land adjacent to or near the Demised
Premises, Tenant will afford without charge to Landlord, or the person or persons, firms or corporations causing or making such
excavation, license to enter upon the Demised Premises for the purpose of doing such work as Landlord or such person or persons,
firms or corporation shall deem to be necessary to preserve the walls or structures of the building from injury, and to protect
the building by proper securing of foundations.

 

2.3           Name
and Address of Building. Landlord reserves the right at any time and from time to time to change the name or address of the
Building and/or the Property, provided Landlord gives Tenant at least three (3) months’ prior written notice thereof.

 

2.4           Landlord’s
Access. Subject to the terms hereof, Tenant shall (a) upon reasonable advance notice, which may be oral (except that no notice
shall be required in emergency situations), permit Landlord and any holder of a Mortgage (hereinafter defined) (each such holder,
a “Mortgagee”), and the agents, representatives, employees and contractors of each of them, to have
reasonable access to the Premises at all reasonable hours for the purposes of inspection, making repairs, replacements or improvements
in or to the Premises or the Building or equipment therein (including, without limitation, sanitary, electrical, heating, air
conditioning or other systems), complying with all applicable laws, ordinances, rules, regulations, statutes, by-laws, court decisions
and orders and requirements of all public authorities (collectively, “Legal Requirements”), or exercising
any right reserved to Landlord under this Lease (including without limitation the right to take upon or through, or to keep and
store within the Premises all necessary materials, tools and equipment); (b) permit Landlord and its agents and employees, at
reasonable times, upon reasonable advance notice, to show the Premises during normal business hours (i.e. Monday – Friday
8 A.M. - 6 P.M., Saturday 8 A.M. – 1 P.M., excluding holidays) to any prospective Mortgagee or purchaser of the Building
and/or the Property or of the interest of Landlord therein, and, during the last twelve (12) months of the Term or at any time
after the occurrence of an Event of Default, prospective tenants; and (c) upon reasonable prior written notice from Landlord,
permit Landlord and its agents, at Landlord’s sole cost and expense, to perform environmental audits, environmental site
investigations and environmental site assessments (“Site Assessments”) in, on, under and at the Premises
and the Land, it being understood that Landlord shall repair any damage arising as a result of the Site Assessments, and such
Site Assessments may include both above and below the ground testing and such other tests as may be necessary or appropriate to
conduct the Site Assessments. In addition, to the extent that it is necessary to enter the Premises in order to access any area
that serves any portion of the Building outside the Premises, then Tenant shall, upon as much advance notice as is practical under
the circumstances, and in any event at least twenty-four (24) hours’ prior written notice (except that no notice shall be
required in emergency situations), permit contractors engaged by other occupants of the Building to pass through the Premises
in order to access such areas but only if accompanied by a representative of Landlord. The parties agree and acknowledge that,
despite reasonable and customary precautions (which Landlord agrees it shall exercise), any property or equipment in the Premises
of a delicate, fragile or vulnerable nature may nevertheless be damaged in the course of performing Landlord’s obligations.
Accordingly, Tenant shall take reasonable protective precautions with unusually fragile, vulnerable or sensitive property and
equipment.

 

    	PAGE 5

    	 

    

 

2.5           Pipes,
Ducts and Conduits. Tenant shall permit Landlord to erect, use, maintain and relocate pipes, ducts and conduits in and through
the Premises, provided the same do not materially reduce the floor area or materially adversely affect the appearance thereof.

 

2.6           Minimize
Interference. Except in the event of an emergency, Landlord shall use commercially reasonable efforts to minimize any interference
with Tenant’s business operations and use and occupancy of the Premises in connection with the exercise any of the foregoing
rights under this Section 2.

 

3.          CONDITION
OF PREMISES; CONSTRUCTION.

 

3.1           Condition
of Premises. Except for Landlord’s obligation to perform Landlord’s Work (hereinafter defined) and any warranties
or representations made by Landlord which are expressly set forth in this Lease, Tenant acknowledges and agrees that Tenant is
leasing the Premises in their “AS IS,” “WHERE IS” condition and with all faults on the Execution
Date, without representations or warranties, express or implied, in fact or by law, of any kind, and without recourse to Landlord.

 

3.2           Landlord’s
Work. Subject to delays due to Force Majeure, as defined in Section 25.16 hereof, and subject to any act or omission by Tenant
and/or Tenant’s agents, servants, employees, consultants, contractors, subcontractors, licensees and/or subtenants (collectively
with Tenant, the “Tenant Parties”) which causes an actual delay in the performance of Landlord's Work,
Landlord, at Landlord’s sole cost and expense, shall: (i) perform the work (“Landlord’s Work”)
more particularly described in Exhibit 3 attached hereto and in accordance with the Landlord/Tenant Responsibilities Matrix
attached hereto as Exhibit 3-1, and (ii) use diligent efforts to substantially complete Landlord’s Work on or before
the Estimated Term Commencement Date set forth on the Lease Summary Sheet. However, except as set forth in Section 3.2(d) below:
(i) Tenant’s sole remedy in the event of any delay in the Landlord Work shall be a delay in Term Commencement Date, to the
extent herein provided, (ii) Tenant shall have no claim or rights against Landlord, and Landlord shall have no liability or obligation
to Tenant in the event of delay in Landlord’s Work, and (iii) no delay in Landlord’s Work shall have any effect on
the parties rights or obligations under this Lease.

 

    	PAGE 6

    	 

    

 

(a)          “Tenant
Delay” shall mean any act or omission by any of the Tenant Parties which causes an actual delay in the performance
of Landlord’s Work. Notwithstanding the foregoing, in no event shall any act or omission be deemed to be a Tenant Delay until
and unless Landlord has given Tenant written notice (the “Tenant Delay Notice”) advising Tenant (i) that
a Tenant Delay is occurring, and (ii) of the basis on which Landlord has determined that a Tenant Delay is occurring. No period
of time prior to the time that Tenant receives a Tenant Delay Notice shall be included in the period of time charged to Tenant
pursuant to such Tenant Delay Notice.

 

(b)          “Substantially
complete,” when referring to Landlord’s Work, shall mean that Landlord has delivered to Tenant: (i) a certificate
of substantial completion from Landlord’s architect stating that Landlord’s Work is substantially complete, and (ii)
a certificate of occupancy (which may be a temporary certificate of occupancy) relating to the Premises, except to the extent that
such certificate of occupancy cannot be obtained by reason of the failure of Tenant to perform Initial Tenant Work or to install
or make operational its modular furniture or telecommunications equipment. With respect to any portion of Landlord’s Work
not performed within the Premises, “substantially completed” shall mean that no incomplete portion of Landlord’s
Work prevents the issuance of a certificate of occupancy for the Premises. Notwithstanding anything to the contrary herein contained,
if Landlord’s Work is delayed by reason of any Tenant Delays, then Landlord’s Work shall be deemed to be “substantially
complete” as of the date that Landlord would have achieved substantial completion of Landlord’s Work but for such Tenant
Delays.

 

(c)          Warranty.         Subject
to the terms of this Section 3.2(c), Landlord warrants that the materials and workmanship comprising Landlord’s Work will
comply with: (i) Legal Requirements, and (ii) be free from defects or deficiencies. Any portion of Landlord’s Work not conforming
to the previous sentence may be considered defective. Landlord’s warranty excludes remedy for damage caused by abuse by
any of the Tenant Parties or modifications not made by Landlord or any Landlord Parties or improper or insufficient maintenance
by Tenant, it being understood and agreed that normal wear and tear and normal usage are not deemed defects or deficiencies. Landlord
agrees that it shall, without cost to Tenant, correct any portion of Landlord’s Work which is found to be defective promptly
following the date that Tenant gives Landlord written notice (a “Defect Notice”) of such defective condition,
provided that the Defect Notice is delivered to Landlord on or before the date (the “Warranty Expiration Date”)
that is three hundred sixty (360) days following the substantial completion of the applicable phase of Landlord’s Work,
time being of the essence, it being understood and agreed that there shall be a separate Warranty Expiration Date for each
phase of Landlord’s Work. The cost of repairing such defective work shall not be included in Operating Costs. Landlord’s
obligations under this Section 3.2(c) shall expire on the Warranty Expiration Date and be of no further force and effect except
with respect to any defects or deficiencies in Landlord’s Work disclosed in any Defect Notice delivered before the Warranty
Expiration Date. Nothing in this Section 3.2(c) shall be deemed to limit Landlord’s obligations for maintenance and repair
in accordance with Section 10.2 of the Lease.

 

    	PAGE 7

    	 

    

 

(d)          Tenant
Remedy in the Event of a Delay in the Term Commencement Date. If the Term Commencement Date does not occur on or before the
Outside Rent Credit Date (defined below), then Tenant shall be entitled to a credit against Tenant’s obligation to pay Base
Rent following the Commencement Date equal to $1,986.28 for each day between the Outside Rent Credit Date and the Term Commencement
Date.  The “Outside Rent Credit Date” shall mean 30 days after the Estimated Term Commencement Date, provided,
however, that the Outside Rent Credit Date shall be extended by the length of any delays in Landlord’s Work arising from
Force Majeure (as defined in Section 25.16).

 

3.3           Punchlist
Items. Promptly following substantial completion of Landlord’s Work, Landlord shall provide Tenant with a punchlist
prepared by Landlord’s architect (the “Punchlist”) incorporating those items jointly identified
by Landlord and Tenant during their joint inspection of Landlord’s Work, of outstanding items which (x) need to be performed
to complete Landlord’s Work, (y) do not individually or in the aggregate materially adversely affect the use and occupancy
of the Premises for the normal conduct of the Permitted Uses or Tenant’s rights hereunder with respect to the Common Areas
(the “Punchlist Items”). Promptly after substantial completion of each phase of Landlord’s Work,
Landlord and Tenant shall jointly inspect the Premises. Subject to Force Majeure, as defined in Section 25.16 and Tenant Delays,
Landlord shall complete all Punchlist Items located within the Premises on or before the date sixty (60) days after the date of
the applicable Punchlist, and (B) Punchlist Items located outside of the Premises, or on or before the date ninety (90) days after
the date of the applicable punchlist, provided that Tenant reasonably cooperates in connection with the completion of such Punchlist
Items.

 

3.4           Tenant’s
Work.

 

All Alterations (as defined in Section 11)
made by Tenant shall be performed at Tenant’s sole cost and expense, and shall be performed in accordance with the provisions
of this Lease (including, without limitation, Section 11). The parties hereby acknowledge that Tenant intends to perform minor
work (such as installation of wire and cable and other activities contemplated by Section 1.4(b)) and install its personal property
in the Premises in connection with the preparation of the Premises for Tenant’s occupancy (“Initial Tenant Work”)

 

3.5           Intentionally
omitted.

 

4.          USE
OF PREMISES

 

4.1           Permitted
Uses. During the Term, Tenant shall use the Premises only for the Permitted Uses and for no other purposes. Service and utility
areas (whether or not a part of the Premises) shall be used only for the particular purpose for which they are designed. Tenant
shall keep the Premises equipped with appropriate safety appliances to the extent required by applicable laws or insurance requirements.

 

    	PAGE 8

    	 

    

 

4.2           Prohibited
Uses.

 

(a)          Notwithstanding
any other provision of this Lease, Tenant shall not use the Premises or the Building, or any part thereof, or suffer or permit
the use or occupancy of the Premises or the Building or any part thereof by any of the Tenant Parties (i) in a manner which would
violate any of the covenants, agreements, terms, provisions and conditions of this Lease or otherwise applicable to or binding
upon the Premises; (ii) for any unlawful purposes or in any unlawful manner; (iii) which, in the reasonable judgment of Landlord
(taking into account the use of the Building as a combination laboratory, research and development and office building and the
Permitted Uses) shall (a) impair the appearance or reputation of the Building; (b) impair, interfere with or otherwise diminish
the quality of any of the Building services or the proper and economic heating, cleaning, ventilating, air conditioning or other
servicing of the Building or Premises, or the use or occupancy of any of the Common Areas; (c) occasion discomfort, inconvenience
or annoyance in any material respect (and Tenant shall not install or use any electrical or other equipment of any kind which,
in the reasonable judgment of Landlord, will cause any such impairment, interference, discomfort, inconvenience, annoyance or injury),
or cause any injury or damage to any occupants of the Premises or other tenants or occupants of the Building or their property;
or (d) cause harmful air emissions, laboratory odors or noises or any unusual or other objectionable odors, noises or emissions
to emanate from the Premises; (iv) in a manner which is inconsistent with the operation and/or maintenance of the Building as a
first-class combination office, research, development and laboratory facility; (v) for any fermentation processes whatsoever; or
(vi) in a manner which shall increase such insurance rates on the Building or on property located therein over that applicable
when Tenant first took occupancy of the Premises hereunder.

 

(b)          With
respect to the use and occupancy of the Premises and the Common Areas, Tenant will not: (i) place or maintain any signage (except
as set forth in Section 12.2 below), trash, refuse or other articles in any vestibule or entry of the Premises, on the footwalks
or corridors adjacent thereto or elsewhere on the exterior of the Premises, nor obstruct any driveway, corridor, footwalk, parking
area, mall or any other Common Areas; (ii) permit undue accumulations of or burn garbage, trash, rubbish or other refuse within
or without the Premises; (iii) permit the parking of vehicles so as to interfere with the use of any driveway, corridor, footwalk,
parking area, or other Common Areas; (iv) receive or ship articles of any kind outside of those areas reasonably designated by
Landlord; (v) conduct or permit to be conducted any auction, going out of business sale, bankruptcy sale (unless directed by court
order), or other similar type sale in or connected with the Premises; (vi) use the name of Landlord, or any of Landlord’s
affiliates in any publicity, promotion, trailer, press release, advertising, printed, or display materials without Landlord’s
prior written consent; or (vii) except in connection with Alterations (hereinafter defined) approved by Landlord, cause or permit
any hole to be drilled or made in any part of the Building.

 

4.3           Transportation
of Animals. Intentionally Omitted.

 

4.4           Chemical
Safety Program. To the extent required by applicable law and regulation, Tenant shall establish and maintain a chemical safety
program administered by a licensed, qualified individual in accordance with the requirements of the Massachusetts Water Resources
Authority (“MWRA”) and any other applicable Governmental Authority. Tenant shall be solely responsible
for all costs incurred in connection with such chemical safety program, and Tenant shall provide Landlord with such documentation
as Landlord may reasonably require evidencing Tenant’s compliance with the requirements of (a) the MWRA and any other applicable
Governmental Authority with respect to such chemical safety program and (b) this Section. Tenant shall obtain and maintain during
the Term (i) any permit required by the MWRA (“MWRA Permit”) and (ii) a wastewater treatment operator
license from the Commonwealth of Massachusetts with respect to Tenant’s use of any acid neutralization tank serving the
Building (as defined below) in the Building. Tenant shall not introduce anything into the acid neutralization tank serving the
Premises, if any (x) in violation of the terms of the MWRA Permit, (y) in violation of Applicable Laws or (z) that would interfere
with the proper functioning of any such acid neutralization tank.

 

    	PAGE 9

    	 

    

 

4.5           Parking
and Traffic Demand Management Plan. The Property is subject to a Parking and Traffic Demand Management Plan with the City
of Cambridge (as the same may be amended from time to time, the “PTDM”), Tenant agrees, at its sole
expense, to comply with the requirements of the PTDM, insofar as they apply to the Premises and/or Tenant’s use and occupancy
thereof.

 

4.6           Vivarium.
Intentionally Omitted.

 

5.          RENT;
ADDITIONAL RENT

 

5.1           Base
Rent. During the Term, Tenant shall pay to Landlord Base Rent in equal monthly installments, in advance and without demand
on the first day of each month for and with respect to such month. Unless otherwise expressly provided herein, the payment of
Base Rent, additional rent and other charges reserved and covenanted to be paid under this Lease with respect to the Premises
(collectively, “Rent”) shall commence on the Term Commencement Date, and shall be prorated for any partial
months. Rent shall be payable to Landlord or, if Landlord shall so direct in writing, to Landlord’s agent or nominee, in
lawful money of the United States which shall be legal tender for payment of all debts and dues, public and private, at the time
of payment.

 

5.2           Operating
Costs.

 

(a)          “Operating
Costs” shall mean all costs incurred and expenditures of whatever nature made by Landlord in the operation, management,
repair, replacement, maintenance and insurance (including, without limitation, environmental liability insurance and property insurance
on Landlord-supplied leasehold improvements for tenants, but not property insurance on tenants’ equipment) of the Property
or allocated to the Property, including without limitation all costs of labor (wages, salaries, fringe benefits, etc.) up to and
including the Property manager, however denominated, any costs for utilities supplied to exterior areas and the Common Areas, and
any costs for repair and replacements, cleaning and maintenance of exterior areas and the Common Areas, related equipment, facilities
and appurtenances and HVAC equipment, security services, a management fee paid to Landlord’s property manager, the costs,
including, without limitation, a commercially reasonable rental factor, of Landlord’s management office for the Property,
which management office may be located outside the Property and which may serve other properties in addition to the Property (in
which event such costs shall be equitably allocated among the properties served by such office), the cost of operating any amenities
in the Property available to all tenants of the Property and any subsidy provided by Landlord for or with respect to any such amenity.
For costs and expenditures made by Landlord in connection with the operation, management, repair, replacement, maintenance and
insurance of the Building as a whole, Landlord shall make a reasonable allocation thereof between the retail and non-retail portions
of the Building, if applicable. Operating Costs shall not include Excluded Costs (hereinafter defined).

 

    	PAGE 10

    	 

    

 

(b)          “Excluded
Costs” shall be defined as (i) any mortgage charges (including interest, principal, points and fees); (ii) brokerage
commissions; (iii) salaries of executives and owners not directly employed in the management/operation of the Property; (iv) the
cost of work done by Landlord for a particular tenant; (v) the cost of items which, by generally accepted accounting principles,
would be capitalized on the books of Landlord or are otherwise not properly chargeable against income, except to the extent such
capital item is (A) required by any Legal Requirements, (B) reasonably projected to reduce Operating Costs, or (C) reasonably expected
to improve the management and/or operation of the Building; (vi) the costs of Landlord’s Work and any contributions made
by Landlord to any tenant of the Property in connection with the build-out of its premises; (vii) franchise or income taxes imposed
on Landlord; (viii) costs paid directly by individual tenants to suppliers, including tenant electricity, telephone and other utility
costs; (ix) increases in premiums for insurance when such increase is caused by the use of the Building by Landlord or any other
tenant of the Building; (x) depreciation of the Building; (xi) costs relating to maintaining Landlord’s existence as a corporation,
partnership or other entity; (xii) advertising and other fees and costs incurred in procuring tenants; (xiii) the cost of any items
for which Landlord is reimbursed by insurance, condemnation awards, refund, rebate or otherwise, and any expenses for repairs or
maintenance to the extent covered by warranties, guaranties and service contracts; and (xiv) costs incurred in connection with
any disputes between Landlord and its employees, between Landlord and Building management, or between Landlord and other tenants
or occupants.

 

(c)          Payment
of Operating Costs. Commencing as of the Term Commencement Date and continuing thereafter throughout the remainder of the
Term of the Lease, Tenant shall pay to Landlord, as additional rent, Tenant’s Share of Operating Costs. Landlord may make
a good faith estimate of Tenant’s Share of Operating Costs for any fiscal year or part thereof during the term, and Tenant
shall pay to Landlord, on the Term Commencement Date and on the first (1st) day of each calendar month thereafter, an amount equal
to Tenant’s Share of Operating Costs for such fiscal year and/or part thereof divided by the number of months therein. Landlord
may estimate and re-estimate Tenant’s Share of Operating Costs and deliver a copy of the estimate or re-estimate to Tenant.
Thereafter, the monthly installments of Tenant’s Share of Operating Costs shall be appropriately adjusted in accordance with
the estimations so that, by the end of the fiscal year in question, Tenant shall have paid all of Tenant’s Share of Operating
Costs as estimated by Landlord. Any amounts paid based on such an estimate shall be subject to adjustment as herein provided when
actual Operating Costs are available for each fiscal year. As of the Execution Date, the Property’s fiscal year is January
1 – December 31.

 

(d)          Annual
Reconciliation. Landlord shall, within one hundred twenty (120) days after the end of each fiscal year, deliver to Tenant a
reasonably detailed statement of the actual amount of Operating Costs for such fiscal year (“Year End Statement”).
Failure of Landlord to provide the Year End Statement within the time prescribed shall not relieve Tenant from its obligations
hereunder. If the total of such monthly remittances on account of any fiscal year is greater than Tenant’s Share of Operating
Costs actually incurred for such fiscal year, then, provided no Event of Default has occurred nor any event which, with the passage
of time and/or the giving of notice would constitute an Event of Default, Tenant may credit the difference against the next installment
of additional rent on account of Operating Costs due hereunder, except that if such difference is determined after the end of the
Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination to the extent that such
difference exceeds any amounts then due from Tenant to Landlord. If the total of such remittances is less than Tenant’s Share
of Operating Costs actually incurred for such fiscal year, Tenant shall pay the difference to Landlord, as additional rent hereunder,
within ten (10) business days of Tenant’s receipt of an invoice therefor. Landlord’s estimate of Operating Costs for
the next fiscal year shall be based upon the Operating Costs actually incurred for the prior fiscal year as reflected in the Year-End
Statement plus a reasonable adjustment based upon estimated increases in Operating Costs. The provisions of this Section 5.2(d)
shall survive the expiration or earlier termination of this Lease.

 

    	PAGE 11

    	 

    

 

(e)          Part
Years. If the Term Commencement Date or the Expiration Date occurs in the middle of a fiscal year, Tenant shall be liable for
only that portion of the Operating Costs with respect to such fiscal year within the Term.

 

(f)          Gross-Up.
If, during any fiscal year, less than 95% of the Building is occupied by tenants or if Landlord was not supplying all tenants with
the services being supplied to Tenant hereunder, actual Operating Costs incurred shall be reasonably extrapolated by Landlord on
an item-by-item basis to the reasonable Operating Costs that would have been incurred if the Building was 95% occupied and such
services were being supplied to all tenants, and such extrapolated Operating Costs shall, for all purposes hereof, be deemed to
be the Operating Costs for such fiscal year. This “gross up” treatment shall be applied only with respect to variable
Operating Costs arising from services provided to Common Areas or to space in the Building being occupied by tenants (which services
are not provided to vacant space or may be provided only to some tenants) in order to allocate equitably such variable Operating
Costs to the tenants receiving the benefits thereof.

 

(g)          Audit
Right. Provided there is no Event of Default nor any event which, with the passage of time and/or the giving of notice would
constitute an Event of Default, Tenant may, upon at least thirty (30) days’ prior written notice, inspect or audit Landlord’s
records relating to Operating Costs for any periods of time within the previous fiscal year before the audit or inspection. However,
no audit or inspection shall extend to periods of time before the Term Commencement Date. If Tenant fails to object to the calculation
of Tenant’s Share of Operating Costs on the Year-End Statement within sixty (60) days after such statement has been delivered
to Tenant and/or fails to complete any such audit or inspection within ninety (90) days after receipt of the Year End Statement,
then Tenant shall be deemed to have waived its right to object to the calculation of Tenant’s Share of Operating Costs for
the year in question and the calculation thereof as set forth on such statement shall be final. Tenant’s audit or inspection
shall be conducted only at Landlord’s offices or the offices of Landlord’s property manager during business hours reasonably
designated by Landlord. Tenant shall pay the cost of such audit or inspection. Tenant may not conduct an inspection or have an
audit performed more than once during any fiscal year. If such inspection or audit reveals that an error was made in the calculation
of Tenant’s Share of Operating Costs previously charged to Tenant, then, provided there is no Event of Default nor an event
which, with the passage of time and/or the giving of notice would constitute an Event of Default, Tenant may credit the difference
against the next installment of additional rent on account of Operating Costs due hereunder, except that if such difference is
determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination
to the extent that such difference exceeds any amounts then due from Tenant to Landlord. If such inspection or audit reveals an
underpayment by Tenant, then Tenant shall pay to Landlord, as additional rent hereunder, any underpayment of any such costs, as
the case may be, within thirty (30) days after receipt of an invoice therefor. Tenant shall maintain the results of any such audit
or inspection confidential and shall not be permitted to use any third party to perform such audit or inspection, other than an
independent firm of certified public accountants (A) reasonably acceptable to Landlord, (B) which is not compensated on a contingency
fee basis or in any other manner which is dependent upon the results of such audit or inspection, and (C) which executes Landlord’s
standard confidentiality agreement whereby it shall agree to maintain the results of such audit or inspection confidential. The
provisions of this Section 5.2(g) shall survive the expiration or earlier termination of this Lease.

 

    	PAGE 12

    	 

    

 

5.3           Taxes.

 

(a)          “Taxes”
shall mean the real estate taxes and other taxes, levies and assessments imposed upon the Building and the Land, and upon any personal
property of Landlord used in the operation thereof, or on Landlord's interest therein or such personal property; charges, fees
and assessments for transit, housing, police, fire or other services or purported benefits to the Building and the Land (including
without limitation any community preservation assessments); service or user payments in lieu of taxes; and any and all other taxes,
levies, betterments, assessments and charges arising from the ownership, leasing, operation, use or occupancy of the Building and
the Land or based upon rentals derived therefrom, which are or shall be imposed by federal, state, county, municipal or other governmental
authorities. From and after substantial completion of any occupiable improvements constructed as part of a Future Development,
if such improvements are not separately assessed, Landlord shall reasonably allocate Taxes between the Building and such improvements
and the land area associated with the same. Taxes shall not include any inheritance, estate, succession, gift, franchise, rental,
income or profit tax, capital stock tax, capital levy or excise, or any income taxes arising out of or related to the ownership
and operation of the Building and the Land, provided, however, that any of the same and any other tax, excise, fee, levy, charge
or assessment, however described, that may in the future be levied or assessed as a substitute for or an addition to, in whole
or in part, any tax, levy or assessment which would otherwise constitute Taxes, whether or not now customary or in the contemplation
of the parties on the Execution Date of this Lease, shall constitute Taxes, but only to the extent calculated as if the Building
and the Land were the only real estate owned by Landlord. "Taxes" shall also include reasonable expenses (including without
limitation legal and consultant fees) of tax abatement or other proceedings contesting assessments or levies.

 

(b)          “Tax
Period” shall be any fiscal/tax period in respect of which Taxes are due and payable to the appropriate governmental
taxing authority (i.e., as mandated by the governmental taxing authority), any portion of which period occurs during the Term of
this Lease.

 

    	PAGE 13

    	 

    

 

(c)          Payment
of Taxes. Commencing as of the Term Commencement Date and continuing thereafter throughout the remainder of the Term of the
Lease, Tenant shall pay to Landlord, as additional rent, Tenant’s Building Share of Taxes relating to or allocable to the
Building and Tenant’s Share of Taxes relating to or allocable to the Land. Landlord may make a good faith estimate of the
Taxes to be due by Tenant for any Tax Period or part thereof during the Term, and Tenant shall pay to Landlord, on the Term Commencement
Date and on the first (1st) day of each calendar month thereafter, an amount equal to Tenant’s Share of Taxes for such Tax
Period or part thereof divided by the number of months therein. Landlord may estimate and re-estimate Tenant’s Share of Taxes
and deliver a copy of the estimate or re-estimate to Tenant. Thereafter, the monthly installments of Tenant’s Share of Taxes
shall be appropriately adjusted in accordance with the estimations so that, by the end of the Tax Period in question, Tenant shall
have paid all of Tenant’s Share of Taxes as estimated by Landlord. Any amounts paid based on such an estimate shall be subject
to adjustment as herein provided when actual Taxes are available for each Tax Period. If the total of such monthly remittances
is greater than Tenant’s Share of Taxes actually due for such Tax Period, then, provided no Event of Default has occurred
nor any event which, with the passage of time and/or the giving of notice would constitute an Event of Default, Tenant may credit
the difference against the next installment of additional rent on account of Taxes due hereunder, except that if such difference
is determined after the end of the Term, Landlord shall refund such difference to Tenant within thirty (30) days after such determination
to the extent that such difference exceeds any amounts then due from Tenant to Landlord. If the total of such remittances is less
than Tenant’s Share of Taxes actually due for such Tax Period, Tenant shall pay the difference to Landlord, as additional
rent hereunder, within ten (10) business days of Tenant’s receipt of an invoice therefor. Landlord’s estimate for the
next Tax Period shall be based upon actual Taxes for the prior Tax Period plus a reasonable adjustment based upon estimated increases
in Taxes. The provisions of this Section 5.3(c) shall survive the expiration or earlier termination of this Lease.

 

(d)          Effect
of Abatements. Appropriate credit against Taxes shall be given for any refund obtained by reason of a reduction in any Taxes
by the assessors or the administrative, judicial or other governmental agency responsible therefor after deduction of Landlord’s
expenditures for reasonable legal fees and for other reasonable expenses incurred in obtaining the Tax refund.

 

(e)          Part
Years. If the Term Commencement Date or the Expiration Date occurs in the middle of a Tax Period, Tenant shall be liable for
only that portion of the Taxes, as the case may be, with respect to such Tax Period within the Term.

 

5.4           Late
Payments.

 

(a)          Any
payment of Rent due hereunder not paid when due shall bear interest for each month or fraction thereof from the due date until
paid in full at the annual rate of eighteen percent (18%), or at any applicable lesser maximum legally permissible rate for debts
of this nature (the “Default Rate”).

 

(b)          Additionally,
if Tenant fails to make any payment within five (5) business days after the due date therefor, Landlord may charge Tenant a fee,
which shall constitute liquidated damages, equal to three (3%) of any such late payment.

 

(c)          For
each Tenant payment check to Landlord that is returned by a bank for any reason, Tenant shall pay a returned check charge equal
to the amount as shall be customarily charged by Landlord’s bank at the time.

 

    	PAGE 14

    	 

    

 

(d)          Money
paid by Tenant to Landlord shall be applied to Tenant’s account in the following order: first, to any unpaid additional rent,
including without limitation late charges, returned check charges, legal fees and/or court costs chargeable to Tenant hereunder;
and then to unpaid Base Rent.

 

(e)          The
parties agree that the late charge referenced in Section 5.4(b) represents a fair and reasonable estimate of the costs that Landlord
will incur by reason of any late payment by Tenant, and the payment of late charges and interest are distinct and separate in that
the payment of interest is to compensate Landlord for the use of Landlord's money by Tenant, while the payment of late charges
is to compensate Landlord for Landlord's processing, administrative and other costs incurred by Landlord as a result of Tenant's
delinquent payments. Acceptance of a late charge or interest shall not constitute a waiver of Tenant's default with respect to
the overdue amount or prevent Landlord from exercising any of the other rights and remedies available to Landlord under this Lease
or at law or in equity now or hereafter in effect.

 

(f)          If
Tenant during any six (6) month period shall be more than five (5) business days delinquent in the payment of any installment of
Rent on three (3) or more occasions, then, notwithstanding anything herein to the contrary, Landlord may, by written notice to
Tenant, elect to require Tenant to pay all Base Rent and additional rent on account of Operating Costs and Taxes quarterly in advance.
Such right shall be in addition to and not in lieu of any other right or remedy available to Landlord hereunder or at law on account
of Tenant's default hereunder.

 

5.5           No
Offset; Independent Covenants; Waiver. Rent shall be paid without notice or demand, and without setoff, counterclaim, defense,
abatement, suspension, deferment, reduction or deduction, except as expressly provided herein. TENANT WAIVES ALL RIGHTS (I)
TO ANY ABATEMENT, SUSPENSION, DEFERMENT, REDUCTION OR DEDUCTION OF OR FROM RENT, AND (II) TO QUIT, TERMINATE OR SURRENDER THIS
LEASE OR THE PREMISES OR ANY PART THEREOF, EXCEPT AS EXPRESSLY PROVIDED HEREIN. TENANT HEREBY ACKNOWLEDGES AND AGREES THAT THE
OBLIGATIONS OF TENANT HEREUNDER SHALL BE SEPARATE AND INDEPENDENT COVENANTS AND AGREEMENTS, THAT RENT SHALL CONTINUE TO BE PAYABLE
IN ALL EVENTS AND THAT THE OBLIGATIONS OF TENANT HEREUNDER SHALL CONTINUE UNAFFECTED, UNLESS THE REQUIREMENT TO PAY OR PERFORM
THE SAME SHALL HAVE BEEN TERMINATED PURSUANT TO AN EXPRESS PROVISION OF THIS LEASE. LANDLORD AND TENANT EACH ACKNOWLEDGES AND
AGREES THAT THE INDEPENDENT NATURE OF THE OBLIGATIONS OF TENANT HEREUNDER REPRESENTS FAIR, REASONABLE, AND ACCEPTED COMMERCIAL
PRACTICE WITH RESPECT TO THE TYPE OF PROPERTY SUBJECT TO THIS LEASE, AND THAT THIS AGREEMENT IS THE PRODUCT OF FREE AND INFORMED
NEGOTIATION DURING WHICH BOTH LANDLORD AND TENANT WERE REPRESENTED BY COUNSEL SKILLED IN NEGOTIATING AND DRAFTING COMMERCIAL LEASES
IN MASSACHUSETTS, AND THAT THE ACKNOWLEDGEMENTS AND AGREEMENTS CONTAINED HEREIN ARE MADE WITH FULL KNOWLEDGE OF THE HOLDING IN
WESSON V. LEONE ENTERPRISES, INC., 437 MASS. 708 (2002). SUCH ACKNOWLEDGEMENTS, AGREEMENTS AND WAIVERS BY TENANT ARE A
MATERIAL INDUCEMENT TO LANDLORD ENTERING INTO THIS LEASE. 

 

    	PAGE 15

    	 

    

 

5.6           Survival.
Any obligations under this Section 5 which shall not have been paid at the expiration or earlier termination of the Term shall
survive such expiration or earlier termination and shall be paid when and as the amount of same shall be determined and be due.

 

6.          GUARANTY.

 

INTENTIONALLY OMITTED.

 

7.          LETTER
OF CREDIT

 

7.1           Amount.
Within three (3) business days of the execution and delivery of this Lease by Tenant, Tenant shall deliver to Landlord either
(i) cash in the amount specified in the Lease Summary Sheet (the “Cash Security Deposit”), which shall
be held by Landlord in accordance with Section 7.5 below, or (ii) an irrevocable letter of credit (the “Letter of
Credit”) that shall (a) be in the initial amount (the “Letter of Credit Amount”) of Five
Hundred Twenty-Nine Thousand Six Hundred Ninety-Eight and 78/100 ($529,698.78) Dollars; (b) be issued substantially on the form
attached hereto as Exhibit 5; (c) name Landlord as its beneficiary; (d) be drawn on an FDIC insured financial institution reasonably
satisfactory to Landlord that both (x) has an office in the greater Boston metropolitan area that will accept presentation of,
and pay against, the Letter of Credit (unless the Letter of Credit expressly permits presentation by facsimile transmission or
courier delivery, in which event this requirement (x) will not apply) and (y) satisfies both the Minimum Rating Agency Threshold
and the Minimum Capital Threshold (as those terms are defined below). The “Minimum Rating Agency Threshold”
shall mean that the issuing bank has outstanding unsecured, uninsured and unguaranteed senior long-term indebtedness that is then
rated (without regard to qualification of such rating by symbols such as “+” or “-” or numerical notation)
“Baa” or better by Moody’s Investors Service, Inc. and/or “BBB” or better by Standard & Poor’s
Rating Services, or a comparable rating by a comparable national rating agency designated by Landlord in its discretion. The “Minimum
Capital Threshold” shall mean that the Issuing Bank has combined capital, surplus and undivided profits of not less
than $10,000,000,000. The Letter of Credit (and any renewals or replacements thereof) shall be for a term of not less than one
(1) year. If the issuer of the Letter of Credit gives notice of its election not to renew such Letter of Credit for any additional
period, Tenant shall be required to deliver a substitute Letter of Credit satisfying the conditions hereof at least thirty (30)
days prior to the expiration of the term of such Letter of Credit. If the issuer of the Letter of Credit fails to satisfy either
or both of the Minimum Rating Agency Threshold or the Minimum Capital Threshold, Tenant shall be required to deliver a substitute
letter of credit from another issuer reasonably satisfactory to the Landlord and that satisfies both the Minimum Rating Agency
Threshold and the Minimum Capital Threshold not later than ten (10) business days after Landlord notifies Tenant of such failure.
Tenant agrees that it shall from time to time, as necessary, whether as a result of a draw on the Letter of Credit by Landlord
pursuant to the terms hereof or as a result of the expiration of the Letter of Credit then in effect, renew or replace the original
and any subsequent Letter of Credit so that a Letter of Credit, in the amount required hereunder, is in effect until a date which
is at least forty-five (45) days after the Expiration Date. If Tenant fails to furnish such renewal or replacement at least forty-five
(45) days prior to the stated expiration date of the Letter of Credit then held by Landlord, Landlord may draw upon such Letter
of Credit and hold the proceeds thereof (and such proceeds need not be segregated) as a Security Deposit pursuant to the terms
of this Article 7. Any renewal or replacement of the original or any subsequent Letter of Credit shall meet the requirements for
the original Letter of Credit as set forth above, except that such replacement or renewal shall be issued by a national bank reasonably
satisfactory to Landlord at the time of the issuance thereof.

 

    	PAGE 16

    	 

    

 

7.2           Application
of Proceeds of Letter of Credit. Upon an Event of Default, or if any proceeding shall be instituted by or against Tenant pursuant
to any of the provisions of any Act of Congress or State law relating to bankruptcy, reorganizations, arrangements, compositions
or other relief from creditors (and, in the case of any proceeding instituted against it, if Tenant shall fail to have such proceedings
dismissed within thirty (30) days) or if Tenant is adjudged bankrupt or insolvent as a result of any such proceeding, Landlord
at its sole option may draw down all or a part of the Letter of Credit. The balance of any Letter of Credit cash proceeds shall
be held in accordance with Section 7.5 below. Should the entire Letter of Credit, or any portion thereof, be drawn down by Landlord,
Tenant shall, upon the written demand of Landlord, deliver a replacement Letter of Credit in the amount drawn, and Tenant's failure
to do so within ten (10) business days after receipt of such written demand shall constitute an additional Event of Default hereunder.
The application of all or any part of the cash proceeds of the Letter of Credit to any obligation or default of Tenant under this
Lease shall not deprive Landlord of any other rights or remedies Landlord may have nor shall such application by Landlord constitute
a waiver by Landlord.

 

7.3           Transfer
of Letter of Credit. In the event that Landlord transfers its interest in the Premises, Tenant shall upon notice from and
at no cost to Landlord, deliver to Landlord an amendment to the Letter of Credit or a replacement Letter of Credit naming Landlord’s
successor as the beneficiary thereof. If Tenant fails to deliver such amendment or replacement within ten (10) business days after
written notice from Landlord, Landlord shall have the right to draw down the entire amount of the Letter of Credit and hold the
proceeds thereof in accordance with Section 7.5 below.

 

7.4           Cash
Proceeds of Letter of Credit. Landlord shall hold the Cash Security Deposit and/or the balance of proceeds remaining after
a draw on the Letter of Credit (each hereinafter referred to as the “Security Deposit”) as security
for Tenant’s performance of all its Lease obligations. After an Event of Default, Landlord may apply the Security Deposit,
or any part thereof, to Landlord’s damages without prejudice to any other Landlord remedy. Landlord has no obligation to
pay interest on the Security Deposit and may co-mingle the Security Deposit with Landlord’s funds. If Landlord conveys its
interest under this Lease, the Security Deposit, or any part not applied previously, may be turned over to the grantee in which
case Tenant shall look solely to the grantee for the proper application and return of the Security Deposit.

 

7.5           Return
of Security Deposit or Letter of Credit. Should Tenant comply with all of such terms, covenants and conditions and promptly
pay all sums payable by Tenant to Landlord hereunder, the Security Deposit and/or Letter of Credit or the remaining proceeds therefrom,
as applicable, shall be returned to Tenant within forty-five (45) days after the end of the Term, less any portion thereof which
may have been utilized by Landlord to cure any default or applied to any actual damage suffered by Landlord.

 

    	PAGE 17

    	 

    

 

7.6           Reduction
in Letter of Credit Amount. If, as of the Reduction Date (hereinafter defined), no Event of Default has occurred and no event
has occurred which, with the passage of time and/or the giving of notice, would constitute an Event of Default and provided that
the Financial Conditions are met as of the Reduction Date, then the Cash Security Deposit or Letter of Credit Amount, as applicable,
may be reduced by Tenant to the Reduced Letter of Credit Amount, as hereinafter set forth. Landlord shall, at no cost to Landlord,
cooperate with Tenant and the issuer of the Letter of Credit, if applicable, in connection with such reduction(s).  If any
such reduction is effectuated by delivery of a new Letter of Credit rather than an amendment, then upon receipt of a replacement
Letter of Credit in the reduced face amount, Landlord shall return the Letter of Credit in the previous amount to the issuer thereof
for cancellation, with a copy to Tenant. For the purposes hereof: (i) the “Financial Conditions” shall
mean that Tenant’s audited balance sheet and profit and loss statement (in form reasonably acceptable to Landlord) for the
twelve (12) months immediately preceding the Reduction Date evidences that Tenant’s cash position exceeds an amount sufficient
to fund Tenant’s operations for the following 24 months (as certified by Tenant’s chief financial officer or Treasurer),
and (ii) the Reduction Date and the Reduced Letter of Credit Amount are as follows:

 

 

	Reduction Date	 	Reduced Letter of Credit Amount	 
	Second anniversary of Term Commencement Date	 	$	411,987.94	 

 

8.          intentionally
omitted.

 

9.          UTILITIES,
LANDLORD’S SERVICES

 

9.1           Electricity.
Landlord shall furnish and install in a location approved by Landlord in or near the Premises any necessary metering equipment
reasonably acceptable to Landlord and the supplier thereof to be used to measure electricity furnished to the Premises and any
equipment exclusively serving the same. Landlord shall maintain and keep in good order, condition and repair the metering equipment
used to measure electricity furnished to the Premises and any equipment exclusively serving the same. Tenant shall pay the full
amount of any charges attributable to such meter on or before the due date therefor directly to the supplier thereof.

 

9.2           Water.
Landlord shall contract with the utility provider for water service to the Property, including the Premises. Except as otherwise
provided below, the cost of providing water service to the Premises and all other portions of the Building (including, without
limitation, the premises of other tenants or occupants of the Building) shall be included in Operating Costs. Notwithstanding
the foregoing, if Landlord determines that Tenant is using water in excess of its proportionate share (by floor area) of the total
water usage in the Building, Landlord may elect, at Tenant’s expense, to furnish and install in a location in or near the
Premises metering equipment to measure water furnished to the Premises and any equipment exclusively serving the same. In such
event, Tenant shall, within thirty (30) days after Landlord’s written demand therefor from time to time, pay to Landlord,
as additional rent, the full amount of any water service charges attributable to such meter.

 

    	PAGE 18

    	 

    

 

9.3           Gas.
Landlord shall contract with the utility provider for gas service to the Property, including the Premises. The cost of gas
used to provide base building HVAC shall be included in the costs reimbursed by Tenant pursuant to Section 9.6 below. If Tenant
requires gas service for the operation of Tenant’s laboratory equipment in the Premises, Tenant shall pay all charges for
gas furnished to the Premises and/or any equipment exclusively serving the Premises as additional rent, based, at Landlord’s
election, (i) on Landlord’s reasonable estimate of such gas usage or (ii) on metering or submetering equipment installed
by Landlord at Tenant’s expense. Tenant shall pay the full amount of any charges attributable to such meter on or before
the due date therefor directly to the supplier thereof.

 

9.4           Other
Utilities. Subject to Landlord’s reasonable rules and regulations governing the same, Tenant shall obtain and pay, as
and when due, for all other utilities and services consumed in and/or furnished to the Premises, together with all taxes, penalties,
surcharges and maintenance charges pertaining thereto.

 

9.5           Interruption
or Curtailment of Utilities. When necessary by reason of accident or emergency, or for repairs, alterations, replacements
or improvements which in the reasonable judgment of Landlord are desirable or necessary to be made, Landlord reserves the right,
upon as much prior notice to Tenant as is practicable under the circumstances and no less than twenty-four (24) hours’ notice
except in the event of an emergency, to interrupt, curtail, or stop (i) the furnishing of hot and/or cold water, and (ii) the
operation of the plumbing and electric systems. Landlord shall exercise reasonable diligence to eliminate the cause of any such
interruption, curtailment, stoppage or suspension, but there shall be no diminution or abatement of Rent or other compensation
due from Landlord to Tenant hereunder, nor shall this Lease be affected or any of Tenant’s obligations hereunder reduced,
and Landlord shall have no responsibility or liability for any such interruption, curtailment, stoppage, or suspension of services
or systems.

 

9.6           Landlord’s
Services. Subject to reimbursement pursuant to Section 5.2 above, Landlord shall provide the services described in Exhibit
6 attached hereto and made a part hereof (“Landlord’s Services”). Except as provided below
with respect to HVAC service, all costs incurred in connection with the provision of Landlord’s Services shall be included
in Operating Costs. All costs incurred by Landlord to provide HVAC service to the Premises shall be reimbursed by Tenant to Landlord
as additional rent. Such costs shall include the cost of all utility services used in the operation of the HVAC system(s) providing
HVAC service to the Premises and all costs incurred by Landlord in the operation, maintenance, and repair of such system(s). Landlord
shall allocate to the Premises a portion of the total amount of such costs incurred with respect to the Building based upon the
cubic footage of heated, chilled, and fresh air distributed in the Premises as indicated by the energy management system serving
the Building as a percentage of the aggregate cubic footage of heated, chilled, and fresh air distributed in the entire Building
for the applicable period. Tenant shall pay such costs monthly, together with monthly installments of Base Rent, on an estimated
basis in amounts from time to time reasonably determined by Landlord. After the close of each fiscal year, Landlord shall determine
the actual amount of such costs for such year and deliver to Tenant a reasonably detailed statement thereof, together with a statement
of the amounts paid by Tenant on an estimated basis toward such costs as aforesaid. If such statement indicates that the estimated
amounts paid by Tenant are less than Tenant’s allocable share of the actual amount of such costs for such fiscal year, then
Tenant shall pay the amount of such shortfall to Landlord within thirty (30) days after delivery of such statement. If such statement
indicates that Tenant’s estimated payments for such year exceed the actual amount of such costs for such year, then Landlord
shall credit the excess against the next due installment(s) of additional rent payable under this Section 9.6.

 

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10.         MAINTENANCE
AND REPAIRS

 

10.1         Maintenance
and Repairs by Tenant. Tenant shall keep neat and clean and free of insects, rodents, vermin and other pests and in good repair,
order and condition the Premises, including without limitation the entire interior of the Premises, all electronic, phone and
data cabling and related equipment (other than building service equipment) that is installed by or for the exclusive benefit of
the Tenant (whether located in the Premises or other portions of the Building), all fixtures, equipment and specialty lighting
therein, electrical equipment wiring, doors, non structural walls, windows and floor coverings, reasonable wear and tear and damage
by Casualty excepted.

 

10.2         Maintenance
and Repairs by Landlord. Except as otherwise provided in Section 15, and subject to Tenant’s obligations in Section
10.1 above, Landlord shall maintain and keep in reasonable condition the Building foundation, the roof, Building structure, structural
floor slabs and columns in good repair, order and condition. In addition, Landlord shall operate and maintain the Common Areas
in substantially the same manner as comparable combination office and laboratory facilities in the vicinity of the Premises. All
costs incurred by Landlord under this Section 10.2 shall be included in Operating Costs as provided in Section 5.2.

 

10.3         Accidents
to Sanitary and Other Systems. Tenant shall give to Landlord prompt notice of any fire or accident in the Premises or in the
Building and of any damage to, or defective condition in, any part or appurtenance of the Building including, without limitation,
sanitary, electrical, ventilation, heating and air conditioning or other systems located in, or passing through, the Premises.
Except as otherwise provided in Section 15, and subject to Tenant’s obligations in Section 10.1 above, such damage or defective
condition shall be remedied by Landlord with reasonable diligence, but, subject to Section 14.5 below, if such damage or defective
condition was caused by any of the Tenant Parties, the cost to remedy the same shall be paid by Tenant.

 

10.4         Floor
Load—Heavy Equipment. Tenant shall not place a load upon any floor of the Premises exceeding the floor load per square
foot of area which such floor was designed to carry and which is allowed by Legal Requirements. Landlord reserves the right to
prescribe the weight and position of all safes, heavy machinery, heavy equipment, freight, bulky matter or fixtures (collectively,
“Heavy Equipment”), which shall be placed so as to distribute the weight. Heavy Equipment shall be placed
and maintained by Tenant at Tenant’s expense in settings sufficient in Landlord’s reasonable judgment to absorb and
prevent vibration, noise and annoyance. Tenant shall not move any Heavy Equipment into or out of the Building without giving Landlord
prior written notice thereof and observing all of Landlord’s Rules and Regulations with respect to the same. If such Heavy
Equipment requires special handling, Tenant agrees to employ only persons holding a Master Rigger’s License to do said work,
and that all work in connection therewith shall comply with Legal Requirements. Any such moving shall be at the sole risk and
hazard of Tenant and Tenant will defend, indemnify and save Landlord and Landlord’s agents (including without limitation
its property manager), contractors and employees (collectively with Landlord, the “Landlord Parties”)
harmless from and against any and all claims, damages, losses, penalties, costs, expenses and fees (including without limitation
reasonable legal fees) (collectively, “Claims”) resulting directly or indirectly from such moving. Proper
placement of all Heavy Equipment in the Premises shall be Tenant’s responsibility.

 

    	PAGE 20

    	 

    

 

10.5         Premises
Cleaning. Tenant shall be responsible, at its sole cost and expense, for janitorial and trash removal services and other biohazard
disposal services for the Premises, including the laboratory areas thereof. Such services shall be performed by licensed (where
required by law or governmental regulation), insured and qualified contractors approved in advance, in writing, by Landlord (which
approval shall not be unreasonably withheld, delayed or conditioned) and on a sufficient basis to ensure that the Premises are
at all times kept neat and clean.

 

10.6         Pest
Control. Tenant, at Tenant’s sole cost and expense, shall cause the Premises to be exterminated on an as-needed basis
to Landlord’s reasonable satisfaction and shall cause all portions of the Premises used for the storage, preparation, service
or consumption of food or beverages to be cleaned daily in a manner reasonably satisfactory to Landlord, and to be treated against
infestation by insects, rodents and other vermin and pests whenever there is evidence of any infestation. Tenant shall not permit
any person to enter the Premises for the purpose of providing such extermination services, unless such persons have been approved
by Landlord. If requested by Landlord, Tenant shall, at Tenant’s sole cost and expense, store any refuse generated in the
Premises by the consumption of food or beverages in a cold box or similar facility.

 

10.7         Tenant’s
Remedies in the Event of Service Interruption.

 

(a)          Abatement
of Base Rent. In the event that: (i) there shall be an interruption, curtailment or suspension of any service or failure to
perform any obligation required to be provided or performed by Landlord pursuant to Sections 9 and/or 10 (and no reasonably equivalent
alternative service or supply is provided by Landlord) that shall materially interfere with Tenant’s use and enjoyment of
the Premises, or any portion thereof (any such event, a “Service Interruption”), and (ii) such
Service Interruption shall continue for three (3) consecutive business days following receipt by Landlord of written notice, which
shall include electronic mail (the “Service Interruption Notice”) from Tenant describing such Service
Interruption (“Abatement Service Interruption Cure Period”), and (iii) such Service Interruption
shall not have been caused by an act or omission of Tenant or Tenant’s agents, employees, contractors or invitees (a Service
Interruption that satisfies the foregoing conditions being referred to hereinafter as a “Material Service Interruption”)
then, Tenant shall be entitled to an equitable abatement of Base Rent, based on the nature and duration of the Material Service
Interruption, the area of the Premises affected, and the then current Base Rent amounts, for the period commencing immediately
following the expiration of the applicable Service Interruption Cure Period, and ending on the day such Material Service Interruption
shall cease.

 

(b)          Injunctive
Relief. If Landlord does not cure any Service Interruption within thirty (30) days after Landlord receives a Service Interruption
Notice, then Tenant shall have the right to apply for injunctive relief requiring Landlord to perform its obligations under the
Lease so as to cure such Service Interruption.

 

    	PAGE 21

    	 

    

 

(c)          In
all events, Landlord will use commercially reasonable efforts to restore any Service Interruption as soon as is reasonably practicable.

 

(d)          The
provisions of this Section 10.7 shall not apply in the event of a Service Interruption caused by Casualty or Taking (see Section
15 hereof).

 

(e)          The
provisions of this Section 10.7 set forth Tenant’s sole rights and remedies, both in law and in equity, in the event of any
Service Interruption.

 

11.         ALTERATIONS
AND IMPROVEMENTS BY TENANT

 

11.1         Landlord’s
Consent Required. Tenant shall not make any alterations, decorations, installations, removals, additions or improvements (collectively
with any Initial Tenant’s Work, “Alterations”) in or to the Premises without Landlord’s
prior written approval of the contractor(s), written plans and specifications and a time schedule therefor. Landlord reserves
the right to require that Tenant use Landlord’s preferred vendor(s) for any Alterations that involve roof penetrations,
alarm tie-ins, sprinklers, fire alarm and other life safety equipment. Tenant shall not make any amendments or additions to plans
and specifications approved by Landlord without Landlord’s prior written consent. Landlord’s approval of non-structural
Alterations shall not be unreasonably withheld, conditioned or delayed. Notwithstanding the foregoing, Landlord may withhold its
consent in its sole discretion (a) to any Alteration to or affecting the fixed lab benches, fume hoods, roof and/or building systems,
(b) with respect to matters of aesthetics relating to Alterations to or affecting the exterior of the Building, and (c) to any
Alteration affecting the Building structure. Tenant shall be responsible for all elements of the design of Tenant’s plans
(including, without limitation, compliance with Legal Requirements, functionality of design, the structural integrity of the design,
the configuration of the Premises and the placement of Tenant’s furniture, appliances and equipment), and Landlord’s
approval of Tenant’s plans shall in no event relieve Tenant of the responsibility for such design. In seeking Landlord’s
approval, Tenant shall provide Landlord, at least fourteen (14) business days in advance of any proposed construction, with plans,
specifications, bid proposals, certified stamped engineering drawings and calculations by Tenant’s engineer of record or
architect of record, (including connections to the Building’s structural system, modifications to the Building’s envelope,
non-structural penetrations in slabs or walls, and modifications or tie-ins to life safety systems), work contracts, requests
for laydown areas and such other information concerning the nature and cost of the alterations as Landlord may reasonably request.
Landlord shall have no liability or responsibility for any claim, injury or damage alleged to have been caused by the particular
materials (whether building standard or non-building standard), appliances or equipment selected by Tenant in connection with
any work performed by or on behalf of Tenant. Except as otherwise expressly set forth herein, all Alterations shall be done at
Tenant’s sole cost and expense and at such times and in such manner as Landlord may from time to time reasonably designate.
If Tenant shall make any Alterations, then Landlord may elect to require Tenant at the expiration or sooner termination of the
Term to restore the Premises to substantially the same condition as existed immediately prior to the Alterations. Tenant shall
provide Landlord with reproducible record drawings (in CAD format) of all Alterations within sixty (60) days after completion
thereof.

 

    	PAGE 22

    	 

    

 

11.2         After-Hours.
Landlord and Tenant recognize that to the extent Tenant elects to perform some or all of the Alterations during times other
than normal construction hours (i.e., Monday-Friday, 7:00 a.m. to 3:00 p.m., excluding holidays), Landlord may need to make arrangements
to have supervisory personnel on site. Accordingly, Landlord and Tenant agree as follows: Tenant shall give Landlord at least
two (2) business days’ prior written notice of any time outside of normal construction hours when Tenant intends to perform
any Alterations (the “After-Hours Work”). Tenant shall reimburse Landlord, within ten (10) business
days after demand therefor, for the cost of Landlord's supervisory personnel overseeing the After-Hours Work. In addition, if
construction during normal construction hours unreasonably disturbs other tenants of the Building, in Landlord’s sole discretion,
Landlord may require Tenant to stop the performance of Alterations during normal construction hours and to perform the same after
hours, subject to the foregoing requirement to pay for the cost of Landlord’s supervisory personnel.

 

11.3         Harmonious
Relations. Tenant agrees that it will not, either directly or indirectly, use any contractors and/or materials if their use
will create any difficulty, whether in the nature of a labor dispute or otherwise, with other contractors and/or labor engaged
by Tenant or Landlord or others in the construction, maintenance and/or operation of the Building, the Property or any part thereof.
In the event of any such difficulty, upon Landlord’s request, Tenant shall cause all contractors, mechanics or laborers
causing such difficulty to leave the Property immediately.

 

11.4         Liens.
No Alterations shall be undertaken by Tenant until (i) Tenant has made provision for written waiver of liens from all contractors
for such Alteration and taken other appropriate protective measures approved and/or required by Landlord; and (ii) Tenant has
procured appropriate surety payment and performance bonds which shall name Landlord as an additional obligee and has filed lien
bond(s) (in jurisdictions where available) on behalf of such contractors. Any mechanic’s lien filed against the Premises
or the Building for work claimed to have been done for, or materials claimed to have been furnished to, Tenant shall be discharged
by Tenant within ten (10) business days thereafter, at Tenant’s expense by filing the bond required by law or otherwise.

 

11.5         General
Requirements. Unless Landlord and Tenant otherwise agree in writing, Tenant shall (a) procure or cause others to procure on
its behalf all necessary permits before undertaking any Alterations in the Premises (and provide copies thereof to Landlord);
(b) perform all of such Alterations in a good and workmanlike manner, employing materials of good quality and in compliance with
Landlord’s construction rules and regulations, all insurance requirements of this Lease, and Legal Requirements; and (c)
defend, indemnify and hold the Landlord Parties harmless from and against any and all Claims occasioned by or growing out of such
Alterations.

 

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12.         SIGNAGE

 

12.1         Restrictions.
Tenant shall have the right to install Building standard signage identifying Tenant’s business at the entrance to the
Premises and the elevator lobby for each floor within the Premises, which signage shall be subject to Landlord’s prior written
consent (which consent shall not be unreasonably withheld, conditioned or delayed). Subject to the foregoing, but subject to Section
12.2 below, Tenant shall not place or suffer to be placed or maintained on the exterior of the Premises, or any part of the interior
visible from the exterior thereof, any sign, banner, advertising matter or any other thing of any kind (including, without limitation,
any hand-lettered advertising), and shall not place or maintain any decoration, letter or advertising matter on the glass of any
window or door of the Premises without first obtaining Landlord’s written approval. No signs or blinds may be put on or
in any window or elsewhere if visible from the exterior of the Building.

 

12.2         Building
Directory. Landlord shall list Tenant within the directory in the Building lobby. The initial listing shall be at Landlord’s
cost and expense, and any changes to such directory listing shall be at Tenant’s cost and expense.

 

13.         ASSIGNMENT,
MORTGAGING AND SUBLETTING

 

13.1         Landlord’s
Consent Required. Tenant shall not mortgage or encumber this Lease or in whole or in part whether at one time or at intervals,
operation of law or otherwise. Except as expressly otherwise set forth herein, Tenant shall not, without Landlord’s prior
written consent, assign, sublet, license or transfer this Lease or the Premises in whole or in part, or permit the occupancy of
all or any portion of the Premises by any person or entity other than Tenant’s employees (each of the foregoing, a “Transfer”).
Landlord acknowledges that Tenant is a publicly traded company, and no Transfer (as contemplated by the previous sentence) shall
be deemed effected due to changes in Tenant’s stockholder composition as a result of trading in Tenant’s securities,
nor due to Tenant’s issuance of securities or the conversion of Tenant securities into the common stock of Tenant. Any purported
Transfer made without Landlord’s consent, if required hereunder, shall be void and confer no rights upon any third person,
provided that if there is a Transfer, Landlord may collect rent from the transferee without waiving the prohibition against Transfers,
accepting the transferee, or releasing Tenant from full performance under this Lease. In the event of any Transfer in violation
of this Section 13, Landlord shall have the right to terminate this Lease upon thirty (30) days’ written notice to Tenant
given within sixty (60) days after receipt of written notice from Tenant to Landlord of any Transfer, or within one (1) year after
Landlord first learns of the Transfer if no notice is given. No Transfer shall relieve Tenant of its primary obligation as party
Tenant hereunder, nor shall it reduce or increase Landlord's obligations under this Lease.

 

    	PAGE 24

    	 

    

 

13.2         Landlord’s
Recapture Right

 

(a)          Subject
to Section 13.7 below, Tenant shall, prior to offering or advertising the Premises or any portion thereof for a Transfer, give
a written notice (the “Recapture Notice”) to Landlord which: (i) states that Tenant desires to make a
Transfer, (ii) identifies the affected portion of the Premises (the “Recapture Premises”), (iii) identifies
the period of time (the “Recapture Period”) during which Tenant proposes to sublet the Recapture Premises,
or indicates that Tenant proposes to assign its interest in this Lease, and (iv) offers to Landlord to terminate this Lease with
respect to the Recapture Premises (in the case of a proposed assignment of Tenant's interest in this Lease or a subletting for
the remainder of the term of this Lease) or to suspend the Term for the Recapture Period (i.e. the Term with respect to the Recapture
Premises shall be terminated during the Recapture Period and Tenant's rental obligations shall be proportionately reduced). Landlord
shall have fifteen (15) business days within which to respond to the Recapture Notice.

 

(b)          Notwithstanding
anything to the contrary contained herein, if Landlord notifies Tenant that it accepts the offer contained in the Recapture Notice
or any subsequent Recapture Notice, Tenant shall have the right, for a period of fifteen (15) days following receipt of such notice
from Landlord, time being of the essence, to notify Landlord in writing that it wishes to withdraw such offer and this Lease
shall continue in full force and effect.

 

13.3         Standard
of Consent to Transfer. If Landlord does not timely give written notice to Tenant accepting a Recapture Offer or declines
to accept the same, then Landlord agrees that, subject to the provisions of this Section 13, Landlord shall not unreasonably withhold,
condition or delay its consent to a Transfer at fair market rent and otherwise on the terms contained in the Recapture Notice
to an entity which will use the Premises for the Permitted Uses and, in Landlord's reasonable opinion: (a) has a tangible net
worth and other financial indicators sufficient to meet the Transferee’s obligations under the Transfer instrument in question;
(b) has a business reputation compatible with the operation of a first-class combination laboratory, research, development and
office building; and (c) the intended use of such entity does not violate any restrictive use provisions then in effect with respect
to space in the Building.

 

13.4         Listing
Confers no Rights. The listing of any name other than that of Tenant, whether on the doors of the Premises or on the Building
directory, or otherwise, shall not operate to vest in any such other person, firm or corporation any right or interest in this
Lease or in the Premises or be deemed to effect or evidence any consent of Landlord, it being expressly understood that any such
listing is a privilege extended by Landlord revocable at will by written notice to Tenant.

 

13.5         Profits
In Connection with Transfers. Tenant shall, within thirty (30) days of receipt thereof, pay to Landlord fifty percent (50%)
of any rent, sum or other consideration to be paid or given in connection with any Transfer, either initially or over time, after
deducting reasonable actual out-of-pocket legal, and brokerage expenses incurred by Tenant and unamortized improvements paid for
by Tenant in connection therewith, in excess of Rent hereunder as if such amount were originally called for by the terms of this
Lease as additional rent.

 

13.6         Prohibited
Transfers. Notwithstanding any contrary provision of this Lease, Tenant shall have no right to make a Transfer unless on both
(i) the date on which Tenant notifies Landlord of its intention to enter into a Transfer and (ii) the date on which such Transfer
is to take effect, Tenant is not in default of any of its obligations under this Lease. Notwithstanding anything to the contrary
contained herein, Tenant agrees that in no event shall Tenant make a Transfer to (a) any government agency; (b) any tenant, subtenant
or occupant of other space in the Building; or (c) any entity with whom Landlord shall have negotiated for space in the Property
in the six (6) months immediately preceding such proposed Transfer.

 

    	PAGE 25

    	 

    

 

13.7         Exceptions
to Requirement for Consent. Notwithstanding anything to the contrary herein contained, Tenant shall have the right, without
obtaining Landlord's consent and without giving Landlord a Recapture Notice, to make a Transfer to (a) an Affiliated Entity (hereinafter
defined) so long as such entity remains in such relationship to Tenant, and (b) a Successor, provided that prior to or simultaneously
with any such Transfer, such Affiliated Entity or Successor, as the case may be, and Tenant execute and deliver to Landlord an
assignment and assumption agreement in form and substance reasonably acceptable to Landlord whereby such Affiliated Entity or
Successor, as the case may be, shall agree to be independently bound by and upon all the covenants, agreements, terms, provisions
and conditions set forth in the Lease on the part of Tenant to be performed, and whereby such Affiliated Entity or Successor,
as the case may be, shall expressly agree that the provisions of this Section 13 shall, notwithstanding such Transfer, continue
to be binding upon it with respect to all future Transfers. For the purposes hereof, an “Affiliated Entity”
shall be defined as any entity (a) that has a net worth and other financial indicators demonstrating such entity’s ability
to perform all of Tenant’s obligations hereunder, as evidenced by audited financial statements; and (b) which is controlled
by, is under common control with, or which controls Tenant. For the purposes hereof, a “Successor” shall
be defined as any entity into or with which Tenant is merged or with which Tenant is consolidated or which acquires all or substantially
all of Tenant’s stock or assets, provided that the surviving entity shall have a net worth and other financial indicators
sufficient to meet Tenant’s obligations hereunder.

 

14.         INSURANCE;
INDEMNIFICATION; EXCULPATION

 

14.1         Tenant’s
Insurance.

 

(a)          Tenant
shall procure, pay for and keep in force throughout the Term (and for so long thereafter as Tenant remains in occupancy of the
Premises) commercial general liability insurance insuring Tenant on an occurrence basis against all claims and demands for personal
injury liability (including, without limitation, bodily injury, sickness, disease, and death) or damage to property which may be
claimed to have occurred from and after the time any of the Tenant Parties shall first enter the Premises, of not less than One
Million Dollars ($1,000,000) per occurrence and Two Million Dollars ($2,000,000) in the aggregate annually, and from time to time
thereafter shall be not less than such higher amounts, if procurable, as may be reasonably required by Landlord. Tenant shall also
carry umbrella liability coverage in an amount of no less than Six Million Dollars ($6,000,000). Such policy shall also include
contractual liability coverage covering Tenant's liability assumed under this Lease, including without limitation Tenant’s
indemnification obligations. Such insurance policy(ies) shall name Landlord, Landlord’s managing agent, and any other persons
or entities claiming by, through, or under them and of which Landlord gives Tenant written notice, from time to time, as additional
insureds.

 

    	PAGE 26

    	 

    

 

(b)          Tenant
shall take out and maintain throughout the Term a policy of fire, vandalism, malicious mischief, extended coverage and so-called
“all risk” coverage insurance in an amount equal to one hundred percent (100%) of the replacement cost insuring (i)
all items or components of Alterations, if applicable (collectively, the “Tenant-Insured Improvements”),
and (ii) all of Tenant's furniture, equipment, fixtures and property of every kind, nature and description related or arising out
of Tenant’s leasehold estate hereunder, which may be in or upon the Premises or the Building, (collectively, “Tenant’s
Property”). Such insurance shall insure the interests of both Landlord and Tenant as their respective interests may
appear from time to time.

 

(c)          Tenant
shall take out and maintain a policy of business interruption insurance throughout the Term sufficient to cover at least twelve
(12) months of Rent due hereunder and Tenant’s business losses during such 12-month period.

 

(d)          During
periods when Tenant’s Work and/or any Alterations are being performed, Tenant shall maintain, or cause to be maintained,
so-called all risk or special cause of loss property insurance or its equivalent and/or builders risk insurance on 100% replacement
cost coverage basis, including hard and soft costs coverages. Such insurance shall protect and insure Landlord, Landlord's agents,
Tenant and Tenant's contractors, as their interests may appear, against loss or damage by fire, water damage, vandalism and malicious
mischief, and such other risks as are customarily covered by so-called all risk or special cause of loss property / builders risk
coverage or its equivalent.

 

(e)          Tenant
shall procure and maintain at its sole expense such additional insurance as may be necessary to comply with any Legal Requirements.

 

(f)          Tenant
shall cause all contractors and subcontractors to maintain during the performance of any Alterations the insurance described in
Exhibit 9 attached hereto.

 

(g)          The
insurance required pursuant to Sections 14.1(a), (b), (c), (d) and (e) (collectively, “Tenant’s Insurance Policies”)
shall be effected with insurers approved by Landlord, with a rating of not less than “A-XI” in the current Best’s
Insurance Reports, and authorized to do business in the Commonwealth of Massachusetts under valid and enforceable policies.
Tenant’s Insurance Policies shall each provide that it shall not be canceled or modified without at least thirty (30) days’
prior written notice to each insured named therein. Tenant’s Insurance Policies may include deductibles in an amount no greater
than the greater of $25,000 or commercially reasonable amounts. On or before the date on which any of the Tenant Parties shall
first enter the Premises and thereafter not less than five (5) days prior to the expiration date of each expiring policy, Tenant
shall deliver to Landlord documentation of Tenant’s Insurance Policies issued by the respective insurers setting forth in
full the provisions thereof together with evidence satisfactory to Landlord of the payment of all premiums for such policies. In
the event of any claim, and upon Landlord’s request, Tenant shall deliver to Landlord complete copies of Tenant’s Insurance
Policies. Upon request of Landlord, Tenant shall deliver to any Mortgagee copies of the foregoing documents.

 

14.2         Tenant
Indemnification. Except to the extent caused by the negligence or willful misconduct of any of the Landlord Parties, Tenant
shall defend, indemnify and save the Landlord Parties harmless from and against any and all Claims asserted by or on behalf of
any person, firm, corporation or public authority arising from:

 

    	PAGE 27

    	 

    

 

(a)          Tenant’s
breach of any covenant or obligation under this Lease;

 

(b)          Any
injury to or death of any person, or loss of or damage to property, sustained or occurring in, upon, at or about the Premises;

 

(c)          Any
injury to or death of any person, or loss of or damage to property arising out of the use or occupancy of the Premises by or the
negligence or willful misconduct of any of the Tenant Parties; and

 

(d)          On
account of or based upon any work or thing whatsoever done (other than by Landlord or any of the Landlord Parties) at the Premises
during the Term and during the period of time, if any, prior to the Term Commencement Date that any of the Tenant Parties may have
been given access to the Premises.

 

14.3         Property
of Tenant. Tenant covenants and agrees that, to the maximum extent permitted by Legal Requirements, all of Tenant’s
Property at the Premises shall be at the sole risk and hazard of Tenant, and that if the whole or any part thereof shall be damaged,
destroyed, stolen or removed from any cause or reason whatsoever, no part of said damage or loss shall be charged to, or borne
by, Landlord, except, subject to Section 14.5 hereof, to the extent such damage or loss is due to the negligence or willful misconduct
of any of the Landlord Parties.

 

14.4         Limitation
of Landlord’s Liability for Damage or Injury. Landlord shall not be liable for any injury or damage to persons, animals
or property resulting from fire, explosion, falling plaster, steam, gas, air contaminants or emissions, electricity, electrical
or electronic emanations or disturbance, water, rain or snow or leaks from any part of the Building or from the pipes, appliances,
equipment or plumbing works or from the roof, street or sub-surface or from any other place or caused by dampness, vandalism,
malicious mischief or by any other cause of whatever nature, except to the extent caused by or due to the negligence or willful
misconduct of any of the Landlord Parties, and then, where notice and an opportunity to cure are appropriate (i.e., where Tenant
knew of such condition sufficiently in advance of the occurrence of any such injury or damage resulting therefrom as would have
enabled Landlord to prevent such damage or loss had Tenant notified Landlord of such condition) only after (i) notice to Landlord
of the condition claimed to constitute negligence or willful misconduct, and (ii) the expiration of a reasonable time after such
notice has been received by Landlord without Landlord having commenced to take all reasonable and practicable means to cure or
correct such condition; and pending such cure or correction by Landlord, Tenant shall take all reasonably prudent temporary measures
and safeguards to prevent any injury, loss or damage to persons or property. Notwithstanding the foregoing, in no event shall
any of the Landlord Parties be liable for: (x) any property loss which is covered by insurance policies actually carried or required
to be so carried by this Lease, (y) any such damage caused by other tenants or persons in the Building or caused by operations
in construction of any private, public, or quasi-public work; nor (z) any latent defect in the Premises or in the Building, provided
however, that the provisions of this clause (z) shall not affect Landlord’s obligations under Landlord’s Warranty
or relieve Landlord of its obligations to maintenance and repairs as required pursuant to Section 10.2 of the Lease.

 

    	PAGE 28

    	 

    

 

14.5         Waiver
of Subrogation; Mutual Release. Landlord and Tenant each hereby waives on behalf of itself and its property insurers (none
of which shall ever be assigned any such claim or be entitled thereto due to subrogation or otherwise) any and all rights of recovery,
claim, action, or cause of action against the other and its agents, officers, servants, partners, shareholders, or employees (collectively,
the “Related Parties”) for any loss or damage that may occur to or within the Premises or the Building
or any improvements thereto, or any personal property of such party therein which is insured against under any property insurance
policy actually being maintained by the waiving party from time to time, even if not required hereunder, or which would be insured
against under the terms of any insurance policy required to be carried or maintained by the waiving party hereunder, whether or
not such insurance coverage is actually being maintained, including, in every instance, such loss or damage that may be caused
by the negligence of the other party hereto and/or its Related Parties. Landlord and Tenant each agrees to cause appropriate clauses
to be included in its property insurance policies necessary to implement the foregoing provisions.

 

14.6         Tenant’s
Acts—Effect on Insurance. Tenant shall not do or permit any Tenant Party to do any act or thing upon the Premises or
elsewhere in the Building which will invalidate or be in conflict with any insurance policies covering the Building and the fixtures
and property therein; and shall not do, or permit to be done, any act or thing upon the Premises which shall subject Landlord
to any liability or responsibility for injury to any person or persons or to property by reason of any business or operation being
carried on upon said Premises or for any other reason. If by reason of the failure of Tenant to comply with the provisions hereof
the insurance rate applicable to any policy of insurance shall at any time thereafter be higher than it otherwise would be, Tenant
shall reimburse Landlord upon demand for that part of any insurance premiums which shall have been charged because of such failure
by Tenant, together with interest at the Default Rate until paid in full, within ten (10) business days after receipt of an invoice
therefor. In addition, Tenant shall reimburse Landlord for any increase in insurance premium arising as a result of Tenant’s
use and/or storage of any Hazardous Materials in the Premises.

 

14.7         Landlord
Indemnity. 

 

Except to the extent caused by the negligence
or willful misconduct of any of the Tenant Parties, Landlord shall defend, indemnify and save the Tenant Parties harmless from
and against any and all Claims asserted by or on behalf of any person, firm, corporation or public authority to the extent arising
from Claims of third parties arising from any injury to or death of any person, or loss of or damage to property, caused by the
negligence or willful misconduct of Landlord or the Landlord Parties.

 

14.8         Radioactive
Materials. 

 

In order to induce Landlord to waive its
otherwise applicable requirement that Tenant maintain insurance in favor as Landlord against liability arising from the presence
of radioactive materials in the Premises, Tenant hereby represents and warrants to Landlord that at no time during the Term will
Tenant bring upon, or permit to be brought upon, the Premises any radioactive materials whatsoever.

 

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15.         CASUALTY;
TAKING

 

15.1         Damage.
If the Premises are damaged in whole or part because of fire or other insured casualty (“Casualty”),
or if the Premises are subject to a taking in connection with the exercise of any power of eminent domain, condemnation, or purchase
under threat or in lieu thereof (any of the foregoing, a “Taking”), then unless this Lease is terminated
in accordance with Section 15.2 below, Landlord shall restore the Building and/or the Premises to substantially the same condition
as existed immediately following completion of Landlord’s Work, or in the event of a partial Taking which affects the Building
and the Premises, restore the remainder of the Building and the Premises not so Taken to substantially the same condition as is
reasonably feasible. If, in Landlord’s reasonable judgment, any element of the Tenant-Insured Improvements can more effectively
be restored as an integral part of Landlord’s restoration of the Building or the Premises, such restoration shall also be
made by Landlord, but at Tenant’s sole cost and expense. Landlord shall, within sixty (60) days after any Casualty, deliver
to Tenant a written estimate of a general contractor selected by Landlord (“Completion Estimate”) of
the amount of time required, using standard methods, to substantially complete the repair and restoration of the Premises and
any Common Areas necessary to provide access to the Premises. Subject to rights of Mortgagees, Tenant Delays, Legal Requirements
then in existence and to delays for adjustment of insurance proceeds or Taking awards, as the case may be, and instances of Force
Majeure, Landlord shall substantially complete such restoration within two hundred seventy (270) days after Landlord’s receipt
of all required permits therefor with respect to substantial reconstruction of at least 50% of the Building, or, within one hundred
eighty (180) days after Landlord’s receipt of all required permits therefor in the case of restoration of less than 50%
of the Building (said 270 day and 180 day periods being hereinafter referred to as “Outside Estimated Restoration
Periods”). Upon substantial completion of such restoration by Landlord, Tenant shall use diligent efforts to complete
restoration of the Premises to substantially the same condition as existed immediately prior to such Casualty or Taking, as the
case may be, as soon as reasonably possible. Tenant agrees to cooperate with Landlord in such manner as Landlord may reasonably
request to assist Landlord in collecting insurance proceeds due in connection with any Casualty which affects the Premises or
the Building. In no event shall Landlord be required to expend more than the Net (hereinafter defined) insurance proceeds Landlord
receives for damage to the Premises and/or the Building or the Net Taking award attributable to the Premises and/or the Building.
“Net” means the insurance proceeds or Taking award actually paid to Landlord (and not paid over to a
Mortgagee) less all costs and expenses, including adjusters and attorney’s fees, of obtaining the same. In the Operating
Year in which a Casualty occurs, there shall be included in Operating Costs Landlord’s deductible under its property insurance
policy. Except as Landlord may elect pursuant to this Section 15.1, under no circumstances shall Landlord be required to repair
any damage to, or make any repairs to or replacements of, any Tenant-Insured Improvements. If the Premises, or any part thereof,
shall have been rendered unfit for use and occupation hereunder by reason of any damage caused by a Casualty or Taking, Base Rent
and other charges payable by Tenant under the Lease shall be equitably suspended or abated, according to the nature and extent
to which the Premises shall have been so rendered unfit, until the Premises (except as to the property which is to be repaired
by or at the expense of Tenant) shall have been restored as nearly as practicably may be to the condition in which they were immediately
prior to such Casualty or Taking.

 

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15.2         Termination
Rights.

 

(a)          Landlord’s
Termination Rights. Landlord may terminate this Lease upon thirty (30) days’ prior written notice to Tenant if:

 

(i)          any
material portion of the Building or any material means of access thereto is taken;

 

(ii)         more
than thirty-five percent (35%) of the Building is damaged by Casualty; or

 

(iii)        if
the estimated time to complete restoration exceeds one (1) year from the date on which Landlord receives all required permits for
such restoration.

 

(b)          Tenant’s
Termination Right. If the Completion Estimate delivered by Landlord to Tenant pursuant to Section 15.1 above, is longer than
the applicable Outside Estimated Restoration Period, then Tenant shall have the right, by written notice to Landlord on or before
the date ten (10) business days after Tenant receives the Completion Estimate, to terminate the Lease. If neither Tenant terminates
the Lease pursuant to the immediately preceding sentence nor Landlord terminates the Lease pursuant to Section 15.2(a), and if
Landlord fails to complete restoration of the Premises within the time frames and subject to the conditions set forth in Section
15.1 above, then Tenant may terminate this Lease upon thirty (30) days’ written notice to Landlord; provided, however, that
if Landlord completes such restoration within thirty (30) days after receipt of any such termination notice, such termination notice
shall be null and void and this Lease shall continue in full force and effect. The remedies set forth in this Section 15.2(b) and
in Section 15.2(c) below are Tenant’s sole and exclusive rights and remedies based upon Landlord’s failure to complete
the restoration of the Premises as set forth herein. Notwithstanding anything to the contrary contained herein, Tenant shall not
have the right to terminate this Lease pursuant to this Section 15 if the Casualty was caused by the negligence or intentional
misconduct of any Tenant Party.

 

(c)          Either
Party May Terminate. In the case of any Casualty or Taking affecting the Premises and occurring during the last twelve (12)
months of the Term, then (i) if such Casualty or Taking results in more than twenty-five percent (25%) of the floor area of the
Premises being unsuitable for the Permitted Uses, or (ii) the damage to the Premises costs more than $250,000 to restore, then
either Landlord or Tenant shall have the option to terminate this Lease upon thirty (30) days’ written notice to the other.
In addition, if Landlord’s Mortgagee does not release sufficient insurance proceeds to cover the cost of Landlord’s
restoration obligations, then Landlord shall (i) notify Tenant thereof, and (ii) have the right to terminate this Lease. If Landlord
does not terminate this Lease pursuant to the previous sentence and such notice by Landlord does not include an agreement by Landlord
to pay for the difference between the cost of such restoration and such released insurance proceeds, then Tenant may terminate
this Lease by written notice to Landlord on or before the date that is thirty (30) days after such notice. Notwithstanding anything
to the contrary contained in this Section 15, in no event may Tenant elect to terminate this Lease hereunder if the Casualty that
would otherwise give rise to such right results from the gross negligence or willful misconduct of Tenant, its agents, contractors,
or employees.

 

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(d)          Automatic
Termination. In the case of a Taking of the entire Premises, then this Lease shall automatically terminate as of the date of
possession by the Taking authority.

 

15.3         Taking
for Temporary Use. If the Premises are Taken for temporary use, this Lease and Tenant’s obligations, including without
limitation the payment of Rent, shall continue. For purposes hereof, a “Taking for temporary use” shall
mean a Taking of sixty (60) days or less.

 

15.4         Disposition
of Awards. Except for any separate award for Tenant’s movable trade fixtures, relocation expenses, and unamortized leasehold
improvements paid for by Tenant (provided that the same may not reduce Landlord’s award), all Taking awards to Landlord
or Tenant shall be Landlord’s property without Tenant’s participation, and Tenant hereby assigns to Landlord Tenant’s
interest, if any, in such award. Tenant may pursue its own claim against the Taking authority.

 

16.         ESTOPPEL
CERTIFICATE.

 

Tenant shall at any time and from time to
time upon not less than ten (10) business days’ prior notice from Landlord, execute, acknowledge and deliver to Landlord
a statement in writing certifying that this Lease is unmodified and in full force and effect (or if there have been modifications,
that the same is in full force and effect as modified and stating the modifications), and the dates to which Rent has been paid
in advance, if any, stating whether or not Landlord is in default in performance of any covenant, agreement, term, provision or
condition contained in this Lease and, if so, specifying each such default, and such other facts as Landlord may reasonably request,
it being intended that any such statement delivered pursuant hereto may be relied upon by any prospective purchaser of the Building
or of any interest of Landlord therein, any Mortgagee or prospective Mortgagee thereof, any lessor or prospective lessor thereof,
any lessee or prospective lessee thereof, or any prospective assignee of any mortgage thereof. Time is of the essence with respect
to any such requested certificate, Tenant hereby acknowledging the importance of such certificates in mortgage financing arrangements,
prospective sales and the like. If Tenant shall fail to execute and deliver to Landlord any such statement within such ten-day
period, Tenant hereby appoints Landlord as Tenant’s attorney-in-fact in its name and behalf to execute such statement, such
appointment being coupled with an interest.

 

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17.         HAZARDOUS
MATERIALS

 

17.1         Prohibition.
Tenant shall not, without the prior written consent of Landlord, bring or permit to be brought or kept in or on the Premises
or elsewhere in the Building or the Property (i) any inflammable, combustible or explosive fluid, material, chemical or substance
(except for standard office supplies stored in proper containers); and (ii) any Hazardous Material (hereinafter defined), other
than the types and quantities of Hazardous Materials which are listed on Exhibit 7 attached hereto (“Tenant’s
Hazardous Materials”), provided that the same shall at all times be brought upon, kept or used in so-called ‘control
areas’ (the number and size of which shall be reasonably determined by Landlord) and in accordance with all applicable Environmental
Laws (hereinafter defined) and prudent environmental practice and (with respect to medical waste and so-called “biohazard”
materials) good scientific and medical practice. Tenant shall be responsible for assuring that all laboratory uses are adequately
and properly vented. On or before each anniversary of the Term Commencement Date, and on any earlier date during the 12-month
period on which Tenant intends to add a new Hazardous Material or materially increase the quantity of any Hazardous Material to
the list of Tenant’s Hazardous Materials, Tenant shall submit to Landlord an updated list of Tenant’s Hazardous Materials
for Landlord’s review and approval, which approval shall not be unreasonably withheld, conditioned or delayed. Landlord
shall have the right, from time to time, to inspect the Premises for compliance with the terms of this Section 17.1. Notwithstanding
the foregoing, with respect to any of Tenant’s Hazardous Materials which Tenant does not properly handle, store or dispose
of in compliance with all applicable Environmental Laws (hereinafter defined), prudent environmental practice and (with respect
to medical waste and so-called “biohazard materials) good scientific and medical practice, Tenant shall, upon written notice
from Landlord, no longer have the right to bring such material into the Building or the Property until Tenant has demonstrated,
to Landlord’s reasonable satisfaction, that Tenant has implemented programs to thereafter properly handle, store or dispose
of such material.

 

17.2         Environmental
Laws. For purposes hereof, “Environmental Laws” shall mean all laws, statutes, ordinances, rules
and regulations of any local, state or federal governmental authority having jurisdiction concerning environmental, health and
safety matters, including but not limited to any discharge by any of the Tenant Parties into the air, surface water, sewers, soil
or groundwater of any Hazardous Material (hereinafter defined) whether within or outside the Premises, including, without limitation
(a) the Federal Water Pollution Control Act, 33 U.S.C. Section 1251 et seq., (b) the Federal Resource Conservation and Recovery
Act, 42 U.S.C. Section 6901 et seq., (c) the Comprehensive Environmental Response, Compensation and Liability Act, 42 U.S.C. Section
9601 et seq., (d) the Toxic Substances Control Act of 1976, 15 U.S.C. Section 2601 et seq., and (e) Chapter 21E of the General
Laws of Massachusetts. Tenant, at its sole cost and expense, shall comply with (i) Environmental Laws, and (ii) any rules, requirements
and safety procedures of the Massachusetts Department of Environmental Protection, the City of Cambridge and any insurer of the
Building or the Premises with respect to Tenant’s use, storage and disposal of any Hazardous Materials.

 

17.3         Hazardous
Material Defined. As used herein, the term “Hazardous Material” means asbestos, oil or any hazardous,
radioactive or toxic substance, material or waste or petroleum derivative which is or becomes regulated by any Environmental Law,
including without limitation live organisms, viruses and fungi, medical waste and any so-called “biohazard” materials.
The term “Hazardous Material” includes, without limitation, oil and/or any material or substance which
is (i) designated as a “hazardous substance,” “hazardous material,” “oil,” “hazardous
waste” or toxic substance under any Environmental Law.

 

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17.4         Testing.
If any Mortgagee or governmental authority requires testing to determine whether there has been any release of Hazardous Materials
and such testing is required as a result of the acts or omissions of any of the Tenant Parties, then Tenant shall reimburse Landlord
upon demand, as additional rent, for the reasonable costs thereof, together with interest at the Default Rate until paid in full.
Tenant shall execute affidavits, certifications and the like, as may be reasonably requested by Landlord from time to time concerning
Tenant's best knowledge and belief concerning the presence of Hazardous Materials in or on the Premises, the Building or the Property.
In addition to the foregoing, if Landlord reasonably believes that any Hazardous Materials have been released on the Premises
in violation of this Lease or any Legal Requirement, Landlord shall have the right to conduct appropriate tests of the Premises
or any portion thereof to demonstrate that Hazardous Materials are present or that contamination has occurred due to the acts
or omissions of any of the Tenant Parties. Tenant shall pay all reasonable costs of such tests if such tests reveal that Hazardous
Materials exist at the Premises in violation of this Lease or any Legal Requirement. Further, Landlord shall have the right to
cause a third party consultant retained by Landlord, at Landlord’s expense (provided, however, that such costs shall be
included in Operating Costs), to review, but not more than once in any calendar year, Tenant’s lab operations, procedures
and permits to ascertain whether or not Tenant is complying with law and adhering to best industry practices. Tenant agrees to
cooperate in good faith with any such review and to provide to such consultant any information requested by such consultant and
reasonably required in order for such consultant to perform such review, but nothing contained herein shall require Tenant to
provide proprietary or confidential information to such consultant.

 

17.5         Indemnity;
Remediation.

 

(a)          Tenant
hereby covenants and agrees to indemnify, defend and hold the Landlord Parties harmless from and against any and all Claims against
any of the Landlord Parties arising out of contamination of any part of the Property or other adjacent property, which contamination
arises as a result of: (i) the presence of Hazardous Material in the Premises, the presence of which is caused by any act or omission
of any of the Tenant Parties, or (ii) from a breach by Tenant of its obligations under this Section 17. This indemnification of
the Landlord Parties by Tenant includes, without limitation, reasonable costs incurred in connection with any investigation of
site conditions or any cleanup, remedial, removal or restoration work required by any federal, state or local governmental agency
or political subdivision because of Hazardous Material present in the soil or ground water on or under the Building based upon
the circumstances identified in the first sentence of this Section 17.5. The indemnification and hold harmless obligations of Tenant
under this Section 17.5 shall survive the expiration or any earlier termination of this Lease. Without limiting the foregoing,
if the presence of any Hazardous Material in the Building or otherwise in the Property is caused or permitted by any of the Tenant
Parties and results in any contamination of any part of the Property or any adjacent property, Tenant shall promptly take all actions
at Tenant’s sole cost and expense as are necessary to return the Property and/or the Building or any adjacent property to
their condition as of the date of this Lease, provided that Tenant shall first obtain Landlord’s written approval of such
actions, which approval shall not be unreasonably withheld, conditioned or delayed so long as such actions, in Landlord’s
reasonable discretion, would not potentially have any adverse effect on the Property, and, in any event, Landlord shall not withhold
its approval of any proposed actions which are required by applicable Environmental Laws. The provisions of this Section 17.5 shall
survive the expiration or earlier termination of the Lease.

 

(b)          Without
limiting the obligations set forth in Section 17.5(a) above, if any Hazardous Material is in, on, under, at or about the Building
or the Property as a result of the acts or omissions of any of the Tenant Parties and results in any contamination of any part
of the Property or any adjacent property that is in violation of any applicable Environmental Law or that requires the performance
of any response action pursuant to any Environmental Law, Tenant shall promptly take all actions at Tenant’s sole cost and
expense as are necessary to reduce such Hazardous Material to amounts below any applicable Reportable Quantity, any applicable
Reportable Concentration and any other applicable standard set forth in any Environmental Law; provided that Tenant shall first
obtain Landlord’s written approval of such actions, which approval shall not be unreasonably withheld, conditioned or delayed
so long as such actions would not be reasonably expected to have an adverse effect on the market value or utility of the Property
for the Permitted Uses, and in any event, Landlord shall not withhold its approval of any proposed actions which are required by
applicable Environmental Laws (such approved actions, “Tenant’s Remediation”).

 

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(c)          In
the event that Tenant fails to complete Tenant’s Remediation prior to the end of the Term, then:

 

(i)          until
the completion of Tenant’s Remediation (as evidenced by the certification of Tenant’s Licensed Site Professional (as
such term is defined by applicable Environmental Laws), who shall be reasonably acceptable to Landlord) (the “Remediation
Completion Date”), Tenant shall pay to Landlord, with respect to the portion of the Premises which reasonably cannot
be occupied by a new tenant until completion of Tenant’s Remediation, (A) additional rent on account of Operating Costs and
Taxes and (B) Base Rent in an amount equal to the greater of (1) the fair market rental value of such portion of the Premises (determined
in substantial accordance with the process described in Section 1.2 above), and (2) Base Rent attributable to such portion
of the Premises in effect immediately prior to the end of the Term; and

 

(ii)         Tenant
shall maintain responsibility for Tenant’s Remediation and Tenant shall complete Tenant’s Remediation as soon as reasonably
practicable in accordance with Environmental Laws. If Tenant does not diligently pursue completion of Tenant’s Remediation,
Landlord shall have the right to either (A) assume control for overseeing Tenant’s Remediation, in which event Tenant shall
pay all reasonable costs and expenses of Tenant’s Remediation (it being understood and agreed that all costs and expenses
of Tenant’s Remediation incurred pursuant to contracts entered into by Tenant shall be deemed reasonable) within thirty (30)
days of demand therefor (which demand shall be made no more often than monthly), and Landlord shall be substituted as the party
identified on any governmental filings as the party responsible for the performance of such Tenant’s Remediation or (B) require
Tenant to maintain responsibility for Tenant’s Remediation, in which event Tenant shall complete Tenant’s Remediation
as soon as reasonably practicable in accordance with Environmental Laws, it being understood that Tenant’s Remediation shall
not contain any requirement that Tenant remediate any contamination to levels or standards more stringent than those associated
with the Property’s current office, research and development, laboratory, and vivarium uses.

 

(d)          The
provisions of this Section 17.5 shall survive the expiration or earlier termination of this Lease.

 

17.6         Disclosures.
Prior to bringing any Hazardous Material into any part of the Property, Tenant shall deliver to Landlord the following information
with respect thereto: (a) a description of handling, storage, use and disposal procedures; (b) all plans or disclosures and/or
emergency response plans which Tenant has prepared, including without limitation Tenant’s Spill Response Plan, and all plans
which Tenant is required to supply to any governmental agency or authority pursuant to any Environmental Laws; (c) copies of all
Required Permits relating thereto; and (d) other information reasonably requested by Landlord.

 

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17.7         Removal.
Tenant shall be responsible, at its sole cost and expense, for Hazardous Material and other biohazard disposal services for
the Premises. Such services shall be performed by contractors reasonably acceptable to Landlord and on a sufficient basis to ensure
that the Premises are at all times kept neat, clean and free of Hazardous Materials and biohazards except in appropriate, specially
marked containers reasonably approved by Landlord.

 

17.8         Landlord
Obligations with respect to Hazardous Materials.

 

(a)          Landlord
Remediation. If Hazardous Materials are discovered in, on or under the Property which are not in compliance with applicable
Environmental Laws, and which are not the responsibility of Tenant pursuant to this Article 17, then Landlord shall remove or remediate
the same, when, if, and in the manner required by applicable Environmental Laws.

 

(b)          Landlord
Indemnity. Landlord hereby indemnifies and shall defend and hold Tenant, its officers, directors, employees, and agents harmless
from any Claims arising as result of any introduction of Hazardous Materials into the Premises or the Property which are not in
compliance with applicable Environmental Laws to the extent caused by Landlord, or Landlord’s agents, employees or contractors.

 

18.         RULES
AND REGULATIONS.

 

18.1         Rules
and Regulations. Tenant will faithfully observe and comply with all rules and regulations promulgated from time to time with
respect to the Building, the Property and construction within the Property (collectively, the “Rules and Regulations”).
The current version of the Rules and Regulations is attached hereto as Exhibit 8. In the case of any conflict between the
provisions of this Lease and any future rules and regulations, the provisions of this Lease shall control. Nothing contained in
this Lease shall be construed to impose upon Landlord any duty or obligation to enforce the Rules and Regulations or the terms,
covenants or conditions in any other lease as against any other tenant and Landlord shall not be liable to Tenant for violation
of the same by any other tenant, its servants, employees, agents, contractors, visitors, invitees or licensees.

 

18.2         Energy
Conservation. Landlord may institute upon written notice to Tenant such policies, programs and measures as may be necessary,
required, or expedient for the conservation and/or preservation of energy or energy services (collectively, the “Conservation
Program”), provided however, that the Conservation Program does not, by reason of such policies, programs and measures,
reduce the level of energy or energy services being provided to the Premises below the level of energy or energy services then
being provided in comparable combination laboratory, research and development and office buildings in the vicinity of the Premises,
or as may be necessary or required to comply with Legal Requirements or standards or the other provisions of this Lease. Upon
receipt of such notice, Tenant shall comply with the Conservation Program.

 

18.3         Recycling.
Upon written notice, Landlord may establish policies, programs and measures for the recycling of paper, products, plastic,
tin and other materials (a “Recycling Program”). Upon receipt of such notice, Tenant will comply with
the Recycling Program at Tenant’s sole cost and expense.

 

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19.         LAWS
AND PERMITS.

 

19.1         Legal
Requirements. Tenant shall not cause or permit the Premises, or cause the Property or the Building to be used in any way that
violates any Legal Requirement, order, permit, approval, variance, covenant or restrictions of record or any provisions of this
Lease, interferes with the rights of tenants of the Building, or constitutes a nuisance or waste. Tenant shall obtain, maintain
and pay for all permits and approvals needed for the operation of Tenant’s business, as soon as reasonably possible, and
shall promptly take all actions necessary to comply with all Legal Requirements, including, without limitation, the Occupational
Safety and Health Act, applicable to Tenant’s use of the Premises, the Property or the Building. Tenant shall maintain in
full force and effect all certifications or permissions required by any authority having jurisdiction to authorize, franchise
or regulate Tenant’s use of the Premises. Tenant shall be solely responsible for procuring and complying at all times with
any and all necessary permits and approvals directly or indirectly relating or incident to: the conduct of its activities on the
Premises; its scientific experimentation, transportation, storage, handling, use and disposal of any chemical or radioactive or
bacteriological or pathological substances or organisms or other hazardous wastes or environmentally dangerous substances or materials
or medical waste or animals or laboratory specimens, if applicable. Within ten (10) business days of a request by Landlord, which
request shall be made not more than once during each period of twelve (12) consecutive months during the Term hereof, unless otherwise
requested by any mortgagee of Landlord or unless Landlord reasonably suspects that Tenant has violated the provisions of this
Section 4.4, Tenant shall furnish Landlord with copies of all such permits and approvals that Tenant possesses or has obtained
together with a certificate certifying that such permits are all of the permits that Tenant possesses or has obtained with respect
to the Premises. Tenant shall promptly give written notice to Landlord of any warnings or violations relative to the above received
from any federal, state or municipal agency or by any court of law and shall promptly cure the conditions causing any such violations.
Tenant shall not be deemed to be in default of its obligations under the preceding sentence to promptly cure any condition causing
any such violation in the event that, in lieu of such cure, Tenant shall contest the validity of such violation by appellate or
other proceedings permitted under applicable law, provided that: (i) any such contest is made reasonably and in good faith, (ii)
Tenant makes provisions, including, without limitation, posting bond(s) or giving other security, reasonably acceptable to Landlord
to protect Landlord, the Building and the Property from any liability, costs, damages or expenses arising in connection with such
alleged violation and failure to cure, (iii) Tenant shall agree to indemnify, defend (with counsel reasonably acceptable to Landlord)
and hold Landlord harmless from and against any and all liability, costs, damages, or expenses arising in connection with such
condition and/or violation, (iv) Tenant shall promptly cure any violation in the event that its appeal of such violation is overruled
or rejected, and (v) Tenant’s decision to delay such cure shall not, in Landlord’s good faith determination, be likely
to result in any actual or threatened bodily injury, property damage, or any civil or criminal liability to Landlord, any tenant
or occupant of the Building or the Property, or any other person or entity. Nothing contained in this Section 19.1 shall be construed
to expand the uses permitted hereunder beyond the Permitted Uses. Landlord shall comply with any Legal Requirements and with any
direction of any public office or officer relating to the maintenance or operation of the structural elements of the building
and the Common Areas and office building, and the costs so incurred by Landlord shall be included in Operating Costs in accordance
with the provisions of Section 5.2.

 

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20.         DEFAULT

 

20.1         Events
of Default. The occurrence of any one or more of the following events shall constitute an “Event of Default”
hereunder by Tenant:

 

(a)          If
Tenant fails to make any payment of Rent or any other payment required hereunder, as and when due, and such failure shall continue
for a period of three (3) business days after notice thereof from Landlord to Tenant; provided, however, an Event of Default shall
occur hereunder without any obligation of Landlord to give any notice if (i) Tenant fails to make any payment within three (3)
business days after the due date therefor, and (ii) Landlord has given Tenant written notice under this Section 20.1(a) on more
than one (1) occasion during the twelve (12) month interval preceding such failure by Tenant;

 

(b)          If
Tenant shall abandon the Premises (whether or not the keys shall have been surrendered or the Rent shall have been paid);

 

(c)          Intentionally
omitted;

 

(d)          If
Tenant shall fail to maintain any material insurance policy required hereunder, which such failure remains uncured 30 days following
notice from Landlord;

 

(e)          If
Tenant shall fail to restore the Security Deposit to its original amount or deliver a replacement Letter of Credit as required
under Section 7 above, provided that such failure continues for five (5) business days after written notice thereof to Tenant;

 

(f)          If
Tenant causes or suffers any release of Hazardous Materials in or near the Property equal to or in excess of Reportable Quantities
or Reportable Concentrations (as such terms are defined in Environmental Laws) (but nothing contained in this clause (f) shall
relieve Tenant of its obligations under Section 17 above);

 

(g)          If
Tenant shall make a Transfer in violation of the provisions of Section 13 above, or if any event shall occur or any contingency
shall arise whereby this Lease, or the term and estate thereby created, would (by operation of law or otherwise) devolve upon or
pass to any person, firm or corporation other than Tenant, except as expressly permitted under Section 13 hereof;

 

(h)          Intentionally
omitted;

 

(i)          The
material failure by Tenant to observe or perform any of the covenants or provisions of this Lease to be observed or performed by
Tenant, other than as specified above, and such failure continues for more than thirty (30) days after notice thereof from Landlord;
provided, further, that if the nature of Tenant's default is such that more than thirty (30) days are reasonably required for its
cure, then Tenant shall not be deemed to be in default if Tenant shall commence such cure within said thirty (30) day period and
thereafter diligently prosecute such cure to completion, which completion shall occur not later than ninety (90) days from the
date of such notice from Landlord;

 

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(j)          Tenant
shall be involved in financial difficulties as evidenced by an admission in writing by Tenant of Tenant’s inability to pay
its debts generally as they become due, or by the making or offering to make a composition of its debts with its creditors;

 

(k)          Tenant
shall make an assignment or trust mortgage, or other conveyance or transfer of like nature, of all or a substantial part of its
property for the benefit of its creditors,

 

(l)          an
attachment on mesne process, on execution or otherwise, or other legal process shall issue against Tenant or its property and a
sale of any of its assets shall be held thereunder;

 

(m)          any
judgment, attachment or the like in excess of $250,000 shall be entered, recorded or filed against Tenant in any court, registry,
etc. and Tenant shall fail to pay such judgment within thirty (30) days after the judgment shall have become final beyond appeal
or to discharge or secure by surety bond such lien, attachment, etc. within thirty (30) days of such entry, recording or filing,
as the case may be;

 

(n)          the
leasehold hereby created shall be taken on execution or by other process of law and shall not be revested in Tenant within thirty
(30) days thereafter;

 

(o)          a
receiver, sequesterer, trustee or similar officer shall be appointed by a court of competent jurisdiction to take charge of all
or any part of Tenant’s Property and such appointment shall not be vacated within thirty (30) days; or

 

(p)          any
proceeding shall be instituted by or against Tenant pursuant to any of the provisions of any Act of Congress or State law relating
to bankruptcy, reorganizations, arrangements, compositions or other relief from creditors, and, in the case of any proceeding instituted
against it, if Tenant shall fail to have such proceedings dismissed within thirty (30) days or if Tenant is adjudged bankrupt or
insolvent as a result of any such proceeding.

 

Wherever “Tenant “ is used in subsections (i), (j),
(k), (l), (n) or (o) of this Section 20.1, it shall be deemed to include any parent entity of Tenant.

 

20.2         Remedies.
Upon an Event of Default, Landlord may, by notice to Tenant, elect to terminate this Lease; and thereupon (and without prejudice
to any remedies which might otherwise be available for arrears of Rent or preceding breach of covenant or agreement and without
prejudice to Tenant’s liability for damages as hereinafter stated), upon the giving of such notice, this Lease shall terminate
as of the date specified therein as though that were the Expiration Date. Upon such termination, Landlord shall have the right
to utilize the Security Deposit or draw down the entire Letter of Credit, as applicable, and apply the proceeds thereof to its
damages hereunder. Without being taken or deemed to be guilty of any manner of trespass or conversion, and without being liable
to indictment, prosecution or damages therefor, Landlord may, by lawful process, enter into and upon the Premises (or any part
thereof in the name of the whole); repossess the same, as of its former estate; and expel Tenant and those claiming under Tenant.
The words “re-entry” and “re-enter” as used in this Lease are not restricted to their technical legal
meanings.

 

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20.3         Damages
- Termination.

 

(a)          Upon
the termination of this Lease under the provisions of this Section 20, Tenant shall pay to Landlord Rent up to the time of such
termination, shall continue to be liable for any preceding breach of covenant, and in addition, shall pay to Landlord as damages,
at the election of Landlord, either:

 

(i)          the
amount (discounted to present value at the rate of five percent (5%) per annum) by which, at the time of the termination of this
Lease (or at any time thereafter if Landlord shall have initially elected damages under Section 20.3(a)(ii) below), (x) the aggregate
of Rent projected over the period commencing with such termination and ending on the Expiration Date, exceeds (y) the aggregate
projected rental value of the Premises for such period, taking into account a reasonable time period during which the Premises
shall be unoccupied, plus all Reletting Costs (hereinafter defined); or

 

(ii)         amounts
equal to Rent which would have been payable by Tenant had this Lease not been so terminated, payable upon the due dates therefor
specified herein following such termination and until the Expiration Date, provided, however, if Landlord shall re-let the
Premises during such period, that Landlord shall credit Tenant with the net rents received by Landlord from such re-letting, such
net rents to be determined by first deducting from the gross rents as and when received by Landlord from such re-letting the expenses
incurred or paid by Landlord in terminating this Lease, as well as the expenses of re-letting, including altering and preparing
the Premises for new tenants, brokers’ commissions, and all other similar and dissimilar expenses properly chargeable against
the Premises and the rental therefrom (collectively, “Reletting Costs”), it being understood that any
such re-letting may be for a period equal to or shorter or longer than the remaining Term; and provided, further, that (x)
in no event shall Tenant be entitled to receive any excess of such net rents over the sums payable by Tenant to Landlord hereunder
and (y) in no event shall Tenant be entitled in any suit for the collection of damages pursuant to this Section 20.3(a)(ii) to
a credit in respect of any net rents from a re-letting except to the extent that such net rents are actually received by Landlord
prior to the commencement of such suit. If the Premises or any part thereof should be re-let in combination with other space, then
proper apportionment on a square foot area basis shall be made of the rent received from such re-letting and of the expenses of
re-letting.

 

(b)          In
calculating the amount due under Section 20.3(a)(i), above, there shall be included, in addition to the Base Rent, all other considerations
agreed to be paid or performed by Tenant, including without limitation Tenant’s Share of Operating Costs and Taxes, on the
assumption that all such amounts and considerations would have increased at the rate of five percent (5%) per annum for the balance
of the full term hereby granted.

 

(c)          Suit
or suits for the recovery of such damages, or any installments thereof, may be brought by Landlord from time to time at its election,
and nothing contained herein shall be deemed to require Landlord to postpone suit until the date when the Term would have expired
if it had not been terminated hereunder.

 

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(d)          Nothing
herein contained shall be construed as limiting or precluding the recovery by Landlord against Tenant of any sums or damages to
which, in addition to the damages particularly provided above, Landlord may lawfully be entitled by reason of any Event of Default
hereunder.

 

(e)          In
lieu of any other damages or indemnity and in lieu of full recovery by Landlord of all sums payable under all the foregoing provisions
of this Section 20.3, Landlord may, by written notice to Tenant, at any time after this Lease is terminated under any of the provisions
herein contained or is otherwise terminated for breach of any obligation of Tenant and before such full recovery, elect to recover,
and Tenant shall thereupon pay, as liquidated damages, an amount equal to the aggregate of (x) an amount equal to the lesser of
(1) Rent accrued under this Lease in the twelve (12) months immediately prior to such termination, or (2) Rent payable during the
remaining months of the Term if this Lease had not been terminated, plus (y) the amount of Rent accrued and unpaid at the time
of termination, less (z) the amount of any recovery by Landlord under the foregoing provisions of this Section 20.3 up to the time
of payment of such liquidated damages.

 

(f)          Landlord
agrees to use reasonable efforts to relet the Premises after Tenant vacates the Premises in the event that the Lease is terminated
based upon a default by Tenant hereunder. Marketing of Tenant's Premises in a manner similar to the manner in which Landlord markets
other premises within Landlord's control in the Building shall be deemed to have satisfied Landlord's obligation to use
"reasonable efforts." In no event shall Landlord be required to (i) solicit or entertain negotiations with any other
prospective tenants for the Premises until Landlord obtains full and complete possession of the Premises including, without limitation,
the final and unappealable legal right to re-let the Premises free of any claim of Tenant, (ii) relet the Premises before
leasing other vacant space in the Building, or (iii) lease the Premises for a rental less than the current fair market rental then
prevailing for similar office space in the Building.

 

20.4         Landlord’s
Self-Help; Fees and Expenses. If Tenant shall default in the performance of any covenant on Tenant’s part to be performed
in this Lease contained, including without limitation the obligation to maintain the Premises in the required condition pursuant
to Section 10.1 above, Landlord may, upon reasonable advance notice, except that no notice shall be required in an emergency,
immediately, or at any time thereafter, perform the same for the account of Tenant. Tenant shall pay to Landlord upon demand therefor
any costs incurred by Landlord in connection therewith, together with interest at the Default Rate until paid in full. In addition,
Tenant shall pay all of Landlord’s costs and expenses, including without limitation reasonable attorneys’ fees, incurred
(i) in enforcing any obligation of Tenant under this Lease or (ii) as a result of Landlord or any of the Landlord Parties, without
its fault, being made party to any litigation pending by or against any of the Tenant Parties.

 

20.5         Waiver
of Redemption, Statutory Notice and Grace Periods. Tenant does hereby waive and surrender all rights and privileges which
it might have under or by reason of any present or future Legal Requirements to redeem the Premises or to have a continuance of
this Lease for the Term hereby demised after being dispossessed or ejected therefrom by process of law or under the terms of this
Lease or after the termination of this Lease as herein provided. Except to the extent prohibited by Legal Requirements, any statutory
notice and grace periods provided to Tenant by law are hereby expressly waived by Tenant.

 

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20.6         Landlord’s
Remedies Not Exclusive. The specified remedies to which Landlord may resort hereunder are cumulative and are not intended
to be exclusive of any remedies or means of redress to which Landlord may at any time be lawfully entitled, and Landlord may invoke
any remedy (including the remedy of specific performance) allowed at law or in equity as if specific remedies were not herein
provided for.

 

20.7         No
Waiver. Landlord’s failure to seek redress for violation, or to insist upon the strict performance, of any covenant
or condition of this Lease, or any of the Rules and Regulations promulgated hereunder, shall not prevent a subsequent act, which
would have originally constituted a violation, from having all the force and effect of an original violation. The receipt by Landlord
of Rent with knowledge of the breach of any covenant of this Lease shall not be deemed a waiver of such breach. The failure of
Landlord to enforce any of such Rules and Regulations against Tenant and/or any other tenant in the Building shall not be deemed
a waiver of any such Rules and Regulations. No provisions of this Lease shall be deemed to have been waived by either party unless
such waiver be in writing signed by such party. No payment by Tenant or receipt by Landlord of a lesser amount than the Rent herein
stipulated shall be deemed to be other than on account of the stipulated Rent, nor shall any endorsement or statement on any check
or any letter accompanying any check or payment as Rent be deemed an accord and satisfaction, and Landlord may accept such check
or payment without prejudice to Landlord’s right to recover the balance of such Rent or pursue any other remedy in this
Lease provided.

 

20.8         Restrictions
on Tenant’s Rights. During the continuation of any Event of Default, (a) Landlord shall not be obligated to provide
Tenant with any notice pursuant to Sections 2.3 and 2.4 above; and (b) Tenant shall not have the right to make, nor to request
Landlord’s consent or approval with respect to, any Alterations or Transfers.

 

20.9         Landlord
Default. Notwithstanding anything to the contrary contained in the Lease, Landlord shall in no event be in default in the
performance of any of Landlord’s obligations under this Lease unless Landlord shall have failed to perform such obligations
within thirty (30) days (or such additional time as is reasonably required to correct any such default, provided Landlord commences
cure within 30 days) after notice by Tenant to Landlord properly specifying wherein Landlord has failed to perform any such obligation,
provided however, that the provisions of this sentence shall not affect or delay Tenant’s rights and remedies under Section
10.7 of this Lease. Except as expressly set forth in this Lease, Tenant shall not have the right to terminate or cancel this Lease
or to withhold rent or to set-off or deduct any claim or damages against rent as a result of any default by Landlord or breach
by Landlord of its covenants or any warranties or promises hereunder, except in the case of a wrongful eviction of Tenant from
the Premises (constructive or actual) by Landlord, unless same continues after notice to Landlord thereof and a opportunity for
Landlord to cure the same as set forth above. In addition, Tenant shall not assert any right to deduct the cost of repairs or
any monetary claim against Landlord from rent thereafter due and payable under this Lease.

 

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21.         SURRENDER;
ABANDONED PROPERTY; HOLD-OVER

 

21.1         Surrender

 

(a)          Upon
the expiration or earlier termination of the Term, Tenant shall (i) peaceably quit and surrender to Landlord the Premises (including
without limitation all fixed lab benches, fume hoods, electric, plumbing, heating and sprinkling systems, fixtures and outlets,
vaults, paneling, molding, shelving, radiator enclosures, cork, rubber, linoleum and composition floors, ventilating, silencing,
air conditioning and cooling equipment therein and all other furniture, fixtures, and equipment that was either provided by Landlord
or paid for in whole or in part by any allowance provided to Tenant by Landlord under this Lease) broom clean, in good order, repair
and condition excepting only ordinary wear and tear and damage by fire or other insured Casualty; (ii) remove all of Tenant’s
Property, all autoclaves and cage washers and, to the extent specified by Landlord, Alterations made by Tenant; and (iii) repair
any damages to the Premises or the Building caused by the installation or removal of Tenant’s Property and/or such Alterations.
Tenant’s obligations under this Section 21.1(a) shall survive the expiration or earlier termination of this Lease.

 

(b)          Prior
to the expiration of this Lease (or within thirty (30) days after any earlier termination), Tenant shall clean and otherwise decommission
all interior surfaces (including floors, walls, ceilings, and counters), piping, supply lines, waste lines, acid neutralization
systems and plumbing in and/or exclusively serving the Premises, and all exhaust or other ductwork in and/or exclusively serving
the Premises, in each case which has carried or released or been contacted by any Hazardous Materials or other chemical or biological
materials used in the operation of the Premises, and shall otherwise clean the Premises so as to permit the Surrender Plan (defined
below) to be issued. At least thirty (30) days prior to the expiration of the Term (or, if applicable, within five (5) business
days after any earlier termination of this Lease), Tenant shall deliver to Landlord a reasonably detailed narrative description
of the actions proposed (or required by any Legal Requirements) to be taken by Tenant in order to render the Premises (including
any Alterations permitted or required by Landlord to remain therein) free of Hazardous Materials and otherwise released for unrestricted
use and occupancy including without limitation causing the Premises to be decommissioned in accordance with the regulations, if
applicable, of the U.S. Nuclear Regulatory Commission and/or the Massachusetts Department of Public health (the “MDPH”)
for the control of radiation, and cause the Premises to be released for unrestricted use by the Radiation Control Program of the
MDPH (the “Surrender Plan”). The Surrender Plan (i) shall be accompanied by a current list of (A) all
Required Permits held by or on behalf of any Tenant Party with respect to Hazardous Materials in, on, under, at or about the Premises,
and (B) Tenant’s Hazardous Materials, and (ii) shall be subject to the review and approval of Landlord’s environmental
consultant. In connection with review and approval of the Surrender Plan, upon request of Landlord, Tenant shall deliver to Landlord
or its consultant such additional non-proprietary information concerning the use of and operations within the Premises as Landlord
shall request. On or before the expiration of the Term (or within thirty (30) days after any earlier termination of this Lease,
during which period Tenant’s use and occupancy of the Premises shall be governed by Section 21.3 below), Tenant shall deliver
to Landlord a certification from a third party certified industrial hygienist reasonably acceptable to Landlord certifying that
the Premises do not contain any Hazardous Materials and evidence that the approved Surrender Plan shall have been satisfactorily
completed by a contractor acceptable to Landlord, and Landlord shall have the right, subject to reimbursement at Tenant’s
expense as set forth below, to cause Landlord’s environmental consultant to inspect the Premises and perform such additional
procedures as may be deemed reasonably necessary to confirm that the Premises are, as of the expiration of the Term (or, if applicable,
the date which is thirty (30) days after any earlier termination of this Lease), free of Hazardous Materials and otherwise available
for unrestricted use and occupancy as aforesaid. Landlord shall have the unrestricted right to deliver the Surrender Plan and any
report by Landlord’s environmental consultant with respect to the surrender of the Premises to third parties. Such third
parties and the Landlord Parties shall be entitled to rely on the Surrender Report. If Tenant shall fail to prepare or submit a
Surrender Plan approved by Landlord, or if Tenant shall fail to complete the approved Surrender Plan, or if such Surrender Plan,
whether or not approved by Landlord, shall fail to adequately address the use of Hazardous Materials by any of the Tenant Parties
in, on, at, under or about the Premises, Landlord shall have the right to take any such actions as Landlord may deem reasonable
or appropriate to assure that the Premises and the Property are surrendered in the condition required hereunder, the cost of which
actions shall be reimbursed by Tenant as additional rent upon demand. Tenant’s obligations under this Section 21.1(b) shall
survive the expiration or earlier termination of the Term.

 

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(c)          No
act or thing done by Landlord during the Term shall be deemed an acceptance of a surrender of the Premises, and no agreement to
accept such surrender shall be valid, unless in writing signed by Landlord. Unless otherwise agreed by the parties in writing,
no employee of Landlord or of Landlord’s agents shall have any power to accept the keys of the Premises prior to the expiration
or earlier termination of this Lease. The delivery of keys to any employee of Landlord or of Landlord’s agents shall not
operate as a termination of this Lease or a surrender of the Premises.

 

(d)          Notwithstanding
anything to the contrary contained herein, Tenant shall, at its sole cost and expense, remove from the Premises, prior to the end
of the Term, any item installed by or for Tenant and which, pursuant to Legal Requirements, must be removed therefrom before the
Premises may be used by a subsequent tenant.

 

21.2         Abandoned
Property. After the expiration or earlier termination hereof, if Tenant fails to remove any property from the Building or
the Premises which Tenant is obligated by the terms of this Lease to remove within five (5) business days after written notice
from Landlord, such property (the “Abandoned Property”) shall be conclusively deemed to have been abandoned,
and may either be retained by Landlord as its property or sold or otherwise disposed of in such manner as Landlord may see fit.
If any item of Abandoned Property shall be sold, Tenant hereby agrees that Landlord may receive and retain the proceeds of such
sale and apply the same, at its option, to the expenses of the sale, the cost of moving and storage, any damages to which Landlord
may be entitled under Section 20 hereof or pursuant to law, and to any arrears of Rent.

 

21.3         Holdover.
If any of the Tenant Parties holds over (which term shall include, without limitation, the failure of Tenant or any Tenant
Party to perform all of its obligations under Section 21.1 above) after the end of the Term, Tenant shall be deemed a tenant-at-sufferance
subject to the provisions of this Lease; provided that whether or not Landlord has previously accepted payments of Rent from Tenant,
(i) Tenant shall pay Base Rent at 200% of the highest rate of Base Rent payable during the Term, (ii) Tenant shall continue to
pay to Landlord all additional rent, and (iii) Tenant shall be liable for all damages, including without limitation lost business
and consequential damages, incurred by Landlord as a result of such holding over, Tenant hereby acknowledging that Landlord may
need the Premises after the end of the Term for other tenants and that the damages which Landlord may suffer as the result of
Tenant’s holding over cannot be determined as of the Execution Date. Nothing contained herein shall grant Tenant the right
to holdover after the expiration or earlier termination of the Term.

 

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21.4         Warranties.
Tenant hereby assigns to Landlord any warranties in effect on the last day of the Term with respect to any fixtures and Alterations
installed in the Premises. Tenant shall provide Landlord with copies of any such warranties prior to the expiration of the Term
(or, if the Lease is earlier terminated, within five (5) business days thereafter).

 

22.         MORTGAGEE
RIGHTS

 

22.1         Subordination.
Tenant’s rights and interests under this Lease shall be (i) subject and subordinate to any ground lease, overleases,
mortgage, deed of trust, or similar instrument covering the Premises, the Building and/or the Land and to all advances, modifications,
renewals, replacements, and extensions thereof (each of the foregoing, a “Mortgage”), or (ii) if any
Mortgagee elects, prior to the lien of any present or future Mortgage. Tenant further shall attorn to and recognize any successor
landlord, whether through foreclosure or otherwise, as if the successor landlord were the originally named landlord. The provisions
of this Section 22.1 shall be self-operative and no further instrument shall be required to effect such subordination or attornment;
however, Tenant agrees to execute, acknowledge and deliver such instruments, confirming such subordination and attornment in such
form as shall be requested by any such holder within fifteen (15) days of request therefor. Landlord shall attempt to obtain an
SNDA, as hereinafter defined, from the holder of the existing Mortgage affecting the Property.

 

Notwithstanding the foregoing, it shall
be a condition to Tenant’s obligation to subordinate this Lease to any future Mortgage, that Landlord obtains a subordination,
non-disturbance and attornment agreement from the holder of such Mortgage (or ground lessor, as the case may be) in the standard
form used by such Mortgagee (or ground lessor, as the case may be), with such commercially reasonable changes as may be requested
by Tenant (“SNDA”).

 

22.2         Notices.
Tenant shall give each Mortgagee the same notices given to Landlord concurrently with the notice to Landlord, and each Mortgagee
shall have a reasonable opportunity thereafter to cure a Landlord default, and Mortgagee’s curing of any of Landlord’s
default shall be treated as performance by Landlord.

 

22.3         Mortgagee
Consent. Tenant acknowledges that, where applicable, any consent or approval hereafter given by Landlord may be subject to
the further consent or approval of a Mortgagee; and the failure or refusal of such Mortgagee to give such consent or approval
shall, notwithstanding anything to the contrary in this Lease contained, constitute reasonable justification for Landlord’s
withholding its consent or approval.

 

22.4         Mortgagee
Liability. Tenant acknowledges and agrees that if any Mortgage shall be foreclosed, (a) the liability of the Mortgagee and
its successors and assigns shall exist only so long as such Mortgagee or purchaser is the owner of the Premises, and such liability
shall not continue or survive after further transfer of ownership; and (b) such Mortgagee and its successors or assigns shall
not be (i) liable for any act or omission of any prior lessor under this Lease; (ii) liable for the performance of Landlord’s
covenants pursuant to the provisions of this Lease which arise and accrue prior to such entity succeeding to the interest of Landlord
under this Lease or acquiring such right to possession; (iii) subject to any offsets or defense which Tenant may have at any time
against Landlord; (iv) bound by any base rent or other sum which Tenant may have paid previously for more than one (1) month;
or (v) liable for the performance of any covenant of Landlord under this Lease which is capable of performance only by the original
Landlord.

 

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23.         QUIET
ENJOYMENT.

 

Landlord covenants that so long as Tenant
keeps and performs each and every covenant, agreement, term, provision and condition herein contained on the part and on behalf
of Tenant to be kept and performed, Tenant shall peaceably and quietly hold, occupy and enjoy the Premises during the Term from
and against the claims of all persons lawfully claiming by, through or under Landlord subject, nevertheless, to the covenants,
agreements, terms, provisions and conditions of this Lease, any matters of record or of which Tenant has knowledge and to any Mortgage
to which this Lease is subject and subordinate, as hereinabove set forth.

 

24.         NOTICES.

 

Any notice, consent, request, bill, demand
or statement hereunder (each, a “Notice”) by either party to the other party shall be in writing and shall be deemed
to have been duly given when either delivered by hand or by nationally recognized overnight courier (in either case with evidence
of delivery or refusal thereof) addressed as follows:

 

		If to Landlord:	King 200 CPD LLC

c/o King Street Properties

200 CambridgePark Drive

Cambridge, MA 02140

Attention: Stephen D. Lynch

 

		With a copy to:	Goulston & Storrs PC

400 Atlantic Avenue

Boston, MA 02110

Attention: King Street

 

		if to Tenant:	(Prior to Commencement Date):

Enumeral Biomedical Holdings, Inc.

One Kendall Square

Building 400, 4th Floor

Cambridge, MA 02139

Attention: Arthur H. Tinkelenberg

 

(Following the Commencement Date):

Enumeral Biomedical Holdings, Inc.

200 CambridgePark Drive

Cambridge, MA 02140

Attention: Arthur H. Tinkelenberg

 

    	PAGE 46

    	 

    

 

Notwithstanding the foregoing, any notice from Landlord to Tenant
regarding ordinary business operations (e.g., exercise of a right of access to the Premises, maintenance activities, invoices,
etc.) may also be given by written notice delivered by facsimile to any person at the Premises whom Landlord reasonably believes
is authorized to receive such notice on behalf of Tenant without copies as specified above. Either party may at any time change
the address or specify an additional address for such Notices by delivering or mailing, as aforesaid, to the other party a notice
stating the change and setting forth the changed or additional address, provided such changed or additional address is within the
United States. Notices shall be effective upon the date of receipt or refusal thereof.

 

25.         MISCELLANEOUS

 

25.1         Separability.
If any provision of this Lease or portion of such provision or the application thereof to any person or circumstance is for
any reason held invalid or unenforceable, the remainder of this Lease (or the remainder of such provision) and the application
thereof to other persons or circumstances shall not be affected thereby.

 

25.2         Captions.
The captions are inserted only as a matter of convenience and for reference, and in no way define, limit or describe the scope
of this Lease nor the intent of any provisions thereof.

 

25.3         Broker.
Tenant and Landlord each warrants and represents that it has dealt with no broker in connection with the consummation of this
Lease other than Cushman & Wakefield and NAI Hunneman (collectively, “Broker”). Tenant and Landlord
each agrees to defend, indemnify and save the other harmless from and against any Claims arising in breach of the representation
and warranty set forth in the immediately preceding sentence. Landlord shall be solely responsible for the payment of any brokerage
commissions to Broker.

 

25.4         Entire
Agreement. This Lease, Lease Summary Sheet and Exhibits 1-9 attached hereto and incorporated herein contain the entire and
only agreement between the parties and any and all statements and representations, written and oral, including previous correspondence
and agreements between the parties hereto, are merged herein. Tenant acknowledges that all representations and statements upon
which it relied in executing this Lease are contained herein and that Tenant in no way relied upon any other statements or representations,
written or oral. This Lease may not be modified orally or in any manner other than by written agreement signed by the parties
hereto.

 

25.5         Governing
Law. This Lease is made pursuant to, and shall be governed by, and construed in accordance with, the laws of the Commonwealth
of Massachusetts and any applicable local municipal rules, regulations, by-laws, ordinances and the like.

 

25.6         Representation
of Authority. By his or her execution hereof, each of the signatories on behalf of the respective parties hereby warrants
and represents to the other that he or she is duly authorized to execute this Lease on behalf of such party. Upon Landlord’s
request, Tenant shall provide Landlord with evidence that any requisite resolution, corporate authority and any other necessary
consents have been duly adopted and obtained.

 

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25.7         Expenses
Incurred by Landlord Upon Tenant Requests. Tenant shall, upon demand, reimburse Landlord for all reasonable expenses, including,
without limitation, legal fees, incurred by Landlord in connection with all requests by Tenant for consents, approvals or execution
of collateral documentation related to this Lease, including, without limitation, costs incurred by Landlord in the review and
approval of Tenant’s plans and specifications in connection with proposed Alterations to be made by Tenant to the Premises
or in connection with requests by Tenant for Landlord’s consent to make a Transfer. Such costs shall be deemed to be additional
rent under this Lease.

 

25.8         Survival.
Without limiting any other obligation of Tenant which may survive the expiration or prior termination of the Term, all obligations
on the part of Tenant to indemnify, defend, or hold Landlord harmless, as set forth in this Lease shall survive the expiration
or prior termination of the Term.

 

25.9         Limitation
of Liability. Tenant shall neither assert nor seek to enforce any claim against Landlord or any of the Landlord Parties, or
the assets of any of the Landlord Parties, for breach of this Lease or otherwise, other than against Landlord’s interest
in the Building and in the uncollected rents, issues and profits thereof, and Tenant agrees to look solely to such interest for
the satisfaction of any liability of Landlord under this Lease. This Section 25.9 shall not limit any right that Tenant might
otherwise have to obtain injunctive relief against Landlord. Landlord and Tenant specifically agree that in no event shall
any officer, director, trustee, employee or representative of Landlord or any of the other Landlord Parties ever be personally
liable for any obligation under this Lease, nor shall Landlord or any of the other Landlord Parties be liable for consequential
or incidental damages or for lost profits whatsoever in connection with this Lease. 

 

25.10         Binding
Effect. The covenants, agreements, terms, provisions and conditions of this Lease shall bind and benefit the successors and
assigns of the parties hereto with the same effect as if mentioned in each instance where a party hereto is named or referred
to, except that no violation of the provisions of Section 13 hereof shall operate to vest any rights in any successor or assignee
of Tenant.

 

25.11         Landlord
Obligations upon Transfer. Upon any sale, transfer or other disposition of the Building, Landlord shall be entirely freed
and relieved from the performance and observance thereafter of all covenants and obligations hereunder on the part of Landlord
to be performed and observed, it being understood and agreed in such event (and it shall be deemed and construed as a covenant
running with the land) that the person succeeding to Landlord’s ownership of said reversionary interest shall thereupon
and thereafter assume, and perform and observe, any and all of such covenants and obligations of Landlord, except as otherwise
agreed in writing.

 

25.12         No
Grant of Interest. Tenant shall not grant any interest whatsoever in any fixtures within the Premises or any item paid in
whole or in part by Landlord’s Contribution or by Landlord.

 

    	PAGE 48

    	 

    

 

25.13         Financial
Information. Tenant shall deliver to Landlord, within thirty (30) days after Landlord’s reasonable request, Tenant’s
most recently completed balance sheet and related statements of income, shareholder’s equity and cash flows statements (audited
if available) reviewed by an independent certified public accountant and certified by an officer of Tenant as being true and correct
in all material respects. Any such financial information may be relied upon by any actual or potential lessor, purchaser, or mortgagee
of the Property or any portion thereof.

 

25.14         OFAC
Certificate and Indemnity. Executive Order No. 13224 on Terrorist Financing, effective September 24, 2001 (the “Executive
Order”), and the Uniting and Strengthening America by Providing Appropriate Tools Required to Intercept and Obstruct
Terrorism Act of 2001 (Public Law 10756, the “Patriot Act”) prohibit certain property transfers. Tenant
hereby represents and warrants to Landlord (which representations and warranties shall be deemed to be continuing and re-made
at all times during the Term) that neither Tenant nor, to Tenant’s knowledge, any stockholder, manager, beneficiary, partner,
or principal of Tenant is subject to the Executive Order, that none of them, to Tenant’s knowledge, is listed on the United
States Department of the Treasury Office of Foreign Assets Control (“OFAC”) list of “Specially
Designated Nationals and Blocked Persons” as modified from time to time, and that none of them, to Tenant’s knowledge,
is otherwise subject to the provisions of the Executive Order or the Patriot Act. The most current list of “Specially Designated
Nationals and Blocked Persons” can be found at http://www.treas.gov/offices/eotffc/ofac/sdn/index.html. Tenant shall from
time to time, within ten days after request by Landlord, deliver to Landlord any certification or other evidence requested from
time to time by Landlord in its reasonable discretion, confirming Tenant’s compliance with these provisions. No assignment
or subletting, other than a Related Party Transfer, shall be effective unless and until the assignee or subtenant thereunder delivers
to Landlord written confirmation of such party’s compliance with the provisions of this subsection, in form and content
satisfactory to Landlord. If for any reason the representations and warranties set forth in this subsection, or any certificate
or other evidence of compliance delivered to Landlord hereunder, is untrue in any material respect when made or delivered, or
thereafter becomes untrue in any material respect, then an event of default hereunder shall be deemed to occur immediately, and
there shall be no opportunity to cure. Tenant shall indemnify, defend with counsel reasonably acceptable to Landlord, and hold
Landlord harmless from and against, any and all liabilities, losses claims, damages, penalties, fines, and costs (including attorneys’
fees and costs) arising from or related to the breach of any of the foregoing representations, warranties, and duties of Tenant.
The provisions of this subsection shall survive the expiration or earlier termination of this Lease for the longest period permitted
by law.

 

25.15         Confidentiality.
Except as otherwise provided in this Section 25.15, Tenant acknowledges and agrees that the terms of this Lease are confidential
and that disclosure of the terms hereof could adversely affect the ability of Landlord to negotiate other leases with respect
to the Building and may impair Landlord’s relationship with other tenants of the Building. Tenant agrees that it and its
partners, officers, directors, employees, brokers, and attorneys, if any, shall not disclose the terms and conditions of this
Lease to any other person or entity without the prior written consent of Landlord which may be given or withheld by Landlord,
in Landlord’s sole discretion, except as required for financial disclosures or securities filings (pursuant to the US Securities
and Exchange Commission or other authority), as required by the order of any court or public body with authority over Tenant,
or in connection with any litigation between Landlord and Tenant with respect this Lease. It is understood and agreed that damages
alone would be an inadequate remedy for the breach of this provision by Tenant, and Landlord shall also have the right to seek
specific performance of this provision and to seek injunctive relief to prevent its breach or continued breach.

 

    	PAGE 49

    	 

    

 

25.16         Force
Majeure. This Lease and the obligations of Tenant to pay rent hereunder and perform all the other covenants, agreements, terms,
provisions and conditions hereunder on the part of Tenant to be performed shall in no way be affected, impaired or excused because
Landlord is unable to fulfill any of its obligations under this Lease or is unable to supply or is delayed in supplying any service
expressly or impliedly to be supplied or is unable to make or is delayed in making any repairs, replacements, additions, alterations,
improvements or decorations or is unable to supply or is delayed in supplying any equipment or fixtures if Landlord is prevented
or delayed from so doing by reason of strikes or labor troubles or any other similar or dissimilar cause whatsoever beyond Landlord's
reasonable control, including but not limited to, governmental preemption in connection with a national emergency or by reason
of any rule, order or regulation of any department or subdivision thereof of any governmental agency or by reason of the conditions
of supply and demand which have been or are affected by war, hostilities or other similar or dissimilar emergency (collectively,
“Force Majeure”). In each such instance of inability of Landlord to perform, Landlord shall exercise
reasonable diligence to eliminate the cause of such inability to perform.

 

[SIGNATURES ON FOLLOWING PAGE]

 

    	PAGE 50

    	 

    

 

IN WITNESS WHEREOF the parties hereto have
executed this Lease as a sealed instrument as of the Execution Date.

 

	LANDLORD	 
	 	 
	KING 200 CPD LLC,	 
	a Delaware limited liability company	 
	 	 	 
	By:	King Street BP Investors, LLC,	 
	 	its Manager	 
	 	 	 
	 	By:	King Williams LLC	 
	 	 	its Manager	 
	 	 	 	 
	 	 	By: King Street Properties Investments LLC,	 
	 	 	Its Manager	 
	 	 	 	 	 	 
	 	 	 	By:	/s/ Stephen D. Lynch	 
	 	 	 	 	Name:  Stephen D. Lynch	 
	 	 	 	 	Title:  Manager	 

 

	TENANT
	 
	ENUMERAL BIOMEDICAL HOLDINGS, INC.
	 	 	 
	By:	/s/ Arthur H. Tinkelenberg	 
	 	Name: Arthur H. Tinkelenberg	 
	 	Title:  President and Chief Executive Officer	 

 

    	PAGE 51

    	 

    

 

EXHIBIT 1

 

LEASE PLAN-SECOND FLOOR

 

 

    	EXHIBIT 1. PAGE 1

    	 

    

 

EXHIBIT 1-1

 

LEASE PLAN-GARAGE LEVEL

 

 

    	EXHIBIT 1-1. PAGE 1

    	 

    

 

 

    	EXHIBIT 1-1. PAGE 2

    	 

    

 

EXHIBIT 2

 

LEGAL DESCRIPTION

 

All that certain parcel of land with the buildings thereon situated
on 200 Cambridge Park Drive (formerly known as Rindge Avenue Extension) in the City of Cambridge, Middlesex County, Commonwealth
of Massachusetts, being Lot A1, as shown on a plan entitled "Plan of Land in Cambridge Massachusetts", prepared by Vanasse
Hangen Brustlin, Inc., dated May 14, 2001 and recorded with the Middlesex South District in Book 33523, Page 397, as Plan 840 of
2001.

 

TOGETHER WITH the benefit of the non-exclusive rights and easements
for parking spaces, in common with others entitled thereto, (over Lot D) as set forth in an instrument entitled "TPA Parking
Easement" by BRE/CambridgePark Land L.L.C. to Triangle Park Associates, dated April 15, 1999 and recorded with the Middlesex
South District Registry of Deeds in Book 30055, Page 95, as affected by Relocation of TPA Parking Easement, dated October 16, 2012,
recorded in Book 60269, Page 133 and Book 60443, Page 290; and as affected by First Amendment to TPA Parking Easement, recorded
with said Deeds, Book 61204, Page 275.

 

FURTHER TOGETHER WITH the benefit of those non-exclusive easement
rights set forth in an instrument entitled "Reciprocal Easement and Maintenance Agreement" by and between Cambridge Park
One Limited Partnership, Cambridge Park Two Limited Partnership, Cambridge Park Three Limited Partnership and Triangle Park Associates,
dated October 30, 1997 and recorded with said Deeds in Book 27822, Page 205, as amended by First Amendment and Ratification of
Reciprocal Easement and Maintenance Agreement dated March 5, 1999, and recorded with said Deeds in Book 30055, Page 108.

 

    	EXHIBIT 2. PAGE 1

    	 

    

 

EXHIBIT 3

 

LANDLORD’S WORK

 

 

    	EXHIBIT 3. PAGE 1

    	 

    

 

EXHIBIT 3-1

 

LANDLORD/TENANT RESPONSIBILITIES MATRIX

 

 

    	EXHIBIT 3-1. PAGE 1

    	 

    

 

EXHIBIT 4

 

INTENTIONALLY OMITTED

 

    	EXHIBIT 4. PAGE 1

    	 

    

 

EXHIBIT 5

 

FORM OF LETTER OF CREDIT

 

________________________

[Name of Financial Institution]

 

Irrevocable Standby

Letter of Credit

No. ____________________________________

Issuance Date: ____________________________

Expiration Date: ___________________________

Applicant: _______________________________

 

Beneficiary

 

[[[LANDLORD NAME]]]

 

________________

________________

 

Ladies/Gentlemen:

 

We hereby establish
our Irrevocable Standby Letter of Credit in your favor for the account of the above referenced Applicant in the amount of ____________________
U.S. Dollars ($____________________) available for payment at sight by your draft drawn on us when accompanied by the following
documents:

 

1.          An
original copy of this Irrevocable Standby Letter of Credit.

 

2.          Beneficiary’s
dated statement signed by a purportedly authorized officer/official certifying that the Beneficiary is entitled to draw upon this
Letter of Credit (in the amount of the draft submitted herewith) pursuant to this Lease (the “Lease”) dated
________________ by and between ____________________, as Landlord, and __________________, as Tenant and/or any amendment to the
lease or any other agreement between such parties related to the lease.

 

It is a condition of
this Irrevocable Standby Letter of Credit that it will be considered automatically renewed for a one year period upon the expiration
date set forth above and upon each anniversary of such date, unless at least sixty (60) days prior to such expiration date or applicable
anniversary thereof, we notify you in writing by certified mail return receipt requested or by recognized overnight courier service,
that we elect not to so renew this Irrevocable Standby Letter of Credit. A copy of any such notice shall also be sent, in the same
manner, to:

 

    	EXHIBIT 2. PAGE 1

    	 

    

 

_______________________.
In addition to the foregoing, we understand and agree that you shall be entitled to draw upon this Irrevocable Standby Letter of
Credit in accordance with 1 and 2 above in the event that we elect not to renew this Irrevocable Standby Letter of Credit and,
in addition, you provide us with a dated statement purportedly signed by an authorized signatory or agent of Beneficiary stating
that the Applicant has failed to provide you with an acceptable substitute irrevocable standby letter of credit in accordance with
the terms of the above referenced lease. We further acknowledge and agree that: (a) upon receipt of the documentation required
herein, we will honor your draws against this Irrevocable Standby Letter of Credit without inquiry into the accuracy of Beneficiary’s
signed statement and regardless of whether Applicant disputes the content of such statement; (b) this Irrevocable Standby Letter
of Credit shall permit partial draws and, in the event you elect to draw upon less than the full stated amount hereof, the stated
amount of this Irrevocable Standby Letter of Credit shall be automatically reduced by the amount of such partial draw; and (c)
you shall be entitled to transfer your interest in this Irrevocable Standby Letter of Credit from time to time and more than one
time without our approval and without charge. In the event of a transfer, we reserve the right to require reasonable evidence of
such transfer as a condition to any draw hereunder.

 

This Irrevocable Standby
Letter of Credit is subject to the Uniform Customs and Practice for Documentary Credits (1993 revision) ICC Publication No. 500.

 

We hereby engage with
you to honor drafts and documents drawn under and in compliance with the terms of this Irrevocable Standby Letter of Credit.

 

All communications
to us with respect to this Irrevocable Standby Letter of Credit must be addressed to our office located at ______________________________________________
to the attention of __________________________________.

 

	 	Very truly yours,
	 	 
	 	 
	 	 
	 	[name]
	 	 
	 	[title]

 

    	EXHIBIT 2. PAGE 2

    	 

    

 

EXHIBIT 6

 

LANDLORD’S SERVICES

 

1.          Hot
and cold water to the common area lavatories

2.          Electricity
for building common areas

3.          HVAC
services to the Building common areas and the Premises

4.          Maintenance
and Repair of the Property as Described in Section 10.2

5.          Elevator
service

6.          Trash
Removal

7.          Snow
Removal

8.          Exterior
grounds and parking maintenance

9.          Management
Services

10.         Building
Security Systems and Services

11.         Maintenance
of Life Safety Systems (fire alarm and sprinkler)

12.         Such
other services as Landlord reasonably determines are necessary or appropriate for the Property

 

    	EXHIBIT 6. PAGE 1

    	 

    

 

EXHIBIT 7

 

TENANT’S HAZARDOUS MATERIALS

 

Chemicals:

 

20X Tris pH 7.0

Acetic Acid Glacial ACS Grad

Acetone

Affigel Protein A

Agar Noble

Agarose Low EEO

Ammonium Chloride ACS

Ammonium Persulfate

Amphotericin B solution

Ampicillin Sodium Salt

Antibody preparation buffer

B-1,4-Galactosyltransferase (GAL T)

Biospin P-Gel columns

D(+)-     Biotin, 98%

Bleach

Bleach- Sodium Hypochlorite

Bovine Serum Album Fract V

Bovine Serum Album Fract V

Brilliant Blue G

Bromophenol Blue NA Salt

Buffer Additive

Buffer pH meter calibration Yellow pH 7

Buffer pH meter calibration Blue pH 10

Buffer pH meter calibration Red pH 4

Phosphate buffered solution

Calcium Carbonate CRT ACS

Calcium Chloride dihydrate

Citric Acid,anhydrous

Cryostor CS-10 freeze medium

Crystal Violet

Diatrizoic Acid

Diethanolamine Substrate Buffer (in Phosphate Substrate
Kit)

DMSO Dimethyl Sulfoxide

Dodecyl sulfate sodium salt (SDS)

DPBS 1X

Drierite Indicat 8 Mesh

DTT (Dithiothreitol)

EDTA 0.5M pH 8

Electrode Storage Solution

Elution buffer

Elution buffer

 

    	EXHIBIT 7. PAGE 1

    	 

    

 

Ethanol 140 Proof

Ethanol 190 Proof

Ethanol 70%

Ethidium Bromide

Ethyl Alcohol 190 Proof

ExoSAP-IT

Ficoll PM400

Foam Bricks

Foam Insulation (for shipping)

Formaldehyde

FuGene HD Transfection Reagent

ß            Galactosidase

L-(+)      Glutamine

Glycerol

3-           Glycidoxypropyltrimethoxysilane

Glycine

Heparin Sodium

Hepes

HEPES buffer 1M

Hexane

High vacuum grease

Human insulin solution

Hydrochloric Acid 6N

Hydrogen Peroxide (30% in water)

IgG elution buffer

Immobolized Protein A/G

Ionomycin calcium salt

Kerosene

Lens cleaning solution

Lysis Solution

Magnesium Chloride Hexahydrate

Magnesium Sulfate, anhydrous

2-            Mercaptoethanol

Methanol

Methotrexate

Microcide SQ

Mineral Oil

Native Sample buffers

Neutralization buffer

Niteocellulose membrane

Nitrogen, Liquid

Oil, ultra Grade 19

OPD tablets

PBS Phosphate Buffered Saline

Peroxidase Solution

Peroxidase Substrate TMB

 

    	EXHIBIT 7. PAGE 2

    	 

    

 

Phenol red indicator aqueous

Phorbol 12-myristate 13-acetate

Phosphate Substrate Kit

Phytohaemagglutinin

Pierce Recombinant Protein A agarose

pNPP tablets

Polyethylene glycol (PEG) 8000

Polyethyleneimine

Poly-l-lysine microscope slides

Poly-l-lysine Solution

Potassium Bicarbonate

Potassium Chloride

Potassium Chloride Solution

Potassium Hydroxide

Potassium Phosphate Dibasic

Potassium Phosphate Monobasic

Precision plus dual color protein standards

2-            Propanol Certified ACS

Propidium Iodide

Protein free (PBS) blocking buffer

Protogel (30%)

Protogel Stacking Buffer

Protogel Resolving Buffer

QDOT 525 DIBO conjugate

QDOT 655 DIBO conjugate

QDOT 705 DIBO conjugate

QDOT 800 DIBO conjugate

Resuspension solution

RNAse A

Secureline lab marker

Simply Blue Safestain

Sodium acetate trihydrate

Sodium Azide

Sodium Bicarbonate

Sodium Chloride

Sodium Citrate dihydrate

Sodium Dodecyl Sulfate

Sodium Dodecyl Sulfate

Sodium Hydroxide Cert ACS

Sodium Hypochlorite (Bleach)

Sodium Phosphate Dibase Anhydrous

Sodium Phosphate Monobasic Monohydrate

Sodium Tetraborate decahydrate

1-            Step TMB Blotting

Sucrose

Sulfuric acid solution

 

    	EXHIBIT 7. PAGE 3

    	 

    

 

Surfact-Amps NP-40 (Nonidet-P40 Substitute)

Sylgard 184 silicone elastomer curing agent

Sylgard 184 silicone elastomer kit (base)

TAE Buffer 50X

TAE Buffer 50X

N,N,N',N'-       Tetramethylethylenediamine

Texwipes Wipers pre wetted with 60-79% IPA

Transblot transfer pack

D (+)-     Trehalose

Tridecafluoro- (1,1,2,2-tetrahydrooctyl)-1-trichlorosilane

Tris(hydroxymethyl)aminomethane (Tris Base)

Tris-Glycine-SDS Page Buffer 10X

Triton x-100, Dnase, Rn

Trypan Blue Solution

Tween 20

UDP-GALNAZ

Unisafe

Wash Solution

Xylene Cyanol FF

 

Flammables:

 

Class I Combustibles

 

Acetone

Ethanol 200 proof

Ethyl alcohol 140 proof

Ethyl alcohol 190 proof

Hexane

Isopropanol

Methanol

Solvent waste

 

Class II Combustibles

 

Acetic Acid

Formaldehyde

 

Class III Combustibles

 

Dimethyl sulfoxide

Glycerol

2-Mercaptoethanol

 

Flammable Solid

 

Texwipes Wipers pre wetted with 60-79% IPA

 

    	EXHIBIT 7. PAGE 4

    	 

    

 

Biologicals:

 

Bovine Serum Albumin Fract (Bovine)

HI FBS (Bovine)

Human IL-12p70 Recombinant Protein (Human)

Human IL-21 (E.Coli)

Human IL-23 Recombinant Protein (Human)

Native Respiratory Synctial Virus (Long strain of RSV grown
on a monolayer of MA cells)

Recombinant Human CD40 Ligand/TNFSF5 (Histidine tagged) (E.Coli)

Recombinant Human CXCL8/IL-8 (E.Coli)

Recombinant Human GM-CSF (E.Coli)

Recombinant Human IFN-g (E.Coli)

Recombinant Human IL-10 (S. frugiperda)

Recombinant Human IL-17 (E.Coli)

Recombinant Human IL-1b/IL-1F2 (E.Coli)

Recombinant Human IL-6 (E.Coli)

Recombinant Human Interleukin-2 (E.Coli)

Recombinant Human RSV (A, rsb1734) glycoprotein g (Human respiratory
synctial virus)

Recombinant Human RSV (A2) Fusion glycoprotein (Human respiratory
synctial virus B (strain A2))

Recombinant Human TNF-a (E.Coli)

Recombinant Influenza A Virus H1N1 Hemagglutinin (Influenza
A Virus H1N1)

Recombinant Influenza A Virus H3N2 Hemagglutinin (Influenza
A Virus)

Recombinant Influenza B Virus Hemagglutinin (Influenza B Virus)

Recombinant Protein A (S. aureus)

Staphylococcal Enterotoxins A, B, C, C1, C2, C3, D, E, F, G,
H, I, J, K (Staphylococcus aureus)

 

Antibodies:

 

1 D1K

AffiniPure Donkey Anti-Human IgG (H+L)

AffiniPure Goat Anti-Human IgA + IgG + IgM(H+L)

AffiniPure Goat Anti-Human IgG, FcΥ

AffiniPure Goat Anti-Human IgM, Fc5μ

Alexa Fluor 488 anti-human CD3 Mouse IgG1, k

Alexa Fluor 488 anti-human CD3 Mouse IgG2a, k

Alexa Fluor 488 anti-human CD38

Alexa Fluor 488 Mouse Monoclonal ab to human CD19 antigen

Alexa Fluor 647 anti-human CD14

Alexa Fluor 647 anti-human CD14

Alexa Fluor 647-conjugated AffiniPure F(ab')2 Fragment Donkey
Anti-Mouse IgG (H+L)

Alkaline Phosphatase-conjugated AffiniPure Goat Anti-Human IgG

Alkaline Phosphatase-conjugated AffiniPure Rabbit Anti-Goat
IgG

Anti-H1 Influenza Hemagglutinin Rabbit Polyclonal

 

    	EXHIBIT 7. PAGE 5

    	 

    

 

Anti-His Antibody

Anti-human CD138 (Syndecan-1) APC

Anti-human IL-12 Purified

Anti-human IL-12/IL-23 p40

Antihuman IL-17A purified

Anti-human IL-21 Biotin

Anti-human IL-21 Purified

Anti-human IL-23, p40, p19

Anti-Mouse IgG- Peroxidase

APC Mouse Anti-human CD27

APC Mouse Anti-Human CD3

APC Mouse Anti-Human CD38

Biotin Anti-human and viral IL-10

CD138 APC

CD138 FITC

CD38 FITC

ChromPure Human IgA, serum

ChromPure Human IgG, whole molecule

ChromPure Human IgM, whole molecule

Donkey Polyclonal secondary antibody to Human IgG (H+L)

DyLight 488-Conjugated AffiniPure Rabbit Anti-Human IgG (H+L)

Dylight 549- conjugated AffiniPure Donkey Anti-human IgM,Fc5μ

Dylight 550-Goat Polyclonal Secondary Antibody to Human IgA-
Alpha Chain

DyLight 594-Conjugated AffiniPure Donkey Anti-Human IgG, FcΥ

Dylight 649-conjugated AffiniPure Goat Anti-Human Serum IgA,
α Chain Specific

Fluprescein-conjugated AffiniPure F(ab') Fragment Donkey Anti-Goat
IgG (H+L)

Goat Anti-Human IgG (H+L)

Goat Anti-Influenze A Virus Polyclonal Ab

Goat Anti-RSV Polyclonal Antibody

Goat Polyclonal Secondary Antibody to Donkey IgG - (H+L)

Human CXCL8/IL-B Ab Polyclonal Goat IgG

Human IgG-1 Fc

Human IgG1, KAPPA

Human IgG2, KAPPA

Human IgG3, KAPPA

Human IL-6 ab Monoclonal Mouse IgG

Human IL-6 ab Polyclonal Goat IgG

LEAF Purified anti-human CD8a

LEAF purified anti-human GM-CSF

LEAF Purified anti-human HLA-DR

LEAF Purified anti-human TNF-α

Monoclonal Anti-Flag M2, Clone M2

Monoclonal Anti-Human IgG1 9Fc Specific)

Monoclonal Anti-Human IgG2 Clone HP-6002

Monoclonal Anti-human IgG3

Mouse Anti RSV Fusion Protein

 

    	EXHIBIT 7. PAGE 6

    	 

    

 

Mouse Anti RSV Fusion Protein monoclonal ab.

Mouse anti-RSV Monoclonal ab

PE Mouse Anti-Human CD19

PerCP-conjugated AffiniPure F(ab')2 Fragment Donkey Anti-Mouse
IgG (H+L)

Purified anti-human CD19

Purified anti-human CD20

Purified anti-human CD22

Purified anti-human CD27

Purified anti-human IL-1β

Purified anti-human IL-6

Purified Mouse Anti-Human IgA1/IgA2

Purified Mouse Anti-Human IgG

Purified Mouse Anti-Human IgG1

Purified Rat Anti-human IL-10

Recombinant H1N1 HA Protein

Recombinant human HRSV glycoprotein G

Recombinant human IFN-Υ

Recombinant human RSV Fusion Protein

R-Phycoerythrin-conjugated AffiniPure F(ab')2 Fragment Donkey
Anti-Rabbit IgG (H+L)

TRTIC Labeled Lectin

V450 Mouse Anti-Human CD27

Rat IgG1, κ

Rat IgG2a, κ

Mouse IgG2b, κ

Mouse IgG1, κ

 

Cell Lines:

 

HEK 293 (Human)

293T/17 (Human)

CHO DP-12 (C. griseus)

ARH-77 (Human)

Mouse Spleen Cells (Mouse)

12I11 (Human)

4M17 (Human)

N1 (Mouse Hybridoma)

N15 (Mouse Hybridoma)

11B7.11 (Mouse Hybridoma)

Balb/c(Mouse spleenocytes)

NIH3T3 Cell line murine (Murine)

Whole blood cells (Human)

 

    	EXHIBIT 7. PAGE 7

    	 

    

 

EXHIBIT 8

 

RULES AND REGULATIONS

 

200 CAMBRIDGEPARK DRIVE, CAMBRIDGE, MA

 

		A.	General

 

		1.	Tenant and its employees shall not in any way obstruct
the sidewalks, halls, stairways, or exterior vestibules of the Building, and shall use the same only as a means of passage to
and from their respective offices. Unless expressly provided for in the Lease and then only with the express permission of the
Landlord, access to the mechanical penthouse and roofs are not permitted.

 

		2.	Corridor doors, when not in use, shall be kept closed.

 

		3.	Areas used in common by tenants, including the Fitness
Center and PH Neutralization Room shall be subject to such reasonable regulations as are posted therein.

 

		4.	Access cards to the Fitness Center shall be provided
to Tenant’s employees upon written request and receipt of a signed waiver.

 

		5.	Tenant’s PH Neutralization System shall be located
in a shared room in the Basement of the Building in an area designated for Tenant’s use by the Landlord. In no event shall
Tenant obstruct passage to or interfere with access to systems operated by other Tenant’s in the Building. Tenant’s
use of area shall be strictly related to the Tenant’s use and operation of its PH Neutralization System. Tenant shall provide
secondary containment for storage of chemicals and materials, which shall be safely stored in accordance with the Lease.

 

		6.	No companion animals, except Seeing Eye dogs, shall be
brought into or kept in, on or about the Premises or Common Areas; provided however, the foregoing restriction shall not apply
to any laboratory animals used by Tenant in connection with its research and development activities.

 

		7.	Alcoholic beverages (without Landlord’s prior written
consent, which shall not be unreasonably withheld, delayed, or conditioned), illegal drugs or other illegal controlled substances
are not permitted in the Common Areas, nor will any person under the influence of the same be permitted in the Common Areas. Landlord
reserves the right to exclude or expel from the Building any persons who, in the judgment of the Landlord, is under the influence
of alcohol or drugs, or shall do any act in violation of the rules and regulations of the Building.

 

		8.	No firearms or other weapons are permitted in the Common
Areas.

 

		9.	No fighting or “horseplay” will be tolerated
at any time in the Common Areas.

 

    	EXHIBIT 8. PAGE 1

    	 

    

 

		10.	Tenant shall not cause the need for any additional janitorial
labor or services in the Common Areas by reason of Tenant’s carelessness or indifference in the preservation of good order
and cleanliness.

 

		11.	Smoking and discarding of smoking materials by Tenant
and/or any Tenant Party is permitted only in exterior locations designated by Landlord. Tenant will instruct and notify its employees
and visitors of such policy.

 

		12.	Bicycles and other vehicles are not permitted inside
the Building or on the walkways outside the Building, except in those areas specifically designated by Landlord for such purposes

 

		13.	Tenant shall not operate or permit to be operated on
the Premises any coin or token operated vending machine or similar device (including, without limitation, telephones, lockers,
toilets, scales, amusement devices and machines for sale of beverages food, candy, cigarettes or other goods), except for those
vending machines or similar devices which are for the sole and exclusive use of tenant’s employees.

 

		14.	Canvassing, soliciting, and peddling in or about the
Building is prohibited. Tenant, its employees, agents and contractors shall cooperate with said policy, and Tenant shall cooperate
and use best efforts to prevent the same by Tenant’s invitees.

 

		15.	Fire protection and prevention practices implemented
by the Landlord from time to time in the Common Areas, including participation in fire drills, must be observed by Tenant at all
times.

 

		16.	Except as provided for in the Lease, no signs, advertisements
or notices shall be painted or affixed on or to any windows, doors or other parts of the Building that are visible from the exterior
of the Building unless approved in writing by the Landlord.

 

		17.	The restroom fixtures shall be used only for the purpose
for which they were constructed and no rubbish, ashes, or other substances of any kind shall be thrown into them. Tenant will
bear the expense of any damage resulting from misuse.

 

		18.	Tenant will not interfere with or obstruct any perimeter
heating, air conditioning or ventilating units.

 

		19.	Tenant shall cause the Premises to be exterminated per
Article 10.6 of the Lease. Except as included in Landlord’s Services, Tenant shall bear the cost and expense of such pest
control services.

 

		20.	Tenant shall not install, operate or maintain in the
Premises or in any other area of the Building, any electrical equipment which does not bear the U/L (Underwriters Laboratories)
seal of approval, or which would overload the electrical system or any part thereof beyond its capacity for proper, efficient
and safe operation as determined by Landlord, taking into consideration the overall electrical system and the present and future
requirements of the Building.

 

    	EXHIBIT 8. PAGE 2

    	 

    

 

		21.	Tenants shall not perform improvements or alterations
within the Building or their Premises, if the work has the potential of disturbing the fireproofing which has been applied on
the surfaces of structural steel members, without the prior written consent of Landlord, if applicable.

 

		22.	Tenant shall manage its waste removal and janitorial
program in a manner acceptable to the Landlord, at its sole cost and expense, keeping any recyclables, garbage, trash, rubbish
and refuse neatly stored in vermin- proof containers for Tenants sole use within the Premises or Landlord designated area until
removed with all removal to be performed during non-business hours. Tenant shall not place in any waste receptacle, dumpster,
or building compactor any biohazard materials, hazardous material, or other material that cannot be disposed of in the ordinary
and customary manner of trash and garbage.

 

		23.	Lab operators who travel outside lab space must abide
by the “one glove rule” and remove lab coats where predetermined. For the avoidance of doubt, the “one glove
rule” is intended to ensure that lab personnel use an ungloved hand to touch common area surfaces.

 

		24.	In order to maximize the safety and effectiveness of
first responders who must enter the Premises in emergency, Tenant shall maintain chemical lists and MSDS sheets at readily identifiable
and accessible locations at the entrance to each lab area.

 

		25.	Tenant shall provide Landlord, in writing, the names
and contact information of two (2) representatives authorized by Tenant to request Landlord services, either billable or non-billable
and to act as a liaison for matters related to the Premises.

 

		B.	Access & Security

 

		1.	Landlord reserves the right to close and keep locked
all entrance and exit doors of the Building during the hours Landlord may deem advisable for the adequate protection of the Property.
Use of the Building and the leased premises before 8 AM or after 6 PM, or any time during Saturdays, Sundays or legal holidays
shall be allowed only to persons with a key/card key to the Building or guests accompanied by such persons. Any persons found
in the Building after hours without such keys/card keys are subject to the surveillance of building staff.

 

		2.	Tenant shall not place any additional lock or locks on
any exterior door in the Premises or Building or on any door in the Building core within the Premises, including doors providing
access to the telephone and electric closets and the slop sink, without Landlord’s prior written consent. A reasonable number
of keys to the locks on the doors in the Premises shall be furnished by Landlord to Tenant at the cost of Tenant, and Tenant shall
not have any duplicate keys made. All keys shall be returned to landlord at the expiration or earlier termination of this Lease.

 

		3.	Landlord may from time to time adopt appropriate systems
and procedures for the security or safety of the Building, its occupants, entry and use, or its contents, provided that Tenant
shall have access to the Building 24 hours per day, 7 days a week. Tenant, Tenant’s agents, employees, contractors, guests
and invitees shall comply with Landlord’s reasonable requirements relative thereto.

 

    	EXHIBIT 8. PAGE 3

    	 

    

 

		4.	Tenant acknowledges that Property security problems may
occur which may require the employment of additional security measures in the day-to-day operation of the Common Areas. Accordingly,
Tenant agrees to cooperate and cause its employees, contractors, and other representatives to cooperate fully with Landlord in
the implementation of any reasonable security procedures concerning the Common Areas.

 

		5.	Tenant and its employees, agents, contractors, invitees
and licensees are limited to the Premises and the Common Areas. Tenants and its employees, agents, contractors, invitees and licensees
may not enter other areas of the Project (other than the Common Areas) except when accompanied by an escort from the Landlord.

 

		C.	Shipping/Receiving

 

		1.	Dock areas for the Building shall not be used for storage
or staging by Tenant.

 

		2.	In no case shall any truck or trailer be permitted to
remain in a loading dock area for more than 45 minutes.

 

		3.	There shall not be used in any Common Area, either by
Tenant or by delivery personnel or others, in the delivery or receipt of merchandise, any hand trucks, except those equipped with
rubber tires and sole guards.

 

		4.	Use of the freight elevators shall be on a first come,
first serve basis for moving and deliveries. Freight elevators may be used during normal business hours. After hours use is permitted
with notice to the Management Company and subject to reimbursement to Landlord for any reasonable cost. In no event shall Tenant
exceed the load limits posted in the freight elevators and shall not stop the elevator for more than thirty (30) minutes for purposes
of loading/unloading .

 

		5.	Lab operators carrying any lab related materials may
only travel within the Premises and to and from the loading dock.

 

		6.	Any dry ice brought into the building must be delivered
through the loading dock.

 

		7.	All nitrogen tanks must travel through the loading dock
and should never be left unattended outside of the Premises.

   

		D..	Parking

 

1.          Unless
otherwise stipulated in the Lease, parking is on an unassigned, non reserved basis. Tenant shall park in conformity with all signs
and other markings and will honor all reserved and handicap parking spaces.

 

2.          Access
to the Parking Spaces (as defined in the Lease) shall be controlled by key cards to be provided by the Landlord. Parking access
cards are not transferrable. Tenant will notify Landlord upon termination of any employee with a parking access card so that Landlord
may promptly deactivate that employee’s card. Tenant will notify Landlord immediately if a parking access card is lost. Tenant
shall be responsible for the reasonable associated replacement cost.

 

    	EXHIBIT 8. PAGE 4

    	 

    

 

3.          Parking
of any trailers, trucks, motor homes, or unregistered vehicles in the parking areas is prohibited.

 

4.          Vehicles
may not be stored in the Parking Spaces, however, overnight parking shall be permitted with notice to the Management Company.

 

5.          Washing,
maintenance and repair of motor vehicles in the Parking Spaces is expressly prohibited. Disabled vehicles shall be removed within
forty-eight (48) hours.

 

		E.	Moving

 

1.          Tenant
shall provide Landlord with reasonable notice of move in and/or move out of equipment and/or furniture. In the case of move out
or removals, Tenant shall provide notice in writing.

 

2.          Moving
shall be performed during normal business hours unless otherwise approved by Landlord. Tenant will be responsible for any additional
costs incurred by Landlord for after business hours use.

 

3.          Certificate
of insurance shall be provided by Tenant’s contractor naming Landlord and Landlord’s managing agent as additional insureds.

 

4.          Tenant
shall cause its moving contractor to provide protection to all Common Area floors and walls. All dollies and handcarts must be
equipped with rubber wheels. Tenant’s moving contractor shall be responsible for the off-site removal of any boxes, padding,
and other associated trash from the common areas. Disposal of trash from moving shall not be permitted in the Building dumpster
or compactor.

 

    	EXHIBIT 8. PAGE 5

    	 

    

 

EXHIBIT 9

 

TENANT WORK INSURANCE SCHEDULE

 

Tenant shall, at its own expense, maintain
and keep in force, or cause to be maintained and kept in force by any general contractors, sub-contractors or other third party
entities where required by contract, throughout any period of alterations to the Premises or the Building by Tenant, the following
insurance coverages:

 

(1)         Property
Insurance. “All-Risk” or “Special” Form property insurance, and/or Builders Risk coverage for major
renovation projects, including, without limitation, coverage for fire, earthquake and flood; boiler and machinery (if applicable);
sprinkler damage; vandalism; malicious mischief coverage on all equipment, furniture, fixtures, fittings, tenants work, improvements
and betterments, business income, extra expense, merchandise, inventory/stock, contents, and personal property located on or in
the Premises. Such insurance shall be in an amount equal to the full replacement cost of the aggregate of the foregoing and shall
provide coverage comparable to the coverage in the standard ISO “All-Risk” or “Special” form, when such
coverage is supplemented with the coverages required above. Property policy shall also include coverage for Plate Glass, where
required by written contract.

 

Builders Risk insurance coverage may be
provided by the general contractor on a blanket builders risk policy with limits adequate for the project, and evidencing the additional
insureds as required in the Lease.

 

(2)         Liability
Insurance. General Liability, Umbrella/Excess Liability, Workers Compensation and Auto Liability coverage as follows:

 

	(a)          General Liability	$1,000,000 per occurrence
	 	$1,000,000 personal & advertising injury
	 	$2,000,000 products/completed operations aggregate
	 	$2,000,000 general aggregate

 

The General Contractor is required to maintain,
during the construction period and up to 3 years after project completion, a General Liability insurance policy, covering bodily
injury, personal injury, property damage, completed operations, with limits to include a $1,000,000 limit for blanket contractual
liability coverage and adding Landlord as additional insured as respects the project during construction and for completed operations
up to 3 years after the end of the project. Landlord requires a copy of the ISO 20 10 11 85 Additional Insured endorsement, showing
Landlord as an additional insured to the GC’s policy.

 

	(b)          Auto Liability	$1,000,000 combined single limit (Any Auto) for bodily injury and property damage, hired and non-owned cover.
	 	 
	(c)          Workers Compensation	Statutory Limits
	Employers Liability	$1,000,000 each accident
	 	$1,000,000 each employee
	 	$1,000,000 policy limit

 

    	EXHIBIT 9. PAGE 1

    	 

    

 

General Contractor shall ensure that any
and all sub-contractors shall maintain equal limits of coverage for Workers Compensation/EL and collect insurance certificates
verifying same.

 

	(d)          Umbrella/Excess Liability	$3,000,000 per occurrence
	 	$3,000,000 aggregate

 

(e)          Environmental
Insurance – To the extent required by Landlord Contractors’ commercial general liability/umbrella insurance policy(ies)
shall include Landlord and Landlord’s designees as additional insureds’, and shall include a primary non-contributory
provision. Liability policy shall contain a clause that the insurer may not cancel or materially change coverage without first
giving Landlord thirty (30) days prior written notice, except cancellation for non-payment of premium, in which ten (10) days prior
written notice shall be required.

 

(3)         Deductibles.
If any of the above insurances have deductibles or self insured retentions, the Tenant and/or contractor (policy Named Insured)
shall be responsible for the deductible amount.

 

All of the insurance policies required in
this Exhibit D shall be written by insurance companies which are licensed to do business in the State where the property
is located, or obtained through a duly authorized surplus lines insurance agent or otherwise in conformity with the laws of such
state, with an A.M. Best rating of at least A and a financial size category of not less than VII. Tenant shall provide Landlord
with certificates of insurance upon request, prior to commencement of the Tenant/contractor work, or within thirty (30) days of
coverage inception and subsequent renewals or rewrites/replacements of any cancelled/non-renewed policies.

 

    	EXHIBIT 9. PAGE 2

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