Document:

Assignment & Assumption of Lease

 Exhibit 10.4 
  
 ASSIGNMENT AND ASSUMPTION OF LEASE 
 WITH LANDLORD’S CONSENT AND RELEASE 
  

 This ASSIGNMENT AND ASSUMPTION OF LEASE WITH LANDLORD’S CONSENT AND RELEASE (“Agreement”) made and entered into as of August 1, 2007,
by and among ZFI GROUP, LLC, having a place of business at 182 Cedar Street, Branford, CT 06405 (hereinafter known as “Landlord”), CURAGEN CORPORATION, a Connecticut corporation, having a place of business at 322 East Main Street,
Branford, Connecticut 06405 (hereinafter known as “Assignor”) and 454 LIFE SCIENCES CORPORATION, a Delaware Corporation, having a place of business at 16 Commercial Street, Branford, Connecticut 06405 (hereinafter known as
“Assignee”). 
 WITNESETH: 
 WHEREAS, Landlord and Assignor entered into a certain Lease Agreement dated as of January 12, 2004 (the “Lease”) with respect to certain real property with improvements thereon known as 15 Commercial Street Branford,
Connecticut (the “Premises”); and 
 WHEREAS, Assignor is desirous of assigning its rights as tenant under the Lease to Assignee;
and 
 WHEREAS, Assignee is desirous of assuming the Lease and all obligations, as tenant, arising thereunder; and 
 WHEREAS, Assignor is desirous of being released from any future obligations, as tenant, arising under the Lease; 
 NOW THEREFORE, for the premises set forth above, the promises contained herein and the consideration of one ($1.00) Dollar and other good and valuable
considerations received to Assignor’s full satisfaction of Assignee, the parties hereto agree as follows: 
 1. Capitalized
Terms. Except as otherwise defined herein, any and all defined terms used herein shall have the meaning set forth in the Lease. 
 2.
Assignment and Assumption 
 A. Assignor, as tenant, does herby sell and assign, without recourse, and set over unto
Assignee all of the Assignor’s rights and obligations under the Lease, together with all of Assignor’s rights to the leasehold improvements located therein. 
 B. Assignee hereby unconditionally and absolutely assumes and agrees to perform all of the terms, covenants and conditions of the Lease on
the part of the tenant therein required to be performed. 
 C. Assignor represents to its actual knowledge, without
independent investigation, that (a) the Lease is now in full force and effect and has not been amended 

 
or modified in any material respect, except as set forth herein; (b) no rent has been paid for any period commencing after July 31, 2007; and
(c) no default exists by Landlord or Assignor under the Lease. 
 3. Release. Upon the full execution of this Agreement, Landlord
and Assignee hereby agree that Assignor is hereby released from any and all obligations and liabilities arising under the Lease on or after the date of this Agreement, except for the payment of rent and any other expenses and costs required to be
paid by the Assignee under the Lease. All obligations and liabilities of Assignor for such payments required to be paid under the Lease after the date of this Agreement shall terminate, if not sooner terminated, on March 31, 2009. 

4. Notices. Whenever notice is required by conditions of the Lease, such notice shall be given or served in person, or sent by a nationally
recognized overnight carrier, or by registered or certified mail, return receipt requested, and addressed as follows: 
 To Assignor at:

 CuraGen Corporation 
 322 East Main Street 
 Branford, CT 06405 
 Attn: Elizabeth Whayland 
 To
Tenant at: 
 Peter Dacey, Vice President of Finance and Operations 
 454 Life Sciences Corporation 
 16 Commercial Street 
 Branford, Connecticut 06405 
 5. Landlord’s Consent. Landlord by its signature below hereby consents to the Assignment of the Lease by Assignor to Assignee and agrees to
the provisions of Paragraph 3. 
 6. Notice of Assignee/Tenant Default. Landlord agrees to give written notice to Tenant within five
(5) days of any default committed under the Lease by Assignee or any other tenant under the Lease. Any notice which is to be given to Assignor shall be deemed sufficiently given if sent by Certified or Registered Mail, postage prepaid,
addressed as follows: 
  

	 	Assignor:	CuraGen Corporation 

	 	    	322 East Main Street 

	 	    	Branford, Connecticut 06405 

	 	    	Attn: Elizabeth Whayland 

  

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 In Witness Whereof, the Assignor, Assignee and Landlord have made, executed and delivered the within
instrument as of the _______ day of _______, 2007. 
 In the Presence of: 
  

									
		 	/s/ Elizabeth A. Whayland	 		 	 ASSIGNOR:
 CURAGEN
CORPORATION

					
		 	/s/ Laura E. Davis	 		 	By:	 	/s/ David M. Wurzer
		 		 		 		 	 David M. Wurzer
 Its EVP/CFO

  

									
		 	/s/ Agnieszka Cayado	 		 	 ASSIGNEE:
 454 LIFE SCIENCES
CORPORATION

					
		 	 	 		 	By:	 	/s/ Peter J. Dacey
		 		 		 		 	 Peter J. Dacey
 Its Vice President of
Finance
 and Operations

  

									
		 	/s/ Robert T. Harrington	 		 	 LANDLORD:
 ZFI GROUP,
LLC

					
		 	/s/ Angela Gold	 		 	By:	 	/s/ Christopher Zane
		 		 		 		 	 Name: Christopher Zane
 Its:
Member

  

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	STATE OF CONNECTICUT )	  		  	
	)	  	ss: Branford	  	July 30, 2007
	COUNTY OF NEW HAVEN )	  		  	

 Personally appeared David M. Wurzer, member of CuraGen Corporation, signer and sealer of the
foregoing instrument, and acknowledged the same to be his free act and deed as such officer, and the free act and deed of said corporation, before me. 
 Meghan L. Benson                             
 COMMISSIONER OF THE SUPERIOR COURT 
 NOTARY PUBLIC 
 MY COMMISSION EXPIRES OCT. 31, 2009 
  

					
	STATE OF CONNECTICUT )	  		  	
	)	  	ss: Branford	  	July 30, 2007
	COUNTY OF NEW HAVEN )	  		  	

 Personally appeared Peter J. Dacey, member of 454 Life Sciences Corporation, signer and sealer of
the foregoing instrument, and acknowledged the same to be his free act and deed as such officer, and the free act and deed of said corporation, before me. 
 Meghan L.
Benson                             
 COMMISSIONER OF THE SUPERIOR COURT 
 NOTARY PUBLIC 
 MY COMMISSION EXPIRES OCT. 31, 2009 
  

					
	STATE OF CONNECTICUT )	  		  	
	)	  	ss:	  	July 27, 2007
	COUNTY OF NEW HAVEN )	  		  	

 Personally appeared Christopher Zane, member of ZFI Group, LLC, signer and sealer of the foregoing
instrument, and acknowledged the same to be his free act and deed as such officer, and the free act and deed of said corporation, before me. 
 Robert T. Harrington                             
 COMMISSIONER OF THE SUPERIOR COURT 
  

 4Indemnity Agreement

 Exhibit 10.5 
 INDEMNITY AGREEMENT 
 This INDEMNITY AGREEMENT is entered into as of August 1, 2007 (this
“Agreement”), by and between 454 LIFE SCIENCES CORPORATION, a Connecticut stock corporation (“454”), and CURAGEN CORPORATION (“CuraGen”). 
 WHEREAS, CuraGen is the tenant under a certain Lease Agreement dated January 12, 2004 by and between CuraGen, as tenant, and ZFI Group, LLC, as landlord (“Landlord”), with respect to certain premises
located at 15 Commercial Street, Branford, Connecticut (the “Lease”); and 
 WHEREAS, pursuant to an Assignment and Assumption of
Lease with Landlord’s Consent and Release dated August 1, 2007 (the “Effective Date”) by and among Landlord, CuraGen and 454 (the “Assignment”), CuraGen has assigned and 454 has assumed all liabilities and obligations
of CuraGen as tenant under such Lease arising from and after the Effective Date; and 
 WHEREAS, as an inducement for CuraGen to assign the
Lease to 454, and as an inducement for 454 to assume the liabilities and obligations of CuraGen thereunder, the parties have agreed to indemnify each other as provided herein; 
 NOW, THEREFORE, for one dollar and other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged and in
consideration of the premises and the covenants contained herein, CuraGen and 454 do hereby covenant and agree as follows: 
 1.
Indemnification. 454 hereby agrees to indemnify and hold harmless CuraGen, and its successors and assigns, from and against any and all claims, liabilities, actions, causes of action, losses, costs or expenses (including, without limitation,
any reasonable legal, accounting and other expenses of experts or third party professionals for defending any actions or threatened actions) incurred by CuraGen, or any of such successors or assigns, as a result of 454 defaulting in or failing to
perform any of the tenant’s obligations under the Lease arising on or after the Effective Date. Curagen hereby agrees to indemnify and hold harmless 454, and its successors and assigns, from and against any and all claims, liabilities, actions,
causes of action, losses, costs or expenses (including, without limitation, any reasonable legal, accounting and other expenses of experts or third party professionals for defending any actions or threatened actions) incurred by 454, or any of such
successors or assigns, as a result of CuraGen defaulting in or failing to perform any of the tenant’s obligations under the Lease arising prior to the Effective Date. 
 2. Indemnification Procedure. Whenever any demand shall be made upon a party (the “Indemnified Party”) under the Lease or Assignment for
which the other party (the “Indemnifying Party”) is required to indemnify the Indemnified Party, the Indemnified Party shall promptly notify the Indemnifying Party of such demand in writing and provide a copy of any written document
delivered to the Indemnified Party relating to such demand. No notice need be given by the Indemnified Party unless and until it has received written notice of the demand. Within fifteen (15) days of written notice to the Indemnifying Party of
any such 

 
demand, the Indemnified Party shall either satisfy and pay in full such demand or assume the defense of such demand at its sole cost and expense with counsel
approved by the Indemnified Party in its reasonable discretion. If the Indemnifying Party shall fail to satisfy any such demand or fail to assume in a reasonable manner the defense of any demand arising under the Lease or Assignment, as applicable,
within the time period set forth above, the Indemnified Party shall be free to defend, settle, litigate, appeal and otherwise act in its reasonable discretion, and the Indemnifying Party shall be obligated to reimburse in full any settlement,
judgment or similar liability and all costs associated therewith including reasonable out-of-pocket legal fees and disbursements and shall not have any defense based on the reasonableness or necessity of the Indemnified Party’s actions or its
failure to defend effectively such demand. 
 3. Other Rights to Indemnification. The rights to indemnification and advances provided
by this Agreement shall not be deemed exclusive of any other rights to which the Indemnified Party may now or in the future be entitled under any other agreement or any provision of applicable law. 
 4. Enforcement. 
 a. Each party
unconditionally and irrevocably agrees that its execution of this Agreement shall also constitute a stipulation by which it shall be irrevocably bound in any court in which a proceeding by the other party for enforcement of its rights shall have
been commenced, continued or appealed that obligations of each party set forth in this Agreement are unique and special, and that failure of either party to comply with the provisions of this Agreement will cause irreparable and irremediable injury
to the other party, for which a remedy at law will be inadequate. As a result, in addition to any other right or remedy each party may have at law or in equity with respect to a violation of this Agreement, each party shall be entitled to injunctive
or mandatory relief directing specific performance by the other party of its obligations under this Agreement. Each party further irrevocably stipulates and agrees that it shall not, except in good faith, raise any objections not specifically
relating to the merits of the other party’s claim. 
 b. In the event that either party is subject to or intervenes in any legal action
in which the validity or enforceability of this Agreement is at issue or institutes any legal action, for specific performance or otherwise, to enforce its rights under, or to recover damages for breach of, this Agreement, such party shall, within
thirty (30) days after written request to the other party therefore, be indemnified by or receive advances from the other party in respect of all costs and expenses (including reasonable attorney’s fees and disbursements) incurred by it in
connection therewith; provided, however, that in connection with any such action between CuraGen and 454, the prevailing party shall be entitled to all costs, expenses and reasonable attorney’s fees that may be incurred or paid by the
prevailing party in enforcing the covenants and agreements of the other party in this Agreement. 
 5. Duration of Agreement; Amendment to
Lease Agreement. 
 a. This Agreement shall continue until and shall only terminate upon the termination of all of the terms, covenants
and agreements of CuraGen set forth in the Lease 

  

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according to its terms. 454 agrees that it will not exercise any extension options or increase the liability of the tenant or otherwise amend the Lease
without the prior written consent of CuraGen which may be withheld in its sole discretion. 
 b. This Agreement shall be binding upon 454 and
its successors and assigns and shall inure to the benefit of CuraGen and its successors and assigns. 
 6. Severability. If any
provision or provisions of this Agreement shall be held to be invalid, illegal or unenforceable under any particular circumstances or for any reason whatsoever (i) the validity, legality and enforceability of the remaining provisions of this
Agreement (including, without limitation, all other portions of any Section, paragraph or clause of this Agreement that contains any provision that has been found to be invalid, illegal or unenforceable), or the validity, legality or enforceability
under any other circumstances shall not in any way be affected or impaired thereby and (ii) to the fullest extent possible consistent with applicable law, the provisions of this Agreement (including, without limitation, all other portions of
any Section, paragraph or clause of this Agreement that contains any such provision that has been found to be invalid, illegal or unenforceable) shall be deemed revised, and shall be construed so as to give effect to the intent manifested by this
Agreement (including the provision held invalid, illegal or unenforceable). 
 7. Counterparts. This Agreement may be executed in one
or more counterparts, each of which shall for all purposes be deemed to be an original, but all of which together shall constitute one and the same Agreement. Only one such counterpart signed by the party against whom enforceability is sought needs
to be produced to evidence the existence of this Agreement. 
 8. Headings. The headings of the paragraphs of this Agreement are
inserted for convenience only and shall not be deemed to constitute part of this Agreement or to affect the construction thereof. 
 9.
Modification and Waiver. No supplement, modification or amendment of this Agreement shall be binding unless executed in writing by both parties hereto. No waiver of any of the provisions of this Agreement shall be deemed or shall constitute a
waiver of any other provision hereof (whether or not similar) nor shall such waiver constitute a continuing waiver. 
 10. Notification
and Defense of Claim. Each party agrees to promptly notify the other party in writing upon being served with any summons, citation, subpoena, complaint, indictment, information or other document relating to any matter which may be subject to
indemnification covered hereunder, whether civil, criminal or investigative; provided, however, that the failure of a party to give such notice to the other party shall not adversely affect such party’s rights under this Agreement so long as
the other party is not prejudiced as a result of such failure. 
 11. Notices and Payments. All notices, requests, demands and other
communications hereunder shall be in writing and shall be deemed to have been duly given upon delivery thereof if (i) delivered by hand, or sent via telecopy, facsimile, email or other electronic transmission, in each case receipted for by the
party to whom such notice or other communication shall have been 

  

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directed or transmitted, (ii) mailed by certified or registered mail with postage prepaid or (iii) delivered by overnight courier service:

  

	 	a.	if to CuraGen: 

 CuraGen Corporation

 322 East Main Street 
 Branford, CT 06405 
 Attn: Elizabeth Whayland 
 and 
  

	 	b.	if to 454: 

 454 Life Sciences
Corporation 
 16 Commercial Street 
 Branford, Connecticut 06405 
 Attn: Peter Dacey, Vice President of Finance and Operations 
 or to such other address as may have been furnished to any
party by any other party. 
 All payments by an Indemnifying Party hereunder to the Indemnified Party shall be effected by payment of cash or
delivery of a certified or official lender check in the amount of the claim or liability within five (5) days after demand therefore and if interest must be paid by the Indemnified Party on the liability for which indemnity is due, the
Indemnifying Party shall deliver an amount adequate to pay interest to the date on which funds are available to the Indemnified Party for payment of such liability. Payments required to be made by an Indemnifying Party pursuant to this Agreement to
a party other than the Indemnified Party shall be made promptly upon demand, without deduction, withholding or set-off, and free and clear of any claim, counterclaim or defense against the Indemnified Party. 
 12. Governing Law. The parties hereto agree that this Agreement shall be governed by, and construed and enforced in accordance with, the laws of
the State of Connecticut without regard to conflict of law principles thereunder. 
 13. Due Authorization. This Agreement has been
duly authorized by the Board of Directors of 454 and CuraGen, as evidenced by the Board of Directors resolutions attached hereto as Exhibit A and Exhibit B, respectively. 
 14. Assignment. 454 may not assign its interest in this Agreement without the prior written consent of CuraGen, which may be withheld in its sole
discretion. 
 15. Representation. Each party warrants and represents to the other that: 
 (a) this Agreement has been duly authorized, executed and delivered by such party. 
  

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 (b) such party has not previously assigned any interest in the Assignment to any party. 
 16. Conflicts. Notwithstanding any term or provision of any agreement to the contrary, in the event that any term or provision of any such
instrument or agreement conflicts or is inconsistent with the terms and provisions of this Agreement, the terms and provisions of this Agreement shall control. 
 [signature page follows] 
  

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

			
	454 LIFE SCIENCES CORPORATION
		
	By:	 	/s/ Peter J. Dacey
		 	 Name: Peter J. Dacey
 Title: Vice President of Finance

 Duly Authorized

  

			
	CURAGEN CORPORATION
		
	By:	 	/s/ David M. Wurzer
		 	 Name: David M. Wurzer
 Title: EVP & CFO

Duly Authorized

  

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	STATE OF CONNECTICUT )	  		  	
	)	  	ss:	  	Sept. 18, 2007
	COUNTY OF NEW HAVEN )	  		  	

 Personally appeared David M. Wurzer, Chief Financial Officer of CuraGen Corporation, signer and
sealer of the foregoing instrument, and acknowledged the same to be his free act and deed as such officer, and the free act and deed of said corporation, before me. 
 Laura E.
Davis                                        

 COMMISSIONER OF THE SUPERIOR COURT 
 NOTARY PUBLIC 
 MY COMMISSION EXPIRES AUG. 31, 2012 
  

					
	STATE OF CONNECTICUT )	  		  	
	)	  	ss:	  	Sept. 18, 2007
	COUNTY OF NEW HAVEN )	  		  	

 Personally appeared Peter J. Dacey, Vice President of Finance and Operations of 454 Life Sciences
Corporation, signer and sealer of the foregoing instrument, and acknowledged the same to be his free act and deed as such officer, and the free act and deed of said corporation, before me. 
 Meghan L.
Benson                                 
 COMMISSIONER OF THE SUPERIOR COURT 
 NOTARY PUBLIC 
 MY COMMISSION EXPIRES OCT. 31, 2009 
  

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