Document:

Exhibit 10.10

                              ENVIROKARE TECH, INC.

                  Agreement and General Release (Charles Stein)

     This Agreement and General Release (hereinafter sometimes referred to as
the "Agreement"), made this 27th day of November, by and between Envirokare
Tech, Inc., a Nevada corporation ("Envirokare") and Charles Stein, an individual
residing in Miami, Florida (hereinafter referred to as "Stein").

     WHEREAS, pursuant to that certain Employment Agreement between Envirokare
and Stein, dated as of December 18, 2000, as amended as of March 14, 2001 (the
"Employment Agreement"), Stein was employed by and served as Chairman of the
Board of Directors, President and Chief Executive Officer of Envirokare;

     WHEREAS, effective as of March 26, 2001, Stein resigned as President of
Envirokare;

     WHEREAS, pursuant to that certain Letter Agreement, dated May 8, 2001
between Envirokare and Stein, dated May 8, 2001 (the "Letter Agreement"), among
other things, (i) the Employment Agreement was terminated, and Stein resigned as
Chairman of the Board and Chief Executive Officer of Envirokare, all effective
as of May 1, 2001, and (ii) Stein became Vice Chairman of the Board of
Envirokare; and

     WHEREAS, Envirokare and Stein desire to resolve certain matters in
connection with his employment by Envirokare and its subsidiaries;

     NOW, THEREFORE, in consideration of the terms and conditions hereinafter
set forth, the parties agree as follows:

1.   Date of Receipt. Stein acknowledges receipt of this Agreement and General
     Release.

2.   Notice to Stein. Stein hereby acknowledges that this Agreement and General
     Release constitutes written notice and advice from Envirokare that:

     (a)  He should consult with an attorney prior to executing this Agreement
          and General Release.

     (b)  He has twenty-one (21) days from after the date first above set forth
          to consider and review this Agreement and General Release (the "Review
          Period"). If Stein does not sign this Agreement and General Release
          and return it to the Company within the Review Period, it will be null
          and void. Stein also understands that he may sign and return this
          Agreement and General Release before the Review Period expires. If
          Stein executes this Agreement and General Release prior to the
          expiration of such period, Stein does so voluntarily and after having
          had the opportunity to consult with an attorney.

     (c)  He has seven (7) days (the "Revocation Period") following the date he
          executes this Agreement and General Release during which he may revoke
          his acceptance of

                                      -1-
<PAGE>

          this Agreement and General Release. Stein also understands that this
          Agreement and General Release shall not become effective or
          enforceable until the Revocation Period has expired.

     (d)  This Agreement and General Release does not waive rights or claims
          that may arise after the date it is signed.

3.   Termination of Letter Agreement. Effective at the conclusion of the
     Revocation Period (the "Termination Date"), the Letter Agreement shall be
     terminated in full without any further action on the part of Envirokare or
     Stein, and Stein shall cease to be an employee of Envirokare or any of its
     subsidiaries. Except as expressly provided in this Agreement, Stein shall
     not be entitled to receive any further wages, compensation, stock options
     or benefits arising pursuant to the Employment Agreement or the Letter
     Agreement or in connection with his employment relationship with Envirokare
     or any of its subsidiaries, and Stein shall not be entitled to any post
     termination wages, compensation or benefits (including, without limitation,
     severance pay, vacation pay or sick pay). Notwithstanding the foregoing,
     (a) Stein acknowledges that the obligations of Stein set forth in Section 7
     (referring to confidentiality), Section 8 (referring to non-solicitation),
     and Section 9 (referring to non-competition) under the Employment Agreement
     survive the termination of Stein's employment pursuant to the terms of the
     Employment Agreement, and (b) Stein shall retain the options to purchase
     Envirokare common stock granted to him pursuant to the Letter Agreement,
     with such options remaining exercisable in accordance with their terms.

4.   Resignation from Envirokare. Effective as of the Termination Date, Stein
     shall be deemed to have resigned in all capacities as an officer and
     director of Envirokare and its subsidiaries.

5.   Payment. (a) Envirokare shall pay Stein, within one (1) business day after
     the Revocation Period expires, the amount of Seven Thousand Five Hundred
     dollars ($ 7,500.00) (the "Payment" or "Stein Payment") in consideration
     for the promises and covenants contained herein. Such Payment shall be made
     by wire transfer in accordance with wire transfer instructions provided by
     Stein, as follows:

          (b) In the event that either Mark Kallan or Gerald Breslauer receives
     a payment (the "Kallan Payment" or "Breslauer Payment") greater than the
     Stein Payment, pursuant to a completed agreement and general release by
     either Kallan or Breslauer with Envirokare, said agreement that pertains to
     the contract status for either Kallan or Breslauer with Envirokare, then
     Stein shall receive an additional payment from Envirokare that shall be
     equal to the difference between the greater of the "Kallan Payment" or
     "Breslauer Payment" less the Stein Payment. If required, as a result of the
     conditions set forth in this Section 5 (b), this additional payment shall
     be made to Stein in the manner as described in Section 5 (a) and no later
     than one (1) week after completion of either the Kallan or Breslauer
     agreement with Envirokare that results in a requirement for Envirokare to
     make the additional payment to Stein.

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<PAGE>

     Except for the payment(s) as described in this Section 5, Stein
     acknowledges and agrees that he is entitled to receive no other payments,
     benefits, or compensation from Envirokare or any of its subsidiaries.

6.   Release by Stein. Stein, for himself, his heirs, successors and assigns
     (collectively, "Stein Releasors"), hereby remises, releases and forever
     discharges Envirokare and its affiliates, subsidiaries, successors,
     predecessors, shareholders, directors, trustees, officers, agents,
     servants, and employees and their successors and assigns (collectively, the
     "Releasees"), and all of them, of and from any and all rights, claims,
     causes of action, demands, suits, contracts, agreements, damages, and any
     and all claims, demands, and liabilities whatsoever of every name and
     nature, whether known or unknown, suspected or unsuspected, past or
     present, fixed or contingent, including, but not limited to causes of
     action for wrongful termination, breach of contract or breach of implied
     covenant of good faith and fair dealing, or claims of discrimination
     including violation of the Age Discrimination in Employment Act, violation
     of the Americans with Disabilities Act, or violation of Title VII of the
     Civil Rights Act of 1964, which the Stein Releasors have had, now have or
     may have had against the Releasees in any way related to (a) Stein's
     employment by Envirokare and its subsidiaries and his resignation
     therefrom; (b) the Employment Agreement; (c) the Letter Agreement and (d)
     all other acts or omissions related to any matter at any time prior to and
     including the date hereof; provided, however, that Envirokare is not
     released from its obligations hereunder.

7.   Waiver by Stein. Without limiting the generality of the foregoing, Stein
     knowingly and voluntarily specifically waives any and all rights or claims
     arising under the Age Discrimination in Employment Act of 1967, Title VII
     of the Civil Rights Act of 1964 or other federal, state or local statues,
     regulations or ordinances on the basis of age, race, sex, marital status,
     sexual preference, national origin, religion, color, handicap, veteran
     status, special disabled veteran status or any other basis prohibited by
     law, any claim alleging wrongful or improper discharge arising from any
     expressed or implied employment contract or breach of any alleged covenant
     of good faith or fair dealing.

8.   Release by Envirokare. Envirokare, on behalf of itself and its subsidiaries
     (collectively, "Envirokare Releasors") hereby releases any and all claims,
     causes of action, demands, suits, contracts, agreements, damages, and any
     and all claims, demands, and liabilities whatsoever of every name and
     nature, whether known or unknown, suspected or unsuspected, past or
     present, fixed or contingent, which the Envirokare Releasors now have or
     ever had against Stein; provided, however, that Stein is not released from
     his obligations hereunder and those obligations preserved hereunder.

9.   Surrender of Materials upon Termination. Upon the Termination Date, Stein
     shall immediately return to Envirokare all copies, in whatever form, of any
     and all Confidential Information (as defined in the Employment Agreement)
     and trade secrets and other properties of Envirokare and its affiliates
     that are in Stein's possession, custody or control.

                                      -3-
<PAGE>

10.  Stein Acknowledgements. Stein acknowledges and agrees that

     (a)  He may subsequently discover facts which were in existence at the time
          this Agreement and General Release is signed in addition to or
          different from those which he now knows or believes to exist with
          respect to the subject matter of this Agreement and which, if known or
          suspected at the time of executing this Agreement, may have materially
          affected this settlement. Nevertheless, Stein hereby waives any right,
          claim or cause of action that might arise as a result of such
          different or additional facts provided such facts were in existence at
          the time this Agreement and General Release is signed.

     (b)  He will receive no other or further consideration under the terms
          hereof or otherwise in exchange for signing this Agreement and General
          Release.

     (c)  He will not disclose any information regarding the terms and
          conditions of this Agreement and General Release except to his wife,
          counsel or tax advisor, or as may be required by lawful subpoena or
          order of court.

     (d)  He and his advisors have been given ample opportunity to ask
          questions, consider, read, review and analyze this Agreement and
          General Release and that he understands its terms and conditions.

     (e)  He is acting solely in reliance upon his own knowledge, belief and
          judgment or that of his advisors and not upon any representations
          (except those specifically set forth herein) made by Envirokare, or
          any others released under the terms hereof.

     (f)  His decision to sign this Agreement and General Release is entirely
          voluntary and with full understanding of its consequences and without
          being coerced or threatened with retaliation of any sort.

11.  Governing Law. This Agreement and General Release shall be interpreted,
     construed and applied in accordance with the laws of the State of Nevada.

12.  No Violation. Envirokare expressly denies violation of any of its policies,
     procedures, or federal, State, or local laws, ordinances or regulations.
     The parties have entered into this Agreement and General Release for the
     sole purpose of resolving claims to avoid the burden, expense and
     uncertainty of litigation.

13.  Entire Agreement. This document constitutes and contains the entire
     agreement and understanding concerning Stein's employment and other subject
     matters addressed herein between the parties and supersedes and replaced
     all prior negotiations and all agreements proposed or otherwise, whether
     written or oral, concerning the subject matters hereof.

14.  Severability. If any individual provisions(s) of this Agreement and General
     Release or the application (s) thereof is held invalid, such determination
     shall not affect other provision(s) or application(s) of the Agreement
     which can be given effect without the invalid

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<PAGE>

     provision(s) or application(s); and to this end the provisions of this
     Agreement are declared to be severable.

15.  No Subsequent Action. Stein agrees not to file any administrative charges
     or lawsuits relating to his employment, the termination of his employment,
     any management decision, work assignment or other employment action
     pertaining to Stein arising out of or relating in any way to Stein's
     employment with Envirokare.

16.  Company Confidentiality. Envirokare shall keep this Agreement and General
     Release and its contents confidential and shall not disclose it or such
     contents to any other person or entity other than as may be required by law
     in connection with any proceeding or trial, or in a filing such as with a
     governmental agency such as the Securities and Exchange Commission, and the
     Company's accountants, counsel, institutional or senior lenders, investment
     bankers and other investors requiring knowledge hereof for purposes of any
     loan to or equity financing of the Company, including due diligence related
     thereto.

17.  Expenses. Except as otherwise expressly provided herein, all costs and
     expenses (including attorneys' fees and expenses) incurred by the parties
     hereto in connection with this Agreement and the transactions contemplated
     hereby shall be borne solely and entirely by the party which has incurred
     such expenses; provided, however, that, any expenses incurred by either
     party in enforcing its rights under this Agreement (including, but not
     limited to, attorneys' fees and expenses incurred in connection with any
     trial or appeal) shall be borne solely and entirely by the party against
     which such rights are successfully enforced.

18.  Counterparts. This Agreement may be executed in one or more counterparts,
     each of which is an original, and all such counterparts constitute one and
     the same instrument.

                            [signature page follows]

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<PAGE>

     Wherefore, the parties hereto, intending to be legally bound hereby, have
executed this Agreement and General Release to be effective as of the date first
written above.

     /S/ Charles Stein                             /S/ Rusty Stein
--------------------------------             ----------------------------------
Charles Stein                                Witness

Date:  November 27, 2001                     If this date is less than 21 days
      --------------------------             after the Date of Receipt, Stein's
                                             signature below indicates he has
                                             voluntarily waived the remainder of
                                             the Review Period:

                                                   /S/ Charles Stein
                                             ----------------------------------
                                             Charles Stein

                                             Date: November 27, 2001
                                             ----------------------------------

                                                   /S/ Rusty Stein
                                             ----------------------------------
                                             Witness

Envirokare Tech, Inc.

By:   /S/ Steve Pappas
    ---------------------------
      Steve Pappas, President

                                      -6-EX-10.43

	

Exhibit 10.43

PURCHASE AND
SALE AGREEMENT

     THIS
AGREEMENT (“Agreement”) is made this 28th day of January , 2002 (the “Effective Date”),
by and between 211 College Road Associates, a New Jersey general partnership ( “Seller”),
having an address at 2244 Main Street, Kingston, New Jersey 08528, and Interpool, Inc., a
Delaware corporation (the “Buyer”), having an address at 211 College Road East,
Princeton, New Jersey 08540. 

W I T N E S S E T H: 

     For
and in consideration of the mutual premises and covenants contained in this Agreement,
Seller and Buyer hereby agree as follows: 

PROPERTY 

Seller is the owner of a
leasehold interest in that certain property commonly known as 211 College Road
East, Plainsboro Township, New Jersey 08540 and more particularly described on
Exhibit A, attached hereto (the “Property”). Subject to the terms and
conditions of this Agreement, Seller hereby agrees to convey to Buyer the
Property, together with all buildings and improvements thereon and all rights
and appurtenances pertaining thereto, including: 

All right, title and interest, if
any, of Seller in and to any land in the bed of any street, road or avenue, open or
proposed, in front of or adjoining the Property;  

All right, title and interest, if
any, of Seller to any rights-of-way or rights of ingress or egress on or to any land,
street, road or avenue, open or proposed, in, on, across, in front of, abutting or
adjoining any part of the Property;  

All right, title and interest, if
any, of Seller in and to any easements adjacent to or serving the Property; and Any
reversionary rights attributable to Seller with respect to the Property  

The term “Property“shall
also include the following:  

All personal property, machinery,
apparatus, and equipment situated on the Property owned by Seller (the “Personal
Property”). The Personal Property to be conveyed is subject to depletions,
replacements and additions in the ordinary course of the operation, repair and
maintenance of the Land and Improvements.  

All current occupancy leases
affecting the Property or any part thereof and the security deposits and guarantees
related thereto, if any (the “Leases”) and service contracts currently in
effect (the “Service Contracts”), copies of any plans and specifications, if
any, for the Improvements in the possession of Seller (the “Plans”), and copies
of any permits and Certificate of Occupancy currently in effect and in possession of
Seller (the “Permits”).  

PURCHASE PRICE 

Buyer agrees to pay, and
Seller agrees to accept, the sum of SIX MILLION TWO HUNDRED FIFTY
THOUSAND DOLLARS ($6,250,000.00) (the “Purchase Price”) for the
assignment and/or purchase and sale, as applicable, of the Property which shall
be paid as follows: 

Upon execution of this Agreement by
Buyer and Seller, receipt of which is hereby acknowledged, a Deposit to be held in escrow
under the terms described below, in the amount of
.............................................$625,000.00 

At the closing of title pursuant to
the terms of this Agreement, in cash, by certified or bank cashier’s check, or by
wire transfer to an account designated by Seller, the balance of the Purchase Price,
subject to the adjustments and prorations set forth in this
Agreement...............................................................$ 5,625,000.00  

The Deposit referenced in Section 0
above shall be held in escrow by Kathleen C. Francis, Buyer’s attorney (the “Escrow
Agent”) in a non-interest-bearing attorney trust account.  

If this Agreement is
canceled by Buyer pursuant to its terms and Buyer is not in default, at the time
of said cancellation the Escrow Agent shall return any Deposit thereon to Buyer.
Upon the return of the Deposit thereon to Buyer, this Agreement shall be deemed
null, void and of no force and effect and neither Buyer, nor Seller, shall have
any further obligations to the other by reason of this Agreement, except that
the obligation of Buyer to indemnify Seller from claims and losses caused by
Buyer’s entry upon the Property shall survive in accordance with 0 herein. 

	

If any disagreement or
dispute shall arise between Buyer and Seller resulting in adverse claims and
demands being made for the Deposit, whether or not litigation has been
instituted, then, and in any such event, the Escrow Agent shall refuse to comply
with any claims or demands on it and continue to hold the Deposit until
the Escrow Agent receives either (i) a written notice signed by both Buyer and
Seller directing the disbursement of the Deposit or (ii) a final order of a
court of competent jurisdiction entered in a proceeding in which Buyer, Seller
and the Escrow Agent are named as parties, directing disbursement of the
Deposit, in either of which events the Escrow Agent shall then disburse the
Deposit in accordance with said direction. The Escrow Agent shall not be or
become liable in any way, or to any person, for this refusal to comply with such
claims or demands until and unless it has received a direction of the nature
described in (i) or (ii) above, and upon the taking by the Escrow Agent of any
of the actions described in (i) or (ii) above, the Escrow Agent shall be
released of and from all liability hereunder. 

Anything to the contrary
set forth above notwithstanding, in the event there is a disagreement or dispute
between Buyer and Seller resulting in adverse claims and demands for the
Deposit, the Escrow Agent, on ten (10) days prior notice, pursuant to the notice
provisions of this Agreement, to Buyer and Seller, (i) may take such affirmative
steps as it may, at its option, elect in order to terminate its duties as the
Escrow Agent, including, but not limited to, depositing the Deposit with a court
of competent jurisdiction and the commencement of an action for interpleader,
the cost thereof to be borne by whichever of Buyer or Seller is the losing
party, or (ii) if litigation between Buyer and Seller over entitlement to the
Deposit has commenced, depositing the Deposit with the clerk of the court in
which said litigation is pending. Upon the Escrow Agent taking either of the
actions described in (i) or (ii) above, it shall be released of and from all
liability under this Agreement except for any previous gross negligence or
willful misconduct. 

Buyer and Seller
acknowledge that the Escrow Agent is acting solely as a stake holder at their
request and for their convenience, that the Escrow Agent shall not be deemed to
be the agent of either of the parties, and that the Escrow Agent shall not be
liable to either of the parties for any act or omission on its part unless taken
in bad faith, in willful disregard of this Agreement, or involving gross
negligence. Buyer and Seller shall jointly and severally indemnify and hold
harmless the Escrow Agent from and against all costs, claims and expenses,
including reasonable attorneys’ fees incurred in connection with the
performance of the Escrow Agent’s duties under this Agreement, except with
respect to actions or omissions taken or suffered by the Escrow Agent in bad
faith, in willful disregard of this Agreement, or involving gross negligence of
the Escrow Agent. The parties acknowledge and agree that the Escrow Agent is
also the attorney for Seller and Buyer, but is not acting as the attorney for
Seller or Buyer when it is acting as the Escrow Agent. The Escrow Agent shall be
prohibited from representing the Seller in any dispute over the Deposit. 

INVESTIGATION AND
CONTINGENCY 

Investigation
Period. Buyer shall have a period commencing on the Effective Date and
expiring at 11:59 P.M. on the twentieth (20th) day
following the Effective Date (such twenty day period being referred
to herein as the “Investigation Period”), at its sole cost and
expense, to inspect the Property and conduct such mechanical and engineering
inspection and such sampling or non-destructive testing as Buyer shall
reasonably deem necessary during normal business hours, subject to the terms and
conditions set forth in this 0. Within two (2) days of the
Effective Date, Seller shall provide Buyer with Seller’s financial
statements and tax returns for the two most recent years; current property tax
bills; water, sewer and utility bills for the last twelve (12) months; copies of
all Leases (as defined herein); copies of all tenant correspondence; copies of
maintenance bills for the last twelve (12) months; and copies of all Service
Contracts (as defined herein), copies of all surveys; copies of all
environmental reports; all of the foregoing to the extent that Seller has
such items in its possession. 

Notice of Unacceptable
Condition. In the event that Buyer shall discover any unacceptable condition
during the Investigation Period (an “Unacceptable Condition”), Buyer
shall give written notice of the Unacceptable Condition(s) to Seller prior to
the expiration of the Investigation Period, including a detailed description of
Buyer’s objection to the Unacceptable Condition and any necessary treatment
to repair or eliminate any Unacceptable Condition, together with a copy of the
Investigation Report(s) indicating the Unacceptable Condition(s), if any, and if
the Unacceptable Condition is of the sort which can reasonably be repaired or
remedied by Seller, a statement of the repairs or remediation that would render
the Unacceptable Condition acceptable. 

Seller’s Right to Cure Unacceptable
Condition. Upon Seller’s receipt of the Buyer’s notice in accordance with 0 and
the accompanying materials, if any, Seller shall have five (5) days to provide written
notice to Buyer of Seller’s intent to: (i) cause any Unacceptable Condition to
be repaired or eliminated prior to the Closing at Seller’s sole cost and expense,
(ii) provide the Buyer with a credit against the Purchase Price, to be paid at
Closing in an amount equal to the estimated cost (as determined by Seller’s
contractors) to repair or eliminate any Unacceptable Condition, or (iii) take no
action. In the event that Seller elects option (ii), Buyer shall be granted the right to
obtain estimates to substantiate those of the Seller’s contractors. In the event
that the parties cannot reach mutual agreement as to the amount to credit toward the
Purchase Price, either party may terminate this Agreement. 

In the event that Seller notifies
Buyer of its intent to take no action with respect to an Unacceptable Condition, Buyer
may either accept the Property subject to such Unacceptable Condition without credit or
abatement of the Purchase Price or terminate this Agreement.  

	

During the Investigation
Period, Buyer is hereby granted the right to enter upon the Property upon
reasonable prior telephone notice to Seller to conduct the Investigations. At
Seller’s option, Seller or Seller’s agent may be present for any
Investigation. 

In conducting any
Investigation, Buyer and its agents and representatives shall: (i) not
unreasonably disturb or interfere with Seller’s or any tenant’s use of
the Property; (ii) not damage any part of the Property or any personal property
owned or held by any person or entity; (iii) maintain comprehensive general
liability (occurrence) insurance in amounts not less than $1,000,000 per
occurrence covering any accident arising in connection with the presence of
Buyer, its agents and representatives on the Property and shall deliver a
certificate of insurance verifying said coverage to Seller prior to entry upon
the Property; (iv) not permit any liens to attach to the Property by reason of
its rights hereunder; and (v) if closing of title contemplated hereunder
does not occur, fully restore the Property to as close a condition as feasible
to what it was before any such inspection or tests were undertaken. 

Buyer hereby agrees to
indemnify, defend and hold Seller, and Seller’s agents, employees,
successors and assigns harmless from and against any and all liens, claims,
causes of action, damages, liabilities, demands, suits, obligations, losses,
penalties, costs and expenses (including reasonable counsel fees) arising out of
Buyer’s inspections or tests permitted hereunder or any violation of the
provisions of 0 hereof. The indemnification and hold harmless provisions of this
paragraph shall survive the termination of this Agreement for a period of two
(2) years, but only with respect to claims covered by the aforesaid
indemnification and hold harmless provision, arising out of the acts and/or
omissions of Buyer, its agents, employees or consultants during the time period
that the Agreement was in effect. 

If Buyer notifies Seller at
any time prior to the expiration of the Investigation Period in writing of its
election to terminate this Agreement in accordance with Section 0, Buyer shall
turn over all Investigation Reports (as defined below) to Seller and thereupon,
the Escrow Agent shall return the Deposit and the interest earned thereon to
Buyer, whereupon neither Seller nor Buyer shall have any further liability or
obligation to the other hereunder, except that the obligation of Buyer to
indemnify Seller from claims and losses caused by Buyer’s entry upon the
Property shall survive in accordance with 0 herein. If Buyer shall fail to
timely notify Seller in writing of its option to terminate this Agreement on or
before the expiration of the Investigation Period, the termination right
described in Section 0 shall automatically be null and void, and this Agreement
shall remain in full force and effect except that if Buyer requests an
extension of time for the Investigation Period, the need for which shall not
have resulted from Buyer’s failure to promptly commence Buyer’s
inspections and which Seller shall refuse to grant, Buyer may terminate this
Agreement. The expiration of the Inspection Period , as same may have
been extended, shall be deemed to be an acknowledgement by Buyer that
(i) Buyer has inspected the Property, observed its physical and
environmental characteristics and existing conditions, and had the opportunity
to conduct inspections, (ii) Buyer waives any and all objections to or
complaints about physical or environmental characteristics and existing
conditions, including, without limit, subsurface conditions and solid and
hazardous wastes and hazardous substances on, under, or related to, or
associated with, the Property, and (iii) Buyer assumes the risk that
adverse physical or environmental characteristics and existing conditions may
not have been revealed by any Investigation performed by Buyer. 

All data, reports, tests,
including, but not limited to, any reports on soil borings, wetland studies,
environmental audits, title reports and other third party-reports generated as
part of Buyer’s investigations are referred to herein as
“Investigation Reports.” Buyer shall keep the contents of the
Investigation Reports strictly confidential and shall not provide the reports or
copies of same to any party outside Buyer’s organization other than Seller.
For purposes of this Agreement, “Buyer’s organization” shall
include its employees, employees of related companies, agents, attorneys,
consultants, prospective investors or lenders. This 0 shall survive the
termination of this Agreement. 

CONDITION OF TITLE 

At Closing, Seller shall
deliver to Buyer, and Buyer shall accept an assignment of Seller’s
leasehold title to the Property, insurable at standard rates, with only standard
exceptions, by a licensed New Jersey title insurance company, subject, however,
to the following exceptions (the “Permitted Exceptions”), provided
that the Permitted Exceptions do not render the title to the Property
uninsurable at standard rates by a licensed New Jersey title insurance company
and, provided further, that the Permitted Exceptions do not interfere with the
use of the Property: 

Existing easements and restrictions
to title, if any; 

	

Zoning regulations and municipal
building restrictions, and all other laws, ordinances, regulations or other lawful
actions of any Federal, State or local governmental authority;  

Such facts as an accurate survey of
the Property would show;  

Easements or agreements existing at,
or granted after closing of title, with telephone, gas, water, electric, cable
communications or other public utility companies;  

The terms and conditions of the
Lease from The Trustees of Princeton University, Landlord, to 211 College Road Associates
f/k/a College Road Associates, Tenant (the “Ground Lease”) and the Subleases
from 211 College Road Associates to the tenants in possession (the “Subleases”),
including, but not limited to Lessor’s right of reversion at the end of the term;  

The acts and deeds of
Buyer;
The rights of the tenants under the Leases; 

Any easements, covenants,
restrictions, reservations and agreements referred to in the Governing Documents
(as defined herein); and  

The matters approved or deemed
approved by Buyer pursuant to 0. 

Buyer shall, within two (2)
business days of the Effective Date, apply for a title insurance commitment
(“Title Commitment”) offering to issue to Buyer upon recording the
deed to the Property and payment of the premium, an ALTA Owner’s Policy of
Title Insurance. Buyer shall give Seller written notice of any defects in title
(“Title Objections”) no later than thirty (30) days after the
Effective Date. In the event Buyer notifies Seller of any Title Objections,
Seller shall have the right, but not the obligation, to cure same to the
satisfaction of Buyer; provided, however, Seller shall be obligated to cure all
Title Objections that can be cured by the payment of money. If Seller elects not
to cure the Title Objections or the Title Objections cannot be or are not cured
within thirty (30) days of the date of the written notice from Buyer, Buyer
shall have the right, as its sole and exclusive remedy, to either (i) accept
title to the Property subject to the Title Objections without abatement of the
Purchase Price in which case such Title Objections shall be deemed a Permitted
Exception or (ii) terminate this Agreement. Such election shall be made by
giving written notice to Seller within ten (10) days after receipt by Buyer of
written notification from Seller that Seller will not cure the Title Objections.
Buyer shall be deemed to have accepted the condition of title and any Title
Objections, except for any new lien or encumbrance recorded against the Property
subsequent to the expiration of the Investigation Period, unless Buyer has given
Seller notice of the Title Objections during the Investigation Period and then
existing Title Objections shall be deemed a Permitted Exception. 

If this Agreement is
cancelled by Buyer, pursuant to the provisions of 0, the Escrow Agent shall
refund the Deposit, together any interest earned thereon to Buyer and this
Agreement shall be deemed null, void and of no force and effect; and neither
Buyer nor Seller shall have any further obligations to the other by reason of
this Agreement, except that the obligation of Buyer to indemnify Seller from
claims and losses caused by Buyer’s entry upon the Property shall survive
in accordance with 0 herein. 

POSSESSION 

Seller shall deliver possession of
the Property to Buyer upon the closing of title pursuant to the terms of this Agreement;
subject to the right of the Existing Tenants as set forth in 0.  

The parties hereby acknowledge that
the Property is currently occupied by the tenants listed on Schedule 5.2 and in
accordance with the lease agreements attached hereto as Exhibits D-1 through D-3.  

CLOSING ADJUSTMENTS 

The following items are to
be prorated or adjusted as of the Closing Date: 

Rents and other amounts due under
the Leases actually received by Seller, payments under Service Contracts assigned to
Buyer, personal property taxes, installment payments of special assessment liens (and
Buyer shall be responsible to pay all installments of special assessments which are due
after the Closing Date), sewer charges and operating or utility charges actually
collected, billed or paid as of the date of Closing shall be prorated as of the Closing
Date and be adjusted against the Cash Balance due at Closing, rents, including; without
limitation expense pass throughs, percentage rents and other sums paid by tenants,
licenses and concessionaires and collected by Seller under the Leases prior to the
Closing, provided that within sixty (60) days after Closing, Buyer and Seller will make a
further adjustment for such rents, payments, taxes or charges which may have been
incurred for the period of time before Closing, but not billed or paid at that time.  

Non-delinquent real and/or personal
property taxes will be prorated as of the Closing Date using the most recent
ascertainable tax bill therefor.  

The full amount of security deposits
paid under the Leases, which have not been applied by Seller shall be credited to Buyer
by application against the amount due at Closing.  

	

All prorations and Closing
adjustments shall be made on the basis of a 30 day calendar month. Utility prorations for
closing will be made by utility readings as close to the date of closing as practical.  

Added Assessments: The Seller
represents that the Seller knows of no existing or partly constructed municipal or
condominium improvements affecting the property which have been assessed and not fully
paid for. Accordingly, (a) if there is a confirmed municipal or condominium assessment
against the property within six (6) months from Closing Date, the Seller shall pay the
balance of that assessment before or at closing; or (b) if a municipal improvement has
been started and has not yet been confirmed, but for which there will be a future
assessment against the Property, the Seller shall the full amount of that assessment at
closing . If the amount is not known at that time, the parties agree to the holding of an
escrowed amount reasonably calculated to pay the assessment in full when it becomes known
or (c) if there is an unconfirmed assessment for a municipal improvement which has not
been started before the Effective Date of this Agreement, then the Buyer will be
responsible for the payment of that assessment when it is confirmed by the municipality. 

BROKERAGE COMMISSION
AND DISCLOSURE 

Buyer and Seller hereby represent
and warrant to each other that no broker is involved in connection with the sale
hereunder. Buyer and Seller further covenant and agree to indemnify and hold
harmless each other from, for, against, and in respect of any and all losses,
liabilities, costs, claims, finder’s fees, commissions, damages, demands,
obligations, actions, appeals, awards, arbitrations, suits, set-offs, penalties,
proceedings and expenses, including, but not limited to, reasonable attorney
fees and court costs incurred or asserted against the indemnified party by
reason of the indemnifying party’s relations with any Broker. The mutual
indemnification provisions of this 0 shall survive the closing of title
hereunder. 

CLOSING 

Closing of title (the
“Closing”) shall take place as soon as possible after the Effective
Date; provided that Buyer has not terminated the Agreement within the time
allowed. Closing shall be held at the 211 College Road East, Princeton, New
Jersey 08540 offices of Seller’s attorney or at such other location as may
be mutually agreeable to the parties. 

Effective upon Closing,
Seller may notify all contractors and utility companies serving the Property of
the sale of the Property and to (i) return any deposit or deposits posted by
Seller, (ii) terminate Sellers’ accounts effective on noon on the date of
Closing, and (iii) direct to Buyer all bills for services provided to the
Property on and after the date of Closing. 

DELIVERIES AT CLOSING 

At or prior to the closing of title,
pursuant to this Agreement, Seller shall deliver the following to Buyer: An Assignment of
Seller’s leasehold interest in the Property, in recordable form.  

An Affidavit of Title to Seller’s
leasehold interest, reasonably acceptable to Buyer and Buyer’s title insurance
company.  

A Bill of Sale with respect to the
Personal Property, if any, in the form of Exhibit B attached hereto and made a part
hereof. 

An Assignment and Assumption of
Service Contracts, Permits and Plans substantially in the form of Exhibit C attached
hereto and made a part hereof.  

All assigned Service Contracts,
Permits and Plans. 

An Assignment and Assumption of
Leases substantially in the form of Exhibit D attached hereto and made a part hereof. 

Copies of all Leases which Buyer has
agreed to assume pursuant to this Agreement which Leases shall be delivered to Buyer at
Closing  

A letter advising the tenants under
the Leases of the change in ownership and management of the Premises, that Buyer has
assumed the Leases and has agreed to refund any security deposits under the Leases, and
directing such tenants to make payments to Buyer as Buyer may direct.  

An Affidavit pursuant to the Foreign
Investment in Real Property Tax Act. 

Such company resolutions and/or
other consents required to convey the Property to Buyer and which are reasonably required
by Buyer’s title insurance company or lender. 

Buyer shall deliver the following
documents and materials to Seller at the closing of title, pursuant to this Agreement:  

The Assignment and Assumption in the
form of Exhibit C hereto. 

The Assignment and Assumption of
Leases in the form of Exhibit D hereto.  

A closing statement mutually agreed
upon by Buyer and Seller.  

The balance of the Purchase Price,
plus or minus prorations as determined pursuant hereto.  

	

Estoppel certificates for all
tenants.  

GOVERNING DOCUMENTS 

Governing Documents.
Buyer acknowledges that the Property being purchased is a portion of the real
property and improvements which have been made subject to the Ground Lease and
the Subleases. The nature and extent of the rights and obligations of the Buyer
in acquiring and owning the Property will be controlled by and subject to the
Ground Lease, and the Subleases, (all of which documents are collectively
referred to herein as the “Governing Documents”). This means that the
Property will be governed, regulated by and subject to the rights of others
under any covenants, conditions, restrictions, reservations, rules, regulations,
easements or agreements contained or referred to in the Governing Documents.
Buyer agrees to comply with all of the terms, conditions and obligations set
forth therein. Any amendments to the Governing Documents which are now or
hereafter lawfully made will also be binding on Buyer. 

NOTICES 

Buyer and Seller agree that
all notices required or permitted to be given hereunder will be effective upon
receipt if delivered by hand, registered or certified mail, return receipt
requested, or by federal express or other reliable overnight mail service,
addressed to: 

	As to Seller:	211 College Road Associates
4422 Main Street
Kingston, New Jersey 08528

	As to Buyer:	Interpool, Inc.
211 College Road East
Princeton, NJ 08540
Attn: Kathleen C. Francis

	

Notices shall be deemed to
have been received on the date delivered when sent by hand delivery, within
three (3) business days when sent by registered or certified mail and the next
day when sent by federal express or other reliable overnight courier. 

Buyer or Seller may change
the aforesaid addresses by written notice, pursuant to the provisions of this 0. 

CONDEMNATION 

Seller represents that it
is not aware of the institution or proposed institution of any proceeding,
judicial, administrative or otherwise, which shall relate to proposed taking of
the Property, or any part thereof, by eminent domain. In the event of any
institution of any proceeding, judicial, administrative or otherwise, which
shall relate to the proposed taking of the Property, or any part thereof, by
eminent domain prior to the closing of title, Buyer may either: 

terminate Buyer’s obligations
under this Agreement, at which point the Escrow Agent shall return the Deposit paid by
Buyer to Buyer. Upon the receipt of the Deposit, this Agreement shall terminate and
neither Buyer nor Seller shall have any further liability to the other by reason of this
Agreement, except that the obligation of Buyer to indemnify Seller from claims and losses
caused by Buyer’s entry upon the Property shall survive in accordance with 0 herein;  

or accept the Property in the
condition in which the Property is left following such condemnation proceeding, and in
such event, Buyer shall pay the full Purchase Price and Seller shall assign to Buyer all
the condemnation proceeds and/or all of Seller’s right, title or interest in any
such proceeds as the case may be.  

Seller hereby agrees to furnish
Buyer with notification, pursuant to the notice provisions of this Agreement, with
respect to any notification of proposed taking promptly after Seller’s receipt of
notice of any such taking. Within twenty (20) days of notice from Seller of any such
event, Buyer shall notify Seller, pursuant to the notice provision hereunder, as to which
of the options above Buyer elects. If Buyer fails to so notify Seller, Buyer shall be
deemed to have elected the option set forth in Section 0 above, and this Agreement shall
remain in full force and effect.  

REPRESENTATIONS AND
WARRANTIES 

Seller represents and
warrants that: 

Seller has the authority to enter
into and perform its obligations under this Agreement and to carry out the transactions
contemplated hereby. 

	

There is not presently pending, or
to the best of Seller’s actual knowledge, threatened any litigation which would in
any way prohibit or impede the approval, execution or consummation of this Agreement by
Seller. Buyer represents and warrants that:  

Buyer has full power, in accordance
with law, to enter into this Agreement and to carry out the transaction provided for
herein.  

Neither the execution and delivery
of this Agreement nor the consummation of the transaction provided for herein shall
constitute a material breach or violation of any agreement or other instrument to which
Buyer is a party or to which Buyer may be subject, or will constitute a material
violation or breach of any law, order or regulation of any governmental authority having
jurisdiction. Buyer has sufficient financial ability to consummate the transaction
described herein.  

There is not presently pending, or
to the best of Buyer’s actual knowledge, threatened any litigation which would in
any way prohibit or impede the approval, execution or consummation of this Agreement by
Buyer. Seller shall assume and indemnify any existing or pending litigation again
211 College Road Associates.  

The foregoing representations of
Buyer and Seller shall be true as of the Closing and shall not survive the Closing Date.  

PROPERTY CONVEYED “AS
IS” 

Notwithstanding anything
herein to the contrary, it is understood and agreed that, except for the limited
representations set forth in 0, Seller has not made and is not making, and
specifically disclaims, any warranties, representations or guaranties of any
kind or character, express or implied, oral or written, past, present or future,
with respect to the Property, including, but not limited to, warranties,
representations or guaranties as to (i) matter of title (except as to
Seller’s covenants set forth in the deed to be delivered at closing),
(ii) environmental matters relating to the Property or any portion thereof,
(iii) geological conditions or that the foundations of the building
are not sinking, (iv) whether, and to the extent to which the
Property or any portion thereof is affected by any stream (surface or
underground), body of water, flood prone area, flood plain, floodway or special
flood hazard, (v) drainage, (vi) soil conditions, (vii) zoning to
which the Property or any portion thereof may be subject, (viii) the
availability of any utilities to the Property or any portion thereof, including,
without limitation, water, sewage, gas and electric, (ix) usages of
adjacent property, (x) access to the Property or any portion thereof,
(xi) the presence of hazardous substances in or on, under or in the
vicinity of the Property, (xii) the potential for development of the
Property, or (xiii) the merchantability of the Property or fitness of the
Property for any particular purpose. 

Except for the limited
representations set forth elsewhere herein, Buyer has not relied upon and will
not rely upon, either directly or indirectly, any representation or warranty of
Seller or any of Seller’s agents and acknowledges that no such
representations have been made. Buyer represents that it is a knowledgeable,
experienced and sophisticated Buyer of real estate and, except for the limited
representations of Seller made elsewhere herein, that it is relying solely on
its own expertise and that of Buyer’s consultants in purchasing the
Property. Buyer acknowledges and agrees that upon closing of title, Seller shall
sell and convey to Buyer and Buyer shall accept the Property “AS IS,”
“WHERE AS,” and with all faults. Buyer further acknowledges and agrees
that there are no oral agreements, warranties or representations, collateral to
or affecting the Property by Seller, any agent of Seller or any third party. 

The terms and conditions of
this 0 shall expressly survive Closing and not merge with the provisions of any
closing document. 

DEFAULT REMEDIES 

If Buyer shall default under this
Agreement after the expiration of the Investigation Period, Seller may pursue any and all
remedies available at law or in equity. 

If Seller shall default under this
Agreement, Buyer shall be entitled to pursue any and all remedies available at law or in
equity.  

Before either party may
pursue its remedies against the defaulting party, the party claiming a default
shall give written notice of such default, pursuant to the notice provisions of
this Agreement, to the other party and such party shall have fifteen (15) days
after receipt of such notice to correct such default and/or non-performance
under this Agreement 

MISCELLANEOUS 

Assignment. Except
as consented to in writing by Seller, any purported assignment and/or transfer
of this Agreement by Buyer shall be null and void. Seller shall have the right
to assign this Agreement to any person or entity that assumes the obligations of
Seller under this Agreement. 

	

Waiver. Except as specifically set
forth herein, the failure by either Buyer or Seller to object or take any affirmative
action with respect to any conduct of the other party which is in violation of this
Agreement shall not constitute, nor be construed as a waiver thereof, or of any future
breach or subsequent wrongful conduct, and the waiver by Buyer of any contingency under
this Agreement shall not be deemed a waiver of any other contingencies under this
Agreement, other than the contingency expressly waived by said waiver. 

Headings. All paragraph and
subparagraph headings used herein are included for convenience of reference purposes only
and shall be accorded no consideration in the interpretation of the provisions, terms and
conditions of this Agreement. 

Parity. This Agreement shall be
construed and interpreted without regard to any cannon, rule, law, custom or statute
providing for interpretation against the draftsman. This Agreement has been negotiated
equally between both Buyer and Seller. 

Counterparts. This Agreement may be
executed in two or more counterparts, each of which shall be deemed to be an original
hereof, but all of which, taken together, shall constitute one and the same instrument,
and, in making proof of this Agreement, it shall not be necessary for any party to
produce or account for more than one such counterpart. 

Interpretation. For all purposes
hereof, words connoting a particular gender shall, where applicable, be deemed to mean
and include the correlative words of the other two genders, and words importing the
plural number shall, where applicable, be deemed to mean and include the correlative
words of the singular number and vise versa. 

Severability. In the event that any
one or more of the provisions of this Agreement, or any parts thereof, shall be deemed
invalid or unenforceable by any court of competent jurisdiction, or shall otherwise
conflict with applicable law, such provisions, or parts thereof, shall be deemed deleted
herefrom, and this Agreement shall be construed to give effect to the remaining
provisions hereof, which shall be and remain in full force and effect. 

Choice of Law. This Agreement shall
be governed by and construed in accordance with the laws of the State of New Jersey
without regard to the principles of conflicts of law. Buyer and Seller hereby consent to
the jurisdiction of Superior Court of New Jersey, Law or Equity Division, Mercer County. 

Entire Agreement. This Agreement is
the entire Agreement between Buyer and Seller covering the sale and purchase of the
Property. There are no oral or written promises, conditions, representations,
undertakings, interpretations, other written documents or terms of any nature as
conditions or inducements to the signing of this Agreement which are in effect between
Buyer and Seller, other than this Agreement. This Agreement may only be amended in a
writing signed by both Buyer and Seller. 

Authority. Buyer and Seller each
represent and warrant that they have the authority to enter into and have duly entered
into this Agreement and that the persons signing this Agreement on behalf of Buyer and
Seller have been duly authorized and are empowered to do so. 

Recording. Neither the Buyer nor the
Seller shall record either this Agreement or any memorandum summarizing this Agreement. 

     IN
WITNESS WHEREOF, the Buyer and the Seller execute this Agreement the day and year first
above written. 

	WITNESS/ATTEST:

_______________________________	       SELLER
       211 College Road Associates

By:  ________________________________
       Martin Tuchman
       General Partner

       BUYER
       Interpool, Inc.

	_______________________________	
By:  ________________________________
       Mitchell I. Gordon
       Chief Financial Officer
       and Executive Vice President

	

 Schedule 5.2
Current
Tenants of the Property

	1. 		Interpool,
Inc. 

	2. 		HACBM 

	3. 		Cosmic
Software Technology, Inc. 

	4. 		Staffing
Alternatives 

	5. 		Personal
Computer Rentals, Inc. 

	

EXHIBIT A
PROPERTY
DESCRIPTION

	

EXHIBIT B
BILL OF SALE

     KNOW
ALL MEN BY THESE PRESENTS: that _______________________, a _________________________(the
“Seller”), has granted, bargained, sold and delivered, and by these presents does grant,
bargain, sell and deliver, unto _____________________________(the “Buyer”) for good and
valuable consideration as set forth in that certain Agreement for Purchase and Sale dated
______________________________ by and between Seller and Buyer (the “Purchase
Agreement”), the receipt and sufficiency of which is hereby acknowledged, all of Seller’
right, title and interest in and to all of the Personal Property (as defined in the
Purchase Agreement), on an “AS-IS’ and “WHERE-IS” basis, and with all faults as of the
date hereof, except as set forth specifically to the contrary in the Purchase Agreement,
TO HAVE AND TO HOLD said Personal Property unto Buyer, its successors and assigns, to and
for its own proper use, benefit and behoof forever. 

     IN
WITNESS WHEREOF, Seller has executed and delivered this Bill of Sale as of the ____ day
of _________, 2002. 

By: _____________________________ 

	

EXHIBIT C
ASSIGNMENT
AND ASSUMPTION AGREEMENT

     THIS
ASSIGNMENT AND ASSUMPTION AGREEMENT (the “Agreement”) is made this ____ day of _______,
2001, by and between _____________________________, a _____________________ (the
“Seller”), and ____________________________ (the “Buyer”). 

B A C K G R O U N D: 

     A.
Buyer and Seller are parties to a certain Agreement for Purchase and Sale of Real Estate
dated ______________ ____, ________ (the “Purchase Agreement”). 

     B. In
connection with and as a condition to the closing of the transactions contemplated by the
Purchase Agreement, Seller desires to sell, transfer, convey and assign all of its right,
title and interest in and to the Service Contracts, the Plans and the Permits (each as
defined in the Purchase Agreement and collectively, the “Assets”). 

     C. All
capitalized terms not otherwise defined herein shall have the meanings ascribed to such
terms in the Purchase Agreement. 

     NOW
THEREFORE, in consideration of the mutual covenants and agreements contained herein and
in the Purchase Agreement, and for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, and intending to be legally bound hereby,
Seller and Buyer agree as follows: 

     1.
Assignment. Seller hereby sell, transfer, convey and assign the Assets unto Buyer, on an
“AS-IS” and “WHERE-IS” basis, with all faults as of the date hereof, except as expressly
provided to the contrary in the Purchase Agreement, and Buyer accepts such assignment
from Seller. 

     2.
Assumption. Buyer hereby assumes all of the liabilities and obligations of Seller arising
after the date hereof with respect to the Service Contracts. 

     3. No
Other Liabilities of Seller Assumed. Except with respect to the Service Contracts as set
forth above or as otherwise provided in the Purchase Agreement, Buyer does not agree to
and shall not assume any liabilities or obligations of Seller of any kind, nature or
description whatsoever, known or unknown, matured or unmatured, absolute, contingent or
otherwise. 

     4.
Consent Requirements. Notwithstanding anything to the contrary contained in this
Agreement, this Agreement shall not constitute an assignment or an attempted assignment
by Seller or an assumption by Buyer of rights or obligations under any of the Service
Contracts if an attempted assignment and assumption of the same without the consent of
another party would constitute a breach thereof or a violation of any law or regulation
unless and until such consent shall have been obtained. If any such consent is not
obtained, Seller and Buyer agree to cooperate with the other in any reasonable
arrangement designed to enable Buyer, on behalf of Seller, to perform under, and to
provide for Buyer the benefits of, any such Service Contracts, at the cost and for the
account of Buyer, including the enforcement of any and all rights of Seller against the
other party thereto arising out of the breach or cancellation thereof by such other party
or otherwise. 

     5.
Further Assurances. Subject to applicable law, Seller and Buyer shall execute,
acknowledge and deliver all such further conveyances, assumptions, releases and such
other instruments, and shall take such further action as may be necessary or appropriate,
to assure more fully to Buyer and its successors and assigns all of the properties,
rights, title, interests, estate, remedies, powers and privileges conveyed, or intended
to be conveyed, to Buyer hereby. 

     6.
Amendment. This Agreement may not be amended or modified except by an instrument in
writing signed by Seller and Buyer. 

     7.
Headings. Title headings contained in this Agreement are for reference purposes only and
shall not affect in any way the meaning or interpretation of this Agreement. 

     8.
Entire Agreement. This Agreement constitutes the entire agreement and supersedes all
prior agreements and undertakings, both written and oral, with respect to the subject
matter hereof. 

	

     9. No
Third-Party Beneficiaries. This Agreement is for the sole benefit of the parties hereto
and their permitted assigns and nothing herein expressed or implied shall give or be
construed to give to any person or entity, other than the parties hereto and such
assigns, any legal or equitable rights hereunder. 

     10.
Governing Law and Consent to Jurisdiction and Venue. This Agreement shall be governed by,
and construed in accordance with, the laws of the State of New Jersey. Seller and Buyer
agree that sole and exclusive jurisdiction over and proper venue relating to any
controversy or claim arising out of, or relating to this Agreement or the breach thereof
shall reside in the state courts of the State of New Jersey and the United States
District Court for the District of New Jersey. This Agreement shall be construed without
the aid of any canon, custom or rule of law requiring construction against the draftsman. 

     11.
Counterparts. This Agreement may be executed in one (1) or more counterparts, and by the
different parties hereto in separate counterparts, each of which when executed shall be
deemed to be an original but all of which taken together shall constitute one (1) and the
same agreement. 

     IN
WITNESS WHEREOF, the undersigned have caused this Assignment and Assumption Agreement to
be executed as of the date and year first above written. 

By: ______________________________ 

AGREED AND ACCEPTED BY 

By: ______________________________ 

	

EXHIBIT D
ASSIGNMENT AND
ASSUMPTION OF TENANT LEASES

     THIS
ASSIGNMENT AND ASSUMPTION OF TENANT LEASES (the “Assignment”) is made this __ day of
___________, 2002 by and between________________________, a _____________________(the
“Seller”), and __________________ (the “Buyer”). 

B A C K G R O U N D: 

     A.
Seller is the owner of certain premises located at 211 College Road East, Plainsboro
Township, New Jersey (the “Premises”) which Premises are subject to each of the leases
identified on Schedule “A” attached hereto (collectively, the “Leases”). 

     B. The
Assignor and Assignee are parties to a certain Agreement for Purchase and Sale (the
“Purchase Agreement”) pursuant to which the Assignor proposes to sell, transfer, convey
and assign certain assets of the Assignor to Assignee including, without limitation, all
of the Assignor’s right, title and interest in and to the Leases. 

     C. The
Assignor possesses all right, title and interest in and to the Leases, as lessor, and
wishes to assign to the Assignee all of their respective right, title and interest in and
to the Leases including, without limitation, the security deposits held by the Assignor
pursuant to the Leases. 

     D. The
Assignee wishes to accept the assignment from the Assignor of all of the Assignor’s
right, title and interest in and to the Leases and to assume all of the obligations of
the Assignor under the Leases, as lessor. 

     E. For
purposes of this Assignment, all capitalized terms not otherwise defined herein shall
have the meaning ascribed to such terms in the Purchase Agreement. 

     NOW,
THEREFORE, in consideration of the foregoing background, the mutual covenants and
agreements contained herein and the Purchase Agreement, and other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, the Assignor
and the Assignee, intending to be legally bound, hereby agree as follows: 

     1.
Assignment. The Assignor hereby assigns, transfers, sells and conveys all of its right,
title and interest in and to the Leases to the Assignee including, without limitation,
the security deposits held by the Assignor pursuant to the Leases. 

     2.
Assumption. The Assignee hereby accepts the assignment by the Assignor of all of the
Assignor’s right, title and interest in and to the Leases and assumes all of the
obligations of the Assignor under the Leases occurring from and after the date of this
Agreement. 

     3.
Indemnification. 

     (a)
The Assignor, hereby acknowledges and agrees that the Assignor shall indemnify, defend
and save the Assignee harmless of, from and against any and all claims, demands, actions,
causes of action, suits, proceedings, damages, liabilities, costs and expenses of every
nature whatsoever which relate to the obligations of the Assignor under the Leases, or
any of them, or to the Premises and which accrued prior to the date of this Agreement
including, without limitation, the return of any security deposits then due to the
tenants thereunder and any interest accrued thereon. 

     (b)
The Assignee hereby acknowledges and agrees that the Assignee shall indemnify, defend and
save the Assignor harmless of, from and against any and all claims, demands, actions,
causes of action, suits, proceedings, damages, liabilities, costs and expenses of every
nature whatsoever which relate to the obligations of the Assignee under the Leases, or
any of them, or to the Premises and which accrue from and after the date of this
Assignment including, without limitation, the return of any security deposits that may
become due to the tenants thereunder and any interest accrued thereon. 

	

     4.
Entire Agreement; Governing Law. This Assignment contains the entire understanding of the
parties with respect to the subject matter hereof, supersedes all prior or other
negotiations, representations, understandings and agreements of, by or among the parties,
express or implied, oral or written, which are fully merged herein. The express terms of
this Assignment control and supersede any course of performance and/or customary practice
inconsistent with any such terms. Any agreement hereafter made shall be ineffective to
change, modify, discharge or effect any abandonment of this Assignment unless such
agreement is in writing and signed by the party against whom enforcement of such change,
modification, discharge or abandonment is sought. This Assignment shall be governed by
and construed under the laws of the State of New Jersey. This Assignment shall be
construed without the aid of any cannon, custom or rule of law requiring construction
against the draftsman. 

     5. No
Waiver. Any party’s failure to enforce strictly any provision of this Assignment shall
not be construed as a waiver thereof or as excusing either party from future performance.
Any waiver, to be effective, must be in writing and signed by the party against whom it
is sought to be enforced. 

     6.
Successor and Assigns. This Assignment shall inure to the benefit of, and be binding
upon, the heirs, executors, administrators, successor and assigns of the respective
parties hereto. 

     7.
Headings. Paragraph and Section headings herein shall have absolutely no legal
significance and are used solely for convenience or reference. 

     8.
Counterparts. This Assignment may be executed in one (1) or more counterparts, and by the
different parties hereto in separate counterparts, each of which when executed shall be
deemed to be an original but all of which taken together shall constitute one (1) and the
same agreement. 

     IN
WITNESS WHEREOF, the Assignor and the Assignee have caused this Assignment and Assumption
of Tenant Leases to be executed as of the date and year first above written. 

By: ______________________________ 

AGREED AND ACCEPTED BY 

By: ______________________________ 

	

EXHIBIT D-1
INTERPOOL, INC. LEASE

	

EXHIBIT D-2
HACBM LEASE

 

	

EXHIBIT D-3
COSMIC
SOFTWARE TECHNOLOGY, INC. LEASE

	

EXHIBIT D-4
STAFFING
ALTERNATIVES LEASE

	

EXHIBIT D-5

PERSONAL COMPUTER
RENTALS LEASE

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