Document:

PURCHASE
      AND SALE AGREEMENT

     

     

    THIS
      PURCHASE AND SALE AGREEMENT (this “Agreement”)
      is
      made and entered into as of the 12th day of September, 2008, by
      and between NetView 7, 8 and 10 LLC, a Delaware limited liability company having
      an office address at 15 Third Avenue, Burlington, Massachusetts 01803
      (“Seller”),
      and
      Palomar Medical Technologies, Inc., a Delaware corporation having an address
      of
      82 Cambridge Street, Burlington, MA 01803 (“Purchaser”).

     

    WITNESSETH

     

    In
      consideration of the covenants and agreements hereinafter contained, the parties
      hereto agree as follows:

     

    1. The
      Sale.

     

    Upon
      and
      subject to the terms and conditions of this Agreement, Seller agrees to sell
      and
      convey to Purchaser, and Purchaser agrees to purchase from Seller:

     

    (a) that
      certain real property situated in Burlington, Middlesex County, Massachusetts,
      consisting of land and shown as Lot 4A on the Definitive Subdivision Plan (as
      defined in Section 19 below) and also shown on the plan annexed hereto as
Exhibit
      A
      and
      entitled [Layout
      and Materials Plan]
      (the
“Site
      Plan”)
      (as
      shown on the Definitive Subdivision Plan and the Site Plan, the “Lot”),
      together with all the rights and appurtenances pertaining thereto, and any
      right, title and interest of Seller in and to adjacent streets, alleys, and
      rights-of-way (together with the Lot, the “Real
      Property”).
      The
      Lot is a portion of Lot 4 as shown on the plan recorded with the Middlesex
      South
      District Registry of Deeds (the “Registry”)
      as
      Plan 672 of 2007 (“Lot
      4”);
      and

     

    (b) all
      right, title and interest of Seller in and to all studies, surveys, plans,
      drawings, specifications, reports, contracts, approvals, licenses, permits,
      certificates, maintenance manuals, warranties, design approvals, special permits
      and variances relating to the Real Property, if any, and to the extent
      transferable (“Permit
      Materials”)
      (the
      Real Property and the Permit Materials being collectively referred to as the
      “Property”).
      

     

    2. Purchase
      Price; Deposit.

     

    2.1 Purchase
      Price.
      The
      purchase price for the Property to be paid at closing of title (the
“Closing”)
      is Ten
      Million Six Hundred Eighty Thousand Dollars ($10,680,000), subject to the terms
      of Section 19 of this Agreement (the “Purchase
      Price”).
      

     

    2.2 Deposit.
      Two
      Hundred Fifty Thousand Dollars and 00/100 Dollars ($250,000.00) (the
“Deposit”)
      shall
      be paid by Purchaser to Land America (the “Title
      Company”)
      as
      escrow holder by wire transfer of immediately available federal funds directly
      to the account designated by Title Company, within one (1) Business Day
      following the date on which this Agreement is executed by both parties (the
      “Effective
      Date”).
      Failure by Purchaser timely to pay the Deposit shall render this Agreement
      null
      and void. The balance of the Purchase Price, as adjusted for prorations and
      apportionments as herein provided, shall be paid to Seller at Closing by wire
      transfer of immediately available federal funds (such funds, the “Closing
      Funds”).
      The
      Closing shall take place through escrow with the Title Company (with Purchaser
      transferring the Closing Funds to the Title Company and the Title Company
      disbursing such funds to an account designated by Seller in accordance with
      the
      terms hereof). The Deposit, together with the accrued interest, shall be
      credited to Purchaser’s payment of the Purchase Price at the Closing.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    The
      Deposit shall be held by the Title Company in accordance with the following
      terms and conditions: 

     

    (a) The
      Deposit shall be invested by the Title Company in an interest-bearing account
      at
      a bank or other financial institution reasonably satisfactory to each of Seller
      and Purchaser. 

     

    (b) Except
      as
      otherwise specifically directed in this Agreement, the Title Company shall
      deliver the Deposit to Seller or Purchaser promptly after receiving a joint
      notice from Seller and Purchaser
      directing
      the disbursement of the same, such disbursement to be made in accordance with
      such direction. If the Title Company receives notice from only Purchaser or
      only
      Seller that the party giving such notice is entitled to the Deposit, which
      notice shall describe with reasonable specificity the reasons for such
      entitlement, then the Title Company shall (i) promptly give notice to the other
      party of the Title Company’s receipt of such notice and enclosing a copy of such
      notice and (ii) subject to the provisions of the following paragraph which
      shall
      apply if a conflict arises, on the seventh (7th)
      day
      after the giving of the notice referred to in clause (i) above, deliver the
      Deposit to the party claiming the right to receive it. Notwithstanding any
      other
      provision of this Section 2.2, after receiving a notice solely from Purchaser
      prior to the expiration of the Review Period (as defined in Section 20 of this
      Agreement) that Purchaser is entitled to the Deposit, the Title Company shall
      promptly disburse the Deposit to Purchaser. 

     

    (c) In
      the
      event that the Title Company shall be uncertain as to its duties or actions
      hereunder or shall receive instructions or a notice from Purchaser or Seller
      which are in conflict with instructions or a notice from the other party or
      which, in the reasonable opinion of the Title Company, are in conflict with
      any
      of the provisions of this Agreement, the Title Company shall be entitled to
      take
      any one or more of the following courses of action:

     

    (i) Hold
      the
      Deposit as provided in this Agreement and decline to take any further action
      until the Title Company receives a joint written direction from Purchaser and
      Seller or any order of a court of competent jurisdiction directing the
      disbursement of the Deposit, in which case the Title Company shall then disburse
      the Deposit in accordance with such direction;

     

    (ii) In
      the
      event of litigation between Purchaser and Seller, deliver the Deposit to the
      clerk of any court in which such litigation is pending; or

     

    (iii) Deliver
      the Deposit to a court of competent jurisdiction and therein commence an action
      for interpleader, the cost thereof to the Title Company to be borne by whichever
      of Purchaser or Seller does not prevail in the litigation.

     

    
      
        
        

      

      
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    (d) The
      Title
      Company shall not be liable for any action taken or omitted in good faith and
      without negligence and believed by it to be authorized or within the rights
      or
      powers conferred upon it by this Agreement and it may rely, and shall be
      protected in acting or refraining from acting in good faith reliance upon an
      opinion of counsel and upon any directions, instructions, notice, certificate,
      instrument, request, paper or other documents believed by it to be genuine
      and
      to have been made, sent, signed or presented by the proper party or parties.
      In
      no event shall the Title Company’s liability hereunder exceed the aggregate
      amount of the Deposit. The Title Company shall be under no obligation to take
      any legal action in connection with the Deposit or this Agreement or to appear
      in, prosecute or defend any action or legal proceedings which would or might,
      in
      its sole opinion, involve it in cost, expense, loss or liability unless, in
      advance, and as often as reasonably required by it, the Title Company shall
      be
      furnished with such security and indemnity as it finds reasonably satisfactory
      against all such cost, expense, loss or liability. Notwithstanding any other
      provision of this Agreement, Purchaser and Seller jointly indemnify and agree
      to
      hold harmless the Title Company against any loss, liability or expense incurred
      without bad faith and without negligence on its part and arising under the
      terms
      of this Agreement, including the cost and expense of defending itself against
      any claim of liability.

     

    (e) The
      Title
      Company shall not be bound by any modification to this Section 2.2 unless the
      same is in writing and signed by Purchaser, Seller and the Title Company. From
      time to time on or after the date hereof, Purchaser and Seller shall deliver
      or
      cause to be delivered to the Title Company such further documents and
      instruments required hereunder, or cause to be done such further acts as the
      Title Company may reasonably request (it being understood that the Title Company
      shall have no obligation to make any such request) to carry out more effectively
      the provisions and purposes of this Agreement, to evidence compliance with
      this
      Agreement or to assure itself that it is protected in acting
      hereunder.

     

    (f) The
      Title
      Company shall serve hereunder without fee for its services as escrow agent,
      but
      shall be entitled to reimbursement for expenses incurred hereunder, which
      expenses shall be paid and borne equally by Purchaser and Seller, unless such
      expenses are associated with litigation between Purchaser and Seller, in which
      event they shall be borne by the party that does not prevail in the litigation.
      The Title Company agrees that it will not seek reimbursement for the services
      of
      its employees or partners, but only for its actual and reasonably incurred
      out-of-pocket expenses not to exceed $1,000.00.

     

    (g) The
      Title
      Company shall be entitled to rely upon the authenticity of any signature and
      the
      genuineness and validity of any writing received by the Title Company relating
      to this Agreement. The Title Company may rely upon any oral identification
      of a
      party notifying the Title Company orally as to matters relating to this
      Agreement if such oral notification is permitted thereunder. The Title Company
      is not responsible for the nature, content, validity or enforceability of any
      of
      the escrow documents except for those documents prepared by the Title
      Company.

     

    (h) The
      Title
      Company may, at its sole discretion, resign by giving thirty (30) days’ prior
      written notice thereof to the parties hereto. In the event of such resignation,
      the parties shall furnish to the Title Company written instructions for the
      release of the escrow funds and escrow documents. If the Title Company shall
      not
      have received such written instructions within the thirty (30) days, the Title
      Company may petition any court of competent jurisdiction for the appointment
      of
      a successor escrow agent and upon such appointment deliver the escrow funds
      and
      escrow documents to such successor. Costs and fees incurred by the Title Company
      may (at the option of the Title Company), be deducted from any funds held
      pursuant hereto.

     

    
      
        
        

      

      
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    (i) The
      Title
      Company executes this Agreement solely for the purpose of consent to,
and
      agreeing
      to be bound by the provisions of this Section 2.2, and to the extent applicable
      to the Title Company.

     

    3. Condition
      of Title.

     

    3.1 Initial
      Review of Title and Survey.
      Prior
      to the Effective Date Purchaser has obtained an ALTA Preliminary Commitment
      for
      Title Insurance effective as of 4:30 p.m. on December 21, 2007 issued
      by
      the Title Company (the “Title
      Commitment”).
      Subject to Seller’s compliance with the Requirements set forth in Schedule B -
      Section 1 of the Title Commitment, including, without limitation, satisfaction
      of No. 13 of said Schedule B - Section 1, by discharge, partial release or,
      in
      the case of mechanic’s liens by bonding, (the “Required
      Title Actions”),
      Purchaser accepts the status of title reflected in the Title Commitment as
      of
      the effective date thereof.

     

    Within
      thirty (30) days after the Final Plan (as hereinafter defined) is received
      by
      Purchaser, Purchaser shall have the right to obtain an ALTA survey with respect
      to the Lot (the “ALTA
      Survey”).
      Purchaser shall be deemed to have accepted the status of those matters reflected
      in the ALTA Survey as of the date thereof unless Purchaser provides notice
      to
      Seller on or before the date that is ten (10) days after the date on which
      Purchaser receives the ALTA Survey setting forth any objections to any matter(s)
      shown on the ALTA Survey.

     

    3.2 Permitted
      Exceptions.
      The
      following are the “Permitted
      Exceptions”:

     

    (a) Those
      matters listed as Schedule B, Section 2 on the Title Commitment other than
      the
      Required Title Actions;

     

    (b) All
      other
      matters of record as of the effective date of the Title Commitment not shown
      on
      the Title Commitment; 

     

    (c) All
      matters shown on the ALTA Survey and not objected to by Purchaser as provided
      herein;

     

    (d) The
      lien
      for such taxes as will not be, as of the Closing Date, due and payable, and
      for
      municipal betterments assessed after the Closing Date;

     

    (e) All
      federal, state and local laws, statutes, ordinances, rules and regulations
      affecting or in any way relating to any of the Property, including, without
      limitation and by way of illustration only, all legal requirements involving
      the
      development, construction, occupancy and use of the Property, all environmental
      laws, all laws regulating use or development of wetlands areas, the Americans
      with Disabilities Act, and the Occupational Safety and Health Act of 1970,
      as
      amended from time to time, and similar federal, state and local requirements;
      

     

    
      
        
        

      

      
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    (f) Any
      easements, and cross easements, for the Proposed Project or the development
      of
      the Master Property (as defined in Section 19 below), provided that such
      easement and cross easements which affect the Lot or the Proposed Project shall
      be subject to the approval by Purchaser (such approval not to be unreasonably
      withheld or delayed) including without limitation the Park Covenants (as defined
      in Section 19 below); and 

     

    (g) All
      matters resulting from Purchaser’s exercise of its rights under this Agreement,
      including without limitation the Approvals (as defined in Section 19
      below).

     

    3.3 Unpermitted
      Exceptions.
      All
      matters affecting title to the Property, and all survey matters affecting the
      Property, other than those matters expressly included as Permitted Exceptions
      pursuant to Section 3.2 are collectively referred to herein as “Unpermitted
      Exceptions.”
During
      the term of this Agreement, Seller shall not encumber the Lot except as provided
      in this Agreement, or except as required by the Approvals, or except for
      encumbrances that will be discharged or partially released at Closing. In
      addition to satisfaction, delivery, or discharge, as applicable, of the Required
      Title Actions, at or prior to the Closing, Seller shall discharge, partially
      release, or cure, as applicable, all Unpermitted Exceptions or have such
      Unpermitted Exceptions bonded over to the Title Company’s reasonable
      satisfaction which arise subsequent to the date of the Title Commitment;
      provided, however that Seller shall not be obligated to expend in excess of
      Two
      Hundred Thousand and 00/100 Dollars ($200,000.00) in the aggregate, which amount
      shall include, without limitation, the payment of any attorneys’ fees or
      expenses or title insurance premiums, fees or expenses, to cure Unpermitted
      Exceptions other than any of the following (which Seller shall cure on or before
      the Closing Date): (i) mortgages or related security documents or similar
      encumbrances given to secure indebtedness for money borrowed, or (ii) taxes
      and
      assessments due and payable as of the Closing Date (collectively, “Monetary
      Encumbrances”).
      Notwithstanding the preceding sentence, if in the reasonable judgment of
      Seller’s counsel it is substantially unlikely that the Unpermitted Exceptions
      (excluding the Monetary Encumbrances) can be cured even by the expenditure
      of
      Two Hundred Thousand and 00/100 Dollars ($200,000.00), then Seller need not
      make
      such expenditure and the provisions of Section 4.3(b) shall apply. Seller shall
      be entitled to use the proceeds of the sale of the Property to effect any
      discharge, bonding over or cure made pursuant to this Section 3.3.

     

    3.4 Non-Disturbance
      Agreement.
      Seller
      shall use commercially reasonable efforts to obtain from Bank of America, N.A.,
      the existing lender holding a mortgage secured by Lot 4 (the “Lender”),
      within thirty (30) days of the date of this Agreement, a Non-Disturbance
      Agreement in form reasonably acceptable to Buyer (the “NDA”).
      The
      NDA will provide that in the event of a foreclosure of the mortgage, Lender
      shall (i) recognize Purchaser’s rights under this Agreement, and (ii) convey
      title to the Property to Purchaser in accordance with the terms of this
      Agreement, provided, however, Lender shall have no obligation to obtain the
      Subdivision Approvals or the Approvals.

    

    4. Conditions
      Precedent to Closing; the Closing.

     

    4.1 Conditions
      Precedent to Purchaser’s Obligation to Close.
      Purchaser’s obligation to consummate the Closing is subject to the satisfaction
      of the following conditions:

     

    
      
        
        

      

      
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    (a) All
      of
      Seller’s representations and warranties set forth in Section 6 and Section 7.1
      shall be true and correct in all material respects as of the Closing, and all
      covenants and agreements of Seller made in this Agreement shall have been
      fulfilled. 

     

    (b) Each
      item
      or instrument to be delivered by Seller described in Section 4.5 below is
      delivered at the Closing.

     

    (c) The
      Approvals shall have been Obtained (as hereinafter defined) pursuant to the
      provisions of Section 19 below.

     

    (d) The
      Final
      Development Budget shall have been approved by Seller and Purchaser pursuant
      to
      the provisions of Section 19 below.

     

    (e) The
      Title
      Company shall be unconditionally prepared to issue to the Purchaser an owner’s
      policy of title insurance based on the Title Commitment, insuring clear and
      marketable title to the Real Property subject only to the Permitted
      Exceptions.

     

    (f) The
      Park
      Covenants (as hereinafter defined) shall have been recorded with the Middlesex
      South District Registry of Deeds.

     

    4.2 Conditions
      Precedent to Seller’s Obligation to Close.
      Seller’s obligation to consummate the Closing is subject to the satisfaction of
      the following conditions:

     

    (a) All
      of
      Purchaser’s representations and warranties set forth in Section 6 and Section
      7.2 shall be true and correct in all material respects as of Closing and all
      covenants and agreements of Purchaser made in this Agreement shall have been
      fulfilled; provided, however, that if Purchaser shall have assigned this
      Agreement in accordance with Section 16, such assignee(s) shall make with
      respect to itself or themselves the representations set forth in Section 7.2,
      adjusted, as appropriate, to reflect the nature of the legal entity of such
      assignee and the laws under which it is governed; and

     

    (b) Each
      item
      or instrument to be delivered by Purchaser described in Section 4.6 below is
      delivered at the Closing.

     

    4.3 The
      Closing and Closing Deliveries.

     

    (a) The
      Closing shall take place through the Title Company, at 10:00 a.m. at the offices
      of Purchaser’s counsel, Riemer & Braunstein LLP, 7 New England Executive
      Park, Burlington, Massachusetts 01803, on that date which is thirty (30) days
      after the earlier to occur of (i) the date the Approvals are Obtained, or (ii)
      the Approval Contingency Date, as defined in Section 19.4 of this Agreement
      (the
“Closing
      Date”);
      but
      in no event shall the Closing Date be later than February 27, 2009. If Purchaser
      so requests, Purchaser may, by written notice to Seller given no less than
      one
      (1) Business Day prior to the Closing Date, cause the Closing to take place
      at
      the offices of Purchaser’s lending institution or of such lending institution’s
      counsel within the City of Boston. All documents to be delivered at the Closing
      and all payments to be made as specified in Sections 4.5 and 4.6, inclusive,
      shall be delivered to the Title Company on the Closing Date, in escrow, pending
      delivery of possession of the Property in conformance with this Agreement,
      upon
      which delivery, and confirmation from the Title Company that it is
      unconditionally prepared to issue a title policy consistent with the provisions
      of Section 3 hereof, and in any event upon the Purchaser’s payment of all
      premiums and charges required therefor, all instruments and funds shall then
      be
      delivered out of escrow, provided that in no event shall such escrow continue
      beyond 5:00 p.m. on the Business Day next following the Closing Date. Purchaser
      and/or Purchaser’s agents shall be entitled to inspect the Property prior to the
      Closing in order to determine whether the condition thereof complies with the
      terms of this Agreement. 

     

    
      
        
        

      

      
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    (b) If
      on the
      Closing Date the title to the Property or any survey matter with respect to
      the
      Property does not conform to the requirements of Section 3, then the Closing
      Date shall automatically be extended for a period of thirty (30) days (the
      “Extended
      Closing Date”)
      in
      order to permit Seller to (i) remove any Unpermitted Exceptions which are
      Monetary Encumbrances and (ii) use reasonable efforts (subject to the
      limitations provided in Sections 3.1 and 3.3) to remove other such Unpermitted
      Exceptions. If by the Extended Closing Date Seller, having used such reasonable
      efforts, shall have failed so to remove such Unpermitted Exceptions which are
      other than Monetary Encumbrances, all as herein provided, then Purchaser shall
      have the remedies provided in Section 13.1.

     

    (c) The
      acceptance of transfer of title to the Property by Purchaser (or its assignee),
      shall be deemed to be a full performance and discharge of every agreement and
      obligation herein contained or expressed, except such as are, by the express
      terms hereof, to be performed after or are to survive the Closing.

     

    4.4 Possession.
      At
      Closing Seller shall deliver full possession of the Real Property free of all
      tenants and occupants, such Real Property to be then in the same condition
      as on
      the date of this Agreement with the following exceptions: (i) ordinary wear
      and
      tear; and (ii) subject to the provisions of Section 14, as affected by any
      Taking (as hereinafter defined).

     

    4.5 Seller’s
      Deliveries.
      At the
      Closing, Seller shall deliver or cause to be delivered to Purchaser, the
      following (collectively, “Seller’s
      Deliveries”):

     

    (a) Two
      (2)
      duly executed and acknowledged counterpart originals of a Massachusetts
      statutory form of Quitclaim Deed (the “Deed”),
      substantially in the form annexed hereto as Exhibit
      C,
      conveying to Purchaser title in fee simple to the Real Property, subject only
      to
      the Permitted Exceptions.

     

    (b) Four
      (4)
      duly executed counterpart originals of a General Instrument of Transfer,
      substantially in the form annexed hereto as Exhibit
      D
      (the
“General
      Instrument of Transfer”),
      assigning the matters described therein, including without limitation Seller’s
      interests in the Permit Materials and the Approvals.

     

    (c) Four
      (4)
      duly executed and counterpart originals of an Assignment and Assumption
      Agreement, substantially in the form annexed hereto on Exhibit
      E (the
      “Assignment
      and Assumption Agreement”)
      assigning the Environmental Indemnity Agreement as defined in and pursuant
      to
      the provisions of Section 8.3(e) below as it relates to the Real Property

     

    (d) An
      original affidavit sworn to by Seller, substantially in the form annexed hereto
      as Exhibit
      F,
      stating
      under penalties of perjury that Seller is not a foreign person as defined in
      Internal Revenue Code Section 1445 and stating Seller’s United States taxpayer
      identification number.

     

    
      
        
        

      

      
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    (e) Seller
      shall either deliver to Purchaser or make available to Purchaser at the Real
      Property originals (or copies thereof if originals are not available) of all
      documents and materials assigned pursuant to the General Instrument of Transfer
      which it may have in its possession to the extent same has not been previously
      delivered to Purchaser under Section 19 hereof. To the extent that such
      materials cannot be delivered at Closing, Seller shall deliver such materials
      to
      Purchaser within a reasonable time after the Closing and the same shall not
      delay the Closing or be deemed a failure of Seller to meet a condition to
      Closing.

     

    (f) An
      original certificate, substantially in the form annexed hereto as Exhibit
      G,
      certifying all of Seller’s representations and warranties as contained herein
      are true and correct in all material respects as of the Closing.

     

    (g) Such
      evidence (such as limited liability company resolutions, corporate resolutions
      or partnership authorizations and certified limited liability company, corporate
      or partnership organizational documents) as are reasonably required by Purchaser
      or the Title Company to evidence the existence, good standing, qualification
      to
      do business and authority of Seller and the authorization of the sale of the
      Property by Seller and the delivery by Seller of all of the Closing documents
      required by this Agreement.

     

    (h) Such
      standard form affidavits and indemnities as the Title Company may reasonably
      require, including without limitation so-called “gap” indemnity, in order (i) to
      omit from the title policy issued to Purchaser at Closing exceptions for parties
      in possession and mechanic’s liens, and (ii) to insure title to the Real
      Property as of the Closing but prior to the recording of the conveyance
      documents.

     

    (i) Evidence
      of payment in full of the commission due to the Named Broker, as defined in
      Section 6 below, or payment of such commission at Closing by way of a debit
      to
      Seller on the Closing Statement and instruction to the Title Company to pay
      such
      amount.

     

    (j) A
      so-called Reliance Letter from Sleeman Hanley & DiNitto, Inc. with respect
      to the Environmental Report as hereinafter defined.

     

    (k) Four
      (4)
      executed counterpart originals of the Excess Costs Escrow Agreement as defined
      and further described in Section 19 below.

     

    (l) Four
      (4)
      executed counterpart originals of the Construction Management Agreement as
      defined and further described in Section 19 below.

     

    (m) Four
      (4)
      executed counterpart originals of the Closing Statement (as hereinafter
      defined).

     

    (n) One
      (1)
      original of the Final Plan (as defined in Section 19.1 below).

     

    (o) One
      (1)
      original Design Certificate (as defined in Section 19.3 below).

     

    
      
        
        

      

      
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    4.6 Purchaser’s
      Deliveries.
      At the
      Closing, Purchaser shall deliver to Seller or to the party otherwise indicated
      the following:

     

    (a) The
      Closing Funds shall be paid by wire transfer of immediately available federal
      funds directly to the Title Company, to the account or accounts designated
      by
      the Title Company.

     

    (b) Four
      (4)
      executed original certificates, substantially in the form annexed hereto as
      Exhibit
      H,
      certifying all of Purchaser’s representations and warranties as contained herein
      are true and correct in all material respects as of the Closing.

     

    (c) Four
      (4)
      duly executed and acknowledged counterpart originals of the General Instrument
      of Transfer.

     

    (d) Four
      (4)
      duly executed and acknowledged counterpart originals of the Assignment and
      Assumption Agreement.

     

    (e) Such
      documents (such as limited liability company resolutions, corporate resolutions
      or partnership authorizations and certified limited liability company, corporate
      or partnership organizational documents) as are reasonably required by Seller
      or
      the Title Company evidencing existence, good standing, qualification to do
      business and authority of Purchaser and the authorization of the purchase of
      the
      Property by Purchaser and the delivery by Purchaser of all of the closing
      documents required by this Agreement.

     

    (f) Four
      (4)
      executed counterpart originals of the Excess Costs Escrow Agreement as defined
      and further described in Section 19 below. 

     

    (g) Four
      (4)
      executed counterpart originals of the Construction Management Agreement as
      defined and further described in Section 19 below.

     

    (h) One
      signed copy of the Construction Contract between Purchaser and the general
      contractor for the construction of the Initial Phase as further described in
      Section 19 below.

     

    (i) Four
      (4)
      executed counterpart originals of the Closing Statement.

     

    5. Apportionments.

     

    The
      following are to be apportioned as of the Closing Date in accordance with local
      custom, with said date being a day of income and expense to Purchaser, and
      the
      same shall be reflected on a closing statement (the “Closing
      Statement”)
      executed by Seller and Purchaser at the Closing:

     

    5.1 Taxes.
      

     

    (a) Taxes
      shall be paid on the basis of the fiscal year for which assessed, and shall
      be
      prorated based upon a 365 day year, for the actual number of days involved.
      Seller and Purchaser acknowledge that the Real Property may not be a separate
      tax parcel on the Closing Date. The apportionment of taxes shall be calculated
      by assigning to the Real Property a percentage (calculated by dividing the
      area
      of the Lot by the total area of Lot 4) (the “Allocated
      Portion”)
      of the
      aggregate amount of real estate taxes assessed (with respect to land only,
      i.e.,
      expressly excluding any taxes assessed with respect to any buildings or
      improvements unless such building(s) or improvements have been constructed
      by or
      on behalf of Purchaser) by the Town of Burlington on Lot 4 (the “Tax
      Parcel”).
      If
      the Closing Date shall occur before the real property tax rate for the then
      current fiscal year is fixed, the apportionment of taxes shall be made on the
      basis of the taxes assessed for the preceding fiscal year. After the real
      property taxes are finally fixed for the fiscal year in which the Closing Date
      occurs, Seller and Purchaser shall make a recalculation of the apportionment
      of
      such taxes, and Seller or Purchaser, as the case may be, shall promptly make
      an
      appropriate payment to the other based on such recalculation.

     

    
      
        
        

      

      
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    (b) Until
      the
      Real Property is assessed as a separate tax parcel, Seller shall promptly pay
      all taxes that become due and payable from time to time with respect to the
      Tax
      Parcel, and Purchaser shall reimburse Seller for the Allocated Portion of all
      real estate taxes assessed (with respect to the Lot only, i.e., expressly
      excluding any taxes assessed with respect to any buildings or improvements
      unless such building(s) or improvements have been constructed by or on behalf
      of
      Purchaser) on the Tax Parcel. The provisions of this Section 5.1(b) shall
      survive the Closing.

     

    5.2 Permit
      Fees.
      Annual
      license, permit and inspection fees with respect to the Approvals transferred
      to
      Purchaser hereunder.

     

    5.3 Tax
      Credits.
      The tax
      credits approved by the Town of Burlington affecting the Lot or otherwise
      affecting the development and construction of the Improvements, including
      without limitation under the tax increment financing agreement with the Town
      of
      Burlington approved on June 9, 1997 (the “TIF
      Agreement”),
      shall
      accrue to the benefit of Purchaser with respect to the Lot, with Seller
      retaining the balance of the tax credits, if any, for Seller’s Remaining
      Property, the Master Property (both as hereinafter defined) or other properties
      owned by Seller, provided that Purchaser alone shall be entitled to any credits
      or benefits resulting directly from the development of the Improvements and/or
      the Proposed Project, including, without limitation, any local personal property
      tax exemption arising out of or relating to the Improvements or the personal
      property of Purchaser located on the Lot. Seller and Purchaser shall cooperate
      and use best efforts to continue the applicability of the TIF Agreement to
      the
      Lot, the Improvements, and the Proposed Project.

     

    5.4 Use
      of
      Closing Funds.
      Seller
      shall have the right to discharge, from out of the Closing proceeds, any lien
      capable of being discharged by the payment of an ascertainable sum, including
      without limitation any Monetary Encumbrances which Seller is obligated to
      discharge, in which event the total sum of money required to discharge said
      lien
      or liens, as evidenced either by a written payoff statement or by other evidence
      satisfactory to the Title Company, shall be reflected on the Closing
      Statement.

     

    5.5 Other
      Items.
      All
      other items of revenue or expense customarily apportioned in connection with
      the
      sale of similar properties similarly located (it being acknowledged that
      insurance will not be so prorated, Seller will cancel at Closing any existing
      insurance policies that it maintains and Purchaser shall procure its own
      insurance at Closing).

     

    
      
        
        

      

      
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    5.6 Correction
      of Errors.
      In the
      event that any arithmetic or other like errors shall have been made in the
      computation of any pro-rations or adjustments under this Section 5, Seller
      and
      Purchaser agree to cooperate in making appropriate adjustments as a result
      of
      any such errors, which adjustments shall be made no later than one (1) month
      after the Closing. Such time limitation shall not limit the time within which
      the recalculation of the apportionment of taxes under Section 5.1 shall be
      made.

     

    5.7 Survival.
      The
      provisions of this Section 5 shall survive the Closing.

     

    6. Brokerage
      Commissions.

     

    Purchaser
      represents and warrants that Purchaser has not dealt with any broker in
      connection with the purchase of the Property except the Named Broker (as defined
      below). Purchaser will indemnify and hold harmless Seller from and against
      any
      and all claims, loss, liability, cost, and expense (including reasonable
      attorney’s fees) resulting from any claim that may be made against Seller by any
      broker or other person (except for the Named Broker) claiming a commission,
      fee,
      or other compensation by reason of the transaction contemplated by this
      Agreement, if the same shall arise by or on account of any act of Purchaser
      or
      Purchaser’s representatives. Seller represents and warrants that Seller has not
      dealt with any broker in connection with the sale of the Property to Purchaser
      except Jones Lang LaSalle and FHO/DTZ (collectively, the “Named
      Broker”).
      If
      the Closing occurs hereunder (but not otherwise), Seller shall pay the Named
      Broker a commission pursuant to separate agreements between Seller and the
      Named
      Broker. Seller will indemnify and hold harmless Purchaser from and against
      any
      and all claims, loss, liability, cost, and expense (including reasonable
      attorney’s fees) resulting from any claim that may be made against Purchaser by
      any broker claiming a commission, fee, or other compensation by reason of the
      transaction contemplated by this Agreement, if the same shall arise by or on
      account of any act of Seller or Seller’s representatives; provided, however,
      that upon written notice by either party to the other, each of Seller and
      Purchaser shall have the right to provide for its own defense of any such
      claims, losses, or liabilities, at the cost and expense (including reasonable
      attorney’s fees) of the other party.

     

    The
      representations made by Seller and Purchaser in this Section 6 shall survive
      the
      Closing or any earlier termination of this Agreement.

     

    7. Representations
      and Warranties.

     

    7.1 Seller’s
      Representations and Warranties.
      Seller
      represents and warrants that:

     

    (a) Seller
      has no actual knowledge of any threatened or pending Taking affecting the Real
      Property;

     

    (b) On
      the
      Closing Date there will be no contracts, agreements or understandings, oral
      or
      written, with any person made by or on behalf of Seller relating to the Property
      that would be binding upon Purchaser by virtue of its succession to the interest
      of Seller in the Property, except the terms and conditions of the Permitted
      Exceptions and the Approvals;

     

    
      
        
        

      

      
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    (c) To
      Seller’s knowledge, except to the extent, if at all, set forth in any Permitted
      Exceptions, there are no options, purchase contracts or other agreements,
      written or oral, whereby any person could claim a right, title or interest
      in
      the Property or any portion thereof by or through Seller;

     

    (d) There
      are
      no consents or approvals of any third persons, or any federal, state or local
      governmental authorities, including, without limitation, any internal board
      of
      directors or other approval process, that are required in connection with the
      performance by Seller of its obligations under this Agreement, other than such
      of the foregoing as have been obtained or will be obtained by the Closing
      Date;

     

    (e) Seller
      is
      a Delaware Limited Liability Company duly and validly organized, existing and
      in
      good standing under, and governed by the laws of the State of Delaware and
      is
      duly qualified to transact business in the Commonwealth of Massachusetts, and
      has all requisite power and authority to own and operate its properties and
      to
      carry on its business as now conducted and to enter into and perform this
      Agreement and to carry out the transactions contemplated hereby; 

     

    (f) Seller
      has duly authorized the execution, delivery, and performance of this Agreement,
      and such execution, delivery and performance by Seller of this Agreement will
      not result in a breach of, violate any term or provision of, or constitute
      a
      default under, the organizational documents of Seller or any other agreement
      by
      which Seller is bound;

     

    (g) Performance
      of this Agreement will not result in a breach of, constitute a default under,
      or
      result in the imposition of a lien or encumbrance upon the Property under any
      agreement instrument, covenant, restriction, or corporate organizational
      documents by which Seller or the Property is bound, and Seller is not prohibited
      from consummating the transactions contemplated herein by any law or regulation,
      agreement, instrument, restriction, order or judgment;

     

    (h) No
      bankruptcy or insolvency proceeding under the Bankruptcy Code or any state
      bankruptcy or insolvency law filed by or against Seller is pending and no such
      filing is contemplated by Seller, or, to Seller’s knowledge, threatened;

     

    (i) There
      is
      no outstanding, or, to the Seller’s knowledge, threatened judgment, order,
      decree, litigation, claim or proceeding before any court, commission, agency
      or
      other administrative authority (collectively, “Litigation”)
      which
      could affect the Property, Seller’s title to the Property or Seller’s ability to
      consummate the transaction contemplated by this Agreement;

     

    (j) Seller
      is
      not a "foreign person" within the meaning of § 1445 of the Internal Revenue
      Code; and

     

    (k) To
      Seller’s knowledge Seller has received no written notice or citation from any
      federal, state, county or municipal authority alleging any fire, health, safety,
      building pollution, environmental, zoning, or other violation of any law, code,
      regulation, ordinance, permit, order or directive in respect of the Real
      Property or any part thereof, which has not been corrected to the satisfaction
      of the issuing authority.

     

    
      
        
        

      

      
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    As
      used
      in this Section 7.1, the term “knowledge” with respect to Seller shall mean the
      actual, conscious, not constructive or imputed, knowledge of Peter C. Nordblom
      and Steve Logan and shall not be construed to refer to the knowledge of any
      other partner, officer, director, agent, member, manager, employee or
      representative of Seller or of any affiliate of Seller. None of the foregoing
      persons has made any independent investigation of the matters being represented
      and warranted, any inquiry of any other person or persons, nor any search or
      examination of any files, records, books, or correspondence or the
      like.

     

    7.2 Purchaser’s
      Representations and Warranties.
      Purchaser represents and warrants that:

     

    (a) Purchaser
      is a corporation duly and validly organized, existing and in good standing
      under, and governed by the laws of the State of Delaware and is duly qualified
      to transact business in the Commonwealth of Massachusetts, and Purchaser has
      all
      requisite power and authority to own and operate its properties and to carry
      on
      its business as now conducted and to enter into and perform this Agreement
      and
      to carry out the transactions contemplated hereby;

     

    (b) No
      consent, approval, order or authorization of, or registration, qualification,
      designation, declaration or filing with, any governmental authority on the
      part
      of Purchaser is required in connection with the execution and delivery of this
      Agreement or its purchase of the Property, except that Palomar will file an
      executed copy of this Agreement with the Securities and Exchange Commission
      (SEC). 

     

    (c) Purchaser
      has duly authorized the execution, delivery, and performance of this Agreement,
      and such execution, delivery and performance by Purchaser of this Agreement
      will
      not result in a breach of, violate any term or provision of, or constitute
      a
      default under, Purchaser’s corporate organizational documents or any other
      agreement by which Purchaser is bound;

     

    (d) No
      bankruptcy or insolvency proceeding under the Bankruptcy Code or any state
      bankruptcy or insolvency law filed by or against Purchaser is pending and no
      such filing is contemplated by Purchaser, or, to Purchaser’s knowledge,
      threatened; and

     

    (e) There
      is
      no outstanding, or, to the Purchaser’s knowledge, threatened Litigation which
      could affect Purchaser’s ability to consummate the transaction contemplated by
      this Agreement.

     

    As
      used
      in this Section 7.2, the term “knowledge” with respect to Purchaser shall mean
      the actual, conscious, not constructive or imputed, knowledge of Louis P.
      Valente and shall not be construed to refer to the knowledge of any partner,
      officer, director, agent, member, manager, employee or representative of
      Purchaser, or of any affiliate of Purchaser. The foregoing person has not made
      any independent investigation of the matters being represented and warranted,
      any inquiry of any other person or persons, nor any search or examination of
      any
      files, records, books, or correspondence or the like.

     

    7.3 Restatement
      at Closing; Survival.
      The
      representations and warranties made by Seller in Section 7.1 and by Purchaser
      in
      Section 7.2 are true and correct in all material respects as of the date of
      this
      Agreement, and shall be true and correct in all material respects and deemed
      repeated as of the Closing. Said representations or warranties shall survive
      consummation
      of the transactions contemplated by this Agreement and shall continue in full
      force and effect for a period of six (6) months after the Closing (the
“Survival
      Period”),
      and
      shall be binding upon and inure to the benefit of the parties hereto, their
      successors in interest and assigns; provided, however, that neither Seller
      nor
      Purchaser, as applicable, shall have any liability or other obligation with
      respect to any such representation or warranty herein contained unless prior
      to
      the expiration of the Survival Period the party seeking to assert liability
      under any such representation or warranty shall have notified the other party
      hereto in writing setting forth specifically the representation or warranty
      allegedly breached, a description of the alleged breach in reasonable detail
      and
      a proposed remedy. All liability or other obligation of either party hereto
      under any such representation or warranty shall lapse and be of no further
      force
      or effect with respect to any matters not contained in a written notice
      delivered as contemplated within the Survival Period, or, if such notice is
      given within the Survival Period, unless suit on the claim described in such
      notice is commenced within nine (9) months following the Closing.

    
      
        
        

      

      
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    7.4 Waiver.
      If
      either Seller or Purchaser shall proceed to Closing with actual knowledge of
      any
      matter which is in conflict with any of the representations and warranties
      made
      in this Agreement by the other party, they shall be deemed to have waived such
      representations and warranties to the extent inconsistent with such actual
      knowledge.

     

    7.5 Claim
      Limitation.
      Notwithstanding anything to the contrary contained herein, Purchaser shall
      not
      assert any claim or claims against Seller for breach of any representation
      or
      warranty made by Seller in this Agreement, and Seller shall not assert any
      claim
      or claims against Purchaser for breach of any representation or warranty made
      by
      Purchaser in this Agreement, as the case may be, unless and until the aggregate
      of such party's claim or claims thereunder exceeds Twenty Thousand and 00/100
      Dollars ($20,000.00).

     

    7.6 Seller’s
      Liability Cap.
      The
      aggregate liability of Seller for breach of any representation or warranty
      made
      by Seller in Section 7.1 hereof, or otherwise in this Agreement, shall not
      exceed Two Hundred Fifty Thousand and 00/100 Dollars ($250,000.00) (the
“Seller’s
      Liability Cap”).
      With
      respect to all claims against Seller for breach of any representation or
      warranty made by Seller, Purchaser shall not have any further right, claim
      or
      recourse against Seller in excess of the Seller’s Liability Cap, and Purchaser
      waives any right or claim against Seller with respect to any breach of any
      representation or warranty made by Seller other than a right or claim limited
      to
      the Seller’s Liability Cap as aforesaid. 

     

    8. Merger
      of
      All Prior Understandings; Condition of Property.

     

    8.1 Merger
      of All Prior Understandings.
      It is
      understood and agreed that all understandings and agreements heretofore had
      between Seller and Purchaser with respect to the subject matter of this
      Agreement and the transaction contemplated herein, including without limitation
      that certain letter of intent dated November 8, 2007 between Seller and
      Purchaser, are merged in this Agreement, which alone fully and completely
      expresses their agreement, neither party relying upon any statement or
      representation, not embodied in this Agreement, made by the other. 

     

    
      
        
        

      

      
        14

        
          

        

      

      
        
        

      

    

    8.2 Condition
      of Property.
      Except
      as otherwise expressly provided in this Agreement, Purchaser shall accept the
      Property at the Closing in its “AS IS”, “WHERE IS” condition with all faults as
      of the Closing Date. Purchaser agrees that, except as expressly set forth in
      this Agreement, Seller shall not be liable for any latent or patent defects
      in
      the Property, and shall not be bound in any manner whatsoever by any guarantees,
      promises, projections, operating expenses, set-ups or other information
      pertaining to the Property made, furnished or claimed to have been made or
      furnished by Seller or any other person or entity, including, without limitation
      any partner, member, manager, shareholder, employee, agent, broker, attorney
      or
      other person representing or purporting to represent or act on behalf of Seller,
      whether orally or in writing. Purchaser acknowledges that neither Seller nor
      any
      partner, member, manager, shareholder, employee, agent, broker, attorney or
      other person representing or purporting to represent or act on behalf of Seller
      has made any oral or written representations or warranties whatsoever to
      Purchaser, whether express or implied, except as expressly set forth in this
      Agreement, and, in particular, that no such representations and warranties
      have
      been made with respect to the physical or environmental condition or operation
      of the Property, the layout or footage of the Property, the actual or projected
      revenue and expenses of the Property, zoning, environmental, and other laws,
      regulations and rules applicable to the Property, or the compliance of the
      Property therewith, the use or occupancy of the Property or any part thereof
      or
      any other matter or thing affecting or relating to the Property or the
      transactions contemplated hereby, except as specifically set forth in this
      Agreement. Purchaser has not relied and is not relying upon any representations
      or warranties, other than the representations and warranties expressly set
      forth
      in this Agreement, or upon any statements made in any informational materials
      with respect to the Property provided by Seller or any other person or entity,
      including without limitation any partner, member, manager, shareholder,
      employee, agent, broker, attorney or other person representing or acting or
      purporting to represent or act on behalf of Seller. IN ADDITION TO, AND WITHOUT
      LIMITATION OF THE FOREGOING, EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT,
      SELLER MAKES NO WARRANTY, EXPRESS OR IMPLIED, AS TO THE MERCHANTABILITY, TITLE,
      MARKETABILITY, FITNESS, OR SUITABILITY FOR A PARTICULAR PURPOSE OF THE PROPERTY
      OR ANY COMPONENT THEREOF, AND, EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT,
      THE PROPERTY AND EACH COMPONENT THEREOF ARE SOLD IN AN “AS IS”, “WHERE IS”
CONDITION, WITH ALL FAULTS. BY EXECUTING THIS AGREEMENT, EXCEPT AS SET FORTH
      IN
      THIS AGREEMENT AND AS INCIDENT TO THE SELLER’S OBLIGATION TO OBTAIN THE
      APPROVALS, PURCHASER AFFIRMS AND AGREES THAT (A) PURCHASER HAS NOT RELIED ON
      SELLER’S SKILL OR JUDGMENT TO SELECT OR FURNISH THE PROPERTY OR ANY COMPONENT
      THEREOF FOR ANY PARTICULAR PURPOSE, (B) SELLER MAKES NO WARRANTY THAT THE
      PROPERTY OR ANY COMPONENT THEREOF ARE FIT FOR ANY PARTICULAR PURPOSE, AND (C)
      THERE ARE NO REPRESENTATIONS OR WARRANTIES, EXPRESS, IMPLIED OR STATUTORY,
      WITH
      RESPECT TO THE PROPERTY OR ANY COMPONENT THEREOF. PURCHASER HAS BEEN GIVEN
      THE
      OPPORTUNITY TO INSPECT THE PROPERTY AND EACH COMPONENT THEREOF AND HAS
      DETERMINED TO PURCHASE THE PROPERTY AND EACH COMPONENT THEREOF BASED ON SUCH
      INSPECTION. PURCHASER FURTHER ACKNOWLEDGES THAT EXCEPT AS EXPRESSLY SET FORTH
      IN
      THIS AGREEMENT NEITHER SELLER NOR ANY PARTNER, MEMBER, MANAGER, SHAREHOLDER,
      EMPLOYEE, AGENT, BROKER, ATTORNEY OR OTHER PERSON REPRESENTING OR PURPORTING
      TO
      REPRESENT SELLER HAVE MADE OR WILL MAKE ANY ORAL OR WRITTEN REPRESENTATIONS,
      WARRANTIES, PROMISES OR GUARANTIES WHATSOEVER TO PURCHASER, WHETHER EXPRESS
      OR
      IMPLIED, AND, IN PARTICULAR, EXCEPT AS EXPRESSLY SET FORTH IN THIS AGREEMENT
      THAT NO SUCH REPRESENTATIONS, WARRANTIES, PROMISES OR GUARANTIES HAVE BEEN
      MADE
      OR WILL BE MADE WITH RESPECT TO THE TRUTH, ACCURACY OR COMPLETENESS OF ANY
      MATERIALS, DATA OR OTHER INFORMATION, INCLUDING WITHOUT LIMITATION THE CONTENTS
      OF SELLER’S BOOKS AND RECORDS, CONTRACTS, AGREEMENTS, ANY PROPERTY CONDITION
      REPORTS, ENGINEERING REPORTS, PHYSICAL CONDITION SURVEYS, ENVIRONMENTAL REPORTS,
      FEASIBILITY STUDIES, INFORMATIONAL BROCHURES WITH RESPECT TO THE PROPERTY,
      RENT
      ROLLS OR INCOME AND EXPENSE STATEMENTS, OR ANY OTHER MATERIALS PREPARED BY
      THIRD
      PARTIES WHICH SELLER OR ITS REPRESENTATIVES MAY HAVE DELIVERED, MADE AVAILABLE
      OR FURNISHED TO PURCHASER IN CONNECTION WITH THE PROPERTY AND PURCHASER
      ACKNOWLEDGES THAT ANY SUCH MATERIALS, DATA AND OTHER INFORMATION DELIVERED,
      MADE
      AVAILABLE OR FURNISHED TO PURCHASER ARE DELIVERED, MADE AVAILABLE OR FURNISHED
      TO PURCHASER AS A CONVENIENCE AND ACCOMMODATION ONLY AND EXPRESSLY ACKNOWLEDGES
      THAT PURCHASER HAS ASSUMED THE RISK OF RELYING UPON ANY SUCH MATERIALS, DATA
      AND
      OTHER INFORMATION.

     

    
      
        
        

      

      
        15

        
          

        

      

      
        
        

      

    

    8.3 Environmental
      Matters.
      Without
      limiting the generality of the provisions of Section 8.2, Purchaser specifically
      acknowledges and agrees as follows:

     

    (a) Except
      as
      expressly set forth in this Agreement, neither Seller nor any other person,
      including without limitation any partner, member, manager, shareholder,
      employee, agent, broker, attorney or other person representing or acting or
      purporting to represent or act on behalf of Seller, has made any representation
      or warranty of any kind of nature concerning (a) any environmental condition
      existing at the Property, (b) Seller’s or the Property’s compliance with any
      law, including environmental law and all associated regulations; and (c) any
      environmental offsite condition associated with the Property;

     

    (b) Purchaser
      has reviewed a copy of the report entitled “Phase I Environmental Site
      Assessment, Sun Microsystems, Inc. Property, 1 Network Drive, Burlington,
      Massachusetts” dated June 15, 2007, Prepared by Sleeman Hanley & DiNitto,
      Inc. For NetView Investments LLC (the “Environmental
      Report”),
      and
      all of the studies, reports and other materials referred to therein (the matters
      stated therein being referred to as the “Environmental
      Disclosed Matters”);

     

    (c) Except
      as
      expressly set forth in this Agreement, Purchaser shall take title to the
      Property subject to any and all environmental conditions or liabilities thereat
      or otherwise associated with the Property existing as of the date of the
      Effective Date, whether known or unknown, disclosed or undisclosed, including,
      without limitation, the Environmental Disclosed Matters (any of the foregoing
      described in this clause (c) being referred to as “Environmental
      Conditions”).
      If on
      or prior to the Closing Date there is any discharge, release, or spillage of
      any
      Hazardous Materials (as defined below) on, under, in, from, above, or about
      the
      Real Property, not caused by Purchaser or its agents the cost of which to
      remediate in accordance with all applicable laws is at least $100,000 as
      reasonably determined by Seller’s environmental consultant, or any governmental
      authority determines that the Real Property is in violation of any environmental
      laws (each a “Major
      Environmental Event”),
      either Purchaser or Seller (upon notice to the other party given no later than
      the earlier to occur of the Closing Date or five (5) days after Seller notifies
      the Purchaser as to the occurrence of any Major Environmental Event) shall
      have
      the right to terminate this Agreement whereupon the Deposit plus any accrued
      interest shall be returned to Purchaser and the parties shall thereafter have
      no
      further liabilities, rights or obligations pursuant to this Agreement except
      those which expressly survive termination of this Agreement. In the event that
      a
      Major Environmental Event occurs and neither party elects to terminate this
      Agreement as provided in the immediately preceding sentence, then Seller shall
      give Purchaser a credit against the Purchase Price on the Closing Date in an
      amount equal to one hundred fifty percent (150%) of the amount required to
      remediate the Major Environmental Event (as reasonably determined by Seller’s
      environmental consultant) in accordance with all applicable laws, and Purchaser
      shall be obligated to remediate such Major Environmental Event at its sole
      cost
      and expense and Seller shall have no further liability or obligation with
      respect thereto. In the event that there is any discharge, release or spillage
      of any Hazardous Materials on, under, in, from, above or about the Real Property
      not caused by Purchaser or its agents the cost of which to remediate in
      accordance with applicable laws is less than $100,000 (a “Minor
      Environmental Event”)
      neither party shall have the right to terminate this Agreement and Seller shall
      give Purchaser a credit against the Purchase Price on the Closing Date in an
      amount equal to one hundred fifty percent (150%) of the amount required to
      remediate the Minor Environmental Event (as reasonably determined by Seller’s
      environmental consultant) in accordance with all applicable laws, and Purchaser
      shall be obligated to remediate such Minor Environmental Event at its sole
      cost
      and expense and Seller shall have no further liability or obligation with
      respect thereto. Notwithstanding anything to the contrary provided in this
      Agreement, in no event shall Purchaser have any obligation to remediate any
      Hazardous Materials on any property except for the Lot. Seller shall notify
      Purchaser of any Major Environmental Event or Minor Environmental Event on
      or
      before the earlier to occur of (a) three (3) days of Seller’s obtaining
      knowledge of any Major Environmental Event or Minor Environmental Event, or
      (b)
      the Closing Date.

     

    
      
        
        

      

      
        16

        
          

        

      

      
        
        

      

    

     

    (d) Without
      limiting any provision in this Agreement, effective as of the Closing Date,
      Purchaser, for itself and any of its successors and assigns and their
      affiliates, hereby irrevocably and absolutely waives its right to recover from,
      and forever releases and discharges, and covenants not to file or otherwise
      pursue any legal action (whether based on contract, statutory rights, common
      law
      or otherwise) against, Seller or any Seller Exculpated Parties (as hereinafter
      defined) with respect to any and all suits, actions, proceedings,
      investigations, demands, claims, liabilities, obligations, fines, penalties,
      liens, judgments, losses. injuries, damages, settlement expenses or costs of
      whatever kind or nature, whether direct or indirect, known or unknown,
      contingent or otherwise (including any action or proceeding brought or
      threatened or ordered by any governmental authority), including, without
      limitation, attorneys’ and experts’ fees and expenses, and investigation and
      remediation costs that may arise on account of or in any way be connected with
      the Property (including any past or present operations thereon) or any portion
      thereof including, without limitation, the Environmental Conditions, or any
      law
      or regulation applicable thereto, or any other matter relating to the use,
      presence, discharge or release of Hazardous Materials (as hereinafter defined)
      on, under, in, from, above or about the Property; provided, however, that
      Purchaser does not waive its rights, if any, to recover from, or release or
      discharge or covenant not to bring any action against Seller for (i) any act
      that constitutes fraud, or (ii) any breach of the representations or warranties
      set forth in this Agreement, subject to the limitations and conditions provided
      in this Agreement (including, without limitation, Sections 7.5 and 7.6 hereof).
      For purposes of this Agreement, the term “Hazardous
      Materials”
means
      any substance, chemical, compound, product, solid, gas, liquid, waste,
      byproduct, pollutant, contaminant or other material that is hazardous, toxic,
      ignitable, corrosive, carcinogenic or otherwise presents a risk of danger to
      human, plant or animal life or the environment or that is defined, determined
      or
      identified as such in any federal, state or local law, rule or regulation
      (whether now existing or hereafter enacted or promulgated) and any judicial
      or
      administrative order or judgment, in each case relating to the protection of
      human health, safety, natural resources and/or the environment, including,
      but
      not limited to, any materials, wastes or substances that are included within
      the
      definition of (A) “hazardous waste” in the federal Resource Conservation and
      Recovery Act; (B) “hazardous substances” in the federal Comprehensive
      Environmental Response, Compensation and Liability Act; (C) “pollutants” in the
      federal Clean Water Act; (D) “toxic substances” in the federal Toxic Substances
      Control Act; (E) “oil or hazardous materials” in the laws or regulations of any
      state; (F) radon; (G) asbestos and/or asbestos containing materials; (H) lead
      paint; and (I) urea formaldehyde; and

     

    
      
        
        

      

      
        17

        
          

        

      

      
        
        

      

    

    (e) At
      the
      Closing Seller shall assign to Purchaser so much of Seller’s right, title and
      interest which Seller may have in that certain Environmental Indemnity Agreement
      between Lockheed Martin Corporation and Sun Microsystems, Inc. dated August
      1997
      (the “Environmental
      Indemnity Agreement”)
      as it
      relates to the Real Property. Purchaser shall accept and agree to perform all
      of
      the terms, covenants and conditions of the Environmental Indemnity as it relates
      to the Real Property from and after the Closing Date and shall indemnity, defend
      and hold harmless Seller from any and all damages, losses, costs, claims,
      liabilities, expenses, demands and obligations under or with respect to the
      Environmental Indemnity Agreement that arises or occurs from and after the
      Closing Date with respect to the Real Property. Seller shall indemnify, defend
      and hold harmless Purchaser from any and all damages, losses, costs, claims,
      liabilities, expenses, demands and obligations under or with respect to the
      Environmental Indemnity Agreement for the time period during which Seller owned
      the Real Property until the Closing Date.

     

    8.4 Survival.
      The
      provisions of this Section 8 shall survive the Closing.

     

    9. Closing
      Costs and Expenses.

     

    9.1 Seller’s
      Costs and Expenses.
       Seller
      shall pay, in addition to its apportionments, (i) the cost of its legal counsel;
      (ii) one-half (1⁄2) of any escrow fees incurred to the Title Company, (iii) the
      cost of recording the Final Plan and any title clearing documents; (iv) all
      applicable documentary stamps payable in connection with the recording of the
      deed for the Real Property; (v) all costs associated with the Final Plan; and
      (vi) other costs and expenses which are customarily borne by a seller of
      commercial property in Boston, Massachusetts.

     

    9.2 Purchaser’s
      Costs and Expenses.
      Purchaser shall pay, in addition to its apportionments, (i) the cost of its
      legal counsel, accountants, engineers, architects, and advisors; (ii) the
      premium for any title commitment obtained by Purchaser and the title insurance
      and endorsements issued pursuant thereto; (iii) the cost of recording the deed
      as well as any other of Seller’s Deliveries which are to be recorded; (iv) the
      costs of municipal lien certificates, (v) one-half (1⁄2) of any escrow fees
      incurred to the Title Company; and (vii) any other costs and expenses which
      are
      customarily borne by a purchaser of commercial property in Boston,
      Massachusetts.

     

    
      
        
        

      

      
        18

        
          

        

      

      
        
        

      

    

    

    10. Notices.

     

    All
      notices, demands, consents, requests, or other communications provided for
      or
      permitted to be given hereunder by a party hereto must be in writing and shall
      be deemed to have been properly given or served (i) upon the personal delivery
      thereof, via courier delivery service or otherwise, (ii) upon the date of
      delivery by facsimile electronic transmission, as confirmed by electronic
      answerback, provided that such facsimile is sent on a Business Day prior to
      5:00
      p.m. of the recipient’s local time, and a confirmation copy is sent via another
      manner set forth in this Section 10, (iii) the next Business Day following
      deposit with a nationally recognized overnight air-freight or courier service
      such as Federal Express, or (iv) three (3) Business Days following deposit
      thereof in the United States mail, certified mail (return receipt requested),
      provided such notices shall be addressed or delivered to the parties at their
      respective addresses or facsimile telephone numbers set forth below in this
      Section 10. Copies of all notices delivered hereunder shall also be delivered
      in
      the same manner to counsel for the parties hereto.

     

    10.1 If
      to
      Seller: 

     

    NetView
      7, 8 and 10 LLC

    c/o
      Nordblom Development Company, Inc.

    Attn:
      Mr.
      Peter C. Nordblom

    15
      Third
      Avenue

    Burlington,
      Massachusetts 01803

    Telephone:
      (617) 272-4294

    Facsimile:
      (617) 270-0359

     

    With
      an
      additional copy to:

     

    Rubin
      and
      Rudman LLP

    Attn:
      Paula M. Devereaux, Esquire

    50
      Rowes
      Wharf

    Boston,
      Massachusetts 02110

    Telephone:
      (617) 330-7000

    Facsimile:
      (617) 330-7550

    

     

    10.2 If
      to
      Purchaser:

     

    Palomar
      Medical Technologies, Inc.

    Attn:
      Louis P. Valente, Executive Chairman

    82
      Cambridge Street

    Burlington,
      MA 01803

    Telephone:
      (781) 993-2300

    Facsimile:
      (781) 993-2377

    

    
      
        
        

      

      
        19

        
          

        

      

      
        
        

      

    

     

     

    With
      an
      additional copy to:

     

    Palomar
      Medical Technologies, Inc.

    Attn:
      Patricia Davis, General Counsel

    82
      Cambridge Street

    Burlington,
      MA 01803

    Telephone:
      (781) 993-2468

    Facsimile:
      (781) 993-2377

     

    With
      an
      additional copy to:

     

    Riemer
      & Braunstein LLP

    Attn:
      Robert C. Buckley, Esquire

    7
      New
      England Executive Park

    Burlington,
      Massachusetts 01803

    Telephone: 
      (617) 880-3537 

    Facsimile:
      (617) 692-3537

     

    Any
      such
      addresses or facsimile telephone numbers for the giving of notices may be
      changed by either party by giving written notice as provided above to the other
      party. Notice given by counsel to a party shall be effective as notice from
      such
      party.

     

    11. Governing
      Law.

     

    This
      Agreement and the documents to be executed and delivered by the parties in
      connection with the transactions set forth herein shall be construed,
      interpreted, and enforced in accordance with the laws of the Commonwealth of
      Massachusetts, without reference to principles of conflicts of laws. This
      Agreement is executed as a sealed instrument under Massachusetts
      law.

     

    12. No
      Recording. 

     

    The
      parties hereto agree that neither this Agreement nor any memorandum of notice
      hereof shall be recorded. A violation of this Section 12 shall constitute a
      default hereunder. In the event that either party hereto records this Agreement
      or any evidence or memorandum of it, the other party shall have the right on
      behalf of the recording party to execute and record a termination of the same,
      and each party hereby grants to the other an irrevocable power of attorney
      for
      the limited purpose thereof. 

     

    
      
        
        

      

      
        20

        
          

        

      

      
        
        

      

    

    13. Default.

     

    13.1 By
      Seller; Purchaser’s Remedies.
      If
      Seller is unable to deliver title or make conveyance of the Property on the
      Closing Date as required hereunder, or if on the Closing Date the Property
      does
      not conform with the provisions of this Agreement, or in the event of a default
      by Seller hereunder, the Purchaser, may at its election as its sole remedy
      (a)
      upon notice to Seller not more than thirty (30) days after Purchaser becomes
      aware of such default, and provided an action is filed by the earlier of (i)
      thirty (30) days thereafter, or (ii) thirty (30) days after the scheduled
      Closing Date, seek specific performance of this Agreement, in a court of
      competent jurisdiction, or (b) terminate this Agreement and receive back the
      Deposit plus any accrued interest, and upon such termination the parties shall
      thereafter have no further liabilities, rights or obligations pursuant to this
      Agreement except those which expressly survive termination of this Agreement,
      or
      (c) elect to accept such title as Seller can deliver to the Property in its
      then
      condition and pay the Purchase Price subject to adjustment as contemplated
      by
      this Agreement. If Purchaser elects to terminate this Agreement pursuant to
      this
      Section, Seller shall reimburse Purchaser for Purchaser’s out-of-pocket costs
      incurred in connection with this Agreement in an amount not to exceed
      $300,000.00 (the “Cost
      Reimbursement Amount”),
      in
      which event Seller shall pay the Cost Reimbursement Amount to Purchaser within
      seven (7) days of Purchaser’s written request therefor. The parties agree that
      Purchaser’s actual damages would be difficult or impossible to determine if
      Seller defaults and the ownership of the Property has a unique value to
      Purchaser which is not adequately capable of being compensated through the
      payment of damages. Therefore, it is specifically acknowledged and agreed that
      Purchaser shall be entitled to the remedy of specific performance in connection
      with any such default, in the event Purchaser elects to pursue such remedy
      as
      herein provided. 

     

    Notwithstanding
      the foregoing, Seller’s failure to Obtain the Approvals and/or the Subdivision
      Approvals on or before the Closing Date shall not be considered a default of
      Seller hereunder and shall be governed by the provisions of Section 19.4 of
      this
      Agreement. 

    

    13.2 By
      Purchaser; Seller’s Remedies.
      In the
      event of a default by Purchaser under this Agreement at or prior to the Closing
      Date, the sole and exclusive remedy of Seller shall be to terminate this
      Agreement, in which event Seller may retain the Deposit plus any accrued
      interest as liquidated damages (and not as a penalty), and the parties shall
      thereafter have no further liabilities, rights or obligations pursuant to this
      Agreement except those which expressly survive termination of this Agreement.
      Purchaser and Seller have considered carefully the loss to Seller if Purchaser
      fails to consummate the purchase and sale contemplated herein, for any reason
      other than Seller’s default hereunder or the failure of a condition precedent to
      Purchaser’s obligation to close hereunder, occasioned by taking the Property off
      the market as a consequence of the negotiation and execution of this Agreement,
      the expenses of Seller incurred in connection with the preparation of this
      Agreement and Seller’s performance hereunder, and the other damages, general and
      special, which Purchaser and Seller realize and recognize Seller will sustain
      but which Seller cannot at this time calculate with absolute certainty. Based
      on
      all those considerations, Purchaser and Seller have agreed that the damage
      to
      Seller in such event would reasonably be expected to be equal to the sum of
      the
      Deposit plus such accrued interest. The parties agree that it would be extremely
      difficult or impossible to ascertain the actual damages which would be suffered
      by Seller if Purchaser fails to perform its obligations under this Agreement,
      and that the Deposit plus such interest is the best estimate of the amount
      of
      damages Seller would suffer.

     

    
      
        
        

      

      
        21

        
          

        

      

      
        
        

      

    

    13.3 Notice
      of Default.
      In the
      event of a default by either party as described in Sections 13.1 and 13.2 (the
      “defaulting
      party”)
      then,
      notwithstanding anything to the contrary contained herein, the non-defaulting
      party shall not exercise its rights upon default until the non-defaulting party
      has given notice of the default to the defaulting party and five (5) days have
      passed after such notice without the defaulting party having cured the default;
      provided, however, that the foregoing shall not in any event apply to a default
      in an obligation of either party required to be performed by no later than
      at
      the Closing.

     

    13.4 Post
      Closing Matters.
      The
      limitation upon remedies provided in Sections 13.1 and 13.2 shall not limit
      the
      rights or obligations of the parties with respect to any obligations which
      expressly survive the termination of this Agreement or the Closing, with respect
      to which Seller and Purchaser shall, subject to the terms and conditions of
      this
      Agreement, including without limitation the provisions of Section 7.5 and
      Section 7.6, have such rights and remedies as are available at law or in equity,
      except that, neither Seller nor Purchaser shall be entitled to recover from
      the
      other consequential or special damages.

     

    14. Taking.

     

    14.1 Taking.
      If,
      prior to the Closing Date any part of the Real Property shall be taken by
      exercise of the power of eminent domain or Seller receives notice that such
      a
      taking shall take place (a “Taking”),
      then
      Seller shall promptly notify Purchaser of such fact (a “Taking
      Notice”).

     

    (a) In
      the
      case of a Taking other than a Material Taking, as hereinafter defined, this
      Agreement shall continue in full force and effect and there shall be no
      abatement of the Purchase Price. Seller shall be relieved, however, of its
      duty
      to convey title to the portion of the Real Property so taken, but Seller shall,
      on the Closing Date, assign to Purchaser all rights and claims to any awards
      arising therefrom as well as any money theretofore received by Seller on account
      thereof, net of any expenses actually incurred by Seller, including attorneys’
fees, in collecting the same.

     

    (b) In
      the
      case of a Taking which includes more than five percent (5%) of the Lot, reduces
      the area of the Building below 180,000 gross square feet, reduces by at least
      five percent (5%) the number of parking spaces in the Proposed Project, or
      otherwise reduces or materially interferes with the use of the Real Property
      for
      the Proposed Project (each a “Material
      Taking”),
      Purchaser shall have the right to terminate this Agreement by delivering notice
      of such termination to Seller on or before the earlier of the Closing Date
      or
      the date twenty (20) days after it receives the Taking Notice. In the event
      that
      Purchaser fails to exercise such termination right within such twenty (20)
      day
      (or shorter) period, Purchaser shall be deemed to have waived such termination
      right, in which event the provisions of Section 14.1(a) shall apply to such
      Taking. In the event that Purchaser delivers a notice of termination as
      aforesaid, then this Agreement shall terminate, the Title Company shall refund
      the Deposit plus any accrued interest to Purchaser, whereupon neither party
      shall have any further liabilities, rights or obligations under this Agreement
      except for those which expressly survive the termination of this Agreement.
      Notwithstanding the foregoing, in the event that a Taking occurs which prohibits
      the Improvements and/or the Proposed Project from being constructed, maintained,
      and used on the Lot, the Purchaser shall be deemed to have duly delivered a
      notice of termination of this Agreement as required hereunder, in the absence
      of
      a contrary notice from the Purchaser on or before the earlier of the Closing
      Date or the date that is ten (10) days after it receives the Taking
      Notice.

     

    
      
        
        

      

      
        22

        
          

        

      

      
        
        

      

    

    15. No
      Option.

     

    The
      submission of this Agreement to Purchaser shall not be construed to vest in
      Purchaser an option to purchase or any reservation of the Property. Purchaser
      shall have no right or interest hereunder until such time as this Agreement
      has
      been fully executed and delivered by both Seller and Purchaser.

     

    16. Successors
      and Assigns.

     

    The
      provisions hereof shall inure to the benefit of, and shall be binding upon,
      the
      heirs, executors, administrators, successors and assigns of the respective
      parties, including without limitation any one or more single purpose entities
      formed by Seller with respect to the Property, provided, however, Purchaser
      may
      not assign this Agreement or any of Purchaser’s rights, obligations or
      liabilities hereunder without the prior written consent of Seller; provided,
      further, however, Purchaser may (without the consent of Seller) assign this
      Agreement to a Permitted Assignee (as hereinafter defined), provided that (i)
      Purchaser provides Seller with the name, signature block, address, federal
      taxpayer identification number and other information pertaining to the proposed
      Permitted Assignee reasonably requested by Seller not later than two (2)
      Business Days prior to the Closing Date (and confirms such information at the
      Closing, with substantiating documentation to Seller including providing Seller
      with a certified copy of the organizational documents of such assignee)
      reasonably acceptable to Seller, (ii) such Permitted Assignee assumes all of
      the
      obligations of Purchaser under this Agreement pursuant to an assignment and
      assumption agreement in form reasonably acceptable to Seller, (iii) no
      assignment of this Agreement to a Permitted Assignee shall relieve Purchaser
      from any of its obligations or liabilities hereunder, and (iv) no such
      assignment shall have the effect of delaying the Closing in any respect. As
      used
      herein, a “Permitted
      Assignee”
shall
      mean a corporation, partnership or limited liability company which is, directly
      or indirectly, an affiliate of Purchaser. A Change of Control (as hereinafter
      defined) of Purchaser shall constitute an assignment of this Agreement for
      purposes of this Section 16. As used herein, a “Change
      of Control”
shall
      mean any direct or indirect change in the composition of Purchaser that would
      cause Purchaser to be a Prohibited Assignee (as hereinafter defined). Any
      assignment of this Agreement in contravention of this Section 16 shall be
      considered null, void and of no effect. In the case of any assignment by either
      party permitted hereunder, the representation and warranty made by Seller in
      Section 7.1(e) hereof or by Purchaser in Section 7.2(a) hereof, as the case
      may
      be, shall be remade at Closing with respect to Seller or Purchaser named herein
      and shall also be made at Closing with respect to the assignee, with appropriate
      adjustment to reflect the entity form and state of creation of such assignee.
      Notwithstanding anything herein to the contrary in no event shall a Permitted
      Assignee include any of the following companies or entities: Cisco, EMC, Hewlett
      Packard, Microsoft, Red Hat, Dell, Google, IBM, Network Appliance, VMWare,
      Yahoo
      (each a “Prohibited
      Assignee”)
      and
      Seller may in its sole discretion refuse to approve any assignment to a
      Prohibited Assignee. 

     

    
      
        
        

      

      
        23

        
          

        

      

      
        
        

      

    

    17. Further
      Assurances.

     

    Seller
      and Purchaser each agree to execute any and all documents and take such further
      actions as may be reasonably necessary to effectuate the purposes of this
      Agreement.

     

    18. Non-Liability.

     

    Notwithstanding
      anything to the contrary contained in this Agreement, (a) none of the direct
      or
      indirect trustees, beneficiaries, directors, officers, employees, shareholders,
      members, managers, partners or agents of Seller nor any other person,
      partnership, limited liability company, corporation or trust, as principal
      of
      Seller, whether disclosed or undisclosed (collectively, the “Seller
      Exculpated Parties”)
      shall
      have any personal obligation or liability hereunder, and Purchaser shall not
      seek to assert any claim or enforce any of its rights hereunder against any
      Seller Exculpated Party, and (b) none of the direct or indirect trustees,
      beneficiaries, directors, officers, employees, shareholders, members, managers,
      partners or agents of Purchaser or any Permitted Assignee, nor any other person,
      partnership, limited liability company, corporation or trust, as principal
      of
      Purchaser or Permitted Assignee, whether disclosed or undisclosed (collectively,
      the “Purchaser
      Exculpated Parties”)
      shall
      have any personal obligation or liability hereunder, and Seller shall not seek
      to assert any claim or enforce any of its rights hereunder against any Purchaser
      Exculpated Party.

     

    19. Proposed
      Project 

     

    19.1 Division
      of Lot 4.
      Seller
      will subdivide Lot 4 in order to create the boundaries of the Lot in accordance
      with the requirements of Massachusetts General Laws, Chapter 41 and the
      subdivision regulations of the Town of Burlington (and all other applicable
      law), and in accordance with the Approvals for the Proposed Project pursuant
      to
      the provisions of Sections 19.2 and 19.4 below (collectively, the “Subdivision
      Approvals”).
      The
      draft definitive subdivision plan with respect to Lot 4 and the Lot is attached
      hereto as Exhibit
      P
      (the
“Definitive
      Subdivision Plan”)
      which
      Definitive Subdivision Plan the Seller filed with the Burlington Planning Board
      on July 3, 2008. Any modifications to the Site Plan or the Definitive
      Subdivision Plan required in connection with the Subdivision Approvals shall
      require Purchaser’s consent, such consent not to be unreasonably withheld or
      delayed provided such modifications are reasonably consistent with the Site
      Plan and
      will
      not interfere with the development of the Proposed Project. Upon obtaining
      the
      final endorsement of the Planning Board on the final, definitive subdivision
      plan (the “Final
      Plan”),
      Seller shall submit a copy of the Final Plan to Purchaser, and the Final Plan
      shall replace the Site Plan attached
      hereto as Exhibit
      A,
      and the
      Real Property shall be conveyed by reference to the Final Plan. Seller shall
      record the Final Plan on the Closing Date, and Seller shall be responsible
      for
      payment of all costs in connection with the Subdivision Approvals and obtaining
      the Final Plan.

    

    
      
        
        

      

      
        24

        
          

        

      

      
        
        

      

    

    19.2 Proposed
      Project.
      Seller
      and Purchaser shall jointly seek the approvals listed on Exhibit
      I,
      all of
      which shall be vested in Seller and/or Purchaser as set forth on said
Exhibit
      I
      (and the
      Seller’s interest therein shall be freely assignable and assumable by the
      Purchaser and/or any Permitted Assignee) (collectively, the “Approvals”),
      to
      construct on the Lot a no greater than 180,000 gross square feet, three (3)
      story, building (the “Building”)
      with
      no greater than 594 parking spaces (at a ratio of 3.3 spaces per 1,000 square
      feet of gross building area) and with all associated infrastructure such as
      drainage, landscaping, water, sewer (provided that the Building shall not be
      entitled to utilize a sewer flow rate of more than 12,000 gallons per day in
      the
      aggregate) and utilities for the Lot and the Building (collectively with the
      Building, the “Improvements”)
      to be
      used for the Anticipated Use (as defined below). The Approvals to be Obtained
      (as defined below) shall allow for the Purchaser’s initial construction and
      occupancy of (a) at least 132,000 gross square feet of the Building, (b) at
      least 436 parking spaces on the Lot, and (c) all associated infrastructure
      such
      as drainage, landscaping, water, sewer and utilities (the “Initial
      Phase”),
      subject to the Purchaser’s right (at any time and subject to no additional
      municipal, state, or federal approvals except for a notice filing to the Town
      of
      Burlington Planning Board) to expand the Building and parking spaces on the
      Lot
      so that the Building will contain not more than 180,000 gross square feet and
      the Improvements will include a total of not more than 594 parking spaces (and
      subject to the sewer flow rate set forth above) (the “Expansion”).
      All
      such parking spaces shall be subject to the exclusive use of Purchaser and
      its
      employees, invitees, agents, and representatives. The Initial Phase, the
      Expansion, and all associated infrastructure such as drainage, landscaping,
      water, sewer and utilities are referred to herein collectively as the
“Proposed
      Project.”
The
      Proposed Project shall include the construction by Purchaser as part of the
      Initial Phase of a parking lot to contain 75 vehicle parking spaces in the
      area
      shown on the Agreed Design Plans (as hereinafter defined) as “Relocated Parking
      Allocation” for use by the owners, tenants and occupants of the Master Property
      as set forth in the Park Covenants (the “Off-Site
      Parking Obligation”).
      Purchaser shall be responsible for the design of the Building and the layout
      of
      the parking spaces on the Lot and Seller makes no representation or warranty
      concerning the number of parking spaces that can be constructed within the
      Lot.
      Seller shall be responsible for the design and layout of the parking spaces
      for
      the Off-Site Parking Obligation. 

    

    The
      Proposed Project shall be developed and constructed as an office, light
      manufacturing, and research and development building with accessory clinical
      trials and accessory distribution (the “Anticipated
      Use”),
      in a
      first class manner, consistent with a first-class corporate headquarters office
      environment and the Proposed Project shall at all times be consistent with
      and
      complimentary with the existing improvements on the Master Property (as defined
      below) (the “Development
      Covenant”).
      The
      Development Covenant is referenced in that certain Notice of Lease, Right of
      First Offer to Lease, and Right of First Offer to Purchase dated June 27, 2007
      by and between NetView Investments LLC, as Landlord, and Sun Microsystems,
      Inc.,
      as Tenant, and recorded with the Registry in Book 49683, Page 52. The
      construction of the Proposed Project substantially in accordance with the Agreed
      Design Plans (as defined below), as the same may be modified in accordance
      with
      Section 19.3 of this Agreement, shall be deemed compliance with the Development
      Covenant. This provision shall survive the Closing.

    

    On
      or
      before the issuance of a building permit to Purchaser, Seller shall, at its
      sole
      cost and expense, procure the permits and approvals set forth on Exhibit
      O
      attached
      hereto (the “Seller’s
      Permits”).
      The
      Seller’s Permits shall not be subject to any conditions or requirements which
      are not acceptable to Purchaser in its reasonable discretion This provision
      shall survive the Closing.

    

    Purchaser
      shall be responsible for procuring, at its sole cost and expense, any permits
      and approvals with respect to the Proposed Project not set forth on Exhibit
      I
      or
Exhibit
      O
      attached
      hereto, including, without limitation, (a) any diesel tank storage license
      from
      the Burlington Fire Department, (b) any earth removal permit from the Burlington
      Board of Selectmen, and (c) any license from the Burlington Board of Health
      with
      respect to any cafeteria to be located within the Building.

    

    
      
        
        

      

      
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    19.3 Design
      Approval.
      Purchaser intends to enter into (i) a contract with Spagnolo Gisness &
Associates, Inc. (the “Project
      Architect”),
      to
      design the Initial Phase, and (ii) a contract with Vanasse Hangen Brustlin,
      Inc.
      (the “Project
      Engineer”)
      to
      design the infrastructure and site plans for the Initial Phase. Purchaser shall
      have the right to terminate the engagement of the Project Architect and the
      Project Engineer and engage a different architect to design the Initial Phase
      and a different engineer to design the site and infrastructure for the Initial
      Phase, subject to Seller’s consent, not to be unreasonably withheld. Purchaser
      and Seller hereby approve the design documents attached hereto as Exhibit
      J
      (the
“Agreed
      Design Plans”).

    

    In
      the
      event that, during the permitting process and prior to Closing, Purchaser
      desires to make changes to the Agreed Design Plans, Seller shall either approve
      or disapprove of such proposed changes within ten (10) days of Seller’s receipt
      of Purchaser’s request therefor, and in the event of any disapproval by Seller,
      Seller will provide Purchaser with a summary of the reasons for disapproval,
      provided
      that
      Seller shall have no right to disapprove any of Purchaser’s requested changes to
      the Agreed Design Plans unless the same (a) affect the exterior design of the
      Building, and (b) are materially inconsistent with the Agreed Design Plans.
      If
      necessary, Purchaser will cause the Agreed Design Plans to be modified in
      accordance with Seller’s reasonable requests in response to Purchaser’s proposed
      changes thereto, and will resubmit such revised Agreed Design Plans to Seller
      for its approval. Seller’s approval of Purchaser’s requests for such changes to
      the Agreed Design Plans shall not be unreasonably withheld or delayed. At the
      Closing, Seller shall cause the Property Manager and the Majority Lot Owner
      (as
      defined in the Park Covenants) to deliver to Purchaser a recordable certificate
      of compliance with respect to the final plans for the Proposed Project in
      accordance with the Park Covenants (the “Design
      Certificate”).

    

    Purchaser
      shall be responsible for paying the fees of the Project Architect, the Project
      Engineer and the costs of any architectural, engineering, and civil/geotech
      incurred for the completion of the Agreed Design Plans in accordance with
      written agreements between Purchaser and each of the Project Architect and
      the
      Project Engineer (collectively, the “Design
      Costs”).
      Seller shall be responsible for all costs incurred by Seller in connection
      with
      its review of the design drawings but shall have no responsibility for the
      payment of the Design Costs.

    

    19.4 Approval
      Period.
      Seller
      shall file, pursue and obtain from the applicable governmental agencies the
      Approvals in accordance with Section 19.2 of this Agreement. On June 4, 2008
      Seller filed the application for the Site Plan Special Permit with the
      Burlington Planning Board. Seller shall use diligent efforts to file all other
      applications for the other Approvals by the deadlines noted on Exhibit I and
      shall use diligent efforts to Obtain the Approvals by October 4, 2008 (the
      “Approval
      Contingency Date”).
      Either Purchaser or Seller shall have the right to extend the Approval
      Contingency Date for one or more periods, but in no event more than sixty (60)
      days from the original Approval Contingency Date, upon written notice to the
      other party, which written notice (if given by Seller) shall be accompanied
      with
      a report of the status of the Approvals. In the event that Seller has not
      Obtained the Approvals on or before the Approval Contingency Date, as the same
      may have been extended, then Purchaser shall have the right to (a) terminate
      this Agreement by sending written notice to the Seller on the Approval
      Contingency Date, whereupon the Title Company shall be instructed to return
      the
      Deposit plus any accrued interest to Purchaser and this Agreement shall
      terminate and be null and void, except for those obligations that expressly
      survive the termination of this Agreement, (b) elect to waive the requirement
      for the Approvals to have been Obtained and proceed to Closing as provided
      herein, or (c) elect to extend the Approval Contingency Date for an additional
      thirty (30) day period during which Purchaser shall have the right to attempt
      to
      Obtain the outstanding Approvals, which period shall be extended for up to
      an
      additional thirty (30) day period if any such Approvals are the subject of
      any
      appeal. If Purchaser is unable to Obtain the Approvals after extending the
      Approval Contingency Date as provided in subsection (c) of the foregoing
      sentence, Purchaser shall elect to either terminate this Agreement, or waive
      the
      Approvals contingency in accordance with the terms of subsection (a) or (b),
      respectively, of the foregoing sentence. In addition to the payment of the
      Design Costs, Purchaser shall be responsible for the payment of all costs in
      connection with Obtaining the Approvals (the “Approval
      Costs”).

    

    
      
        
        

      

      
        26

        
          

        

      

      
        
        

      

    

    The
      Approvals shall be deemed to have been “Obtained”
by
      Seller upon the expiration of any and all appeal period(s) after the granting
      of
      all of the Approvals if no appeal has been filed or if one or more appeals
      is
      filed, the date on which all such appeals have been dismissed and the Approvals
      upheld; provided, that the Approvals shall not be deemed to have been Obtained
      if the Approvals are subject to any conditions or requirements which are not
      acceptable to Purchaser in its reasonable discretion. Seller shall diligently
      challenge and prosecute any appeal of the Approvals at Purchaser’s expense both
      before and after the Closing, subject to the consent and approval of Purchaser
      in each instance. 

    

    19.5 Construction
      Management Agreement.
      Prior
      to Closing, Purchaser and Nordblom Development Company, a Massachusetts
      corporation (the “Development
      Agent”),
      shall
      enter into a Construction Management Agreement substantially in the form
      attached hereto as Exhibit
      K
      (the
“Construction
      Management Agreement”).
      The
      Construction Management Agreement shall terminate automatically upon any
      termination of this Agreement. The Construction Management Agreement shall
      provide that the Development Agent shall oversee and manage the development
      process for the Initial Phase, and once the Approvals have been Obtained, shall
      oversee the construction of the Initial Phase. The Development Agent shall
      be
      entitled to a fee in the amount of three and one-half percent (3.5%) of the
      total design, permitting and construction costs for the Initial Phase as set
      forth on the Final Development Budget, as modified by any Purchaser Change
      Orders (the “Total
      Project Costs”).
      The
      preliminary Development Budget is attached to this Agreement as Exhibit
      L
      (the
“Original
      Development Budget”).
      Prior
      to the Closing, the Seller, Purchaser and the Development Agent shall agree
      on
      the final Development Budget to be incorporated into the Construction Management
      Agreement (the “Final
      Development Budget”),
      which
      Final Development Budget will include all costs and expenses in connection
      with
      the construction of the Initial Phase. Any additional scope of work added to
      the
      Initial Phase and the Final Development Budget at the request of Purchaser
      or
      added to the Final Plans and Specifications at the request of Purchaser shall
      be
      deemed a “Purchaser
      Change Order.”

     

    
      
        
        

      

      
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    19.6 Construction
      Contract/Final Construction Drawings.
      On or
      before September 15, 2008, the building specifications and complete set of
      construction documents shall be finalized by Purchaser, the Development Agent,
      the Contractor and the Project Architect (the “Final
      Plans and Specifications”).
      The
      Final Plans and Specifications shall be substantially consistent with the Agreed
      Design Plans, as they may be modified pursuant to Section 19.3 above. On or
      before the Closing, Purchaser shall enter into a construction contract (the
      “Construction
      Contract”)
      for a
      guaranteed maximum price not to exceed $22,000,000 for the construction of
      the
      Initial Phase (the “Budgeted
      GMP”)
      with
      Erland Construction or another contractor of comparable quality and reputation
      reasonably acceptable to Seller (the “Contractor”).
      If
      Purchaser is unable to enter into the Construction Contract for a guaranteed
      maximum price of not more than ten percent (10%) above the Budgeted GMP for
      the
      construction of the Initial Phase, Purchaser may, at its option, elect to
      terminate this Agreement by delivery of written notice of termination to Seller,
      and upon such termination the Deposit shall be returned to Purchaser, and this
      Agreement shall terminate and be null and void, except for those obligations
      that expressly survive the termination of this Agreement. The guaranteed maximum
      price specified in the Construction Contract shall be referred to herein as
      the
“Contract
      GMP.”
Once
      Purchaser has commenced the construction of the Initial Phase, Purchaser shall
      be obligated to finish the construction of the Initial Phase in accordance
      with
      the Final Plans and Specifications, time being of the essence, and any delay
      or
      work stoppage in excess of ninety (90) days, other than for force majeure or
      causes not within Purchaser’s reasonable control, shall require the written
      approval of Seller. The provisions of this Section 19.6 shall survive the
      delivery of the deed.

     

    19.7 Excess
      Costs Escrow Agreement.
      The sum
      of ten percent (10%) of the Purchase Price shall be withheld from the proceeds
      due Seller at the Closing and placed in an interest bearing escrow account
      (the
“Escrow
      Account”)
      with
      the Title Company pursuant to an Escrow Agreement in the form attached hereto
      as
Exhibit
      M
      (the
“Excess
      Costs Escrow Agreement”).
      The
      Escrow Account shall be used to fund fifty percent (50%) of any Excess Costs
      (as
      hereinafter defined) of the Initial Phase, with the remaining fifty percent
      (50%) to be funded by Purchaser. “Excess
      Costs”
shall
      mean the amount by which the Net GMP Amount (as defined in the Excess Costs
      Escrow Agreement) exceeds the Contract GMP. The funds in the Escrow Account
      shall be disbursed as provided for in the Excess Costs Escrow Agreement. The
      obligations of Seller to fund Excess Costs shall not exceed the amount in the
      Escrow Account.

     

    19.8 Mutual
      Cooperation.
      Before
      submitting any application for the Approvals, Seller shall deliver a copy
      thereof to Purchaser for its approval, which approval shall not be unreasonably
      withheld, delayed, or conditioned and which shall be deemed to have been given
      unless Purchaser shall, within ten (10) days after delivery of such copy to
      Purchaser, deliver to Seller written notice that Purchaser disapproves such
      application, which notice shall set forth in reasonable detail the grounds
      for
      such disapproval. Forthwith after Purchaser approves or is deemed to have
      approved same Seller agrees to submit the applications for the Approvals to
      the
      permit granting authority and thereafter diligently to pursue the issuance
      of
      each such Approval. Purchaser shall be a joint applicant with Seller on all
      applications for the Approvals and shall thereafter diligently pursue the
      issuance of the Approvals with Seller. Purchaser agrees to cooperate in good
      faith with Seller in connection with Seller’s endeavors to Obtain the Approvals.
      Without limiting the general application of the foregoing, Purchaser agrees
      to
      execute such applications and other instruments as may be reasonably required
      for Seller to Obtain the Approvals within five (5) days of receipt of request
      therefor. Seller shall give Purchaser reasonable advance notice of any hearing
      by any permit granting authority with respect to each Approval and Purchaser
      shall attend with Seller all hearings and meetings with any permit granting
      authority, government entity or community groups. Purchaser shall have the
      right
      to approve all conditions set forth in the Approvals, which approval shall
      not
      be unreasonably withheld, conditioned or delayed.

    

    
      
        
        

      

      
        28

        
          

        

      

      
        
        

      

    

    If
      the
      Approvals issued reduce the gross square footage of the Proposed Project or
      the
      number of parking spaces for the Proposed Project as set forth in Section 19.2
      by at least Five percent (5%), Purchaser may elect to terminate this Agreement
      by sending notice of termination to Seller prior to the Approval Contingency
      Date, whereupon this Agreement shall terminate, the Title Company shall refund
      the Deposit plus any accrued interest to Purchaser, and neither party shall
      have
      any further liabilities, rights or obligations under this Agreement except
      for
      those which expressly survive the termination of this Agreement. If Purchaser
      does not so elect to terminate this Agreement, or if the reduction in gross
      square foot footage or the number of parking spaces is less than five percent
      (5%), then the parties shall proceed to Closing and the Purchase Price shall
      be
      reduced as follows: (a) with respect to any decrease in the gross square footage
      of the Initial Phase of the Building below 132,000 gross square feet, the amount
      of $64.00 multiplied by the difference of 132,000 and the number of gross square
      feet allowed under the Approvals with respect to the Building, and (b) with
      respect to any decrease in the gross square footage of the Expansion below
      48,000 gross square feet the amount of $50.00 multiplied by the difference
      of
      48,000 and the number of gross square feet allowed under the Approvals with
      respect to the Expansion.

     

    Nothing
      herein shall obligate Seller (i) to undertake any action or incur any liability
      with respect to the Approvals in the event that this Agreement terminates or
      is
      terminated; or (ii) except to the extent necessary to Obtain the Approvals
      and
      the Subdivision Approvals undertake any action or incur any liability with
      respect to property owned by Seller other than the Lot (the “Seller’s
      Remaining Property”)
      or any
      of the properties owned by NetView 1, 2, 3, 4 and 9 LLC and NetView 5 and 6
      LLC
      (each a “Seller
      Affiliate”
and
      the
      properties owned by a Seller Affiliate collectively with Seller’s Remaining
      Property, the “Master
      Property”).
      Purchaser acknowledges that Seller may undertake to obtain government approvals
      and permits necessary, convenient or appropriate for the development,
      construction and operation of the Master Property or any portion thereof and
      Purchaser agrees that it shall not directly or indirectly oppose, hinder,
      interfere with, or challenge efforts by Seller any Seller Affiliate or any
      tenant of Seller or Seller Affiliate in connection therewith provided that
      such
      approvals and permits do not materially adversely affect the Lot or the Proposed
      Project. In addition, Purchaser agrees that it shall not directly or indirectly
      oppose, hinder, interfere with, or challenge efforts by Nordblom Company or
      any
      tenant, affiliate of successor of Nordblom Company in connection with the
      redevelopment of Northwest Park, which is located adjacent to the Master
      Property, provided that such efforts do not materially adversely affect the
      Lot
      or the Proposed Project. The provisions of this Section 19.8 shall survive
      the
      Closing or any earlier termination of this Agreement.

     

    19.9 Modifications
      to Approvals.
      The
      Deed shall contain the following restriction: “For a period of fifteen (15)
      years after the date of this Quitclaim Deed, Grantee shall not construct on
      the
      Granted Premises, and shall not seek permits to construct, a building or
      buildings in excess of the size of the building(s) permitted to be constructed
      on the Granted Premises pursuant to the special permit issued with respect
      to
      the Granted Premises as further described in the Town of Burlington Certificate
      of Decision on Special Permit Application dated ___________, and recorded with
      the Middlesex South District Registry of Deeds in Book _________, Page _____.
      The foregoing restriction may be amended with the written consent of Grantor
      (or
      its successors and assigns) and Grantee (or its successors and assigns) as
      evidenced by a written agreement signed by Grantor (or its successors and
      assigns) and Grantee (or its successors and assigns) and recorded with said
      Registry of Deeds.”

     

    
      
        
        

      

      
        29

        
          

        

      

      
        
        

      

    

    19.10 Park
      Covenants.
      Purchaser acknowledges that Seller and the owners of the Master Property shall
      enter into a certain reciprocal easement agreement substantially in the form
      attached hereto as Exhibit
      N,
      which
      shall establish business park-like covenants and easements for the Proposed
      Project and the Master Property, including without limitation shared use of
      internal roadways, sidewalks and parking areas, shared maintenance
      responsibilities, and cost-sharing mechanisms for shared utility, drainage
      and
      other services (the “Park
      Covenants”).
      Seller and each of the Seller Affiliates agree that Purchaser, and its
      employees, shall be entitled on the terms set forth herein to the full use
      and
      enjoyment of all amenities made available generally to other lessees and
      occupants of the Master Property, including, without limitation, if applicable,
      the right to use the cafeteria(s), and health/fitness center(s) located thereon.
      The use of such amenities shall be on terms generally applicable to other users
      of such amenities including, without limitation, the payment by Purchaser of
      any
      costs or fees charged by Seller and the Seller Affiliates for the use of such
      amenities on a pro-rata basis with such other users. Seller and the Seller
      Affiliates shall have the right to terminate Purchaser’s use of such amenities
      at any time in connection with any lease or sale of all or any portion of the
      Master Property. Purchaser shall cooperate with Seller and consent to any
      revisions of the Park Covenants requested by Seller in connection with the
      development of the Master Property provided that such revisions do not
      materially adversely affect the Lot or the Proposed Project. The provisions
      of
      this Section 19.10 shall survive the Closing.

     

    Notwithstanding
      any other provision of this Agreement, prior to the Closing, the Seller shall
      record with the Registry an amendment to the Park Covenants (executed and
      acknowledged by all required parties thereto) providing that the Lot shall
      be
      exempt from the provisions of Section 2.2 of the Park Covenants. 

    

    20. Review
      Period

     

    During
      the period beginning on the date of this Agreement and ending on the date that
      is forty-five (45) days thereafter (the “Review
      Period”),
      Purchaser at its sole cost and expense shall have the right to review the
      environmental and other due diligence matters related to the Property,
      including, without limitation, the construction and utility costs related to
      the
      Initial Phase. During the Review Period Purchaser, at its sole cost and expense,
      shall have the right to perform any and all investigations and due diligence
      with respect to the environmental condition of the Lot as determined by
      Purchaser in its sole discretion (including without limitation a Phase I
      Environmental Site Assessment), provided that (i) Purchaser shall obtain
      Seller’s consent prior to conducting any soil borings or groundwater drilling in
      the Lot, and (ii) Purchaser shall indemnify, defend and hold harmless Seller
      with respect to any and all liabilities (including reasonable attorneys’
expenses and fees), causes of action, suits, claims, demands or judgments that
      may be imposed upon, incurred by, or asserted against Seller caused by Purchaser
      and its agents conducting such environmental investigations, and (iii) Purchaser
      shall at its sole cost and expense restore the Lot substantially to its
      condition prior to such investigations. Prior
      to
      any entry onto the Property hereunder, Purchaser shall provide Seller with
      a
      certificate of insurance from Purchaser and/or each of its consultant(s)
      entering upon the Property in the amount of at least One Million and 00/100
      Dollars ($1,000,000.00) on a primary and non-contributory basis in order to
      secure the indemnification provided for above, and worker’s compensation
      coverage. In addition, all such insurance shall waive subrogation against Seller
      and Seller shall be named an additional insured with respect to any such
      policies of insurance. In
      the
      event that Purchaser is not reasonably satisfied in its sole discretion with
      the
      results of such investigations and due diligence review, Purchaser may, at
      its
      option, upon notice to Seller prior to the expiration of the Review Period,
      terminate this Agreement, whereupon the Deposit shall be returned to the
      Purchaser, and this Agreement shall terminate and be null and void, except
      for
      those obligations that expressly survive the termination of this
      Agreement.

    

    
      
        
        

      

      
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    21. Miscellaneous.

     

    21.1 Captions
      and Headings.
      The
      section headings and the arrangement of this Agreement are for the convenience
      of the parties hereto and do not in any way affect, limit, amplify or modify
      the
      terms and provisions hereof.

     

    21.2 Waiver.
      Notwithstanding anything to the contrary set forth herein, each of Seller and
      Purchaser reserves the right to waive any condition or contingency provided
      for
      its benefit in this Agreement. No waiver by either party of any failure or
      refusal to comply with its obligations under this Agreement shall be deemed
      a
      waiver of any other or subsequent failure or refusal to so comply.

     

    21.3 Singular,
      Plural, Gender.
      Wherever herein the singular number is used the same shall include the plural
      and the masculine gender shall include the feminine and neuter genders and
      vice
      versa as the context shall require.

     

    21.4 Counterparts.
      This
      Agreement may be executed in two or more counterparts, each of which shall
      be
      deemed an original, and all of which together shall constitute one and the
      same
      agreement. This Agreement may be executed by facsimile and shall be in full
      force and effect by the exchange of signatures by facsimile. If this Agreement
      is executed by the exchange of one or more signatures by facsimile, then as
      soon
      as reasonably practicable thereafter each party shall deliver to the other
      four
      (4) counterpart signature pages with the original signature of such party.
      

     

    21.5 Amendments.
      Except
      as otherwise provided herein, this Agreement may not be changed, modified or
      terminated, except by an instrument executed by both parties
      hereto.

     

    21.6 Exhibits.
      Each of
      the exhibits and schedules annexed to this Agreement constitute an integral
      part
      hereof.

     

    21.7 Time.
      When
      the last day for the performance of any act permitted or required hereunder
      falls on any day which is not a Business Day in the City of Boston,
      Massachusetts, such act may be performed on the next Business Day in said city.
      Whenever an hour is specified on any day, such hour shall be in local time
      in
      the City of Boston, Massachusetts, as adjusted for daylight savings time when
      in
      effect. As used herein, the term “Business
      Day”
shall
      mean any day other than (i) a Saturday or a Sunday, (ii) a national holiday,
      or
      (iii) a day on which banks are not required to be open for business within
      the
      Commonwealth of Massachusetts. Time is of the essence of the provisions of
      this
      Agreement.

     

    
      
        
        

      

      
        31

        
          

        

      

      
        
        

      

    

    21.8 Waiver
      of Jury Trial.
      PURCHASER AND SELLER EACH HEREBY AGREES NOT TO ELECT A TRIAL BY JURY OF ANY
      ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY RIGHT TO TRIAL BY JURY FULLY
      TO
      THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST WITH REGARD TO
      THIS
      AGREEMENT OR ANY CLAIM, COUNTERCLAIM OR OTHER ACTION ARISING IN CONNECTION
      THEREWITH. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND
      VOLUNTARILY BY PURCHASER AND SELLER, AND IS INTENDED TO ENCOMPASS INDIVIDUALLY
      EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD
      OTHERWISE ACCRUE. SELLER OR PURCHASER, AS APPLICABLE, IS HEREBY AUTHORIZED
      TO
      FILE A COPY OF THIS SECTION IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF THIS
      WAIVER BY PURCHASER OR SELLER, AS APPLICABLE. THE PROVISIONS OF THIS SECTION
      SHALL SURVIVE THE CLOSING OR EARLIER TERMINATION OF THIS AGREEMENT.

     

    21.9
      Access.
      Seller
      hereby agrees that Purchaser shall have reasonable access to the Real Property
      from the date of this Agreement up to and including the Closing Date, provided
      that (i) Purchaser shall obtain Seller’s consent (not to be unreasonably
      withheld or delayed) prior to conducting any activities on the Real Property,
      and (ii) Purchaser shall indemnify, defend and hold harmless Seller with respect
      to any and all liabilities (including reasonable attorneys’ expenses and fees),
      causes of action, suits, claims, demands or judgments that may be imposed upon,
      incurred by, or asserted against Seller caused by Purchaser and its agents
      in
      connection with such access right hereunder, and (iii) Purchaser shall at its
      sole cost and expense restore the Real Property substantially to its condition
      prior to such investigations. Prior
      to
      any entry onto the Property hereunder, Purchaser shall provide Seller with
      a
      certificate of insurance from Purchaser and/or each of its consultant(s)
      entering upon the Property in the amount of at least One Million and 00/100
      Dollars ($1,000,000.00) on a primary and non-contributory basis in order to
      secure the indemnification provided for above, and worker’s compensation
      coverage. In addition, all such insurance shall waive subrogation against Seller
      and Seller shall be named an additional insured with respect to any such
      policies of insurance.

    

    

    [Signatures
      on Following Page]

    
      
        
        

      

      
        32

        
          

        

      

      
        
        

      

       

    

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

     

    
      	 	
              SELLER:

              

              NETVIEW
                7, 8 AND 10 LLC

              

              By:
                NetView Investments LLC, its Manager

              

              By:
                NetView Holdings LLC, its Manager

               

              By: 
                Nordblom
                Development Company,

              Inc.,
                its Manager

              

              By:
                /s/ Peter C.
                Nordblom         
                

              Peter
                C. Nordblom, President

            
	 	 
	 	 
	 	 
	 	
              PURCHASER:

              

              PALOMAR
                MEDICAL TECHNOLOGIES, INC.

              

              

              By:
                /s/ Louis P. Valente

              

              Its Executive
                Chairman

            

    

    

    
      
        
        

      

      
        33

        
          

        

      

      
        
        

      

    

    The
      following parties execute this Agreement for the sole purpose of acknowledging
      the provisions of Section 19.10 of this Agreement.

    

    
       

      
        	 	
                NETVIEW
                  1, 2, 3, 4 AND 9 LLC

                

                By:
                  NetView Investments LLC, its Manager

                

                By:
                  NetView Holdings LLC, its Manager

                 

                By: 
                  Nordblom
                  Development Company,

                Inc.,
                  its Manager

                

                By:
                  /s/ Peter C.
                  Nordblom         
                  

                Peter
                  C. Nordblom, President

              
	 	 
	 	 
	 	 
	 	
                NETVIEW
                  5 AND 6 LLC

                 

                
                  By:
                    NetView Investments LLC, its Manager

                  

                  By:
                    NetView Holdings LLC, its Manager

                   

                  By: 
                    Nordblom
                    Development Company,

                  Inc.,
                    its Manager

                  

                  By:
                    /s/ Peter C.
                    Nordblom         
                    

                  Peter
                    C. Nordblom, President

                

              

      

    

    
      
 

    

    
      
        
        

      

      
        34

        
          

        

      

      
        
        

      

    

    

    The
      following party executes this Agreement for the sole purpose of consenting
      to,
and
      agreeing
      to be bound by, the provisions of Section 2.2 of this Agreement.

     

    
      	 	
              LAND
                AMERICA

              

              

              By:
                /s/ Anne N.
                Wilbur                           
                

              Anne
                N. Wilbur, duly authorized

            

    

    

    

    
      
        
        

      

      
        35

        
          

        

      

      
        
        

      

    

    List
      of Exhibits and Schedules

     

    
      	
              Exhibit
                A

            	
              Site
                Plan

            
	
              Exhibit
                B

            	
              Intentionally
                Deleted

            
	
              Exhibit
                C

            	
              Deed
                for Real Property

            
	
              Exhibit
                D

            	
              General
                Instrument of Transfer

            
	
              Exhibit
                E

            	
              Assignment
                and Assumption Agreement

            
	
              Exhibit
                F

            	
              FIRTPA
                Affidavit Form

            
	
              Exhibit
                G

            	
              Seller’s
                Closing Certificate

            
	
              Exhibit
                H

            	
              Purchaser’s
                Closing Certificate

            
	
              Exhibit
                I

            	
              Schedule
                of Approvals

            
	
              Exhibit
                J

            	
              Agreed
                Design Plans

            
	
              Exhibit
                K

            	
              Construction
                Management Agreement

            
	
              Exhibit
                L

            	
              Original
                Development Budget

            
	
              Exhibit
                M

            	
              Excess
                Costs Escrow Agreement

            
	
              Exhibit
                N

            	
              Park
                Covenants

            
	
              Exhibit
                O

            	
              Schedule
                of Seller’s Permits

            
	
              Exhibit
                P

            	
              Definitive
                Subdivision Plan

            

    

     

     

    
      
        
        

      

      
        36

        
          

        

      

      
        
        

      

    

    EXHIBIT
      A

     

    CONCEPTUAL
      SITE PLAN EXHIBIT

     

    

     

     

    
 

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

       

    

    EXHIBIT
      B

    

    INTENTIONALLY
      DELETED

     

    

     

     

     

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      C

     

    [NOTE:
      MAY NEED TO REVISE PURSUANT TO APPROVED SUBDIVISION PLAN]

     

    RECORDING
      INFORMATION AREA

     

    

     

    

     

    

    

     

    QUITCLAIM
      DEED

    15
      Network Drive, Burlington, Massachusetts

     

    NetView
      7, 8 and 10 LLC, a Delaware limited liability company having its principal
      place
      of business at 15 Third Avenue, Burlington, Massachusetts 01803 (“Grantor”),
      for
      and in consideration of Ten Million Six Hundred Eighty Thousand and 00/100
      Dollars ($10,680,000.00), hereby GRANTS to Palomar Medical Technologies, Inc.,
      a
      Delaware corporation, having its principal place of business at 82 Cambridge
      Street, Burlington, Massachusetts 01803 (“Grantee”),
      with
      QUITCLAIM COVENANTS, all that certain tract or parcel of land, located in
      Burlington, Middlesex County, Massachusetts, more particularly described on
      Exhibit
      A
      annexed
      hereto and incorporated herein by this reference (the “Granted
      Premises”).

     

    The
      Granted Premises are conveyed subject to and with the benefit of all rights,
      easements, rights-of-way, agreements and restrictions of record, insofar as
      the
      same are in force and applicable.

     

    The
      Granted Premises are also conveyed subject to the following restriction for
      the
      benefit of the remaining land owned by Grantor: For a period of fifteen (15)
      years after the date of this Quitclaim Deed, Grantee shall not construct on
      the
      Granted Premises, and shall not seek permits to construct, a building or
      building(s) in excess of the size of the building(s) permitted to be constructed
      on the Granted Premises pursuant to the special permit issued with respect
      to
      the Granted Premises as further described in the Town of Burlington Certificate
      of Decision on Special Permit Application dated ________, and recorded with
      the
      Middlesex South District Registry of Deeds in Book ____, Page ___. The foregoing
      restriction may be amended with the written consent of Grantor (or its
      successors and assigns) and Grantee (or its successors and assigns) as evidenced
      by a written agreement signed by Grantor (or its successors and assigns) and
      Grantee (or its successors and assigns) and recorded with said Registry of
      Deeds.

     

    Being
      a
      portion of the property described in the Quitclaim Deed to Grantor dated June
      27, 2007, recorded with said Registry of Deeds in Book 49683, Page
      259.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    IN
      WITNESS WHEREOF, the Grantor has executed this Quitclaim Deed under seal as
      of
      the ____ day of _______, 200_.

    
       

      
        	 	
                NETVIEW
                  7, 8 AND 10 LLC

                 

                By:
                  NetView Investments LLC, its Manager

                

                By:
                  NetView Holdings LLC, its Manager

                 

                By: 
                  Nordblom
                  Development Company,

                Inc.,
                  its Manager

                

                By:_________________________

                
                  Name:

                  Title:

                

              

    

     

    

    COMMONWEALTH
      OF MASSACHUSETTS

    Middlesex,
      ss.

    

    On
      this
      ___ day of _________, 200_, before me, the undersigned notary public, personally
      appeared ________________, the ________________________, of Nordblom Development
      Company, Inc., as Manager of NetView Holdings LLC, in its capacity as Manager
      of
      NetView Investments LLC, the Manager of NetView 7, 8 and 10 LLC, , proved to
      me
      through satisfactory evidence of identity, being in this instance [personal
      knowledge of identity], and acknowledged to me that s/he signed the foregoing
      document voluntarily and for its stated purpose in the aforesaid
      capacity.

    

     

    
      	 	
              __________________________

              Notary
                Public

              My
                Commission Expires

            

    

    
    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      A

    TO
      QUITCLAIM DEED

    

    That
      certain parcel of land located in Burlington, County of Middlesex, Commonwealth
      of Massachusetts, being [Lot
      4A]
      as shown
      on that certain [Subdivision
      Plan]
      entitled, “____________________________” prepared by Vanasse Hangen Brustlin,
      Inc., Date Issued: ____________, Latest Issue: _______________, recorded with
      the Middlesex County (South District) Registry of Deeds herewith. 

    

    Said
      [Lot
      4A]
      is
      particularly shown on Drawing Number ____, Sheet ___ of ____ (entitled
“___________”) of such plan.

    

    Together
      with and subject to the rights contained in that Grant of Easement from Sun
      Microsystems, Inc., to the Town of Burlington, for a perpetual easement to
      use
      Network Drive, as shown on Plan #495 of 1998, as a public way, dated May 5,
      1998, recorded with said Deeds in Book 28562, Page 151.

    

    Together
      with and subject to the rights contained in that Declaration of Covenants and
      Cross Access and Easement Agreement by and among NetView 1, 2, 3, 4 and 9 LLC,
      NetView 5 and 6 LLC, NetView 7, 8 and 10 LLC and Bank of America, N.A., dated
      July ____, 2008 and recorded with the Middlesex County (South District) Registry
      of Deeds in Book ___________, Page ________.

    

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      D

     

    GENERAL
      INSTRUMENT OF TRANSFER

    15
      Network Drive, Burlington, Massachusetts

     

    This
      General Instrument of Transfer (this “Instrument”)
      is
      made as of the __ day of ________, 200_, by and between NetView 7, 8 and 10
      LLC,
      a Delaware limited liability company having its principal place of business
      at
      15 Third Avenue, Burlington, Massachusetts 01803 (“Assignor”),
      and
      Palomar Medical Technologies, Inc., a Delaware corporation, having its principal
      place of business at 82 Cambridge Street, Burlington, Massachusetts 01803
      (“Assignee”).

     

    In
      connection with the conveyance of certain property situated in Burlington,
      Middlesex County, Massachusetts, known as and located at 15 Network Drive,
      more
      particularly described on Schedule I attached hereto and made a part hereof
      (the
“Property”),
      pursuant to that certain Purchase and Sale Agreement dated August ____, 2008
      with respect to the Property by and between Assignor, as Seller, and Assignee,
      as Purchaser (the “Purchase
      Agreement”)and
      in
      consideration of Ten Dollars ($10.00) and other good and valuable consideration,
      the receipt and sufficiency of which are hereby acknowledged, Assignor hereby
      sells, assigns, transfers, grants and conveys unto Assignee, all of Assignor’s
      right, title and interest in and to the following to the extent the same exist
      and apply to the Property and are transferable or assignable (collectively,
      the
“Interests”):

     

    1. All
      appurtenances and privileges belonging to the Property and the rights, benefits
      and privileges of owning and operating the same;

     

    2. All
      rights, entitlements and/or approvals to develop the Property which have been
      or
      may hereafter be granted by governmental bodies having jurisdiction or authority
      over the Property, and any certificates evidencing compliance
      therewith;

     

    3. All
      variances, conditional use permits, special permits, site plan approvals,
      subdivision approvals, design approvals, certificates, exceptions, rezonings,
      general plan amendments, parcel maps, development agreements, permits, licenses,
      applications, any other governmental approvals and consents relating to the
      Property, including, without limitation, the Approvals and the Subdivision
      Approvals as defined in the Purchase Agreement;

     

    4. All
      guarantees, warranties, and indemnities giving rise to any rights or benefits
      of
      Assignor in respect of the Property and all claims and/or causes of action
      against contractors with respect to the Property or any part thereof or any
      buildings, structures or improvements thereon;

     

    5. All
      bonds, licenses, applications, permits, plans, drawings, specifications,
“as-built” plans and/or surveys, site plans, maps, and any other plans relating
      to the construction of the improvements on the Property, including, without
      limitation, the Site Plan, the Final Plan, the Agreed Design Plans, and the
      Final Plans and Specifications, as defined in the Purchase Agreement;
      and

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    6. All
      engineering, soils, ground water, structural and environmental reports and
      other
      technical descriptions and environmental reports, studies, reports and
      maintenance manuals concerning the Property.

     

    Assignee
      hereby accepts the foregoing transfer from Assignor of the above-assigned
      Interests. Assignor hereby represents and warrants that it has full power,
      authority and legal right to sell, assign and transfer the Interests. All of
      the
      Interests transferred and assigned hereby are transferred and assigned on an
“AS
      IS” basis, without any warranty or representation either express or implied
      except as set forth above. Assignee shall have no obligation to pay any
      consideration to any person(s) who or which created the Interests other than
      ongoing permit fees required to maintain any permits or approvals included
      in
      the Interests.

     

    This
      Instrument shall be binding upon and inure to the benefit of the parties hereto
      and their respective heirs, successors and assigns and shall be governed by
      the
      laws of the Commonwealth of Massachusetts.

     

    This
      Instrument may be executed in multiple counterparts, each of which shall be
      deemed an original, but all of which together shall constitute one and the
      same
      instrument.

     

    IN
      WITNESS WHEREOF, the parties have executed this Instrument under seal as of
      the
      date first written above.

    
       

      
        	 	
                ASSIGNOR:

                 

                NETVIEW
                  7, 8 AND 10 LLC

                 

                By:
                  NetView Investments LLC, its Manager

                

                By:
                  NetView Holdings LLC, its Manager

                 

                By: 
                  Nordblom
                  Development Company,

                Inc.,
                  its Manager

                

                By:_________________________

                
                  Name:

                  Title:

                

              
	 	 
	 	 
	 	
                ASSIGNEE:

                

                PALOMAR
                  MEDICAL TECHNOLOGIES, INC.

                

                

                By:___________________________________

                Name:

                Title:

              

      

    

     

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    Schedule
      I

    

    Property
      Description

    

    

     

     

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      E

     

    ASSIGNMENT
      AND ASSUMPTION AGREEMENT 

     

    THIS
      ASSIGNMENT AND ASSUMPTION AGREEMENT
      (this
“Assignment”)
      is
      executed by and between NetView 7, 8 and 10 LLC, a Delaware limited liability
      company having its principal place of business at 15 Third Avenue, Burlington,
      Massachusetts 01803 (“Assignor”),
      and
      Palomar Medical Technologies, Inc., a Delaware corporation, having its principal
      place of business at 82 Cambridge Street, Burlington, Massachusetts 01803
      (“Assignee”).

     

    Background

     

    Assignor
      has this day conveyed to the Assignee certain property located in Burlington,
      Middlesex County, Massachusetts, more particularly described in Exhibit
      A
      hereto
      (the “Property”)
      and,
      in connection with the conveyance of the Property, Assignor and Assignee intend
      that Assignor’s right, title, interests, powers, and privileges in and under all
      matters stated herein related to the Property be assigned and transferred to
      Assignee.

     

    Agreement

     

    In
      consideration of the mutual covenants contained herein and other good and
      valuable consideration, the receipt and sufficiency of which are hereby
      acknowledged, the parties agree as follows:

     

    Environmental
      Indemnity.
      Assignor hereby transfers to Assignee any and all right, title and interest
      which Assignor may have in that certain Environmental Indemnity Agreement
      between Lockheed Martin Corporation and Sun Microsystems, Inc. dated August,
      1997 which was assigned by Sun Microsystems, Inc. to NetView Investments LLC
      (an
      affiliate of Assignor) and by NetView Investments LLC to Assignor by Assignment
      and Assumption Agreements dated on or about June 27, 2007 (“Environmental
      Indemnity”)
      as it
      relates to the Property, a full and complete copy of which is attached hereto
      as
Exhibit
      B,
      it
      being expressly intended and understood that the right, title and interest
      which
      Assignor has in the Environmental Indemnity as it relates to other real property
      owned by Assignor and its affiliates and not part of the Property shall remain
      in Assignor, its affiliates and their respective successors and assigns. By
      executing this Assignment, Assignee hereby accepts and agrees to perform all
      of
      the terms, covenants and conditions of the Environmental Indemnity on the part
      of Assignor therein required to be performed, from and after the date hereof
      with respect to the Property, but not prior thereto. Assignee hereby (a) assumes
      all liabilities and obligations of Assignor under the Environmental Indemnity
      arising or accruing from and after the date hereof with respect to the Property,
      and (b) agrees to indemnify, defend and hold harmless Assignor from any and
      all
      damages, losses, costs, claims, liabilities, expenses, demands and obligations
      under or with respect to the Environmental Indemnity arising or accruing from
      and after the date hereof with respect to the Property. Assignor agrees to
      indemnify, defend and hold harmless Assignee from any and all damages, losses,
      costs, claims, liabilities, expenses, demands and obligations under or with
      respect to the Environmental Indemnity for the time period during which Assignor
      owned the Property until the date hereof.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    Successors
      and Assigns.
      This
      Assignment shall inure to the benefit of, and be binding upon, the successors,
      executors, administrators, legal representatives and assigns of the parties
      hereto.

     

    Governing
      Law. 
      This
      Agreement shall be construed under and enforced in accordance with the laws
      of
      The Commonwealth of Massachusetts.

     

    No
      Representations.
      This
      Agreement is made without any representation or warranty, express or implied,
      except for those representations and warranties, if any, expressly set forth
      in
      that Purchase and Sale Agreement between Assignor and Assignee dated as of
      August ____, 2008 (the “Agreement”),
      all
      of which are subject to all time, dollar and other limitations on Seller’s
      liability set forth in the Agreement.

     

    Executed
      as a sealed Massachusetts agreement dated ________________, 200_

    
      
         

        
          	 	
                  ASSIGNOR:

                   

                  NETVIEW
                    7, 8 AND 10 LLC

                   

                  By:
                    NetView Investments LLC, its Manager

                  

                  By:
                    NetView Holdings LLC, its Manager

                   

                  By: 
                    Nordblom
                    Development Company,

                  Inc.,
                    its Manager

                  

                  By:_________________________

                  
                    Name:

                    Title:

                  

                
	 	 
	 	 
	 	
                  ASSIGNEE:

                  

                  PALOMAR
                    MEDICAL TECHNOLOGIES, INC.

                  

                  

                  By:___________________________________

                  Name:

                  Title:

                

        

      

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      F

     

    NON-FOREIGN
      CERTIFICATE

    15
      Network Drive, Burlington, Massachusetts

     

    Section
      1445 of the Internal Revenue Code provides that a purchaser of a United States
      real estate interest must withhold tax if the seller is a foreign person. To
      inform Palomar Medical Technologies, Inc., a Delaware corporation, having its
      principal place of business at 82 Cambridge Street, Burlington, Massachusetts
      01803 (“Purchaser”)
      that
      withholding of tax is not required upon the disposition of a United States
      real
      estate interest by NetView 7, 8 and 10 LLC, a Delaware limited liability company
      having its principal place of business at 15 Third Avenue, Burlington,
      Massachusetts 01803 (“Seller”),
      the
      undersigned hereby certifies the following on behalf of Seller:

     

    22. Seller
      is
      not a foreign person (as that term is defined in the Internal Revenue Code
      and
      Income Tax Regulations);

     

    23. Seller’s
      United States employer identification number is _____________; and

     

    24. Seller’s
      office address is _____________________________________________.

     

    Seller
      understand that this certification may be disclosed to the Internal Revenue
      Service by Purchaser and that any false statement contained herein could be
      punished by fine, imprisonment, or both.

     

    Under
      penalties of perjury I declare that I have examined this certification and
      to
      the best of my knowledge and belief it is true, correct, and complete, and
      I
      further declare that I have authority to sign this document on behalf of
      Seller.

     

    Date:
      ______________, 200_

    
      
         

        
          	 	
                  NETVIEW
                    7, 8 AND 10 LLC

                   

                  By:
                    NetView Investments LLC, its Manager

                  

                  By:
                    NetView Holdings LLC, its Manager

                   

                  By: 
                    Nordblom
                    Development Company,

                  Inc.,
                    its Manager

                  

                  By:_________________________

                  
                    Name:

                    Title:

                  

                

        

         

      

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      G

     

     

    SELLER’S
      CLOSING CERTIFICATE

    15
      Network Drive, Burlington, Massachusetts

     

    Reference
      is made to that certain Purchase and Sale Agreement dated as of August ____,
      2008 (the “Sale
      Agreement”)
      by and
      between NetView 7, 8 and 10 LLC, a Delaware limited liability company having
      its
      principal place of business at 15 Third Avenue, Burlington, Massachusetts 01803
      (“Seller”),
      and
      Palomar Medical Technologies, Inc., a Delaware corporation, having its principal
      place of business at 82 Cambridge Street, Burlington, Massachusetts 01803
      (“Purchaser”).
      Capitalized terms used herein without definition which are defined in the Sale
      Agreement shall have the meanings ascribed to them therein.

     

    Pursuant
      to and subject to the limitations set forth in Sections 7.3, 7.4, 7.5, and
      7.6
      of the Sale Agreement, Seller hereby certifies to Purchaser that the
      representations and warranties of Seller set forth in Section 6 and Section
      7.1
      of the Sale Agreement are true and correct at and as of the date
      hereof

     

    Date:
      _____________, 200_

    
      
         

        
          	 	
                  NETVIEW
                    7, 8 AND 10 LLC

                   

                  By:
                    NetView Investments LLC, its Manager

                  

                  By:
                    NetView Holdings LLC, its Manager

                   

                  By: 
                    Nordblom
                    Development Company,

                  Inc.,
                    its Manager

                  

                  By:_________________________

                  
                    Name:

                    Title:

                  

                

        

         

         

      

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

       

    

    EXHIBIT
      H

     

    PURCHASER’S
      CLOSING CERTIFICATE

    15
      Network Drive, Burlington, Massachusetts

     

    Reference
      is made to that certain Purchase and Sale Agreement dated as of August ___,
      2008
      (the “Sale
      Agreement”)
      by and
      between NetView 7, 8 and 10 LLC, a Delaware limited liability company having
      its
      principal place of business at 15 Third Avenue, Burlington, Massachusetts 01803
      (“Seller”),
      and
      Palomar Medical Technologies, Inc., a Delaware corporation, having its principal
      place of business at 82 Cambridge Street, Burlington, Massachusetts 01803
      (“Purchaser”).
      Capitalized terms used herein without definition which are defined in the Sale
      Agreement shall have the meanings ascribed to them therein.

     

    Pursuant
      to and subject to the limitations set forth in Section 7.3, 7.4, and 7.5 of
      the
      Sale Agreement, Purchaser hereby certifies to Seller that all of the
      representations and warranties of Purchaser contained in Section 6 and Section
      7.2 of the Sale Agreement are true and correct in all material respects as
      of
      the date hereof.

     

    
      	 	
              PALOMAR
                MEDICAL TECHNOLOGIES, INC.

              

              

              By:___________________________________

              Name:

              Title:

            

    

    

    Date:
      ____________, 200_

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      I

    

    SCHEDULE
      OF APPROVALS

    

    (A)
       Special
      Permit with Site Development and Use Plan Approval by the Town of Burlington
      Planning Board, permitting the development of the Proposed Project in two phases
      (the Initial Phase and the Expansion), to be vested jointly in Seller and
      Purchaser except as otherwise noted below (the “Site Plan Special Permit”),
      which includes:

    

    (i) PD
      Special Permit under Section 12.1.5 of the Zoning By-Laws of the Town of
      Burlington and under Article IV of the Planned Development District Zoning
      Provisions (the “PD Provisions”), to be vested jointly in Seller and
      Purchaser.

    

    (ii) Special
      Permit for “light manufacturing” use under Section 1.5.1 of Exhibit A of the PD
      Provisions, allowing the Purchaser to conduct the Anticipated Use on the Lot,
      to
      be vested solely in Purchaser.

    

    (iii) Special
      Permit for “laboratories engaged in research experimental and testing
      activities” use under Section 1.5.2 of Exhibit A of the PD Provisions, allowing
      the Purchaser to conduct the Anticipated Use on the Lot, to be vested solely
      in
      Purchaser.

    

    (iv) Special
      Permit for “hazardous and toxic materials/chemical use storage, transport,
      disposal or discharge” use under Section 1.5.4 of Exhibit A of the PD
      Provisions, allowing the Purchaser to conduct the Anticipated Use and store
      no
      less than 2,000 cubic feet of hydrogen in multiple interior storage tanks and
      no
      less than 2,000 liters of liquid nitrogen in an exterior storage tank on the
      Lot, to be vested solely in Purchaser.

    

    (B) Abbreviated
      Notice of Resource Area Delineation from the Town of Burlington Conservation
      Commission allowing for the development of the Proposed Project, to be vested
      jointly in Seller and Purchaser. Seller shall file such application on or before
      September 30, 2008.

    

    (C) Administrative
      approval from the Burlington Town Engineer with respect to the sewer allocation
      and infrastructure (as necessary) in connection with the Proposed Project,
      to be
      vested solely in Purchaser. Seller shall apply for such administrative approval
      within five (5) days after the issuance of the Site Plan Special
      Permit.

    

    (D) Erosion
      and Sedimentation Control Permit (under Article 14, Section 6 of the Burlington
      General By-Laws) from the Burlington Conservation Commission or the Burlington
      Planning Board allowing for the development of the Proposed Project, to be
      vested solely in Purchaser. Seller filed the application for the Erosion and
      Sedimentation Control Permit on June 27, 2008.

    

    END
      OF
      SCHEDULE

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      J

    

    AGREED
      DESIGN PLANS

    

    The
      final
      site plans approved by the Planning Board in the Site Plan Special Permit
      Decision.

    

    Four
      sheets entitled “Design Plans Elevations” attached hereto.

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
      K

    

    CONSTRUCTION
      MANAGEMENT AGREEMENT

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      L

    

    ORIGINAL
      DEVELOPMENT BUDGET

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      M

    

    EXCESS
      COSTS ESCROW AGREEMENT

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      N

    

    PARK
      COVENANTS

    

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    EXHIBIT
      O

    

    SCHEDULE
      OF SELLER’S PERMITS

    

    

    (A) Signal
      Permit(s)from the Town of Burlington to convert the existing signal located
      at
      the driveway from Network Drive to the Lot to a fully operational
      signal.

     

    

    

    END
      OF
      SCHEDULE

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    EXHIBIT
      P

    

    DEFINITIVE
      SUBDIVISION PLANAMENDMENT
      NO. 3 TO SUBSCRIPTION AGREEMENT AND TO COMMON STOCK

    PURCHASE
      WARRANT TO PURCHASE SHARES OF COMMON STOCK OF 

    PURPLE
      BEVERAGE COMPANY, INC.

     

    This
      Amendment to the Subscription Agreement and to Common Stock Purchase Warrant
      to
      purchase shares of common stock, par value $0.001 per share (the “Common
      Stock”)
      of
      Purple Beverage Company, Inc. (this “Amendment”),
      is
      effective as of September __, 2008, by Purple Beverage Company, Inc., a Nevada
      corporation (the “Company”),
      and
      the undersigned holder (the “Holder”).
      The
      Company and Holder are, together, the “Parties.”

     

    RECITALS

     

    WHEREAS,
      effective December 12, 2007, the Company and the Holder entered into that
      certain Subscription Agreement (the “Subscription
      Agreement”),
      pursuant to which the Company sold and issued to Holder certain Shares (as
      defined therein) and granted to Holder a Common Stock Purchase Warrant to
      purchase shares of Common Stock of the Company, which warrant was dated and
      issued as of December 12, 2007 (the “2007
      Warrant”),
      and
      entitled Holder, upon exercise thereof in accordance with the terms contained
      therein, to purchase up to that number of shares of Common Stock specified
      therein (the “2007
      Underlying Shares”)
      at an
      exercise price (the “Purchase Price” as defined in the 2007 Warrant) of $2.00
      per share;

    

    WHEREAS,
      the Company and Holders have entered into Amendment No. 2 to the Subscription
      Agreement and 2007 Warrant (the “Prior
      Consent”)
      and
      desire to further amend the Subscription Agreement and 2007 Warrant as set
      forth
      herein; and

    

    WHEREAS,
      pursuant to the Prior Consent the Parties have contemplated the assignment
      and
      exercise of the 2007 Warrants exercisable for registered 2007 Underlying shares
      and desire to confirm the Holder’s assignment of 2007 Warrants upon the actual
      exercise at a price determined by the Company and assignee thereof and to
      confirm all applicable anti-dilution, price protection and most favored nations
      provisions of the Subscription Agreement, 2007 Warrants and related agreements
      continue to provide for adjustment to the outstanding, uncancelled securities
      of
      the Company held by the Holders as is applicable to the actual agreed exercise
      price of the assigned 2007 Warrants;

      

    NOW,
      THEREFORE, in consideration of the premises, the covenants made herein, and
      for
      such other good and valuable consideration, the receipt and sufficiency of
      which
      are hereby acknowledged, the Parties hereby agree as follows:

     

    	1.  	
            Consent
              and Amendment of Warrant.
              The undersigned Holder (in each of the Holder’s capacity
              as Subscriber and as a Holder of 2007 Warrants for the purposes
              of such consent inasmuch as the separate consent is required for each
              of
              such purposes) hereby consents to the assignment of  2007
              Warrants, the 2007 Underlying Shares of Common Stock of which have
              been
              registered for resale with the Securities and Exchange Commission,
              and all other transactions, amendments, modifications and waivers to
              the Subscription Agreement and 2007 Warrants as contemplated herein,
              provided the exercise price of such 2007 Warrants shall be the price
              determined by negotiation by the Company and any Holder or assignee
              thereof. All provisions of the Prior Consent or the assignement which
              made
              reference to a specific exercise price for 2007 Warrants is hereby
              amended
              for the purpose of deleting any such reference and the approvals therein
              shall not require a specific exercise price of 2007 Warrants following
              the
              Effective Date (as defined in the Prior
              Consent). 

          

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

     

    	2.  	
            Amendment
              of Section 9(p) of the Subscription Agreement.
              Section 9(p) of the Subscription Agreement is amended in its entirety
              to
              read as follows:

          

     

    “(p)
      Intentionally Omitted.”

     

     

    IN
      WITNESS WHEREOF, the Parties hereto have executed or have caused a duly
      authorized officer to execute this Amendment all effective as of the day and
      year first above written.

     

    PURPLE
      BEVERAGE COMPANY, INC.

    

    

    By:
      ______________________________________

    Theodore
      Farnsworth, Chief Executive Officer

    

    

    HOLDER:

     

    I
      hereby
      consent to the amendments set forth herein:

    

    ______________________________________                        
      September __, 2008

    Name:

    Title:

      

    
      
         

      

      
        -2-

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