Document:

ASSIGNMENT AND ASSUMPTION OF LEASE

      This Agreement, dated and made effective as of July 1, 2000, by and
between Metropolitan Collection Bureau, Inc., a Massachusetts corporation,
having its principal place of business and post office address at 1352 Beacon
St., Brookline, MA 02446 (hereinafter referred to as the "Assignor") and Andre
Danesh, an individual residing at 188 Mason Terrace, Brookline, MA 02446 with
offices located at 1330 Beacon St., Brookline, MA 02446 (hereinafter referred to
as the "Assignee").

      For good and valuable consideration, the mutual receipt and legal
sufficiency of which are hereby acknowledged, the parties agree as follows:

      1. The Assignor hereby assigns, transfers, and conveys to the Assignee
(without representation, or warranty by or recourse against the Assignor) all of
the Assignor's right, title and interest as lessee in, to and under the lease
(hereinafter referred to as the "Lease") between the Assignor and Pierce
Building Associates pertaining to Suites 266, 267 and 268 at 1330 Beacon St.,
Brookline Massachusetts (hereinafter referred to as the "Premises") a true copy
of which is annexed hereto as Exhibit A, subject to and with the benefit of the
subleases (hereinafter collectively referred to as the "Subleases") made by
Assignor and William W. Feuer pertaining to Suite 266 and with Affiliated
Healthcare Management pertaining to Suite 267, true copies of which are annexed
hereto as Exhibits B and C, respectively, together with all rents, issues,
profits, revenues and benefits of or from the Subleases (hereinafter referred to
as "Rents") to the extent such Rents accrue on or after the effective date of
this Assignment.

      2. Assignee hereby, as of the effective date, (i) accepts the assignment
from Assignor of the Lease and Subleases, and assumes all of the obligations of
Assignor thereunder and (ii) agrees to indemnify and hold Assignor harmless from
and against any and all manner of suits, claims, actions, damages, charges,
liabilities, losses, costs or expenses without limitation, attorneys' fees and
disbursements, which Assignor may sustain or which may arise by reason of
Assignee's failure to observe, perform or comply with any of its obligations
hereunder and the obligations of lessee under the Lease and the obligations of
sublessor under the Subleases or otherwise relating to the leasehold of the
Premises accruing or arising from and after the effective date hereof.

      3. This Agreement shall be binding upon and inure to the benefit of the
parties hereto and their respective successors and assigns.

      4. This Agreement may be executed in multiple and separate counterparts,
which shall be deemed one and the same instrument.

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Witness our bands and seals as of the day and year first above written.

                         Assignor

                         Metropolitan Collection Bureau, Inc.

                             /s/ Thelma A. Lee, President
                             ---------------------------------------------
                         By: Thelma A. Lee, President

                         Assignee:

                             /s/ Andre Danesh
                             ---------------------------------------------
                             Andre Danesh

The undersigned hereby consents to the within assignment.

                                           Pierce Building Associates
                                  By: RDC Development Corporation
                                              its General Partner

                         Signature  /s/ Richard D. Cohen
                                    --------------------------------------
                                    By: Richard D. Cohen, President

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                         STANDARD FORM COMMERCIAL LEASE

      THIS INSTRUMENT IS A LEASE, dated as of 6/7, 1999, in which the LESSOR and
      LESSEE are the parties hereinafter named, and which relates to space in
      the building (the "Building") located as 1330 Beacon Street, Brookline,
      Massachusetts. The parties to this instrument hereby agree with each other
      as follows:

1.    BASIC LEASE       The following set forth basic data and, where
      PROVISIONS:       appropriate, constitute definitions of the terms
                        hereinafter listed.

                        A.    BASIC DATA

                              LESSOR: Pierce Building Associates, a
                        Massachusetts limited partnership

                              LESSOR'S Address: c/o Capital Properties
                        Management, Inc., 31 Saint James Avenue, Boston,
                        MA 02116

                              LESSEE: Metropolitan Collection Bureau, Inc. a
                        Massachusetts corporation

                              LESSEE'S Original Address: 1330 Beacon Street,
                        Suite 266/267/268, Brookline, MA 02446

                              LESSEE'S Notice Address (Section 20): The Premises

                              Basic Rent: Year 1 $50,799/year  $21/psf
                                          Year 2 $53,2l8/year  $22/psf
                                          Year 3 $55,637/year  $23/psf
                                          Year 4 $58,056/year  $24/psf
                                          Year 5 $60,475/year  $25/psf

                                          As the same may be adjusted and/or
                                          abated.

                              Premises Rentable Area: Agreed to be 2,419 square
                        feet located on the second floor of the Building.

                              Permitted Uses: General business office use.

                              Escalation Factor: 3.27%, as computed in
                        accordance with the Escalation Factor Computation.

                              Initial Term: Five years commencing on the
                        Commencement Date and expiring at the close of the day
                        immediately preceding the fifth anniversary of the
                        Commencement Date, except that if the Commencement Date
                        shall be other than the first day of a calendar month,
                        the expiration of the Initial Term shall be at the
                        close of the day on the last day of the calendar month
                        on which such anniversary shall fall.

                              Security Deposit: None.

                        2,419 SQUARE FEET OF RENTABLE AREA ON THE SECOND FLOOR
                        OF THE BUILDING AND SUBSTANTIALLY KNOWN AS SUITE 266 /
                        267 / 268 on the plan attached hereto as "Exhibit A"
                        (the "Premises") together with the right to use in
                        common, with others entitled thereto, the hallways.
                        stairways, and elevators, necessary for access to said
                        Premises, and lavatories nearest thereto.

3.    TERM              The term of this lease shall be for five years
                        commencing on June 1, 1999 and ending an May 31, 2004.

4.    BASIC             The LESSEE shall pay to the LESSOR rent at the rate
      RENT              described in Section 1 of this Lease, payable in advance
                        on the first day of each month commencing without
                        deduction or set off in sixty monthly installments.

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5.    SECURITY          Upon the execution of this lease, the LESSEE shall pay
      DEPOSIT           to the LESSOR security deposit in the amount of $0.00.
                        The Security Deposit may be in cash or Letter of credit.
                        If cash, the Security Deposit shall be maintained in
                        said amount and held without interest. If a Letter of
                        Credit, such Letter of Credit shall be self renewing for
                        the entire Term of the Lease (as the same may be
                        extended). If, for any reason, the Letter of Credit
                        shall expire or be terminated for any reason, such
                        Letter of Credit shall be renewed or replaced thirty
                        days prior to such expiration or termination. Or, at any
                        time during that thirty day period, LESSOR may draw the
                        entire amount and such amount shall be returned to
                        LESSEE only after a replacement Letter of Credit has
                        been delivered to LESSOR. The Security Deposit shall be
                        held as security for LESSEE'S performance as herein
                        provided and refunded to LESSEE at the end of this lease
                        subject to LESSEE'S satisfactory compliance with the
                        conditions thereof

6.    ADDITIONAL        A. TAX. If, in any tax year, the real estate taxes on
      RENT              the land and buildings, of which the Premises are a
                        part, are in excess of the amount of the Base Taxes, as
                        finally abated (hereinafter called the "Base Year"),
                        LESSEE will pay to LESSOR, as additional rent hereunder,
                        when and as designated by notice in writing by LESSOR,
                        the amount of the excess multiplied by the Escalation
                        Factor. If the LESSOR obtains an abatement of any such
                        excess real estate tax, a proportionate share of such
                        abatement, less the reasonable fees and costs incurred
                        in obtaining the same, if any, shall be refunded to the
                        LESSEE.

                        B. OPERATING. If, in any calendar year, the Operating
                        Expenses for the Property of which the Premises are a
                        part, are in excess of the amount of the Base Operating
                        Expenses, LESSEE will pay to LESSOR, as additional rent
                        hereunder, when and as designated by notice in writing
                        by LESSOR, the amount of the excess multiplied by the
                        Escalation Factor. Operating expenses are defined for
                        the purposes of this agreement as: The aggregate costs
                        or expenses reasonably incurred by LESSOR with respect
                        to the operation, administration, cleaning, repair,
                        maintenance and management of the premises including,
                        without limitation, those items enumerated in "Exhibit
                        C" attached hereto. Any such accounting by LESSOR shall
                        be binding and conclusive upon LESSEE unless within
                        thirty (30) days after that giving by LESSOR of such
                        accounting, LESSEE shall notify LESSOR that LESSEE
                        disputes the correctness of such accounting, specifying
                        the particular respects in which the accounting is
                        claimed to be incorrect.

                        C. PAYMENT. At LESSOR'S option, payment of Additional
                        Rent shall be on a monthly basis based on LESSOR'S good
                        faith estimate of the Tax for the following year.

                        D. AUDIT. In the event LESSEE elects to audit LESSOR'S
                        statement of Operating Expenses or statement of Taxes in
                        accordance with this clause, such audit must be (I)
                        conducted by an independent nationally recognized
                        accounting firm that is not being compensated by LESSEE
                        on a contingency fee basis, and (ii) completed within
                        sixty (60) days following LESSEE'S notice disputing the
                        correctness of the statement of Operating Expenses.
                        Furthermore, all of the information obtained through the
                        LESSEE'S audit with respect to financial matters
                        (including, without limitation, costs, expenses, income)
                        and any other matters pertaining to the LESSOR and/or
                        the Property as well as any compromise, settlement, or
                        adjustment reached between LESSOR and LESSEE

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<PAGE>

                        relative to the results of the audit shall be held in
                        strict confidence by LESSEE and its officers, agents,
                        and employees; and LESSEE shall cause its auditor and
                        any of its officers, agents, and employees to be
                        similarly bound. As a condition precedent to LESSEE'S
                        exercise of its right to audit, LESSEE must deliver to
                        LESSOR a signed confidentiality agreement from the
                        auditor (in form acceptable to LESSOR) reached between
                        LESSOR and LESSEE shall be held in strict confidence and
                        shall not be revealed in any manner to any person except
                        upon the prior written consent of LESSOR. LESSEE
                        understands and agrees that this provision is of
                        material importance to the LESSOR and that any violation
                        of the terms of this provision shall result in immediate
                        and irreparable harm to the LESSOR. LESSOR shall have
                        all rights allowed by law or equity if LESSEE, its
                        officers, agents, or employees and/or the auditor
                        violate the terms of this provision, including, without
                        limitation, the right to terminate LESSEE'S right to
                        audit.

7.     UTILITIES        The LESSEE shall pay, as they become due, all bills for
                        electricity and other utilities that are furnished to
                        the Premises and presently separately metered. The
                        LESSOR agrees to provide all other utility service and
                        to furnish reasonably hot and cold water and reasonable
                        heat and air conditioning to the Premises, the hallways,
                        stairways, elevators, and lavatories during normal
                        building business hours on regular business days of the
                        heating and air conditioning seasons of each year, to
                        furnish elevator service and to light passageways and
                        stairways during business hours, and to furnish such
                        cleaning services as is customary in similar buildings
                        in Boston, Massachusetts, all subject to interruption
                        due to any accident, to the making of repairs,
                        alterations, or improvements, to labor difficulties, to
                        inability to obtain fuel, electricity, service, or
                        supplies from the sources from which they are usually
                        obtained for said building, or to any cause beyond the
                        LESSOR'S control.

                        LESSOR shall have no obligation to provide utilities or
                        equipment other than the utilities and equipment within
                        the premises as of the commencement date of this lease.
                        In the event LESSEE requires additional utilities or
                        equipment, the installation and maintenance thereof
                        shall be the LESSEE'S sole obligation, provided that
                        such installation shall be subject to the written
                        consent of the LESSOR.

8.    USE OF            The LESSEE agrees to use the Premises in a manner
      LEASED            consistent with the nature of the building and
      PREMISES          consistent with the other LESSEES in the building. The
                        LESSEE shall use the Premises only for the purpose of
                        listed in Section 1 of this Lease,

9.    COMPLIANCE        The LESSEE acknowledges that no trade or occupation
      WITH LAWS         shall be conducted in the Premises or use made thereof
                        which will be unlawful, improper, noisy or offensive, or
                        contrary to any Law or any municipal by-law or ordinance
                        in force in the city or town in which the Premises are
                        situated. LESSEE agrees to comply with all such laws.
                        LESSOR makes no representation that uses contemplated by
                        the LESSEE are permitted by law.

10.   FIRE              The LESSEE shall not permit any use of the Premises
      INSURANCE         which will make voidable any insurance on the property
                        of which the Premises are a part, or on the contents of
                        said property or which shall be contrary to any law or
                        regulation from time to time established by the New
                        England Fire Insurance Rating Association, or any
                        similar body, succeeding to its powers. Nor shall

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<PAGE>

                        LESSEE cause or permit the storage, use, generation,
                        release or disposition of any hazardous materials in, on
                        or about the property by LESSEE, its agents, employees
                        or contractors. LESSEE will not permit the Premises to
                        be used or operated in a manner that may cause the
                        Premises or the Property to be contaminated by any
                        hazardous materials in violation of any hazardous
                        materials laws. LESSEE will immediately advise LESSOR in
                        writing of (1) any and all enforcement, cleanup,
                        remedial, removal, or other governmental or regulatory
                        actions instituted, completed, or threatened pursuant to
                        any hazardous materials laws relating to any hazardous
                        materials affecting the Premises; and (2) all claims
                        made or threatened by any third party against LESSEE,
                        LESSOR, the Premises or the Property relating to damage,
                        contribution, cost recovery, compensation, loss or
                        injury resulting from any hazardous materials on or
                        about the Premises. Without LESSOR'S prior written
                        consent, LESSEE will not take any remedial action or
                        enter into any agreement or settlements in response to
                        the presence of any hazardous materials in, on, or about
                        the Premises,

                        LESSEE will be solely responsible for and will defend,
                        indemnify and hold LESSOR, its agents, and employees
                        harmless from and against all claims, costs, expenses,
                        damages, and liabilities, including employees harmless
                        from and against all claims, costs expenses, damages and
                        liabilities, including attorneys' fees and costs,
                        arising out of or in connection with LESSEE'S breach of
                        its obligations in this Section 10. LESSEE will be
                        solely responsible for and will defend, indemnify, and
                        hold LESSOR, its agents, and employees harmless from and
                        against any and all claims, costs, and liabilities,
                        including attorneys' fees and costs, arising out of or
                        in connection with the removal, cleanup and restoration
                        work and materials necessary to return the Premises and
                        any other property of whatever nature located on the
                        Property to their condition existing prior to the
                        appearance of LESSEE'S hazardous materials on the
                        Premises. LESSEE'S obligations under this Section 10
                        will survive the expiration or other termination of this
                        Lease.

                        The LESSEE shall not use the Premises in any way which
                        will cause an extra insurance premium. However, in the
                        event that LESSEE does so, the LESSEE shall, on demand,
                        reimburse the LESSOR, and all other lessees, all extra
                        insurance premiums caused by the LESSEE'S use of the
                        Premises.

11.    MAINTENANCE      The LESSEE agrees to maintain the Premises, in good
       OBLIGATIONS      condition, damage by fire and other casualty only
                        excepted, and whenever necessary, to replace plate glass
                        and other glass therein.

                        A. LESSEE'S OBLIGATIONS. The Premises are now in good
                        order and the glass whole. The LESSEE shall not permit
                        the Premises to be overloaded, damaged, stripped, or
                        defaced, nor suffer any waste. LESSEE shall obtain
                        written consent of LESSOR before erecting any sign on
                        the Premises. The LESSEE shall keep and maintain the
                        Premises in good order and repair at its own expense.
                        The LESSOR shall at LESSEE'S expense and upon LESSEE'S
                        request, furnish and install all replacement lamps,
                        lighting tubes, bulbs and ballast's which may be
                        required in the Premises during the term hereof.

                        B. LESSOR'S OBLIGATIONS. The LESSOR agrees to maintain
                        the structure of the building of which the Premises are
                        a part in the same condition as it is at the
                        commencement of the Term or as it may be put in

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<PAGE>

                        during the Term of this Lease, reasonable wear and tear,
                        damage by fire and other casualty only excepted, unless
                        such maintenance is required because of the LESSEE or
                        those for whose conduct the LESSEE is legally
                        responsible.

                        LESSOR shall never be liable for any failure to make
                        repairs unless LESSEE has given notice to LESSOR of the
                        need to make such repairs and LESSOR has failed to
                        commence to make such repairs within a reasonable time
                        after receipt of such notice, or fails to proceed with
                        reasonable diligence to complete such repairs.

12.   ADDITIONS &       The LESSEE shall not make structural alterations or
      ALTERATIONS       additions to the Premises or the building's systems, but
                        may make non-structural alterations provided the LESSOR
                        consents thereto in writing, which consent shall not be
                        unreasonably withheld or delayed. All such allowed
                        alterations shall be at LESSEE'S expense and shall be in
                        quality at least equal to the present construction.
                        LESSEE shall not permit any mechanics' liens, or similar
                        liens, to remain upon the Premises for labor and
                        material furnished to LESSEE or claimed to have been
                        furnished to LESSEE in connection with work of any
                        character performed or claimed to have been performed at
                        the direction of LESSEE and shall cause any such lien to
                        be released of record forthwith without cost to LESSOR.
                        If such lien is not discharged within ten (10) days
                        after such filing of such lien, LESSEE shall furnish
                        LESSOR, within such ten (10) day period, security
                        satisfactory to LESSOR in the amount of 150% of the
                        claim plus estimated costs to discharge the lien. Any
                        alterations or improvements made by the LESSEE shall
                        become the property of the LESSOR at the termination of
                        occupancy as provided herein.

13.   ASSIGNMENT        The LESSEE shall not assign or sublet the whole or any
      & SUBLEASING      part of the Premises without LESSOR'S prior written
                        consent, such consent shall not be unreasonably
                        withheld. Notwithstanding such consent, LESSEE shall
                        remain liable to LESSOR for the payment of all rent and
                        for the full performance of the covenants and conditions
                        of this lease. If SUBLESSEE or ASSIGNEE is paying rent
                        at an amount greater than in this agreement, the amount
                        over shall be due to LESSOR. No assignment or sublease
                        shall release LESSEE from, and LESSEE shall remain fully
                        liable for, performance of LESSEE'S obligations under
                        the lease. LESSEE shall not sublease or assign to a
                        current or prospective tenant of the Building.
                        Prospective tenants are those tenants who have been
                        introduced to the Property within thirty (30) days of
                        the sublease or assignment proposal or any tenant in
                        negotiation with LESSOR. LESSEE shall not sublease below
                        Fair Market Value, without LESSOR'S prior written
                        consent. LESSEE shall not sublease or assign to any
                        tenant whereby the sublessee or assignees use violates
                        the exclusive use or is the same as the predominant use
                        of any tenant at the Property. LESSOR may also elect to
                        recapture the proposed sublease or assign premises.

14.   SUBORDINATION     This Lease shall be subject and subordinate to any and
                        all mortgages, deeds of trust and other instruments in
                        the nature of a mortgage, now or at any time hereafter,
                        a lien or liens on the property of which the Premises
                        are a part and the LESSEE shall, when requested,
                        promptly execute and deliver such written instruments as
                        shall be necessary to show the subordination of this
                        lease to said mortgages, deeds of trust or other such
                        instruments in the nature of a mortgage. In the event
                        that LESSEE fails or refuses to execute same, LESSOR may
                        do so as LESSEE'S Attorney-in-Fact.

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15.   LESSOR'S          The LESSOR or agents of the LESSOR may, at reasonable
      ACCESS            times and with reasonable notice, enter to inspect the
                        Premises; exhibit the Premises to prospective
                        purchasers, lenders or tenants; determine LESSEE'S
                        compliance with the Lease; remove placards and signs not
                        approved and affixed as herein provided, and make
                        repairs and alterations to the Premises and Property as
                        LESSOR should elect to do.

16.   INDEMNIFICATION   LESSEE shall save LESSOR harmless, and shall exonerate
      AND LIABILITY     and indemnify LESSOR, from and against any and all
                        claims, liabilities or penalties asserted by or on
                        behalf of any person, firm, corporation or public
                        authority:

                        (i)   on account of or based upon any injury to person,
                              or loss of or damage to property sustained or
                              occurring or emanating from the Premises on
                              account of or based upon the act, omission, fault,
                              negligence or misconduct of any person except
                              LESSOR;

                        (ii)  on account of or based upon any injury to person,
                              or loss of or damage to property, sustained on or
                              occurring elsewhere (other than on the Premises)
                              in or about the Property (and, in particular,
                              without limitation, the elevators, stairways,
                              public corridors, sidewalks, parking areas,
                              concourses, arcades, approaches, areaways, roof,
                              or other appurtenances and facilities used in
                              connection with the Property or the Premises)
                              arising out of the use or occupancy of the
                              Property or Premises by the LESSEE or by any
                              person claiming by, through or under LESSEE,
                              except where such injury, loss or damage was
                              caused by the negligence, fault or misconduct of
                              LESSOR;

                              and in addition to and not in limitation of either
                              of the foregoing subdivisions (i) and (ii);

                        (iii) on account of or based upon (including moneys due
                              on account of) any work or thing whatsoever done
                              (other than by LESSOR or its contractors, or
                              agents or employees or either) on the Leased
                              Premises; and, in respect of any of the foregoing,
                              from and against all costs, expenses (including
                              reasonable attorneys' fees), and liabilities
                              incurred in or in connection with any such claim,
                              or any action or proceeding brought thereon; and
                              in case any action or proceeding be brought
                              against LESSOR by reason of any such claim. LESSEE
                              upon notice from LESSOR shall at LESSEE'S expense
                              resist or defend such action or proceeding and
                              employ counsel therefore reasonably satisfactory
                              to LESSOR, it being agreed that such counsel as
                              may act for insurance underwriters of LESSEE
                              engaged in such defense shall be deemed
                              satisfactory.

17.   LESSEE'S          The LESSEE shall maintain with respect to the Premises
      LIABILITY         and the Property of which the Premises are a part
      INSURANCE         commercial general liability insurance in the amount of
                        $1,000,000 with property damage insurance in limits of
                        $100,000 and Workers Compensation insurance insuring
                        against and satisfying LESSEE'S obligations and
                        liabilities under the Workers Compensation Laws of
                        Massachusetts, in responsible companies qualified to do
                        business in Massachusetts and in good standing therein
                        insuring the LESSOR as well as LESSEE against injury to
                        persons or damage to property as provided.

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                        LESSEE agrees to increase limits as LESSOR'S mortgagee
                        reasonably requires. The LESSEE shall deposit with the
                        LESSOR certificates for such insurance at or prior to
                        the commencement of the Term, and thereafter within
                        thirty (30) days prior to the expiration of any such
                        policies. All such insurance certificates shall provide
                        that such policies shall not be canceled without at
                        least ten (10) days prior written notice to each assured
                        named therein.

18.   FIRE, CASUALTY,   Should a substantial portion of the Premises, or of the
      EMINENT DOMAIN    property of which they are a part, be substantially
                        damaged by fire or other casualty, or be taken by
                        eminent domain, the LESSOR may elect to terminate this
                        lease. When such fire, casualty, or taking renders the
                        Premises substantially unsuitable for their intended
                        use, a just and proportionate abatement of rent shall be
                        made, and the LESSEE may elect to terminate this lease
                        if:

                        (a)   The LESSOR fails to give written notice within
                              thirty (30) days of the event of its intention to
                              restore Premises, or

                        (b)   The LESSOR fails to restore the Premises to a
                              condition substantially suitable for their
                              intended use within ninety (90) days of said fire,
                              casualty or taking, as such date may be extended
                              ninety (90) days if LESSOR is diligently working
                              to restore the Premises and extended an additional
                              ninety (90) days for force majeure. LESSOR
                              reserves, and the LESSEE grants the LESSOR, all
                              rights which the LESSEE may have for damages or
                              injury to the Premises for any taking by eminent
                              domain, except for damage to the LESSEE'S
                              fixtures, property, or equipment.

19.   DEFAULT           A)    In the event that:
      AND
      BANKRUPTCY        (i)   The LESSEE shall default in the payment of any
                              installment of rent or other sum herein specified
                              and such default shall continue for five (5) days
                              after written notice thereof; or

                        (ii)  The LESSEE shall default in the observance or
                              performance of any other of the LESSEE'S
                              covenants, agreements, or obligations hereunder
                              and such default shall not be corrected within
                              fifteen (15) days after written notice thereof; or

                        (iii) The LESSEE or any guarantor of LESSEE'S
                              obligations under the lease, files or is filed
                              against in any bankruptcy, insolvency or
                              reorganization petition; or

                        (iv)  The LESSEE shall be declared bankrupt or insolvent
                              according to law, or, if any assignment shall be
                              made of LESSEE'S property for the benefit of
                              creditors, or

                        (v)   Any attachment is made of the leasehold interest
                              outlined in this lease; or

                        (vi)  The LESSEE fails to take possession of Premises
                              within three (3) days of the Commencement Date or
                              shall abandon the Premises; or

                        (vii) LESSEE violates the terms of Section 13
                              "Assignment & Subleasing"; or

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                        (viii) A receiver is appointed to conduct LESSEE'S
                              business (whether or not LESSOR has re-entered the
                              premises) then the LESSOR shall have the right
                              thereafter, while such default continues, to
                              re-enter and take complete possession of the
                              Premises, to terminate this lease, and remove the
                              LESSEE'S effects without prejudice to any remedies
                              which might be otherwise used for arrears of rent
                              or other default. The LESSEE shall indemnify the
                              LESSOR against all loss of rent and additional
                              rent and other payments which the LESSOR may incur
                              by reason of such termination during the residue
                              of the term. If the LESSEE shall default, after
                              reasonable notice thereof; in the observance or
                              performance of any conditions or covenants on
                              LESSEE'S part to be observed or performed under or
                              by virtue of any of the provisions in any article
                              of this lease, the LESSOR, without being under any
                              obligation to do so and without thereby waiving
                              such default, may remedy such default for the
                              account and at the expense of the LESSEE. If the
                              LESSOR makes any expenditures or incurs any
                              obligations for the payment of money in connection
                              therewith, including but not limited to,
                              reasonable attorney's fees in instituting,
                              prosecuting or defending any action or proceeding,
                              such sums paid or obligations insured, with
                              interest at the rate of 18 per cent per annum and
                              costs, shall be paid to the LESSOR by the LESSEE
                              as additional rent. Any sums not paid when due
                              shall bear interest at 18 per cent per annum until
                              paid. LESSEE shall pay an administrative fee if a
                              check does not clear.

                        B)    LESSOR'S REMEDIES. If any one or more events of
                              default set forth above occurs, LESSOR may, at its
                              election:

                        (i)   Give LESSEE written notice of LESSOR'S intention
                              to terminate this Lease on the earliest date
                              permitted by law or on any later date specified in
                              such notice, in which case LESSEE'S right to
                              possession of the Premises will cease and this
                              Lease will be terminated, except as to LESSEE'S
                              liability, as if the expiration of the term fixed
                              in such notice were the end of the Term;

                        (ii)  Without further demand or notice, and without
                              terminating this Lease, reenter and take
                              possession of the Premises or any part of the
                              Premises, repossess the same, expel LESSEE and
                              those claiming through or under LESSEE and remove
                              the effects of both or either, using such force
                              for such purposes as may be necessary, without
                              being liable for prosecution, without being deemed
                              guilty of any matter of trespass, and without
                              prejudice to any remedies for arrears of Monthly
                              Rent or other amounts payable under this Lease or
                              as a result of any preceding breach of covenants
                              or conditions; or

                        (iii) Without further demand or notice to cure any event
                              of default and charge LESSEE for the cost of
                              effecting such cure, including without limitation
                              reasonable attorneys' fees and interest on the
                              amount of 18 percent per annum, provided that
                              LESSOR will have no obligation to cure any such
                              event of default of LESSEE.

                        If LESSOR elects to reenter as provided in subsection
                        (ii) or if LESSOR takes possession pursuant to legal
                        proceedings or pursuant to any notice provided by law,
                        LESSOR may, from time to time, without terminating this
                        Lease, relet the

                                       9
<PAGE>

                        Premises or any part of the Premises in LESSOR'S or
                        LESSEE'S name, but for the account of LESSEE, for such
                        term or terms (which may be greater or less than the
                        period which would otherwise have constituted the
                        balance of the Term) and on such conditions and upon
                        such other terms (which may include concessions of free
                        rent and alteration and repair of the Premises) as
                        LESSOR, an its reasonable discretion, may determine, and
                        LESSOR may collect and receive the rents from such
                        reletting. LESSOR will in no way be responsible or
                        liable for any failure to relet the Premises, or any
                        part of the Premises, or for any failure to collect any
                        rent due upon such reletting. No such reentry or taking
                        possession of the Premises by LESSOR will be construed
                        as an election on LESSOR'S part to terminate this Lease
                        unless a written notice of such intention is given to
                        LESSEE. No written notice from LESSOR under this Section
                        or under a forcible or unlawful entry and detainer
                        statute or similar law will constitute an election by
                        LESSOR to terminate this Lease unless such notice
                        specifically so states. LESSOR reserves the right
                        following any such reentry or reletting to exercise its
                        right to terminate this Lease by giving LESSEE such
                        written notice, in which event this Lease will terminate
                        as specified in such notice.

20.   NOTICE            Any Notice from the LESSOR to the LESSEE relating to the
                        Premises or to the occupancy thereof, shall be in
                        writing and be deemed duly served, if mailed to the
                        Notice Address in Section 1 of this Lease, registered to
                        certified mail, return receipt requested, postage
                        prepaid or by overnight carrier, addressed to the
                        LESSEE. Any Notice from the LESSEE to the LESSOR
                        relating to the Premises or to the occupancy thereof,
                        shall be deemed duly served, if mailed to the LESSOR by
                        registered or certified mail, return receipt requested,
                        postage prepaid or by overnight carrier, addressed to
                        the LESSOR at the address in Section 1 of this Lease or
                        such other address as the LESSOR may from time to time
                        advise in writing. All rent notices shall be paid and
                        sent to the LESSOR at its notice address or such other
                        address as may be designated by LESSOR.

21.   SURRENDER         The LESSEE shall at the expiration or other termination
                        of this Lease remove all LESSEE'S goods and effects from
                        the Premises, (including, without hereby limiting the
                        generality of the foregoing, all signs and lettering
                        affixed or painted by the LESSEE, either inside or
                        outside the Premises). LESSEE shall deliver to the
                        LESSOR the Premises and all keys, locks thereto, and
                        other fixtures connected therewith and all alterations
                        and additions made to or upon the Premises, in good
                        condition, damage by fire or other casualty only
                        excepted. In the event of the LESSEE'S failure to remove
                        any of LESSEE'S property from the Premises, LESSOR is
                        hereby authorized, without liability to LESSEE for loss
                        or damage thereto, and at the sole risk of LESSEE, to
                        remove and store any of the property at LESSEE'S
                        expense, or to retain same under LESSOR'S control or to
                        sell at public or private sale, without notice any or
                        all of the property not so removed and to apply the net
                        proceeds of such sale to the payment of any sum due
                        hereunder, or to destroy such property. The LESSEE shall
                        restore all damage to the Premises which may have
                        occurred during the use of Premises or while vacating
                        the Premises. Any items which the LESSEE installs, which
                        replace items on the Premises when LESSEE took occupancy
                        are deemed to be LESSOR'S property.

                                       10
<PAGE>

22.   BROKERAGE         LESSEE warrants and represents that LESSEE has dealt
                        with no broker other than the broker listed in Section 1
                        of this lease in connection with the consummation of
                        this Lease and, in the event of any brokerage claims
                        against LESSOR predicated upon prior dealings with
                        LESSEE, LESSEE agrees to defend the same and indemnify
                        LESSOR against any such claim.

23.   LESSOR'S          The LESSOR is not personally liable under this Lease.
      LIABILITY         (a) LESSEE specifically agrees to look solely to the
                        LESSOR'S then equity in the property of which the
                        Premises are a part for recovery of any judgment from
                        LESSOR it being specifically agreed that LESSOR
                        (original or successor) shall never be personally liable
                        for any such judgment or for the payment of any monetary
                        obligation to LESSEE. The provisions contained in the
                        foregoing sentence are not intended to, and shall not,
                        limit any right the LESSEE might otherwise have to
                        obtain injunctive relief against LESSOR or to take any
                        action not involving the liability of LESSOR to respond
                        in monetary damages from LESSOR'S assets other than from
                        such property.

24.   WAIVER            Failure on the part of the LESSOR or LESSEE to complain
                        of any action or non-action on the part of the other, no
                        matter how long the same may continue, shall never be a
                        waiver by LESSOR or LESSEE, respectively, of its rights
                        hereunder. Further, no waiver at any time of the
                        provisions hereof, by LESSOR or LESSEE shall be
                        construed as a waiver of any of the other provisions
                        hereof, and a waiver at any time of any of the
                        provisions hereof shall not be construed as a waiver at
                        any subsequent time of the same provisions. The consent
                        or approval of LESSOR or LESSEE to, or of any action by
                        the other requiring such consent or approval, shall not
                        be construed to waive or render unnecessary LESSOR'S or
                        LESSEE'S consent or approval to or of any subsequent
                        similar act by the other.

25. STATUS              Recognizing that both parties may find it necessary to
    REPORT              establish to third parties, from time to time, the then
                        current status of performance hereunder, either party
                        will, within ten (10) days after receipt of a request
                        therefore, furnish a statement of the status of any
                        matter pertaining to this Lease, including without
                        limitation, acknowledgments that (or the extent to
                        which) each party is in compliance with its obligations
                        under the terms of the Lease.

26.   CONDITION         Except as otherwise provided in this Section, the
      AND AREA          Premises are being delivered strictly in their condition
                        "as is" and LESSEE acknowledges that it has inspected
                        the same and found them satisfactory.

27.   LESSOR'S          LESSOR warrants and represents that it is the owner of
      WARRANTY          record of the Premises and that it has authority to
                        grant the leasehold interest conveyed hereby.

28.   SEVERABILITY      If any term or provision of this Lease, or the
                        application thereof to any person or circumstance shall,
                        to the extent the same shall be invalid or
                        unenforceable, the remainder of this Lease, or the
                        application of such term or provision to persons or
                        circumstances other than those as to which it is held
                        invalid or unenforceable, shall not be affected thereby,
                        and each term and provision of this Lease shall be valid
                        and be enforced to the fullest extent permitted by law.

                                       11
<PAGE>

29.   RECORDING         LESSEE agrees not to record this Lease, but, if the Term
                        of this Lease (including any extended term) is seven (7)
                        years or longer, each party hereto agrees, on the
                        request of the other, to execute a so-called Notice of
                        Lease in recordable form and complying with applicable
                        law and reasonably satisfactory to LESSOR'S attorneys.
                        Such document shall expressly state that it is executed
                        pursuant to the provisions contained in this Lease, and
                        is not intended to vary the terms and conditions of this
                        Lease.

30.   HOLDING           Any Holding Over by LESSEE after the expiration of the
      OVER              Term of this Lease shall be treated as a tenancy at
                        sufferance at a rate equal to two times the Basic Rent
                        then in effect plus Additional Rent and other charges
                        herein provided. LESSEE shall also pay to LESSOR all
                        damages, direct and/or indirect, sustained by reason of
                        any such holding over. Otherwise, such Holding Over
                        shall be on the terms and conditions set forth in this
                        Lease as far as applicable.

31.   GOVERNING         This Lease shall be governed exclusively by the
      LAW               provisions hereof and by the laws of the Commonwealth of
                        Massachusetts, as the same may from time to time exist.
                        No amendment, alteration, modification of, or addition
                        to the Lease will be valid or binding unless expressed
                        in writing and signed by LESSOR and LESSEE. LESSEE
                        agrees to make any modifications of the terms and
                        provisions of this Lease required and requested by any
                        leading institution providing financing for the
                        Building, or Project, as the case may be, provided that
                        no such modifications will materially adversely affect
                        LESSEE'S rights and obligations under this Lease.

32.   RELOCATION        If LESSOR so requests, LESSEE shall vacate the Premises
                        and relinquish its right with respect to the same
                        provided that LESSOR shall provide to LESSEE substitute
                        space in the Building, such space to be reasonably
                        comparable in size, layout, finish and utility to the
                        Premises, and further provided that LESSOR shall, at its
                        sole cost and expense, move LESSEE and its Removable
                        Property from the Premises to such new space in such
                        manner as will minimize, to the greatest extent
                        practicable undue interference with the business or
                        operations of LESSEE. Any such substitute space shall,
                        from and after such relocation, be treated as the
                        Premises demised under this Lease, and shall be occupied
                        by LESSEE under the same terms, provisions and
                        conditions as set forth in this Lease. LESSOR shall also
                        pay all costs incurred by LESSEE on account of such
                        relocation including, without limitation, telephone
                        installation expense and computer wiring and
                        installation expense. LESSOR will, prior to the
                        effective date of such relocation, at its sole expense,
                        perform all leasehold improvements needed at the
                        substitute space to cause the same to be comparable to
                        the Premises, exclusive of reasonable wear and tear.

33.   ENTIRE            This Lease and the Exhibits made a part hereof contain
      AGREEMENT         the entire and only agreement between the parties and
                        any and all statements and representations, written and
                        oral, including previous correspondence and agreements
                        between the parties hereto, are merged herein. LESSEE
                        acknowledges that all representations and statements
                        upon which it relied in executing this Lease are
                        contained herein and that the LESSEE in no way relied
                        upon any other statements or representations, written or
                        oral. Any executory agreement hereafter made shall be
                        ineffective to change, modify, discharge or effect an
                        abandonment of this Lease in whole or in part unless
                        such executory agreement

                                       12
<PAGE>

                        is in writing and signed by the party against whom
                        enforcement of the change, modification, discharge or
                        abandonment is sought.

34.   RULES &           LESSEE, its employees, agents, licensees, and visitors
      REGULATIONS       will at all times, observe faithfully, and comply
                        strictly with, the Rules and Regulations set forth in
                        Exhibit E. LESSOR may from time to time reasonably
                        amend, delete, or modify existing Rules and Regulations,
                        or adopt reasonable new Rules and Regulations for the
                        use, safety, cleanliness, and care of the Premises and
                        the Property, and the comfort, quiet, and convenience of
                        occupants of the Property. Modifications or additions to
                        the Rules and Regulations will be effective upon thirty
                        (30) days' prior written notice to LESSEE from LESSOR.
                        In the event of any breach of any Rules or Regulations
                        or any amendments or additions to such Rules and
                        Regulations, LESSOR will have all remedies that this
                        Lease provides for default by LESSOR, and will in
                        addition have any remedies available at law or in
                        equity, including the right to enjoin any breach of such
                        Rules and Regulations. LESSOR will not be liable to
                        LESSEE for violation of such Rules and Regulations by
                        any other tenant, its employees, agents, visitors, or
                        licensees or any other person. In the event of any
                        conflict between the provisions of this Lease and the
                        Rules and Regulations, the provisions of this Lease will
                        govern.

35.   PARKING           Exhibit B attached hereto and made a part hereof shows
                        the area designated as Tenant Parking. So long as LESSEE
                        is current in the payment and performance of its lease
                        obligations, LESSOR hereby agrees that LESSEE may, at
                        its own wish, utilize said area designated as Tenant
                        Parking for the parking of no more than two (2)
                        automobiles for the term of this lease. LESSER will be
                        notified by LESSOR as to the exact location of each
                        "Parking Space" within the Tenant Parking area which
                        LESSEE may use. LESSEE may, with thirty days notice to
                        LESSOR, relinquish its right to park in (and the
                        expiration of said time period shall cease to park in
                        and have no further right to park in) said Parking
                        Space.

                        Exhibit B attached hereto and made a part hereof details
                        the rules and regulations "Rules" pertaining to the
                        Tenant Parking area.

                        Rent to be paid for the term of this lease by LESSEE is
                        one hundred ($100.00) dollars per month, for the first
                        parking space and no charge for the second parking space
                        payable in the same manner as Base Rent and shall be
                        deemed additional rent.

IN WITNESS WHEREOF, the said parties hereunto set their hands and seals this
7th day of June, 1999.

LESSEE: Metropolitan Collection          LESSOR: Pierce Building Associates
        Bureau, Inc.                        BY: RDC Development Corporation -
                                                its General Partner
                                            BY: Richard D. Cohen - its President

BY: /s/ Charles J. Lee, President
    --------------------------------
    Charles J. Lee, President

                                         /s/ [ILLEGIBLE]
------------------------------------     -----------------------------------
Hereunto Duly Authorized

                                       13Exhibit 10.4

                                                    Atty. Docket Number: 50704-P

                            ASSIGNMENT OF APPLICATION

      Whereas, I, Andre Danesh, of Brookline, MA 02446, hereafter referred to as
"applicant", have invented certain new and useful improvements in a Discount
Shopping System for which an application for a United States Patent was filed on
March 27, 2000, and received Application Number 60/192,279, and

      Whereas, SonicSave.com Corporation of Brookline, MA 02446, herein referred
to as "assignee" whose post office address is 1330 Beacon Street, Brookline, MA
02446 is desirous of acquiring the entire right, title and interest in the same;

      Now, therefore, in consideration of the sum of ten dollars ($10.00), the
receipt whereof is acknowledged, and other good and valuable consideration, I,
the applicant, by these presents do sell, assign and transfer unto said assignee
the full and exclusive right to the said invention in the United States and the
entire right, title and interest in and to any and all Patents which may be
granted therefor in the United States, subject to a reservation whereby should
the said assignee enter bankruptcy proceedings or terminate its business
operations, the entire right, title and interest in said above identified patent
application or any patent granted thereon shall revert to me, the applicant;

      I hereby authorize and request the Commissioner of Patents and Trademarks
to issue said United States Patent to said assignee of the entire right, title,
and interest in and to the same, for his sole use and for the use of its legal
representatives, to the full end of the term for which said Patent may be
granted, as fully and entirely as the same would have been held by me had this
assignment and sale not been made.

      Executed this 6th day of September, 2000 at 1330 Beacon Street, Brookline,
MA 02446.

                                                      /s/ Andre Danesh
                                                      --------------------------
                                                      Andre Danesh

SS:
State of Massachusetts
County of NORFOLK

      Before me personally appeared said Andre Danesh and acknowledged the
foregoing instrument to be his free act and deed this __ day of September, 2000.

      /s/ David Reznikow                                 [Seal]
      ------------------------
      Notary Public
      Commission Expires:

      DAVID REZNIKOW
      May 22, 2002

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