Document:

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                                                                   EXHIBIT 10.7

                              ALBANY STREET PLAZA

                                 OFFICE LEASE

              ALBANY STREET PLAZA REAL ESTATE MANAGEMENT COMPANY
                                   LANDLORD

                                      AND

                              INVENTA CORPORATION
                                    TENANT

                          DATED:   SEPTEMBER 8, 1998
                          REVISED: OCTOBER 21, 1998
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                               TABLE OF CONTENTS
                               -----------------

<TABLE>
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                                                                         Page
<S>                                                                      <C>
Article    1.00    Basic Lease Information                                  6

Article    2.00    Demised Premises                                         8
           2.01    Agreement And Description                                8
           2.02    Warranty Of Title/Quiet Enjoyment                        8
           2.03    Estoppel                                                 8
           2.04    Initial Condition Of Premises                            8
           2.05    Use Of The Premises                                      8

Article    3.00    Term, Commencement, Occupancy                            8
           3.01    Term                                                     8
           3.02    Occupancy                                                8
           3.03    No Notice For Termination                                8
           3.04    Holdover                                                 9

Article    4.00    Rent                                                     9
           4.01    General                                                  9
           4.02    Unspecified Costs                                        9
           4.03    Due Date                                                 9
           4.04    Rental Years                                             9
           4.05    Covenant To Pay Rent; Place Of Payment                   9
           4.06    No Waiver Upon Receipt                                   9
           4.07    Late Charge                                              9

Article    5.00    Tax                                                      9
           5.01    Abatement                                                9
           5.02    Payment                                                  9

Article    6.00    Acceptance Of Premises                                   9

Article    7.00    Subordination                                           10
           7.01    To Mortgages And Leases in General                      10
           7.02    To The Master Lease                                     10

Article    8.00    Tenant's Improvements, Fixtures And Mechanic's Liens    10
           8.01    Improvements                                            10
           8.02    Landlord's Right To Enter                               10
           8.03    Mechanic's Liens                                        10
           8.04    Fixtures                                                10

Article    9.00    Prompt Occupancy And Use                                10
           9.01    Continuous Occupancy                                    10
           9.02    Operations In Good Faith                                10
           9.03    Hours And Days Of Operation                             10

Article   10.00    Operation By Tenant                                     10
          10.01    Tenant's Maintenance Obligations                        10
          10.02    Prohibitions                                            11
          10.03    Paraphernalia And Pornography Prohibited                11

Article   11.00    Structural Repairs                                      11

Article   12.00    Interior Repairs                                        11
          12.01    Tenant's Repairs                                        11
          12.02    Tenant's Indemnification                                12

Article   13.00    Damage To Premises                                      12

Article   14.00    Alterations                                             12
          14.01    Tenant's Improvements                                   12
          14.02    Exterior And Structural Improvements                    12
          14.03    Signs And Advertising                                   12
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<TABLE>
<S>                                                                        <C>
          14.04    Painting/Decorations                                    12
          14.05    Approval By Landlord                                    12

Article   15.00    Roof And Walls                                          12

Article   16.00    Common Facilities                                       12
          16.01    General                                                 12
          16.02    Operation And Maintenance                               13
          16.03    Landlord's Right To Alter                               13

Article   17.00    Expense Of Common Facilities                            13
          17.01    Landlord's Operating Costs                              13
          17.02    Tenant's Share                                          13
          17.03    Payment And Adjustment Of Tenant's Share                13

 Article  18.00    Payment Of Utility Charges, Etc.                        13
          18.01    Electricity                                             13
          18.02    Payment Of Charges                                      13
          18.03    Interruption In Service                                 14
          18.04    Alteration Of Service                                   14

 Article  19.00    Insurance                                               14
          19.01    Insurance Required                                      14
          19.02    Compliance With Landlord's Policies                     14
          19.03    Waiver Of Subrogation                                   14

Article   20.00    Indemnity                                               14

Article   21.00    Fire Or Other Casualty                                  15
          21.01    Repair, Rent Abatement                                  15
          21.02    Termination By Landlord                                 15
          21.03    Demolition                                              15

Article   22.00    Condemnation                                            15

Article   23.00    Inspections By Landlord                                 15

Article   24.00    No Assignment, Etc.                                     15
          24.01    General                                                 15
          24.02    Any Assignment Void                                     15
          24.03    Limitation On Remedies                                  16

Article   25.00    Default                                                 16
          25.01    Events Of Default                                       16
          25.02    Landlord's Remedies                                     18
          25.03    Certain Damages                                         16
          25.04    Continuing Liability After Termination                  17
          25.05    Cumulative Remedies                                     17

Article   26.00    Default By Landlord                                     17

Article   27.00    Successors And Assigns                                  17

Article   28.00    Governing Law                                           17

Article   29.00    Captions                                                17

Article   30.00    Brokers                                                 18

Article   31.00    Written Modification                                    18

Article   32.00    Severability                                            18

Article   33.00    Notices                                                 18

Article   34.00    Option To Renew                                         18
          34.01    Term, Notice                                            18
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<TABLE>
<S>                                                                        <C>
          34.02    Rent                                                    18

Article   35.00    Joint And Several Liability                             18

Article   36.00    Not A Joint Venture                                     18

Article   37.00    No Option                                               19

Article   38.00    Third Party Beneficiary                                 19

Article   39.00    Compliance With All Laws                                19

Article   40.00    Limitation On Recourse                                  19

Article   41.00    Force Majeure                                           19

Article   42.00    No Recordation                                          19

Article   43.00    Effect Of Sale                                          19

Article   44.00    Tenant's Ecra Warranty                                  19

Article   45.00    Use Of Asbestos                                         19

Article   46.00    Corporate Tenancy                                       20

Article   47.00    Parking                                                 20
</TABLE>

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                               TABLE OF EXHIBITS
                               -----------------

The following exhibits are attached to this Lease and are made part of this
Lease Agreement:

                                                                         Page

EXHIBIT A    The Premises                                                  21

EXHIBIT B    Rent Schedule                                                 22

EXHIBIT C    Approved Sign Design                                          23

EXHIBIT D    Work Letter/Tenant's Plans                                    24

EXHIBIT E    Master Lease                                                  25

EXHIBIT F    Cleaning Schedule                                             30

EXHIBIT G    Rules and Regulations                                         31

                                       5
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                            FIRST ADDENDUM TO LEASE
                            -----------------------

THIS FIRST ADDENDUM-TO LEASE (this "Addendum") is made by and between ALBANY
STREET PLAZA REAL ESTATE MANAGEMENT COMPANY ("Landlord"), and INVENTA
CORPORATION ("Tenant"), to be a part of that certain Lease Agreement (and
Addendum thereto) of even date herewith between Landlord and Tenant (the
"Lease") concerning a 5200 square feet of office space located at that building
commonly known by the street address of 120 Albany Street, New Brunswick, New
Jersey, together with up to 30 parking spaces allocated thereto. Landlord and
Tenant agree that, notwithstanding anything to the contrary in the Lease, the
Lease is hereby modified and supplemented as set forth below.

1.  Commencement Date:   The Lease shall commence on November 15, 1998.
    -----------------

2.  Taxes:  "Taxes" shall not include and Tenant shall not be required to pay
    -----
    any portion of any tax or assessment expense or any increase therein (i)
    levied on Landlord's rental income, unless such tax or assessment expense is
    imposed in lieu of real property taxes; (ii) in excess of the amount which
    would be payable if such tax or assessment expense were paid in installments
    over the longest possible term; (iii) imposed on land and improvements other
    than the Premises; or (iv) attributable to Landlord's net inheritance, gift,
    transfer, estate or state taxes.

3.  Operating Costs:  "Operating Costs" shall not include and Tenant shall in no
    ---------------
    event have any obligation to perform or to pay for the following
    (collectively, "Costs"); (i) Costs occasioned by the act, omission or
    violation of any law by Landlord, any other occupant of the Building, or
    their respective agents, employees or contractors; (ii) Costs occasioned by
    fire, acts of God, or other casualties or by the exercise of the power of
    eminent domain; (iii) Costs to correct any construction defect in the
    Premises or the Building or to comply with any CC&Rs or law applicable to
    the Premises or the Building on the Lease Commencement Date; (iv) Cost of
    any renovation, improvement, painting or redecorating of any portion of the
    Building not made available for Tenant's use; (v) Costs incurred in
    connection with negotiations or disputes with any other occupant of the
    Building and Costs arising from the violation by Landlord or any occupant of
    the Building (other than Tenant) of the terms and conditions of any lease or
    other agreement; (vi) insurance Costs for coverage not customarily paid by
    tenants of similar buildings in the vicinity of the Premises and premiums
    and deductibles for coverages in excess of standard "all-risk" premiums and
    deductibles, increases in insurance Costs caused by the activities of
    another occupant of the Building, insurance deductibles, and co-insurance
    payments; and (vii) Costs to respond to any claim of Hazardous Material
    contamination or damage, except to the extent caused by the release or
    emission of the Hazardous Material in question by Tenant.

4.  Expansion Option:  Tenant shall have an option on 3,600 square feet of space
    ----------------
    commencing October 1, 1999, if it becomes available, at all the terms of
    this lease, including rent, and a tenant improvement allowance of $5.00/rsf.
    Tenant shall provide Landlord notice that Tenant desires to rent such space
    by March 1, 1999.

5.  Tenant's Right of First Refusal:  Tenant shall have the right of first
    -------------------------------
    refusal on any space becoming available in the existing or proposed adjacent
    building. Landlord shall notify Tenant of any possible vacancy and Tenant
    shall notify Landlord within 30 days of its intention to exercise its right
    of first refusal. Any exercise of such right shall be at all the terms of
    this lease, including rent, and a tenant improvement allowance of $5.00/rsf.
    And any tenancy created thereby, and shall run coterminous with this lease.

6.  Tenant's Right of Termination:  Tenant shall have the right to terminate the
    -----------------------------
    Lease after twenty four (24) months with three months prior written notice,
    if Landlord is unable to provide written assurance by such time that it can
    provide an additional space of 6500 square feet within twenty four (24)
    months of the commencement of this Lease.

7.  Compliance with Laws:  Tenant shall comply with or cause the Premises to
    --------------------
    comply with any laws, rules or regulations unless the compliance with any of
    the foregoing is necessitated solely due to Tenant's particular use of the
    Premises.

8.  Soundness of Tenant Improvement and Other Improvements:   Notwithstanding
    ------------------------------------------------------
    anything to the contrary in the lease, effective upon delivery of the
    Premises to Tenant, Landlord does hereby warrant that (a) the construction
    of the Improvements was performed in accordance with all rules, regulations,
    codes, statutes, ordinance, and laws of all governmental and quasi-
    governmental authorities, in accordance with the Final Plans, and in a good
    and workman-like manner, (b) all material and equipment installed therein
    conformed to the Final Plans and was new and otherwise of good quality, (c)
    the electrical, plumbing, and mechanical systems servicing the Premises are
    in working order and in good condition, and (d) the roof is in good
    condition and water tight. All repairs to such systems within six (6) months
    of the Commencement Date shall be performed at Landlord's sole expense.

9.  Repairs and Maintenance:  Landlord shall perform and construct, and Tenant
    -----------------------
    shall have no responsibility to perform or construct, any repair,
    maintenance or improvements (i) necessitated by the sole acts or omissions
    of Landlord, or its respective agents, employees or contractors, or (ii) for
    which Landlord has a right of reimbursement from others. Landlord shall
    contract for the maintenance of the landscape and HVAC systems, which costs,
    to the extent they do not exceed the costs of comparable services provided
    in the general locale of the Premises, shall be allocated to Tenants as
    Operating Costs under the Lease.

10. Indemnity and Insurance: The Tenant agrees to and shall save, hold and keep
    -----------------------
    harmless and indemnify the Landlord from and for any and all payments,
    expenses, costs, attorney fees and from and for any and all claims and
    liability for losses or damage to

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                                                                 Initial Here

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    property or injuries to persons occasioned wholly or in part by or resulting
    from any acts or omissions by the tenant or the Tenant's agents, employees,
    guests, licensees, invitees, subtenants, assignees or successors, or for any
    cause or reason whatsoever arising out of or by reason of the occupancy by
    the Tenant and the conduct of the Tenant's business, except to the extent
    caused by the negligence or willful misconduct of Landlord, or Landlord's
    agents, employees guests, licensees, invitees or other Tenants.

11. Surrender:  Tenant's obligations with respect to the surrender of the
    ---------
    Premises shall be fulfilled if Tenant surrenders possession of the Premises
    in the condition existing at the Lease Commencement Date, ordinary wear and
    tear, acts of God, casualties, condemnation, Hazardous Materials (other than
    those released or emitted by Tenant or its agents, employees or contractors
    in or about the Premises), and alterations or other interior improvements
    which Landlord states in writing may be surrendered at the termination of
    the Lease, excepted.

12. Reasonable Expenditures: Any expenditure by a party permitted or required
    -----------------------
    under the Lease, for which such party is entitled to demand and does demand
    reimbursement from the other party, shall be limited to the fair market
    value of the goods and services involved, shall be reasonably incurred, and
    shall be substantiated by documentary evidence available for inspection and
    review by the other party or its representative during normal business
    hours.

13. Effect of Addendum: All terms with initial capital letters used herein as
    ------------------
    defined terms shall have the meanings ascribed to them in the Lease unless
    specifically defined herein. In the event of any inconsistency between this
    addendum and the Lease, the terms of this addendum shall prevail. As used
    herein, the term "Lease" shall mean the Lease, this Addendum and all riders,
    exhibits, rules, regulations, referred in the Lease or this addendum.

   ATTEST:                    ALBANY STREET PLAZA REAL ESTATE MANAGEMENT COMPANY

 /s/ [ILLEGIBLE]^^  11/4/98     /s/: Omar Boraie                    11-4-98
----------------------------- --------------------------------------------------
   Witness          Date       Omar Boraie                            Date
                               Managing Partner

   ATTEST:                     Inventa Corporation

 /s/ [ILLEGIBLE]^^  11/3/9?    /s/ Ashok Santhanam                  11/3/9?
 ----------------------------  -------------------------------------------------
   Witness          Date       Ashok Santhanam                        Date
                               CEO

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                                                                 Initial Here

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                                LEASE AGREEMENT

This Lease Agreement dated, September 8, 1998 is made by and between Albany
Street Plaza Real Estate Management Company having an address c/o Boraie Realty,
120 Albany Street, Suite 305, New Brunswick, New Jersey 08901 (Landlord) and
Inventa Corporation having an address at 2620 Augustine Drive, Suite # 205,
Santa Clara, CA 95054 (Tenant).

                                  WITNESSETH:

Landlord and Tenant, intending to be legally bound, hereby covenant and agree as
follows:

ARTICLE 1.00 BASIC LEASE INFORMATION
In addition to the terms used in the Article which are defined elsewhere in this
Lease, the following defined terms may be used in this Lease:

a)   Tenant's Trade Name:             Inventa Corporation

b)   Tenant's Address:                2620 Augustine Drive, Suite # 205
                                      Santa Clara, CA 95054

c)   Landlord:                        Albany Street Plaza Real Estate Management
                                      Company

d)   Landlord's Address:              c/o Boraie Development Corp.
                                      120 Albany Street, Suite 305
                                      New Brunswick, New Jersey 08901

e)   Albany Street Plaza Address:     120 Albany Street
                                      New Brunswick, New Jersey 08901

f)   Commencement Date:               November 1, 1998

g)   Termination Date:                October 31, 2003

h)   Security Deposit:                $22,533.34 (2 month rent)

i)   Annual Basic Rent:               $135,000.00 Years 1-5
                                      $11,266.67 monthly

j)   Monthly Basic Rent:              Per Month Commencing on the Commencement
                                      Date Subject to Adjustments for the First
                                      and Last Months Rent Pursuant to Sections
                                      4.02 and 4.03.

k)   Leaseable Area of the Premises:  Approximately 5200 Square Feet

l)   Leaseable Area of Albany Street  120,000 Square Feet
     Plaza:

m)   Permitted Use:                   Office Space and Related Purposes
                                      Incidental to Tenant's

n)   Minimum Business Hours:          Monday - Friday, 7:00 AM - 7:00 PM
                                      Saturday, 7:00 AM - 3:00 PM

o)   Broker:                          Boraie Realty
                                      257 Livingston Avenue
                                      New Brunswick, New Jersey 08901

p)   Additional Rent:                 Any and all amounts (Including Without
                                      Limitation Tenant's Share of Landlord's
                                      Operating Costs) which this Lease Requires
                                      Tenant to pay in addition to Annual Basic
                                      Rent.

q)   Premises:                        The Premises shown on Exhibit A to this
                                      and known as partial 7th floor

r)   Albany Street Plaza:             The Shopping Center and Office Development
                                      Consisting of the Land and all
                                      Improvements built on the land, including
                                      Without Limitation, the Parking Lot,
                                      Walkways, Driveways, Fences and
                                      Landscaping, located at 120 Albany

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                                                                 Initial Here

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                                      Street, New Brunswick, New Jersey 08901.

s)   Building:                        The office and retail building which is
                                      part of Albany Street Plaza.

t)   Rent:                            The Annual Basic Rent and Additional Rent.

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                                                               /s/ [ILLEGIBLE]^^
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                                                                 Initial Here

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<PAGE>

                         ARTICLE 2.00 DEMISED PREMISES

Section 2.01  Agreement and Description
Landlord, for and in consideration of the terms, covenants and conditions herein
contained, does hereby demise, lease and let to Tenant, and Tenant does hereby
hire and take from Landlord for the term hereof subject to the terms, covenants
and conditions herein contained, approximately 5200 square feet on the 7th floor
known as Suite 700 of the building commonly known and designated as Albany
Street Plaza, 120 Albany Street, New Brunswick, New Jersey 08901 as more
specifically described on the sketch attached as Exhibit A (the "Premises").

Section 2.02  Warranty of Title/Quiet Enjoyment
Landlord hereby warrants that it and no other person or corporation has the
right to lease the Premises hereby demised. Tenant shall have peaceful and quiet
use and possession of the Premises without hindrance on the part of Landlord.
However, Tenant acknowledges that neither Landlord nor its agents have made any
representations or warranties as to the suitability or fitness of the Premises
for the conduct of Tenant's business or for any other purpose.

Section 2.03  Estoppel
Tenant agrees that at any time, and from time to time, at reasonable intervals,
within twenty (20) days after written request by Landlord, Tenant will execute,
acknowledge and deliver to Landlord and/or to such assignee or secured party as
may be designated by Landlord, a certificate stating

     (a)  that the Lease is unmodified and in full force and effect (or if there
          have been modifications, that the Lease is in full force and effect as
          modified, and identifying the modification agreements, or if the Lease
          is not in full force and effect the certificate shall so state);

     (b)  the date to which rental has been paid under the Lease;

     (c)  whether or not there is any existing default by Tenant in the payment
          of any rent or other sum of money under the Lease, and whether or not
          there is any other existing default by either party under the Lease
          with respect to which a notice of default has been served, and if
          there is any such default, specifying the nature and extent thereof;

     (d)  whether or not there are any setoffs, defenses or counterclaims
          against enforcement of the obligations to be performed by Tenant under
          the Lease; and

     (e)  such other matters relating to this Lease as may be reasonably
          requested by Landlord or any of its aforesaid designees.

Section 2.04 Initial Condition of Premises
Landlord agrees that prior to commencement of the Lease it will provide concrete
structural frame, concrete floor slab, demising walls as set forth on Exhibit A,
power to electrical rooms (and to the Premises), roughing for water and sanitary
sewer to the demising walls and standard automatic wet sprinkler system and
improvements in accordance with the plans and specifications set forth on
Exhibit D (Work Letter/Tenant's Plans) attached hereto.

Section 2.05 Use of the Premises
Tenant shall use the Premises to operate only for office space and related
purposes incidental to Tenants business, and in accordance with applicable law
(the "Permitted Use").

                  ARTICLE 3.00 TERM; COMMENCEMENT; OCCUPANCY

Section 3.01 Term
This Lease shall be for a term of five (5) years (the "Term"), commencing on the
"Commencement Date" (as hereinafter defined) and expiring at the close of
business October 31, 2003 (5) years after said Commencement Date (the
"Termination Date"), subject to any option rights which may be contained in
Article 34.00 hereof.

Section 3.02 Occupancy
Notwithstanding any other provision of this Lease to the contrary, in no event
shall Tenant occupy or use the Premises for any purpose prior to the Landlord's
receipt of a Certificate of Occupancy ("CO") for the Building.

Section 3.03 No Notice for Termination
This Lease shall terminate on the Termination Date set forth in Section 3.01, or
any extension or renewal thereof, without the necessity of any notice from
either Landlord or Tenant to terminate the same. Tenant hereby waives any
statutorily required notice to vacate the Premises and agrees that Landlord
shall be entitled to the benefit of all provisions of law respecting the summary
recovery of possession of Premises from a Tenant holding over to the same extent
as if statutory notice had been given. For the period of three (3) months prior
to the Termination Date, or any renewal or extension, Landlord shall have the
right to display on the exterior of the Premises a "For Rent" sign; and during
such period Landlord may show the Premises to prospective tenants during normal
business hours with reasonable notice.

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Section 3.04  Holdover
If Tenant shall be in possession of the Premises after the Termination Date set
forth in section 3.01, in the absence of any agreement extending the term
hereof, the tenancy under this Lease shall become one from month to month, which
either party may terminate on thirty (30) days prior written notice. During such
occupancy subsequent to the Termination Date, Tenant shall pay such rent as the
Landlord, in his sole discretion, shall deem appropriate.

                               ARTICLE 4.00 RENT

Section 4.01  General
Tenant covenants and agrees to pay the Landlord, as rental during the Term for
the Premises, an annual basic rent as set forth on Exhibit B ("Annual Basic
Rent") payable in equal monthly installments as set forth on Exhibit B ("Monthly
Basic Rent"). Landlord and Tenant agree that the Annual Basic Rent shall change
by no more that one (1%) percent due to any inaccuracy in the calculation of
leasable square feet occupied by the Premises as stated in subsection 1.00 (k).
Tenant covenants and agrees to pay, when due, any an all Additional Rent as
hereinafter set forth in this Lease.

Section 4.02  Unspecified Costs
Any cost of any nature not specified in this Lease attributable to the
operation, maintenance, alteration or improvement of the Premises shall, at the
option of the Landlord, if not paid when due, be deemed Additional Rent and
collectible as such with the next installment of Monthly Basic Rent. Nothing
herein contained shall be deemed to suspend or delay the payment of any sum at
the time the same becomes due and payable hereunder, or limit any other remedy
of the Landlord.

Section 4.03  Due Date
Monthly Basic Rent shall be payable in advance on the first business day of each
full calendar month during the Term, the first such payment, to be paid on the
Commencement Date, shall include any prorated Annual Basic Rent for the period
from the Commencement Date to the first day of the first full calendar month in
the Term.

Section 4.04  Rental Years
The first "Rental Year" shall begin on the Commencement Date and shall end at
the close of the twelfth full calendar month following the Commencement date;
thereafter a Rental Year shall consist of successive periods of twelve calendar
months. Any portion of the Term remaining at the end of the last full Rental
Year shall constitute the final Rental Year and rentals and all other charges
shall be apportioned therefore and promptly paid as provided herein on the basis
of the number of days in such final Rental Year divided by 365 days.

Section 4.05  Covenant to Pay Rent; Place of Payment
Tenant covenants to pay all Rent when due, without any setoff, deduction or
demand whatsoever. Any monies paid or expenses incurred by Landlord to correct
violations of any of the Tenant's obligations hereunder shall be payable to
Landlord as Additional Rental. Any Additional Rent provided for in this Lease
shall be due with the next installment of Annual Basic Rent due after receipt of
notice of such Additional Rent from Landlord. Rent and statements required of
Tenant shall be paid or delivered to Landlord at such place as Landlord may from
time to time designate in writing to Tenant.

Section 4.06  No Waiver. Upon Receipt
Receipt and acceptance by Landlord of any rentals, additional rentals and
charges with knowledge of the breach of any covenant or condition of this lease
by Tenant shall not be deemed a waiver of such breach.

Section 4.07  Late Charge
Notwithstanding anything to the contrary herein contained, in order to cover the
extra expense involved in handling delinquent payments, Tenant shall pay a late
charge of five percent (5%) of the overdue payment when any payment of Rent
hereunder is paid more than five (5) days after the due date thereof. It is
understood and agreed that this charge is for additional expense incurred by
Landlord and shall not be considered interest.

                               ARTICLE 5.00 TAX

Section 5.01  Abatement
Landlord anticipates having a property tax abatement for 15 years, whereby
Landlord will make certain payments in lieu of real estate taxes. The Tenant is
responsible for Tenant's share of said in lieu of tax payments. If at any future
time Landlord becomes obligated to pay taxes, Tenant shall be obligated to pay
as Tenant's share of such tax. If at any future time said property tax or in
lieu of property tax payment shall increase, Tenant shall pay Tenant's share of
the increase.

Section 5.02  Payment
Each month as Additional Rent, Tenant shall pay to Landlord one-twelfth (1/12)
of Tenant's Share of the appropriate property tax payment as specified in
Section 5.01 of this Lease.

                      ARTICLE 6.00 ACCEPTANCE OF PREMISES

By opening for business, Tenant Shall be deemed to have accepted the Premises,
acknowledged that the same are in the condition called for hereunder and agreed
that the obligations of the Landlord imposed hereunder have been fully
performed.

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                                                                 Initial Here

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<PAGE>

                          ARTICLE 7.00 SUBORDINATION

Section 7.01 To Mortgages and Leases in General
This Lease shall not be a lien against the Premises in respect to any mortgages,
or ground or master leases, that are, now or may hereafter be placed upon the
Premises. All such mortgages, or ground or master leases shall have preference
and precedence, and be superior and prior in lien, to this Lease, irrespective
of the date of recording. This provision shall be self-operative and no further
instrument of subordination shall be required. Nevertheless, Tenant agrees to
execute without cost any instruments which Landlord may deem necessary or
desirable to confirm the subordination of this Lease. A refusal by the Tenant to
execute such instruments shall constitute a default under this Lease.

Section 7.02 To the Master Lease
This lease is subordinate to the Master Lease Agreement ("Master Lease") for the
Albany Street Plaza, between Albany Street Plaza Urban Renewal Association as
master lessor and Albany Street Plaza Real Estate Management Company as master
lessee. The terms and conditions of the Master Lease are incorporated herein and
are binding upon the parties hereto as if set forth fully herein. Where the
provisions of the Master Lease and this Lease are conflicting, the Master Lease
shall be controlling.

       ARTICLE 8.00 TENANT'S IMPROVEMENTS, FIXTURES AND MECHANIC'S LIENS

Section 8.01 Improvements
On or before the Commencement date, Landlord shall substantially complete all
work to the Premises for Tenant in accordance with the description set forth in
Exhibit D (Work Letter/Tenant's Plans). All improvements to the Premises other
than those specified in Exhibit D shall be the obligation of the Tenant.

Section 8.02 Landlord's Right to Enter
Notwithstanding the Commencement Date, Landlord shall have the right to enter
the Premises as reasonably necessary to complete construction of the building.

Section 8.03 Mechanic's Liens
In the event any mechanic's lien shall at any time, whether before, during or
after the Term, be filed against any part of Albany Street Plaza by reason of
work, labor, services or materials performed or furnished to Tenant or to anyone
holding the Premises through or under Tenant, Tenant shall forthwith cause the
same to be discharged of record or bonded to the satisfaction of Landlord. If
Tenant shall fail to cause such lien to be so discharged or bonded within twenty
(20) days after being notified in writing of the filing thereof, then, in
addition to any other right or remedy of Landlord, Landlord may discharge the
same by paying the amount claimed to be due, and the amount so paid by Landlord
and all costs and expenses (including reasonable attorney's fees incurred by
Landlord in procuring the discharge of such lien) shall be due and payable by
Tenant to Landlord as Additional Rent upon demand.

Section 8.04 Fixtures
All trade fixtures and apparatus (as distinguished from leasehold improvements)
owned by the Tenant and installed in the Premises shall remain the property of
Tenant and shall be removable at any time, including the expiration of the Term.
At the termination of this Lease, all erections, alterations, additions and
improvements, whether temporary or permanent in character, which may be made
upon the Premises by any person, except furniture, movable trade fixtures or
movable machinery or equipment of the Tenant, shall become the property of the
Landlord and shall remain upon and be surrendered with the Premises as a part
thereof without compensation to the Tenant or to anyone else.

                     ARTICLE 9.00 PROMPT OCCUPANCY AND USE

Section 9.01  Continuous Occupancy
Tenant shall not abandon the Premises.

Section 9.02  Operations in Good Faith
Tenant shall cause said business to be conducted and operated in good faith.

Section 9.03  Hours and Days of Operation
The Building will remain open for business during the hours from Monday to
Friday, 7:00 AM to 7:00 PM and Saturday, 7:00 AM to 3:00 PM.

                       ARTICLE 10.00  OPERATION BY TENANT

Section 10.01 Tenant's Maintenance Obligations
In regard to use and occupancy of the Premises, and subject to Landlord's
janitorial service and cleaning Schedule set forth on Exhibit F, at its expense
Tenant shall:
     (a) Replace promptly any cracked or broken glass of the Premises with glass
         of like kind and quality if breakage is due to the negligence of
         Tenant, its agents or employees;
     (b) Maintain the Premises in a clean, orderly and sanitary condition;

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     (c) Keep any garbage, trash, rubbish or refuse in containers within the
         interior of the Premises until removed by Landlord's janitorial
         service;
     (d) Keep all mechanical apparatus free of vibration and noise which may be
         transmitted beyond the Premises;
     (e) Comply with all laws and ordinances, rules and regulations of
         governmental authorities and all recommendations of the Fire
         Underwriters Rating Bureau now or hereafter in effect in regard to
         Tenant's business;
     (f) Conduct its business in all respects in a dignified manner in
         accordance with high standards of office operation consistent with the
         quality of operation of the Albany Street Plaza as reasonably
         determined by Landlord; and
     (g) Comply with all rules and regulations as Landlord shall implement from
         time to time.
     (h) Comply with all rules and regulations as set forth by the City of New
         Brunswick for the recycling of paper, bottles, cans, newspaper, etc.

Section 10.02  Prohibitions
In regard to use and occupancy of the Premises and common facilities, Tenant
shall not:
     (a) Place or maintain any merchandise, trash, refuse or other articles in
         any vestibule or entry of the Premises, on the sidewalks or corridors
         adjacent thereto or elsewhere on the exterior of the Premises so as to
         partially obstruct any driveway, sidewalk, parking area, mall or any
         other common facility;
     (b) Use or permit the use of any objectionable advertising medium such as,
         without limitation, loudspeakers, phonographs, public address systems,
         sound amplifiers, reception of radio or television broadcasts within or
         outside of the Albany Street Plaza which is in any manner audible or
         visible outside of the Premises;
     (c) Permit accumulations of garbage, trash, rubbish or other refuse within
         or without the Premises;
     (d) Cause or permit objectionable odors to emanate or be dispelled from
         the Premises:
     (e) Solicit business in the parking area or other common facilities;
     (f) Distribute handbills or other advertising matter to, in or upon any
         automobiles parked in the parking areas or in any other common
         facility;
     (g) Permit the parking of delivery vehicles so as to interfere with the use
         of any driveway, sidewalk, parking area, lobby or other common facility
         in the Albany Street Plaza;
     (h) Receive or ship articles of any kind except through service facilities
         provided by the Landlord between 8:00 AM. 7:00 PM. in the area
         designated on Exhibit A;
     (i) Use the Albany Street Plaza, sidewalk or any other common area facility
         adjacent to the Premises for the sale or display of any merchandise or
         for any other business, occupation or undertaking;
     (j) Conduct or permit to be conducted any auction, fire, going out of
         business, bankruptcy, or other similar type sale in or connected with
         the Premises;
     (k) Use or permit the use of any portion of the Premises for any unlawful
         purpose; or
     (l) Place a load upon any floor which exceeds the floor load for which the
         floor was designed to carry or allowed by law.

Section 10.03  Paraphernalia and Pornography Prohibited
Tenant acknowledges that it is Landlord's intent that the Albany Street Plaza be
operated in a manner which is consistent with the highest standards of decency
and morals prevailing in the community which it serves. Toward that end, Tenant
agrees that it shall not sell, distribute, display or offer for sale (i) any
roach clip, water pipe, bong, toke, coke spoon, cigarette papers, hypodermic
syringe or other paraphernalia commonly used in the use or ingestion of illicit
drugs, or (ii) any pornographic material found to be illegal by a court of law
in the State of New Jersey, the Third Circuit Court of Appeals or the United
States Supreme Court.

                       ARTICLE 11.00 STRUCTURAL REPAIRS

Landlord shall make all structural repairs to the Premises and will keep in good
order or repair the roof and the exterior of the Premises, except any doors, or
door frames, storefronts, windows, and glass; provided Tenant shall give
Landlord reasonable written notice of the necessity for such repairs, and
provided that the damage thereto shall not have been caused by negligence of
Tenant, its concessionaires, officers, employees, licensees, contractors or
agents, in which event Tenant shall be responsible therefore.

                        ARTICLE 12.00 INTERIOR REPAIRS

Section 12.01 Tenant's Repairs
Excluding utilities not exclusively serving the Premises and the sprinkler,
Tenant shall keep all non-structural elements and the interior of the Premises,
together with all electrical, plumbing and other mechanical installations
therein, in good order and repair and make all replacements thereto at its
expense, if repair and/or replacement is necessary due to the negligence of
Tenant, its agents or employees. Tenant shall surrender the Premises at the
expiration of the Term or at such other time as it may vacate the Premises in as
good condition as when received, except for ordinary wear and tear. Tenant shall
not overload the electrical wiring or other services or utilities serving the
Premises or within the Premises, and shall install at its expense, subject to
the provisions of Article 14 herein, any additional electrical wiring or service
which may be required in connection with Tenant's Permitted Use.

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Section 12.02  Tenant's Indemnification
Any damage sustained by any party caused by mechanical, electrical, plumbing or
any other equipment or installations, whose maintenance and repair is the
responsibility of the Tenant shall be paid by Tenant, and Tenant shall indemnify
and hold Landlord harmless from and against any and all claims, actions, damages
and liability in connection therewith, including, but not limited to attorney's
and other professional fees, and any other cost which Landlord might reasonably
incur.

                       ARTICLE 13.00 DAMAGE TO PREMISES

Tenant shall repair at its expense any damage to the Premises, or the building
in which the Premises are located, caused by bringing into the Premises any
property for Tenant's use, or by the installation or removal of such property,
unless caused by Landlord, its agents, employees or contractors; and in default
of such repairs by Tenant, at the expiration of fifteen (15) days after
delivery, except in case of emergency, of written notice to Tenant, Landlord may
make the same and Tenant agrees to pay to Landlord promptly upon Landlord's
demand, as Additional Rent, the cost thereof with interest at the rate of the
lesser of twelve percent (12%) per annum or the legal rate of interest in the
State of New Jersey as established from time to time.

                      ARTICLE 14.00 ALTERATIONS BY TENANT

Section 14.01  Tenant's Improvements
Tenant agrees that it shall not improve or alter the Premises in any way without
prior written approval of Landlord, which approval shall not be unreasonably
withheld as to non-structural or cosmetic alterations. Any improvements made by
Tenant which have been approved by Landlord shall be at the sole cost and
expense of Tenant. Tenant agrees that any improvements or alterations approved
by Landlord shall be constructed in a good and workmanlike manner. During the
Term of the Lease, Tenant shall maintain such improvements and alterations in
good condition. Tenant agrees that any additions, alterations and improvements
made by it to the Premises (leasehold improvements) shall upon termination of
the Lease automatically and without payment become the property of Landlord and
shall remain upon the Premises in the absence of written agreement to the
contrary. Tenant further shall not cut or drill into or secure any fixture,
apparatus, or equipment of any kind to any part of the Premises except telephone
equipment, artwork, computer equipment and related apparatus without Landlord's
prior written consent, which consent shall not be unreasonably withheld or
delayed.

Section 14.02  Exterior and Structural Improvements
Tenant shall not alter the exterior of the Premises (including but not limited
to the facade and/or signs) and will not make any structural alterations to the
Premises or any part thereof without Landlord's prior written approval of such
alterations, which approval shall not be reasonably withheld or delayed.

Section 14.03  Signs and Advertising
Tenant shall not place or suffer to be placed or maintained on the exterior of
the Premises any sign, advertising matter or any other thing of any kind, and
shall not place or maintain any decoration, lettering or advertising matter on
the glass of any window or door of the Premises without Landlord's prior written
approval which approval shall not be unreasonably withheld or delayed. Tenant
shall maintain any such sign, decoration, lettering, advertising matter or other
thing as may be approved by Landlord in good condition and repair at all times.
Tenant's exterior sign as shown on Exhibit C is hereby approved by Landlord.

Section 14.04  Painting/Decorations
Tenant will not paint or decorate any part of the exterior of the Premises
without Landlord's prior written approval.

Section 14.05  Approval by Landlord
No alterations, renovations, improvements, other installation to be made in or
on the Premises (including, but not limited to, electrical, plumbing, and
mechanical installation and storefront or facade construction) shall be
commenced until plans and specifications therefor have been submitted to
Landlord and Landlord has approved same in writing. The plans and specifications
required hereunder and the improvements to be made pursuant thereto shall be
certified and performed by a person duly qualified to do the work described in
said plans and specifications in the jurisdiction wherein the Premises are
situated, and same shall comply with all applicable codes, rules, regulations
and ordinances.

                         ARTICLE 15.00 ROOF AND WALLS

Landlord shall have the exclusive right to use all or any part of the roof of
the Premises for any purpose; to erect additional stores or other structures
over all or any part of the Premises; to erect in connection with the
construction thereof temporary scaffolds and other aids to construction of the
exterior of the Premises.

                        ARTICLE 16.00 COMMON FACILITIES

Section 16.01 General
The common facilities which may be furnished by Landlord in or near the Albany
Street Plaza for the general common use of tenants, their officers, agents,
employees and invitees, including without limitation, loading docks and areas,
delivery passages, package pickup stations, pedestrian sidewalks, malls,
lobbies, courts and ramps, landscaped and planted areas, retaining walls,
stairways, bus stops, lighting facilities, heating, ventilation and air-
conditioning equipment and system, comfort stations and other areas and
improvements,

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shall at all times be subject to the exclusive control and management of
Landlord. Landlord shall have the right to establish, modify and enforce
reasonable rules and regulations with respect to the common facilities.

Section 16.02  Operation and Maintenance

Landlord shall operate and maintain the common facilities which may be provided
pursuant to this Article.

Section 16.03  Landlord's Right to Alter

Landlord reserves the right in its sole discretion to change, rearrange, alter,
modify, diminish or add to any or all of the common facilities so long as
adequate facilities in common are made available to the Tenant herein.

                  ARTICLE 17.00 EXPENSE OF COMMON FACILITIES

Section 17.01  Landlord's Operating Costs

The "Landlord's Operating Costs" shall be the cost and expense of operating and
maintaining the common facilities which may be provided pursuant to Article 16
in a manner deemed by Landlord to be reasonable and appropriate and for the best
interests of the Albany Street Plaza, including, without limitation: all costs
and expense of operating, repairing, lighting, cleaning, painting, striping,
policing and security (including cost of uniforms, equipment and all employment
taxes); insurance, including liability insurance for personal injury, death and
property damage, insurance against fire, extended coverage, theft or other
casualties, worker's compensation insurance covering personnel, fidelity bonds
for personnel, insurance against liability for defamation and claims of false
arrest occurring in or about the area in which the common facilities are from
time to time located; plate glass insurance for glass exclusively serving the
area in which the common facilities are form time to time located; removal of
snow, ice, and debris; costs and expense of inspection and depreciation of
machinery and equipment used in the operation and maintenance of the common
facilities and personal property taxes and other charges incurred in connection
with such equipment; costs and expense of repair and/or replacement of curbs,
walkways, landscaping, drainage, pipes, ducts, conduits and similar items, and
lighting facilities; costs and expense of planting, replanting and replacing
flowers, shrubbery and planters; costs of elevator service contracts; cost and
expense for the rental of music program services and loud speakers systems,
including furnishing electricity therefore; cost attributed by Landlord for
providing energy to heat, ventilate and air-condition areas in which the common
facilities are, from time to time located; maintenance costs related to
furnishing heat, air conditioning and ventilation; utility costs including but
not limited to electric, gas, water and sewer services; services, if any,
furnished by the Landlord for non-exclusive use of all tenants, including parcel
pick-up and delivery services and shuttle bus service; garbage collection; and
customary building management fees for operating and maintaining the common
facilities.

Section 17.02  Tenant's Share

In each Rental Year Tenant will pay Landlord, as Additional Rent, Tenant's share
of Landlord's Operating Costs. Tenant's share is 5%.

Section 17.03  Payment and Adjustment of Tenant's Share

Tenant's share shall be paid by Tenant in monthly installments in such amounts
as are from time to time estimated and billed by Landlord during each twelve
(12) month period commencing and ending on dates designated by Landlord, each
installment being due on the first day of each month next following the sending
of the bill by Landlord. Within one hundred twenty (120) days after the end of
each Rental Year Landlord shall deliver to Tenant a statement of Landlord's
Operating Costs for such Rental Year and the monthly installments paid or
payable shall be adjusted between Landlord and Tenant, each party hereby
agreeing to pay to the other within thirty (30) days of receipt of such
statement, such amount (without interest) as may be necessary to effect
adjustment to the agreed Tenant's Share for the preceding Rental Year. Tenant's
share of Landlord's Operating Costs as provided in Landlord's yearly statement
to Tenant shall only be increased in any given year by the greater of (a) ten
percent )10%) of the preceding year's share of Operating Costs, or (b) the
percentage increase, if any, in the consumer Price Index-all items, New York-
Northern New Jersey ("Index Figure") for the last month of the preceding rental
year over the Index figure for the first month of the preceding rental year
together with all additional Rent specified in this Lease. If the Index figure
is not issued for either the first or last month of the preceding Rental year,
then the Index Figure for the closest month preceding such month shall be used.
If the Index Figure shall cease to be calculated and/or published a comparable
Index will be selected by Landlord. Upon reasonable notice, Landlord shall make
available for Tenant's inspection, during normal business hours, Landlord's
records relating to Landlord's Operating Costs for such preceding period.
Failure of Landlord to provide the statement called for hereunder within the
time prescribed shall not relieve Tenant from its obligations hereunder.

                ARTICLE 18.00 PAYMENT OF UTILITY CHARGES, ETC.

Section 18.01  Electricity

Tenant will pay to Albany Street Plaza its pro-rata share of electricity usage
for that floor.

Section 18.02  Payment of Charges

Landlord shall pay and discharge all charges for all public and private utility
services furnished to or for the benefit of the Building during the Term, except
Tenant shall pay and discharge all charges for electric utility services
furnished to or for the benefit of the Premises.

Section 18.03  Interruption in Service

Unless caused by the gross negligence of Landlord, its agents or employees,
Landlord shall under no circumstances be liable to Tenant in damages or
otherwise for any interruption in service of water, electricity, heating, air
conditioning or other utilities and

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services caused by the making of any necessary repairs or improvements or by any
cause beyond Landlord's reasonable control, and the same shall not constitute a
termination of this Lease or eviction from the Premises (constructive or
otherwise). However, in the event that such services are not provided for more
than five consecutive business days, then in that event the Monthly Rental will
be reduced proportionately from the date the interruption in services began
until the services are restored.

Section 18.04  Alteration of Service

Landlord reserves and shall at all times have the right in its sole discretion
to alter the utilities serving the Albany Street Plaza without unnecessarily
disrupting service to Tenant, and Tenant agrees to execute and deliver to
Landlord without delay such documentation as may be required to effect such
alteration. Operating Costs shall not include the cost of such alterations.
Operating costs shall not include the cost of such alterations.

                           ARTICLE 19.00 INSURANCE

Section 19.01  Insurance Required

Tenant will keep in force at its expense as long as this Lease remains in effect
and during such other time as Tenant occupies the Premises or any part thereof,
public liability insurance, including contractual liability, with respect to the
Premises with carriers Landlord has approved in writing with minimum limits of
One Million ($1,000,000.00) Dollars on account of bodily injuries to or death of
one person, and Five Million ($5,000,000.00) dollars on account of bodily
injuries to or death of more than one person as the result of any one accident
or disaster; property damage insurance with minimum limits of One Million
Dollars ($1,000,000.00) and all risks perils insurance at replacement cost value
on Tenant's personal property, including inventory, trade fixtures, wall and
floor coverings, furniture and other property removable by Tenant and leasehold
improvements either existing within the Premises on the Commencement Date or
installed by Tenant during the Term of this lease; provided, however, that
Tenant's insuring of said leasehold improvements used by it shall in no way
confer on Tenant any property rights to same except as otherwise provided in
this Lease. Tenant may self-insure for glass breakage. All policies shall name
Landlord or its designee as additional named insured, and shall contain a
provision stating that such policy or policies shall not be canceled or modified
except after thirty (30) days prior written notice to Landlord. At least thirty
(30) days prior to expiration of any insurance policies required hereunder,
Tenant shall deliver to Landlord a premium bill marked paid for the full year
subsequent to the year covered by the expiring policy. If the nature of Tenant's
operation is such as to place any or all of its employees under the coverage of
local worker's compensation or similar statutes, Tenant shall also keep in
force, at its expense, so long as this Lease remains in effect and during such
other times as Tenant occupies the Premises or any part thereof, worker's
compensation or similar insurance affording statutory coverage and containing
statutory limits. If Tenant shall not comply with its covenants made in this
Article 19.00, Landlord may immediately cause insurance as aforesaid to be
issued, and in such event Tenant agrees to pay, as Additional Rent, the premium
for such insurance upon Landlord's demand. It is understood and agreed to by
Landlord that if Tenant is self-insured it shall not be required to provide
Landlord with policies of Insurance. However, Tenant shall provide Landlord with
evidence of Tenant's self-insurance.

Section 19.02  Compliance with Landlord's Policies

Tenant shall not do or suffer to be done, or keep or suffer to be kept, anything
in, upon or about the Premises which will contravene Landlord's policies
insuring against loss or damage by fire or other hazards (including, without
limitation, public liability) or which shall prevent Landlord from procuring
such policies in companies acceptable to Landlord. If anything done, omitted to
be done or suffered by Tenant to be kept in, upon or about the Premises shall
cause the rate of fire or other insurance on the Premises or on other property
of Landlord or of others within the Albany Street Plaza to be increased beyond
the minimum rate from time to time applicable to the Premises for the Permitted
Use or to any other property for the use or uses made thereof, Tenant shall pay,
as Additional Rent, the amount of any such increase upon Landlord's demand.

Section 19.03  Waiver of Subrogation

Neither the Tenant nor the Landlord, nor their respective agents or employees,
shall be liable to the other (or to anyone claiming through or under them by way
of subrogation or otherwise) for loss or damage of type normally covered by
comprehensive liability, workers compensation, fire and "ALL-RISK" insurance
covering buildings, contents or personal injury or disability. Landlord and
Tenant shall each cause their insurance policies to contain clauses or
endorsements that the aforesaid releases shall not adversely affect or impair a
party's rights to recover under said insurance policies. In addition, it is
understood and agreed that if any such liability shall exceed the amount of the
effective and collectible insurance in question, the Tenant shall be liable for
such excess.

                            ARTICLE 20.00 INDEMNITY

The Tenant agrees to and shall save, hold and keep harmless and indemnify the
Landlord from and for any and all payments, expenses, costs, attorney fees and
from and for any and all claims and liability for losses or damage to property
or injuries to persons occasioned wholly or in part by or resulting from any
acts or omissions by the tenant or the Tenant's agents, employees, guests,
licensees, invitees, subtenants, assignees or successors, or for any cause or
reason whatsoever arising out of or by reason of the occupancy by the Tenant and
the conduct of the Tenant's business.

                     ARTICLE 21.00 FIRE OR OTHER CASUALTY

Section 21.01  Repair; Rent Abatement

If the Premises shall be damaged by fire, the elements, accident or other
casualty ("Casualty"), but the Premises are not thereby rendered untenantable in
whole or in part, Landlord shall at its expense cause such damage to be
repaired, without abatement of

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rent. If, as the result of casualty, the Premises are rendered untenantable in
part, Landlord shall at its expense cause such damage to be repaired, and the
Annual Basic Rent and other charges shall be abated proportionately as to the
portion of the Premises rendered untenantable from the date of such Casualty
until the Premises are rendered tenantable. If, as the result of Casualty, the
Premises are rendered wholly untenantable Landlord may, subject to Section 21.02
at its expense cause such damage to be repaired and the Annual Basic Rent and
other charges shall be abated from the date of such Casualty until the Premises,
or any portion thereof, have been rendered tenantable. In no event shall
Landlord be liable for interruption to Tenant's business or for damage to or
replacement or repair of Tenant's personal property, including inventory, trade
fixtures, floor coverings, furniture, supplies, records and other property
removable by Tenant under the provisions of this Lease.

Section 21.02  Termination By Landlord

If the Premises are a) rendered wholly untenantable, or b) damaged as a result
of any cause which is not covered by Landlord's insurance, or c) damaged in
whole or in part during the last two years of the Term (or of a renewal term, if
any) or if Building is damaged to the extent of fifty (50%) percent or more of
the rentable floor area thereof, then in any such event, Landlord may terminate
this Lease by giving to Tenant notice within ninety (90) days after the
occurrence of such event. Annual Basic Rental and other charges shall be
adjusted as of the date of such cancellation.

Section 21.03  Demolition

If the Building is so substantially damaged that it is reasonably necessary, in
Landlord's judgment, to demolish such Building for the purpose of reconstruction
or otherwise, Landlord may demolish the same in which event the rent shall be
abated as if the Premises were rendered untenantable by a Casualty. In no event,
however, shall Landlord be required to reconstruct any building demolished
pursuant to this Section. Upon notice by Landlord to Tenant of his intention not
to reconstruct, this Lease shall terminate.

                          ARTICLE 22.00 CONDEMNATION

If the whole or any part of the Premises shall be taken under the power of
eminent domain, this Lease shall terminate as to the part so taken on the date
Tenant is required to yield possession thereof to the condemning authority.
Landlord shall make such repairs and alterations as may be practicable in order
to restore the part not taken to useful condition and the Annual Basic Rental
shall be reduced proportionately as to the portion of the Premises so taken. If
the portion of the Premises so taken renders the Premises unusable for the
purpose set forth in Section 2.05, either party may terminate this Lease as of
the date when Tenant is required to yield possession. Tenant shall not be
entitled to any portion of the award for the fee or leasehold of any element
hereof, and the entire award shall belong to Landlord. However, Tenant may apply
for reimbursement from the condemning authority for moving expenses and the
value of goodwill and trade fixtures, if permitted. In addition, Tenant shall be
able to claim any award which is granted to Tenant based solely on the
undepreciated value of its leasehold improvements. Notwithstanding any provision
in this Article to the contrary, in no event shall Tenant be able to claim any
award that will adversely affect Landlord.

                     ARTICLE 23.00 INSPECTIONS BY LANDLORD

Tenant will, upon reasonable notice from Landlord permit Landlord, its agents,
employees and contractors to enter all parts of the Premises during Tenant's
business hours except in case of emergency when Landlord can enter any time, to
inspect the same and to enforce or carry our any provisions of this Lease.

                       ARTICLE 24.00 NO ASSIGNMENT, ETC.

Section 24.01  General

Tenant, for itself, its heirs, distributees, executors, administrators, legal
representatives, successors and assigns, covenants that it will not assign,
mortgage or encumber this Lease, nor sublease, or permit the Premises or any
part of the Premises to be used or occupied by others, without the prior written
consent of Landlord in each instance, which consent shall not be unreasonably
withheld or delayed for more than ten (10) days. The transfer of control, or of
a majority of the issued and outstanding capital stock, of any corporate tenant
or subtenant of this Lease or a majority interest in any partnership or other
entity Tenant or subtenant, however accomplished, and whether in a single
transaction or in a series of transactions, shall constitute an assignment of
this Lease or of such sublease requiring Landlord's prior written consent in
each instance which consent shall not be unreasonably withheld or delayed for
more than ten (10) days. The transfer of outstanding capital stock of any
corporate tenant, for purposes of this Article 24.00, will not include any sale
of such stock by persons other than those deemed "insiders" within the meaning
of the Securities Exchange Act of 1934 as amended, and which sale is effected
through "over-the-counter-market" or through any recognized stock exchange.

Section 24.02  Any Assignment Void

Any assignment or sublease in violation of Section 24.01 is void, and shall
constitute a default. If this Lease is assigned, or if the Premises or any part
of the Premises are subleased or occupied by anyone other than Tenant, Landlord
may, after default by Tenant, collect rent from the assignee, subtenant or
occupant, and apply the net amount collected to Rent. No assignment, sublease,
occupancy or collection shall be deemed a) a Waiver of the provisions of this
Article 24.00, or b) the acceptance of the assignee, subtenant or occupant as
Tenant; or c) release tenant from the further performance by Tenant of covenants
on the part of Tenant contained in this Lease. The consent by Landlord to an
assignment or sublease shall not be construed to relieve Tenant from obtaining
Landlord's prior written consent in writing to any further assignment or
sublease. No permitted subtenant shall assign or encumber its sublease or
further sublease all or any portion of its subleased space, or otherwise permit
the subleased space or any

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                                                             -----------------
                                                               Initial Here

                                      15
<PAGE>

part of its subleased space to be used or occupied by others, without Landlord's
prior written consent in each instance, which consent shall not be unreasonably
withheld or delayed.

Section 24.03  Limitation on Remedies

Tenant shall not be entitled to make, nor shall Tenant make, any claim, and
Tenant by this Section waives any claim, for money damages (nor shall Tenant
claim any money damages by way of set-off, counterclaim or defense) based upon
any claim or assertion by Tenant that Landlord has unreasonably withheld or
unreasonably delayed its consent or approval to a proposed assignment or
subletting as provided for in this Article 24.00. Tenant's sole remedy shall be
an action or proceeding to enforce any such provision, or for specific
performance, injunction, or declaratory judgment.

                             ARTICLE 25.00 DEFAULT

Section 25.01  Events of Default

The following events are referred to collectively as "Events of Default", or
individually as an "Event of Default":

     (a) Tenant fails to pay rent, after three (3) business days written notice;

     (b) Tenant vacates or abandons the Premises without the payment of rent;

     (c) This Lease or the Premises or any part of the Premises are taken upon
         execution or by other process of law directed against Tenant, or are
         taken upon or subject to any attachment at the instance of any creditor
         or claimant against Tenant, and the attachment is not discharged or
         disposed of within fifteen (15) days after its levy;

     (d) Tenant files a petition in bankruptcy or insolvency or for
         reorganization or arrangement under the bankruptcy laws of the United
         State or under any insolvency act of any state, or admits the material
         allegations of any such petition by answer or otherwise, or is
         dissolved or makes an assignment for the benefit of creditors;

     (e) Involuntary proceedings under any such bankruptcy law or insolvency act
         or for the dissolution of Tenant are instituted against Tenant, or a
         receiver or trustee is appointed for all or substantially all of the
         property of Tenant, and such proceeding is not dismissed or such
         receivership or trusteeship vacated within sixty (60) days after such
         institution or appointment;

     (f) Tenant fails to take possession of the Premises on the Commencement
         date of the Term, or

     (g) Tenant breaches any of the other agreements, terms, covenants or
         conditions which this Lease requires Tenant to perform, and such breach
         continues for a period of thirty (30) days after notice from Landlord
         to Tenant.

Section 25.02  Landlord's Remedies

If any one or more Events of Default set forth in Section 25.01 occurs, then
Landlord has the right, at its election:

     (a) to give Tenant written notice of Landlord'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 Tenant's right to possession of
         the Premises will cease and this Lease will be terminated, except as to
         Tenant's liability, as if the expiration of the term fixed in such
         notices were the end of the Term; or

     (b) without further demand or notice, to reenter and take possession of the
         Premises or any part of the Premises, repossess the same, expel Tenant
         and those claiming through or under Tenant, 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 manner of trespass, and without prejudice to any remedies for
         arrears of Monthly Basic Rent or other amounts payable under this Lease
         or as a result of any preceding breach of covenants or conditions; or

     (c) in addition to all other remedies specified in this Lease, Landlord
         can, without further demand or notice, cure any Event of Default and
         charge Tenant for the cost of effecting such cure, including, without
         limitation, attorneys' fees and interest on the amount so advanced at a
         rate equal to the Citibank Prime Rate as that rate may change from time
         to time plus five (5%) percent provided that Landlord will have no
         obligation to cure any such Event of Default of Tenant.

Should Landlord elect to reenter as provided in subsection (b), or should
Landlord take possession pursuant to legal proceedings or pursuant to any notice
provided by law, Landlord may, from time to time, without terminating this
Lease, relet the Premises or any part of the Premises in Landlord's or Tenant's
name, but for the account of Tenant, 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
Landlord, in its sole discretion, may determine, and Landlord may collect and
receive the rent. Landlord 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 Landlord will be construed as an election on Landlord's part
to terminate this Lease unless a written notice of such intention is given to
Tenant. No notice from Landlord under this section or under a forcible or
unlawful entry and detainer statute or similar law will constitute an election
by Landlord to terminate this Lease unless such notice specifically so states.
Landlord reserves the right following any such reentry or reletting to exercise
its right to terminate this Lease by giving Tenant such written notice, in which
event this Lease will terminate as specified in such notice.

Section 25.03  Certain Damages

If Landlord does not elect to terminate this Lease as permitted in subsection
(a) of section 25.02, but on the contrary elects to take possession as provided
in subsection (b) of Section 25.02, Tenant will pay to Landlord; (a) Monthly
Basic Rent and other sums as

                                                             -----------------
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                                                               Initial Here

                                      16
<PAGE>

provided in this Lease, which would be payable under this Lease if such
repossession had not occurred, less (b) the net proceeds, if any, of any
reletting of the Premises after deducting all Landlord's expenses in connection
with such reletting, including, without limitation, all repossession costs,
brokerage commissions, attorney' fees, expenses of employees, alteration and
repair costs and expenses of preparation for such reletting. If, in connection
with any reletting, the new lease term extends beyond the existing Term, or the
premises covered by such new lease include other premises not part of the
Premises, a fair apportionment of the rent received from such reletting and the
expenses incurred in connection with such reletting as provided in this Section
Will be made in determining the net proceeds from such reletting, and any rent
concessions will be equally apportioned over the term of the new lease. Tenant
will pay such rent and other sums to Landlord monthly on the day on which the
Monthly Basic Rent would have been payable under this Lease if possession had
not been retaken, and Landlord will be entitled to receive such rent and other
sums from Tenant on each such day.

Section 25.04  Continuing Liability After Termination

If this Lease is terminated on account of the occurrence of an Event of Default,
Tenant will remain liable to Landlord for damages in an amount equal to Monthly
Basic Rent and other amounts which would have been owing by Tenant for the
balance of the Term, had this Lease not been terminated, less the net proceeds,
if any, of any reletting of the Premises by Landlord subsequent to such
termination, after deducting all Landlord's expenses in connection with such
reletting, including, but without limitation, the expenses enumerated in section
25.03. Landlord will be entitled to collect such damages from Tenant monthly on
the day on which Monthly Basic Rent and other amounts would have been payable
under this Lease if this Lease had not been terminated, and Landlord will be
entitled to receive such Monthly Basic Rent and other amounts from Tenant on
each such day. Alternatively, at the option of Landlord, in the event this Lease
is so terminated, Landlord will be entitled to recover against Tenant, as
damages for loss of the bargain and not as a penalty, an aggregate rent which,
at the time of such termination of this Lease, represents the excess of the
aggregate of Monthly Base Rent and all other Rent payable by Tenant that would
have accrued for the balance of the of the Term over the aggregate rental value
of the Premises (such rental value to be computed on the basis of a tenant
paying not only a rent to Landlord for the use and occupation of the Premises,
but also such other charges as are required to be paid by Tenant under the terms
of this Lease) for the balance of such Term, both discounted to present value at
the lesser of eight (8%) percent or the discount rate of the New York Federal
Reserve Bank on the date of the Event of Default.

Section 25.05  Cumulative Remedies

Any suit or suits for the recovery of the amounts and damages set forth in
Sections 25.03 and 25.04 may be brought by Landlord, from time to time, at
Landlord's election, and nothing in this Lease will be deemed to require
Landlord to await the date upon which this Lease or the Term would have expired
had there occurred no Event of Default. Each right and remedy provided for in
this Lease is cumulative and is in addition to every other right or remedy
provided for in this Lease or now or after the Commencement date existing at law
or in equity or by statute or otherwise, and the exercise or beginning of the
exercise by Landlord of any one or more of the rights or remedies provided for
in this Lease or now or after the Commencement Date existing at law or in equity
or by statute or otherwise will not preclude the simultaneous or later exercise
by Landlord of any or all other rights or remedies provided for in this Lease or
now or after the Commencement Date existing at law or in equity or by statute or
otherwise. All costs incurred by Landlord in collecting any amounts and damages
owing by Tenant pursuant to the provisions of this Lease or to enforce any
provision of this Lease, including reasonable attorneys' fees whether or not one
or more actions are commenced by Landlord, will also be recoverable by Landlord
from Tenant.

                       ARTICLE 26.00 DEFAULT BY LANDLORD

If Landlord fails to fulfill any of the agreements or provisions of this Lease
and such failure is not corrected within ten (10) days or within a reasonable
period, if not accomplished within ten (10) days after having received written
notice from Tenant, then, in that event, in addition to all rights, powers or
remedies available to Tenant by law, Tenant may upon prior written notice to
Landlord: (i) correct Landlord's defaults and deduct the cost from monies due to
Landlord; (11) withhold payments of rent and other amounts (if any) due to
Landlord, until such default has been corrected; or (iii) terminate this Lease
and all obligations hereunder if the specified default is not corrected within
twenty (20) days after having received notice from Tenant.

                     ARTICLE 27.00 SUCCESSORS AND ASSIGNS

This Lease and the covenants and conditions therein contained shall inure to the
benefit of and be binding upon Landlord, its successors and assigns, and shall
be binding upon Tenant, its successors and assigns, and shall inure to the
benefit of Tenant and only such assigns of Tenant to whom the assignment by
Tenant has been consented to by Landlord in writing.

                          ARTICLE 28.00 GOVERNING LAW

This Lease shall be governed by the laws of the State of New Jersey.

                            ARTICLE 29.00 CAPTIONS

Captions and headings are for convenience and reference only.

                                                             -----------------
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                                      17
<PAGE>

                             ARTICLE 30.00 BROKERS

Landlord and Tenant respectively represent and warrant to each other that
neither of them has consulted or negotiated with any broker or finder with
regard to the Premises except the Broker named in Article 1.00 (p) and Keller,
Dodds & Woodworth, Inc. having an address of 163 Nassau Street, Princeton, NJ
08542. Each party shall indemnify the other against and hold the other harmless
from any claims for fees or commissions from anyone with whom either of them has
consulted or negotiated with regard to the Premises except the Broker. Landlord
agrees to pay commission to broker as per separate agreement made between
Landlord and Keller, Dodds & Woodworth, Inc.

                      ARTICLE 31.00 WRITTEN MODIFICATION

This writing is intended by the parties as a final expression of their agreement
and as a complete and exclusive statement of the terms thereof, all
negotiations, considerations and representations between the parties having been
incorporated herein. No representations, understandings, or agreements have been
made or relied upon in the making of this Lease other than those specifically
set forth herein. This Lease may only be modified by a writing signed by all of
the parties hereto or their duly authorized agents.

                          ARTICLE 32.00 SEVERABILITY

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

                             ARTICLE 33.00 NOTICES

Any notices required or authorized to be sent pursuant to the provisions hereof
shall be sent to the parties as follows:

a)  to Landlord at:  Albany Street Plaza Real Estate Management Company
                     c/o Boraie Development
                     120 Albany Street, Suite # 305
                     New Brunswick, New Jersey 08901

b)  to Tenant at:    Inventa Corporation
                     2620 Augustine Drive, Suite # 205
                     Santa Clara, CA 95054
                     Att: Michael Makishima
                     408-987-0220

or such other addresses as shall be designated by the parties hereto upon
written notice. All notices and other communications hereunder shall be in
writing and shall be deemed to have been duly given when sent by prepaid
registered or certified mail, return receipt requested.

                         ARTICLE 34.00 OPTION TO RENEW

Section 34.01  Term; Notice

Tenant is hereby granted an option to extend this term of this Lease for one
successive period of five (5) years commencing upon expiration of the term (the
"Option Period"), provided Tenant is not in default under the Lease and gives to
Landlord at least six months written notice prior to the expiration of the Term
of Tenant's exercise of such option.

Section 34.02  Rent

All the terms and conditions of this Lease shall be in effect during the Option
Period except that the Annual Basic Rent for the Option Period shall be fair
market value as mutually agreed upon by Landlord and Tenant.

                   ARTICLE 35.00 JOINT AND SEVERAL LIABILITY

If two or more individuals, corporations, partnerships or other business
associations (or any combination of two or more thereof) shall sign this lease
as Tenant, the liability of each such individual, corporation, partnership or
other business association to pay rent and perform all other obligations
hereunder shall be deemed to be joint and several. In like manner, if the Tenant
named in this lease shall be a partnership or other business association, the
members of which are, by virtue or statue or general law, subject to personal
liability, the liability of each such member shall be joint and several.

                       ARTICLE 36.00 NOT A JOINT VENTURE

Any intention to create a joint venture or partnership relationship between the
parties hereto is hereby expressly disclaimed.

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                            ARTICLE 37.00 NO OPTION

The submission of this lease for examination does not constitute a reservation
of or option for the Premises, and this Lease becomes effective only upon
execution and delivery thereof by Landlord and Tenant.

                     ARTICLE 38.00 THIRD PARTY BENEFICIARY

Nothing contained in this lease shall be construed so as to confer upon any
other party the rights of a third party beneficiary as to any provision
contained herein.

                    ARTICLE 39.00 COMPLIANCE WITH ALL LAWS

The Tenant shall promptly comply with all laws, ordinances, rules, regulations,
requirements and directives of the Federal, State and Municipal Governments or
Public Authorities and of all their departments, bureaus and subdivisions,
applicable to and affecting the Premises, their use and occupancy, for the
correction, prevention and abatement of nuisances, violations or other
grievances in, upon or connected with the Premises, during the Term; and shall
promptly comply with all orders, regulations, requirements and directives of the
Board of Fire Underwriters or similar authority and of any insurance companies
which have issued or are about to issue policies of insurance covering the
Premises and its contents for the prevention of fire or other casualty, damage
or injury, at the Tenant's own cost and expense.

                     ARTICLE 40.00 LIMITATION ON RECOURSE

Tenant specifically agrees to look solely to Landlord's interest in Albany
Street Plaza for the recovery of any judgments from Landlord, it being agreed
that Landlord (and its shareholders, venturers, and partners, and their
shareholders, venturers and partners and all of their officers, directors and
employees) shall not be personally liable for any such judgments.

                          ARTICLE 41.00 FORCE MAJEURE

Landlord shall have no liability to Tenant, nor will Tenant have any right to
Terminate this actual or constructive eviction, because of Landlord's failure to
perform any of its obligations in the Lease if the failure is due to reasons
beyond Landlord's reasonable control, including, without limitation, strikes or
other labor difficulties; inability to obtain necessary Governmental permits and
approvals (including building permits or Certificates of Occupancy);
unavailability or scarcity of materials; war; riot; civil insurrection;
accidents; acts of God; and governmental preemption in connection with a
national emergency. If Landlord fails to perform its obligations because of any
reasons beyond Landlord's reasonable control (including those enumerated above),
the period for Tenant's performance shall be extended day for day for the
duration of the cause of Landlord's failure.

                         ARTICLE 42.00 NO RECORDATION

Neither this Lease nor any short form or memorandum hereof shall be recorded by
the Tenant or Landlord. Such recordation shall be a default under this Lease,
and the Tenant or Landlord hereby irrevocably appoints the Tenant or Landlord
its attorney in fact for the limited purpose of causing the removal from the
record of any such recordation.

                         ARTICLE 43.00 EFFECT OF SALE

A sale, conveyance or assignment of Albany Street Plaza shall operate to release
Landlord from liability from and after the effective date of such sale,
conveyance or assignment upon all of the covenants, terms and conditions of this
Lease, express or implied, except those which arose prior to such effective
date, and, after the effective date of such sale, conveyance or assignment,
Tenant shall look solely to Landlord's successor in interest in and to this
Lease. This Lease shall not be affected by any such sale, conveyance or
assignment, and Tenant will attorn to Landlord's successor in interest in this
Lease.

                     ARTICLE 44.00 TENANT'S ECRA WARRANTY

Tenant represents and warrants that it is not an "Industrial Establishment" as
defined in the Environmental Cleanup Responsibility Act, N.J.S.A. 13:1K-6 et
seq. ("ECRA"). Tenant shall not do or suffer anything that will cause it to
become an Industrial Establishment under ECRA during the term of this Lease.
Landlord may from time to time require Tenant at Tenant's sole expense to
provide proof satisfactory to Landlord that Tenant is not an Industrial
Establishment. In the event that Tenant now is or hereafter becomes an
Industrial Establishment then, in addition to all of the Landlord's other rights
and remedies herein, at its sole expense Tenant shall comply with all
requirements of ECRA, howsoever arising, related directly or indirectly to the
Tenant and/or its operations and/or the Premises. This Article shall survive the
expiration or sooner termination of the Lease.

                         ARTICLE 45.00 USE OF ASBESTOS

Landlord will inform Tenant if asbestos has been used for fireproofing or other
purposes in the construction of the building. If asbestos has been used,
Landlord will give Tenant evidence that proper testing and/or monitoring of the
air within the building has or is being done to insure that a health hazard does
not now or will not as long as Tenant occupies the Premises, exist.

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<PAGE>

                        ARTICLE 46.00 CORPORATE TENANCY

If Tenant is a Corporation, the undersigned officers of Tenant hereby warrant
and certify to Landlord that tenant is a corporation in good standing and duly
organized under the laws of the State of New Jersey, or if chartered in a State
other than the State of New Jersey, is a Corporation in good standing and duly
organized under the laws of such State and is authorized to do business in the
State of New Jersey. The undersigned representatives of Tenant hereby further
warrant and certify-to Landlord that they are officers of the Corporation and as
such are authorized and empowered to bind the Corporation to the terms of this
Lease by their signatures thereto.

                             ARTICLE 47.00 PARKING

Landlord will provide up to thirty (30) parking spaces for Tenant's employees at
a cost to Tenant of seventy five ($75.00) dollars per month for the term of this
Lease and at the market rate for the remaining years of the Term of this Lease.

If additional parking is needed, and not available at the Albany Street Plaza
Parking Deck, Landlord will help secure additional spaces at the Ferren Mall
Parking Deck at the current market rate at no cost to Landlord.

 ATTEST                              ALBANY STREET PLAZA REAL ESTATE MANAGEMENT
                                     COMPANY

 /s/ [ILLEGIBLE]^^       11/4/98     /s/ Omar Boraie                  4-11-98
--------------------------------     ------------------------------------------
 Witness                  Date       Omar Boraie                        Date
                                     Managing Partner

 ATTEST                              Inventa Corporation

 /s/ [ILLEGIBLE]^^       11/3/98     /s/ Ashok Santhanam              11/3/98
--------------------------------     ------------------------------------------
 Witness                  Date       Ashok Santhanam                    Date
                                     CEO

                                   EXHIBIT A

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                                         20
<PAGE>

                         FLOOR PLAN - LEASED PREMISES
                         ----------------------------

                                  (ATTACHED)

                                   EXHIBIT B

                                      21
<PAGE>

                                                            LEGEND
                                                            ------

                                                    _________________ DEMOLITION

                                                _______________ NEW CONSTRUCTION

                              [PLAN APPEARS HERE]
<PAGE>

                     Basic Rental Schedule - Article 4.00
                     ------------------------------------

<TABLE>
<CAPTION>
     Rental Year and Date              Amount Per Annum    Amount Per Month
     --------------------              ----------------    ----------------
<S>                                    <C>                 <C>
Years 1 - 5
November 1, 1998 - October 31, 2003       $135,200.00         $11,266.67

1ST  Option
Years 6 - 10
November 1, 2003 - October 31, 2008       $156,000.00         $13,000.00
</TABLE>

                                   EXHIBIT C

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<PAGE>

                       APPROVED SIGN DESIGN, SIZE, ETC.
                       --------------------------------

                            (INTENTIONALLY OMITTED)

                                   EXHIBIT D

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<PAGE>

                          WORK LETTER/TENANT'S PLANS
                          --------------------------

1. Landlord shall provide a tenant improvement allowance of $5.00 per rentable
   square foot.
2. Any unused tenant improvement allowance shall accrue and be used at another
   time by tenant as long as the allowance is used on the tenant's space.
3. Tenant will provide Landlord with construction, electrical, plumbing, etc.
   blueprints and CAD disc, signed and sealed by an Architect, at Tenants cost
   and expense.

                                   EXHIBIT E
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                                      24
<PAGE>

                                 MASTER LEASE
                                 ------------

This Master Lease Agreement (hereinafter referred to as the "Lease") dated
December 1, 1987, is made by and between ALBANY STREET PLAZA URBAN RENEWAL
ASSOCIATION, a New Jersey Partnership having an address c/o Boraie Realty, 120
Albany Street, Suite 305, New Brunswick, New Jersey 08901 ("Landlord") and
ALBANY STREET PLAZA REAL ESTATE MANAGEMENT COMPANY, a New Jersey Partnership
having an address c/o Boraie Realty, 120 Albany Street, Suite 305, New
Brunswick, New Jersey ("Tenant").

                                  WITNESSETH

In consideration of Ten ($10.00) Dollars, and other good and valuable
consideration, the receipt and sufficiency of which is hereby acknowledged, and
the mutual covenants contained herein, Landlord and Tenant agree with each other
as follows:

                 ARTICLE I DEMISED PREMISES AND TERM OF LEASE

Section 1.01  Demised Premises

Landlord hereby leases and lets to Tenant, and Tenant hereby takes and hires
from Landlord, upon and subject to the terms, covenants, conditions and
provisions hereof, all that certain plot, piece or parcel of land known and
designated on the Official Tax Map of the City of New Brunswick as Block 16,
Lots 3, 15, 15.01 and 15.02 and more commonly known as 120 Albany Street, New
Brunswick, New Jersey 08901 (the "Land") together with all buildings and other
improvements erected or about to be erected thereon with such items of personal
property, fixtures and equipment as are used in connection with the operation of
such buildings and improvements, excepting such items of personal property as
are owned by Tenants of Tenant (the "Sub-Tenants") under executed leases
(hereinafter collectively referred to as the "Improvements"). The Land and
Improvements comprise, collectively, a first class retail shopping and
commercial center.

Section 1.02  Term Commencement

The Term of this Lease shall commence (the "Commencement Date") upon the full
and complete execution of this Lease.

Section 1.03  Term Expiration

This Lease shall be effective for so long as Landlord and the Demised Premises
remain subject to the provisions of the Urban Renewal Corporation and
Association Law of 1961, N.J.S.A. 40:55C-40 et seq. (the "Law"), as the Law be
amended, supplemented or revised, from time to time. In no event, however, shall
this Lease extend beyond April 30, 2005 unless extended by the mutual written
agreement of Landlord and Tenant.

                                ARTICLE II RENT

Section 2.01  Payment of Rent

All rent ( the "Rent") payable to Landlord under this Lease shall be paid to
Landlord at the address specified in Article XV hereof, or as Landlord may
otherwise designate, in lawful money of the United States.

Section 2.02  Rent

Tenant shall pay annually to Landlord as Rent the sum of $1,140,000.00, payable
in equal monthly installments of $95,000.00 payable in advance on the first day
of each full calendar month during the Term. The first such monthly payment
shall be paid on the Commencement Date and shall include prorated Rent for the
period from the Commencement Date to the first day of the first full calendar
month of any year during the Term. The annual Rent to be paid by Tenant to
Landlord may be revised, readjusted or recalculated at the election of Landlord
at least thirty (30) days prior to the expiration of any rental year during the
Term.

Section 2.03  Landlord and Tenant agree that all Rent payable hereunder shall be
net to Landlord and all costs, expenses and obligations of every kind and nature
relating to the Demised Premises shall be paid by Tenant, and Landlord shall be
indemnified and saved harmless from and against such costs, expenses and
obligations.

             ARTICLE III TAXES, ASSESSMENTS, ANNUAL SERVICE CHARGE

Section 3.01  Impositions

The term "Impositions" shall mean all real estate taxes, duties or assessments
(special or otherwise), water and sewer rents whether ordinary or extraordinary,
general or special, foreseen or unforeseen, of any kind and nature whatsoever,
which at any time during the Term of this Lease shall be assessed, levied,
confirmed, imposed upon or grow out of, or become due and payable in respect of,
or become a lien on or attributable in any manner to the Demised Premises, or
the rents receivable therefrom, or any part thereof or any use thereon or any
facility located therein or used in connection therewith or any charge or other
payment required to be paid to any governmental authority, whether or not any of
the foregoing shall be a so called "Real Estate Tax". In this regard, Tenant
acknowledges that Landlord shall be entitled to an "in lieu" payment of real
estate taxes (hereinafter referred to as the "Annual Service Charge") for the
Improvements located on the Demised Premises, and which Annual Service Charge is
afforded to Landlord pursuant to the Law. Tenant agrees that it will take all
steps necessary to maintain and preserve the Annual Service Charge during the
Term of this Lease. From and after the Commencement Date, Tenant shall pay (or
Tenant shall cause its Sub-

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                                      25
<PAGE>

Tenants to pay pursuant to executed leases) all Impositions and/or the Annual
Service Charge attributable to the Demised Premises in a timely manner, and
Landlord shall be indemnified and saved harmless from and against the payment of
such Impositions.

Section 3.02  Other Governmental Charges

Tenant shall also pay (or Tenant shall cause its Sub-Tenants to pay) before any
fine, penalty, interest or cost may be added thereto or become due or be imposed
by operation of law for the non-payment thereof, all excises, levies, licenses
and permit fees and other governmental charges, general and special, ordinary
and extraordinary, unforeseen and foreseen, of any kind and nature whatsoever
which at any time prior to or during the Term of this Lease may be assessed,
levied, confirmed, imposed upon the Demised Premises or any part thereof or any
appurtenance thereto as a result of or in connection with the use to which the
Demised Premises are put by Tenant (notwithstanding that such use may have been
consented to by Landlord).

                             ARTICLE IV SURRENDER

Section 4.01  Surrender of Demised Premises

Tenant shall on the last day of the Term, or upon an earlier termination of this
Lease, quit and surrender the Demised Premises to the possession of Landlord
without delay, broom clean and in good order, condition and repair (reasonable
wear and tear excepted), free and clear of all lettings, and occupancies or
subleases, and free and clear of all liens and encumbrances other than those, if
any, created by Landlord.

Section 4.02  Landlord Not Liable
Landlord shall not be responsible for any loss or damage occurring to any
property owned by Tenant or any Sub-Tenant.

Section 4.03  Survival
The provisions of this Article IV shall survive any termination of this Lease.

                              ARTICLE V INSURANCE

Section 5.01  Hazard Insurance

Tenant shall carry and/or Tenant shall cause its Sub-Tenants to carry pursuant
to executed leases, Insurance for the Demised Premises (or any portion thereof
in the case of a Sub-Tenant) against loss or damage by fire and against loss or
damage by other risks now or hereafter embraced by "extended coverage", and
against such other risks as Landlord from to time may reasonably designate, with
a replacement cost (depreciation) endorsement, in amounts sufficient to prevent
Landlord or Tenant from becoming a co-insurer under the terms of the applicable
policies, but in any event in an amount not less than the "full replacement
cost" without any deduction for physical depreciation of the Improvements. Such
"Full Replacement Cost" shall be determined at Tenant's cost and expense from
time to time at the request of Landlord, by an appraiser, engineer, architect or
contractor designated by Landlord.

Section 5.02  Liability and Other Insurance

Tenant shall cause its Sub-Tenants to secure and maintain such liability
(Personal Injury and Property) Insurance and such other Insurance and in such
amounts as Landlord, in its sole and absolute discretion, shall deem appropriate
to protect Landlord and Tenant.

                              ARTICLE VI REPAIRS

Section 6.01  Landlord: No Repair Obligations

Landlord shall not be required to furnish any services or facilities or to make
any repairs or alterations in or to the Demised Premises. Tenant assumes the
full and sole responsibility for the condition, operation, repair, replacement,
maintenance and management of the Demised Premises.

              ARTICLE VII COMPLIANCE WITH LAWS, ORDINANCES, ETC.

Section 7.00  Obligations of Law and Boards

Throughout the Term, Tenant, at its sole cost and expense, shall promptly comply
with all present and future laws, ordinances, orders, rules, regulations and
requirements of all federal, state and municipal governments, courts,
departments, commissions, boards and officers, and all orders, rules and
regulations of the National Board of Fire Underwriters or any other body
exercising similar functions, foreseen or unforeseen, structural or
nonstructural, interior or exterior, ordinary as well as extraordinary, which
may be applicable to the demised Premises and the sidewalks and curbs adjoining
the Demised Premises or to the use or manner of use of the Demised Premises or
the Sub-Tenants thereof, whether or not such law, ordinance, order, rule,
regulation or requirement shall interfere with the use and enjoyment of the
Demised Premises.

                             ARTICLE VIII NO WASTE

Section 8.00  No Waste

Tenant will not do or suffer any waste or damage, disfigurement or injury to the
Demised Premises or any part thereof.

                                                               -----------------
                                                               /s/ [ILLEGIBLE]^^
                                                               -----------------
                                                                  Initial Here

                                      26
<PAGE>

                            ARTICLE IX CONDEMNATION

Section 9.01  Entire Demised Premises Taken

If the whole of the Demised Premises shall be acquired or condemned by eminent
domain for any public or quasi-public use or purpose, then the Term shall cease
and terminate as of the date on which possession of the Demised Premises is
actually surrendered to the condemning authority, and on such date all Rent
shall be paid up to that date and thereupon this Lease shall terminate and be
null and void as if such date were the date originally set forth herein for the
expiration of the Term and neither Landlord nor Tenant shall have any further
obligations to each other pursuant to this Lease. Tenant shall in no event have
any claim against Landlord or the condemning authority for the value of any
unexpired Term.

Section 9.02  Portion of the Demised Premises Taken

If any part of the Demised Premises shall be acquired or condemned by eminent
domain for any public or quasi-public use or purpose, and in the event that such
partial taking or condemnation shall, in Tenant's reasonable business judgment,
render the Demised Premises unsuitable for the authorized business of the
Tenant, then in any such event the Term shall, at Tenant's option, exercised by
written notice to Landlord with thirty (30) days after any such taking, cease
and terminate as of the date on which possession of the portion of the Demised
Premises in question is actually surrendered to the condemning authority and on
such date all Rent shall be paid up to that date and thereupon this Lease shall
terminate and be null and void as if such date were the date originally set
forth herein for the expiration of the Term and neither Landlord or Tenant shall
have any further obligations to each other pursuant to this Lease. Tenant shall
in no event, have any claim against Landlord or the condemning authority for the
value of the unexpired Term. In the event of a partial taking or condemnation
which is not extensive enough to render the Demised Premises unsuitable for the
business of Tenant, then Landlord shall make the net condemnation proceeds
allocable to the Demised Premises available to Tenant for the restoration of the
Demised Premises, and Tenant shall promptly restore the Demised Premises to a
condition comparable to their condition at the time immediately prior to the
condemnation or taking, less, however, the portion lost in the taking, and this
Lease shall continue in full force and effect pursuant to the terms and
conditions hereof;, provided, however, that Rent shall abate in proportion to
the area of the Demised Premises taken. If the condemnation award made available
to Tenant by Landlord is insufficient to pay the entire cost of the restoration
work, Tenant shall supply the amount of any deficiency. For purposes of
determining the amount of the funds available for restoration of the Demised
Premises from the condemnation award, said amount will be deemed to be that part
of the award which remains after payment of Landlord's reasonable expenses
incurred in recovering same and which represents a portion of the total sum so
available (excluding any award or other compensation for land) which is
equitably allocable to the Demised Premises.

                      ARTICLE X ASSIGNMENT AND SUBLETTING

Section 10.00 Assignment, Subletting, Etc.

Tenant shall not assign or otherwise encumber this Lease without Landlord's
prior written consent. Tenant may freely sublet the Demised Premises or any
portion thereof as Tenant, in its sole and absolute discretion, shall deem
appropriate.

                              ARTICLE XI DEFAULT

Section 11.00 Events of Default

If any one or more of the following events (herein sometimes called "Events of
Default") shall happen:

     a) if default shall be made in the due and punctual payment of any Rent or
     any part thereof when the same shall become due and payable, and such
     default shall continue for a period of ten (10) days after written notice
     thereof;, or
     b) if default shall be made by Tenant in the performance of or compliance
     with any of the covenants, agreements, terms, or conditions contained in
     this Lease other than those referred to in the foregoing subdivision (a),
     and such default shall continue for a period of ten (10) days after written
     notice thereof from Landlord to Tenant, provided, that if Tenant proceeds
     with due diligence during such ten (10) day period to cure such default and
     is unable by reason of the nature of the work involved, to cure the same
     within the said ten (10) days, its time to do so shall be extended for an
     additional period not to exceed the time necessary to cure the same,
     provided, however, that Tenant diligently prosecutes same to completion,
     such extension of time shall not subject Landlord or Tenant to any
     liability, civil or criminal, and the interest of Landlord in this Lease
     shall not be jeopardized thereby; or
     c) if at any time during the Term there shall be filed by Tenant in any
     court pursuant to any statute, either of the United States or of the State
     of New Jersey, a petition in bankruptcy or insolvency, or for
     reorganization, or for the appointment of a receiver or trustee of all or a
     portion of Tenant's property or if Tenant makes an assignment for the
     benefit of creditors or petitions for or enters into an arrangement; or
     d) if at any time during the Term there shall be filed against Tenant in
     any court pursuant to any statue either of the United States or of the
     State of New Jersey, a petition in bankruptcy or insolvency, or for
     reorganization, or for appointment of a receiver or trustee of all or a
     portion of Tenant's property, and if within sixty (60) days after the
     commencement of any such proceeding against Tenant, the same shall not have
     been dismissed;

then and in any such event, Landlord at any time thereafter may give written
notice to Tenant specifying such Event of Default or Events of Default and
stating that this Lease and the Term shall expire and terminate on the date
specified in such notice, which shall be at least ten (10) days after the giving
of such notice, and upon the date specified in such notice, this Lease and the
term and all rights of Tenant under this Lease shall expire and terminate. The
termination of this Lease by virtue of an Event of Default or Events of Default
by Tenant shall not, however, impair any lease entered into by Tenant, as
Landlord, with any Sub-Tenant for the rental of all or portion of the Demised
Premises.

                                                               -----------------
                                                               /s/ [ILLEGIBLE]^^
                                                               -----------------
                                                                  Initial Here

                                      27
<PAGE>

                             ARTICLE XII UTILITIES

Section 12.00 Utilities

Tenant agrees to make its own arrangements, at Tenant's cost and expense, for
any gas, electricity and any other utility required in connection with the use
and operation of the Demised Premises. Tenant shall pay (or cause its Sub-
Tenants to pay pursuant to executed leases) before delinquency, directly to the
appropriate company or governmental agency, all charges for all utilities
consumed on the Demised Premises.

                          ARTICLE XIII SUBORDINATION

Section 13.01 Subordination of this Lease

At landlord's election, this Lease shall be subordinate or superior to the lien
of any present or future mortgage irrespective of the time of recording of such
mortgage. If, from time to time, Landlord shall elect that this Lease be
subordinate to the lien of any mortgage, Landlord may exercise such election by
giving notice thereof to Tenant. However, from time to time thereafter, Landlord
may elect that this Lease be paramount to the lien of such mortgage, and may
exercise such election by giving notice thereof to tenant. The exercise of any
of the elections provided in this Section shall not exhaust Landlord's right to
elect differently thereafter, from time to time. At the election of Landlord,
this clause shall be self-operative and no further instrument shall be required.
Upon Landlord's request, from time to time, Tenant shall (a) confirm in writing
and in recordable form that this Lease is so subordinate or so paramount (as
Landlord may elect) to the lien of any mortgage and/or (b) execute an instrument
making this Lease so subordinate or so paramount (as Landlord may elect) to the
lien of any Mortgage, in such form as may be required by an applicable
mortgagee.

Section 13.02 Subordination of Leases with Sub-Tenants

Any lease entered into by Tenant, as Landlord, and any Sub-Tenant for the rental
of all or a portion of the Demised Premises shall be subordinate to this Lease.
Tenant and any Sub-Tenant shall, upon Landlord's request from time to time (a)
confirm in writing that such lease is subordinate to this Lease or to the lien
of any mortgage made by Landlord and/or (b) execute an instrument making such
lease subordinate to this Lease or to the lien of any mortgage made by Landlord.

                            ARTICLE XIV ATTORNMENT

Section 14.00 Attornment

If the demised Premises is encumbered by a mortgage and such mortgage is
foreclosed, or if the Demised Premises is sold pursuant to such foreclosure or
by reason of a default under said mortgage, then, notwithstanding such
foreclosure, such sale, or such default (i) Tenant shall not disaffirm this
Lease or any of its obligations hereunder, and (ii) at the request of the
applicable mortgagee or purchaser at such foreclosure or sale, Tenant shall
attorn to such mortgagee or purchaser and execute a new lease for the Demised
Premises setting forth all of the provisions of this Lease except that the term
of such new Lease shall be for the balance of the Term.

                              ARTICLE XV NOTICES

Section 15.00 Notices

Any notices required or authorized to be pursuant to the provisions hereof shall
be sent to the parties as follows:

          a)  To Landlord:  ALBANY STREET PLAZA URBAN RENEWAL ASSOCIATION
                            c/o Boraie Development Corp.
                            120 Albany Street, Suite 305
                            New Brunswick, NJ 08901

          b)  To Tenant:    ALBANY STREET PLAZA REAL ESTATE MANAGEMENT
                            COMPANY
                            c/o Boraie Development Corp.
                            120 Albany Street, Suite 305
                            New Brunswick, NJ 08901

or such other addresses as shall be designated by the parties hereto upon
Written notice. All notices and other communications hereunder shall be in
writing and shall be deemed to have been duly given when sent by prepaid
registered or certified mail, return receipt requested.

                           ARTICLE XVI MISCELLANEOUS

Section 16.01 Captions

The captions of this Lease are for convenience and reference only and in no way
define, limit or describe the scope or intent of this Lease nor in any way
affect this Lease.

Section 16.02 Controlling Law

This Lease shall be construed and enforced in accordance with the laws of the
State of New Jersey.

                                                               -----------------
                                                               /s/ [ILLEGIBLE]^^
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                                                                  Initial Here

                                      28
<PAGE>

Section 16.03 Integration; Modifications

Upon the execution and delivery hereof, this instrument shall constitute the
entire lease between the Landlord and Tenant for the Demised Premises. This
Lease cannot be changed orally but only by an agreement in writing and signed by
the party against whom enforcement of any waiver, change, modification or
discharge is sought.

         ARTICLE XVII Covenants to Bind and Benefit Respective Parties

Section 17.00 Binding Effect

The covenants and agreements herein contained shall bind and inure to the
benefit of Landlord and Tenant and their respective legal representatives,
successors and assigns, except as otherwise provided herein.

IN WITNESS WHEREOF, Landlord and Tenant have caused this Lease to be executed as
of the day and year first above written.

WlTNESS:
                         LANDLORD: ALBANY STREET PLAZA
                         URBAN RENEWAL ASSOCIATION
                         A New Jersey Partnership

/s/: [ILLEGIBLE]^^                               /s/: [ILLEGIBLE]^^
--------------------------------------------------------------------------------
                                                   Partner

WITNESS:
                         TENANT: ALBANY STREET PLAZA
                         REAL ESTATE MANAGEMENT COMPANY
                         A New Jersey Partnership

/s/: [ILLEGIBLE]^^                               /s/: [ILLEGIBLE]^^
--------------------------------------------------------------------------------
                                                   Partner

                                                               -----------------
                                                               /s/ [ILLEGIBLE]^^
                                                               -----------------
                                                                 Initial Here

                                      29
<PAGE>

                                   EXHIBIT F

                      BUILDING STANDARD CLEANING SCHEDULE
                      -----------------------------------
                                      FOR
                              ALBANY STREET PLAZA

    Daily:
1.  Empty wastepaper baskets and ashtrays.

2.  Vacuum clean or carpet sweep all carpets and rugs, dry mop all resilient and
    hard floors.

3.  Dust and wipe clean all office furniture and window sills, washing window
    sills when necessary (desk surfaces are to be uncluttered and free of
    materials).

4.  Wipe clean all water fountains and coolers; empty waste water.

5.  Dust and damp dust, as necessary, interiors of all wastepaper baskets.

6.  Remove wastepaper and normal office refuse.

7.  Sweep and dust all private stairways.

8.  Clean all men's and ladies' toilets, sanitize all fixtures.

9.  Mop all ceramic tile, marble and terrazzo flooring.

    Periodically:
1.  Wash all exterior windows twice a year.

2.  Clean interior glass twice per year.

3.  Dust while in place all pictures, frames, charts, graphs and similar wall
    hangings not reached in night cleaning schedule quarterly.

4.  Dust all vertical surfaces and walls, partitions, doors, doorbucks and other
    surfaces not reached in night cleaning schedule quarterly.

5.  Dust all venetian blinds quarterly.

6.  Dust ceiling surfaces, other than acoustical ceiling material, quarterly.

7.  Vacuum all radiation and under window air conditioning equipment and
    reassemble every three years.

8.  Clean all building standard lighting fixtures.

After cleaning all lights shall be turned off, doors locked and offices left in
orderly fashion.

                                                               -----------------
                                                               /s/ [ILLEGIBLE]^^
                                                               -----------------
                                                                  Initial Here

                                      30
<PAGE>

                                   EXHIBIT G

                             RULES AND REGULATIONS
                             ---------------------

1.   The sidewalks and public portions of the building, such as entrances,
     passages, courts, elevators, vestibules, stairways, corridors or halls,
     shall not be obstructed or encumbered by Tenant or used for any purpose
     other than ingress and engress to and from the premises in accordance with
     Tenant's permitted uses.

2.   No curtains, blinds, shades, louvered openings or screens shall be attached
     to or hung in, or used in connection with, any window or door of the
     Premises without the prior written consent of Landlord, such approval not
     to be unreasonably withheld.

3.   Excepting such store identification signs as are approved in writing by
     landlord as to both design and location, no sign, advertisement, notice or
     other lettering shall be exhibited, inscribed, painted or affixed by Tenant
     on any part of the outside of the premises or building or on corridor
     walls.

4.   The sashes, sash doors, skylights, windows, heating, ventilating and air-
     conditioning vents and doors that reflect or admit light and air into the
     halls, passageways or other public places in the building shall not be
     covered or obstructed by Tenant, nor shall any bottles, parcels or other
     articles be placed on the window sills.

5.   The water and wash closets and other plumbing fixtures shall not be used
     for any purposes other than those for which they were constructed, and no
     sweepings, rubbish, rags or other substances shall be thrown therein. All
     damages resulting from any misuse of the fixtures shall be borne by tenant,
     if caused by it or its agents, employees, contractors, licensees, or
     invitees.

6.   No bicycles, vehicles or animals (except seeing eye dogs) of any kind shall
     be brought into or kept in or about the Premises. No cooking shall be done
     or permitted by tenant on the Premises except in conformity with law and
     then only in the lunchroom, as set forth in Tenant's plans, which is to be
     primarily used by Tenant's employees for heating beverages and food. Tenant
     shall not cause or permit any unusual or objectionable odors to be produced
     upon or permeate from the Premises.

7.   Tenant shall not make, or permit to be made, any unseemly or disturbing
     noises or disturb or interfere with occupants of the building or
     neighboring buildings or premises or those having business with them,
     whether by the use of any musical instrument, radio, talking machine,
     unmusical noise, whistling, singing, or in any other way, with the
     exception of the Tenant's public address system.

8.   Neither Tenant, nor any Tenant servants, employees, agents, visitors or
     licensees, shall at any time bring or keep upon the Premises inflammable,
     combustible or explosive fluid, or chemical substance, other than
     reasonable amount of cleaning fluid, or solvents required in the normal
     operation of Tenant's business offices. No offensive gases or liquids will
     be permitted.

9.   No additional locks or bolts of any kind shall be placed upon any of the
     doors or windows by Tenant, nor shall any changes be made in existing locks
     or the mechanism thereof, without the prior written approval of Landlord
     and unless and until a duplicate key is delivered to Landlord. Tenant
     shall, upon termination of its tenancy, restore to Landlord all keys of
     stores, offices and toilet rooms, either furnished to, or otherwise
     procured by, Tenant.

10.  All moves in or out of the Premises, or the carrying in or out of any
     safes, freight, furniture or bulky matter of any description must take
     place during the hours which Landlord or its agent may reasonably determine
     from time to time, pursuant to article 10.02. Only the building freight
     elevator shall be used for such purposes. Tenant will insure that movers
     take reasonable measures required by Landlord to protect the building (e.g.
     windows, carpets, walls, doors, and elevator cabs) from damage.

11.  Landlord reserves the right to exclude from the building at all times other
     than business hours all persons who do not present a pass to the building
     signed by Tenant. Issuance of such passes by landlord for Tenant shall be
     on a reasonable basis.

12.  The Premises shall not be used for lodging or sleeping or for any immoral
     or illegal purpose.

13.  The requirements of Tenant will be attended to only upon application at the
     office of the building. Building employees shall not perform any work or do
     anything outside of their regular duties, unless under special instructions
     from the office of Landlord.

14.  There shall not be used in any space, or in the public halls of any
     building, either by Tenant or by its jobbers or others, in the delivery or
     receipt of merchandise, any hand trucks, except those equipped with rubber
     tires end side guards. No hand trucks, mail carts or mail bags shall be
     used in passenger elevators, provided adequate access or use of the freight
     elevator is reasonably available to Tenant, or Tenant's agents.

                                                               -----------------
                                                               /s/ [ILLEGIBLE]^^
                                                               -----------------
                                                                  Initial Here

                                      31
<PAGE>

15.  Landlord reserves the right to modify or delete any of the foregoing Rules
     & Regulations and to make such other and reasonable Rules and Regulations
     as in its judgment may from time to time be needed for the safety, care and
     cleanliness of the Premises, and for the preservation of good order
     therein.

                                                               -----------------
                                                               /s/ [ILLEGIBLE]^^
                                                               -----------------
                                                                  Initial Here

                                      32<PAGE>

                                                                 EXHIBIT 10.8

                              SUBLEASE AGREEMENT

1.   PARTIES

This Sublease Agreement (the "Sublease") entered into this 9th day of September
____, 1999 is made between Marcam Solutions, Inc., as assignee of Marcam
Corporation ("Sublessor"), and Inventa Corporation, ("Sublessee").

2.   THE LEASE

Sublessor is party to that certain written lease, dated March 20, 1997 by and
between CStone-Oakbrook, Inc. and Marcam Solutions, Inc, as assignee of Marcam
Corporation (the "Lease").

3.   THE SUBLEASE

Sublessor subleases the entire Sublease Premises, as further defined below, to
Sublessee and Sublessee subleases the entire Sublease Premises from Sublessor,
in accordance with the terms and conditions set forth herein. The terms used in
this Sublease shall have the same meaning ascribed to them in the Lease, except
as and to the extent otherwise expressly provided in the Sublease. It is
mutually acknowledged that the term "Premises" when used in the Lease shall mean
Suites 101 and 120 and contain approximately 5,373 rentable square feet,.

4.   SUBLEASE PREMISES

Sublessor hereby subleases to Sublessee, on the terms and conditions set forth
in this Sublease, the "Sublease Premises", otherwise defined as Suites 101 and
120 in the building commonly known as One Lincoln Centre, Oakbrook Terrace,
Illinois, consisting of approximately 5,373 rentable square feet.

5.   WARRANTY AND COVENANT BY SUBLESSOR

Except with respect to the Assignment of Lease from MAPICS, Inc. (formerly known
as Marcam Corporation) to Marcam Solutions, Inc. dated as of July 31, 1997,
Sublessor warrants and represents to Sublessee that the Lease has not been
amended or modified except as expressly set forth herein. Sublessor represents
and warrants that (i) it has received and has sent no written notice of default
in connection with the Lease, (ii) it has no knowledge of any default by the
Lessor, as landlord, under the lease, and (iii) it has no knowledge of any
default by Sublessor, as tenant, under the Lease. Sublessor hereby covenants and
agrees to pay Base Rent and Additional Rent as such terms are defined in the
Lease when due under the Lease and to comply with and perform all the
provisions, covenants, conditions and agreements on its part to be done and
performed as tenant under the Lease, except for those provisions, covenants,
conditions and agreements assumed by Sublessee with respect to the Sublease
Premises demised under this Sublease and capable of performance by Sublessee.

6.   TERM

The Term of this Sublease shall commence on September 15, 1999 (the
"Commencement Date") and end on April 30, 2002. If Sublessor permits Sublessee
to take Possession prior to the commencement of
<PAGE>

the Term, such early Possession shall not advance the Termination Date and shall
be subject to the provisions of this Sublease, including, without limitation,
payment of rent. Sublessor shall not be obligated to make any alterations,
improvements or repairs to the Premises on account of the Sublease. Sublessee
agrees to lease the Sublease Premises in their present condition on an "AS IS"
basis, and it acknowledges and stipulates that the Sublease Premises, in their
present condition are suitable and satisfactory for Sublessee's occupancy and
the conduct of Sublessee's business. Notwithstanding anything contained herein
to the contrary, Sublessee shall have the right to occupy the Sublease Premises
at anytime after the date of this Sublease. Tenant's early occupancy of the
Sublease Premises shall be subject to all of the terms and conditions of this
Sublease, except that Sublessee shall have no obligation to pay Rent pursuant to
Paragraph 7 until the Commencement Date.

7.   RENT

Sublessee shall pay to Sublessor as rent, without deduction, setoff, notice or
demand, at 95 Wells Avenue, Newton, MA 02459 ATTN: Accounts Receivable or at
such other place as Sublessor shall designate from time to time by notice to
Sublessee, in the following amounts:

From, September 15, 1999 thru April 30, 2002 in 31 monthly installments of
$9,852.33 each, and a partial installment of $4926.17.

If the Term begins or ends on a day other than the first or last day of a month,
the rent for the partial months shall be prorated on a per diem basis. The Rent
shall include all Base Rent and Additional Rent (as such terms are defined in
the Lease) and all other amounts due and owing from Sublessee hereunder for the
Term, except separately metered electricity which will be paid by Sublessee
directly to the utility company (as defined in Paragraph 5 hereof).

7.1  ADDITIONAL RENT

Effective January 1, 2000, Sublessee shall be responsible for any Additional
Rent, as defined in Paragraph 5 of the Lease in excess of the amount due under
Paragraph 7 of this Sublease Agreement.

8.   SECURITY DEPOSIT

Sublessee shall deposit with Sublessor's parent corporation upon execution of
this Sublease the sum of Nineteen Thousand Seven Hundred Four and 66/100 Dollars
($19,704.66.) as security for Sublessee's faithful performance of Sublessee's
obligations hereunder ("Security Deposit"). If Sublessee fails to pay rent or
other charges when due under this Sublease, or fails to perform any of its
obligations hereunder after and required notification to Sublessee and the
expiration of all notice and grace periods, Sublessor may use or apply all or
any portion of the Security Deposit for the payment of any rent or other amount
then due hereunder and unpaid, for the payment of any other sum for which
Sublessor may become obligated by reason of Sublessee's default or breach, or
for any loss or damage sustained by Sublessor as a result of Sublessee's default
or breach. If Sublessor so uses any portion of the Security Deposit, Sublessee
shall, within ten (10) days after written demand from Sublessor, restore the
Security Deposit to the full amount originally deposited, and Sublessee's
failure to do so shall constitute a default under this Sublease. Sublessor shall
not be required to keep the Security Deposit separate from its general accounts.
If Sublessee faithfully performs all of Sublessee's obligations hereunder for a
period of eighteen (18) months, Sublessor shall return one half of the Security
Deposit to Sublessee. Within ten (10) days after the Term has expired, or
Sublessee has vacated the Sublease Premises, whichever shall last occur, and
provided Sublessee is not then in default of any of its obligations hereunder,
the Security Deposit, or so much thereof as had not theretofore been applied by
Sublessor shall be returned to Sublessee.

9.   USE OF SUBLEASE PREMISES
<PAGE>

The Sublease Premises shall be used and occupied only for general office
purposes and other uses permitted under the Lease and for no other use or
purpose.

10.  OTHER PROVISIONS OF SUBLEASE

All applicable terms and conditions of the Lease are incorporated into and made
a part of this Sublease as if Sublessor were the Landlord thereunder, Sublessee
the Tenant thereunder and the Sublease Premises the Premises, as set forth
below. Sublessee assumes and agrees to perform the Tenant's obligations under
the Lease during the Term to the extent that such obligations are applicable to
the Premises, except that the obligation to pay rent to Landlord under the Lease
shall be considered performed by Sublessee to the extent and in the amount rent
is paid to Sublessor in accordance with Paragraph 7 of this Sublease. Sublessee
shall not commit or suffer any act or omission that will violate any of the
provisions of the Lease.

11.  ATTORNEYS' FEES

If Sublessor or Sublessee shall commence an action against the other arising out
of or in connection with this Sublease, the prevailing party shall be entitled
to recover its costs of suit and reasonable attorney's fees.

12.  NOTICES

All notices and demands which may or are to be required or permitted to be given
by either party on the other hereunder shall be in writing. All notices and
demands by either party to the other shall be sent by United States mail,
postage prepaid, or other guaranteed overnight carrier to the address
hereinbelow, or to such other place as each party may from time to time
designate in a notice to the other party.

To Sublessor:    Marcam Solutions, Inc.
                 c/o Wonderware Corporation
                 100 Technology Drive
                 Irvine, CA 92618
                 ATTN: Facilities Manager

To Sublessee:    Inventa Corporation
                 255 Shoreline Drive
                 2/nd/ Floor
                 Redwood Shores, CA 94065
                 ATTN: Controller

                 with a copy to: Contracts Manager

13.  ALTERATIONS

Sublessee shall not make any alterations in or to the Premises without the prior
written consent of Sublessor, which consent shall not be unreasonably withheld
or delayed. Any such changes shall be made in compliance with the Lease
(including, without limitation, the requirement to obtain the Lessor's consent
for certain types of alterations and the obligation to restore the Premises upon
the expiration of this Sublease).

14.  NO ASSIGNMENT OR SUBLETTING
<PAGE>

Sublessee may not assign this Sublease, nor further sublet the Premises, nor
permit the same to be occupied by others, without the prior written consent of
Sublessor in each instance, which consent shall not be Unreasonably withheld or
delayed.

15.  DEFAULT

The provisions of Article 19 of the Lease are hereby incorporated by reference
into this sublease to govern the rights, obligations and remedies of Sublessor
and Sublessee in the event of a default by Sublessee of its obligations pursuant
to this Sublease.

16.  ADDITIONAL SERVICES

If Sublessee shall request freight elevator facilities, after hours heat, cooled
air, or mechanical ventilation or any other service for which a charge is
imposed pursuant to the Lease or otherwise, Sublessee shall either (i) if the
Lessor bills the Sublessee directly for such services, pay the full amount of
such charge to the Lessor within five (5) days after demand, or (ii) if the
Lessor bills the Sublessor for such services, pay the full amount of such charge
to Sublessor within five (5) days after demand as additional services rent
("Additional Services Rent").

17.  INTEREST

If Sublessee shall fail to pay any installment of Rent or Additional Services
Rent within 10 days of when payment is due, Sublease shall pay interest thereon
at an annual rate of 10% (or the maximum rate permitted by law, whichever is
less), from the date on which such payment is due to the date of payment
thereof,

18.  ENTIRE AGREEMENT

This Sublease, including the Lease which is incorporated herein as part of this
Sublease, embodies the entire understanding of the parties and there are no
further agreements or understandings, written or oral, in effect between the
parties relating to the subject matter hereof.

19.  MISCELLANEOUS

(a) As between the Sublessor and Sublessee, in the event of a conflict between
    the terms, covenants and conditions of this Sublease with the terms,
    covenants and conditions of the Lease, the terms, covenants and conditions
    of this Sublease shall govern. Notwithstanding the foregoing, however,
    nothing contained in this Sublease shall be deemed, in any way, to modify
    the terms, covenants and conditions of the Lease.

(b) Sublessor covenants and agrees with Sublessee that upon Sublessee paying the
    Rent and Additional Services Rent and observing and performing all the
    terms, covenants and conditions, on Sublessee's part to be observed and
    performed, Sublessee may peaceably and quietly enjoy the Premises, subject
    to the terms and conditions of the Lease and this Sublease.

(c) Sublessor covenants that it will not voluntarily amend or modify the terms
    and conditions of the Lease, without the prior consent of Sublessee, unless
    such amendment or modification (i) would not have a material adverse impact
    of Sublessee's rights pursuant to this Sublease, or (ii) is required by
<PAGE>

    the terms of the Lease, in which event Sublessor shall provide Sublessee
    with advanced written notice of any such amendment or modification.

20.  MODIFICATIONS

This Sublease may only be modified and/or amended by means of a written
document, signed by both parties.

IN WITNESS WHEREOF, the parties have executed this Sublease Agreement as of the
9th day of September, 1999

                         SUBLESSOR:          Marcam Solutions, Inc.

                                             By: /s/ Al Fink
                                                 -------------------------------

                                             Name: Al Fink
                                                   -----------------------------

                                             Title: Vice President
                                                    ----------------------------

                         SUBLESSEE:          Inventa Corporation

                                             By: /s/ David A. Lavanty
                                                 -------------------------------

                                             Name: David A. Lavanty
                                                   -----------------------------

                                             Title: President & CEO
                                                    ----------------------------
<PAGE>

                                   EXHIBIT A
                                   ---------

Upon commencement of this Sublease and occupation and payment of Security
Deposit and first month Rent, all furniture remaining in the Premises as
itemized in Exhibit B attached and the phone system listed below shall become
the property of Subtenant.

                         Description       Quantity
                    Norstar 8x24 KSU           1
                Norstar DR5 Software           1
Norstar 2-Port Copper Expansion Card           1
         Norstar Copper Trunk Module           1
               LS/DS Trunk Cartridge           1
       Norstar Copper Station Module           1
             M7324 Telephone (Black)           1
             M7310 Telephone (Black)           7
             M7208 Telephone (Black)          13
             Key Lamp Module (Black)           1
      Station Auxiliary Power Supply           1
<PAGE>

                                   EXHIBIT B
                                   ---------

                      Furniture Remaining in the Premises

<TABLE>
<CAPTION>
                                                 Exec      Exec                                        Storage
                                                 Office    Office
Room                               Total    1    2         3         4      5      6      7      8      9           10      11
<S>                                <C>      <C>  <C>       <C>       <C>    <C>    <C>    <C>    <C>    <C>   <C>   <C>     <C>
5-drawer desk                         12    1         1         1    1      1      1      1      1                   1       1
4-drawer metal file cabinet (beige)   12    2                        1             1      1      1                           1
4-shelve wood bookcase                 5    1                        1      1                                 1              1
Printer stand                          1    1
High-back exec chair                   2    1                                                                        1
Guest chair                           11    2         2         3
Wall board                            12    2         1         1    1      1      1             1                   1       1
3-shelve wood bookcase                 7              1         1                         1      2                   1
5' round table                         3              1         1
Meeting chair (rolling)               54              5         2    3      3      3      3      3            4      2       1
2-drawer wood file cabinet             2              1         1
Credensa                               2              1         1
2-drawer metal file cabinet (beige)    2              1                     1
2.6x8 cafeteria table                  6                             1                    1                   2
2-drawer metal file                    5                                                  1                          1
 cabinet (black)
2-shelve metal bookcase (beige)        2                                           1
3x4 wood table                         1
2-door storage cabinet (beige/6')      1
2-door storage cabinet (4'/black)      1
Metal storage shelves (4)              1
8' conference table (grey)            14
Large conference room table            1
L-shaped reception desk 5'6"x 6.6"     1
End Table                              1
Desk Phone                            17    1         1         1    1      1      1      1                   1      1       1

<CAPTION>
                                                   Storage   Kitchenette      (Locked)             Lab  Conference  Reception
                                                                                                        Room
Room                                   11    12    13        14           15  16          17   18  19   20          21
<S>                                    <C>   <C>   <C>       <C>          <C> <C>         <C>  <C> <C>  <C>         <C>
5-drawer desk                           1                                                  1    1
4-drawer metal file cabinet (beige)     1     4                                                 1
4-shelve wood bookcase                  1
Printer stand
High-back exec chair
Guest chair                                                                                                          4
Wall board                              1                                                           1    1
3-shelve wood bookcase                                                                     1
5' round table                                                1
Meeting chair (rolling)                 1     2               3            2               2    3   7    6
2-drawer wood file cabinet
Credensa
2-drawer metal file cabinet (beige)
2.6x8 cafeteria table                         1     1
2-drawer metal file cabinet (black)           1                                            2
2-shelve metal bookcase (beige)                                                            1
3x4 wood table                                1
2-door storage cabinet (beige/6')                   1
2-door storage cabinet (4'/black)                   1
Metal storage shelves (4)                           1
8' conference table (grey)                                                     1           1       12
Large conference room table                                                                              1
L-shaped reception desk 5'6"x 6.6"                                                                                   1
End Table                                                                                                            1
Desk Phone                              1     1                                1           1    1   1    1           1
</TABLE>

<PAGE>

                              ASSIGNMENT OF LEASE
                              -------------------

     MAPICS, Inc., formerly known as Marcam Corporation, a Massachusetts
corporation with its principal address at 5775-D Glenridge Drive, Atlanta,
Georgia 30328 ("Assignor"), and Marcam Solutions, Inc., a Delaware corporation
with its principal address at 95 Wells Avenue, Newton, Massachusetts 02159
("Assignee"), make this Assignment as of July 31, 1997 (the "Effective Date").

                             PRELIMINARY STATEMENT
                             ---------------------

     Assignor is the tenant of Suites 101 and 120, consisting of approximately
5,373 square feet, in the building known as One Lincoln Centre in Oakbrook
Terrace, Illinois (the "Demised Premises"), under an Office Lease dated March
20, 1997 (the "Lease"), between CStone-Oakbrook, Inc. ("Landlord") and Assignor.
Assignor wishes to assign its rights, interests and obligations under the Lease
to Assignee, and Assignee wishes to accept such assignment and assume such
obligations, on the terms and conditions of this Assignment.

                                   AGREEMENT
                                   ---------

     In consideration of the mutual covenants in this Assignment and other
valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, Assignor and Assignee hereby agree as follows:

     1.    Assignment and Assumption. Assignor hereby assigns and transfers all
           -------------------------
of its rights, interests and obligations under the Lease and all of its rights,
title and interest in the Demised Premises to Assignee as of the Effective Date.
Assignee hereby accepts such assignment and assumes all of the obligations of
Assignor under the Lease arising or accruing on or after the Effective Date.
Assignor shall indemnify, defend and hold harmless Assignee from and against all
claims, liabilities, losses, damages, costs and expenses arising out of a breach
or default by Assignor in its obligations as the lessee under the Lease which
arise or accrue before the Effective Date. Assignee shall indemnify, defend and
hold harmless Assignor from and against all claims, liabilities, losses,
damages, costs and expenses arising out of a breach or default by Assignee in
its obligations as the lessee under the Lease which arise or accrue on or after
the Effective Date.

     2.    Adjustments. If any payments of rent, additional rent or other
           -----------
charges due under the Lease relate to a period which includes time both before
and after the Effective Date, any such payment shall be prorated according to
the fractions of the total number of days in such period occurring,
respectively, before and after the Effective Date. Assignor shall pay the
prorated portion of any such payment relating to the fractional period before
the Effective Date, and Assignee shall pay the prorated portion of any such
payment relating to the fractional period on and after the Effective Date.
<PAGE>

                                      -2-

Assignor and Assignee execute this Assignment under seal.

MAPICS, INC.                            MARCAM SOLUTIONS, INC.

By:  /s/ [ILLEGIBLE]^^                  By:  /s/ [ILLEGIBLE]^^
     --------------------------              -------------------------------
Name:                                   Name:
Title: President/Vice President         Title: President/Vice President

By:  /s/ [ILLEGIBLE]^^                  By:  /s/ [ILLEGIBLE]^^
     --------------------------              -------------------------------
Name:                                   Name:
Title: Treasurer/Assistant Treasurer    Title: Treasurer/Assistant Treasurer
<PAGE>

                              ONE LINCOLN CENTRE

                       OAKBROOK TERRACE, ILLINOIS 60181

                                 OFFICE LEASE

                                    between

                             CSTONE-OAKBROOK, INC.

                                   Landlord

                                      and

                              MARCAM CORPORATION

                                    Tenant

                          Dated as of March 20, 1997
<PAGE>

                               TABLE OF CONTENTS
                               -----------------

<TABLE>
<CAPTION>
                                                                           Page
                                                                           ----
<S>                                                                        <C>
1.    CERTAIN PROVISIONS AND DEFINITIONS..................................    1
      ----------------------------------

2.    GRANT AND ACCEPTANCE OF LEASE.......................................    3
      -----------------------------

3.    RENT................................................................    3
      ----

4.    BASE RENT...........................................................    3
      ---------

5.    ADDITIONAL RENT.....................................................    3
      ---------------

6.    USE OF PREMISES.....................................................    7
      ---------------

7.    DELIVERY OF POSSESSION..............................................    7
      ----------------------

8.    SERVICES............................................................    8
      --------

9.    CONDITION AND CARE OF PREMISES......................................   11
      ------------------------------

10.   SURRENDER OF PREMISES...............................................   12
      ---------------------

11.   HOLDING OVER........................................................   13
      ------------

12.   RULES AND REGULATIONS...............................................   14
      ---------------------

13.   RIGHTS RESERVED TO LANDLORD.........................................   14
      ---------------------------

14.   ALTERATIONS.........................................................   17
      -----------

15.   ASSIGNMENT AND SUBLETTING...........................................   17
      -------------------------

16.   WAIVER OF CERTAIN CLAIMS, INDEMNITY BY TENANT.......................   20
      ---------------------------------------------

17.   DAMAGE OR DESTRUCTION BY CASUALTY...................................   22
      ---------------------------------

18.   EMINENT DOMAIN......................................................   24
      --------------

19.   DEFAULT; LANDLORD'S RIGHTS AND REMEDIES.............................   24
      ---------------------------------------

20.   RIGHTS OF MORTGAGEES AND GROUND LESSORS.............................   30
      ---------------------------------------
</TABLE>

                                       i
<PAGE>

<TABLE>
<CAPTION>
                                                                           Page
                                                                           ----
<S>                                                                        <C>
21.   DEFAULT UNDER OTHER LEASES..........................................   32
      --------------------------

22.   INSURANCE AND SUBROGATION...........................................   32
      -------------------------

23.   NONWAIVER...........................................................   34
      ---------

24.   ESTOPPEL CERTIFICATE................................................   34
      --------------------

25.   TENANT CORPORATION OR PARTNERSHIP...................................   34
      ---------------------------------

26.   REAL ESTATE BROKERS.................................................   35
      -------------------

27.   NOTICES.............................................................   35
      -------

28.   MISCELLANEOUS.......................................................   37
      -------------

29.   EARLY OCCUPANCY.....................................................   41
      ---------------

30.   SECURITY DEPOSIT....................................................   41
      ----------------

31.   SUBSTITUTION OF OTHER PREMISES......................................   43
      ------------------------------

32.   LANDLORD............................................................   44
      --------

33.   TITLE AND COVENANT AGAINST LIENS....................................   44
      --------------------------------

34.   COVENANT OF QUIET ENJOYMENT.........................................   45
      ---------------------------

35.   EXCULPATORY PROVISIONS..............................................   45
      ----------------------
</TABLE>

                                      ii
<PAGE>

EXHIBITS
--------

   A           Floor Plan(s) of Premises
   B           Legal Description of the Land
   C           Other Definitions
   D           Rules and Regulations
   E           Janitorial Services
   F           Form of Confirmation Agreement
   W           Workletter

                                      iii
<PAGE>

                                 OFFICE LEASE
                                 ------------

DATED AS OF:         March __, 1997

BETWEEN:             CStone-Oakbrook, Inc.               ("Landlord")
(Address)            One Lincoln Centre
                     Oakbrook Terrace, Illinois 60181

AND:                 Marcam Corporation                  ("Tenant")
(Address)            801 Warrenville Road
                     Suite 250
                     Lisle, Illinois 60532

LOCATION:            Suites 101 and 120, One Lincoln Centre, Oakbrook Terrace,
                     Illinois 60181

     Landlord and Tenant hereby covenant and agree as follows:

     1.    CERTAIN PROVISIONS AND DEFINITIONS. The following provisions and
           ---------------------------------
definitions are an integral part of this lease:

     (a)   "Base Rent"

                           ANNUAL BASE           TOTAL ANNUAL      MONTHLY
        PERIOD*            RENT PER RSF              RENT        INSTALLMENT
       ---------          --------------         ------------    -----------

     4/15/97 - 4/30/98        $19.50              $104,773.50     $8,731.13
     5/1/98 - 4/30/99         $20.09              $107,916.71     $8,993.06
     5/1/99 - 4/30/00         $20.69              $111,154.21     $9,262.85
     5/1/00 - 4/30/01         $21.31              $114,488.83     $9,540.74
     5/1/01 - 4/30/02         $21.95              $117,923.50     $9,826.96

*Note: these periods are based on a Commencement Date of 4/15/97; if the
Commencement Date occurs on a different date, these periods shall be adjusted
accordingly.

     (b)   "Broker(s)" (see Section 26): Leasecorp, Inc.

     (c)   "Building": Those certain improvements from time to time located on
           the Land and known as One Lincoln Centre and any area servicing those
           improvements for which Landlord may from time to time have
           obligations, such as adjoining access areas, public sidewalks and
           other common areas and special service areas.
<PAGE>

     (d)   "Commencement Date":

           The earlier of (i) April 1, 1997 (subject to extension as set forth
           in the Workletter), or (ii) the day Tenant first occupies the
           Premises.

           No later than thirty (30) days after at the request of either party,
           Landlord and Tenant shall execute and deliver to each other a
           Confirmation Agreement confirming the Commencement Date and
           Expiration Date in the form attached hereto as Exhibit F.

     (e)   "Expiration Date": The last full day of the Term.

     (f)   "Initial Term": Beginning on the Commencement Date, the period of
           five (5) years, plus in the event the Commencement Date shall occur
           on a day other than the first day of a calendar month, any period of
           less than one (1) month between the Commencement Date and the first
           day of the next succeeding calendar month.

     (g)   "Land": The land described on Exhibit B attached hereto.

     (h)   "Premises": The area indicated on Exhibit A on the first floor of the
           Building, deemed to consist of 5,373 square feet of Rentable Area.

     (i)   "Project": The Land, the Building and all equipment and personal
           property of Landlord or its beneficiaries used in connection with the
           Land, or the Building from time to time.

     (j)   "Rentable Area": As defined in Exhibit C.

     (k)   "Security Deposit": (see Section 30): $125.000.00 (as decreased
           pursuant to the terms of Section 30 hereof).

     (l)   "Tenant Alterations": Any alteration, improvements or additions
           (including decorations) to the Premises performed or to be performed
           by or on behalf of Tenant (other than the work done pursuant to the
           Workletter).

     (m)   "Tenant Proportionate Share": 1.926%, which is the Rentable Area of
           the Premises divided by 95% of the Rentable Area of the Building.

     (n)   "Term": The Initial Term and any extension or renewal of the Initial
           Term.

     (o)   "Use": (see Section 6): General office use for a computer software
           company.

                                       2
<PAGE>

     (p)   "Workletter": The Workletter, attached as Exhibit W.

           See Exhibit C and the Workletter for other definitions.

     2.    GRANT AND ACCEPTANCE OF LEASE. Landlord hereby leases the Premises to
           -----------------------------
Tenant and Tenant hereby accepts and leases the Premises from Landlord to have
and to hold during the Term subject to the terms and conditions of this lease.

     3.    RENT. Base Rent, Additional Rent. Additional Rent Estimate and all
           ----
other amounts becoming due from Tenant to Landlord hereunder (collectively
"Rent") shall be paid in lawful money of the United States to Landlord at the
following address: c/o Hines. One Lincoln Centre, Oakbrook Terrace, Illinois
60181 or such other address as Landlord shall designate in writing to Tenant
from time to time, without any demand and without any reduction, abatement,
counterclaim, deduction or set-off whatsoever, except as expressly provided
herein, at the times and in the manner hereinafter provided. The payment of Rent
hereunder is independent of each and every other covenant and agreement
contained in this lease.

     4.    BASE RENT.
           ---------

     (a)   Amount. Tenant shall pay Base Rent to Landlord in equal monthly
           ------
installments (herein called "Monthly Base Rent"), in advance on the Commencement
Date and on or before the first day of each and every, calendar month during the
Term. If the Term shall begin on any day other than the first day of a calendar
month or end on any day other than the last day of a calendar month, then the
Monthly Base Rent for any partial calendar month within the Term shall be
prorated on a per diem basis assuming a thirty (30) day month.

     5.    ADDITIONAL RENT. In addition to paying the Base Rent. Tenant shall
           ---------------
also pay as additional rent the amounts (collectively "Additional Rent")
determined to be Tax Adjustment and Expense Adjustment in accordance with this
Section 5:

           (a)  Computation of Additional Rent. Tenant shall pay as Additional
                ------------------------------
     Rent for each Calculation Year the following amounts:

                (i)   Tenant's Proportionate Share of Taxes for such Calculation
           Year (the "Tax Adjustment"); plus

                (ii)  Tenant Proportionate Share of Expenses for such
           Calculation Year (the "Expense Adjustment").

           (b)  Payments of Additional Rent; Additional Rent Estimate;
                ------------------------------------------------------
     Projections. Tenant shall pay Additional Rent to Landlord in the manner
     -----------
     hereinafter provided. The aggregate of payments required to be made by
     Tenant on account of Additional Rent for

                                       3
<PAGE>

     any Calculation Year until actual Additional Rent are determined is herein
     called "Additional Rent Estimate".

                (i)   Landlord may, at any time and from time to time prior to
           the first Calculation Date and during the Term, deliver to Tenant a
           written notice or notices ("Projection Notice") setting forth:

                      (A)   Landlord's reasonable estimates, forecasts or
                projections (collectively, the "Projections") of any or all of
                Taxes and Expenses for such Calculation Year, and

                      (B)   Tenant's Additional Rent Estimate (setting forth the
                Expense Adjustment component and Tax Adjustment component
                separately) based upon the Projections, being the Tenant
                Proportionate Share of the Projections.

                (ii)  On or before the first (lst) day of the next calendar
           month following Landlord's service of a Projection Notice, and on or
           before the first day of each month thereafter. Tenant shall pay to
           Landlord one-twelfth (1/12) of the Additional Rent Estimate shown in
           the Projection Notice. Within fifteen (15) days following Landlord's
           service of a Projection Notice, to bring Tenant's payments of
           Additional Rent Estimate current, Tenant shall also pay Landlord the
           amount set forth in the Projection Notice, which shall equal the
           Additional Rent Estimate shown in the Projection Notice less (A) any
           previous payments on account of Additional Rent Estimate made for
           such Calculation Year, and (B) total monthly installments on account
           of Additional Rent Estimate not yet due and payable for the remainder
           of such Calculation Year. Until such time as Landlord furnishes a
           Projection Notice for a Calculation Year, Tenant shall pay to
           Landlord a monthly installment of Additional Rent Estimate on the
           first day of each month equal to the greater of the latest monthly
           installment of Additional Rent Estimate or one-twelfth (1/12) of
           Tenant's latest determined Additional Rent.

           (c)  Readjustments.
                --------------

                (i)   Following the end of each Calculation Year and after
           Landlord shall have determined the amount of Expenses to be used in
           calculating the Expense Adjustment for such Calculation Year,
           Landlord shall notify Tenant in writing (any such notice of Expenses
           and Expense Adjustment herein called "Landlord's Expense Statement")
           of such Expenses and Tenant's Expense Adjustment for such Calculation
           Year. If the Expense Adjustment owed for such Calculation Year
           exceeds the Expense Adjustment component of the Additional Rent
           Estimate paid by Tenant during such Calculation Year, then Tenant
           shall, within thirty (30) days after the date of Landlord's Expense
           Statement, pay to Landlord an amount equal

                                       4
<PAGE>

           to the excess of the Expense Adjustment over the Expense Adjustment
           component of the Additional Rent Estimate paid by Tenant during such
           Calculation Year. If the Expense Adjustment component of the
           Additional Rent Estimate paid by Tenant during such Calculation Year
           exceeds the Expense Adjustment owed for such Calculation Year, then
           Landlord shall credit such excess to Rent payable after the date of
           Landlord's Expense Statement, or may, at its option, credit such
           excess to any Rent theretofore due and owing, until such excess has
           been exhausted. If this lease shall expire or be terminated prior to
           full application of such excess. Landlord shall pay to Tenant the
           balance thereof not theretofore applied against Rent and not
           reasonably required for payment of Rent for the Calculation Year in
           which the lease expires, subject to Tenant's obligations under
           Section 5(e) hereof, provided Tenant shall have vacated the Premises
           and otherwise surrendered the Premises to Landlord in accordance with
           this lease and Tenant is not then in default under this lease.

                (ii)  Following the end of each Calculation Year and after
           Landlord shall have determined the actual amount of Taxes to be used
           in calculating the Tax Adjustment for such Calculation Year. Landlord
           shall notify Tenant in writing (any such notice of Taxes and Tax
           Adjustment herein called "Landlord's Tax Statement") of such Taxes
           for such Calculation Year. If the Tax Adjustment owed for such
           Calculation Year exceeds the Tax Adjustment component of the
           Additional Rent Estimate paid by Tenant during such Calculation Year.
           then Tenant shall, within thirty (30) days after the date of
           Landlord's Tax Statement, pay to Landlord an amount equal to the
           excess of the Tax Adjustment over the Tax Adjustment component of the
           Additional Rent Estimate paid by Tenant during such Calculation Year.
           If the Tax Adjustment component of the Additional Rent Estimate paid
           by Tenant during such Calculation Year exceeds the Tax Adjustment
           owed for such Calculation Year, then Landlord shall credit such
           excess to Rent payable after the date of Landlord's Tax Statement, or
           may, at its option, credit such excess to any Rent theretofore due
           and owing, until such excess has been exhausted. If this lease shall
           expire or be terminated prior to full application of such excess,
           Landlord shall pay to Tenant the balance thereof not theretofore
           applied against Rent and not reasonably required for payment of Rent
           for the Calculation Year in which the lease expires, subject to
           Tenant's obligations under Section 5(e) hereof, provided Tenant shall
           have vacated the Premises and otherwise surrendered the Premises to
           Landlord in accordance with this lease and Tenant is not then in
           default under this lease.

                (iii) Notwithstanding anything contained in this Section 5 to
           the contrary, Landlord may, but shall have no obligation to, include
           in the Additional Rent Estimate shown in any Projection Notice
           delivered to Tenant with respect to the last Calculation Year falling
           entirely within the Term, Landlord's good faith estimate or
           projection of Additional Rent for any partial future Calculation Year

                                       5
<PAGE>

           in which the Expiration Date occurs, and Tenant shall pay such
           Additional Rent Estimate for such future partial Calculation Year at
           the same time and in the same manner provided in this Section 5 for
           payment of Additional Rent Estimate for such last Calculation Year
           falling entirely within the Term.

           (d)  Books and Records. Landlord shall maintain books and records
                -----------------
     showing Taxes and Expenses in accordance with sound accounting and
     management practices. Tenant and its representative shall have the right to
     examine such books and records showing Taxes and Expenses upon reasonable
     prior notice and during normal business hours at any time within thirty
     (30) days following Tenant's receipt of Landlord's Statement provided for
     in Section 5(c); provided however that in the event Landlord has caused
     Landlord's Statement to be audited by an independent public accounting firm
     with a national reputation, then Tenant shall not have the right to cause
     an audit of Landlord's books and records regarding Taxes and Expenses.
     Unless Tenant shall take written exception to any item of Taxes or
     Expenses, specifying in detail the reasons for such exception as to a
     particular item within forty-five (45) days after Tenant's receipt of
     Landlord's Statement, or in the event Landlord causes Landlord's Statement
     to be certified as provided above, Landlord's Statement shall be considered
     as final and accepted by Tenant. Notwithstanding any exception made by
     Tenant, Tenant shall pay Landlord the full amount of its Additional Rent
     Estimate and its Additional Rent, subject to readjustment at such time as
     any such exception may be resolved in favor of Tenant.

           (e)  Proration and Survival. With respect to any Calculation Year
                ----------------------
     which does not fall entirely within the Term, Tenant shall be obligated to
     pay as Additional Rent for such Calculation Year only a pro rata share of
     Additional Rent as hereinabove determined, based upon the number of days of
     the Term falling within the Calculation Year. Following expiration or
     termination of this lease, Tenant shall pay any Additional Rent due to
     Landlord within thirty (30) days after the date of Landlord's Statement
     sent to Tenant. Without limiting other obligations of Tenant which survive
     the expiration or termination of this lease, the obligations of Tenant to
     pay Additional Rent provided for in this Section 5 shall survive the
     expiration or earlier termination of this lease. No interest or penalties
     shall accrue on any amounts which Landlord is obligated to credit or pay to
     Tenant by reason of this Section 5.

           (f)  No Decrease in Base Rent. In no event shall any Additional Rent
                ------------------------
     result in a decrease of the Base Rent payable hereunder.

           (g)  No Representation or Warrant. Tenant acknowledges that neither
                ----------------------------
     Landlord, nor any of Landlord's beneficiaries, nor the managing agent of
     the Project, nor the leasing agent of the Project, nor any of their
     respective agents or employees has made or does hereby make any
     representation or warranty whatsoever to Tenant as to the amount of Taxes,
     Expenses, Tax Adjustment or Expense Adjustment or any component thereof
     which may become payable during the Term.

                                       6
<PAGE>

     6.    USE OF PREMISES.
           ---------------

     (a)   Use. Tenant shall use and occupy the Premises as set forth in Section
           ---
1(o) hereof and uses reasonably incidental thereto only and for no other use or
purpose. Tenant shall comply with all rules and regulations made and adopted by
Landlord from time to time for the Building relating to Tenant's use of the
Premises and the Building.

     (b)   Compliance with Requirements. Tenant shall comply with all applicable
           ----------------------------
Laws (hereinafter defined) now or hereafter in force, with all applicable
insurance underwriters regulations and other requirements and with all notices
from any Mortgagee or Ground Lessor, respecting all matters of occupancy,
condition or maintenance of the Premises, whether any of the foregoing shall be
directed to Tenant or Landlord or any beneficiary of Landlord, and whether
imposed on the owner or occupant of the Premises. "Laws" means all statutes,
laws, ordinances, codes, rules and regulations, orders and directions of public
officials or other acts having the force or effect of law, of all federal,
state, county, municipal and other agencies, authorities or bodies having
jurisdiction over the Premises. Tenant shall not make or permit any use of the
Premises or the Building, or do or permit to be done anything in or upon the
Premises or the Building, or bring or keep anything in the Premises or the
Building, which directly or indirectly is forbidden by any of the foregoing or
which may be dangerous to persons or property, or which may invalidate or
increase the rate of insurance on the Building, its appurtenances, contents or
operations, or which may cause a default by Landlord or any of its beneficiaries
under any Mortgage or Ground Lease. Tenant shall procure and maintain all
licenses and permits legally necessary for the operation of Tenant's business
and allow Landlord to inspect them upon reasonable prior request.

     7.    DELIVERY OF POSSESSION.
           ----------------------

     If Landlord shall be unable to give possession of the Premises on the
Commencement Date for any reason Landlord shall not be subject to any liability
for failure to give possession and except as may be otherwise expressly provided
in the Workletter, the Commencement Date shall not be delayed or postponed.
Except as otherwise expressly provided in the Workletter, such failure to give
possession on the Commencement Date shall not affect the validity of this lease
or otherwise affect the obligations of Tenant hereunder, nor shall the same be
construed to extend the Term. The Premises shall not be deemed incomplete or
unavailable for Tenant's possession, and the Commencement Date shall not be
delayed, if any work for which Tenant is responsible under this lease (including
without limitation the Workletter) is not complete. The Premises shall also not
be deemed incomplete or unavailable for Tenant's possession, and the
Commencement Date shall not be delayed, if there is a Tenant Delay (as defined
in the Workletter) or if, as to any work for which Landlord is responsible under
this lease (including without limitation the Workletter), only minor or
insubstantial details of construction, decoration or mechanical adjustments
remain to be completed, or if there is a delay in any such work for which
Landlord is responsible due to special work, changes, alterations or additions
required or made by Tenant in the Premises, or which is caused in whole or in
part by Tenant through the delay of Tenant in

                                       7
<PAGE>

hiring or completing contracts with architects, engineers, contractors, material
suppliers or others, submitting plans, supplying information, approving plans,
specifications or estimates, giving authorizations or otherwise, or which is
caused in whole or in part by delay or default on the part of Tenant or any
other reason set forth in the Workletter. In the event of any dispute as to
whether any work for which Landlord is responsible under this lease (including
without limitation the Workletter)has been completed, the decision of Tenant's
architect shall be final and binding on the parties.

     8.    SERVICES.
           --------

     (a)   General Description of Services. Landlord shall furnish the
           -------------------------------
following services (the cost of which may be included in Expenses):

           (i)   Air conditioning and heat when necessary to provide a
     temperature condition required, in Landlord's reasonable judgment, for
     comfortable occupancy of the Premises under normal business operations,
     Monday through Friday from 8:00 A.M to 6:00 P.M. and Saturdays from 8:00
     A.M to 1:00 P.M, Holidays excepted. Levels of heating and air conditioning
     are subject to adjustments pursuant to mandatory and voluntary compliance
     by Landlord with Laws and guidelines relating to energy use.

           (ii)  Domestic water in common with other tenants for drinking,
     lavatory and toilet purposes drawn through fixtures installed by Landlord
     within the core of the Building, and warm water in common with other
     tenants for lavatory purposes from the same regular Building supply and
     fixtures.

           (iii) Janitor and cleaning service in and about the Premises and
     common areas of the Building, substantially as set forth in Exhibit E
     attached hereto, which may be modified by Landlord from time to time.
     Tenant shall not provide or use any other janitor or cleaning service.

           (iv)  Passenger elevator service in common with Landlord and other
     persons, Monday through Friday from 8:00 A.M. to 6:00 P.M. (Saturdays from
     8:00 A.M. to 1:00 P.M.), Sundays and Holidays excepted, and freight
     elevator service in common with Landlord and other persons, Monday through
     Friday from 8:00 A.M. to 4:30 P.M., Saturdays, Sundays and Holidays
     excepted, and limited passenger elevator service daily at all times when
     the aforesaid passenger elevator service is not furnished.

     (b)   Electricity. Electricity shall not be furnished by Landlord, but
           -----------
shall be furnished by Commonwealth Edison Company or another electric utility
company serving the area selected by Landlord. Landlord shall permit Tenant to
receive such service direct from such utility company at Tenant's cost, and
shall permit Landlord's wire and conduits, to the extent available, suitable and
safely capable, to be used for such purposes. Tenant shall make all necessary
arrangements with the utility company for metering and paying for electric
current furnished by

                                       8
<PAGE>

it to Tenant, and Tenant shall pay for all charges for electric current consumed
on the Premises during Tenant's occupancy thereof. Tenant shall make no
alterations or additions to the electric equipment or systems in the Premises or
the Building without the prior written consent of Landlord in each instance.
Tenant also agrees to purchase from Landlord or the managing agent of the
Project, as Landlord shall direct, all lamps, bulbs, ballasts and starters used
in the Premises during the Term. Tenant covenants and agrees that at all times
its use of electric current shall never exceed the capacity of the feeders to
the Building or the risers or wiring installed thereon.

     (c)   Telephone. Telephone service shall not be furnished by Landlord.
           ---------
Landlord shall permit Tenant to receive such service direct from any telephone
company serving the area at Tenant's cost, and shall permit Landlord's telephone
building riser cable, to the extent available, to be used for such purposes.
Landlord shall require Tenant to contract directly for such access with a
company which is managing use of the telephone cable riser in the Building.
Tenant shall make all necessary arrangements with the telephone company for
paying for the telephone service furnished by it to Tenant and Tenant shall pay
for all charges for telephone service and riser cable access. Neither Tenant or
Tenant's telephone company nor their respective agents, employees, licensees,
invitees or contractors shall make any alterations, additions or repairs to
Landlord's telephone building riser cable, telephone wires, telephone junction
boxes or telephone wire conduits. Tenant shall be liable for any damage done to
Landlord's telephone building, riser cable telephone wires, telephone junction
boxes or telephone wire conduits as a result of Tenant or Tenant's telephone
company's or their respective agents, employees, licensees, invitees or
contractors alteration, addition, maintenance or repair of Tenant's telephone
system and Landlord may, at its option, repair such damage and Tenant shall upon
demand by Landlord reimburse Landlord for all costs of such repair and damages.
Landlord agrees to use reasonable efforts in ascertaining any such damage and
agrees to provide Tenant with Written notice of any such damage within a
reasonable period of time after Landlord shall learn of the same.

     (d)   Extra or Additional Services. If Landlord shall provide services
           ----------------------------
which are extra or in addition to those services described in Section 8(a),
Tenant shall pay for any such extra or additional services so provided by
Landlord at Landlord's established rates therefor from time to time or if there
are no established rates, then at the rate of 115% of the cost of providing
such service, or as otherwise agreed by Landlord and Tenant. All charges for any
such extra or additional services so provided by Landlord shall be deemed to be
additional rent hereunder and shall be due and payable within thirty (30) days
after Tenant receives Landlord's bill therefor, or in installments as may be
designated by Landlord to Tenant in writing. If Tenant fails to pay when due
Landlord's proper charges for any such extra or additional services. Landlord
shall have the right in addition to all other rights and remedies available to
Landlord upon at least ten (10) days' prior written notice to Tenant, to
discontinue furnishing any such extra or additional services for which Tenant
has failed to pay. If Landlord discontinues any such extra or additional
services as provided in this Section 8(d), no such discontinuance shall be
deemed an eviction or disturbance of Tenant's use of the Premises or render
Landlord liable for damages or relieve Tenant from performance of Tenant's
obligations under this lease.

                                       9
<PAGE>

     (e)   Holidays. For purposes of this Section 8, "Holidays" means New Year's
           --------
Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day
and any other day recognized as a holiday by the service unions representing
workers providing services to the Building or customarily designated as a
holiday by landlords operating first-class office buildings in DuPage County,
Illinois.

     (f)   Interruption of Services. Tenant agrees that neither Landlord nor any
           ------------------------
of Landlord's beneficiaries, nor the managing agent of the Project nor any of
their respective agents, partners or employees shall be liable for damage or
injury to person, property or business or for loss or interruption of business,
or for any other matter, in the event there is any failure delay or interruption
in furnishing any service. No such failure, delay, interruption or diminution
shall be deemed to constitute an eviction or disturbance of Tenant's use or
possession of the Premises, in whole or in part, actual or constructive, entitle
Tenant to any claim for set-off, abatement or reduction of Rent, render Landlord
liable for damages, or relieve Tenant from the performance of or affect any of
Tenant's obligations under this lease. However, Landlord shall use commercially
reasonable efforts to minimize any such failure, delay, interruption or
diminution.

     (g)   Tenant's Cooperation. Tenant agrees to cooperate fully with Landlord,
           --------------------
at all times, in abiding by all regulations and requirements which Landlord may
prescribe (and written copies of which Landlord shall deliver to Tenant) for the
proper functioning and protection of all utilities and services reasonably
necessary for the operation of the Premises or the Project. Landlord and its
contractors shall have free access to any and all mechanical installations in
the Premises, and Tenant agrees that there shall be no construction of
partitions or other obstructions which might interfere with the moving of the
servicing equipment of Landlord to or from the enclosures containing said
installations. Tenant further agrees that neither Tenant nor its employees,
agents, licensees, invitees or contractors shall at any time tamper with, adjust
or otherwise in any manner affect Landlord's mechanical installations in the
Premises or the Project.

     (h)   Supplemental Heating or Cooling. Whenever, in Landlord's reasonable
           -------------------------------
judgment, Tenant's use or occupation of the Premises, including lighting,
personnel, heat generating machines or equipment, or airborne emissions of smoke
or other particulates, individually or cumulatively, causes the design loads for
the system providing heat and air-cooling to be exceeded, or otherwise affects
adversely the temperature, humidity or air quality otherwise main-mined by the
heating, ventilating and air handling or conditioning system in the Premises or
the Building, Landlord may, but shall not be obligated to, temper such excess
loads by installing supplementary heating or air handling or conditioning units
in the Premises or elsewhere where necessary. In such event, the cost or such
units and the expense of installation, including, without limitation, the cost
of preparing working drawings and specifications, plus fifteen percent (15%) of
such cost as an overhead and supervision fee, shall be paid by Tenant as
additional rent within thirty (30) days after Landlord's demand therefor.
Alternatively, Landlord may require Tenant to install such supplementary heating
or air handling or conditioning units at Tenant's sole expense. Landlord may
operate and maintain any such supplementary units, but shall have no continuing
obligation to do so or liability in connection therewith. The expense resulting
from

                                      10
<PAGE>

the operation and maintenance of any such supplementary heating or air handling
or conditioning units, including utility charges, repair costs, labor costs and
rent for space occupied by any supplementary heating or air handling or
conditioning units installed in rentable area outside the Premises, shall be
paid by Tenant to Landlord as additional rent at rates fixed by Landlord.
Alternatively, Landlord may require Tenant to operate and maintain any such
supplementary units, also at Tenant's sole expense.

     9.    CONDITION AND CARE OF PREMISES.
           ------------------------------

     (a)   Condition of Premises. Tenant accepts the Premises in "AS IS"
           ---------------------
condition. Tenant acknowledges that no promise by or on behalf of Landlord, any
of Landlord's beneficiaries, the managing agent of the Project, the leasing
agent of the Project or any of their respective agents, partners or employees to
alter, remodel, improve, repair, decorate or clean the Premises has been made to
or relied upon by Tenant, and that no representation respecting the condition of
the Premises or the Project by or on behalf of Landlord, any of Landlord's
beneficiaries, the managing agent of the Project, the leasing agent of the
Project or any of their respective agents, partners or employees has been made
to or relied upon by Tenant, except to the extent expressly set forth in this
lease (including without limitation the Workletter). Tenant shall notify
Landlord of any damage to the Premises, regardless of the cause of such damage.

     (b)   Tenant's Repairs. Subject to the provisions regarding fire and other
           ----------------
casualty losses set forth in Section 17 hereof, Tenant shall (i) keep the
Premises in good order, repair and condition at all times during the Term, and
(ii) promptly and adequately repair all damage to the Premises, including to the
portion of the Building air conditioning, heating, electrical and plumbing
systems which run through the Premises and which serve the Premises, caused by
Tenant or its contractors, agents or employees. All work with respect to any
such maintenance, repair or replacement shall be performed within any reasonable
period of time specified by Landlord by written notice to Tenant and shall be
subject to the provisions of Section 14 hereof. Alternatively, Landlord may, in
its sole discretion, elect to effect such repairs whether or not Tenant would
otherwise be prepared to do so, and, in such case, Tenant shall pay Landlord the
cost thereof plus a coordination and management fee equal to fifteen percent (15
%) of such cost, upon Landlord's written demand. Upon reasonable notice and so
long, as Landlord uses good faith efforts to maintain reasonable access to the
Premises and to minimize unreasonable interference with the conduct of Tenant's
business, Landlord may, but shall not be required to, enter the Premises at all
reasonable times to make repairs, alterations, improvements and additions to the
Premises or to the Building or to any equipment located in the Building as
Landlord shall desire or deem necessary or as Landlord may be required to make
by governmental authority or court order or decree.

     (c)   Landlord's Repairs. Subject to the provisions regarding fire and
           ------------------
other casualty losses set forth in Section 17 hereof, Landlord shall (i) keep
the public areas in the Building, exclusive of the Premises and other tenant
spaces occupied by or under the control of tenants, in good order, repair and
condition at all times during the Term, and (ii) keep in good order,

                                      11
<PAGE>

condition and repair all outside windows of the Premises and the electrical,
plumbing, heating, ventilating and air conditioning systems in the Premises
(other than as set forth in Section 9(b) above).

     (d)  No Rights to Light, Air or View. This lease does not grant any rights
          -------------------------------
to light, air or view over or about the real property of Landlord or any other
real property. Landlord specifically excepts and reserves to itself all rights
to and the use of any roofs, the exterior portions of the Premises, the land,
improvements and air and other rights below the improved floor level of the
Premises, the improvements and air and other rights above the improved ceiling
of Premises, the improvements and air and other rights located outside the
demising walls of the Premises and such areas within the Premises as are
required for installation of utility lines and other installations required to
serve the Building or any occupants of the Building, and Landlord specifically
reserves to itself the right to use, maintain and repair same, and no rights
with respect thereto are conferred upon Tenant, unless otherwise specifically
provided herein.

     (e)  Hazardous Substances. Tenant shall comply, at its sole expense, with
          --------------------
all Laws relating to the protection of public health, safety and welfare and
with all environmental Laws in the use, occupancy and operation of the Premises
Tenant agrees that no Hazardous Substances (as hereinafter defined) shall be
used, located, stored or processed on the Premises or be brought into the
Building by Tenant, and no Hazardous Substances will be released or discharged
from the Premises (including, but not limited to, ground water contamination).
The term "Hazardous Substances" shall mean and include all hazardous and toxic
substances, waste or materials, any pollutant or contaminant, including, without
limitation, PCB's, asbestos and raw materials that include hazardous
constituents or any other similar substances or materials that are now or
hereafter included under or regulated by any environmental Laws or that would
pose a health, safety or environmental hazard.

     10.  SURRENDER OF PREMISES.
          ---------------------

     (a)  Surrender. Upon the termination of this lease by lapse of time or
          ---------
otherwise or upon the earlier termination of Tenant's right of possession.
Tenant shall surrender possession of the Premises to Landlord and deliver all
keys, computer cards or codes and other entry devices to the Premises to
Landlord and make known to Landlord the combinations of all locks of vaults then
remaining in the Premises, and shall, subject to the following subparagraphs,
return the Premises and all equipment and fixtures of Landlord therein to
Landlord in as good condition as when Tenant originally took possession, except
for ordinary wear and tear, except for loss or damage by fire or other insured
casualty or condemnation (which Tenant is not required to restore pursuant to
Section 17 of this lease), tailing which Landlord may restore the Premises and
such equipment and fixtures to such condition, and Tenant shall pay the cost
thereof to Landlord on demand.

     (b)  Ownership of Improvements. All installations, additions, partitions,
          -------------------------
hardware, fixtures and improvements, temporary or permanent (including Tenant
Alterations), except

                                      12
<PAGE>

movable furniture and equipment and other personal property belonging to Tenant
and Tenant's trade fixtures, in or upon the Premises, whether placed there by
Tenant or Landlord, shall, upon the termination of this lease by lapse of time
or otherwise or upon the earlier termination of Tenant's right of possession,
become Landlord's property and shall remain upon the Premises, all without
compensation, allowance or credit to Tenant; provided, however, that if at the
time Landlord consents to Tenant's installation of any installations, additions,
partitions, hardware, fixtures and improvements or at any time prior to
termination of this lease. Landlord requires removal of the same upon
termination, then Tenant, at Tenant's sole cost and expense, upon termination of
this lease by lapse of time or otherwise or upon the earlier termination of
Tenant's right of possession, shall promptly remove such designated items placed
in or upon the Premises by or on behalf of Tenant and, repair any damage to the
Premises or the Project caused by such removal, failing which Landlord may
remove the same and repair the Premises or the Project, as the case may be, and
Tenant shall pay the cost thereof to Landlord on written demand.

     (c)  Removal of Personal Property. Upon the termination of this lease by
          ----------------------------
lapse of time or otherwise or upon the earlier termination of Tenant's right of
possession. Tenant shall remove from the Premises Tenant's furniture, machinery,
safes and other items of movable personal property of every kind and description
and Tenant's trade fixtures, and Tenant shall restore any damage to the Premises
or the Project caused thereby, such removal and restoration to be performed
prior to the expiration of the Term or no later than ten (10) days following the
earlier termination of this lease or Tenant's right of possession (and upon
prior written notice to Landlord, in the event such removal occurs and is
permitted after termination of this lease or Tenant's right of possession),
failing which Landlord may do so and thereupon the provisions of Section 19(d)
shall apply; provided, however, if this lease or Tenant's possession terminates
prior to the originally stated Expiration Date, Tenant may not, without
landlord's prior written consent, remove any of its furniture, trade fixtures or
other personal property for which Landlord paid or gave Tenant an allowance, in
whole or in part, in which case, at Landlord's election, such property shall be
deemed to have been conveyed to Landlord as by bill of sale without further
payment or credit by Landlord to Tenant.

     (d)  Survival. Without limitation of any other obligations of Tenant which
          --------
shall survive the expiration or termination of this lease, all obligations of
Tenant under this Section 10 shall survive the expiration or earlier termination
of this lease.

     11.  HOLDING OVER. If Tenant retains possession of the Premises or any part
          ------------
thereof after the termination of the lease by lapse of time or otherwise or
after the earlier termination of Tenant's right of possession. Tenant shall pay
to Landlord as Rent during such holdover period an amount equal to double the
Rent (based on the Base Rent plus the most current Additional Rent Estimate owed
by Tenant during the most recent year for the entire Premises) or double the
prevailing market rent (as determined by Landlord), if greater, on a per diem
basis. In addition to and without limiting any other rights and remedies which
Landlord may have on account of such holding over by Tenant, Tenant shall pay to
Landlord all direct and consequential damages suffered by Landlord on account of
such holding over by Tenant if it is wilful, including

                                      13
<PAGE>

any damages and claims by tenants entitled to future possession. No occupancy by
Tenant after the expiration or other termination of this Lease shall be
construed to extend the Term. Any holding over with the consent of the Landlord
in writing shall thereafter constitute a lease from month to month on the same
terms and conditions as the lease, including payment of the Rent, or at such
other rate of Rent as to which Landlord notifies Tenant prior to or after such
holding over. The provisions of this Section 11 shall not be deemed to limit or
constitute a waiver of any rights or remedies of Landlord as provided herein or
at law or equity.

     12.  RULES AND REGULATIONS. Tenant agrees to observe and not to interfere
          ---------------------
with the rights reserved to Landlord contained in Section 13 hereof and
elsewhere in this lease and agrees, for itself, its employees, agents invitees,
licensees and contractors, to accept and comply with the rules and regulations
set forth in Exhibit D attached to this lease, and elsewhere in this lease, and
such other reasonable rules and regulations as shall be adopted by Landlord
pursuant to Section 13(o) or any other Section of this lease. The rules and
regulations in Exhibit D and all other rules and regulations made in accordance
with this lease are intended and shall be construed to supplement and not limit
or restrict in any way any of Landlord's rights or Tenant's obligations
contained in Section 13 or any other Section of this lease. Nothing contained in
this lease shall be construed to impose upon Landlord any duty or obligation to
enforce any of said rules and regulations or the terms, covenants or conditions
of any other lease against any other tenant or any other person. Landlord shall
provide to Tenant in writing, copies of all rules and/or regulations with which
Tenant must comply and any changes to such rules and/or regulations.

     13.  RIGHTS RESERVED TO LANDLORD. Subject to Landlord's obligation to
          ---------------------------
operate and maintain the Building as a first class office building (as set forth
in Section 8(a)), Landlord reserves and shall have the following rights, each of
which shall, unless expressly provided otherwise, be exercisable without notice
and without liability of Landlord, any of Landlord's beneficiaries, the managing
agent of the Project, or any of their respective agents. partners or employees
to Tenant for damage or injury to property, person or business or for loss or
interruption of business, or for any other matter, and without effecting an
eviction or disturbance of Tenant's use or possession, in whole or in part,
actual or constructive, or giving rise or entitling Tenant to any claim for set-
off, abatement or reduction of Rent or relieving Tenant from the performance of
or affecting any of Tenant's obligations under this lease:

          (a)  To change the name or, upon not less than sixty (60) days'
     notice, the street address of the Building.

          (b)  To install and maintain or remove signs on the exterior and
     interior of the Building and the Project.

          (c)  To prescribe the location and style of the suite number and
     identification sign or lettering for the Premises.

                                      14
<PAGE>

          (d)  To retain at all times, and to use in appropriate instances, pass
     keys and other entry devices for all doors into and within the Premises.

          (e)  To grant to anyone the right to conduct any business or render
     any service in any part of the Project; provided the same shall not
     materially adversely affect Tenant's rights under this Lease.

          (f)  To enter the Premises for supplying janitor service or other
     services to be provided to Tenant hereunder, or for or in the exercise of
     Landlord's rights hereunder, and upon reasonable prior notice (except where
     this lease otherwise permits entry without notice or in the event of an
     emergency, in which case immediate entry shall be permitted) for other
     reasonable purposes.

          (g)  To require all persons entering or leaving the Project or any
     part thereof during such hours as Landlord may from time to time reasonably
     determine to identity themselves to security personnel by registration or
     otherwise and to establish their right to enter or leave in accordance with
     Landlord's security controls. Landlord shall not be liable in damages or
     otherwise for any error with respect to admission to or eviction or
     exclusion from the Project or any part thereof of any person.
     Notwithstanding anything contained herein to the contrary, in case of fire,
     casualty, invasion, insurrection, mob, riot, act of terrorism, civil
     disorder, public excitement or other commotion, or threat thereof, Landlord
     reserves the right to limit or prevent access to the Project or any part
     thereof during the continuance of the same, halt elevator service, activate
     elevator emergency controls, or otherwise take such action or preventive
     measures reasonably deemed necessary, by Landlord for the safety or
     security of the tenants or other occupants of the Project or the protection
     of the Project and the property in or about the Project. Tenant agrees to
     cooperate in any reasonable safety or security program developed by
     Landlord from time to time.

          (h)  To control, restrict and prevent access to any areas of the
     Project, provided that reasonable access to the Premises shall be
     maintained.

          (i)  To rearrange, relocate, enlarge, reduce or change corridors,
     exits, elevators, stairs, lavatories, doors, entrances in or to the
     Building and to decorate and to make repairs, alterations, additions and
     improvements, structural or otherwise, in or to the Land or the Project or
     any part thereof, including the Premises. and any adjacent building, land,
     street or alley, including for the purpose of connection with or entrance
     into or use of the Land or the Project in conjunction with any adjoining or
     adjacent building or buildings or pedestrian ways, now existing or
     hereafter constructed, provided that Landlord uses good faith efforts to
     maintain reasonable access to the Premises and to minimize unreasonable
     interference with the conduct of Tenant's business. In that regard,
     Landlord may erect scaffolding and other structures reasonably required by
     the character of the work to be performed, and during such operations to
     enter upon the Premises upon reasonable prior

                                      15
<PAGE>

     notice and take into and upon or through any part of the Project, including
     the Premises, all materials that may be required to do such work or make
     such decorations, repairs, alterations, improvements or additions, and in
     connection with any of the foregoing, to close public entryways, other
     public spaces, stairways or corridors and interrupt or temporarily suspend
     any services or facilities agreed to be furnished by Landlord. Landlord may
     at its option do any such work and make any such decorations, repairs,
     alterations, improvements and additions in and about the Project and the
     Premises during ordinary business hours and, if Tenant desires to have the
     same done during other than ordinary business hours. Tenant shall pay all
     overtime and additional expenses resulting therefrom.

          (j)  To establish controls for the purpose of regulating all property
     and packages to be taken into or removed from the Building and Premises.

          (k)  To regulate delivery of supplies and services in order to ensure
     the cleanliness and security of the Project and to avoid congestion of the
     loading docks, receiving areas and freight elevators.

          (l)  To approve the weight, size and location of safes, vaults, books,
     files and other heavy equipment and articles in and about the Premises and
     the Building so as not to exceed the design live load per square foot
     designated by the structural engineers for the Building, and to require all
     such items and furniture and similar items to be moved into or out of the
     Building and Premises only at such times and in such manner as Landlord
     shall direct in writing. Tenant shall not install or operate machinery or
     any mechanical devises of a nature not directly related to Tenant's
     ordinary use of the Premises without the prior written consent of Landlord.

          (m)  To show the Premises to prospective tenants at reasonable hours
     during the last twelve (12) months of the Term (upon reasonable prior
     notice to Tenant) or to prospective mortgagees, ground lessors or
     purchasers of the Land or Building or both at any time (upon reasonable
     prior notice to Tenant) and, if vacated or abandoned, to show the Premises
     to prospective tenants at any time and to demolish, alter, remodel or
     otherwise prepare the Premises for re-occupancy.

          (n)  To erect, use and maintain concealed pipes, ducts, wiring and
     conduits, and appurtenances thereto, in and through the Premises in walls,
     below the floor and above the suspended ceiling (upon twenty-four (24)
     hours prior notice to Tenant, except in case of emergency in which case no
     prior notice shall be required).

          (o)  From time to time to make and adopt such rules and regulations,
     in addition to or as an amendment to rules and regulations contained in
     Exhibit D attached to this lease or other Sections of this lease, or
     adopted pursuant to this or other Sections of this lease, for the use,
     entry, operation or management of the Premises or the Project or for the

                                      16
<PAGE>

     protection or welfare of the Project or its tenants or occupants, or any
     property therein, as Landlord may reasonably determine, and Tenant agrees
     to accept, abide by and comply with all such rules and regulations.

     14.  ALTERATIONS. Tenant shall not perform any Tenant Alterations without
          -----------
first obtaining the prior written consent of Landlord. Landlord may impose such
reasonable conditions with respect to Tenant Alterations as Landlord deems
appropriate, including, without limitation, requiring Tenant to furnish to
Landlord for its approval prior to commencement of any work or entry by Tenant's
contractors into the Premises or the Building, security for the payment of all
costs to be in connection with any such Tenant Alterations, insurance against
liabilities which may arise out of the Tenant Alterations and plans and
specifications and permits necessary for the Tenant Alterations. Tenant
Alterations shall be done at Tenant's expense by agents or contractors hired by
Tenant who are reasonably acceptable to Landlord, or at Landlord's election, by
Landlord's employees or contractors hired by Landlord. Before employing any such
contractors. Tenant shall submit to Landlord the names and addresses of such
contractors. Tenant shall promptly pay the cost, when due, of all Tenant
Alterations. In addition to the cost of such Tenant Alterations, Tenant shall
also pay to Landlord or to the managing agent of the Project, as Landlord shall
direct, an amount equal to fifteen percent (15%) of all of the costs of all
Tenant Alterations, as a coordination and management fee allocable to the Tenant
Alterations. Upon completion of any Tenant Alterations, Tenant shall deliver to
Landlord, if payment is made directly to contractors, evidence of payment,
contractors' affidavits and full and final waivers of all liens for labor,
services and materials sufficient to waive all rights to liens under the
Illinois Mechanic's Lien law arising from the work done. Tenant agrees to
indemnity, defend by counsel reasonably acceptable to Landlord and hold
Landlord, Landlord's beneficiaries, the managing agent of the Project and their
respective agents, partners and employees and the Project harmless of, from and
against any and all losses, damages, liabilities, claims, liens, costs and
expenses, including without limitation court costs and reasonable attorneys'
fees and expenses, arising in connection with any Tenant Alterations. All Tenant
Alterations done by Tenant or its contractors, including work done pursuant to
Section 9, shall be done in a first class workerlike manner using only good
grades of materials and shall comply with all insurance requirements of Landlord
and all Laws. Within thirty (30) days after substantial completion of any Tenant
Alterations by or on behalf of Tenant, Tenant shall furnish to Landlord "as
built" drawings of such Tenant Alterations. The Tenant Alterations described in
this Section 14 are separate and distinct from work performed pursuant to the
Workletter.

     15.  ASSIGNMENT AND SUBLETTING.
          -------------------------

     (a)  Prohibitions. Tenant shall not, either prior or subsequent to the
          ------------
commencement of the Term, (i) assign, transfer, mortgage, pledge, hypothecate or
encumber or subject to or permit to exist upon or be subjected to any lien or
charge, this lease or any interest under it, (ii) allow to exist or occur any
transfer of or lien upon this lease or Tenant's interest herein by operation of
law, (iii) sublet the Premises or any part thereof, or (iv) permit the use or
occupancy of the Premises or any part thereof for any purpose not provided for
under Section 6 of this lease

                                      17
<PAGE>

or by anyone other than Tenant and Tenant's employees, in each case, without the
prior written consent of Landlord. Landlord has the absolute right to withhold
its consent to any of such acts without giving any reason Whatsoever. except as
herein expressly provided to the contrary in Section 15(d). Notwithstanding the
foregoing, with respect to an assignment as a result of a transfer of control as
set forth in Section 15(g), Landlord shall not unreasonably withhold its consent
to such assignment. In no event shall this lease be assigned or assignable by
voluntary or involuntary bankruptcy proceedings or otherwise, except as provided
by law, and in no event shall this lease or any rights or privileges hereunder
be an asset of Tenant under any bankruptcy, insolvency or reorganization
proceedings, except as provided by law. Any of the foregoing performed or
attempted in violation of the provisions of this Section shall be null and void.

     (b)  Continuing Liability. No assignment, subletting, use, occupancy,
          --------------------
transfer or encumbrance by Tenant shall operate to relieve Tenant from any
covenant, liability or obligation hereunder except to the extent, if any,
expressly provided for in any such written consent of Landlord to the foregoing
and none of the foregoing, and no consent to any of the foregoing, shall be
deemed to be a consent to or relieve Tenant from obtaining Landlord's consent to
any subsequent assignment, subletting, use occupancy, transfer or encumbrance.
Tenant shall pay all of Landlord's reasonable costs, charges and expenses,
including, without limitation, reasonable attorneys' fees and expenses, incurred
in connection with any assignment, subletting, use, occupancy, transfer or
encumbrance made or requested by Tenant.

     (c)  Notice of Proposed Assignment or Sublease; Recapture. Tenant shall, by
          ----------------------------------------------------
notice in writing, advise Landlord of its intention from, on and after a stated
date (which shall not be less than thirty (30) nor more than one hundred eighty
(180) days after the date of the giving of Tenant's notice to Landlord) to
assign this lease or sublet all or any part of the Premises for the balance or
any part of the Term, and, in such event, Landlord shall have the right, to be
exercised by giving written notice to Tenant within thirty (30) days after its
receipt of Tenant's notice, to terminate this lease with respect to the space
described in Tenant's notice as of the date stated in Tenant's notice for the
commencement of the proposed assignment or sublease. Tenant's notice shall
include the name and address of the proposed assignee or subtenant, a true and
complete copy of the proposed assignment or sublease and sufficient information,
as Landlord deems reasonably necessary, to permit Landlord to determine (i) the
financial responsibility and character and the nature of the business of the
proposed assignee or subtenant, and (ii) whether Landlord has the right, under
this lease to withhold consent to the proposed assignment or sublease. If
Tenant's notice covers all of the Premises and if Landlord exercises its right
to terminate this lease as to such space, then the Term of this lease shall
expire and end on the date stated in Tenant's notice for the commencement of the
proposed assignment or sublease as fully and completely as if that date had
otherwise been the Expiration Date. If, however, Tenant's notice covers less
than all of the Premises, and if Landlord exercises its right to terminate this
lease with respect to such space described in Tenant's notice, then as of the
date stated in Tenant's notice for the commencement of the proposed sublease,
the Base Rent and Tenant's Proportionate Share shall be adjusted on the basis of
the number of square feet Rentable Area retained by Tenan,. and this lease as so
amended, shall continue thereafter in full force and effect.

                                      18
<PAGE>

     (d)  Grounds for Withholding Consent. If Landlord, upon receiving Tenant's
          -------------------------------
notice with respect to any such space, does not exercise its right to terminate
as aforesaid. Landlord will not unreasonably withhold or delay its consent to
Tenant's assignment of this lease or subletting the space covered by Tenant's
notice. Landlord shall not be deemed to have unreasonably withheld its consent
to a proposed assignment of this lease or to a proposed sublease of part or all
of the Premises if its consent is withheld because: (i) Tenant is then in
default hereunder; (ii) any notice of termination of this lease or termination
of Tenant's right of possession shall have been given under Section 19; (iii)
either the portion of the Premises which Tenant proposes to sublease, or the
remaining portion of the Premises, or the means of ingress or egress to either
the portion of the Premises which Tenant proposes to sublease or the remaining
portion of the Premises is of such nature that it will violate any applicable
Law, is of such accessibility, size or irregular shape so as not to be suitable
for normal renting purposes as space on a multi-tenant floor within the
Building; (iv) the proposed use of the Premises by the proposed assignee or
subtenant does not conform with the use set forth in Section 6 hereof, or will
violate any applicable Law, will impose any obligation, upon Landlord or
increase Landlord's obligations under or cost of compliance with any Laws, or
will violate any exclusive right Landlord has granted or contemplates granting
in the future to any tenant of any part of the Project (v) in the reasonable
judgment of Landlord the proposed assignee or subtenant is of a character or is
engaged in a business which would be deleterious to the reputation of the
Project. Landlord or any of the beneficiaries of Landlord; (vi) in the
reasonable judgment of Landlord, the proposed assignee or subtenant is not
sufficiently financially responsible to perform its obligations under the
proposed assignment or sublease; (vii) the proposed assignee or subtenant is a
government (or subdivision or agency thereof); or (viii) the proposed assignee
or subtenant is an occupant of the Building or is a person or entity Landlord is
then dealing with or has dealt with during the prior twelve (12) months with
regard to leasing of space in the Building; provided, however, that the
foregoing are merely examples of reasons for which Landlord may withhold its
consent and shall not be deemed exclusive of any permitted reasons for
reasonably withholding consent, whether similar or dissimilar to the foregoing
examples, and Landlord may consider all relevant factors in determining whether
to give or withhold its consent. Tenant agrees that all advertising by Tenant or
on Tenant's behalf with respect to the assignment of this lease or subletting of
any part of the Premises must be approved in writing by Landlord prior to
publication.

     (e)  Excess Rent Payment. If Tenant (as Tenant or debtor-in-possession)
          -------------------
shall assign this lease or sublet the Premises, or any part thereof, at a rental
or for other consideration in excess of the Rent or pro rata portion thereof due
and payable by Tenant under this lease, then Tenant shall pay to Landlord as
additional Rent one-half (1/2) of any such excess rent or other consideration
immediately upon receipt under any such assignment or, in the case of a
sublease, (i) on the later of the first day of each month during the term of any
sublease, or the day of receipt from such subtenant, one-half (1/2) of the
excess of all rent and other consideration paid by the subtenant for such month
over the Rent then payable to Landlord pursuant to the provisions of this lease
for said month (or if only a portion of the Premises is being sublet, one-half
(1/2) of the excess of all rent and other consideration due from the subtenant
for such month over the portion of the Rent then payable to Landlord pursuant to
the provisions of this lease for said month which

                                      19
<PAGE>

is allocable on a Rentable Area basis to the space sublet), and (ii) immediately
upon the receipt thereof, one-half (1/2) of any other consideration realized by
Tenant from such subletting. Landlord shall not be responsible for any
deficiency if Tenant shall assign this lease or sublet the Premises or any part
thereof at a rental less than that provided for herein. Whenever reference is
made to the "excess" of rent or other consideration, such excess shall be
reduced by charging against the first rent or other consideration paid by such
assignee or subtenant reasonable brokerage commissions and leasehold
improvements which Tenant has paid in connection with leasing the Premises or
subleased space

     (f)  Lease Assumption: Subtenant Attornment. If Tenant shall assign this
          --------------------------------------
lease, the assignee shall expressly assume all of the obligations of Tenant
hereunder in a written instrument provided by Landlord and delivered to Landlord
not later than ten (10) days prior to the effective date of the assignment. If
Tenant shall sublease any part of the Premises. Tenant shall obtain and furnish
to Landlord. not later than ten (10) days prior to the effective date of such
sublease and in form reasonably satisfactory to Landlord, the written agreement
of such subtenant to the effect that the subtenant will attorn to Landlord, at
Landlord's option and written request, if this lease terminates before the
expiration of the sublease. Tenant shall, not later than fifteen (15) days after
the effective date of any such assignment or sublease, deliver to Landlord a
certified copy of the instrument of assignment or sublease.

     (g)  Corporation and Partnership Transfers. If Tenant is a corporation, any
          -------------------------------------
transaction or series of transactions (including without limitation any
dissolution, merger, consolidation or other reorganization of Tenant, or any
issuance, sale, gift, transfer or redemption of any capital stock of Tenant,
whether voluntary, involuntary or by operation of law, or any combination of any
of the foregoing transactions) resulting in the transfer of control of Tenant,
other than by reason of death, shall be deemed to be a voluntary assignment of
this lease by Tenant subject to the provisions of this Section 15. If Tenant is
a partnership, any transaction or series of transactions (including without
limitation any withdrawal or admittance of a partner or any change in any
partner's interest in Tenant, whether voluntary, involuntary or by operation of
law, or any combination of any of the foregoing transactions) resulting in the
transfer of control of Tenant, other than by reason of death, shall be deemed to
be a voluntary assignment of this lease by Tenant subject to the provisions of
this Section 15. The term "control" as used in this lease means the power to
directly or indirectly direct or cause the direction of the management or
policies of Tenant.

     16.  WAIVER OF CERTAIN CLAIMS, INDEMNITY BY TENANT.
          ---------------------------------------------

     (a)  General Waiver. In addition to and without limiting or being limited
          --------------
by any other releases or waivers of claims in this lease, but rather in
confirmation and furtherance thereof, to the extent not prohibited by law,
Landlord and Tenant each releases and waives any and all claims for, and rights
to recover, damages against and from the other, and the other's respective
agents, partners, shareholders, officers, directors, beneficiaries of Landlord,
and employees (collectively, the "Released Parties"), for loss, damage or
destruction to any of its property (including the

                                      20
<PAGE>

Premises, the Building and their contents), the elements of which are insured
against or which would have been insured against had such party suffering such
loss, damage or destruction maintained the property or physical damage insurance
policies required under Section 22 hereof. In no event shall this clause be
deemed, construed or asserted (i) to affect or limit any claims or rights
against any Released Parties other than the right to recover damages for loss,
damage or destruction to property, or (ii) to benefit any third party other than
the Released Parties.

     (b)  Indemnity. In addition to and without limiting or being limited by any
          ---------
other indemnity in this lease, but rather in confirmation and furtherance
thereof, to the extent not prohibited by law. Tenant agrees to indemnify, defend
by counsel reasonably acceptable to Landlord and hold Landlord, Landlord's
beneficiaries (if Landlord is a land trust), the managing agent of the Project,
the leasing agent of the Project and their respective agents, partners,
shareholders, officers, directors and employees and the Project harmless of,
from and against any and all losses, damages, liabilities, claims, liens, costs
and expenses including court costs and reasonable attorneys' fees and expenses
and also including the monetary value of time expended by any such indemnified
party, in connection with injury to or death of any person or with damage to or
theft, loss or loss of the use of any property not owned by Landlord or any of
Landlord's beneficiaries occurring in or about the Premises or the Project
arising from Tenant's occupancy of the Premises, or the conduct of its business
or from any activity, work, or thing done. permitted or suffered by Tenant in or
about the Premises or the Project, or from any breach or default on the part of
Tenant in the performance of any covenant or agreement on the part of Tenant to
be performed pursuant to the terms of this lease, or due to any other negligent
act or omission or wilful misconduct of Tenant, or any of its employees, agents,
licensees, invitees or contractors. Except as set forth in the last sentence of
this Section 16(b), the indemnification obligations of Tenant under this Section
16(b) are subject to compliance by Landlord. Landlord's beneficiaries and all
other parties that seek indemnification under this Section 16(b), with the
following procedures: (1) the party seeking indemnification shall provide Tenant
with prompt written notice after such party learns of any claim or suit that
such party believes may result in a claim by such party under this
indemnification, such notice to include a reasonable identification of the facts
giving rise to such belief; (2) the party seeking indemnification shall permit
Tenant or Tenant's insurer to defend or settle such claim or suit and shall, at
Tenant's sole expense, cooperate with Tenant and Tenant's insurer in defending
or settling such claim or suit; and (3) in the event that the party seeking
indemnification attempts to settle or compromise any such claim or suit, such
settlement or compromise shall not be relevant as to the liability of Tenant
unless consented to in writing by Tenant. Notwithstanding the foregoing, the
failure of any party seeking indemnification pursuant to this Section 16(b) to
comply with any of the foregoing procedures shall not relieve Tenant of its
indemnification obligations contained in this Section 16(b), except where, and
solely to the extent that, such failure actually and materially prejudices the
rights of Tenant.

     (c)  Landlord's Negligence. Subject to the provisions of Section 16(a) to
          ---------------------
the extent permitted by law, no agreement of Tenant in this Lease shall be
deemed to exempt Landlord from liability or damages for injury to persons or
damage to property caused by or resulting from the

                                      21
<PAGE>

negligence of Landlord, its agents, servants or employees, in the operation or
maintenance of the Premises or Building.

     17.  DAMAGE OR DESTRUCTION BY CASUALTY.
          ---------------------------------

     (a)  Termination of Lease; Repair by Landlord. If the Premises or the
          ----------------------------------------
Building shall be damaged by fire or other casualty and if such damage does not
render all or a substantial portion of the Premises or the Building
untenantable, then Landlord shall proceed with reasonable promptness to repair
and restore the Premises or the core and shell of the Building so as to render
the Premises tenantable, subject to reasonable delays for insurance adjustments
and delays caused by matters beyond Landlord's reasonable control, and also
subject to zoning laws and building codes then in effect. If any such damage
renders all or a substantial portion of the Premises or the Building
untenantable, Landlord shall, with reasonable promptness after the occurrence of
such damage, estimate the length of time that will be required to substantially
complete the repair and restoration of the Premises or the core and shell of the
Building, as the case may be, necessitated by such damage and shall by notice
advise Tenant of such estimate. If it is so estimated that the amount of time
required to substantially complete such repair and restoration will exceed two
hundred seventy (270) days from the date such damage occurred, then either
Landlord or Tenant (but Tenant shall have such right only if all or a
substantial portion of the Premises is rendered untenantable and the estimated
time for Landlord required to substantially complete such repair or restoration
to render the Premises tenantable will exceed such two hundred seventy (270) day
period) shall have the right to terminate this lease as of the date of notice of
such election by giving notice to the other at anytime within twenty (20) days
after Landlord gives Tenant the notice containing said estimate (it being
understood that Landlord may, if it elects to do so, also give such notice of
termination together with the notice containing said estimate) Unless this lease
is terminated as provided in the preceding sentence, Landlord shall proceed with
reasonable promptness to repair and restore the core and shell of the Building
or the Premises so as to render the Premises tenantable, subject to reasonable
delays for insurance adjustments and delays caused by matters beyond Landlord's
reasonable control, and also subject to zoning laws and building codes then in
effect. Landlord shall have no liability to Tenant, and Tenant shall not be
entitled to terminate this lease (except as hereinafter provided) if such
repairs and restoration are not in fact completed within the time period
estimated by Landlord, as aforesaid, or within said two hundred seventy, (270)
days. However, if such repairs and restoration are not completed by a date
("Outside Date") which is twelve (12) months after the date of such fire or
other casualty (or ninety-five (95) days after the expiration of the time period
estimated by Landlord as aforesaid, if longer than two hundred seventy (270)
days and neither party terminated the lease as permitted), which Outside Date
shall be extended (as to Tenant's ability to terminate only) by all periods of
delay attributable to the acts or omissions of Tenant or Tenant's agents,
employees or contractors, for any reason whatsoever, then either party may
terminate this lease, effective as of the date of notice of such election, by
giving written notice to the other party within thirty (30) day period after
said Outside Date as extended as aforesaid, but prior to substantial completion
of repair or restoration. Notwithstanding anything to the contrary herein set
forth: (i) Landlord shall have no duty pursuant to this Section 17 to repair or
restore any portion of improvements, additions or

                                      22
<PAGE>

alterations made by or on behalf of Tenant in the Premises, including
improvements performed by Landlord pursuant to the Workletter, if any; (ii)
Landlord shall not be obligated (but may, at its option, so elect) to repair or
restore the Premise's or Building if the damage is due to an uninsurable
casualty or if insurance proceeds are insufficient to pay for such repair or
restoration, or if any Mortgagee applies proceeds of insurance to reduce its
loan balance, and the remaining proceeds, if any, available to Landlord are not
sufficient to pay for such repair or restoration, or (iii) if any such damage
rendering all or substantial portion of the Premises or Building untenantable
shall occur during the last year of the Term. either party (but as to Tenant's
right, only if all or a substantial portion of the Premises is rendered
untenantable) shall have the option to terminate this lease by giving written
notice to the other within thirty (30) days after the date such damage occurred,
and if such option is so exercised this lease shall terminate as of the date of
such notice.

     (b)  Repair by Tenant. If this lease is not terminated pursuant to this
          ----------------
Section 17, Tenant shall, subject to Section 14, proceed with reasonable
promptness to repair and restore all alterations, additions and improvements in
the Premises, other than any repairs or restoration required to be made by
Landlord pursuant to Section 17(a) above, to as near the condition which existed
prior to the fire or other casualty as is reasonably possible. Tenant agrees and
acknowledges that Landlord shall be entitled to the proceeds of any insurance
coverage carried by Tenant relating to improvements and betterments to the
Premises, to the extent Landlord is obligated under this Section 17 to repair or
restore damage to those items covered by such insurance or if this lease
terminates.

     (c)  Abatement of Rent. In the event any such fire or casualty damage
          -----------------
renders the Premises untenantable and if this lease shall not be terminated
pursuant to the foregoing provisions of this Section 17 by reason of such
damage, then Rent shall abate during the period beginning with the date of such
damage and ending with the date when Landlord substantially completes its repair
or restoration required hereunder. Such abatement shall be in an amount bearing
the same ratio to the total amount of Rent for such period as the portion of the
Rentable Area of the Premises which is untenantable and not used by Tenant from
time to time bears to the Rentable Area of the entire Premises. In the event of
termination of this lease pursuant to this Section 17, Rent shall be apportioned
on a per diem basis and be paid to the date of the termination.

     (d)  Untenantability. As used in this lease, the term "untenantable" means
          ---------------
reasonably incapable of being occupied for its intended use due to damage to the
Premises or Building. Notwithstanding anything contained to the contrary in this
Section 17, neither the Premises nor any portion of the Premises shall be deemed
untenantable if Landlord is not required to repair or restore same, or if
Landlord is required to repair or restore same, when Landlord has substantially
completed the repair and restoration work required to be performed by Landlord
under this Section 17.

                                      23
<PAGE>

     (e)  Core and Shell. The term "core and shell" excludes any work related to
          --------------
tenant improvements to be constructed by or for Tenant or other tenants or
installed within the Premises or within any other tenant's premises.

     18.  EMINENT DOMAIN. If the entire Project or the entire Building. or a
          --------------
substantial, part of either of them, or any part of the Project which includes
all or a substantial part of the Premises. shall be taken or condemned by any
competent authority for any public or quasi-public use or purpose, the Term of
this lease shall end upon and not before the earlier of the date when the
possession of the part so taken shall be required for such use or purpose or the
effective date of the taking. If any condemnation proceeding shall be instituted
in which it is sought to take or damage any part of the Project, the taking or
damaging of which would, in Landlord's opinion. prevent the economical operation
of the Project, or if the grade of any street or alley adjacent to the Land or
the Building is changed or any such street or alley is closed by any competent
authority, and such taking, damage, change of grade or closing makes it
necessary or desirable to remodel the Building to conform to the taking damage,
change of grade or closing, Landlord shall have the right to terminate this
lease upon written notice to Tenant given not less than ninety (90) days prior
to the date of termination designated in the notice. In either of the events
above referred to, Rent shall be apportioned on a per diem basis and be payable
to the date of the termination. In the event of the termination of this lease
pursuant to this Section 18, no money or other consideration shall be payable by
Landlord to Tenant for the right of termination. Tenant shall have no right to
share in any condemnation award, whether for a total or partial taking, for loss
of Tenant's leasehold or in any judgment for damages caused by any change of
grade or street or alley closing.

     19.  DEFAULT; LANDLORD'S RIGHTS AND REMEDIES.
          ---------------------------------------

     (a)  Default. The occurrence of any one or more of the following matters
          -------
constitutes a "Default" by Tenant under this lease:

          (i)  Failure by Tenant to pay any Rent when due. if such failure
     continues for five (5) days after written notice to Tenant of such failure;

          (ii) Failure by Tenant to pay any other money required to be paid by
     Tenant under this lease when due, if such failure continues for five (5)
     days after written notice to Tenant of such failure;

          (iii)Failure by Tenant to observe or perform any of the covenants in
     respect of assignment and subletting set forth in Section 15;

          (iv) Failure by Tenant to cure forthwith, immediately after receipt of
     notice from Landlord. any hazardous condition which Tenant has created or
     permitted in violation of law or of this lease;

                                      24
<PAGE>

          (v)     Failure by Tenant to complete, execute and deliver any
     instrument or document required to be completed, executed and delivered by
     Tenant pursuant to Section 20 or Section 24 of this lease, within fifteen
     (15) days after the initial written demand therefor to Tenant;

          (vi)    Failure by Tenant to observe or perform any other covenant,
     agreement, condition or provision of this lease, if such failure shall
     continue for thirty (30) days after written notice thereof from Landlord to
     Tenant; provided that such 30-day period shall be extended for the time
     reasonably required to complete such cure, if such failure cannot
     reasonably be cured within said 30-day period and Tenant commences to cure
     such failure within said 30-day period and thereafter diligently and
     continuously proceeds to cure such failure;

          (vii)   The levy upon execution or the attachment by legal process of
     the leasehold interest of Tenant, or the filing or creation of a lien in
     respect of such leasehold interest, which lien shall not be released or
     discharged within ten (10) days from the date of such filing;

          (viii)  Tenant vacates or abandons the Premises or fails to take
     possession of the Premises, when available for occupancy no later than
     thirty (30) days after notice from Landlord that the Premises are available
     for occupancy; provided however, the same shall not be deemed to be an
     Event of Default if Tenant continues to make all payments of Rent and
     otherwise continues to comply with all other terms and conditions of this
     Lease. The transfer of a substantial part of the operations, business and
     personnel of Tenant to some other location shall be deemed, without
     limiting the meaning of the terms "vacates or abandons", to be a vacation
     or abandonment within the meaning of this clause (viii);

          (ix)    Tenant becomes insolvent or bankrupt or admits in writing its
     inability to pay its debts as they mature, or makes an assignment for the
     benefit of creditors, or applies for or consents to the appointment of a
     trustee or receiver for Tenant or for the major part of its property;

          (x)     A trustee or receiver is appointed for Tenant or for a major
     part of its property, without Tenant's application therefor or consent
     thereto, and is not discharged within sixty (60) days after such
     appointment;

          (xi)    Any bankruptcy, reorganization, arrangement, insolvency or
     liquidation proceeding, or other proceeding for relief under any bankruptcy
     law or similar law for the relief of debtors, is instituted (A) by Tenant,
     or (B) against Tenant and is allowed against it or is consented to by it or
     is not dismissed within sixty (60) days after such institution; or

                                      25
<PAGE>

          (xii)   Failure by Tenant to observe or perform any of the obligations
     in respect of the Letter of Credit set forth in Section 30;

     (b)  Landlord's Rights and Remedies. If a Default occurs, Landlord shall
          ------------------------------
have the rights and remedies hereinafter set forth, which shall be distinct,
separate and cumulative and shall not operate to exclude or deprive Landlord of
any other right or remedy allowed it at law or in equity:

          (i)  Landlord may terminate this lease, in which event the Term of
     this lease shall end, and all right, title and interest of Tenant hereunder
     shall expire, on the date stated in such notice;

          (ii) Landlord may terminate the right of Tenant to possession of the
     Premises without terminating this lease, Whereupon the right of Tenant to
     possession of the Premises or any part: thereof shall cease on the date
     stated in such notice; and

          (iii)Landlord may enforce the provisions of this lease and may
     enforce and protect the rights of Landlord hereunder by a suit or suits in
     equity or at law for the specific performance of any covenant or agreement
     contained herein, and for the enforcement of any other appropriate legal or
     equitable remedy, including without limitation distraint for rent,
     injunctive relief, recovery of all money due or to become due from Tenant
     under any of the provisions of this lease and recovery, of damages incurred
     by Landlord by reason of the Default.

          (iv) Landlord may cure or correct such Default or take steps to
     perform any covenant, agreement, condition or provisions of this lease, and
     all costs and expenses incurred by Landlord in so doing (including
     reasonable attorneys' fees) shall be paid by Tenant to Landlord as
     additional rent upon demand plus interest at the Default Rate (defined in
     Section 28(i)) from the date of expenditure. Landlord's proceeding under
     the rights reserved to Landlord under this Section 19(b)(iv) shall not in
     any way prejudice or waive any rights as Landlord might otherwise have
     against Tenant by reason of that or any other Default.

     (c)  Surrender. If Landlord exercises any of the remedies provided for in
          ---------
subparagraphs (i) and (ii) of Section 19(b), Tenant shall surrender possession
of and vacate the Premises and immediately deliver possession thereof to
Landlord, and Landlord may re-enter and take complete and peaceful possession of
the Premises, with or without process of law, full and complete license so to do
being hereby granted to Landlord and Landlord may remove all occupants and
property therefrom, using such force as may be necessary, without being deemed
in any manner guilty of trespass, eviction or forcible entry and detainer, and
without relinquishing Landlord's right to Rent or any other right given to
Landlord hereunder or by law or in equity.

                                      26
<PAGE>

     (d)  Termination of Right of Possession. If Landlord terminates the right
          ----------------------------------
of Tenant to possession of the Premises without terminating this lease, as
provided for by subparagraph (ii) of Section 19(b), then Landlord shall be
entitled to recover from Tenant all the fixed dollar amounts of Rent accrued
and unpaid for the period up to and including such termination date, as well as
all other additional sums payable by Tenant, or for which Tenant is liable or in
respect of which Tenant has agreed to indemnify Landlord under any of the
provisions of this lease, which may be then owing and unpaid, and all costs and
expenses, including without limitation court costs and reasonable attorneys'
fees and expenses incurred by Landlord in the enforcement of its rights and
remedies hereunder, and in addition. Landlord shall be entitled to recover from
Tenant from time to time, and Tenant shall remain liable for, all Rent and all
other additional sums thereafter accruing as they become due under this lease
during the period from the date of such notice of termination of possession to
the stated end of the Term. In any such case, Landlord shall use reasonable
efforts to relet the Premises for the account of Tenant for such rent, for such
time (which may be for a term extending beyond the Term of this Lease), in such
portions and upon such terms as Landlord in Landlord's sole: discretion shall
determine, and Landlord shall not be required to accept any tenant offered by
Tenant or to observe any instructions given by Tenant relative to such
reletting. Landlord may give priority over leasing the Premises to any other
space Landlord desires to lease in the Building and shall not be required in any
case to offer rent, length of terms or other terms for the Premises which are or
would be less favorable to Landlord than being offered for comparable space of
Landlord in the Building. Also, in any such case, Landlord may make repairs,
alterations and additions in or to the Premises and redecorate the same to the
extent deemed by Landlord necessary or desirable, and in connection therewith
Landlord may change the locks to the Premises, and Tenant shall upon written
demand pay the cost thereof together with Landlord's expenses of reletting.
Landlord may collect the rents from any such reletting and shall apply the same
first to the payment of the expenses of reentry, redecoration, repair,
alterations and reletting and second to the payment of Rent herein provided to
be paid by Tenant, and any excess or residue shall operate only as an offsetting
credit against the amount of Rent, if any, due and owing or as the same
thereafter becomes due and payable hereunder, but the use of such offsetting
credit to reduce the amount of Rent due Landlord, if any, shall not be deemed to
give Tenant any right title or interest in or to such excess or residue and any
such excess or residue shall belong to Landlord solely; provided that in no
event shall Tenant be entitled to such a credit against Rent in excess of the
aggregate sum (including Base Rent and Additional Rent) which would have been
paid by Tenant for the period for which the credit to Tenant is being determined
had no Default occurred. No such re-entry, repossession, repairs, alterations,
additions or reletting shall be construed as an eviction or ouster of Tenant or
as an election on Landlord's part to terminate this lease, unless a written
notice of such intention is given to Tenant or shall operate to release Tenant
in whole or in part from any of Tenant's obligations hereunder, and Landlord
may, at any time and from time to time, sue and recover judgment for any
deficiencies from time to time remaining after the application from time to time
of the proceeds of any such reletting.

     (e)  Termination of Lease. In the event of the termination of this lease by
          --------------------
Landlord as provided for by subparagraph (i) of Section 19(b), Landlord shall be
entitled to recover from

                                      27
<PAGE>

Tenant all the fixed dollar amounts of Rent accrued and unpaid for the period up
to and including such termination date, as well as all other additional sums
payable by Tenant, or for which Tenant is liable or in respect of which Tenant
has agreed to indemnify Landlord under any of the provisions of this lease,
which may be then owing and unpaid, and all costs and expenses, including
without limitation court costs and reasonable attorneys' fees and expenses
incurred by Landlord in the enforcement of its rights and remedies hereunder,
and in addition. Landlord shall be entitled to recover an amount equal to the
present value (calculated using a discount rate equal to six percent (6%) per
annum) of the aggregate Base Rent payable for the period from the termination
date stated in Landlord's notice terminating this lease until the date which
would have been the Expiration Date but for such termination, less the present
value (calculated using a discount rate equal to six percent (6%) per annum) of
the fair rental value of the Premises for the same period (which fair rental
value shall be calculated so as to include a reasonable vacancy period for
reletting the Premises and deductions for reasonable expenses and inducements
incurred by Landlord to achieve such reletting, including without limitation
attorneys' fees and expenses, brokerage fees, advertising costs, rent
abatements, tenant improvement allowances and the like).

     (f)  Tenant's Property. All property of Tenant removed from the Premises by
          -----------------
Landlord or which becomes Landlord's property pursuant to any provisions of this
lease or by law may be handled, removed or stored by Landlord at the cost and
expense of Tenant, and Landlord shall in no event be responsible for the value,
preservation or safekeeping thereof. Tenant shall pay Landlord for all expenses
incurred by Landlord in such removal and for storage charges for such property
so long as the same shall be in Landlord's possession or under Landlord's
control. All property not removed from the Premises or retaken from storage by
Tenant within thirty (30) days after the end of the Term, however terminated, or
the termination of Tenant's right of possession, shall, at Landlord's option, be
conclusively deemed to have been conveyed by Tenant to Landlord as by bill of
sale without further payment or credit by Landlord to Tenant.

     (g)  Bankruptcy Acceptance or Rejection. If Landlord shall not be permitted
          ----------------------------------
to terminate this lease or Tenant's right of possession of the Premises under
the Bankruptcy Code, Tenant on behalf of itself as a tenant-in-possession or on
behalf of any bankruptcy trustee for Tenant (alternatively referred to as
"Tenant" in this Section 19(g)) agrees, within sixty (60) days after request by
Landlord to the bankruptcy court having jurisdiction over Tenant's bankrupt
estate (the "Bankruptcy Court"), to assume or reject this lease, and Tenant
agrees not to seek or request any extension or continuation of such time in any
bankruptcy proceeding to assume or reject this lease.

     Tenant's right to assume this lease as aforesaid shall be expressly
conditioned upon Tenant fully satisfying the requirements under Section
365(b)(1) of the Bankruptcy Code, as such Section may be amended from time to
time. In no event after such assumption of this lease shall any then existing
Default remain uncured for a period in excess of the earlier of ten (10) days or
the time period for curing such default as set forth herein. Failure to cure
such default within such time shall constitute a Default hereunder.

                                      28
<PAGE>

     Landlord and Tenant agree that adequate assurance of performance of this
lease, as set forth in Section 365(b)(1) of the Bankruptcy Code, as such Section
may be amended from time to time. with respect to any monetary Default under
this lease, shall be in the form of cash or immediately available funds in an
amount equal to at least the amount of such monetary Default so as to assure the
Landlord that it will realize the amount of such Default.

     If Tenant assumes this lease and proposes to assign this lease pursuant to
the provisions of the Bankruptcy Code to any person or entity who shall have
made a bona fide offer to accept an assignment of this lease, then notice of
such proposed assignment, setting forth (i) the name and address of such person
or entity, (ii) all of the terms and conditions of such offer, and (iii) the
adequate assurance to be provided Landlord to assure such person's or entity's
future performance under this lease, shall be given to Landlord by Tenant within
twenty (20) days after receipt of such offer by Tenant and in no event later
than ten (10) days prior to the date that Tenant shall make application to the
Bankruptcy Court for authority and approval to enter into such assumption and
assignment. In addition. Landlord shall thereupon have the right of first
refusal, to be exercised by notice to Tenant given within ten (10) days prior to
the effective date of such proposed assignment, to accept an assignment of this
lease upon the same terms and conditions and for the same consideration, if any,
as the bona fide offer made by such person or entity, less any brokerage
commissions which may be payable out of any consideration to be paid by such
person or entity for the assignment of this lease.

     Any person or entity to which this lease is assigned pursuant to the
provisions of the Bankruptcy Code shall be deemed, without further act or deed,
to have assumed all of the obligations arising under this lease on and after the
date of such assignment; provided, however, that (i) the amount of Rent payable
hereunder from the date of such assignment through and including the remainder
of the Term hereof shall be an amount equal to one hundred fifty percent (150%)
of the amount of Rent provided herein, and (ii) any options to renew or extend
the Term of this lease, and any right of offer or refusal or other options or
rights to lease additional space in the Building shall be terminated effective
as of the date on which such petition was filed with the Bankruptcy Court. In
addition, Tenant shall pay to Landlord fifty percent (50%) of any consideration
paid by such assignee to Tenant in connection with such assignment. Any such
assignee shall upon demand execute and deliver to Landlord an instrument
confirming such assumption of this lease on such terms. Nothing contained in
this Section shall, in any way, constitute a waiver of any provisions of this
lease relating to assignment or subletting.

     All monies or other considerations payable by Tenant or otherwise to be
delivered to or on behalf of Landlord under this lease, whether or not expressly
denominated as Rent hereunder, shall constitute rent for the purposes of Section
502(b)(6) of the Bankruptcy Code, as such Section may be amended from time to
time, and be the sole property of Landlord.

     From and after the date of the filing of any petition with the Bankruptcy
Court, to the extent permitted by applicable law, Landlord shall have no
obligation to provide any services or utilities to the Premises as herein
required, unless and until Tenant shall have paid and be current

                                      29
<PAGE>

in all payments or other charges therefor. Such payments and charges shall
constitute administrative charges or expenses under Section 507(a)(1) of the
Bankruptcy Code. as such Section may be amended from time to time.

     (h)  Waiver of Notices Not Provided for in this Lease. Except as expressly
          ------------------------------------------------
otherwise set forth in this Lease, Tenant expressly waives the service of: (i)
any notice of intention to terminate this lease or to reenter the Premises; (ii)
any demand for payment of rent or for possession; and (iii) any and every other
notice or demand prescribed by any ordinance, statute or other law; and Tenant
agrees that the breach of any covenants or agreements provided in this lease
shall, in and of itself, without the service of any notice or demand whatever
(except as expressly otherwise provided in this lease), constitute a forcible
detainer by Tenant of the Premises.

     (i)  Waiver of Trial by Jury. Landlord and Tenant hereby do waive trial by
          -----------------------
jury in any action, proceeding or counterclaim brought by either of the parties
hereto against the other on any matter whatsoever arising out of or in any way
connected with this lease, the relationship of Landlord and Tenant. Tenant's use
of or occupancy of the Premises or any claim of injury or damage and any
emergency statutory or any other statutory remedy. If Landlord commences any
summary proceeding for non-payment of rent, Tenant will not interpose any
counterclaim of whatever nature or description in any such proceeding.

     20.  RIGHTS OF MORTGAGEES AND GROUND LESSORS.
          ---------------------------------------

     (a)  Subordination of Lease. Landlord may have heretofore or may hereafter
          ----------------------
encumber with a mortgage or trust deed the Building, the Land, the Project, any
part thereof or any interest therein, may sell and lease back the Land. or any
part of the Project and may encumber the leasehold estate under such a sale and
leaseback arrangement with a mortgage or trust deed. (Any such mortgage or trust
deed is herein called a "Mortgage" and the holder of any such mortgage or the
beneficiary under any such trust deed, is herein called a "Mortgagee." Any such
lease of the Land or other part of the Project is herein called a "Ground Lease"
and the lessor Under any such lease is herein called a "Ground Lessor.") This
lease and the rights of Tenant hereunder shall be and are hereby expressly made
subject to and subordinate at all times to any Mortgage and to any Ground Lease
now or hereafter existing, and to all amendments, modifications, renewals,
extensions, consolidations and replacements thereof, and to all advances made or
hereafter to be made upon the security thereof. Tenant agrees to execute and
deliver to Landlord such further instruments consenting to or confirming the
subordination of this lease to any Mortgage and to any Ground Lease and
containing such other provisions which maybe requested in writing by Landlord
within ten (10) days after Tenant's receipt of such written request.

     (b)  Notice of and Opportunity to Cure Defaults. Tenant agrees that if
          ------------------------------------------
Landlord defaults in the performance or observance of any covenant or condition
of this lease required to be performed or observed by Landlord hereunder, Tenant
will give written notice specifying such

                                      30
<PAGE>

default by certified or registered mail, postage prepaid to any Mortgagee or
Ground Lessor of which Tenant has been notified in writing, and before Tenant
exercises any right or remedy which it may have on account of any such default
of Landlord, such Mortgagee or Ground Lessor shall have a reasonable amount of
time to cure such default of Landlord, if such default can be cured without such
Mortgagee or Ground Lessor taking possession of the mortgaged or leased estate,
or to obtain possession of the mortgaged or leased estate and then to cure such
default of Landlord, if such default cannot be cured without such Mortgagee or
Ground Lessor taking possession of the mortgaged or leased estate.

     (c)  Rights of Successors. If any Mortgage is foreclosed or Landlord's
          --------------------
interest under this lease is conveyed or transferred in lieu of foreclosure, or
if any Ground Lease is terminated:

          (i)  No person or entity which as the result of any of the foregoing
     has succeeded to the interest of Landlord in this lease (any such person or
     entity being hereafter called a ("Successor") shall be liable for any
     default by Landlord or any other matter which occurred prior to the date
     such Successor succeeded to Landlord's interest in this lease, nor shall
     such Successor be bound by or subject to any offsets or defenses which
     Tenant may have against Landlord or any other predecessor in interest to
     such Successor.

          (ii) Upon request of any Successor, Tenant will attorn to such
     Successor, as Landlord under this lease, subject to the provisions of this
     Section 20(c) and Section 20(e), and will execute and deliver such
     instruments as may be necessary or appropriate to evidence such attornment
     within ten (10) days after receipt of a written request to do so.

          (iii)No Successor shall be bound to recognize any prepayment by more
     than thirty (30) days of Base Rent or Additional Rent.

     (d)  Subordination of Mortgage. Notwithstanding anything to the contrary
          -------------------------
contained herein, any Mortgagee may subordinate, in whole or in part, its
Mortgage to this lease by sending Tenant notice in writing subordinating all or
any part of such Mortgage to this lease, and Tenant agrees to execute and
deliver to such Mortgagee such further instruments consenting to or confirming
the subordination of all or any portion of its Mortgage to this lease and
containing such other provisions which may be requested in writing by such
Mortgagee within ten (10) days after Tenant's receipt of such written request.

     (e)  Liability of Mortgagee and Ground Lessor. Whether or not any Mortgage
          ----------------------------------------
is foreclosed or any Ground Lease is terminated or any Mortgagee or Ground
Lessor succeeds to any interest of Landlord under this lease, no Mortgagee or
Ground Lessor shall have any liability to Tenant for any security deposit paid
to Landlord by Tenant hereunder, unless such security deposit has actually been
received by such Mortgagee or Ground Lessor.

                                      31
<PAGE>

     (f)  Requests by Mortgagee or Ground Lessor. Should any prospective
          --------------------------------------
Mortgagee or Ground Lessor require a modification or modifications of this lease
which modification or modifications will nor cause an increased cost or expense
to Tenant or in any other way materially and adversely change the rights and
obligations of Tenant hereunder, in the reasonable judgment of Tenant, then and
in such event, Tenant agrees that this lease may be so modified and agrees to
execute whatever documents are required therefor and deliver the same to
Landlord within ten (10) days following written request therefor. Should any
prospective Mortgagee or Ground Lessor require execution of a short form of this
lease for recording (containing, among other customary provisions, the names of
the parties, a description of the Premises and the Term of this lease). Tenant
agrees to execute such short form of lease and deliver the same to Landlord
within ten (10) days following the request therefor.

     (g)  Power of Attorney. If Tenant fails within fifteen (15) days after
          -----------------
initial written demand therefor to execute and deliver any instruments as may be
necessary or proper to effectuate any of the covenants of Tenant set forth above
in this Section 20, Tenant hereby makes constitutes and irrevocably appoints any
one of Landlord or any of Landlord's beneficiaries or partners in such
beneficiaries as attorney-in-fact for Tenant (such power of attorney being
coupled with an interest) with full power and authority (but with only such
power and authority) to execute and deliver any such instruments for and in the
name of Tenant.

     (h)  Modifications to or Surrender of Lease. This lease may not be modified
          --------------------------------------
or amended so as to reduce the rent or shorten the Term, or so as to adversely
affect in any other respect to any material extent the rights of the Landlord,
nor shall this lease be canceled or surrendered, without the prior written
consent, in each instance, of the First Mortgagee or any Ground Lessor.

     21.  DEFAULT UNDER OTHER LEASES. If the term of any lease, other than this
          --------------------------
lease, heretofore or hereafter made by Tenant for any space in the Building
shall be terminated or terminable after the making of this lease because of any
default by Tenant or any such other party under such other lease, such tact
shall empower Landlord, at Landlord's sole option, to terminate this lease by
written notice to Tenant or to exercise any of the rights or remedies set forth
in Section 19.

     22.  INSURANCE AND SUBROGATION.
          --------------------------

     (a)  Tenant's Insurance. Tenant shall carry insurance during the entire
          ------------------
Term hereof insuring Tenant, and insuring Landlord, Landlord's beneficiaries (if
Landlord is ever a land trust), any building manager, all Mortgagees and Ground
Lessors and their respective agents, partners and employees, with terms,
coverages and in companies satisfactory to Landlord, and with such changes in
insured parties and increase in limits as Landlord may from time to time
request, but initially Tenant shall maintain the following coverages in the
following amounts:

                                      32
<PAGE>

       (i)     Public liability insurance with the broad form commercial
               liability endorsement, including contractual liability insurance
               covering Tenant's indemnity obligations hereunder, insuring
               against claims for death, bodily injury, personal injury and
               property damage occurring upon, in or about the Premises in an
               amount not less than $2,000,000.00 per occurrence and having a
               general aggregate amount on a per location basis of not less than
               $4,000,000.00, Landlord shall be named as an additional insured
               on such policy.

       (ii)    "All risk" physical damage insurance including fire, sprinkler
               leakage, vandalism and extended coverage for the full replacement
               cost of all additions, improvements and alterations to the
               Premises (providing that Landlord is an additional named insured
               as its interest may appear) and of all office furniture, trade
               fixtures, office equipment, merchandise and all other items of
               Tenant's property on the Premises.

       (iii)   Extra expense and business interruption insurance for periods and
               with limits not less than those carried by a prudent tenant.

     Tenant shall, prior to the commencement of the Term and from time to time
during the Term, furnish to Landlord certified copies of policies or
certificates (with proof of payment) evidencing the foregoing insurance
coverage. Tenant's policies shall state that such insurance coverage may not be
amended, canceled or not renewed without at least thirty (30) days' prior
written notice to Landlord and Tenant (unless such cancellation is due to non-
payment of premium, and in that case only ten (10) days' prior written notice
shall be sufficient).

     (b)   Waiver of Subrogation. Landlord and Tenant each agree to have all
           ---------------------
property or physical damage insurance which it may carry endorsed with a clause
providing that any release from liability of or waiver of claim for recovery
from the other party or any of the parties named in Section 22(a) above or
Released Parties described in Section 16(a) entered into in writing by the
insured thereunder prior to any loss or damage shall not affect the validity of
said policy or the right of the insured to recover thereunder. Each such policy
shall provide further that the insurer waives all rights of subrogation which
such insurer might have against any of the parties named in Section 22(a) above.
Landlord and Tenant further agree to first seek recovery under any applicable
insurance policy before proceeding against the other. Notwithstanding the
foregoing or anything contained in this lease to the contrary, any release or
waiver of claims shall not be operative, nor shall the foregoing endorsements be
required, in any case where the effect of such release or waiver is to
invalidate insurance coverage or invalidate the right of the insured to recover
thereunder or increase the cost thereof (provided that in the case of increased
cost the other party shall have the right, within ten (10) days following
written notice, to pay such increased cost, thereby keeping such release or
waiver in full force and effect).

                                      33
<PAGE>

     (c)   Landlord's Insurance. Landlord shall carry during the Term hereof
           --------------------
replacement cost property insurance on the Building (but excluding alterations,
additions or improvements to the Premises) against fire and other extended
coverage perils in an amount sufficient to prevent Landlord from being deemed a
co-insurer of the risks insured under the policy.

     23.   NONWAIVER. No waiver of any condition expressed in this lease shall
           ---------
be implied by any neglect of Landlord to enforce any remedy on account of the
violation of such condition, whether or not such violation be continued or
repeated subsequently, and no express waiver shall affect any condition other
than the one specified in such waiver and that one only for the time and in the
manner specifically stated. Without limiting Landlord's rights under the
provisions of Section 11, it is agreed that no receipt of money by Landlord from
Tenant after the termination in any way of the Term or of Tenant's right of
possession hereunder or after the giving any notice shall reinstate continue or
extend the Term or affect any notice given to Tenant prior to the receipt of
such money. It is also agreed that after the service of notice or the
commencement of a suit or after final judgment for possession of the Premises,
Landlord may receive and collect any money due, and Landlord's receipt and
collection of said money shall not waive or affect any said notice, suit or
judgment.

     24.   ESTOPPEL CERTIFICATE. Tenant agrees that from time to time upon not
           --------------------
less than fifteen (15) days' prior request by Landlord, or any existing or
prospective Mortgagee or Ground Lessor, Tenant will, and Tenant will cause any
subtenant, licensee, concessionaire or other occupant of the Premises claiming
by, through or under Tenant, to complete, execute and deliver to Landlord or
Landlord's designee or to any existing or prospective Mortgagee or Ground
Lessor, a written estoppel certificate certifying (a) that this lease is
unmodified and is in full force and effect (or if there have been modifications,
that this lease, as modified, is in full force and effect and setting forth the
modifications); (b) the amounts of the monthly installments of Base Rent and
Additional Rent Estimate then required to be paid under this lease; (c) the date
to which Rent has been paid; (d) that to the best of Tenant's knowledge,
Landlord is not in default under any of the provisions of this lease, or if in
default, the nature thereof in detail and what is required to cure same; and (e)
such other information concerning the status of this lease or the parties'
performance hereunder reasonably requested by Landlord or the party to whom such
estoppel certificate is to be addressed. Tenant hereby appoints any one of
Landlord or any of Landlord's beneficiaries as attorney-in-fact for Tenant (such
power of attorney being coupled with an interest) with full power and authority
(but with only such power and authority) to execute and deliver for and in the
name of Tenant any such estoppel certificate so requested by Landlord or any
existing or prospective Mortgagee or Ground Lessor. Tenant's failure to
complete, execute and deliver such estoppel certificate within the aforesaid 15-
day period, shall be deemed to be an Event of Default under Section 19 of this
lease.

     25.   TENANT CORPORATION OR PARTNERSHIP. In case Tenant is a corporation,
           ---------------------------------
Tenant represents and warrants that this lease has been duly authorized,
executed and delivered by and on behalf of Tenant and constitutes the valid and
binding agreement of Tenant in accordance with the terms hereof. In case Tenant
is a partnership, (a) Tenant represents and

                                      34
<PAGE>

warrants that all of the persons who are general or managing partners in said
partnership have executed this lease on behalf of Tenant, or that this lease has
been executed and delivered pursuant to and in conformity with a valid and
effective authorization therefor by all of the general or managing partners of
such partnership, and is and constitutes the valid and binding agreement of the
partnership and each and every partner therein in accordance with its terms, to
the extent permitted by law, and (b) if Landlord so requests. Tenant shall
deliver to Landlord, concurrently with the delivery of this lease executed by
Tenant, authorization of the general partners (and limited partners, if
required) of Tenant authorizing Tenant's execution and delivery of this lease
and the performance of Tenant's obligations hereunder, certified as true and
correct by a general partner of Tenant. Also, it is agreed that each and every
present and future individual partner, if Tenant is a partnership, in Tenant
shall be and remain at all times jointly and severally liable hereunder, to the
extent permitted by law, and that the death, resignation or withdrawal of any
such partner shall not release the liability of such partner under the terms of
this lease unless and until Landlord shall have consented in writing to such
release. If Tenant is a partnership or corporation whose stock is not publicly
traded. Tenant represents and warrants to Landlord that it has disclosed in
writing to Landlord the persons or entities who individually or collectively own
a controlling interest in Tenant as of the date of the execution of this lease.

     26.   REAL ESTATE BROKERS. Tenant represents and warrants to Landlord that
           -------------------
Tenant did not deal with any broker in connection with this lease other than the
Brokers identified in Section l(b). Landlord hereby agrees to pay the brokerage
commissions payable to Said Brokers in accordance with a written agreement
between Landlord and such Broker. Tenant shall indemnify, defend and hold
Landlord, Landlord's beneficiaries, the managing agent of the Project, the
leasing agent of the Project and their respective agents, partners and employees
and the Project harmless of, from and against any and all losses, damages,
liabilities, claims, liens, costs and expenses, including without limitation
court costs and reasonable attorneys' fees and expenses, arising from any claims
or demands of any other broker or brokers or finders for any commission alleged
to be due such other broker or brokers or finders claiming to have dealt with
Tenant in connection with this lease or with whom Tenant hereafter deals or whom
Tenant employs.

     27.   NOTICES. All notices, waivers, demands, requests or other
           -------
communications required or permitted hereunder shall, unless otherwise expressly
provided, be in writing and be deemed to have been properly given, served and
received (a) if delivered personally or by courier messenger, when delivered,
(b) if mailed, on the third (3rd) business day after deposit in the United
States Mail, certified or registered, postage prepaid, return receipt requested.

                                      35
<PAGE>

If to Landlord:               CStone-Oakbrook, Inc.
                              c/o Hines
                              One Lincoln Center
                              Oakbrook Terrace, Illinois 60181
                              Attention: Property Manager

                              with an additional copy to:

                              Cornerstone Properties, Inc.
                              126 East 56th Street
                              New York, New York 10022
                              Attention: Vice President - Asset Management

If to Tenant:

  Prior to occupancy of
  the Premises by Tenant:     Marcam Corporation
                              801 Warrenville Road
                              Suite 250
                              Lisle, Illinois 60532
                              Attention: Tom Donofrio, Regional Manager

                              with a copy to:

                              General Counsel
                              Marcam Corporation
                              95 Wells Avenue
                              Newton, Massachusetts 02159

  After occupancy of
  the Premises by Tenant:     Marcam Corporation
                              One Lincoln Centre
                              Suite 120
                              Oakbrook Terrace, Illinois 60181
                              Attention: Tom Donofrio, Regional Manager

                              with a copy to:

                              General Counsel
                              Marcam Corporation
                              95 Wells Avenue
                              Newton, Massachusetts 02159

                                      36
<PAGE>

or to such other address(es) or addressee(s) as any party entitled to receive
notice hereunder shall designate to the others in the manner provided herein for
the service of notices. Rejection or refusal to accept or inability to deliver
because of changed address or because no notice of changed address was given,
shall be deemed receipt.

     28.   MISCELLANEOUS.
           -------------

     (a)   Successors and Assigns. Each provision of this lease shall extend to
           ----------------------
and shall bind and inure to the benefit not only of Landlord and Tenant, but
also their respective heirs, legal representatives, successors and assigns, but
this provision shall not operate to permit any assignment, subletting, mortgage,
lien, charge, or other transfer or encumbrance contrary to the provisions of
this lease.

     (b)   Amendment. No modification, waiver or amendment of this lease or of
           ---------
any of its conditions or provisions shall be binding upon Landlord unless the
same shall be in writing and signed by Landlord.

     (c)   Offer. Submission of this instrument for examination shall not
           -----
constitute a reservation of or option for the Premises or in any manner bind
Landlord, and no lease or obligation on Landlord shall arise until this
instrument is signed and delivered by Landlord and Tenant; provided, however,
the execution and delivery by Tenant of this lease to Landlord, or the managing
agent of the Project or the leasing agent of the Project shall constitute an
irrevocable offer by Tenant to lease the Premises on the terms and conditions
herein contained, which offer may not be revoked for thirty (30) days after such
delivery.

     (d)   Tenant. The word "Tenant" whenever used herein shall be construed to
           ------
mean Tenants or any one or more of them in all cases where there is more than
one Tenant; and the necessary grammatical changes required to make the
provisions hereof apply either to corporations or o[her organizations,
partnerships or other entities, or individuals, shall in all cases be assumed as
though in each case fully expressed. In all cases where there is more than one
Tenant, (a) the liability of each shall be joint and several and (b) any one
person or entity comprising Tenant may give any notice or approval required or
permitted to be given by Tenant under this Lease and such notice or approval
shall be deemed binding upon all persons or entities comprising Tenant and may
be relied upon by Landlord as if such notice or approval had been given by all
persons or entities comprising Tenant.

     (e)   Expenses of Enforcement. The non-prevailing party shall pay upon
           -----------------------
demand all of the reasonable costs, charges and expenses (including the court
costs and fees and out-of-pocket expenses of counsel, agents and others retained
by the prevailing party) incurred by the prevailing party in enforcing the terms
of this lease, and a party shall also pay such costs and expenses incurred by
the other party in any litigation, negotiation or transaction in which said
party causes the other party without the other party's fault to become involved
or concerned. Any amount due

                                      37
<PAGE>

from Tenant to Landlord pursuant to this Section shall be deemed to be
additional Rent due under this Lease.

     (f)   Exhibits and Riders. Exhibits and riders, if any, referred to in or
           -------------------
affixed to this lease are made an integral part hereof.

     (g)   Approval of Plans and Specifications. Neither review nor approval by
           ------------------------------------
or on behalf of Landlord of any Tenant's Plans nor any plans and specifications
for any Tenant Alterations or any other work shall constitute a representation
or warranty by Landlord, any of Landlord's beneficiaries, the managing agent of
the Project or any of their respective agents, partners or employees that such
Tenant's Plans or other plans and specifications either (i) are complete or
suitable for their intended purpose, or (ii) comply with applicable Laws, it
being expressly agreed by Tenant that neither Landlord, nor any of Landlord's
beneficiaries, nor the managing agent of the Project nor any of their respective
agents, partners or employees assume any responsibility or liability whatsoever
to Tenant or to any other person or entity for such completeness, suitability or
compliance.

     (h)   Time of Essence. Time is of the essence of this lease and of each and
           ---------------
all provisions hereof.

     (i)   Due Date; Interest. Except as otherwise specifically provided in this
           ------------------
lease, all amounts owed by Tenant to Landlord pursuant to any provision of this
lease shall be paid by Tenant within ten (10) days after Landlord's written
demand, and all such amounts (including, without limitation, Base Rent and
Additional Rent) shall bear interest from the date due until paid at the annual
rate equal to the Default Rate (hereinafter defined), unless a lesser rate shall
then be the maximum rate permissible by law with respect thereto, in which event
such lesser rate shall be charged. The term "Default Rate" means three (3)
percentage points in excess of the rate of interest announced from time to time
by The First National Bank of Chicago, Chicago, Illinois, as its "prime rate" or
"corporate base rate," changing as and when such rate changes (the "Prime
Rate"). The provisions of this subparagraph shall in no way relieve Tenant of
the obligation to pay Rent or any other sums due hereunder on or before the date
on which payment is due, nor shall the collection by Landlord of any amount
under this subparagraph impair the ability of Landlord to collect any amount
under Section 19 of this lease.

     (j)   Interpretation. The invalidity of any provision of this lease shall
           --------------
not, to the extent commercially reasonable, impair or affect in any manner the
validity, enforceability or effect of the rest of this lease.

     (k)   Force Majeure. Without limiting or being limited by the provisions of
           -------------
Section 8 or Section 13, or any of the other provisions of this lease, if
Landlord tails to perform timely any of the terms, covenants or conditions of
this lease on Landlord's part to be performed, and such failure is due in whole
or in part to any strike, lockout, labor trouble, civil disorder, riot,
insurrection, act of terrorism, war, accident, fire or other casualty, adverse
weather condition, act

                                      38
<PAGE>

of God, governmental inaction, restrictive governmental law or regulation,
inability, to procure materials, electricity, gas, other fuel or water or other
utilities at the Building after reasonable effort to do so, act or event caused
directly or indirectly by or by default of Tenant or any of Tenant's employees,
agents, licensees, invitees or contractors, concealed subsurface condition not
reasonably anticipated from test results obtained prior to commencement of work
or any cause beyond the reasonable control of Landlord, then Landlord shall not
be deemed in default under this lease as a result of such failure.

     (l)   Parking Areas. Tenant shall be entitled to the non-exclusive use of
           -------------
available parking spaces, not in excess of three and six-tenths (3.6) spaces for
every one thousand (1,000) square feet of Rentable Area of the Premises, in
common with tenants and other persons in the parking area on a first-come, first
served basis, for the parking of automobiles. Landlord shall not be required to
monitor or police use of the parking area. Tenant may not park vehicles in the
parking area overnight and may not park in driveways, roadways or "no parking",
or "visitor parking" zones. Landlord reserves the right to designate spaces in
the parking area for the exclusive use of tenants or other persons, and such
spaces shall not be deemed available to tenant. Tenant shall comply with any
rules and regulations imposed by Landlord from time to time with respect to
parking areas. Any vehicle parked in violation of the parking provisions set
forth herein may be towed, and Tenant shall pay all towing charges. If for any
reason Landlord fails or is unable to provide all or any portion of the above-
described parking spaces to Tenant or Tenant is not permitted to utilize all or
any portion of such parking spaces at any time during the Term of this Lease,
such tact shall not be a default by Landlord as to permit Tenant to terminate
this Lease, either in whole or in part, and Tenant hereby waives all claims that
Tenant might otherwise have against Landlord by reason of Landlord's failure or
inability to provide Tenant with such parking spaces. Landlord shall not be
liable for damage to, or destruction of any automobile parked in the building
parking facility, or to any personal property contained within such automobile,
by any cause or occurrence, subject to the provisions of Section 16(c).

     (m)   Application of Payments. Landlord shall have the right to apply
           -----------------------
payments received from Tenant pursuant to this lease (regardless of Tenant's
designation of such payments) to satisfy any obligations of Tenant hereunder, in
such order and amounts as Landlord, in its sole discretion, may elect.

     (n)   Cumulative Remedies; Illinois Law. The rights and remedies of
           ---------------------------------
Landlord under this lease are cumulative and none shall exclude any other rights
or remedies allowed by law or equity. This lease is for the lease of space in a
building located in the State of Illinois and is declared to be an Illinois
contract, and all of its terms shall be construed according to the laws of the
State of Illinois.

     (o)   Counterparts. This lease may be simultaneously executed in several
           ------------
counterparts, each of which shall be an original and all of which shall
constitute but one and the same instrument, except that in the event of
variation or discrepancy between counterparts, the counterpart held by Landlord
shall control.

                                      39
<PAGE>

     (p)   Relationship. Landlord and Tenant disclaim any intention to create a
           ------------
joint venture, partnership or agency relationship.

     (q)   Action on Behalf of Landlord. Any service which may be provided by
           ----------------------------
Landlord under this lease may be provided by Landlord, any beneficiary, of
Landlord, any partner of any such beneficiary, the managing agent of the Project
or any agent or contractor of any of them, and the cost to Landlord of any such
agent or contractor shall be included in any charge to Tenant for such service.
Except as provided in the following sentence, any right reserved to Landlord
under this lease may be exercised by Landlord, any beneficiary of Landlord, the
managing agent of the Project or any agent, contractor or designee of any of
them. Any notice, demand, consent or approval which may be given by Landlord
under this lease may be given only by Landlord, any beneficiary of Landlord, the
managing agent of the Project or any agent or attorney of any of them.

     (r)   Entire Agreement. This lease contains the entire: agreement between
           ----------------
Landlord, all beneficiaries of Landlord, the leasing agent of the Project, the
managing agent of the Project and their respective agents, partners and
employees and Tenant and its agents and employees, with respect to its subject
matter, and all negotiations, considerations, representations understandings and
agreements, oral or written, which may have been previously made between any of
the foregoing parties are incorporated and merged into this lease. In executing
and delivering this lease, Tenant has not relied on any representation, warranty
or statement by Landlord, any of Landlord's beneficiaries, the leasing agent of
the Project, the managing agent of the Project or any of their respective
agents, partners or employees, which is not set forth in this lease, including
without limitation any representation as to the amount of any Additional Rent,
or any component thereof, or any representation that Landlord is furnishing the
same services to other tenants, at all, on the same level or on the same basis.

     (s)   Financial Statements. Tenant shall deliver to Landlord, within thirty
           --------------------
days after the end of each fiscal quarter, and within ninety (90) days after the
end of each fiscal year, of Tenant, Tenant's quarterly or annual financial
statements, as the case may be, including balance sheets, income statements and
cash flow statements, prepared in accordance with generally accepted accounting
principles consistently applied; provided, however, that Tenant shall be
required to make any such delivery only if so requested in writing by Landlord,
such requests to be made no more often than one time each per year unless Tenant
shall be in default under this Lease, in which event, no such limit in the
number of requests shall apply. Such financial statements shall be certified by
the chief financial officer of Tenant as being true, accurate and complete in
all material respects. Notwithstanding the foregoing, Tenant's obligations with
respect to such financial statements shall be deemed to be satisfied if Tenant
delivers to Landlord such financial statements as Tenant is otherwise required
to deliver or make available to shareholders of Tenant generally in accordance
with applicable legal requirements. Landlord shall have the right, exercisable
once during each year of the Term, to cause, at Landlord's expense, an
independent certified public accountant to audit Tenant's annual financial
statements. Tenant shall also, upon Landlord's reasonable requests from time to
time, deliver to Landlord such other

                                      40
<PAGE>

financial information regarding Tenant as may be reasonably available. Landlord
shall not disclose such financial information to any third party other than its
lenders, consultants, advisors, attorneys and accountants or as may be otherwise
required by, a government or governmental agency or pursuant to court order.

     29.   EARLY OCCUPANCY. If Tenant takes possession of all or any part of the
           ---------------
Premises for purposes of conducting its business prior to the Commencement Date
(which Tenant may not do without Landlord's prior written consent), all of the
covenants and conditions of this lease shall be binding upon the parries with
respect to the Premises, or the part so occupied, as though the Commencement
Date had occurred on the date when Tenant so took such possession, and Tenant
shall pay Rent and all other amounts required to be paid by Tenant under this
lease for the period of such possession prior to the Commencement Date at the
annual rates which would be payable under this lease for the first year of the
Term (without taking into consideration any rent abatement that may be provided
for in this lease, rile same as if there was no such abatement if any), except
that if less than substantially all of the Premises is occupied, such Rent shall
be apportioned based on the proportionate Rentable Area of the total Premises so
occupied.

     30.   SECURITY DEPOSIT.
           ----------------

     (a)   Cash. Tenant has deposited with Landlord or Landlord's beneficiaries
           ----
the Security Deposit set forth in Section l(k) hereof as security for the full
and faithful performance of every provision of this lease to be performed by
Tenant. If Tenant defaults with respect to any provision of this lease,
including but not limited to the provisions relating to the payment of Rent,
Landlord may use, apply or retain all or any part of the Security Deposit for
the payment of any Rent and any other sum in default, or for the payment of any
other amount which Landlord may spend or become obligated to spend by reason of
Tenant's default or to compensate Landlord for any other loss or damage which
Landlord may suffer by reason of Tenant's default. If any portion of the
Security Deposit is so used or applied, Tenant shall within five (5) days after
written demand therefor deposit cash with Landlord or Landlord's beneficiaries
in an amount sufficient to restore the Security Deposit to its original amount,
and Tenant's failure to do so shall be a material breach of this lease. Except
to the extent required by law, neither Landlord nor any beneficiaries of
Landlord shall be required to keep the Security Deposit separate from its or
their general funds and Tenant shall not be entitled to interest on the Security
Deposit. If Tenant shall fully and faithfully perform each and every provision
of this lease to be performed by it, the Security Deposit or any balance thereof
shall be returned to Tenant (or at Landlord's option to the last permitted
assignee of Tenant's interest hereunder, if any) within thirty (30) days after
the expiration of the lease Term and Tenant's vacation of the Premises. Landlord
may deliver-the Security Deposit fund's deposited hereunder by Tenant to the
purchaser of Landlord's or Landlord's beneficiaries' interest in the Project, in
the event that such interest is sold, transferred or Conveyed, and thereupon
Landlord and Landlord's beneficiaries shall be discharged from any further
liability with respect to the Security Deposit.

                                      41
<PAGE>

     (b)   Letter of Credit. Notwithstanding the foregoing, Tenant may
           ----------------
concurrently with the execution of this lease, deposit with Landlord in lieu of
cash, an irrevocable Letter of Credit for the benefit of Landlord in the amount
of the Letter of Credit Amount (as extended or replaced as provided below, the
"Letter of Credit") and such amount shall constitute the Security Deposit.

           (i)   The Letter of Credit shall be subject to the following terms
and conditions:

                 (A)   The Letter of Credit shall be issued by a major national
     bank acceptable to Landlord in its sole discretion and name Landlord as the
     beneficiary thereunder. In any event, the Letter of Credit shall provide
     that Landlord shall have the absolute right to drawn thereon upon the
     submission by Landlord to the issuer of a statement certifying that
     Landlord is entitled to use or apply any portion of the Security Deposit in
     accordance with the terms of this lease.

                 (B)   At least forty, five (45) days prior to the expiry date
     of the then-current Letter of Credit, Tenant shall either: (I) substitute
     the existing Letter of Credit with another letter of credit which satisfies
     each of the conditions set forth herein, or (II) cause to be extended, and
     the issuer of the then-current Letter of Credit shall therein expressly
     engage to extend, the expiry date of the Letter of Credit for a period
     expiring nor less than one (1) year after the expiry date of the then-
     current Letter of Credit.

                 (C)   Failure by Tenant to furnish a substitute letter of
     credit as aforesaid or cause the expiry date of the then-current Letter of
     Credit to be extended shall constitute a Default under this Lease. In such
     event, Landlord shall have the right (but shall not be obligated) to draw
     on the then-current Letter of Credit at any time within thirty (30) days
     prior to the expiry date. If Landlord shall exercise such right, and
     provided the issuer shall, in fact, honor any such draft of Landlord on the
     then-current Letter of Credit promptly after presentation thereof, the
     Default shall be deemed to have been cured and in such case the proceeds of
     the Letter of Credit shall be held and applied as a cash Security Deposit
     pursuant to Section 30(a) above.
                 -------------

           (ii)  The "Letter of Credit Amount" shall be $125,000.00 on the date
of this lease and shall thereafter, beginning on the date that is three (3)
months after the Commencement Date (or in the event the Commencement Date occurs
on a day other than the first day of a calendar month, beginning on the date
that is three months after the first day of the calendar month following the
calendar month in which the Commencement Date occurs), decrease in equal amounts
every three months on the following schedule, such that the Letter of Credit
Amount on the day after the Expiration Date shall be Zero Dollars ($0):

              Date*                             Letter of Credit Amount
              -----                             -----------------------

     Date of Lease                                    $125.000.00
     6 months after Commencement Date                 $112,500.00

                                      42
<PAGE>

     1 year after Commencement Date                         $100,000.00
     18 months after Commencement Date                      $ 87,500.00
     2 years after Commencement Date                        $ 75,000.00
     30 months after Commencement Date                      $ 62,000.00
     3 years after Commencement Date                        $ 50,000.00
     42 months after Commencement Date                      $ 37,500.00
     4 years after Commencement Date                        $ 25,000.00
     54 months after Commencement Date                      $ 12,500.00
     1 day after the Expiration Date                        $       -0-

* For purposes of this schedule only, "Commencement Date" shall mean the
Commencement Date or, in the event the Commencement Date occurs on a day other
than the first day of a calendar month, the first day of the calendar month
following the calendar month in which the Commencement Date occurs.

     31.   SUBSTITUTION OF OTHER PREMISES.
           ------------------------------

     (a)   Right of Substitution. At any time after the Commencement Date,
           ---------------------
Landlord shall have the right to substitute for the Premises then being leased
(the "Existing Premises") other premises within the Building (the "New
Premises"), provided that the New Premises shall be of comparable size and shall
either have substantially the same configuration of the Existing Premises or a
configuration substantially as usable for the purposes for which the Existing
Premises are being used by Tenant and provided further that Tenant shall not be
moved more than twice during the Term and provided further that the New Premises
shall have elevator lobby exposure.

     (b)   Substitution Prior to Tenant's Possession. If possession of the
           -----------------------------------------
Existing Premises has not yet been delivered to Tenant, then as of the date
Landlord gives notice of a substitution, such substitution shall be effective,
the New Premises shall be the Premises hereunder and the Existing Premises shall
cease to be the Premises hereunder.

     (c)   Substitution After Tenant's Possession. The provisions of this
           --------------------------------------
subsection (c) shall apply if possession of the Existing Premises has already
been delivered to Tenant as of the date Landlord gives notice of substitution.
Tenant shall vacate and surrender the Existing Premises not later than the later
of the sixtieth (60th) day after the date Landlord gives notice of substitution
or the day after Landlord has substantially completed the work to be done by
Landlord in the New Premises pursuant to this subsection (c). As of the earlier
of the date of such vacation and surrender or the date when such vacation and
surrender is required, the New Premises shall be the Premises hereunder and the
Existing Premises shall cease to be the Premises hereunder, Landlord shall (i)
pay the actual and reasonable out-of-pocket expenses incurred by Tenant in
connection with moving its property (including reasonable business card and
stationery expenses) from the Existing Premises to the New Premises, and (ii)
improve the New Premises so that they are substantially similar to the Existing
Premises and promptly reimburse Tenant for its actual and reasonable out-of-
pocket costs incurred in connection with the relocation of any telephone or
other

                                      43
<PAGE>

communications equipment from the Existing Premises to the New Premises.
However, instead of paying Tenant's expenses incurred in connection with moving
its property. Landlord may elect to either move Tenant's property or provide
personnel to do so under Tenant's direction, in which event such move may not be
made except during evenings, weekends or holidays, so as to incur the least
inconvenience to Tenant.

     (d)   No Compensation or Damages. Tenant shall not be entitled to any
           --------------------------
compensation for any inconvenience or interference with Tenant's business, nor
to any abatement or reduction i11 Rent, nor shall Tenant's obligations under
this lease be otherwise affected, as a result of the substitution of the New
Premises, except as otherwise expressly provided in this Section 31. Tenant
agrees to cooperate with Landlord so as to facilitate the prompt completion by
Landlord of its obligations under this Section 31. Without limiting the
generality of the preceding sentence, Tenant agrees to promptly provide to
Landlord such approvals, instructions, plans, specifications and other
information as may be reasonably requested by Landlord in connection with such
obligations.

     (e)   Miscellaneous. Upon substitution of the New Premises for the Existing
           -------------
Premises, the Rentable Area of the: New Premises shall be substituted for the
Rentable Area of the Existing Premises. Further Tenant Proportionate Share and
Base Rent shall be recalculated and adjusted based on the new Rentable Area of
the New Premises. At Landlord's request, Tenant shall execute a supplement to
this lease confirming the substitution of the New Premises for the Existing
Premises.

     32.   LANDLORD. The term "Landlord" as used in this lease means only the
           --------
owner of Landlord's interest in the Premises from time to time. In the event of
any assignment, conveyance or sale, once or successively, of Landlord's interest
in the Premises or any assignment of this lease by Landlord, said Landlord
making such assignment, conveyance or sale shall be and hereby is entirely freed
and relieved of all covenants and obligations of Landlord hereunder accruing,
after such assignment, conveyance, or sale, and Tenant agrees to look solely, to
such assignee, or grantee or purchaser with respect thereto. The holder of a
Mortgage (or assignment., in connection with a Mortgage) shall not be deemed
such an assignee, grantee or purchaser under this Section 32 unless and until
the foreclosure of the Mortgage or the conveyance or transfer of Landlord's
interest under this lease in lieu of foreclosure, and then subject to the
provisions of Section 20. This lease shall not be affected by any such
assignment, conveyance or sale, and Tenant agrees to attorn to the assignee,
grantee or purchaser.

     33.   TITLE AND COVENANT AGAINST LIENS.
           --------------------------------

     Landlord's title is and always shall be paramount to the title of Tenant,
and nothing in this lease contained shall empower Tenant to do any act which
can, shall or may encumber the title of Landlord. Tenant has no authority or
power to cause or permit any lien or encumbrance of any kind whatsoever, whether
created by act of Tenant, operation of law or otherwise, to attach to or be
placed upon Landlord's title or interest in the Premises or any part of the
Project, and any and

                                      44
<PAGE>

all liens and encumbrances created by Tenant shall attach to Tenant's interest
only. Tenant covenants and agrees not to suffer or permit any lien of mechanics
or materialmen or others to be placed against the Premises or any part of the
Project or Tenant's interest in the Premises with respect to work or services
claimed to have been performed for or materials claimed to have been furnished
to Tenant or the Premises or any part of the Project. In the event such lien or
claim of lien is not immediately released and removed within ten (10) days after
notice from Landlord. Landlord, at its sole option and in addition to any of its
other rights and remedies, may take any and all action necessary, to release and
remove such lien or claim of lien (it being agreed by Tenant that Landlord shall
have no duty to investigate the validity thereof), and Tenant shall promptly
upon notice thereof reimburse Landlord for all sums, costs and expenses,
including court costs and reasonable attorneys' fees and expenses, incurred by
Landlord in connection with such lien or claim of lien plus interest thereon at
the Default Rate.

     34.   COVENANT OF QUIET ENJOYMENT. Landlord agrees that Tenant, on paying
           ---------------------------
the Rent and other payments herein reserved and on keeping, observing and
performing all the other terms, covenants, conditions, provisions and agreements
herein contained on the part of Tenant to be kept, observed and performed,
shall, during the Term, peaceably and quietly have, hold and enjoy the Premises,
subject to the terms, covenants, conditions, provisions and agreements of this
lease, tree from hindrance by Landlord or any person claiming by, through or
under Landlord.

     35.   EXCULPATORY PROVISIONS. The liability of any Landlord under this
           ----------------------
lease or any amendment to this lease, or any instrument or document executed in
connection with this lease, shall be limited to and enforceable solely against
the assets of such Landlord constituting an interest in the Land or Building
(including, where the Landlord is a trustee of a land trust, the subject matter
of the trust) and not other assets of such Landlord. Assets of a Landlord which
is a partnership do not include the assets of the partners of such Landlord, and
negative capital account of a partner in a partnership which is a Landlord and
an obligation of a partner to contribute capital to the partnership which is
Landlord shall not be deemed to be assets of the partnership which is Landlord.
No directors, officers, employees or shareholders of any corporation which is
Landlord shall have any personal liability arising from or in connection with
this lease. At any time during which Landlord is trustee of a land trust, all of
the representations, warranties, covenants and conditions to be performed by it
under this lease or any documents or instruments executed in connection with
this lease are undertaken solely as trustee, as aforesaid, and not individually,
and no personal liability shall be asserted or be enforceable against it or any
of the beneficiaries under said trust agreement by reason of any of the
representations, warranties, covenants or conditions contained in this lease or
any documents or instruments executed in connection with this lease.

                                      45
<PAGE>

     IN WITNESS WHEREOF, the parties have caused this lease to be executed as of
the date first written above.

LANDLORD:                                     TENANT:

CSTONE OAKBROOK, INC.                         MARCAM CORPORATION,
a Delaware corporation                        a Massachusetts Corporation

By: /s/ [ILLEGIBLE]^^                         By: /s/ [ILLEGIBLE]^^
    ----------------------------------------      ----------------------------
    Its: Executive Vice President & CEO       Its: Chief Financial Officer
         -----------------------------------       ---------------------------
         President & CEO
         -----------------------------------

                                      46
<PAGE>

                                   EXHIBIT A
                                   ---------

                           FLOOR PLAN(S) OF PREMISES
                           -------------------------

                                [see attached]

                                      A-1
<PAGE>

                         [FLOOR PLAN(S) APPEARS HERE]
<PAGE>

                                   EXHIBIT B
                                   ---------

                           LEGAL DESCRIPTION OF LAND
                           -------------------------

          Lot 2 in Lincoln Centre Unit No. 1. being a subdivision in a part of
the South East 1/4 of Section 21, and a part of the North East 1/4 of Section
28, both in Township 39 North, Range 11, East of the Third Principal Meridian,
according to the Plat thereof recorded May 19, 1986 as Document R86-47717, in
DuPage County, Illinois.

                                      B-1
<PAGE>

                                   EXHIBIT C
                                   ---------

                               OTHER DEFINITIONS
                               -----------------

     1.    "Calculation Date" means the first day of the Term and each January 1
thereafter falling within the Term.

     2.    "Calculation Year" means each calendar year during which a
Calculation Date falls.

     3.    "Expenses" shall mean those costs and expenses paid or incurred by or
on behalf of Landlord for owning, managing, operating, maintaining and repairing
the Building, the Land and the personal property used in conjunction therewith
(or allocated to the Project under easement agreements, operating agreements,
parking agreements, declarations, covenants or instruments providing for
easements, the sharing of facilities or payment for services in, on or under the
Land) including without limitation: the cost of maintaining adjoining pedestrian
tunnels and walkways and related lighting, the cost of security and security
devices and systems, snow and ice and trash removal, cleaning and sweeping,
planting and replacing decorations, flowers and landscaping, maintenance, repair
and replacement of utility systems, telephone building riser cable, elevators
and escalators; electricity, gas, steam, water, sewers, fuel, heating, lighting,
air conditioning; window cleaning; janitorial service; insurance (including but
not limited to, fire, extended coverage, all risk, liability, worker's
compensation, elevator, or any other insurance carried by the Landlord and
applicable to the Project), painting; uniforms; management fees; supplies;
sundries; sales or use taxes on supplies or services; rent, telephone service,
postage, office supplies, maintenance and repair of office equipment and similar
costs related to operation of the building manager's office licenses, permits
and similar fees and charges related to ownership, management, operation, repair
and maintenance of the Project; the share of costs and expenses allocated to the
Building and the Land relating to the management, maintenance, operation and
repair of any common lobby or other facilities connecting the Building or any of
its facilities to any other adjoining building, facilities or land; cost of
wages and salaries of all persons engaged in the operation, management,
maintenance and repair of the Project, and so-called fringe benefits (including
social security taxes, unemployment insurance taxes, cost for providing coverage
for disability benefits, cost of any pensions, hospitalization, welfare or
retirement plans, or any other similar or like expenses incurred under the
provisions of any collective bargaining agreement, or any other cost or expense
which Landlord pays or incurs to provide benefits for employees so engaged in
the operation, management, maintenance and repair of the Project); the charges
of any independent contractor who, under contract with the Landlord or its
representatives, does any of the work of operating, managing, maintaining or
repairing of the Project; legal and accounting expenses (including, but not
limited to, such expenses as relate to preparation of statements of Expenses and
Taxes and seeking or obtaining reductions in and refunds of real estate taxes);
sales and excise taxes; or any other expense or charge which would be considered
as an expense of owning, managing, operating, maintaining or repairing the
Project, whether or not the expense may be considered a capital improvement
except as hereinafter provided, Landlord and Tenant

                                      C-1
<PAGE>

acknowledge and agree that an association (the "Association") has been
established for the purpose of performing certain maintenance to the development
of which the Project is a part (which maintenance includes, without limitation,
the maintenance of the fire protection facilities which serve such development).
Without limiting anything contained in the above definition of Expenses, the
term "Expenses" shall also include any and all payments made or required to be
made by Landlord to the Association in respect of the Project, and/or as a
result of Landlord's ownership of (or other interest in or to) the Project.

     Expenses shall not include: costs or other items included within the
meaning of the term "Taxes" (as hereinafter defined); costs of alterations and
relocations of the premises of tenants of the Building; costs of capital
improvements to the Building other than those specifically included in Expenses
as set forth below: depreciation charges; interest and principal payments on
mortgages; ground rental payments (except as otherwise expressly provided
herein); legal fees in connection with disputes with tenants; fines and
penalties on late payments; real estate brokerage and leasing commissions;
salaries of employees involved in operating the garage in the Building; costs
and expenses attributable to leased retail areas (as reasonably determined by
Landlord) and which are reimbursed by retail tenants in the Building; and any
expenditures for which Landlord has been reimbursed by tenants (other than
pursuant to rent escalation or tax and operating expense reimbursement
provisions in leases), except as hereinafter provided.

     Notwithstanding any contained in the above definition of Expenses to the
     contrary:

     (a)   The cost of any capital improvements to the Building made after
construction of the Building which are intended to reduce Expenses or which are
required under any governmental laws, regulations, or ordinances which were not
applicable to the Building as of the date of this Lease, or which are intended
to enhance the safety of the Building or its occupants shall be included in
Expenses in the year of installation and subsequent Calculation Years. If
Landlord shall lease such item of capital equipment, then the rentals or other
operating costs paid pursuant to such leasing shall be included in Expenses for
each year in which they are paid or incurred. In any Calculation Year, the
portion includible in Expenses shall be the annual amortization of such cost
using as the amortization period such reasonable period as Landlord shall
determine, together with interest on the unamortized cost of any such
improvements (at the prevailing construction loan rate available to Landlord on
the date the cost of such improvements was incurred). Costs of repairing,
restoring or replacing any portion of the Project which constitute capital
improvement shall be included in Expenses to the extent of deductible amounts
under insurance policies, in the case of loss or damage to the Project.

     (b)   If the office area of the Building is not fully (at least 95 % for
the purposes of this paragraph) occupied by tenants during all or a portion of
any Calculation Year, or if during all or a portion of any Calculation Year,
Landlord is not furnishing to any tenant or tenants any particular service, the
cost of which, if furnished by Landlord, would be included in Expenses, then
Landlord may elect to make an appropriate adjustment in Expenses for the year,
by adjusting those components of Expenses which vary with the occupancy level of
the Building, to reflect the

                                      C-2
<PAGE>

Expenses that would have been paid or incurred by Landlord for such year had the
office area of the Building been fully occupied by tenants or services furnished
to all tenants during such entire Calculation Year. Any such adjustments shall
be deemed costs and expenses paid or incurred by Landlord and included in
Expenses for such year.

     (c)   If any item of Expenses, though paid or incurred in one calendar
year, relates to more than one calendar year, at the option of Landlord, such
item may be proportionately allocated among such related calendar years.

     4.    "Taxes" shall mean real estate taxes, assessments (whether they be
general or special), sewer rents, rates and charges (to the extent not included
as Expenses), transit taxes, taxes based upon leases or the receipt of rent, and
any other federal, state or local governmental charge, general, special,
ordinary or extraordinary (but not including income or franchise taxes or any
other taxes imposed upon or measured by the Landlord's income or profits, except
as provided herein), which may now or hereafter be levied, assessed or imposed
against the Land or the Building or Landlord as a result of its ownership of the
Project.

     Notwithstanding anything contained in the above definition of Taxes to the
     contrary:

     (a)   If at any time the method of taxation then prevailing shall be
altered so that any new or additional tax, assessment, levy, imposition or
charge or any part thereof shall be imposed upon Landlord in place or partly in
place of any Taxes or contemplated increase therein, or in addition to Taxes,
and shall be measured by or be based in whole or in part upon the Project, the
rents or other income therefrom or any leases of any part thereof, then all such
new taxes, assessments, levies, impositions or charges or part thereof, to the
extent that they are so measured or based, shall be included in Taxes levied,
assessed or imposed against the Project to the extent that such items would be
payable if the Project were the only property of Landlord subject thereto and
the income received by Landlord from the Project were the only income of
Landlord.

     (b)   Notwithstanding the year for which any such taxes or assessments are
levied, (i) in the case of special taxes or assessments which may be payable in
installments, the amount of each installment, plus any interest payable thereon,
paid during an Calculation Year shall be included in Taxes for that year and
(ii) if any taxes or assessments payable during an Calculation Year shall be
computed with respect to a period in excess of twelve (12) calendar months, then
taxes or assessments applicable to the excess period shall be included in Taxes
for that year. Except as may be provided in the preceding sentence, all
references to Taxes "for" a particular Calculation Year shall be deemed to refer
to Taxes payable within such Calculation Year, without regard to when such Taxes
are levied, assessed or otherwise imposed.

     (c)   Taxes shall also include any personal property taxes (attributable to
the Calculation Year in which paid) imposed upon the furniture, fixtures,
machinery, equipment, apparatus, systems or appurtenances used in connection
with the Building or the operation thereof.

                                      C-3
<PAGE>

     5.    "Rentable Area" with respect to the Building means the sum of the
areas on all floors of the Building, computed by measuring from the outside
surface of the exterior walls (or the outside edge of the floor slab if the slab
does not extend to the exterior wall); and subtracting (a) the thickness of the
outside walls at solid walls and one-half (1/2) the thickness of perimeter glass
at curtain walls or glazed walls where more than fifty percent (50%) of the
interior surface of the wall from floor to ceiling is glass; and also
subtracting (b) all shafts passing through each floor, including elevator
shafts, mechanical shafts and exit stairways (collectively "shafts"); but
including (c) Building common space, including the central Building lobby,
interior loading facilities, the central mechanical rooms and Building service
areas such as shops and maintenance rooms. No deduction shall be made for
Building columns or projections. The Rentable Area of the Building shall be
deemed to be 293,673 square feet.

     6.    "Rentable Area" with respect to the Premises means (a) for any space
constituting an entire floor, the area of the entire floor calculated by
measuring from the outside surface of the exterior walls (or the outside edge of
the floor slab if the slab does not extend to the exterior wall); and
subtracting (i) the thickness of the outside walls at solid walls and one-half
(1/2) the thickness of perimeter glass at curtain walls or glazed walls where
more than fifty percent (50 %) of the interior surface of the wall from floor to
ceiling is glass; and also subtracting (ii) all shafts passing through such
floor; and adding (iii) a proportionate share of Building common space,
including washrooms, equipment rooms and service rooms on each floor; the
central Building lobby; interior loading facilities, the central mechanical
rooms and Building service areas such as shops and maintenance and central
storage rooms; and (b) for any space constituting less than an entire floor, the
area calculated by measuring from the center line of all demising partitions and
from the outside face (corridor side) of all corridor partitions to the outside
surface of exterior walls (or the outside edge of the floor slab if the slab
does not extend to the exterior wall); and subtracting (i) the thickness of the
outside walls at solid walls and 1/2 the thickness of perimeter glass at curtain
walls or glazed walls where more than 50% of the interior surface of the wall
from floor to ceiling is glass; and also subtracting (ii) all shafts passing
through the demised area on the floor; and adding (iii) a proportionate share of
the Building common space, including washrooms, equipment rooms and service
rooms on each floor; the central Building lobby; interior loading facilities;
the central mechanical rooms and Building service areas such as shops and
maintenance rooms; and also adding (iv) a proportionate share of Building public
areas on the floor on which such space is located, including corridors and
elevator lobby. No deduction shall be made for Building columns or projections.
The Rentable Area of the Premises shall be deemed to be the number of square
feet set forth in Section 1(m) of this lease.

                                      C-4
<PAGE>

                                   EXHIBIT D
                                   ---------

                             RULES AND REGULATIONS
                             ---------------------

     1.    Access to Building. On Saturdays, Sundays and Holidays, and on other
           ------------------
days between the hours of 6:00 P.M and 8:00 A.M the following day, access to the
Project or any part thereof, such as but not limited to the halls, corridors,
elevators, stairways, loading and parking areas in the Building and the
Premises, may be restricted and access shall be gained only by exhibiting an
appropriate security pass or by otherwise complying with the established
Building security regulations. Landlord may from time to time establish security
controls and regulations for the purpose of regulating access to the Building.
Tenant shall abide by all such security controls and regulations so established.

     2.    Protecting Premises.  Before leaving the Premises unattended, Tenant
           -------------------
shall close and securely lock all doors or other means of entry to the Premises
and shut off all utilities, lights and machines in the Premises. Tenant shall be
responsible for protecting the Premises and all property and persons in the
Premises from theft, robbery, pilferage, personal assault and oilier crimes and
keeping the Premises secure.

     3.    Building Directories. Landlord will provide a building directory or
           --------------------
directories displaying the names and locations of tenants of the Building, at
Landlord's expense. Landlord will include in such directory or directories, at
Landlord's expense. Tenant's name and location within the Building. Any
additional names requested by Tenant to be displayed in the directory or
directories must be approved by Landlord in writing, and, if so approved, will
be provided at the sole expense of the Tenant.

     4.    Movement of Property. Furniture, freight and other large or heavy
           --------------------
articles may be brought into the Building only at times and in the manner
(including use of freight elevators and the loading area) designated by
Landlord. All damage done to the Building by moving or maintaining such
furniture, freight or articles shall be repaired at the expense of Tenant. If
requested by Landlord, all furniture, equipment, cartons and similar articles
desired by Tenant to be removed from the Premises or the Building shall first be
listed in writing by Tenant with Landlord and Tenant shall first obtain a
removal permit therefor. Movements of any of Tenant's property, whether of a
large or heavy nature or otherwise, into or out of the Building or the Premises
or within the Building, shall be entirely at the risk and responsibility of
Tenant.

     5.    Signs. Tenant shall not paint, display, inscribe, maintain or affix
           -----
any sign, placard, picture, advertisement, name, notice, lettering or direction
on any part of the outside or inside of the Building, or on any part of the
outside of the Premises, or any part of the inside of the Premises which can be
seen from the outside of the Premises, without the prior written consent of
Landlord, and then only such name or names or content and in such color, size,
style, character, material and manner of affixing as may be first approved by
Landlord in writing.

                                      D-1
<PAGE>

Landlord reserves the right to remove at Tenant's expense all sign matter which
requires Landlord's consent or approval and which has not been consented to or
approved by Landlord.

     6.    Advertising. Tenant shall not in any manner use the name of the
           -----------
Building for any purpose or use any picture or likeness of the Building in any
letterheads, envelopes, circulars, notices, advertisements, containers or
wrapping material without Landlord's prior written consent.

     7.    Unsightliness and Overloading. Tenant shall not place anything or
           -----------------------------
allow anything to be placed in the Premises near the glass of any door,
partition, wall or window which may be unsightly from outside the Premises, and
Tenant shall not place or permit to be placed any article of any kind on any
window ledge or on the outside of the exterior walls of the Premises or the
Building, Blinds, shades, awnings or other forms of outside window ventilators
or similar devices shall not be placed in or about the outside windows in the
Premises. No blinds, shades, draperies or other forms of inside window covering
other than those provided or designated by Landlord may be installed in the
Premises. Tenant shall not overload any floor or part thereof in the Premises in
excess of the live load therefor, and Tenant shall not overload any facility,
corridor, elevator or other area of the Building in excess of the live load
therefor while bringing in or removing any large or heavy articles or otherwise.
Landlord may direct and control the location of safes and all other heavy
articles and, if considered necessary by Landlord, require supplementary
supports at the expense of Tenant of such materials and dimensions as Landlord
may deem necessary to properly distribute the weight.

     8.    Obstruction of Common Areas. Tenant shall not take or permit to be
           ---------------------------
taken in or out of public entrances of the Building, or take or permit on
passenger elevators, any item normally or required by Landlord to be taken in or
out through service doors or in or on freight elevators; and Tenant shall not,
whether temporarily, accidentally or otherwise, allow anything to remain in,
place or store anything, in, or obstruct in any way, any common area of the
Building, including without limitation any sidewalk, court, passageway,
entrance, exit, loading area, shipping area, hall, corridor, elevator, stairway
or parking area. Tenant shall lend its full cooperation to keep such areas free
from all obstruction and in a clean and sightly condition, and move all
supplies, furniture and equipment as soon as received directly to the Premises,
and shall move all such items and waste (other than waste customarily removed by
Building employees) that are at any time being taken from the Premises directly
to the areas designated for disposal. All courts, passageways, entrances, exits,
loading areas, shipping areas, elevators, stairways, corridors, halls, root's
and other areas designated by Landlord from time to time are not for the use of
the general public and Landlord shall in all cases retain the right to control
and prevent access thereto by all persons whose presence in the judgment of
Landlord shall be prejudicial to the safety or security of the Building, its
occupants or others. Neither Tenant nor any employee, agent, licensee, invitee
or contractor of Tenant shall enter into areas reserved for the exclusive use of
another tenant or of Landlord, any of Landlord's beneficiaries, the managing
agent of the Project or any of their respective agents, employees, licensees or
invitees.

                                      D-2
<PAGE>

     9.    Communication or Utility Connections. If Tenant desires signal,
           ------------------------------------
communication, alarm or other utility or similar service connections installed
or changed. Tenant shall not install or change the same without the prior
written approval of Landlord, and then only under direction of Landlord and at
Tenant's expense. Tenant shall not install in the Premises any equipment which
requires a substantial amount of electrical current, including without
limitation computer or data processing equipment, without the advance written
consent of Landlord, and Tenant shall ascertain from Landlord the maximum amount
of load or demand for or use of electrical current which can safely be permitted
in the Premises, taking into account the capacity of the electric wiring, the
Building and Premises and the needs of other tenants of the Building, and shall
not in any event connect a greater load than such safe capacity.

     10.   Management Office. Service requirements of Tenant will be attended to
           -----------------
only upon application at the management office for the Building. Employees of
Landlord, any beneficiaries of Landlord or the managing agent of the Project
shall not perform any work or do anything outside of their duties unless under
special instructions from Landlord.

     11.   Outside Services. Tenant shall not obtain for use upon the Premises
           ----------------
ice, drinking water, towel or other similar services on the Premises, except
from persons authorized by Landlord and at the hours and under regulations fixed
by Landlord.

     12.   Toilet Rooms. The toilet rooms, urinals, wash bowls and the other
           ------------
bathroom apparatus shall not be used for any purpose other than that for which
they were constructed, and no foreign substance of any kind whatsoever shall be
thrown therein, and the expense of any breakage, stoppage or damage resulting
from the violation of this rule shall be borne by the tenant who, or whose
employees, agents, licensees, invitees or contractors, shall have caused it.

     13.   Intoxication. Landlord reserves the right to exclude or expel from
           ------------
the Building any person who, in the judgment of Landlord, is intoxicated or
under the influence of liquor or other drugs, or who shall in any manner do any
act in violation of any of the rules and regulations of the Building.

     14.   Vending Machines. No vending machines of any description shall be
           ----------------
installed, maintained or operated in the Premises or the Building without the
prior written consent of Landlord.

     15.   Nuisances and Certain Other Prohibited Uses. Tenant shall not (i)
           -------------------------------------------
conduct itself or permit its employees, agents, licensees, invitees or
contractors to conduct themselves in a manner inconsistent with the comfort or
convenience of other tenants or the first-class character of the Building; (ii)
except as hereinafter provided in this Paragraph 15, install or operate any
internal combustion engine, boiler, machinery, refrigerating, heating or air-
conditioning apparatus or space heater in or about the Premises; (iii) carry on
any business in or about the Premises or the Building or sell any article, thing
or service except those ordinarily embraced within the permitted use of the
Premises specified in Section 6; (iv) use the Premises for housing, lodging

                                      D-3
<PAGE>

or sleeping purposes; (v) except as hereinafter provided in this Paragraph 15,
permit preparation or warming of food in the Premises; (vi) place any radio or
television antennae on the roof or on or in any part of the inside or outside of
the Building other than the inside of the Premises; (vii) operate or permit to
be operated any radio, television, video cassette recorder, record or compact
disk-player, stereo, tape player, musical instrument or other sound producing
instrument, device or equipment inside or outside the Premises which may be
heard outside the Premises; (viii) use any illumination or power for the
operation of any equipment or device other than electricity; (ix) operate any
electrical or other device from which may emanate electrical or other waves
which may interfere with or impair radio or television broadcasting or reception
to, from or in the Building or elsewhere or telephone transmission to, from or
in the Building or elsewhere; (x) bring or permit to be in the Building any
bicycle or other vehicle, or dog (except in the company of a blind, deaf or
disabled person) or other animal or bird; (xi) make or permit any objectionable
noise or odor (including, without limitation, cigarette, cigar and pipe smoke or
odor) to emanate from the Premises; (xii) disturb, solicit or canvass any
occupant of the Building; (xiii) do anything in or about the Premises tending to
create or maintain a nuisance or do any act tending to injure the reputation of
the Building; or (xiv) throw or drop or permit to be thrown or dropped any
article from any window or other opening in the Building. Notwithstanding the
foregoing to the contrary, Tenant may, at Tenant's, expense, subject to Section
14 and the Workletter, install in the Premises a standard office kitchen and
employee eating area which shall be for the exclusive use of Tenant and its
employees only, and for no other person, containing a standard residential size
or smaller sink, a standard residential size or smaller refrigerator, a standard
residential size or smaller microwave oven and a standard residential size or
smaller coffee maker.

     16.   Room-to-Room Canvass. Tenant shall not make any room-to-room canvass
           --------------------
to solicit business from other tenants or occupants of the Building or for any
other purpose and shall not exhibit, sell or offer to sell, use, rent or
exchange any products or services in or from the Premises unless ordinarily
embraced within the permitted use of the Premises specified in Section 6.

     17.   Waste. Tenant shall not waste electricity, water, heat or air-cooling
           -----
and agrees to cooperate fully with Landlord to assure the most effective and
energy efficient operation of the Building, and shall not allow the adjustment
(except by Landlord's authorized building personnel) of any electricity, water,
heat, air cooling or ventilation controls. Tenant shall keep corridor doors
closed and shall not open any windows, except that if the air circulation shall
not be in operation, windows which are openable may be opened with Landlord's
prior written consent. Tenant shall lower and adjust any venetian blinds, shades
or draperies on the windows in the Premises if such lowering and adjustment
reduces the sunlight and additional heat load created thereby in the Premises.

     18.   Keys and Additional Locks. Tenant shall not attach or permit to be
           -------------------------
attached additional locks or similar devices to any door or window, change
existing locks or the mechanisms thereof, or make or permit to be made any keys
or other entry devices for any door

                                      D-4
<PAGE>

other than those provided by Landlord. If more than two keys or other entry,
devices for one lock are desired, Landlord will provide them to Tenant upon
payment therefor by Tenant. Upon termination of this lease or of Tenant's
possession, Tenant shall surrender all keys and other entry devices to the
Premises and all keys and other entry, devices for offices, rooms or toilet
rooms which have been furnished to Tenant or which Tenant shall have made.

     19.   No Smoking. No smoking will be allowed in any portion of the Premises
           ----------
or the Building (including, without limitation, the common or public areas of
the Building and the walkways or other areas surrounding the Building), other
than in areas which Landlord, in its sole and absolute discretion, may designate
for such purpose from time to time, and, without limiting the generality of the
foregoing, Tenant shall comply with any applicable smoking ordinances passed
from time to time by any governmental agency having jurisdiction over the
Building.

                                      D-5
<PAGE>

                                   EXHIBIT E
                                   ---------

                              JANITORIAL SERVICES
                              -------------------

     The Landlord shall furnish janitorial services described below:

Daily - Five (5) times a week.
-----

--   Sweep, dry mop or vacuum all floors. Remove gum, tar, etc. adhering to the
     floor.
--   Empty and damp wipe all ashtrays.
--   Dust all horizontal surfaces, including tops of desks, file cabinets and
     counters, that can be reached without a ladder with a treated cloth, mitt
     or duster. (Papers and other objects on horizontal surfaces are not to be
     disturbed.)
--   Clean, polish and sanitize all drinking fountains.
--   Sweep all steps, sidewalks, plazas and interior landings leading to
     building.
--   Clean freight and passenger elevator cabs and landing doors including
     floors.
--   Empty all waste containers of waste paper and rubbish in quantities normal
     for office space.
--   Clean all common area washrooms and restrooms.
--   Spot clean all entrance doors, switch plates, walls and glass areas
     adjacent to such doors.
--   Dust exterior of all light fixtures other than ceiling fixtures with a
     feather duster.

Weekly
------

--   Wash glass in building directory.
--   Police parking area and grounds (empty exterior waste container) and sweep
     areas.
--   Dust mop stairwells.
--   Damp wipe all waste containers.
--   Wash all glass entrance doors and side panels inside and out.

Monthly
-------

--   Scrub and recondition all resilient floor areas using buffable non-slip
     type floor finish.
--   Damp mop stairwell landings and treads.
--   Sweep and hose down exterior walks, trucking areas and shipping platforms.
--   Remove hard water stains from toilet fixtures.
--   Dust with treated dusters all venetian blinds.

Every Three Months
------------------

--   Strip and refinish all resilient floors and clean up mop slop.
--   Machine scrub all common area lavatory and vestibule floors.
--   Shampoo all elevator carpeting.

                                      E-1
<PAGE>

NOTE: Subject to Section 8 of this lease, cleaning of computer rooms, locked
----
      storage or work areas, vaults, kitchens, vending areas and washrooms and
      restrooms located within the Premises will be the sole responsibility of
      Tenant.

The foregoing schedule of services, including types, quality and time of
services to be performed, are subject to change by Landlord.

                                      E-2
<PAGE>

                                   EXHIBIT F
                                   ---------

                                    FORM OF
                                    -------

                            CONFIRMATION AGREEMENT
                            ----------------------

THIS CONFIRMATION AGREEMENT is made and agreed upon as of this _______ day of
______________, 19__, by and between CSTONE-OAKBROOK, INC., a Delaware
corporation (the "Landlord"), and _________________, a _________ corporation
(the "Tenant")

                                  WITNESSETH
                                  ----------

     WHEREAS, Landlord and Tenant have previously entered into that certain
lease agreement dated ____________, 19__ (the "Lease"), covering certain
premises located in One Lincoln Centre, Oakbrook Terrace, Illinois 60181 as more
particularly described in the Lease; and

     WHEREAS, Landlord and Tenant wish to set forth their agreements as to the
commencement and termination of the Term of the Lease;

     NOW, THEREFORE, in consideration of the foregoing, the parties hereto
mutually agree as follows:

     1.   For the purpose of confirming the establishment of the Commencement
          Date and Expiration Date, as required by the provisions of the Lease,
          Landlord and Tenant hereby agree that:

          a.   The date of _____________, 19__, is hereby established as the
               "Commencement Date" referred to in the Lease.

          b.   The date of _____________, 19_, is hereby established as the
               "Expiration Date" referred to in the Lease.

     2.   This Confirmation Agreement and each and all provisions hereof shall
          inure to the benefit of, or bind, as the case may require, the parties
          hereto and their respective heirs, successors and assigns.

                                      F-1
<PAGE>

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

LANDLORD:                                    TENANT:

CSTONE-OAKBROOK, INC.                   ___________________________________,
a Delaware corporation                  a ________________ corporation

By:______________________________       By:______________________________
   Its:__________________________          Its:__________________________

                                      F-2
<PAGE>

                                   EXHIBIT W
                                   ---------

                                  WORKLETTER
                                  ----------

     1.    Definitions. Terms which are defined elsewhere in this lease shall
           -----------
have the same meanings in this Workletter. Terms which are defined in this
Workletter shall have the same meanings elsewhere in this lease. In addition to
the terms defined elsewhere in this Workletter, the following terms shall have
the following meanings:

           A.  "Landlord's Construction Management Fee" means zero percent (0%)
     of the cost of Landlord's Work (other than installation of
     telecommunications cabling and carpeting) which shall be paid by Landlord
     to Landlord's Construction Manager from the Tenant Improvement Allowance.

           B.  "Tenant's Construction Manager" means Hines Interests Limited
     Partnership or such other parry as may be selected by Landlord in its sole
     discretion.

           C.  "Landlord's Contractor" means the contractor hired by Landlord
     to do the Landlord's Work.

           D.  "Landlord Delay" means a delay in the Landlord's Work arising
     directly out of or on account of (1) Landlord's failure to review and
     approve (or disapprove) the Tenant Plans or any revised Tenant Plans
     submitted to Landlord hereunder within the applicable times specified in
     Paragraph 2 of this Workletter, (2) Landlord's failure to solicit bids for
     Landlord's Work within the applicable time specified in Paragraph 3 of this
     Workletter, or (3) any other delay caused by Landlord, any of Landlord's
     employees or Landlord's Contractor.

           E.  "Landlord's Work" means the work required to be performed by
     Landlord under this Workletter.

           F.  "Mechanical System Plans" means the final working drawings, plans
     and specifications for the mechanical, sprinkler, heating, air
     conditioning, electrical and plumbing systems in the Premises, which shall
     be prepared by Tenant's Engineer based upon and in accordance with the
     Space Plans and fully coordinated with the remainder of the Working Plans,
     and which shall contain sufficient detail and shall be otherwise suitable
     in all respects for submission to the building department to obtain a
     building permit.

           G.  "Move-In Conditions" means all of the following events: (i)
     Tenant has inspected the Premises and the Landlord's Work as provided in
     Paragraph 7A of this Workletter: (ii) Tenant and Landlord have prepared the
     Punchlist described in

                                      W-1
<PAGE>

     Paragraph 7A of this Workletter and Tenant is thereby deemed to have
     accepted the Premises and the Landlord's Work as and to the extent provided
     in Paragraph 7A of this Workletter; and (iii) Tenant has taken possession
     of all of the Premises for purposes of conducting its business.

           H.  "Space Plans" means plans, drawings, plans and specifications
     prepared by Tenant's Architect showing the intended design, character and
     finishes of the Premises, including partition and door locations, all in
     sufficient detail to enable the Working Plans (including the Mechanical
     System Plans) to be prepared.

           I.  "Substantial completion" or "substantially completed" or words of
     similar import means that the work in question has been sufficiently
     completed such that it is suitable for its intended purpose.

           J.  "Tenant's Architect" means the architect hired by Tenant to
     prepare the Space Plans and Working Plans.

           K.  "Tenant's Contractors" means Tenant's agents, contractors,
     licensees and invitees and their respective agents, subcontractors and
     employees.

           L.  "Tenant's Engineer" means Environmental Systems Design.

           M.  "Tenant Delay" means a delay in the Landlord's Work arising,
     directly or indirectly, out of or on account of any of the following
     events:

               (1)  Tenant's failure to cause the Space Plans, any revised Space
           Plans, the Working Plans or any revised Working Plans required
           hereunder, to be made and submitted to Landlord within the applicable
           times specified in Paragraph 2 of this Workletter.

               (2)  Tenant's request for a Change, as defined in Paragraph 2 of
           this Workletter, or any permitted modified Change, including without
           limitation. Landlord's exercise of its rights to approve or
           disapprove any Change or permitted modified Change, or any revised
           Working Plans which reflect a Change or a permitted modified Change;
           the preparation of revised Working Plans to reflect a Change or a
           permitted modified Change; the ordering of any materials or the
           performance of any work necessary to incorporate a Change into the
           Landlord's Work: or any delay in the commencement of any work
           necessary to incorporate a Change into the Landlord's Work which is
           necessitated, required or permitted under the terms of this
           Workletter.

               (3)  The performance of any work or activities on or about the
           Project or the Premises by Tenant or any of Tenant's employees or
           Tenant's Contractors.

                                      W-2
<PAGE>

               (4)  Any delay caused by Tenant or any of Tenant's employees or
           Tenant's Contractors.

               (5)  Any default of Tenant under this lease.

           N.  "Tenant Improvement Allowance" means the amount of $120,892.50
                                                                   ----------
     (which is $22.50 per square foot of Rentable Area of the Premises).
                -----

           O.  "Tenant Plans" means the Space Plans. the Mechanical System Plans
     and the Working Plans.

           P.  "Turnover Date" means the earlier of (i) the date Landlord's Work
     is substantially completed or (ii) the date Landlord's Work would have been
     substantially completed but for one or more Tenant Delays.

           Q.  "Working Plans" means the final working drawings, plans and
     specifications (including the Mechanical System Plans) for all work to be
     performed by Landlord in the Premises, as prepared by Tenant's Architect
     and Tenant's Engineer which shall be based upon and in accordance with the
     Space Plans, and which shall contain sufficient detail and shall be
     otherwise suitable in all respects for submission to the building
     department of the Village of Oakbrook Terrace to obtain a building permit.

     2.    Preparation and Approval of Tenant Plans.
           -----------------------------------------

     A.    Tenant has previously entered into a separate agreement with Tenant's
Architect for the preparation of the Space Plans and the Working Plans and a
separate agreement with Tenant's Engineer for the preparation of the Mechanical
System Plans, all at Tenant's sole cost and expense except as otherwise provided
in this Workletter. Tenant shall cause the Tenant Plans to be prepared and
submitted to Landlord within two (2) business days after the date hereof for
Landlord's review and approval and in sufficient quantities for Landlord's use
in the bidding process, as determined by Landlord.

     B.   Within three (3) business days after Landlord has received the Tenant
Plans or any revised Tenant Plans required hereunder, Landlord shall give Tenant
written notice of Landlord's approval or disapproval thereof (or of any one or
more individual components thereof, and in the event of disapproval, such notice
shall specify the reasons for disapproval. Within two (2) business days after
Tenant has received written notice from Landlord in accordance herewith that
Landlord disapproves the Tenant Plans or any revised Tenant Plans required
hereunder, Tenant shall cause the Tenant Plans or any revised Tenant Plans
required hereunder, as the case may be, to be revised by Tenant's Architect
and/or Tenant's Engineer, as applicable, and thereafter to be resubmitted to
Landlord for Landlord's review and approval.

                                      W-3
<PAGE>

     C.    If Tenant desires a change (i) in the Space Plans or Working Plans,
or any revised Space Plans or Working Plans required hereunder, after Landlord
has approved such plans or any such revised plans, or (ii)in the Landlord's Work
(any such change being a "Change"). Tenant shall give Landlord written notice of
the Change, specifying the Change in reasonable detail. Within three (3)
business days after Landlord has received Tenant's written notice of a Change or
any modified Change permitted hereunder, Landlord shall give Tenant written
notice of its approval or disapproval thereof, and in the event of disapproval,
such notice shall specify the reasons for disapproval. If Landlord disapproves
of a Change or any modified Change permitted hereunder. Tenant may modify the
Change or such permitted modified Change, as the case may be, and give Landlord
written notice thereof. After Landlord has approved a Change or any modified
Change permitted hereunder, Tenant shall cause the Working Plans to be revised
by Tenant's Architect to reflect the Change or such modified Change and
resubmitted to Landlord for Landlord's review and approval in accordance with
the process set forth in Paragraph 2B.

     D.    Landlord agrees that it will not unreasonably withhold its approval
of the Tenant Plans or any revised Tenant Plans required hereunder, or any
Change or modified Change permitted hereunder provided, however, Landlord shall
not be deemed to have acted unreasonably if it withholds its consent because, in
Landlord's opinion, any portion of Landlord's Work covered by any such Tenant
Plans or Change (i) is likely to adversely affect the structural, mechanical,
electrical, plumbing HVAC, life safety, communications, security or other
operating systems of the Project or the safety of its occupants, (ii) would
increase the costs or expenses incurred by or on behalf of Landlord for owning,
managing, operating, maintaining or repairing the Project, (iii) would impair
Landlord's ability to furnish services to Tenant or any other tenant of the
Project, (iv) would violate any Laws or provisions of this lease (v) would
adversely affect the appearance of the Project, (vi) would adversely affect the
premises of any other tenant of the Project or such tenant's use or occupancy
thereof, or (vii) is prohibited by the provisions of any mortgage or ground
lease encumbering the Project. The foregoing reasons shall not be exclusive of
the reasons for which Landlord may withhold consent, it being understood and
agreed that such other reasons may be similar or dissimilar to the foregoing.

     E.    The cost of the Tenant Plans and any revision therein required
hereunder shall be paid as provided in this Workletter.

     F.    Within three (3) business days after the Working Plans have been
revised to reflect a Change which has been approved by Landlord, Landlord shall
notify Tenant in writing of Landlord's good faith estimate of the cost of
performing the work necessary to incorporate such Change into the Landlord's
Work and of the number of days of Tenant Delay that may result from performing
such work. Landlord shall not cause Landlord's Contractor to commence any work
necessary to incorporate a Change into the Landlord's Work until Tenant has
approved Landlord's estimate of the cost of such work and the number of days of
Tenant Delay that may result from such work.

                                      W-4
<PAGE>

     3.    Performance of Landlord's Work.
           -------------------------------

     A.    After Landlord has approved the Working Plans or any revised Working
Plans. Landlord shall, within one (1) business day, solicit bids for Landlord's
Work from such contractors as Landlord deems appropriate, and after Landlord's
Contractor shall have been selected. Landlord shall promptly cause such
Landlord's Contractor to do the Landlord's Work covered by the Working Plans or
such revised Working Plans. After Landlord has approved any revised Working
Plans required hereunder which reflect a Change or a permitted modified Change
in the Landlord's Work, Landlord shall promptly, subject to the terms of
Paragraph 2 above, cause Landlord's Contractor to incorporate such Change into
the Landlord's Work.

     B.    Landlord shall cause the Landlord's Work, to be done in a first class
workerlike manner using only good grades of materials and shall comply with
all governmental laws, ordinances, codes, rules and regulations applicable at
the time of the performance of the Landlord's Work.

     4.    Payment for Tenant Plans and Landlord's Work.
           ---------------------------------------------

     A.    Landlord shall pay the aggregate, cost of Landlord's Work and the
Landlord's Construction Management Fee up to an amount not to exceed the Tenant
Improvement Allowance and Tenant shall pay the excess of the aggregate cost of
Landlord's Work and the Landlord's Construction Management Fee over the Tenant
Improvement Allowance (the "Excess") plus the cost of all work other than the
Landlord's Work, if any, which Tenant may, elect to do in order to make the
Premises ready for Tenant's occupancy and which has been approved by Landlord
pursuant to paragraph 6E below. Tenant shall pay the Excess as provided in
Paragraph 4B, and Tenant shall pay the cost of such other work, if any, directly
to the persons or entities performing such other work.

      B.   If Landlord estimates at any time or from time to time that there
will be an Excess, Landlord shall notify Tenant in writing of Landlord's good
faith estimate of the amount thereof, which estimate shall be itemized in
reasonable detail. Landlord shall bill Tenant for the Excess in periodic
installments at Landlord's discretion, provided that, in any event, Landlord
may, at least as often as Landlord is required to make payments for Landlord's
Work, bill Tenant for Tenant's pro-rata share (as estimated by Landlord by
comparing the estimated total cost of Landlord's Work to the Tenant Improvement
Allowance) of each such payment. Tenant shall pay each installment of the Excess
billed by Landlord within ten (10) business days after it receives Landlord's
bill therefor. At such time as the total cost of the Tenant Plans and the
Landlord's Work is finally determined. Landlord shall notify Tenant of such
amount in writing. If Tenant has not paid all of the Excess, such notice shall
include Landlord's bill to Tenant for the balance of the Excess not previously
paid by Tenant, and if Tenant has paid more than the Excess, such notice shall
include Landlord's statement to Tenant showing the amount of the overpayment of
the Excess. Tenant shall pay any such balance of the Excess to Landlord within
ten (10) business days after the date when Tenant receives such notice and bill
from Landlord, and Landlord shall

                                      W-5
<PAGE>

pay any such overpayment of the Excess to Tenant within ten (10) business days
after the later of the date when Landlord gives such notice and statement to
Tenant or the Commencement Date. All Landlord's bills to Tenant for portions of
the Excess and Landlord's notice to Tenant of the finally determined cost of the
Tenant Plans and the Landlord's Work shall itemize the costs in question in
reasonable detail and shall contain reasonable supporting documentation, such as
invoices.

     C.    If the aggregate total cost of the Tenant Plans and the Landlord's
Work is less than the Tenant Improvement Allowance, and provided that Tenant is
not in default under this lease and all, of the Move-In Conditions, have
occurred, then the amount of the difference shall be applied to the next
installment(s) of Base Rent coming due after the determination of such total
costs, until such difference is applied in full. However, if at the time an
installment of Base Rent is due, Tenant is in default under this lease, such
application shall not be made against such installment of Base Rent but shall,
instead, be deferred and made against the next installment of Base Rent coming
due after such default has been cured.

     D.    For purposes of this Paragraph 4, the cost of the Tenant Plans shall
be deemed to include the cost of any revision in the Tenant Plans required
hereunder, including any such revision to reflect a Change or a permitted
modified Change.

     5.    Landlord Delay/Extension of Commencement Date.
           ---------------------------------------------

     A.    If the Landlord's Work is not substantially completed by the
Commencement Date, due solely to a Landlord Delay, the Commencement Date shall
be extended one day for each day that the Landlord's Work is not substantially
completed due solely to such Landlord Delay; otherwise, regardless of when the
Landlord's Work is substantially completed, the Commencement Date shall not be
extended. Tenant shall use its best efforts to give prompt notice to Landlord of
any Landlord Delay or any delay in the Landlord's Work claimed to be caused by
Landlord's Contractor or any other person or entity engaged in performing
Landlord's Work.

     B.    If there is a delay in the substantial completion of the Landlord's
Work for any reason, neither Landlord, nor any of Landlord's beneficiaries, nor
the managing or leasing agent of the Project, nor any of their respective
agents, partners or employees, shall have any liability to Tenant in connection
with such delay, nor shall this lease be affected in any way, except as
specifically provided in this Paragraph 5. Notwithstanding the foregoing, if the
Commencement Date shall be extended as set forth in Paragraph 5A for more than
fifteen (15) days due solely to a Landlord Delay, Landlord shall pay to Tenant
all reasonable and actual out-of-pocket rental expenses incurred by Tenant for
each day after such initial thirty (30) day extension until the Commencement
Date.

     6.    Tenant's Access to the Premises. Landlord shall permit Tenant,
           -------------------------------
Tenant's employees and Tenant's Contractors which have been reasonably approved
by Landlord to enter the Premises prior to the Commencement Date in order that
Tenant may do work in addition to

                                      W-6
<PAGE>

the Landlord's Work, if any, as may be desired by Tenant to make the Premises
ready for Tenant's occupancy, provided that Tenant shall fully perform and
comply with each of the following covenants, conditions and requirements:

           A.  If Landlord permits such entry prior to the Commencement Date,
     then such permission is conditioned upon Tenant. Tenant's employees and
     Tenant's Contractors working in harmony and not interfering with or
     delaying Landlord or Landlord's Contractor in doing the Landlord's Work or
     with Landlord or any person or entity doing work in the Building, whether
     for Landlord or another tenant or occupant of the Building; and if at any
     time such entry shall in the reasonable judgment of Landlord cause or
     threaten to cause such disharmony, interference or delay, Landlord shall
     have the right to withdraw such permission upon 24 hours' written notice.

           B.  Any such entry prior to the Commencement Date shall be under and
     subject to all of the terms and provisions of this lease, the same as if
     the Commencement Date had occurred, except that Tenant shall not be
     obligated to pay any Base Rent prior to the Commencement Date. To the
     extent not prohibited by law, all entry, to the Project, the Building or
     the Premises by Tenant, Tenant's employees or Tenant's Contractors prior to
     the Commencement Date shall be solely at the risk of Tenant, Tenant's
     employees and Tenant's Contractors, and Landlord, Landlord's beneficiaries,
     the managing agent of the Project and their respective agents, partners and
     employees shall not be liable in any way for, and Tenant hereby
     indemnifies, waives and releases them and holds them harmless from any
     liability for and claims arising from (including court costs and reasonable
     attorneys' fees and expenses incurred by, and also including the monetary,
     value of time expended by, any such indemnified party in connection with
     any of the same), any injury or death of any person or damage to or theft,
     robbery, pilferage, loss or loss of the use of any property of Tenant. or
     any other person or entity or any of Tenant's work or installations in or
     about the Premises or the Project which occurs in connection with such
     entry; provided however, Landlord, Landlord's beneficiaries, the managing
     agent of the Project and their respective agents, partners and employees
     shall be liable for, and Tenant does not indemnify, waive or release them
     or hold them harmless from liability for and claims arising from, their
     respective negligence or willful misconduct which occurs in connection with
     such entry and causes any injury to or death of any person or such damage
     to, theft, pilferage, loss or loss of the use of any such property. Except
     as set forth in the next sentence of this Paragraph 6B, the indemnification
     obligations of Tenant under this Paragraph 6B are subject to compliance by
     Landlord, Landlord's beneficiaries and all other parties that seek
     indemnification under this Paragraph 6B, with the following procedure's:
     (1) the party seeking indemnification shall provide Tenant with prompt
     written notice after such party learns of any claim or suit that such party
     believes may result in a claim by such party under this indemnification,
     such notice to include a reasonable identification of the facts giving rise
     to such belief: (2) the party seeking indemnification shall permit Tenant
     or Tenant's insurer to defend or settle such claim or suit and shall, at
     Tenant's sole expense, cooperate with Tenant and Tenant's insurer in
     defending or settling such claim

                                      W-7
<PAGE>

     or suit; and (3) in the event that the party seeking indemnification
     attempts to settle or compromise any such claim or suit, such settlement or
     compromise shall not be relevant as to the liability of Tenant unless
     consented to in writing by Tenant. Notwithstanding the foregoing, the
     failure of any party seeking indemnification pursuant to this Paragraph 6B
     to comply with any of the foregoing procedures shall not relieve Tenant of
     its indemnification obligations contained in this Paragraph 6B, except
     where, and solely to the extent that, such failure actually and materially
     prejudices the rights of Tenant. The foregoing indemnification, release and
     waiver of claims shall be in addition to and shall not limit or be limited
     by any other indemnifications, releases or waivers of claims in this lease.
     In addition, and without limiting any other provisions of this lease
     including this Workletter. Tenant shall require all persons and entities
     performing work on behalf of Tenant to provide protection for existing
     improvements reasonably satisfactory to Landlord, shall allow Landlord and
     Landlord's Contractor access to the Premises at all times during the period
     when Tenant or any person or entity is undertaking work therein and in the
     event any person or, entity performing work on behalf of Tenant, other than
     the Landlord's Work, causes any damage to the property of Landlord or
     others, or to the Landlord's Work. Tenant shall cause such damage to be
     repaired at Tenant's expense, and if Tenant tails to cause such damage to
     be repaired promptly upon Landlord's demand  therefor, Landlord may, in
     addition to any other rights or remedies available to Landlord under this
     lease or at law or equity, cause such damage to be repaired, in which event
     Tenant shall promptly upon Landlord's demand pay to Landlord the cost of
     such repair.

           C.  All persons and entities performing work or supplying materials
     to Tenant shall use only those service corridors and service entrances
     designated by Landlord for ingress and egress of personnel, and the
     delivery and removal of equipment and material through or across any common
     areas of the Building shall only be permitted with the written approval of
     Landlord, not to be unreasonably withheld, and during hours reasonably
     determined by Landlord. Landlord shall have the right to order Tenant or
     any person or entity who violates the above requirements to cease work and
     to remove itself, its equipment and its employees from the Building.

           D.  Tenant, Tenant's employees and Tenant's Contractors shall abide
     by the rules of the site applicable to all contractors and others in or
     upon the Project or the Premises and shall coordinate and schedule their
     access to the Premises for labor and materials delivery through the general
     contractor for the Building and Landlord's Contractor, or the managing
     agent for the Project, if so directed by Landlord.

           E.  All work to be performed pursuant to this Paragraph 6 shall be
     subject to the terms and provisions of Section 14 of this lease, including
     without limitation the requirement of first obtaining the prior written
     consent of Landlord thereto.

                                      W-8
<PAGE>

     7.    Acceptance of Work.
           -------------------

     A.    Landlord shall give Tenant three (3) business days' prior written
notice of the expected Turnover Date. On or before the expected Turnover Date,
Tenant shall conduct an inspection of the Premises and the Landlord's Work with
Landlord's representatives and Landlord's Contractor and develop with such
representatives and deliver to Landlord a punchlist of all items of the
Landlord's Work which are not complete or which require correction (the
"Punchlist"). Landlord shall cause Landlord's Contractor to complete and/or
correct all items on the Punchlist promptly after Landlord receives the
Punchlist and shall give Tenant written notice when all, of the items on the
Punchlist have been completed and/or corrected. Any items not on the Punchlist
which could have, with reasonable diligence, been discovered by Tenant and
included on the Punchlist shall be deemed accepted by Tenant. If Tenant fails to
appear for such inspection or fails to arrange a different date for inspection
with Landlord within one (1) business day after receipt of Landlord's notice of
the expected Turnover Date, Tenant shall be deemed to have agreed that no items
exist that are incomplete or require correction and therefore Landlord's Work
has been completed and Landlord shall not be required to complete or correct any
such items which may in fact exist: or at Landlord's election, Landlord or
Landlord's Construction Manager may prepare and approve the Punchlist on
Tenant's behalf.

     B.    Landlord and Tenant agree to cooperate with each other in scheduling
the inspections of the Premises and the Landlord's Work described in this
Paragraph 7, to make their respective personnel and representatives available on
reasonable notice to attend such inspections and develop the Punchlist within
the inspection time described in this Paragraph 7 and to act reasonably in
determining whether or not an item of the Landlord's Work should be included in
the Punchlist.

     C.    At any time after the Turnover Date, Landlord, Landlord's Contractor,
their agents, employees or contractors may enter the Premises to complete and
correct Punchlist items and such entry for such purpose shall not constitute an
actual or constructive eviction of Tenant, in whole or in part, or entitle
Tenant to any abatement or diminution of rent or relieve Tenant from any of its
obligations under the lease, or subject to the provisions of Section 16(c) of
this lease, impose any other liability on Landlord, Landlord's Contractor, their
agents, employees or contractors.

     8.    Miscellaneous.
           --------------

     A.    Except as expressly set forth herein or in the lease, Landlord has no
other agreement with Tenant and has no other obligation to do any other work or
pay any amounts with respect to the Premises. Any other work in the Premises
which may be permitted by Landlord pursuant to the terms and conditions of this
lease shall be done at Tenant's sole cost and expense and in accordance with the
terms and conditions of this lease.

     B.    This Workletter shall not be deemed applicable to any additional
space added to the original Premises at any time or from time to time, whether
by any option under this lease or

                                      W-9
<PAGE>

otherwise, or to any portion of the original Premises or any additions thereto
in the event of a renewal or extension of the initial term of this lease,
whether by any option under this lease or otherwise, unless expressly so
provided in this lease or any amendment or supplement thereto.

     C.    The failure by Tenant to pay any monies due Landlord pursuant to this
Workletter within the time period herein stated shall be deemed a default in the
payment of Rent under the terms of this lease for which Landlord shall be
entitled to exercise all remedies available to Landlord for nonpayment of Rent.
All late payments shall bear interest pursuant to Section 28(i) of this lease.

     D.    This Workletter is expressly made a part of this lease and is subject
to each and every term and condition thereof, including, without limitation, the
limitations of liability set forth therein.

     E.    Tenant shall be solely responsible to determine at the site all
dimensions of the Premises and the building which affect any work that may be
performed by Tenant or any of Tenant's Contractors hereunder.

     F.    All of the Landlord's Work paid for by Landlord may be depreciated by
Landlord.

                                     W-10
<PAGE>

[LOGO OF ALLIANCE BUSINESS CENTERS]          LEASE AND SERVICE AGREEMENT
                                             MONTH TO MONTH RIDER

RE:      Lease and Service Agreement between Vargas Virginia, Inc. and Inventa
         ("Agreement").

DATE:    October 28, 1999

CENTER:  ALLIANCE Rental
         Suite 322

This Agreement is hereby modified as follows:

1.   The term of this Agreement shall continue for a period of one month
commencing on January 1, 2000 and ending on January 31, 2000. This month term
shall automatically renew for successive one month terms upon the same terms and
conditions except the monthly rent shall increase one time by 5% for each such
month, that said amount(s) to be calculated based upon the entire amount of the
January's 2000 rent including any and all prior increase(s).

Either party may terminate the said Agreement upon 30 days notice prior to said
intended termination date.

All other terms and conditions of the Agreement shall remain in full force and
effect.

ACCEPTED BY LESSOR:                     ACCEPTED BY LESSEE:

By: /s/ [ILLEGIBLE]^^                   By:  /s/ [ILLEGIBLE]^^
    ----------------------------             -------------------------------
Date: 11/19/99                          Title: Controller
      --------------------------               -----------------------------
                                        Date: 11/?/99
                                              ------------------------------

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00001-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00001-of-00352.parquet"}]]