Document:

WHOLESALE AGREEMENT

                             DATED: 2 December 1999

                                     BETWEEN

                        TRADE WIND MARKETING PTY LIMITED
                                     ("TWM")

                                       AND

                    PREMIERE INFORMATION SERVICES PTY LIMITED
                                  ("Premiere")

<PAGE>

                                TABLE OF CONTENTS

Clause                                                                  Page No.

1.0 RECITALS

2.0 PURPOSE AND SCOPE

3.0 DEFINITIONS AND INTERPRETATION

            3.1  Definitions
            3.2  Interpretation

4.0 DUTIES OF TWM

5.0 DUTIES OF PREMIERE.

6.0 CHARGES

7.0 BILLING

8.0 PAYMENT

9.0 INTELLECTUAL PROPERTY

10.0 TERM

11.0 TERMINATION

12.0 NON-COMPETITION (confidential portion omitted and filed separately with the
                      Commission)

13.0 GST

14.0 DISPUTE RESOLUTION

15.0 FORCE MAJEURE

16.0 RESTRICTION OF USE OF TANDEM

17.0 SEVERABILITY

18.0 CONFIDENTIALITY

19.0 ASSIGNMENT

20.0 SECURITY

21.0 COSTS

22.0 LAW

23.0 NOTICES

SCHEDULE 1 - SERVICES - Contact the Company for a copy

SCHEDULE 2 - CHARGES [Omitted pursuant to Confidential  Treatment Request; filed
             separately with Commission]

SCHEDULE 3 - SERVICE LEVEL AGREEMENT - Contact the Company for a copy

SCHEDULE 4 - BILLING  OBLIGATIONS  [Omitted  pursuant to Confidential  Treatment
             Request; filed separately with Commission]

<PAGE>

                               WHOLESALE AGREEMENT

PARTIES:         Trade Wind  Marketing  Pty Ltd ACN 052 100 455,  of 27th Floor,
                 Grosvenor Place, 225 George Street, Sydney, NSW, 2000 ("TWM")

AND:             PREMIERE  INFORMATION  SYSTEMS PTY LIMITED,  ACN 001 722 292 of
                 Level 5, 120 Sussex Street Sydney, NSW, 2000 ("Premiere")

1.0              RECITALS:

                 1.1      The Parties have signed a Heads of Agreement dated 7th
                          September,  1999  under  which  they  agree  to form a
                          strategic   partnership   concerning   the  sales  and
                          provision  of  certain   enhanced  fax  and  messaging
                          services,  and to enter into a Wholesale Agreement for
                          the  delivery of certain  traffic  generated  by TWM's
                          customers via the Premiere global network.

                 1.2      This Agreement is the Wholesale  Agreement referred to
                          in the Heads of Agreement.

2.0.             PURPOSE AND SCOPE

                 Premiere is a provider of broadcast  faxing and other  enhanced
                 fax or messaging  services  more fully  described in Schedule 1
                 (the "Services"). TWM wishes to supply its customers generating
                 certain  traffic in Australia  with the Services by sending its
                 fax  traffic  (and,  at its  sole  discretion,  other  enhanced
                 messaging  traffic) through the Premiere network.  Premiere has
                 agreed to enter into this Agreement with TWM.

3.0              DEFINITIONS AND INTERPRETATION

                 3.1    Definitions

                 In this Agreement:

                 " Agreement" means this Agreement,  including its Schedules, as
                 varied from time to time in accordance with its terms;

                 `Confidential  Information" of a party includes all information
                 marked  as  confidential  by that  party or any of its  Related
                 Bodies   Corporate  or  which  the  recipient  knows  or  ought
                 reasonably to be aware is confidential  (regardless of its form
                 and whether the other party becomes aware of it before or after
                 the date of the  Agreement)  but excludes  information  that is
                 public knowledge  otherwise than as a result of a breach of the
                 obligations of confidentiality under this Agreement;

                 "Commencement  Date"  means  the  date  of  execution  of  this
                 Agreement;

                 "Computer System" means the computer system comprising physical
                 equipment,  system and application software utilised by TWM and
                 any replacement computer system used by TWM from time to time;

<PAGE>
                 "Customer"  means a customer of TWM which  acquires  any of the
                 Services;

                 "Equipment" means the computer hardware and software  specified
                 in Schedule 1;

                 "GST,  GST Law" and other terms used in this clause  which have
                 definitions  in the A New Tax System  (Goods and Services  Tax)
                 Act 1999 have the meanings  provided in those  definitions  and
                 any other applicable legislation and any ruling whether binding
                 or non-binding;

                 "Insolvency Event" means any of the following events;

                 (a)    a receiver, manager, liquidator, provisional liquidator,
                        receiver and manager, trustee, administrator, controller
                        or similar  officer is appointed in respect of any asset
                        of either party;
                 (b)    either  party  becomes,  is,  or  is  deemed  under  any
                        applicable  law to be  insolvent  or  unable  to pay its
                        debts as they fall due;
                 (c)    any writ of execution,  garnishee order, injunction,  or
                        similar order, attachment,  distress or other process is
                        made,  levied or issued  against or in  relation  to any
                        asset of either party.

                 "Intellectual  Property Rights" means all intellectual property
                 rights  including (but not limited to)  copyright,  trade mark,
                 design,   patent,   circuit  layout   rights,   trade  secrets,
                 confidential  information or other  proprietary  rights,  or an
                 rights to registration of such rights whether created before or
                 after the date of this Agreement.

                 "Related Body Corporate" has the meaning given in sections 9 of
                 the Corporations Law.

                 "Service Level Agreement" means the Service Level Agreement set
                 out in Schedule 3, as amended and updated from time to time.

                 "Service" means the telecommunications and related services set
                 out in Schedule  1, as varied  from time to time in  accordance
                 with this Agreement.

                 "Special  Products"  means but is not  limited to the TWM front
                 end and Gateway technology providing special messaging services
                 and enhancements through which TWM customer traffic is directed
                 and as a result provides enhancements, value added services and
                 features etc and is enhanced with added  features/services from
                 time to time.

                 "Software" means the computer  software referred to in Schedule
                 1 and any upgrades, variations or amendments of that software.

                 "$" means the lawful currency of the Commonwealth of Australia

                 "Tandem Switch" refers to TWM's system by which it receives and
                 transmits fax  broadcasts  and point to point traffic on behalf

<PAGE>

                 of its customers and  constitutes  separately  the hardware and
                 licensed Flexifax  application software that enables the switch
                 to be used for the Flexifax fax distribution purpose.

                 3.2   Interpretation

                 In this Agreement:

                 headings   are  for   convenience   only  and  do  not   affect
                 interpretationand  unless  the  context  indicates  a  contrary
                 intention:

                 (a)     words  denoting the singular  number include the plural
                         and vice  versa;  words  denoting  individuals  include
                         corporations  and vice versa;  and words  denoting  any
                         gender include all genders;
                 (b)     references to clauses and  Schedules are  references to
                         clauses and Schedules of this Agreement;
                 (c)     references to this Agreement and any deed, agreement or
                         instrument will be deemed to include references to this
                         Agreement  and the deed,  agreement  or  instrument  as
                         amended, novated, supplemented, varied or replaced from
                         time to time;
                 (d)     references to any party to this  Agreement  include its
                         successors or permitted assigns;
                 (e)     references  to any  legislation  or to any  section  or
                         provision  thereof includes any statutory  modification
                         or reenactment,  any substituted  statutory  provision,
                         and ordinances, bylaws, regulations and other statutory
                         instruments issued under them; and
                 (f)     references to currency are to Australian dollars.

4.0              DUTIES OF TWM

                 TWM will be responsible for:

                 (a)     selling,   marketing   (in  some  cases   jointly)  and
                         promoting the  Services,  including TWM services it has
                         developed   using  its  own   front  end  and   Gateway
                         technology ("Special Products");

                 (b)     ongoing  account  management  all of the  TWM  Customer
                         accounts;

                 (c)     providing  customer  telephone  service  and  technical
                         support  services in accordance  with the Service Level
                         Agreement  which will be entered into by the parties on
                         terms to be agreed by the parties (the  "Service  Level
                         Agreement")  and for informing  its own customers  that
                         they should  amend their  lists,  where there have been
                         reports of unwelcome call numbers, when requested to do
                         so;

                 (d)     invoicing the TWM Customers and collecting  payments in
                         accordance with invoices from those Customers;

                 (e)     providing  installation,  training and support services
                         for the  Services'  applications  to its own  staff and
                         customers; and
<PAGE>

                 (f)     integrating  Web based  products  and gateway  with the
                         Premiere system in conjunction  with Premiere and tools
                         provided  by Premiere  with each party  bearing its own
                         costs,  or  as  otherwise   reasonably  agreed  by  the
                         Parties.

                 (g)     TWM  may  enhance  its  Special  Products  and  provide
                         additional  services to TWM customers in anyway it sees
                         fit.   Premiere  will  be  offered  badging  rights  to
                         appropriate  Special  Products  under  mutually  agreed
                         terms.

5.0              DUTIES OF PREMIERE

                 Premiere will be responsible for:

                 (a)     providing TWM with the Services in accordance  with the
                         Service  Level  Agreement  and  tools to  allow  TWM to
                         rebadge the service if required under  mutually  agreed
                         terms.  (b) providing TWM with accurate billing data in
                         accordance with clause 7 of this Agreement;

                 (c)     maintaining  the  enhanced  fax and  messaging  network
                         (which includes network reliability, speed and capacity
                         and all associated  integrating software) in accordance
                         with the Service Level  Agreement which will be entered
                         into by parties on terms to be agreed by the parties;

                 (d)     providing  daily and monthly  operations  reports which
                         include  information such as customer's  monthly usage,
                         traffic profiles and other relevant operational data in
                         accordance with the Service Level Agreement;

                 (e)     providing  customer  telephone  service  and  technical
                         support  services  at its cost in  accordance  with the
                         Service Level Agreement;

                 (f)     providing  Premiere  staff  members  to  assist  in the
                         co-ordination  and the  implementation of the migration
                         process, at its own cost;

6.0              CHARGES

                 (a)     The charges  current on the date of this  Agreement are
                         set out in Schedule 2 (the  "Charges").  Premiere  will
                         not  increase  the  Charges  for the first 12 months of
                         this Agreement. The charges shall be reviewed every six
                         months in good faith and when  applicable  adjusted  to
                         take into account trends in telecommunications industry
                         tariffs in  Australia.  If the revised  charges are not
                         acceptable  to TWM then  TWM will be able to  terminate
                         this agreement giving 90 days notice of intention to do
                         so.

                 (b)     The  charges  are  based  upon  Australian   originated
                         traffic.  It is agreed that TWM can start other similar
                         operations   under   similar   Strategic    Partnership
                         arrangements with other Premiere  organisations.  Under
                         this   Agreement   Premiere   will   assist   in  these
                         discussions with the local Premiere organisation.

<PAGE>

7.0              BILLING

                 1.     Premiere  will  send to TWM raw  billing  files  for the
                        Services provided by Premiere for the previous week each
                        Friday.  This will be sent before 10 a.m. for processing
                        by TWM. An additional billing file to cover the last few
                        days of the month is to be sent  before  10am on the day
                        following the last day of the month.

                 2.     At the end of each month, Premiere will issue an invoice
                        to TWM, in a form set agreed by the parties, for Charges
                        relating to the Services  provided by Premiere to TWM in
                        the  preceding  month.  This will  include an invoice to
                        TWM,  in a form set agreed by the  parties,  for Charges
                        relating to the Services  provided by Premiere to TWM in
                        the  preceding  month on the first day of the  following
                        month

8.0              PAYMENT

                 Except  to the  extent  that TWM has  disputed  an amount in an
                 invoice,  TWM must pay the Charges on each invoice  provided by
                 Premiere within 60 days from the date of the invoice.

9.0              INTELLECTUAL PROPERTY

                 Each party will  retain all right,  title and  interest  to any
                 intellectual   property  which  that  party  deploys  or  makes
                 available to the other party pursuant to this Agreement.

10.0             TERM

                 The term of this  Agreement will be for an initial period of 12
                 months(the  "Initial  Period") which can be extended once for a
                 further 12 months by  agreement  between the  parties,  . Three
                 months  notice to be given by TWM  should it not wish to extend
                 the Agreement beyond the Initial  period..  After expiry of the
                 Initial Period, or any extension,  this Agreement will continue
                 until terminated.

11.0             TERMINATION

                 Either party may terminate this Agreement:

                          (i)   if  the  other  party  materially  breaches  any
                                provision of this Agreement or the Service Level
                                Agreement and does not rectify the breach within
                                28 days of being notified of the breach.

                          (ii)  if an insolvency  event occurs (for  example,  a
                                Court  orders  that  a  party  be  wound  up) in
                                relation to the other party;

                          (iii) If either  party gives six months  notice to the
                                other   that  it   wishes  to   terminate   this
                                Agreement;
<PAGE>

                          (iv)  if there is a total and  irreparable  failure of
                                the Equipment  which is caused by something that
                                is beyond the reasonable control and without the
                                fault or negligence of Premiere

                          (v)   Should  there  be  a  change  in  management  or
                                operational  control of TWM or Premiere then TWM
                                has  the  right  to  amend  or  terminate   this
                                agreement

12.0             NON-COMPETITION

                 (a)     Premiere  may  compete  with  TWM  in  relation  to the
                         provision of the Services in accordance  with the terms
                         of this clause Premiere must not knowingly  promote the
                         Services to or entice away any of TWM's enhanced fax or
                         messaging  service  customers  or  who  use  any of the
                         Services ("Enhanced Fax Customer" or Special Products).
                         Premiere must not knowingly  induce TWM's  Enhanced Fax
                         or messaging  Customers  to transfer  away from TWM for
                         the duration of this Agreement.  TWM must not knowingly
                         promote   the   Services  to  or  entice  away  any  of
                         Premiere's  enhanced fax or messaging service customers
                         or  who  use  any  of  the  Services   ("Enhanced   Fax
                         Customer").  TWM must now  knowingly  induce  Premier's
                         Enhanced  Fax or messaging  Customers to transfer  away
                         from Premiere for the duration of this  Agreement.  The
                         provisions  of this Clause  shall apply for a period of
                         two  years  after  the  date  of  termination  of  this
                         Agreement.

                 (b)     Premiere   and  TWM  agree  that  if  either  party  is
                         supplying any of the Services or Special  Products to a
                         branch  or  division   of  a   corporate   customer  or
                         government department, the other party will not promote
                         any  of the  Services  to  that  particular  branch  or
                         division   of  a  corporate   customer  or   government
                         department or attempt to entice that customer away from
                         the first  party  for any of the  Services  or  Special
                         Products. For the avoidance of doubt, in the event that
                         such a  customer  makes an  unsolicited  approach  to a
                         party to provide any of the  Services,  such a party is
                         at liberty to do so.

                 (c)     Premiere  shall be the exclusive fax delivery  provider
                         of the Enhanced Fax Services to TWM  customers  for the
                         duration of the Agreement.

                 (d)     Premiere  acknowledges  that TWM customers  will at all
                         times  remain TWM  customers  even if they are directly
                         using the Services .

13.0             GST

                 Notwithstanding  any  other  provision  of this  Agreement,  if
                 Premiere  becomes liable for any amounts of GST on any supplies
                 made under or in connection with this Agreement then;

                 (a)     Premiere may increase the amounts  otherwise payable by
                         TWM under this Agreement by the amount of the GST; and
<PAGE>

                 (b)     Premiere will provide TWM with a tax invoice which will
                         enable TWM,  where entitled under the GST law, to claim
                         an input  tax  credit  for  TWM's  acquisition  of that
                         supply; and

14.0             DISPUTE RESOLUTION

                 14.1    If any  dispute or  difference  arises  between TWM and
                         Premiere out of or in connection  with the  performance
                         of this Agreement or the Services,  but not relating to
                         any    question    arising    from    obligations    of
                         confidentiality,  either  party  must  give  the  other
                         written  notice of such  dispute  within  28 days.  The
                         parties  agree  that they will  make  every  reasonable
                         effort to  resolve  the  difference  in a  commercially
                         reasonable  and  amicable way within 45 days of receipt
                         of notice of the dispute under this clause.

                 14.2    If  resolution  under clause 14.1 cannot be reached,  a
                         meeting  will  be  held  within  15  days  between  the
                         relevant  managers of the parties to agree  appropriate
                         corrective  actions to be implemented  within an agreed
                         timeframe which is not to exceed 30 days.

                 14.3    If  resolution  cannot be reached  under clause 14.2, a
                         meeting  will  be held  between  the  respective  Chief
                         Executive  Officer  ( or his or her  delegate)  of each
                         party to agree  appropriate  corrective  actions  to be
                         implemented  within an agreed timeframe which is not to
                         exceed 30 days.

                 14.4    If resolution  cannot be reached under clause 14.3, the
                         parties may jointly  appoint an  independent  expert to
                         resolve the dispute.  If the parties  cannot agree on a
                         suitable  independent  expert,  then  either  party may
                         request the  President  of the NSW Bar  Association  at
                         that time to  appoint a  barrister  of not less than 10
                         years  standing to act as an expert and  determine  the
                         appropriate  corrective action to be implemented within
                         an agreed timeframe.

                 14.5    Notwithstanding   this  clause  14,  either  party  may
                         commence court proceedings relating to any such dispute
                         or  may  properly  seek  urgent   interlocutory  relief
                         without complying with this clause 14

15.0             FORCE MAJEURE

                 15.1    Neither  party shall be liable for any default or delay
                         in  the  performance  of  its  obligations  under  this
                         Agreement  to the extent that such  default or delay is
                         caused,   directly  or  indirectly,   by  fire,  flood,
                         earthquake,  elements of nature or acts of God, acts of
                         war, terrorism,  riots, civil disorders,  rebellions or
                         revolutions,  strikes,  lockouts,  or any  other  cause
                         beyond   the   reasonable   control   of   such   party
                         (individually  each  being a  "force  majeure"  event),
                         provided  such  default  or delay  could  not have been
                         prevented by reasonable precautions.
<PAGE>

                 15.2    In such event, the non-performing party will be excused
                         from  any  further  performance  or  observance  of the
                         obligations   so   affected   for  as   long   as  such
                         circumstances  prevail.  Any  party so  delayed  in its
                         performance  will  immediately   notify  the  other  by
                         telephone,  to be confirmed  in writing  five  calender
                         days  following  the  inception  of  such  delay,   and
                         describe   at  a   reasonable   level  of  detail   the
                         circumstances causing such delay.

                 15.3    Premiere warrants that it has implemented a Y2K plan to
                         minimise the impact,  if any, from the 'millenium  bug'
                         and that  alternative  plans  are also in place  should
                         problems,  failures  or  delays  occur  with any of its
                         carriers  or  service  providers  but does not  warrant
                         against the impact third party  suppliers and customers
                         may have on Premiere's  ability to provide the services
                         due to their systems not being Y2K  compliant  Premiere
                         will not be held  liable for losses  incurred by TWM or
                         other parties due to problems that occur as a result of
                         suppliers  and  customers  not being Y2K  compliant  or
                         experiencing Y2K related problems.

16.0             RESTRICTION OF USE OF TANDEM HARDWARE AND SOFTWARE

                 16.1    TWM agrees  not to sell,  gift or  bequeath  the right,
                         license or other entitlement to use the Flexifax Tandem
                         application  software, or means by which TWM has in the
                         past been legally entitled to use the Tandem switch and
                         its Flexifax Tandem application software to any person,
                         business  or body  corporate  for the  duration of this
                         Agreement.

                 16.2    TWM may at its sole discretion  keep, use or dispose of
                         the  Tandem  switch  hardware  and  other  parts of its
                         original network.

17.0             SEVERABILITY

                 If any part of the  Agreement  is held to be void,  invalid  or
                 otherwise  unenforceable,  it will be deemed to be severed from
                 this  Agreement  and  the  remainder  of  this  Agreement  will
                 continue in full force and effect.

18.0             CONFIDENTIALITY

                 Neither  party will make a public  announcement  or disclose to
                 any person details of the  discussions  between the parties and
                 the terms of this  Agreement  unless it first consults with and
                 obtains  the  written  agreement  of  the  other  party  (which
                 agreement will not be unreasonably withheld), provided that:

                 (a)     following such consultation, no party shall be entitled
                         to  withhold   agreement   in  the  case  of  a  public
                         announcement  or  notification  where and to the extent
                         that  that  party  is  required  by law or the  listing
                         requirements of any stock exchange; and
<PAGE>

                 (c)     a party is  entitled  to make such  disclosures  to the
                         directors,   secretaries,   professional  advisers  and
                         bankers  of that  party so long as the  party  uses all
                         reasonable   endeavours  to  ensure  that  the  matters
                         disclosed are kept confidential.

19.0             ASSIGNMENT

                 Neither party may assign its rights or  obligations  under this
                 Agreement without the prior written consent of the other, whose
                 consent shall not be unreasonable withheld

20.0             SECURITY

                 It is agreed that for the first twelve months of this agreement
                 that the  registered  customer  base of Flexifax can be used as
                 security  against unpaid  invoicing  triggered  under clause 10
                 (ii)  in  the  event  that  TWM  is  unable  to   rectify   any
                 indebtedness  after  being given 60 days to do so. The value of
                 this  customer  base is to be  calculated  based upon one and a
                 half  times  the  total  annualised  revenue  based on  carried
                 traffic under this agreement  generated from the total customer
                 base by Flexifax  and will be purchased in full by Premiere and
                 a portion  used to offset the debt.  This  calculation  will be
                 based upon the total annualised TWM customer revenue calculated
                 from the  average  of the  Flexifax  monthly  customer  revenue
                 figures of the previous  three  operational  months  seasonally
                 adjusted. Any surplus after repayment of debt is to be returned
                 immediately to TWM.

21.0             COSTS

                 Except as  otherwise  agreed in  writing by the  parties,  each
                 party shall bear its own costs and expenses in connection  with
                 action taken by it in relation to this Agreement.

22.0             LAW

                 This  Agreement  is governed by the laws of New South Wales and
                 each of the parties submit to the jurisdiction of the Courts in
                 that State.

23.0             NOTICES

                 (a)     All  notices  and  other  communications   required  or
                         permitted  to be given or served  under this  Agreement
                         may be  delivered  by  hand,  by  pre--paid  post or by
                         facsimile as follows:
<PAGE>

                         To:        The Company Secretary
                                    Trade Wind Marketing Pty Limited

                         Address:   27th Floor, Grosvenor Place
                                    225 George Street
                                    SYDNEY NSW 2000

                         Fax:       (02) 9250 8890

                         To:        The Company Secretary
                                    Premiere Information Systems Pty Limited

                         Address:   Level 5, 120 Sussex Street
                                    SYDNEY NSW 2000

                         Fax:       (02) 9338 0193

                 (b)     Notices shall be deemed to have been  received,  in the
                         case of personal delivery,  on the day of delivery,  in
                         the case of posting by pre-paid post, on the second day
                         after posting,  and in the case of a facsimile,  on the
                         day  immediately  following  the date of  despatch  and
                         confirmation  of the  answerback  code of the receiving
                         party's machine.

<PAGE>

DATED:     2nd December 1999

SIGNED for and on behalf of                               )
Trade Wind Marketing Pty Limited                          )
ACN 052 100 455 by                                  /s/ Nick Bird
                                            ..................................
In the presence of:                                       )         (Signature)

 /s/ Kevin Bryan Levine
 .....................................................
(Signature of Witness)

 Kevin Bryan Levine
 .....................................................
(Name of Witness in Full)

SIGNED for and on behalf of                               )
PREMIERE INFORMATION SYSTEMS                              )
PTY LIMITED ACN 001 722 292 by                       /s/ illegible
                                              ..................................
In the presence of:                                       )         (Signature)

  /s/ Craig McClosky
 .....................................................
(Signature of Witness)

Craig McClosky
 .....................................................
(Name of Witness in Full)<PAGE>

                                                                     EXHIBIT 4.9

                          CONSTRUCTION LOAN AGREEMENT
                          ---------------------------

     This AGREEMENT made as of the 29/th/ day of February, 2000, by and between
KeyBank National Association, a national banking association having a place of
business at One Canal Plaza, Portland, Maine 04101-4035 (hereinafter referred to
as "Lender"), and Aerovox Incorporated, a Delaware corporation having a place of
business at 740 Belleville Avenue, New Bedford, Massachusetts 02745 (hereinafter
referred to as "Borrower").

                             W I T N E S S E T H:
                             - - - - - - - - - -

     In consideration of the mutual covenants herein contained and for other
good and valuable consideration, receipt whereof is hereby acknowledged, the
parties hereto hereby agree as follows:

1.   Recitals
     --------

     1.1.  Borrower is the owner of a leasehold estate under a certain Sublease
dated January 4, 2000 ("Sublease") between New Bedford Redevelopment Authority,
a body politic and corporate of the Commonwealth of Massachusetts ("Sublessor")
and Borrower, as Sublessee, said Sublease describing premises ("Leased
Premises") located at New Bedford Industrial Park, John Vertente Boulevard
Extension, City of New Bedford, County of Bristol, Commonwealth of Massachusetts
(more particularly described in Exhibit "A" annexed hereto), and proposes to
incur certain costs and expenses in connection with the construction of an
industrial building on the Premise, together with related land improvements
(such construction and improvements being herein sometimes referred to as the
"Project" and hereinafter collectively called the "Improvements") in accordance
with (i) the plans, drawings, and specifications (more particularly described in
Exhibit "B" annexed hereto), and (ii) plans, drawings and specifications to be
developed and prepared after the date hereof which future plans, drawings and
specifications and all amendments must be approved in writing by Lender prior to
the use thereof by Borrower, subject to the provisions of Section 2.5.3 hereof
(all such existing and future plans, drawings and specifications being
hereinafter collectively referred as the "Plans");

     1.2.  Borrower simultaneously herewith is executing and delivering to
Lender its Commercial Note bearing even date herewith in the principal amount of
Four Million Five Hundred Thousand and 00/100ths Dollars ($4,500,000.00) (the
"Note") and, as security for the obligations of Borrower thereunder and under
this Agreement, a First Leasehold Mortgage, Security Agreement and Fixture
Filing (the "First Leasehold Mortgage") on the Premises and Improvements and the
personal property to be used thereon, an Assignment of Project Documents, and
UCC-1 Financing Statements to be filed with (i) Secretary of the Commonwealth of
Massachusetts, (ii) Bristol County Registry of Deeds, and (iii) New Bedford City
Clerk's Office (the aforementioned legal documents to be filed in connection
therewith being hereinafter collectively referred to as the "Security
Instruments");
<PAGE>

     1.3.  Borrower has entered into an agreement dated November 3, 1999 with
Dacon Corporation (hereinafter referred to as the "General Contractor") for
supervision of all construction work on the Premises and to design and construct
the Improvements on the Premises. All construction contracts entered into to
construct the Improvements to the Premises are sometimes hereinafter referred to
as the "Construction Contract(s)" and the General Contractor and all other
contractors and subcontractors listed on Exhibit C, together with all additional
contractors, are sometimes hereinafter collectively referred to as the
"Contractors".

     1.4.  Lender is willing to lend to Borrower sums of money to be evidenced
by the Note of Borrower upon the terms and covenants and subject to the
conditions hereinafter set forth.

2.   Agreements
     ----------

     2.1. Lender's Agreement to Advance Proceeds and Provisions
          -----------------------------------------------------

          2.1.1. Lender agrees (provided the terms, covenants and agreements
hereof shall be observed and performed, and subject to the conditions
hereinafter set forth) to make advances to Borrower of the proceeds of the Note
up to a total amount not exceeding the principal amount thereof, such proceeds
being hereinafter referred to as the "Loan Proceeds".

     2.2. Total Project Budget.
          --------------------

          2.2.1. Borrower understands that advances of the Loan Proceeds by
Lender are keyed to future disbursements according to the Total Project Budget.
Lender is aware that the General Contractor has commenced the Project prior to
the date hereof with Borrower's authorization, and that the Borrower has paid
the General Contractor therefor. Accordingly, Lender shall reimburse Borrower
for such of those prior disbursements as are elsewhere provided herein. Borrower
covenants and represents that Exhibit "D" attached hereto contains a complete
and full enumeration of all costs (hard, soft, and land costs) which Borrower
anticipates will be incurred in connection with the construction of the
Improvements , Exhibit "D" being hereinafter referred to as the "Total Project
Budget", which costs will be incurred by the list of contractors, subcontractors
and materialmen listed on Exhibit "E" attached hereto.

          2.2.2. It is understood and agreed that:

                 2.2.2.1.  the Borrower covenants to pay for the completion of
the Improvements and thus the undistributed Loan Proceeds at all times shall
equal or exceed the amount necessary to pay for the completion of the
Improvements, including (i) all items set forth in the Total Project Budget;
(ii) all incurred cost overruns and incurred costs for items not included in the
Total Project Budget; and (iii) all cost overruns and costs not included in the
Total Project Budget which Lender deems likely to be incurred;

                 2.2.3.2.  the undistributed portion of the Loan Proceeds
allocated to each item in the Total Project Budget, plus the undistributed
portion of the Loan Proceeds allocated to

                                       2
<PAGE>

"Contingency" in the Total Project Budget, at all times shall equal or exceed
the amount necessary to pay for such items;

               2.2.3.3.  if for any reason the amount of such undistributed Loan
Proceeds with respect to the Improvements or any of the individually budgeted
items set forth in Exhibit "E" plus such undistributed portion of the Loan
Proceeds allocated to Contingency shall at any time be, or become, or in the
judgment of Lender appear reasonably likely to become, insufficient for the
purpose described in subsection 2.2.3.1. or 2.2.3.2. (regardless of how such
condition may be caused), Borrower will, within five (5) days after written
request by Lender, pay bills in an amount equal to the deficiency and provide
Lender with evidence satisfactory to Lender that Borrower has paid bills in an
amount equal to the deficiency before any further disbursement of the Loan
Proceeds shall be made;

               2.2.3.4.  if Borrower shall realize any so-called "cost savings"
with respect to any of the individually budgeted items set forth in the Total
Project Budget (as verified by proof satisfactory to Lender), then Lender shall
reallocate the amounts represented by such cost savings to the Contingency
portion of the Total Project Budget for disbursement in accordance with the
terms of this Agreement.

     2.3. Conditions Precedent.
          --------------------

     As conditions precedent to Lender's obligation to make advances from time
to time of the Loan Proceeds, Borrower shall have, at the time of the advance in
question:

          2.3.1.  A valid subleasehold interest in the Premises and full
possession thereof, free and clear of all liens and encumbrances except such as
are approved by Lender in writing and except such permitted exceptions as are
set forth in Exhibit "G" annexed hereto;

          2.3.2.  Granted to Lender a first mortgage on the Premises and
Improvements, a first security interest in accordance with the Uniform
Commercial Code in the personal property and fixtures located or to be located
on the Premises, and an assignment of the Approved Agreements with respect to
the Premises and the balance of the loan documents in accordance with the terms
of the Lender's Term Sheet to Borrower under date of January 19, 2000, as
amended February 8, 2000, to secure the Note of Borrower and the obligations of
Borrower under this Agreement;

          2.3.3.  Delivered to Lender a mortgagee's title insurance policy in
the principal amount of Four Million Five Hundred Thousand and 00/100ths Dollars
($4,500,000.00) issued by Lawyers Title Insurance Corporation (hereinafter
referred to as the "Title Insurance Company") in standard form of mortgagee
title insurance policy (or in such other form as may be required by statute);
said policy (i) to show no prior liens or encumbrances except as set forth in
Exhibit "G" or otherwise approved in writing by Lender, (ii) to exclude any
exceptions for lack of a survey, (iii) to insure against mechanic's and
materialmen's liens; (iv) certain endorsement for variable rate loan; and (v) to
be in all other respects satisfactory to Lender;

                                       3
<PAGE>

          2.3.4.  Approved Agreements. Borrower has entered into and shall
                  -------------------
deposit with Lender the written Construction Contracts with Contractor. For
purposes of this Agreement the term Approved Agreements is defined to be the
executed Construction Contracts and all additional contracts to be executed in
the future which shall be added to Exhibit "C" from time to time (see Exhibit
"C"), all of which:

                  2.3.4.1.  are in form and substance and containing terms and
conditions (including payments) in all respects satisfactory to Lender, and are
from Contractors and subcontractors acceptable to Lender. Borrower understands
that Lender is concerned with the capacity and experience of all Contractors and
may require that each contractor and subcontractor submit a payment and
performance bond for the contract in form and substance acceptable to Lender, or
in the alternative submit current financial statements in form and content
acceptable to Lender in form and content acceptable to Lender in its sole
discretion.

          2.3.5.  Deliver to Lender construction cost estimates in form and
content and in as much detail as possible so as to enable Lender to make the
determination that there are sufficient funds to complete the costs of
construction within the Total Project Budget.

          2.3.6.  Delivered to Lender a certificate of registered engineer and
land surveyor in form and substance satisfactory to Lender;

          2.3.7.  If Lender does not find the Contractor(s) acceptable from a
financial perspective, or in terms of capacity and experience, Lender reserves
the right to require to be delivered to Lender one hundred percent (100%) dual
obligee labor and materials payment and performance bonds covering each
Contractor and each Construction Contract (unless all site work has been
substantially completed, as verified by Lender's inspecting architect, on the
date of execution of this Agreement) and covering such other subcontractors as
Lender may require from a surety company or companies satisfactory to Lender and
containing terms and conditions satisfactory to Lender;

          2.3.8.  Delivered to Lender a site valuation report from a qualified
environmental engineer or environmental questionnaire satisfactory to Lender
indicating that no "hazardous materials" (as defined in the Mortgage) is or has
been present on the Premises or areas adjacent to the Premises;

          2.3.9.  Delivered to Lender a certified survey and site plan showing
(i) the location of all proposed Improvements on the Premises, including all
parking, (ii) all easements affecting the Premises, and (iii) the points of
access to the main road upon which the Premises front;

          2.3.10. Delivered to Lender an opinion of Borrower's counsel, in form
and substance satisfactory to Lender, that the loan transaction evidenced hereby
has been duly authorized by the Borrower; that the Security Instruments are
binding obligations of the Borrower;

                                       4
<PAGE>

          2.3.11.  Delivered to Lender written assurances satisfactory to Lender
from the Contractors that Lender shall have the same rights as Borrower to the
continued use of the Plan and all services related thereto for the construction
of the Improvements;

          2.3.12.  Delivered to Lender such evidence in all respects
satisfactory to Lender and its counsel that Borrower has obtained (i) all
necessary governmental authorizations and final construction permits for the
construction of the Project;

          2.3.13.  Not been in default with respect to any of the provisions of
this Agreement to be performed or observed;

          2.3.14.  Submitted to Lender all future contractors' contracts,
Lender reserving the right at any time (a) to require submission of all
contracts from (i) each and every contractor and material supplier whose bid
represents five percent (5%) or more of the total construction costs and (ii) a
sufficient number of contractors and material suppliers whose bids collectively
represent not less than ninety percent (90%) of the total costs of construction,
(b) to approve or disapprove of each such contractor and contract; and (c) to
require the assignment of each such contract to Lender in form and contract
acceptable to Lender; and

          2.3.15.  Qualified for a first advance hereunder within fourteen (14)
days from the date hereof or such other date as may be agreed upon in writing by
the parties hereto.

     2.4. Representations of Borrower.
          ---------------------------

     Borrower represents and warrants to Lender:

          2.4.1.  that two copies of the Plans, initialed by Borrower, Lender
and Architect, have been deposited with Lender;

          2.4.2.  that the Plans have been filed with all governmental
authorities having jurisdiction, that it has obtained all necessary approvals
thereof and all necessary building permits from said authorities, and that
construction and operation of the Improvements on the Premises will not violate
(i) any zoning, building code, subdivision, or land use ordinance, regulation or
law promulgated by an governmental agency, department or subdivision, including
without limiting the generality of the foregoing, the Department of
Environmental Protection Agency and the City of New Bedford or (ii) any
restrictions of any kind affecting the Premises;

          2.4.3.  that all utilities and services necessary for the operation of
the Improvements for their intended purpose (including, without limitation,
water, gas, electricity, telephone, and storm and sanitary sewer facilities) are
available at the boundary of the Premises, can be tapped into by Borrower, and
are of sufficient capacity to adequately meet all needs and requirements
necessary for the operation of the Improvements for their intended purposes;

                                       5
<PAGE>

          2.4.4.  that there is unrestricted access for the passage of motor
vehicles and individuals to and from the Premises, to and from the main road
upon which the Premises fronts, and all required curb cut or access permits (if
any) have been obtained;

          2.4.5.  that no part of the Premises is located in a designated flood
hazard area (as defined in the Flood Disaster Protection Act of 1973);

          2.4.6.  that all test borings and other engineering studies
normally performed by prudent developers of similar projects on similar type
land have been performed and have yielded results normally considered favorable
to permit the utilization and development of the Premises for the purchase
herein referred to;

          2.4.7.  that, to the best of Borrower's knowledge, there are no
easements across or affecting the Premises which will have any adverse effect
upon the operation of the Improvements for their intended purpose, nor which
will in any way interfere with the construction of the Improvements on the
Premises;

          2.4.8.  that, to the best of Borrower's knowledge, no defaults exist
under this Agreement, the Note, the Security Instruments or any other document
executed in favor of Lender;

          2.4.9.  that Borrower is the true, sole and lawful subtenant of
the Premises, is lawfully seized and possessed of the same under a sublease and
has good right, full power and lawful authority to mortgage the same and the
Security Instruments, when properly filed and recorded, will all create valid
first liens on the Premises;

          2.4.10. that the execution and delivery of, and the performance by the
Borrower of its obligations under this Agreement, the Note, and the Security
Instruments have been authorized by all appropriate action; and that said
Security Instruments, upon delivery, will be the valid and binding obligations
of the Borrower, enforceable in accordance with their respective terms, and will
not violate or conflict with any other agreements or instruments to which the
Borrower is a party or by which the Borrower is bound;

          2.4.11. that, to the best of Borrower's knowledge, no litigation or
proceedings are pending or threatened against Borrower or the Premises, or any
properties adjacent to the Premises, which would or might affect the validity or
priority of the lien of the Mortgage or other security for the Note on the
Premises or which could or might materially affect the Borrower's ability to
perform this Agreement; and

          2.4.12. that the making of the loan contemplated hereunder or the
Lender's acquisition of the Note or any of the Security Instruments will not
subject the Lender to any claim for a brokerage commission.

          Each of the foregoing representations and warranties shall survive the
making of the loan and each advance of the Loan Proceeds hereunder, and the
Borrower shall indemnify and

                                       6
<PAGE>

hold harmless the Lender from and against any loss, damage or liability
attributable to the breach thereof, including all fees and expenses incurred in
the defense or settlement of any claim arising therefrom against the Lender.

     2.5. Covenants of Borrower.
          ---------------------

     Until payment in full of the Note and all other sums required to be paid by
Borrower under the Security Instruments and this Agreement, Borrower shall:

          2.5.1.  Cause the Improvements to be constructed, equipped and
completed, diligently and continuously and with all reasonable dispatch, in
accordance with all laws, rules, regulations and requirements of all
governmental authorities having jurisdiction with respect to the Improvements,
the appropriate Board of Fire Underwriters, and the Plans and any modifications
and additions to the Plans which may reasonably be deemed necessary or desirable
by Lender and/or Lender's supervising engineer, which modifications and
additions Borrower agrees to provide within five (5) days after Lender's
reasonable request therefor.

          2.5.2.  In any event, cause the Improvements to be completed and ready
for occupancy within six (6) months from the date of the Note.

          2.5.3.  Make no material changes or amendments to the Plans and make
no change orders which increase the price of any contract or subcontract of
$25,000.00 or greater by more than five (5%) percent, or which would in the
aggregate cause the Total Project Budget to increase by more than five percent
(5%), without the prior written approval of Lender. Borrower shall notify Lender
monthly in writing of all change orders.

          2.5.4.  With respect to any amendments or supplements to the Plans, to
which Lender shall have given its prior written approval, file all such
amendments and supplements with, and obtain all necessary approvals from, all
governmental authorities having jurisdiction thereof and promptly deliver true
copies thereof to Lender.

          2.5.5.  Permit Lender and its representatives to enter upon the
Premises and inspect the Improvements at all times during normal business hours
and examine all detailed plans, shop drawings, specifications and other books
and records relating to the Premises and the Improvements.

          2.5.6.  Not enter into any subleases with respect to the Premises
which are not approved by Lender, and to otherwise comply with the terms and
conditions outlined in the First Mortgage with respect to subleases of the
Premises.

          2.5.7.  Permit Lender to erect an appropriate sign on the Premises at
such location as Lender, in its discretion, may determine, indicating that the
Improvements are being financed by Lender.

                                       7
<PAGE>

          2.5.8.  Furnish Lender with financial statements of Borrower, details
relating to the financial condition of Borrower, and such budgets and revisions
of budgets as Lender may require in order to show the estimated cost of
construction of the Improvements and the amount of funds required, at any given
time, to pay for the completion thereof.

          2.5.9.  In the event that the Improvements shall be damaged or
destroyed by fire or any other casualty and if Lender shall have agreed in
accordance with the terms of the Mortgage to make the proceeds of any fire
insurance available, proceed with the restoration thereof and diligently
prosecute the work of restoration to completion. No part of the cost of such
restoration shall be made the basis of any application for advances under this
Agreement unless said proceeds of insurance shall be first exhausted in the
restoration of the damage to the Improvements.

          2.5.10. Cooperate fully with Lender with respect to any proceedings
before any court, board or governmental agency which may in any way affect the
rights of Lender hereunder or any rights obtained by Lender under any of the
Security Instruments and, in connection therewith, permit Lender, at its
election, to participate in any such proceedings.

          2.5.11. To construct the Project using first-class workmanship and
materials of the quality called for by the Plans, in accordance with all
restrictions, agreements, and governmental requirements applicable to or
affecting the Project, and to use only materials and equipment to which Borrower
has good, unencumbered title;

          2.5.12. To comply with the terms of all contracts for construction of
the Project and any surety bonds issued in connection therewith, and to give
Lender immediate notice of any non-compliance by any party under said contracts
or bonds, of which non-compliance the Borrower has knowledge;

          2.5.13. To keep the Premises, buildings and improvements, and all
materials stored on the Premises, free from recorded mechanics' liens, other
liens and claims of record whether inferior or superior to the Mortgage (a
discharge of the Mortgage and taking of a new Mortgage in substitution thereof
shall not release or diminish this obligation), and to keep all buildings,
improvements and materials on the Premises in good repair and insured against
loss by fire and other casualty to an amount and by such companies as shall be
satisfactory to the Lender, and maintain such insurance for the benefit of and
first payable in the case of loss to Lender, with disbursement or disposition of
any insurance proceeds to be made by Lender in accordance with the terms of the
Mortgage.

          2.5.14. To furnish waivers of liens or claims upon the Premises and
the buildings, improvements or materials thereon and such other surveys,
appraisals, releases and assurances as Lender from time to time may deem
necessary or may request for its protection, including surety bonds or other
assurances of performance and payment by Borrower and any contractors,
subcontractors or materialmen.

                                       8
<PAGE>

          2.5.15. To pay for such additional architectural, appraisal,
engineering, construction and accounting inspections and reports as Lender in
its judgment may require.

          2.5.16. To furnish Lender, upon its request, with executed copies of
all construction contracts and subcontracts, change orders (as outlined in
2.5.3), invoices, bonds, estimates with respect to said construction, and also
upon its request, to give sworn statements setting forth names of contractors,
subcontractors, and all others furnishing labor, materials and services to said
construction, including amounts due, amounts paid and total contract prices, and
Borrower agrees not to change or alter any of the same without Lender's prior
written consent, except change orders as outlined in 2.5.3.

          2.5.17. To furnish to Lender monthly within twenty (20) days following
the end of each month a status report of work.

     2.6. Advances of Loan Proceeds.
          -------------------------

          2.6.1.  Provided Borrower shall not be in default, and there shall
exist no event of default under this Agreement, or the Note, or any of the
Security Instruments, or any other agreement or instrument executed in
connection herewith, nor shall there exist any condition or event which, with
the giving of notice or lapse of time, or both, would constitute such an event
of default; provided Borrower shall have complied with the provisions of Section
2.3 hereof; and provided Borrower shall have paid all interest charges then due,
and all reasonable supervisory engineers and/or architects' fees and legal fees
incurred in connection with the construction of the Improvements or the Note or
the loan evidenced thereby, and subject to the provisions of Section 2.2 hereof,
Lender, upon written application by Borrower (made not less than five (5)
business days prior to the date of the requested advance under this Section 2.6
and made not more often than once every thirty (30) days), shall make advances
from the Loan Proceeds as hereinafter specified.

          2.6.2.  The amount of each such advance shall correspond to Paragraph
4 of the Construction Contract, entitled "Progress Payments," the terms and
conditions of said Paragraph 4 being incorporated herein by reference.

                  2.6.2.1.  Notwithstanding anything to the contrary contained
herein or in the Note:

                            (a)  Lender shall not be required to make advances
from loan proceeds if any Contractor whose contract is in excess of $25,000.00
shall (i) declare Borrower in default of a Construction Contract; (ii) file a
lien against the Project which is not bonded and discharged within forty-five
(45) days; and (iii) who is not replaced with a subsequent contractor for a
price which is not in excess of the original contract sum unless such increase
is advanced by the Borrower or if the Architect shall declare Borrower in
default of the Architect's Contract.

                                       9
<PAGE>

                       (b)  Lender shall not be required to make advances for
materials which have not been installed unless such materials are stored on the
Premises, Lender's inspecting engineer shall have inspected the same and
approved the manner of storage, and Borrower shall have delivered to Lender
certificate(s) of casualty and theft insurance, satisfactory to Lender, covering
such materials. All such materials must be owned by Borrower, free of all liens
and security interests, as evidenced by appropriate bills of sale and such other
evidence as Lender may reasonably require.

               2.6.3.  Each application for advances pursuant to this Section
2.6. must be accompanied by the following:

                       2.6.3.1.  A completed itemized request for payment,
signed by the Contractor and Borrower on standard AIA Requisition Form or in
such other form approved by Lender;

                       2.6.3.2.  The written report of the Title Insurance
Company as of the date of the making of such advance, affirmatively insuring
such advance and that there are no liens or other encumbrances on the Premises
(other than real estate taxes for the then current year, payment of which is not
in default, the Security Instruments, and such other liens and encumbrances as
appeared in the policy of title insurance delivered prior thereto to Lender) and
no notice of contract or other notice of intention to file liens thereon in any
public office;

                       2.6.3.3.  Lender's inspection and verification, the cost
of such inspection to be borne by Borrower on a per site inspection plus
expenses basis, or, at Lender's option, a certificate of the supervising
engineer or construction supervisor as may be selected by or be satisfactory to
Lender (who will make bi-weekly inspection of the Premises and Improvements on
Lender's behalf, the cost of such inspection to be borne by Borrower), that all
work performed at the site of construction when the advance is requested has
been performed in good and workmanlike manner, that all materials and fixtures
usually furnished and installed at that time have been furnished and installed,
all in accordance with the Plans, and that sufficient hard cost Loan proceeds
remain undisbursed to complete the Improvements in accordance with the Plans and
the Total Project Budget set forth in Exhibit "E";

                       2.6.3.4.  Such lien releases, waivers, or affidavits
from, or the submission of other appropriate forms by Borrower, the Contractor,
subcontractors and materialmen as Lender may require; and

                       2.6.3.5.  An affidavit of Borrower that as of the date of
the advance application, Borrower knows of no material or substantive fact which
will or could in any way prejudice the Improvements or the loan evidenced by the
Note. See the Construction Advance Request Form to be utilized for this purpose
attached hereto as Exhibit "G".

               2.6.4.  The making of any advance or any part of an advance shall
not be deemed an approval or acceptance by Lender of the work theretofore done
or of materials theretofore furnished.

                                       10
<PAGE>

          2.6.5.  Advances of the Loan Proceeds made pursuant to this Section
2.6. shall, at the option of Lender, be made (i) directly to Borrower by check
or wire transfer, or by depositing same in Borrower's checking account with
Lender, (ii) by check payable to Borrower and the applicable Contractor jointly
and delivered either to Borrower or such Contractor, (iii) by check or wire
transfer payable to the applicable Contractor or to other subcontractors,
materialmen, and creditors of the Improvements, (iv) to the Title Insurance
Company by check or wire transfer for disbursement in accordance with Lender's
directions, or (v) by any combination of the above.

          2.6.6.  Lender shall advance to Borrower the balance of the funds to
be loaned hereunder for the retainage after the last advance requested by
Borrower under Section 2.6.3 above for which Borrower has qualified as soon as
Borrower shall have delivered to Lender all of the items referred to in Section
2.6.3 above and the following:

                  2.6.6.1.  A written certificate of the supervising engineer,
independent architect and/or engineer, or construction supervisor as may be
selected by or be satisfactory to Lender, that the construction of the
Improvements and the installation of the equipment to be installed therein has
been completed in a good workmanlike manner in accordance with the Plans;

                  2.6.6.2.  A certificate by Borrower in form and substance
satisfactory to Lender, listing all categories of Improvement costs and the
amount paid by Borrower with respect to each;

                  2.6.6.3.  The written certificates of the Borrower and the
Contractors that they, and each of them, have received no affidavits or other
notices in connection with the obtaining of a mechanic's lien by any contractor,
subcontractor, materialman or laborer; and

                  2.6.6.4.  A copy of the original permanent certificate of
occupancy and all other applicable certificates, licenses, consents and
approvals issued or required to be issued by the various governmental
authorities having jurisdiction with respect to the Improvements and by the
appropriate Board of Fire Underwriters, or other similar bodies.

          2.6.7.  Lender, in its discretion, may advance parts or the whole of
any advances before the requirements in Section 2.6.3 or 2.6.6 are complied
with, and all such advances or payments shall be deemed to have been made
pursuant to this Agreement.

          2.6.8.  Borrower agrees that Lender shall assume no duty with respect
to disbursement of the Loan Proceeds and that any sums disbursed by Lender in
good faith and in reliance upon this Agreement, or the Security Instruments,
shall be secured by the lien of the Security Instruments, and that Lender, in
its discretion, upon notice to Borrower, may make such changes in the method of
disbursing the Loan Proceeds and the conditions precedent thereto as Lender may
deem reasonable.

                                       11
<PAGE>

          2.6.9.  At no time shall Lender be under any obligation to make
advances of the Loan Proceeds for any costs or expenses not specifically
provided for in the Total Project Budget or for any costs or expenses in excess
of the specific amount budgeted for such cost or expense in the Total Project
Budget, all of which costs and expenses shall be promptly paid for by Borrower
from Borrower's equity funds unless Lender shall determine, in its sole
discretion, that sufficient funds are otherwise available in the Total Project
Budget and such funds have been reallocated to the Contingency portion of the
Total Project Budget pursuant to Section 2.2.3.4 hereof.

          2.6.10. All interest due under the Note shall be paid monthly.
Advances from the Loan Proceeds for payment of other non-interest related soft
costs shall be made (i) only in conjunction with approved advances for hard
construction costs and shall not be the basis for separate advances, and (ii)
only to the extent provided for in the Total Project Budget.

          2.6.11. Borrower shall promptly pay when due from Borrower's own
funds, any costs for which Lender shall have no obligation to make advances
pursuant to the terms of this Agreement.

          2.6.12. Any sum which, in accordance with any provision of this
Agreement, shall be payable by Borrower to Lender, at the election of Lender,
shall be deemed an advance by Lender to Borrower pursuant to the provisions of
this Agreement, in which event Lender shall notify Borrower of same.

          2.6.13. If Borrower shall fail to promptly pay (i) any installment of
interest due under the Note, (ii) any construction inspection/supervisory fee
incurred by Lender pursuant to Section 2.6.3.3 and Section 2.12.5 hereof, (iii)
any reasonable expenses incurred by Lender as set forth in Section 2.10 hereof
(including without limiting the generality of the foregoing, reasonable legal
fees) or (iv) any other sums due to Lender under the Note, this Agreement or any
of the Security Instruments, Lender shall be authorized to charge Borrower's
checking account with Lender for the amount so due without the further approval
of Borrower.

     2.7. Insurance
          ---------

     Borrower shall maintain insurance at its own expense in the form, type
(including without limitation, "all risks" property insurance on the Project
written on a builder's risk, completed value nonreporting form and in compliance
with any co-insurance clause, fire, extended coverage, liability, builder's
risk, collapse, business interruption and loss of rents coverage, earthquake,
workers' compensation and business interruption and amounts reasonably required
by Lender, which insurance shall name Lender as an additional insured party (as
to all liability policies) and mortgagee/loss payee (as to all casualty
policies) and shall (to the extent obtainable) provide that (i) such insurance
may not be canceled or amended without at least thirty (30) days prior written
notice to Lender, and (ii) no act or omission or negligence of Borrower, its
agents or employees, shall in any way affect the validity of such insurance
insofar as Lender is concerned. Borrower has the right of free choice in the
selection of the agent and insurer through or by which insurance required
hereunder is to be placed; provided however, that all such insurance coverage
shall be written by a company with a general policyholder's rating of A or A+ in
Best's

                                       12
<PAGE>

latest Rating Guide. Certificates evidencing such insurance coverage shall be
promptly delivered to Lender. If Borrower shall fail to provide the insurance
herein required, Lender may procure same at Borrower's expense, and such
expenditure shall be secured by the Security Instruments and be considered an
advance by Lender to Borrower pursuant to the provisions of this Agreement.

     2.8. Events of Default.
          -----------------

     The occurrence of any one of the following events shall constitute an event
of default under this Agreement:

          2.8.1.  If at any time title to the Premises and the Improvements is
not satisfactory to Lender by reason of any lien, charge, encumbrance, title
condition, or execution (other than exceptions contained in the said title
insurance policy to be issued to Lender) and the same is not removed or bonded
to the satisfaction of Lender within thirty (30) days after written notice
thereof from Lender;

          2.8.2.  If the Title Insurance Company shall refuse to insure any
advance made hereunder to be secured by the Mortgage as a valid first lien on
the Premises and the Improvements (to the extent constructed and equipped) and
such refusal shall continue for a period of more than ten (10) days after
written notice thereof from Lender;

          2.8.3.  If the Borrower assigns or attempts to assign this Agreement,
or any advance made or to be made hereunder, or any interest herein or therein,
or if the Premises are conveyed or encumbered (except for the execution of
leases consented to by Lender), in any way without the written consent of Lender
and, as to any involuntary encumbrance, the same is not removed or bonded to the
satisfaction of Lender within ten (10) days after written notice thereof from
Lender;

          2.8.4.  If any survey, report, or examination, discloses that the
Improvements, or any portion thereof, encroach upon or project over a street, or
upon or over adjoining property, or violate any setback or other restriction,
however created, or any zoning regulations, or any building restriction of any
governmental authority having jurisdiction and (if curable) the same is not
cured to the satisfaction of Lender within thirty (30) days after written notice
thereof from Lender;

          2.8.5.  If, for any reason, construction of the Improvements has not
been commenced by date of closing;

          2.8.6.  If more than ten percent (10%) of the Improvements then under
construction are materially damaged or destroyed by fire or otherwise;

          2.8.7.  If Borrower or the Contractors do not construct the
Improvements substantially in accordance with the Plans previously furnished to
and approved in writing by Lender, as the same may be amended and supplemented
with the approval of Lender, and which

                                       13
<PAGE>

have been filed with and approved by all governmental authorities having
jurisdiction with respect to the Premises, and Borrower shall fail to commence
to cure the same (if curable) within five (5) days after written notice thereof
from Lender and complete such cure to the satisfaction of Lender within thirty
(30) days after such notice;

          2.8.8.   If any representation or warranty herein, or in any report,
certificate, financial statement, or other instrument furnished in connection
with this Agreement or the advances made hereunder by or on behalf of Borrower
shall prove to be false, misleading, or incomplete in any material respect;

          2.8.9.   If any mechanics', laborers', materialmen's, or similar
statutory liens or any notice thereof shall be filed against the Premises and/or
the Improvements and shall not be discharged or bonded to the satisfaction of
Lender within thirty (30) days of such filing;

          2.8.10.  If Borrower shall default in the due observance or
performance of any covenant, condition or agreement contained in this Agreement
on its part to be paid, performed, or observed and such default shall continue
for more than thirty (30) days after written notice thereof from Lender;

          2.8.11.  If any event of default described in the Note, or any of the
Security Instruments shall occur or any breach or default in the observance or
performance of any condition, term, agreement, or covenant contained in the Note
or the Security Instruments, or any of them, or any other instrument securing
the Note shall occur and (except where a specific time, cure or grace period is
elsewhere specified) such breach or default shall continue beyond the expiration
of any applicable grace period;

          2.8.12.  If any voucher is submitted at any time which Borrower knows
or has reason to know has not been earned by the payee for services performed or
for materials used in or furnished with respect to the Improvements;

          2.8.13.  If any cessation occurs at any time in construction of the
Improvements for more than ten (10) days (whether consecutive or in the
aggregate) or if any substantial change is made in the schedule for the
construction thereof from that provided in the Plans or this Agreement;

          2.8.14.  If the cost to complete the Improvements, as estimated by
Lender in good faith, at any time appears likely to exceed the balance of funds
retained by Lender after deducting from the amount hereof the total of unpaid
vouchers outstanding, and Borrower fails to pay the deficiency as required by
Section 2.2.3.3. hereof;

          2.8.15.  If any Contractor:

                   (i)   suffers or permits the appointment of a trustee or
receiver, or files a petition under any provision of the federal bankruptcy code
or any other statute for the relief of

                                       14
<PAGE>

debtors, or if an order for relief under the federal bankruptcy code is entered
against such tenant; or

                    (ii) cancels any of the Approved Agreements.

          2.8.16.   If Borrower requests a termination of the loan hereunder or
confesses inability to continue performance in accordance with this Agreement.

     2.9. Lender's Right and Remedies Upon Default.
          ----------------------------------------

          2.9.1. Upon the occurrence of any condition or state of facts which,
with the giving of notice or the passage of time or both, would constitute an
event of default hereunder, all obligations on the part of Lender to make
advances under this Agreement, if Lender so elects, shall cease, and, upon the
occurrence of an event of default hereunder, all obligations on the part of
Lender to make advances under this Agreement shall terminate and, at the option
of Lender, the Note shall become immediately due and payable, and Lender shall
thereupon be authorized and empowered to exercise any rights of foreclosure or
as otherwise provided for the realization of any security for the Note covered
by any of the Security Instruments; but Lender may make any advances or portions
of advances, after the occurrence of any such event of default, without thereby
waiving its right to demand payment of Borrower's indebtedness evidenced by the
Note and secured by the Security Instruments, and without becoming liable to
make any other or further advances as hereinabove contemplated by this
Agreement.

          2.9.2. In addition to the remedies hereinabove provided, upon the
occurrence of any one or more of said events of default, Lender shall be
authorized and empowered, at its election, (i) to enter upon the Premises and
construct, equip and/or complete the Improvements in accordance with the Plans,
with such changes therein as Lender may from time to time, in its sole
discretion, deem appropriate, and to appoint watchmen to protect the
Improvements, all at the risk, cost, and expense of Borrower; (ii) to
discontinue, at any time, any work with respect to the Improvements commenced by
it or change any course of action undertaken by it in connection therewith, and
shall not be bound by any limitations or requirements of time, whether set forth
herein or otherwise; and/or (iii) to assume any construction contract or related
agreement made by Borrower in any way pertaining to the Improvements and to take
over and use all or any part or parts of the labor, materials, supplies, and
equipment contracted for by Borrower, whether or not previously incorporated
into the Improvements, all in the sole discretion of Lender.

          2.9.3. In connection with any construction, equipping, and/or
completion of the Improvements undertaken by Lender pursuant to the provisions
of subsection 2.9.2. (but without intending hereby to limit the powers and
discretions conferred by said subsection), Lender may engage builders,
contractors, architects, engineers, and others for the purpose of furnishing
labor, materials, and equipment for the Improvements; pay, settle, or compromise
all bills or claims which may become liens against the improvements and the
Premises or which have been or shall be incurred in any manner in connection
with such construction, equipping, and/or completion of the Improvements; and
take such action or refrain from acting hereunder as Lender may, in its

                                       15
<PAGE>

sole discretion, from time to time determine, without limitation, to carry out
the intent of this Section 2.9.

          2.9.4.  Borrower shall be liable to Lender for all costs paid or
incurred for the construction, completion, and/or equipping of the Improvements,
whether the same shall be paid or incurred pursuant to the provisions of
subsections 2.9.2. or 2.9.3., or otherwise, and all payments made or liabilities
incurred by Lender hereunder of any kind whatsoever shall be paid by Borrower to
Lender on demand, with interest to the date of payment at the rate set forth in
the Note and shall be secured by the Security Instruments.

          2.9.5.  Upon the occurrence of any of said events of default, the
rights, powers, and privileges provided in this Section 2.9. and all other
remedies available to Lender under this Agreement or at law or in equity may be
exercised by Lender at any time and from time to time, whether or not the
indebtedness evidenced and secured by the Note and the Security Instruments
shall be due an payable, and whether or not Lender shall have instituted any
foreclosure proceedings or other action for the enforcement of its rights under
the Note or any of the Security Instruments.

          2.9.6.  For the purpose of carrying out the provisions and exercising
the rights, powers, and privileges granted by this Section 2.9., Borrower hereby
irrevocably constitutes and appoints Lender its true and lawful attorney-in-
fact, and with full power of substitution, to execute, acknowledge, and deliver
any instruments, and do and perform any acts which are referred to in this
Section 2.9. in the name and on behalf of Borrower. The power vested in said
attorney-in-fact is, and shall be deemed to be, coupled with an interest and
cannot be revoked.

                                       16
<PAGE>

     2.10.  Expenses of Lender.
            ------------------

     Borrower shall pay Lender, on demand, any and all expenses incurred or paid
by Lender which relate to this loan transaction, this Agreement, the Note, and
any Security Instrument, including (without limitation) the examination of title
to the Premises, the cost of title insurance, charges for examining public
records in connection with advances from the Loan Proceeds, inspections, drawing
of papers, recording and filing fees, revenue stamps, if any, and the fees and
disbursements of counsel (but excluding the ordinary and customary in-house
administrative expenses of Lender). At Lender's election all of such fees or
expenses may be paid from the Loan Proceeds hereunder and in such event, Lender
shall notify Borrower of same and such advance(s) shall constitute additional
indebtedness of Borrower evidenced by the Note and secured by the Security
Instruments.

     2.11.  Assignment of This Agreement.
            ----------------------------

     Lender may assign, negotiate, or pledge all or any portion of its rights
under this Agreement or any of its rights or security with respect to the Note
and the Security Instruments, and, in case of such assignment, Borrower shall
accord full recognition thereto. Borrower shall not assign or attempt to assign
directly or indirectly, any of its rights under this Agreement or under any
instrument referred to herein.

     2.12.  General Provisions.
            ------------------

            2.12.1. The captions in this instrument are for convenience and
reference only and do not define, limit, or describe the scope of the provisions
hereof.

            2.12.2. The terms, covenants, agreements, and conditions contained
herein shall extend to, include, and inure to the benefit of, and be binding
upon Borrower and Lender, and their respective successors and assigns, and may
not be terminated, changed, or amended orally.

            2.12.3. This Agreement has been made in the State of Maine, and the
provisions thereof shall be governed by the laws of the State of Maine.

            2.12.4. Construction Schedule. Borrower shall submit to Lender prior
to closing a construction progress schedule in a form satisfactory to lender and
thereafter, on demand of Lender, construction progress reports showing the then
present status of construction. If construction progress reports reflect a
substantial deviation from the construction progress schedule initially
submitted to Lender, Borrower shall augment Borrower's construction reports with
detailed explanations of such deviation and of the specific corrective steps
which Borrower proposes to take in response thereto.

            2.12.5. Consultants and Inspections. Lender's routine periodic
inspections of the progress of construction of the Project will be conducted at
Borrower's expense at an estimated cost of $750-$900 per inspection, plus
expenses. Borrower understands that Lender reserves the right to increase the
amount of such periodic inspections, as necessary. If at any time and from

                                       17
<PAGE>

time to time, Lender in good faith determines, in the exercise of its sole
discretion, that additional information is required for purposes hereof, Lender
may require that construction of the Project be the subject of additional
architectural, engineering, construction or accounting inspections and reports,
and in such event, the expenses thereof shall be paid by Borrower. Lender, its
agents, consultants and employees shall have unrestricted access to the Project
and to the Plans, construction contracts, and Borrower's books and accounts, so
far as they relate to the Project, for the purpose of determining compliance
with this Agreement. The function of Lender's consultants shall be solely to
assist Lender, and Lender, its agents, consultants and employees shall not be
liable for any loss, claim, or damage which may arise as a result of negligence,
defective or inappropriate design, materials, workmanship, and supervision or
from any other loss, claim or damage arising in connection with the Project.
Borrower agrees to hold Lender, its agents, consultants and employees harmless
and to indemnify Lender, its agents, consultants and employees from any such
loss, claim or damage. Notwithstanding the foregoing, in the event Lender takes
over possession of the Project after default by Borrower, then after such
possession is taken, Borrower shall no longer indemnify Lender for claims
arising from Lender's or its employee's negligence after taking occupancy of the
Project.

          2.12.6. Additional Security. All Security Instruments shall secure the
                  -------------------
performance of all obligations of Borrower under this Agreement. Borrower hereby
assigns to Lender as additional security for Borrower's obligations under the
Security Instruments, all of Borrower's interests in the Approved Agreements,
and all present and future contracts for design, supervision and construction of
the Project Borrower agrees to execute all instruments required by Lender to
perfect and maintain such assignments and to obtain from all other parties to
such Approved Agreements written assents and acknowledgments to such assignment
satisfactory to Lender. Such Approved Agreements are assigned to Lender solely
as security, and Lender shall have no duty, liability or obligation whatever
under such contracts, unless Lender so elects in writing. Borrower also hereby
grants to Lender as additional security for Borrower's obligations under the
Security Instruments a security interest in all construction materials,
supplies, lumber, machinery, equipment and fixtures of Borrower used for the
construction of the Improvements, now or hereafter owned by Borrower and
situated or to be situated on the mortgaged Premises together with all
additions, accessions, and substitutions and replacements thereto and therefor.
With respect to such collateral, Lender shall have all the rights and remedies
of a secured party under the Uniform Commercial Code. Borrower agrees to execute
promptly, from time to time, any instruments which Lender deems necessary to
perfect and maintain the security interests created hereby. Borrower hereby
warrants and represents that Exhibit "F" attached hereto is a complete list of
all contracts with contractors and materialmen with whom Borrower has a direct
contractual relationship.

          2.12.7. Reports. Borrower shall comply with the financial reporting
                  -------
requirements set forth in the Term Sheet.

          2.12.8. Limited Investigations by Lender. It is agreed by and between
                  --------------------------------
the parties hereto that Borrower has selected all architects, engineers,
contractors, subcontractors, materialmen, as well as all others furnishing
services or materials to the construction project and Lender has and shall have
no responsibility whatsoever for them or for the quality of their

                                       18
<PAGE>

materials or workmanship, it being understood that Lender's sole function is
that of construction lender and that the only consideration passing from Lender
to Borrower is the Loan proceeds in accordance with and subject to the terms of
this Agreement. It is also agreed that Borrower shall have no right to rely on
any procedures required by Lender herein, such procedures being for the
protection of the Lender as construction lender and no one else. Borrower hereby
agrees to hold and save Lender, its agents, consultants and employees harmless
and indemnify them against and from claims, of any kind, of any person,
including but without limiting the generality of the foregoing, employees of
Borrower, any contractor constructing the improvements and the employees of any
such contractor, any tenant of Borrower, and the employees and invitees of
Borrower or any such tenant, arising from or out of the construction, use,
occupancy, or possession of the improvements in accordance with said plans and
specifications.

          2.12.9.  Notices. Any notice under this Agreement shall be in writing
                   -------
and shall be deemed delivered if mailed, certified mail, return receipt
requested to a party at the address indicated immediately below or at such other
address as may be specified by notice duly given after the date hereof.

          Lender:          Stephen P. Lubelczyk, Senior Vice President
                           KeyBank National Association
                           One Canal Plaza
                           Portland, ME 04101

          with a copy to:  Dennis C. Sbrega, Esq.
                           Preti, Flaherty, Beliveau, Pachios & Haley, LLC
                           P.O. Box 9546
                           Portland, ME 04112-9546

          Borrower:        Robert D. Elliott, President and CEO
                           Aerovox Incorporated
                           740 Belleville Avenue
                           New Bedford, MA 02745

          with a copy to:  Stanley B. Kay, Esq.
                           85 Wells Avenue
                           Newton Centre, MA 02459-3215

                                       19
<PAGE>

          IN WITNESS WHEREOF, the parties hereto have caused this Agreement to
be duly executed, under seal, as of the day and year first above written.

WITNESS:                      LENDER:

                              KEYBANK NATIONAL ASSOCIATION

Dennis C. Sbrega              By:  Stephen P. Lubelczyk
                                   Stephen P. Lubelczyk
                                   Its Senior Vice President

                              BORROWER:

                              AEROVOX INCORPORATED

Stanley B. Kay                By:  F. RANDAL HUNT
                                   F. Randal Hunt
                                   Its Vice President, Finance

                                       20
<PAGE>

                                   EXHIBIT A

                         Legal Description of Premises
LOT 2

Beginning at a point of intersection of the westerly line of John Vertente
Boulevard Extension said-point in turn being Five Hundred Fifty and 47/100
(550.47) feet north of John Vertente Cul de sac;

Thence westerly, in straight line bearing S 84%-30'-50" W a distance of Eight
Hundred sixty-two and 51/100 (862.51) feet to a point of intersection with the
City of New Bedford and Town of Dartmouth border line;

Thence northerly in a straight line in said New Bedford - Dartmouth border line
bearing N 08%-54'-00" E a distance of One Thousand Three Hundred Five and 66/100
(1305.66) feet to a point of intersection with the westerly line of John
Vertente Boulevard Extension at city and town border line;

Thence easterly in a straight line bearing S 81%-06'-00" E a distance of One
Hundred One and 95/100 (101.95) feet to a point of curvature;

Thence south easterly in a curved line, having a radius of Three Hundred and
00/100 (300.00) feet, and subtending an angle of 39%-52'-18", a distance of Two
Hundred Eight and 77/100 (208.77) feet to a point of tangency;

Thence still southeasterly in a straight line bearing S 41%-13'-42" E a distance
of eighty three and 51/100 (83.51) feet to a point of curvature;

Thence southeasterly in a curved line having a radius of Three Hundred Fifty and
00/100 (350.00) feet, and subtending an angle of 20%-15'-30" a distance of One
Hundred Twenty Three and 75/100 (123.75) feet to a point of tangency:

Thence in a straight line again bearing S 61%-29'-12" E, a distance of
ninety-eight and 56/100 (98.56) feet to a point of curvature;

Thence again southeasterly in a curved line, having a radius of Two Hundred and
00/100 (200.00) feet, and subtending an angle of 64%-42'-06", a distance of Two
Hundred twenty-five and 85/100 (225.85) to a point;

Thence southerly in a straight line bearing S 03%-12'-54" W a distance of One
Hundred Forty Eight and 88/100 (148.88) feet to a point of curvature;

                                       21
<PAGE>

Thence still southeasterly in a curved line, having a radius of One Thousand
Twenty Five and 00/100 (1025.00) feet, subtending an angle of 08%-42'-04" a
distance of One Hundred Fifty Five and 66/100 (155.66) feet to a point of
tangency;

Thence in a straight line bearing S 05%-29'-10" E a distance of Four Hundred
Seventeen and 13/100 feet to the point of beginning, containing Eight Hundred
Four Thousand Two Hundred thirty-seven (804,237) square feet.

Said parcel is shown as Lot 2 on Sheet 1 of 2 on a plan entitled "MODIFICATION
TO AN APPROVED DEFINITIVE SUBDIVISION PLAN OF LAND IN THE GREATER NEW BEDFORD
INDUSTRIAL PARK", dated December 29, 1999 and prepared by Tibbetts Engineering
Corp.

LOT 3
-----

Beginning at a point in the easterly line of John Vertente Boulevard extension
said point in turn being Four Hundred Fifty and 11/100 (450.11) feet north of
the cul de sac;

Thence northerly in said easterly line of John Vertente Boulevard extension and
in a straight line bearing N 05%-29'-10" W a distance of Five Hundred Seventeen
and 49/100 (517.49) feet to a point of curvature;

Thence still northerly in a curved line, having a radius of Nine Hundred
seventy-five and 00/100 (975.00) feet, and subtending an angle of 01%-29'-58", a
distance of twenty-five and 52/100 (25.52) feet to a point;

Thence westerly in a straight line bearing N 84%-30'-50" E a distance of Two
Hundred seventy-nine and 67/100 (279.67) feet to a point of intersection with
the westerly limit of Lot No. 4

Thence southerly in the westerly limit of said Lot No. 4 and in a straight line
bearing S 05%-29'-10" E, a distance of Five Hundred forty-three and 00/100
(543.00) feet to a point;

Thence westerly in a straight line bearing S 84%-30'-50" W a distance of Two
Hundred Eighty and 00/100 (280.00) feet to a point of intersection with the
easterly line of John Vertente Boulevard Extension and Point of /Beginning,
containing One Hundred Fifty-two-Thousand thirty-seven (152,037) square feet.

Said parcel is shown as Lot 3 on Sheet 2 of 2 on a plan entitled "MODIFICATION
TO AN APPROVED DEFINITIVE SUBDIVISION PLAN OF LAND IN THE GREATER NEW BEDFORD
INDUSTRIAL PARK", dated December 29, 1999 and prepared by Tibbetts Engineering
Corp.

                                       22
<PAGE>

                                   EXHIBIT B

                      Plans, Drawings and Specifications

                                       23
<PAGE>

                                   EXHIBIT C

                            Construction Contracts

                                       24
<PAGE>

                                   EXHIBIT D

                             Total Project Budget

                                       25
<PAGE>

                                   EXHIBIT E

                   Contractors, Subcontractors, Materialmen

                                       26
<PAGE>

                                   EXHIBIT F

                       Permitted Liens and Encumbrances

                                       27
<PAGE>

                                   EXHIBIT G

                       Construction Advance Request Form

                                       28

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00009-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00009-of-00352.parquet"}]]