Document:

Exhibit
10.1

CONTRACT OF
PURCHASE AND SALE

This Contract of Purchase and Sale (“Contract”) is made and entered into as of
the 16th day of May, 2007 (the “Effective Date”), by and between NEORX MANUFACTURING GROUP,
INC., a Washington corporation (formerly known as NRX Acquisition
Corporation, a Washington corporation) (“Seller”),
and  MOLECULAR
INSIGHT PHARMACEUTICALS, INC., a Massachusetts corporation (“Buyer”).

RECITALS:

A.            Seller
owns certain improved property known as 3100 Jim Cristal Road located in the City
of Denton, Denton County, Texas containing ten and one half (10.5) acres, more
or less (the “Land”), and more particularly
described as Lot 1R, in Block 1, Harley Addition, an addition to the City of
Denton, Denton County, Texas, according to the map or plat thereof recorded in
Cabinet V, Slide 373, Plat Records of Denton County, Texas (the “Plat”).

B.            Seller has agreed to sell and Buyer has
agreed to purchase the Land and the Property (as defined in Section 1.1)
on the terms and conditions hereinafter set forth.

AGREEMENT:

NOW, THEREFORE, in consideration of
the mutual covenants, representations, warranties, and agreements contained
herein, and for other good and valuable consideration, the receipt and adequacy
of which are hereby acknowledged, Seller and Buyer covenant and agree as
follows:

ARTICLE 1.

AGREEMENT OF PURCHASE AND SALE

1.1.          Agreement to Sell and Purchase Property.  Subject to
the terms and provisions of this Contract, Seller agrees to sell to Buyer, and
Buyer agrees to purchase from Seller, the Land, together with all improvements
located thereon (the “Improvements”),
and all of Seller’s right, title and interest in and to any rights, benefits,
privileges, easements, covenants, tenements, hereditaments, and appurtenances
thereon or in any way appertaining thereto, including, but not limited to, any
right, title, and interest of Seller in and to adjacent streets, alleys,
strips, roads and rights-of-way, public or private, open or proposed, and any
other appurtenant access, air, water, riparian, development, utility and solar
rights.  The purchase and sale
contemplated by this Contract shall also include all of Seller’s right, title
and interest in and to the tangible personal property described on Exhibit A
to this Contract, which is located on the Land and/or within the Improvements
(the “Personal Property”).  The purchase and sale contemplated by this
Contract shall also include the assignment by Seller to Buyer of all of Seller’s
right, title and interest in and to the following intangible personal property,
to the extent the same is assignable: all warranties and guaranties relating to
the Land and/or the Improvements and all permits, licenses, occupancy
certificates and

 1
 

other
governmental approvals related to the Land and/or the Improvements (the “Intangible Property”). 
The Land, the Improvements, the Personal Property, and the Intangible
Property are collectively referred to in this Contract as the “Property.”

1.2.          Reservation of Mineral Rights. 
Notwithstanding anything to the contrary contained elsewhere in this
Contract, by reservation in the deed delivered to
Buyer at Closing, Seller shall reserve unto itself, its successors and assigns
all of Seller’s rights, titles and interests in and to any and all oil, gas,
mineral, metal and other valuable deposits (collectively, the “Reserved Minerals”) located under the surface of the
Property, of every name and nature whatsoever, regardless of whether the
presence of same is currently known or unknown and regardless of the current or
future commercial value of same, including, by way of example but not by way of
limitation, coal, iron, clay, gravel, sand, limestone, silica, natural gases,
methane, hydrocarbons and related materials, fossils, precious metals,
gemstones, ores and all other valuable bedded deposits.  Seller’s rights in and to the Reserved
Minerals shall not, however, include any right of access over and upon area
from the surface of the Property to a depth of one hundred fifty (150) feet (“Surface”). 
Accordingly, in conducting operations of whatsoever nature with respect
to the exploration for, exploitation of, mining, production, processing,
transporting and/or marketing of the Reserved Minerals from the Property or in
connection with the conduct of other activities associated with the ownership
of the Reserved Minerals, Seller shall be prohibited from using, entering upon,
or occupying any operation on the Surface of the Property or placing any
fixtures, equipment, buildings or structures thereon.  Seller’s relinquishment of Surface rights to
the Property shall not be construed as impairing the right of Seller and Seller’s
successors and assigns to exploit, explore for, develop, mine, or produce any
of the Reserved Minerals with wells, mines, shafts or excavations drilled or
commenced on the surface of lands other than the Property, including, but not
limited to, directional wells bottomed beneath or drilled through any part
(other than the Surface) of the Property or by pooling its interest in the
Reserved Minerals with lands adjoining the Property in accordance with the laws
and regulations of the State of Texas.

ARTICLE 2.

PURCHASE PRICE

Purchase
Price.  The Purchase
Price (so called in this Contract) to be paid by Buyer to Seller for
the Property is THREE MILLION AND NO/100
DOLLARS ($3,000,000.00).  The
Purchase Price shall be payable to Seller at the Closing (defined in
Section 10.1) in immediately available funds, including by wire transfer
in accordance with instructions provided by the Title Company (defined below)
or Seller at least five (5) days prior to the Closing.

ARTICLE 3.

EARNEST MONEY

3.1.          Earnest Money.  Upon mutual execution of this
Contract by Buyer and Seller and as a condition to its effectiveness, Buyer
shall deliver to Stewart Title Guaranty Company — National Title Services (the “Title Company”), 1000 Second Avenue, Suite

 2
 

1620,
Seattle, Washington 98104, Attention: 
Kim Azure, as escrow agent (the “Escrow
Agent”), the sum of ONE
HUNDRED FIFTY THOUSAND AND NO/100 DOLLARS ($150,000.00) (the “Earnest  Money”)
in immediately available funds.  The
Earnest Money shall be held and disbursed by the Title Company in accordance
with the terms and conditions of this Contract. 
The Escrow Agent shall deposit the Earnest Money in an interest bearing
account or investment, and all interest earned thereon shall be included in the
term Earnest Money as used in this Contract and disbursed as a part of the
Earnest Money.  Except as expressly
provided to the contrary elsewhere in this Contract, the Earnest Money shall
become non-refundable to Buyer upon the expiration of the Feasibility Review
Period (as defined in Section 6.1 below). 
In the event that the purchase and sale of the Property occurs, the
Earnest Money shall be applied to the Purchase Price.  Otherwise, the Escrow Agent shall disburse
the Earnest Money in the manner provided for in this Contract.

3.2.          Independent Contract Consideration. 
Notwithstanding anything contained elsewhere in this Contract, Seller
and Buyer have bargained for and agreed that One Hundred and No/100 Dollars
($100.00) out of Buyer’s deposit described in Section 3.1 above shall be
consideration for Seller’s execution and delivery of this Contract (the “Independent
Contract Consideration”).  This
Independent Contract Consideration shall not be considered a part of the
Earnest Money, is independent of any other consideration or payment provided in
this Contract, is non-refundable, and shall be retained by Seller
notwithstanding any other provision of this Contract.

ARTICLE 4.

INTENTIONALLY OMITTED

4.1.          Intentionally
Omitted

ARTICLE 5.

TITLE REVIEW

5.1.          Title Commitment.  Within the (10) Day  Period, Seller shall, at is sole cost and
expense furnish to Buyer a current title commitment (the “Title Commitment”) for a standard TLTA form
T-1 owner’s policy of title insurance issued through the Escrow Agent, setting
forth the status of title of the Land and all exceptions, including
rights-of-way, easements, restrictions, covenants, reservations, and other
conditions, if any, affecting the Land which would appear in an owner’s title
insurance policy (“Owner’s Policy of Title
Insurance”), if issued, together with complete and legible copies of
all instruments referred to in the Title Commitment affecting title to the
Land.  The Title Company shall also
provide Buyer, at Closing, with copies of tax certificates evidencing that all
ad valorem taxes due and payable for periods prior to the calendar year in
which the Closing occurs have been paid in full.  The Property shall be conveyed to Buyer
subject to non-delinquent taxes and assessments.

5.2.          Title Review Period.  Buyer shall within the 10 Day
Period or ten (10) Business Days after its receipt of the Title Commitment and
copies of all documents

 3
 

referenced
therein, whichever is later (the “Title
Review Period”), notify Seller of any objections, in Buyer’s sole
and absolute discretion, Buyer has to any matters shown or referred to in the
Title Commitment.  Any exception or
matter to which Buyer does not make an objection shall be a “Permitted Exception.” 
If Buyer gives Seller Notice (defined in Section 14.5) of any
unacceptable exceptions or conditions (“Objections”)  within the Title Review Period, Seller
shall have five (5) Business Days after receipt of Buyer’s Objections (“Seller’s Cure Period”) in which to eliminate
or modify such Objections.  If Seller is
unable or unwilling to eliminate or modify such Objections to the reasonable
satisfaction of Buyer within Seller’s Cure Period, Buyer may terminate this
Contract by written notice to Seller and the Escrow Agent, which notice must be
given within five (5) Business Days after the expiration of Seller’s Cure
Period, in which event this Contract shall terminate, and the Escrow Agent
shall return the Earnest Money to Buyer, and thereafter the parties hereto shall
have no further rights, duties, or obligations under this Contract other than
obligations that expressly survive the Closing or earlier termination of this
Contract.  If Buyer does not terminate
this Contract in accordance with the preceding sentence, the Buyer’s Objections
not removed or cured shall be deemed Permitted Exceptions.

Seller shall have no obligation to
cure title objections (including Buyer’s Objections) except liens of an
ascertainable amount created by, under or through Seller; provided that with
respect to such liens Seller shall, at Seller’s sole option, either (i) cause
such liens to be released at the Closing or (ii) with Buyer’s reasonable
consent provide information to the Title Company sufficient to enable the Title
Company to insure without exception to such liens at Closing.

As provided in Section 9.1.1
below, it shall be a condition precedent to Buyer’s obligation to purchase the
Property that the Title Company shall, at the Closing of the transaction
contemplated by this Contract, issue to Buyer, at Seller’s cost and expense, an
Owner’s Policy of Title Insurance in accordance with the Title Commitment,
subject only to the standard printed exceptions contained in such form of
policy (with taxes limited to those “not yet due or payable”) and the Permitted
Exceptions.  Buyer may, at its sole cost
and expense, elect to obtain extended coverage and/or endorsements to the Owner’s
Policy of Title Insurance.

After the Effective Date, Seller
shall not deliberately place on the Property any lien, encumbrance or other
exception other than those items that may become Permitted Exceptions in
accordance with this Contract or those identified in the Title Commitment.  Seller shall retain the risk of liens and
title defects that materialize after the Feasibility Review Period and before
the Closing, in which event the terms of this Section 5.2 shall apply.  Nothing in this Section 5.2 shall limit Buyer’s
rights set forth in Section 6.6 to terminate this Contract.

ARTICLE 6.

FEASIBILITY REVIEW

6.1.          Feasibility Review.  Seller agrees that during the
period commencing on the Effective Date and ending on the 45th day after the
Effective Date at 5:00 p.m., Denton,

 4
 

Texas
time as the same may be extended as provided below (the “Feasibility Review Period”), Buyer,
personally or through its authorized agents or representatives, shall be
entitled to enter the Property upon reasonable notice during normal business
hours (8 a.m. to 5 p.m., Monday through Friday) for the sole purpose of
analysis or other tests and conducting its due diligence inspection on the
Property in anticipation of closing the transaction contemplated by this
Contract (“Access Rights”).  Such Access Right shall include the right to
conduct such investigations, surveys, studies, readings and tests as Buyer
deems necessary or advisable; provided, however, that Buyer shall not
materially interfere with Seller’s activities on the Property and will not
permanently damage the Property.  Buyer
shall immediately repair any damage resulting from Buyer’s activities and
return the Property to the same condition as existed before its inspection.

6.2.          Property Information Documents.  Seller shall
within the 10 Day Period deliver to Buyer copies of the following materials
that are in Seller’s or its parent company’s possession and relate to the
Property:

6.2.1. the most recent survey of the Property, being that
certain survey dated July 23, 2003 and prepared by Huitt-Zollars, Inc. (the “Survey”);

6.2.2. building and site plans and specifications for the
Property;

6.2.3. any engineering, soils, and other reports or
information concerning the physical condition of the Property;

6.2.4. any environmental site assessment reports concerning
the environmental condition of the Property, including, without limitation, the
documents described in Section 7.1.6 below;

6.2.5. operating expense
statements for the prior three (3) years;

6.2.6. real estate tax bills for
the prior three (3) years;

6.2.7. any information or reports
regarding planned or recent capital expenditures, improvements, maintenance
reports or significant repairs performed on or about the Property;

6.2.8. any agreements involving
ongoing services and periodic payment hereof affects the Property that would be
effective after the Closing (“Property Agreements”);
and

6.2.9. a disclosure statement
regarding the Property, in the form attached to this Contract as Exhibit B
(the “Property Information Disclosure”).

Should
Seller discover additional documents of a type described in this
Section 6.2 after the 10 Day Period has expired, Seller shall promptly
deliver copies of those additional documents to Buyer.  If Seller so delivers any additional
documents to Buyer, the Feasibility

 5
 

Review
Period shall be extended until 5:00 p.m. on the date that is five (5) Business
Days after Buyer receives the additional documents.

6.3.          Insurance.  Throughout the Feasibility Review Period,
Buyer shall carry commercial general liability insurance in an amount of at
least $2,000,000 and shall, prior to entering the Property, deliver to Seller a
certificate of insurance evidencing such coverage to Seller, showing Seller as
an additional insured.

6.4.          Notice and Observation.  With respect
to any investigation, study or test to be commissioned by Buyer in regard to
the soil or subsurface condition of the Land, Buyer or Buyer’s agent or
representative will notify Seller when any such investigation, study or test is
to be conducted on or near the Land and Seller or its agents or representatives
may observe such investigation, study or test.

6.5.          Records and Reports; Confidentiality.  All
information of any kind or nature that is generated as a result of Buyer’s
entry onto the Property shall be and remain confidential and shall not be
revealed or disclosed to any other person or entity other than to Buyer’s
lender, officers, directors, accountants, rating agencies, attorneys’,
consultants, brokers, and advisors without Seller’s prior written approval,
which may be withheld in Seller’s sole and absolute discretion provided,
however, that the foregoing confidentiality requirements shall not apply to
information already in the public domain or to information required to be
disclosed by court order or the requirements of governmental bodies and as
otherwise provided in Section 14.19 below. 
The provisions of this Section 6.5 shall survive the termination of
this Contract.

6.6.          Buyer’s Right to Terminate Contract During
Feasibility Review Period.   Prior to the expiration of the Feasibility
Review Period, Buyer may give Notice to Seller and the Escrow Agent that Buyer
has terminated this Contract, due to Buyer’s dissatisfaction, in its sole and
absolute discretion, with the results of its feasibility review, whereupon the
Escrow Agent shall return the Earnest Money to Buyer and thereafter Seller and
Buyer shall have no further obligations or liabilities to each other under this
Contract other than obligations that expressly survive the closing or
termination of this Contract.

6.7.          Mechanic’s and Materialmen’s Liens.  Buyer shall
maintain the Property free and clear of any and all liens or claims of liens
solely to the extent arising from any activities of Buyer on the Property.  Buyer shall promptly notify Seller of any
such lien or claim and shall at Buyer’s sole cost, discharge or remove the same
by bonding, payment or otherwise and shall notify Seller promptly when it has
done so.  If within twenty (20) days of
Buyer having notice of such lien, Buyer fails to cause such lien or claim to be
released or discharged by payment or otherwise, or if Buyer fails to provide a
bond in lieu thereof, Seller shall have the right (but not the obligation) to
pay all such sums necessary to obtain such release and discharge and upon
receipt of demand from Seller, Buyer shall reimburse Seller all such sums
expended by Seller to obtain such release and discharge.  The provisions of this Section 6.7 shall
survive the termination of this Contract.

 6
 

6.8.          Inspection Indemnification. BUYER, BY EXECUTION OF THIS CONTRACT, INDEMNIFIES AND AGREES TO HOLD
SELLER HARMLESS FROM ANY CLAIM, LIABILITY, LOSS, DAMAGE, COST, AND EXPENSE,
INCLUDING REASONABLE ATTORNEYS’ FEES, INCURRED BY SELLER TO THE EXTENT THE SAME
ARE IN CONNECTION WITH OR ARISE OUT OF BUYER’S ACTIVITIES UPON THE PROPERTY,
WHETHER ALLOWED OR NOT ALLOWED UNDER ARTICLE 6, INCLUDING, WITHOUT LIMITATION,
MECHANIC’S AND MATERIALMEN’S LIENS, PROPERTY DAMAGE, AND INJURY TO BUYER’S
EMPLOYEES OR SUB-CONTRACTORS (EXCEPT TO THE EXTENT THE SAME ARE CAUSED DUE TO
SELLER’S NEGLIGENCE OR WILLFUL MISCONDUCT). 
THE PROVISIONS OF THIS SECTION 6.8 SHALL SURVIVE THE CLOSING OR
TERMINATION OF THIS CONTRACT.

ARTICLE 7.

REPRESENTATIONS, WARRANTIES,

COVENANTS, AND AGREEMENTS OF SELLER

7.1.          Representations and Warranties of Seller.  Seller makes
the following representations and warranties to Buyer as of the Effective Date.

7.1.1. This Contract has been duly authorized by all
necessary action on the part of Seller, has been duly executed and delivered by
Seller.

7.1.2. Seller has good and indefeasible title to the Land
and the full right and power to sell and convey the Property to Buyer as
provided in this Contract.

7.1.3. Seller has not (i) made a general assignment for the
benefit of creditors, (ii) filed any voluntary petition in bankruptcy or
suffered the filing of any involuntary petition by Seller’s creditors, (iii)
suffered the appointment of a receiver to take possession of all, or
substantially all, of Seller’s assets, (iv) suffered the attachment or other
judicial seizure of all, or substantially all, of Seller’s assets, (v) admitted
in writing Seller’s inability to pay its debts as they come due, or
(vi) made an offer of settlement, extension, or composition to its
creditors generally.

7.1.4. To Seller’s knowledge, Seller has not received any
written or oral notice of (1) any pending or threatened litigation or
governmental proceeding which would affect the Property; (2) any violation or
alleged violation of any governmental requirement affecting the Property or of
any environmental condition affecting the Property which would require remedial
action except as disclosed in the Final Status Survey Report described in 7.1.6
below; or (3) any condemnation or threatened condemnation which would affect
the Property.

7.1.5. To Seller’s knowledge, there is no action, suit or
proceeding pending or threatened against or affecting Seller that could
materially and adversely affect the Property, or the use, operation, condition
or occupancy thereof, or could materially and adversely affect the ability of
Seller to perform its obligations hereunder.

 7
 

7.1.6. Except for information disclosed in that one certain
Phase I Environmental Site Assessment prepared by The Provident Group for NeoRx
Corporation, dated February 21, 2001 and that one certain Final Status Survey
Report for the NeoRx Facility in Denton Texas prepared by Duratek, Inc. for
NeoRx Corporation, dated December 2005, to Seller’s knowledge, without inquiry,
Seller has no knowledge of any material adverse matter concerning the
environmental condition of the Property.

7.1.7. Seller is not a foreign person as defined in Section
1445 of the Internal Revenue Code of 1986, as amended.

7.1.8. Seller has obtained an amendment to its Radioactive
Material License No. L05433, issued by the Texas Department of Health
Bureau of Radiation Control on December 20, 2005 (“Seller’s License”) in the form attached to this Contract as Exhibit
C, which amendment terminated Seller’s License.

7.1.9. Since the date of the
Survey, Seller has not constructed any new structures on the Land, nor received
notice of any encroachments over the boundaries of the Land that are not noted
on the Survey or reflected in the Title Commitment.

The use of the phrase “to Seller’s knowledge,” “to the knowledge of” or “to
the best knowledge of” herein to qualify any statement indicates only that the
Seller is unaware of facts or circumstances which make the representation or
warranty false or misleading in some material respect; the phrase is not
intended to suggest that Seller does indeed know all facts or circumstances
necessary to establish that the representation or warranty is true.  It is expressly provided that each reference
to “knowledge” provided in this Section 7.1 shall mean and refer exclusively to
the knowledge of Caroline M. Loewy, Chief Financial Officer of Seller.

7.2.          Representations and Warranties at Closing.  If, prior to
Closing, Seller or Buyer knows that any representation or warranty made in
Section 7.1 is untrue, or if any of the representations made in the Property
Information Disclosure become untrue, it shall immediately notify the other
party of its discovery thereof.  As
provided in Section 9.1.1 below, it shall be a condition precedent to
Buyer’s obligation to purchase the Property that, on the Closing Date, Seller
shall make the same representations and warranties made to Buyer in Section 7.1
and that the representations made in the Property Information Disclosure remain
true.  If such representation or warranty
cannot be made by Seller at Closing, Buyer may as Buyer’s sole and exclusive
remedy, either (1) terminate this Contract whereupon the Earnest Money shall be
refunded to Buyer and neither party shall have any further rights or
obligations pursuant to this Contract, other than as set forth herein with
respect to rights or obligations which survive termination, or (2) waive its
objections and close the transaction as contemplated herein and without any
reduction in the Purchase Price.  If
Buyer elects to terminate this Contract, then Seller shall reimburse to Buyer
its Due Diligence and Contract Costs (as that term is defined in
Section 11.1 below) up to the sum of Fifty Thousand Dollars ($50,000).

 8
 

7.3.          Survival.  The foregoing limitation on Buyer’s remedies
are intended to apply only to a breach of a representation or warranty of
Seller that is discovered by Buyer on or before the Closing Date, and such
limitation on Buyer’s remedies is not intended to apply to a breach of a
representation or warranty that is first discovered by Buyer after the Closing
Date.  The foregoing representations and
warranties shall survive the Closing for a period of two years after the
Closing Date.  Any claim made by Buyer
with respect to a breach of a representation or warranty must be alleged in a
legal proceeding instituted by Buyer on or before the expiration of such two
year period, after which date such representations and warranties, to the
extent a breach has not been timely raised, shall be deemed to have merged into
the Deed, and any claim related thereto shall have been waived.

7.4.          Covenants of Seller.  Seller makes the following covenants to
Buyer:

7.4.1. From the Effective Date
through the Closing Date, Seller shall maintain the Property in substantially
its present condition, subject to reasonable wear and tear, damage, casualty
and/or condemnation.

7.4.2. From the Effective Date
through the Closing Date, Seller shall continue all existing insurance policies
for the Property in full force and effect.

7.4.3. From the Effective Date
through the Closing Date, Seller shall not enter into any new Property
Agreements without the prior written consent of Buyer unless such new Property
Agreements are terminable or cancelable on or before the Closing Date.

7.4.4. From the Effective Date
through the Closing Date, Seller shall not apply for any changes in or to the
zoning or land use designations applicable to the Property without Buyer’s
prior written consent.

7.4.5. From the Effective Date
through the Closing Date, Seller shall not, without Buyer’s prior written
consent, lease, transfer, mortgage, pledge, or convey its interest in the
Property or any portion thereof to any third party, or create any new easement,
restriction or covenant affecting the Land that would survive the Closing Date.

7.4.6. From the Effective Date
through the Closing Date, Seller shall promptly notify Buyer of any material
change with respect to the Property or with respect to any information
heretofore or hereafter furnished by Seller to Buyer regarding the Property, of
which Seller obtains knowledge which would make any of the representations,
warranties, covenants and agreements contained in this Article 7 and/or
in the Property Information Disclosure, untrue or materially misleading.

7.5.          Disclaimer.  BUYER AND SELLER ACKNOWLEDGE THAT THEY ARE SOPHISTICATED
PARTIES AND ARE REPRESENTED BY COUNSEL. 
EXCEPT FOR THE SPECIAL WARRANTY OF TITLE TO BE CONTAINED IN SELLER’S
DEED AND THE BILL OF SALE AND THE EXPRESS REPRESENTATIONS AND WARRANTIES SET
FORTH IN THIS ARTICLE 7, THE PROPERTY WILL BE CONVEYED AND TRANSFERRED TO BUYER
“AS IS, WHERE IS AND WITH ALL FAULTS.” 
SELLER DOES NOT WARRANT OR MAKE ANY REPRESENTATION,

 9
 

EXPRESS OR IMPLIED, AS TO ITS FITNESS FOR A
PARTICULAR PURPOSE, MARKETABILITY, DESIGN, QUANTITY, QUALITY, LAYOUT, FOOTAGE,
PHYSICAL OR ENVIRONMENTAL CONDITION, OPERATION, COMPLIANCE WITH SPECIFICATIONS,
ABSENCE OF LATENT DEFECTS, OR COMPLIANCE WITH LAWS AND REGULATIONS; OR THE
FITNESS OF THE PROPERTY FOR BUYER’S PLANNED USE.  IF CLOSING SHALL OCCUR, EXCEPT FOR LIABILITY
ARISING OUT OF THE INACCURACY OF THE EXPRESS REPRESENTATIONS AND WARRANTIES SET
FORTH IN THIS CONTRACT, SELLER AND SELLER’S AFFILIATES SHALL BE DEEMED TO BE
AUTOMATICALLY RELEASED BY BUYER AND ITS SUCCESSORS AND ASSIGNS OF AND FROM ALL
LIABILITIES, OBLIGATIONS AND CLAIMS, KNOWN OR UNKNOWN, THAT BUYER MIGHT
OTHERWISE HAVE HAD AGAINST SELLER OR SELLER’S AFFILIATES, OR THAT ARISE IN THE
FUTURE BASED IN WHOLE OR IN PART UPON THE PRESENCE OF RADIOACTIVE, HAZARDOUS OR
TOXIC MATERIALS OR OTHER ENVIRONMENTAL CONTAMINATION ON, WITHIN OR MIGRATING
FROM THE LAND (INCLUDING, WITHOUT LIMITATION, CLAIMS ASSERTED UNDER ANY
ENVIRONMENTAL LAWS).  THE TERM “SELLER’S
AFFILIATES” AS USED HEREIN MEANS (A) AN ENTITY THAT DIRECTLY OR INDIRECTLY
CONTROLS, IS CONTROLLED BY OR IS UNDER COMMON CONTROL WITH SELLER, OR (B) AN
ENTITY AT LEAST A MAJORITY OF WHOSE ECONOMIC INTEREST IS OWNED BY SELLER OR
WHICH OWNS SELLER; AND THE TERM “CONTROL” MEANS THE POWER TO DIRECT THE
MANAGEMENT OF SUCH ENTITY THROUGH VOTING RIGHTS, OWNERSHIP OR CONTRACTUAL
OBLIGATIONS.  THE TERM “ENVIRONMENTAL
LAWS” AS USED HEREIN INCLUDES WITHOUT LIMITATION, THE COMPREHENSIVE
ENVIRONMENTAL RESPONSE, COMPENSATION AND LIABILITY ACT, THE SOLID WASTE
DISPOSAL ACT (INCLUDING THE RESOURCE CONSERVATION AND RECOVERY ACT), THE CLEAN
WATER ACT, THE CLEAN AIR ACT, THE TOXIC SUBSTANCES CONTROL ACT, THE SAFE DRINKING
WATER ACT, AS ALL THE SAME HAVE BEEN OR MAY BE AMENDED, AND THE REGULATIONS
PROMULGATED PURSUANT THERETO, OR ANY OTHER FEDERAL, STATE OR LOCAL
ENVIRONMENTAL LAW, ORDINANCE, RULE OR REGULATION.  THE PROVISIONS OF THIS SECTION 7.4 SHALL
SURVIVE THE CLOSING.

ARTICLE 8.

REPRESENTATIONS, WARRANTIES,

COVENANTS, AND AGREEMENTS OF BUYER

8.1.          Representations and Warranties of Buyer.  Buyer makes
the following representations and warranties to Seller as of the Effective
Date:

8.1.1. This Contract has been duly authorized by all
necessary action on the part of Buyer, has been duly executed and delivered by
Buyer.

8.1.2. Buyer has not (i) made a general assignment for
the benefit of creditors, (ii) filed any voluntary petition in bankruptcy
or suffered the filing of any involuntary petition by Buyer’s creditors,
(iii) suffered the appointment of a receiver to take possession of all or
substantially all of Buyer’s assets, (iv) suffered the attachment or other
judicial seizure of all, or substantially all, of Buyer’s assets,
(v) admitted in writing Buyer’s inability to pay its debts as they come
due, or (vi) made an offer of settlement, extension or composition to its
creditors generally.

 10

8.2.          Representations and Warranties at Closing.  If, prior to
Closing, Buyer or Seller knows that any representation or warranty made in
Section 8.1 is untrue, it shall immediately notify the other party of its
discovery thereof.  On the Closing Date,
Buyer agrees to make the same representations and warranties made to Seller in
Section 8.1.  If such representation or
warranty cannot be made by Buyer at Closing, Seller may as Seller’s sole and
exclusive remedy, either (1) terminate this Contract whereupon the Earnest
Money shall be delivered to Seller and neither party shall have any further
rights or obligations pursuant to this Contract, other than as set forth herein
with respect to rights or obligations which survive termination, or (2) waive
its objections and close the transaction as contemplated herein and without any
increase in the Purchase Price.

8.3.          Buyer’s Covenants.  BUYER INTENDS TO ASSESS THE ENVIRONMENTAL CONDITION OF THE
PROPERTY DURING THE FEASIBILITY REVIEW PERIOD, AND SHALL RELY ON THE ASSESSMENT
AND OPINIONS OF BUYER’S CONTRACTORS AND CONSULTANTS IN DETERMINING THE
ENVIRONMENTAL CONDITIONS ON, IN OR UNDER THE PROPERTY.

ARTICLE 9.

CONDITIONS PRECEDENT TO PARTIES’ PERFORMANCE

9.1.          Conditions to Buyer’s Obligations.

9.1.1. Buyer’s obligations to close the purchase and sale of
the Property under this Contract are conditioned upon the following:

(a)           Title.  The Title Company is prepared to issue to Buyer, upon
Closing, an Owner’s Policy of Title Insurance in accordance with the Title
Commitment, subject only to the standard printed exceptions (with taxes limited
only to those not yet due or payable) contained in such form of policy and the
Permitted Exceptions, and including (at Buyer’s expense) a T-19.1 endorsement.

(b)           Representations and Warranties.  The representations and warranties set out in
Section 7.1 are true and correct in all material respects on the Closing
Date.

9.1.2.       (c)           Property Information Disclosure.  The factual information Seller provided to
Buyer in the Property Information Disclosure remains, to Seller’s knowledge,
true and correct as of the Closing Date. 
Buyer shall have the right to
waive the satisfaction of any condition or to terminate the Contract for
failure of any such condition by Notice in writing to Seller.  If the Contract shall be terminated pursuant
to this paragraph, Seller shall, as Buyer’s sole and exclusive remedy, refund
the Earnest Money to Buyer, and the parties shall have no further rights,
duties, or obligations under this Contract other than obligations of Buyer that
expressly survive the closing or termination of this Contract.

9.2.          Conditions to Seller’s Obligations.

9.2.1. Seller’s obligations to close the purchase and sale
of the Property under this Contract are conditioned upon the following:

 11
 

(a)           Representations and Warranties.  The representations and warranties set out in
Section 8.1 being true and correct in all material respects on the Closing
Date.

9.2.2. Seller shall have the right to waive the satisfaction
of any condition or to terminate the Contract for failure of any such condition
by notice in writing to Buyer.  If the
Contract is terminated by Seller pursuant to subparagraph 9.2.1(a), Seller’s
sole and exclusive remedy shall be to receive the Earnest Money, and the
parties shall have no further rights, duties, or obligations under this
Contract other than obligations that expressly survive the closing or
termination of this Contract.  If the
Contract is terminated by Seller pursuant to subparagraph 9.2.1(b) of this
Section 9.2, the Escrow Agent shall disburse the Earnest Money to Buyer in
accordance with this Contract, and the parties shall have no further, rights,
duties, or obligations under this Contract other than the obligations that
expressly survive the closing or termination of this Contract.

ARTICLE 10.

CLOSING

10.1.        Date and Place of the Closing.  The closing
of the purchase and sale contemplated by this Contract (the “Closing”) shall take place within fifteen
(15) days after the expiration of the Feasibility Review Period (the “Closing Deadline”), at a time mutually
agreed to by Seller and Buyer in the offices of the Escrow Agent or at such
other location as the parties may mutually agree in writing.  The date on which the Closing occurs is
referred to in this Contract as the “Closing Date.”  If Closing fails to occur on or before the
Closing Deadline, this Contract shall fail and terminate and thereafter the
parties shall have no further rights, duties, or obligations under this
Contract other than provisions that expressly survive the termination of this
Contract.  In such event, the Escrow
Agent shall distribute the Earnest Money as provided elsewhere in this
Contract.

10.2.        Items to be Delivered at Closing.

10.2.1.     By Seller. At or prior to the
Closing, Seller shall deliver to the Escrow Agent each of the following items:

10.2.1.1. A special
warranty deed in the form attached to this Contract as Exhibit D
(the “Deed”), duly executed and acknowledged
by Seller and in form for recording, conveying good and indefeasible title to the
Property to Buyer subject to the Permitted Exceptions and the Mineral
Reservation.  The Deed shall be recorded
upon Closing in the real property records of Denton County, Texas.

10.2.1.2. A bill of
sale in the form attached to this Contract as Exhibit E (the “Bill of Sale”), duly executed by Seller.

10.2.1.3. A
non-foreign status certificate.

 12
 

10.2.1.4. All
additional documents and instruments as may reasonably be requested by the
Title Company or the Escrow Agent in order to consummate the transaction contemplated
by this Contract, including, without limitation, a standard indemnity agreement
concerning mechanics’ liens, parties in possession and other customary matters
in the Title Company’s Owner/Seller Affidavit.

10.2.2.     By Buyer.  At or prior to the Closing, Buyer shall
deliver to the Title Company, at Buyer’s sole cost and expense, each of the
following items:

10.2.2.1. The Purchase
Price for the Property, in immediately available funds.

10.2.2.2. All
additional documents and instruments as may reasonably be requested by the
Title Company or the Escrow Agent in order to consummate the transaction
contemplated by this Contract.

10.3.        Closing Costs.  Through
escrow at Closing, Seller shall pay (i) the premium for the Owner’s Policy
of Title Insurance, (ii) the cost of recording any title-clearing documents,
and (iii) one-half of the Escrow Agent’s escrow fee (including tax).  Through escrow at Closing, Buyer shall pay
(i) the cost of recording the Deed, (ii) one half of the Escrow Agent’s
escrow fee (including tax), (iii) the cost of any lender’s policy of title
insurance, and (iv) the cost of any extended coverage and/or endorsements to
the Owner’s Policy of Title Insurance. 
Each party shall bear its own legal fees.  Property taxes for the current year, if any,
shall be prorated as of Closing.  Water
and other utilities shall be prorated as of Closing.  All other costs of Closing, if any, shall be
borne by Seller and Buyer in a manner consistent with local practice for the
county in which the Property is located. 
Upon the request of either party, adjustments shall be made between the
parties after Closing for the actual amount of any prorations made on the basis
of estimates as of Closing.

10.4.        Possession and Closing.  Full
possession of the Property shall be delivered to Buyer by Seller at the
Closing.  Upon Closing, Seller shall
provide keys to a representative of Buyer at the Property.

ARTICLE 11.

INDEMNIFICATION, DEFAULTS AND REMEDIES

11.1.        Seller’s Defaults: Buyer’s Remedies.  In the event
Seller shall have failed to have performed any of the covenants and/or
agreements contained herein which are to be performed by Seller, or if Seller
fails to close the transaction contemplated by this Contract in accordance with
the terms hereof, Buyer may, at its option, either (a) terminate this
Contract by written Notice delivered to Seller and the Escrow Agent on or
before the Closing Deadline, and receive the Earnest Money and recover all
reasonable out of pocket third party costs (including, without limitation,
reasonable attorneys’ fees) up to but not exceeding Fifty Thousand and No/100
Dollars ($50,000) that were actually incurred by Buyer in connection with the
transaction contemplated by this Contract (“Buyer’s Due
Diligence and Contract Costs”), it being agreed between Buyer and
Seller that such sum shall be liquidated damages

 13
 

for a
default of Seller hereunder because of the difficulty, inconvenience, and
uncertainty of ascertaining actual damages for such default, or (b) bring suit
against Seller for specific performance of this Contract; provided however, if
the remedy of specific performance is not available due to Seller’s default,
Buyer may seek any other right or remedy available at law or in equity to
recover its actual damages (but not incidental or consequential damages).  Notwithstanding the foregoing, Buyer shall be
deemed to have elected to terminate this Contract if Buyer fails to deliver
Seller written Notice of its intent to file a claim or assert a cause of action
for specific performance against Seller on or before one hundred twenty (120)
days following the Closing Deadline, or if, having given such Notice, Buyer
fails to file a lawsuit asserting said claim or cause of action within sixty
(60) days following the date of Buyer’s Notice. 
The remedy elected by Buyer (or deemed to have been elected) under this
Section 11.1 shall be Buyer’s sole and exclusive remedy under this
Contract.  The foregoing shall not limit
or impair Buyer’s ability to pursue other remedies expressly provided for elsewhere
in this Contract, including, without limitation, enforcement of Seller’s
indemnity obligations.

11.2.        Buyer’s Waiver of Consumer Rights.  Buyer waives
its rights under the Deceptive Trade Practices-Consumer Protection Act, Section
17.41 et seq., Business & Commerce Code, a law that gives consumers special
rights and protections.  After
consultation of an attorney of Buyer’s own selection, Buyer voluntarily
consents to this waiver.

11.3.        Buyer’s Default; Seller’s Remedies.  In the event
Buyer shall have failed to have performed any of the covenants and/or
agreements contained herein which are to be performed by Buyer, or if Buyer
does not exercise a right of termination set forth in this Contract and fails
to close the transaction contemplated by this Contract in accordance with the
terms hereof, Seller may, as its sole and exclusive remedy hereunder terminate
the Contract by written Notice delivered to Buyer and the Escrow Agent on or
before the Closing Deadline, and receive the Earnest Money as well as reimbursement
from Buyer for all reasonable out of pocket third party costs (including
reasonable attorneys’ fees) up to but not exceeding Fifty Thousand and No/100
Dollars ($50,000) that were actually incurred by Seller in connection with the
transaction contemplated by this Contract, it being agreed between Buyer and
Seller that such sum shall be liquidated damages for a default of Buyer
hereunder because of the difficulty, inconvenience, and uncertainty of
ascertaining actual damages for such default. 
The foregoing shall not limit or impair Seller’s ability to pursue other
remedies expressly provided for elsewhere in this Contract, including, without
limitation, enforcement of Buyer’s indemnity obligations.

11.4.        Survival.  The provisions of this Article 11 shall
survive the termination of this Agreement.

ARTICLE 12.

CASUALTY AND CONDEMNATION

12.1.        Prior to the Closing all risk of loss to the Property
shall belong to the Seller.  Seller shall
give Buyer prompt written notice of any casualty at the Property or of Seller’s

 14
 

receipt
of any written notice of any pending or threatened condemnation of the
Property.  If, prior to the Closing,
there is a casualty causing substantial damage to the Property or if any
condemnation proceedings are commenced or threatened in writing against any
portion of the Property, then at Buyer’s sole option to be exercised no later
than the later of (i) twenty (20) days following receipt of such notice or (ii)
on the last day of the Feasibility Review Period, either (a) this Contract
shall terminate (in which case the Earnest Money shall be returned to Buyer),
or (b) this Contract shall not terminate, but at Closing, Seller shall assign
to Buyer the casualty insurance proceeds or condemnation award, if any,
previously received by, or subsequently payable to, Seller with respect to the
Property and shall pay to Buyer the amount of Seller’s insurance deductible,
but the Purchase Price shall not be reduced. 
Seller shall not settle any such loss or condemnation without the
reasonable consent of Buyer For purposes of this Contract, “substantial damage”
shall mean any casualty loss equal to or greater than Fifty Thousand and No/100
Dollars ($50,000).

ARTICLE 13.

BROKERAGE COMMISSIONS

13.1.        Commissions Payable.  Seller has been represented in
this transaction by Binswanger (“Seller’s Broker”), and has agreed to pay a
real estate commission to Seller’s Broker in accordance with the terms of a
separate agreement.  Buyer has been
represented in this transaction by CB Richard Ellis (“Buyer’s Broker”).  Upon the Closing of the transaction
contemplated by this Contract, Seller shall pay a commission to Buyer’s Broker
in an amount equal to one percent (1%) of the Purchase Price.

13.2.        Indemnity.  Seller hereby represents and warrants to
Buyer that it has not contacted or entered into any agreement with any real
estate broker, agent, finder, or any other party other than Seller’s Broker in
connection with this transaction, and that it has not taken any action which
would result in any real estate broker’s, finder’s, or other fees or
commissions being due or payable to any party other than Seller’s Broker with
respect to the transaction contemplated hereby. Buyer hereby represents and
warrants to Seller that Buyer has not contacted or entered into any agreement
with any real estate broker, agent, finder, or any other party other than Buyer’s
Broker in connection with this transaction, and that it has not taken any
action which would result in any real estate broker’s, finder’s, or other fees
or commissions being due or payable to any party other than Buyer’s Broker with
respect to the transaction contemplated hereby. 
EACH PARTY
HEREBY INDEMNIFIES AND AGREES TO HOLD THE OTHER PARTY HARMLESS FROM ANY LOSS,
LIABILITY, DAMAGE, COST OR EXPENSE (INCLUDING REASONABLE ATTORNEYS’ FEES)
TIMELY ASSERTED RESULTING TO THE OTHER PARTY BY REASON OF A BREACH OF THE
REPRESENTATION AND WARRANTY MADE BY SUCH PARTY IN THIS SECTION 13.2.  Notwithstanding anything to the contrary
contained herein, the indemnities set forth in this Section 13.2 shall survive
the Closing.

 15
 

ARTICLE 14.

MISCELLANEOUS

14.1.        References.  All references to Article,
Articles, Section, or Sections contained herein are, unless specifically
indicated otherwise, references to Articles and Sections of this Contract.

14.2.        Exhibits.  All references to Exhibits contained herein
are references to exhibits attached hereto, all of which are made a part hereof
for all purposes.

14.3.        Captions.  The captions, headings, and arrangements used
in this Contract are for convenience only and do not in any way affect, limit,
amplify, or modify the terms and provisions hereof.

14.4.        Number and Gender of Words.  Whenever
herein the singular number is used, the same shall include the plural where
appropriate, and words of any gender shall include each other gender where
appropriate.

14.5.        Notices.  Any notice, consent, approval, request,
demand, or payment required or permitted to be given or made between the
parties to this Contract (collectively called “Notices”) must be in writing to be effective.  Any Notice that is addressed to the party for
whom it is intended at its address specified for the receipt of Notices (which
is currently the address set forth below) will be deemed to have been given or
made on the second Business Day (defined in Section 14.11) after the date it is
deposited in the United States mail, postage prepaid, certified, return receipt
requested.  Any party may change its
address for the receipt of Notices by Notice in accordance with this Section
14.5.  Notices given otherwise than in
accordance with this Section 14.5, such as by facsimile or by overnight
delivery, will be effective upon receipt; provided,
that if delivery is via facsimile, and such facsimile is received after 5:00
p.m. local time at the location of such receipt, such facsimile shall be deemed
delivered on the day after such receipt. 
The current addresses of the parties for Notices are as follows:

	
  If to Buyer:

  	
   

  	
  Molecular Insight Pharmaceuticals,
  Inc.

  160 Second Street

  Cambridge, MA 02142
 Attention: John McCray, Chief Operating
  Officer

  Telephone: (617) 492-5554

  Fax: (617) 492-5664

  
	
   

  	
   

  	
   

  
	
  With a Copy to:

  	
   

  	
  Foley & Lardner LLP

  111 Huntington Avenue, 26th Floor

  Boston, MA 02199

  Attention: Andrew R. Stern

  Telephone: (617) 342-4012

  Fax: (617) 342-4001

  

 

 16
 

 

	
  If to Seller:

  	
   

  	
  NeoRx Manufacturing Group, Inc.

  c/o Poniard Pharmaceuticals, Inc.

  7000 Shoreline Court, Suite 270

  S. San Francisco, CA 94080

  Attention: Caroline M. Loewy, Chief Financial Officer

  Telephone: (650) 583-5727

  Fax: (650) 583-3789

  
	
   

  	
   

  	
   

  
	
  With a Copy to:

  	
   

  	
  Perkins Coie LLP

  1201 Third Avenue, 40th Floor

  Seattle, WA 98101

  Attention: Ellen Conedera Dial

  Telephone: (206) 359-8438

  Fax: (206) 359-9438

  

 

14.6.        Governing Law.  This Contract is being executed
and delivered, and is intended to be performed, in the State of Texas, and the
laws of such State shall govern the validity, construction, enforcement, and
interpretation of this Contract, unless otherwise specified herein.

14.7.        Multiple Counterparts.  This
Contract may be executed in any number of identical counterparts. If so
executed, each of such counterparts is to be deemed an original for all
purposes, and all such counterparts shall, collectively, constitute one
agreement, but, in making proof of this Contract, it shall not be necessary to
produce or account for more than one such counterpart.

14.8.        Parties Bound.  This Contract shall be binding
upon, and inure to the benefit of, Seller and Buyer, and their respective
heirs, personal representatives, successors, and assigns.

14.9.        Further Acts.  In addition to the acts and deeds
recited herein and contemplated to be performed, executed, and/or delivered by
Seller and Buyer, Seller and Buyer agree to perform, execute, and/or deliver or
cause to be performed, executed, and/or delivered at the Closing or after the
Closing any and all such further acts, deeds, and assurances as may be
necessary to consummate the transactions contemplated hereby.

14.10.      Time of the Essence.  It is expressly agreed by the
parties hereto that time is of the essence with respect to this Contract.

14.11.      Dates.  Each date upon which an event is to occur or
a period of time is to expire in accordance with the terms of this Contract
will automatically be postponed and extended to the next Business Day if it
falls on a Non-Business Day, and any time periods that are defined terms in
this Contract will be automatically extended, and their definitions will
include such extensions, in accordance with this Section 14.11.  A “Business
Day” is a day upon which national banks in Seattle, Washington, are
open for banking business, and a

 17
 

“Non-Business Day” is a day upon which
national banks in Seattle, Washington, are not open for banking business.

14.12.      Attorneys’ Fees.  In the event it becomes necessary
for either party hereto to file suit to enforce this Contract or any provision
contained herein, the party prevailing in such suit shall be entitled to
recover, in addition to all other remedies or damages, reasonable attorneys’
fees incurred in such suit.

14.13.      Entire Agreement, Amendment.  This
Contract, together with all exhibits hereto and documents referred to herein,
if any, constitutes the entire arrangements and understandings among the
parties hereto.  This Contract may not be
amended, modified, changed or supplemented, nor may any obligations hereunder
be waived except by a writing signed by the party to be charged or by its agent
duly authorized in writing or as otherwise permitted herein.

14.14.      Severability.  Whenever possible, each provision
of this Contract and every related document shall be interpreted in such manner
as to be valid under applicable law; but, if any provision of any of the
foregoing shall be invalid or prohibited under said applicable law, such
provisions shall be ineffective to the extent of such invalidity or prohibition
without invalidating the remainder of such provisions or the remaining
provisions of this Contract.

14.15.      Waiver.  No claim of waiver, consent, or acquiescence
with respect to any provision of this Contract shall be made against any party
hereto except on the basis of a written instrument executed by or on behalf of
such party.  However, the party for whose
unilateral benefit a condition is herein inserted shall have the right to waive
such condition.

14.16.      Assignment.  Except for an assignment to an
affiliate of Buyer (“Buyer’s Affiliate”),
Buyer may not assign this Contract without the prior written consent of the
Seller, which may be given or withheld in Seller’s sole and absolute
discretion.  For purposes of this
Contract, Buyer’s Affiliate shall be defined as any corporation, limited
liability company or partnership in which Buyer holds a 50% or greater
ownership interest or which owns a 50% or greater ownership interest in Buyer,
in either case by direct or indirect means. 
Any prohibited assignment shall be void.

14.17.      Disclaimer of Third Party Benefit.  This Contract
is not intended to give or confer any benefits, rights, privileges, claims,
actions or remedies to any person or entity as a third party beneficiary,
decree, or otherwise.

14.18.      Confidentiality.  Each party agrees to keep in
confidence all information that is disclosed by the other party and that is
marked or otherwise identified (either orally or in writing) as confidential at
or near the time of discussions.  The
terms of this Contract are confidential and shall not be disclosed to any other
party prior to the recording of the Special Warranty Deed other than to Buyer’s
lender, officers, directors, accountants, rating agencies, advisors,
consultants, brokers and attorneys as may be reasonably necessary in
furtherance of the transaction contemplated by this Contract.  Neither party shall make any press release or

 18
 

public
announcement with respect to this Contract or the transactions that are
contemplated by it without the prior written consent of the other party, which
consent shall not be unreasonably withheld, delayed or conditioned.   Notwithstanding the terms of this Section
14.19 to the contrary, Buyer may make such disclosures: (i) of information that
is otherwise in the public domain through no act of Buyer or (ii) that is
required to be disclosed by court order or any applicable governmental body,
including, without limitation, the Securities and Exchange Commission (“SEC”) and (ii) through press releases and public
announcements as may be required by the rules and regulations of the SEC and
securities law. The terms of this Section 14.19 shall expressly survive the
Closing or earlier termination of this Contract.

14.19.      Unavoidable Delays.  Whenever a period of time is
specified in this Contract for the performance of an action by Buyer or Seller
(other than the payment of money or delivery of legal documentation in
connection with a Closing, which shall not be subject to extension hereunder),
the period of time shall be extended due to acts of God, unavailability of
essential materials, inclement weather, acts of governmental authorities, and
other causes reasonably beyond the party’s control (collectively “Force Majeure Events”).

14.20.      Counterparts.  This Contract may be executed in a
number of identical counterparts.  Each
of the counterparts will be deemed an original for all purposes and all
counterparts will collectively constitute one Contract.

14.21.      List of Exhibits.  The following is a list of
exhibits for convenience only:

Exhibit
“A”            Personal Property

Exhibit
“B”            Property Information Disclosure

Exhibit
“C”            Amendment to License L05433

Exhibit
“D”            Special Warranty Deed

Exhibit “E”             Bill of Sale

[The remainder of this page is
intentionally left blank.]

 19
 

IN
WITNESS WHEREOF, Buyer and Seller have executed this Contract as of the
Effective Date.

	
  

  	
   

  	
  BUYER:

  	 

	
   

  	
   

  	
   

  	 

	
  Buyer’s Tax Identification No.:

  	
   

  	
   

  	 

	
   

  	
   

  	
  Molecular
  Insight Pharmaceuticals,

  	 

	
   

  	
  Inc.

  	 

	
   

  	
  a Massachusetts corporation

  	 

	
   

  	
   

  	 

	
   

  	
  By:

  	
  /s/ John E. McCray

  	
   

  	 

	
   

  	
  Name:

  	
  John E. McCray

  	
   

  	 

	
   

  	
  Title:

  	
  COO & Principal Financial Officer

  	
   

  	 

	
   

  	
   

  	
   

  	
   

  	 

	
   

  	
   

  	
   

  	
   

  	 

	
   

  	
   

  	
  SELLER:

  
	
   

  	
   

  	
   

  
	
  Seller’s Tax Identification No.:

  	
   

  	
   

  
	
   

  	
   

  	
  NeoRx
  Manufacturing Group, Inc.,

  
	
   

  	
  a Washington corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ Caroline Loewy

  	
   

  
	
   

  	
  Name:

  	
  Caroline Loewy

  	
   

  	 

	
   

  	
  Title:

  	
  Chief Financial Officer,

  	
   

  	 

	
   

  	
   

  	
  Poniard Pharmaceuticals, Inc., 

  	
   

  	 

	
   

  	
   

  	
  Vice President—Treasurer, 

  	
   

  	 

	
   

  	
   

  	
  NeoRx Manufacturing Group

  	
   

  	 

								

 

The undersigned acknowledges receipt of this Contract, fully
executed by Buyer and Seller with all additions and changes initialed, if any,
by Buyer and Seller.  The Title Company
further acknowledges and agrees to accept and be bound by the role described
for it in this Contract.

	
  

  	
  Stewart Title
  Guaranty

  
	
   

  	
  Company

  	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
  Title:

  	
   

  	
   

  
							

 

 20

EXHIBIT “A”

PERSONAL PROPERTY

[See Attached.]

 21
 

 

	
  Item #

  	
   

  	
  Description

  	
   

  	
  Qty

  	
   

  	
  Manufacturer

  	
   

  	
  Model Number

  
	
   

  	
   

  	
  Fume Hood

  	
   

  	
  1

  	
   

  	
  Hamilton

  	
   

  	
  Vectaire

  
	
   

  	
   

  	
  Fume Hood - 3 ft

  	
   

  	
  5

  	
   

  	
  Kewaunee

  	
   

  	
   

  
	
  4

  	
   

  	
  Biological Safety Cabinet - 6ft (missing filter)

  	
   

  	
  1

  	
   

  	
  Nuaire

  	
   

  	
  NU-440-600

  
	
  5

  	
   

  	
  Biological Safety Cabinet

  	
   

  	
  1

  	
   

  	
  Baker Co.

  	
   

  	
  Sterilguard

  
	
  12

  	
   

  	
  Laboratory Refrigerator

  	
   

  	
  2

  	
   

  	
  GE/VWR

  	
   

  	
   

  
	
  14

  	
   

  	
  Incubators

  	
   

  	
  1

  	
   

  	
  VWR

  	
   

  	
  1925

  
	
   

  	
   

  	
  Incubators

  	
   

  	
  1

  	
   

  	
  VWR

  	
   

  	
  2020

  
	
  18

  	
   

  	
  Heat Block VI

  	
   

  	
  2

  	
   

  	
  VWR

  	
   

  	
   

  
	
   

  	
   

  	
  Heat Block IV

  	
   

  	
  1

  	
   

  	
  VWR

  	
   

  	
   

  
	
   

  	
   

  	
  Heat Block II

  	
   

  	
  2

  	
   

  	
  VWR

  	
   

  	
   

  
	
  28

  	
   

  	
  Pipet-Aid

  	
   

  	
  1

  	
   

  	
  Drummond
  Scientific

  	
   

  	
  2520

  
	
  37

  	
   

  	
  Balance Printer

  	
   

  	
  1

  	
   

  	
  Mettler Toledo

  	
   

  	
  LCP45

  
	
  40

  	
   

  	
  pH meter 520A series

  	
   

  	
  2

  	
   

  	
  Orion

  	
   

  	
  520A

  
	
  58

  	
   

  	
  Large Chart Recorders for various instruments

  	
   

  	
  9

  	
   

  	
  Honeywell

  	
   

  	
  DR4200

  
	
  59

  	
   

  	
  Chart Recorders

  	
   

  	
  3

  	
   

  	
  Dickson/Supco

  	
   

  	
  THDX

  
	
  61

  	
   

  	
  Heat Controller/Column Heater

  	
   

  	
  2

  	
   

  	
  Eppendorf

  	
   

  	
  TC-55

  
	
  69

  	
   

  	
  Gauge controller

  	
   

  	
  1

  	
   

  	
  MKS Intruments

  	
   

  	
  Unknown

  
	
  70

  	
   

  	
  Nitrogen Convection Gauge

  	
   

  	
  1

  	
   

  	
  Granville-Phillips

  	
   

  	
  275-092-1

  
	
  75

  	
   

  	
  Auto Stirrer 205

  	
   

  	
  1

  	
   

  	
  VWR

  	
   

  	
  948050

  
	
  85

  	
   

  	
  Syringe Pump

  	
   

  	
  1

  	
   

  	
  Watson Marlow

  	
   

  	
  505Di

  
	
  92

  	
   

  	
  Dry Bath

  	
   

  	
  1

  	
   

  	
  Thermolyne

  	
   

  	
  DB16525

  
	
  94

  	
   

  	
  CRC-35R Dose Calibrator Remote Display

  	
   

  	
  1

  	
   

  	
  Capintec

  	
   

  	
  CRC-35R

  
	
  97

  	
   

  	
  Stir plate/Heater control board

  	
   

  	
  1

  	
   

  	
  Barnstead
  Thermolyne

  	
   

  	
  RSP46925

  
	
  103

  	
   

  	
  Battery Back-up

  	
   

  	
  1

  	
   

  	
  One AC

  	
   

  	
  CP1110

  
	
  105

  	
   

  	
  Portable Softwall Frame

  	
   

  	
  1

  	
   

  	
  Simplex Strip
  Doors Inc.

  	
   

  	
  n/a

  
	
  106

  	
   

  	
  Laboratory Glassware Diswasher/Disinfector

  	
   

  	
  1

  	
   

  	
  Miele

  	
   

  	
  G 7783 CD

  
	
  108

  	
   

  	
  Mechanical Label Applicator

  	
   

  	
  1

  	
   

  	
  Universal
  labeling systems

  	
   

  	
  Unknown

  
	
  115

  	
   

  	
  Sonic Sifter

  	
   

  	
  1

  	
   

  	
  ATM

  	
   

  	
  L3P

  
	
  117

  	
   

  	
  Premier Safelight

  	
   

  	
  1

  	
   

  	
  Doran
  Enterprises Inc.

  	
   

  	
  n/a

  
	
  119

  	
   

  	
  Filter apparatus - 6 funnel

  	
   

  	
  1

  	
   

  	
  Pall Gelman
  Laboratory

  	
   

  	
  15403

  
	
  120

  	
   

  	
  Drager aerotest type “A”

  	
   

  	
  1

  	
   

  	
  Drager

  	
   

  	
  4054001

  
	
  130

  	
   

  	
  Laboratory Video Monitor

  	
   

  	
  2

  	
   

  	
  Toshiba

  	
   

  	
  TUM-1003

  
	
  131

  	
   

  	
  Video Monitor

  	
   

  	
  1

  	
   

  	
  Panasonic

  	
   

  	
  WV-BM 1790

  
	
  132

  	
   

  	
  B/W CCTV Monitor

  	
   

  	
  2

  	
   

  	
  SLC Technologies

  	
   

  	
  MV-95

  
	
  139

  	
   

  	
  Intelligent RTD Temperature Probe

  	
   

  	
  1

  	
   

  	
  Kaye

  	
   

  	
  M2801

  
	
  140

  	
   

  	
  Multi Stage Regulator

  	
   

  	
  2

  	
   

  	
  Hewlett Packard

  	
   

  	
  5183-4644

  
	
  145

  	
   

  	
  Detector

  	
   

  	
  1

  	
   

  	
  Spectrom

  	
   

  	
  1421020

  
	
  146

  	
   

  	
  Softwall System

  	
   

  	
  1

  	
   

  	
  Unknown

  	
   

  	
  Unknown

  
	
  147

  	
   

  	
  Softwall Air Filters

  	
   

  	
  1 Palet

  	
   

  	
  Envirco Co.

  	
   

  	
  STD

  
	
  148

  	
   

  	
  Manometer Mark II

  	
   

  	
  1 Box

  	
   

  	
  Dwyer
  Instruments Inc.

  	
   

  	
  25

  
	
  158

  	
   

  	
  Pressure Regulator

  	
   

  	
  1

  	
   

  	
  Control Air Inc.

  	
   

  	
  300

  
	
  159

  	
   

  	
  Tank Holder - Compressed Gas

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  162

  	
   

  	
  HPLC Autosampler

  	
   

  	
  1

  	
   

  	
  Varian

  	
   

  	
  410 Prostar

  
	
  163

  	
   

  	
  Pellet Press

  	
   

  	
  1

  	
   

  	
  Carver

  	
   

  	
  4350

  
	
  168

  	
   

  	
  Total Organic Carbon Analyzer

  	
   

  	
  1

  	
   

  	
  OI Analytical

  	
   

  	
  1010

  
	
  171

  	
   

  	
  Vitek Bacterial Identification System

  	
   

  	
  1

  	
   

  	
  BioMerieux

  	
   

  	
  Vitek 32

  

 

 22
 

 

	
  172

  	
   

  	
  IV Pump

  	
   

  	
  1

  	
   

  	
  Abbott labs

  	
   

  	
  Micro macro plum
  XL

  
	
  181

  	
   

  	
  Bag Sealer

  	
   

  	
  1

  	
   

  	
  Accu-seal

  	
   

  	
  30-512

  
	
  184

  	
   

  	
  Filing, Stopper, and Capping Machine - incomplete

  	
   

  	
  1

  	
   

  	
  Cozzoli Machine
  Co.

  	
   

  	
  n/a

  
	
  186

  	
   

  	
  Formulation Lead Box

  	
   

  	
  1

  	
   

  	
  Absolute Control
  Systems

  	
   

  	
  n/a

  
	
  187

  	
   

  	
  Filling Lead Box

  	
   

  	
  1

  	
   

  	
  Absolute Control
  Systems

  	
   

  	
  n/a

  
	
  190

  	
   

  	
  Ryer Filler

  	
   

  	
  1

  	
   

  	
  Reyer

  	
   

  	
  n/a

  
	
  191

  	
   

  	
  Stir plate

  	
   

  	
  1

  	
   

  	
  Barnstead

  	
   

  	
  RSP46925

  
	
  192

  	
   

  	
  Viable Air Sampler - Vacuum controller

  	
   

  	
  1

  	
   

  	
  Veltek

  	
   

  	
  SMA-CC-3

  
	
  193

  	
   

  	
  QC Lead box

  	
   

  	
  1

  	
   

  	
  Absolute Control
  Systems

  	
   

  	
  n/a

  
	
  194

  	
   

  	
  Misc Lead Glove Boxes

  	
   

  	
  3

  	
   

  	
  Absolute Control
  Systems

  	
   

  	
  n/a

  
	
  195

  	
   

  	
  UV Goggle Sterilizer

  	
   

  	
  1

  	
   

  	
  Kerkau
  Manufacturing

  	
   

  	
  F-100

  
	
  198

  	
   

  	
  Stability Chamber

  	
   

  	
  1

  	
   

  	
  Lunaire

  	
   

  	
  CE0932-4

  
	
  213

  	
   

  	
  0.5-1000μL Pippettors

  	
   

  	
  20

  	
   

  	
  Eppendorf

  	
   

  	
  Reference

  
	
  214

  	
   

  	
  Misc. Micro Pipetters

  	
   

  	
  1 Box

  	
   

  	
  Varied

  	
   

  	
  Varied

  
	
  220

  	
   

  	
  Vial Holder - Circular Steel

  	
   

  	
  4

  	
   

  	
  Custom

  	
   

  	
  n/a

  
	
  223

  	
   

  	
  Pipette Soakers

  	
   

  	
  3

  	
   

  	
  Nalgene

  	
   

  	
  n/a

  
	
  224

  	
   

  	
  Pipetter Washer/Rinsers

  	
   

  	
  2

  	
   

  	
  Nalgene

  	
   

  	
  n/a

  
	
  226

  	
   

  	
  Balance/Scale Table

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  227

  	
   

  	
  Compressed Gas Tank Holder

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  229

  	
   

  	
  pH probe stands

  	
   

  	
  4

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  230

  	
   

  	
  Video Monitor Station

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  232

  	
   

  	
  Glove Box Gloves

  	
   

  	
  5

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  259

  	
   

  	
  Laboratory Desk units

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  260

  	
   

  	
  Desk

  	
   

  	
  16

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  261

  	
   

  	
  Return for desk

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  262

  	
   

  	
  Hutch for desk

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  263

  	
   

  	
  Computer Stand

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  264

  	
   

  	
  Office Chair

  	
   

  	
  26

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  268

  	
   

  	
  Metal Cabinets -assorted sizes

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  269

  	
   

  	
  Flammable Liquid Storage Cabinets

  	
   

  	
  2

  	
   

  	
  Various
  Manufacturers

  	
   

  	
  n/a

  
	
  272

  	
   

  	
  Filing Cabinets - 2 - 5 drawers

  	
   

  	
  30

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  273

  	
   

  	
  Filing Cabinet - 2 drawer fireproof

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  275

  	
   

  	
  Shelving unit - Industrial Metal Variable shelving

  	
   

  	
  45

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  276

  	
   

  	
  Shelving unit - 2 to 7 shelves, wood or metal

  	
   

  	
  16

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  277

  	
   

  	
  Large Parts Shelf - many compartments

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  280

  	
   

  	
  Table - Metal or wood

  	
   

  	
  33

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  281

  	
   

  	
  Large conference table

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  282

  	
   

  	
  Folding Table

  	
   

  	
  4

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  284

  	
   

  	
  Drafting Table

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  288

  	
   

  	
  Step Stool

  	
   

  	
  4

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  289

  	
   

  	
  Mobile Stair unit

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  290

  	
   

  	
  Stainless Steel Bench

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  291

  	
   

  	
  Plastic Cart

  	
   

  	
  5

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  292

  	
   

  	
  Stainless steel cart

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  293

  	
   

  	
  Large Steel Cart

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  294

  	
   

  	
  Metal Cart

  	
   

  	
  7

  	
   

  	
  n/a

  	
   

  	
  n/a

  

 

 23
 

 

	
  295

  	
   

  	
  Flat bed pull cart

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  300

  	
   

  	
  Plastic Storage Carts, 3 to 4 drawers

  	
   

  	
  8

  	
   

  	
  Tenex/Iris

  	
   

  	
  n/a

  
	
  304

  	
   

  	
  Large single stand alone locker

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  305

  	
   

  	
  Pole & chain barriers

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  306

  	
   

  	
  Land Sea Container

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  307

  	
   

  	
  Hazardous Material Container

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  316

  	
   

  	
  Dishwasher

  	
   

  	
  1

  	
   

  	
  GE

  	
   

  	
  Potscrubber

  
	
  320

  	
   

  	
  Office Vacuums

  	
   

  	
  1

  	
   

  	
  Hoover/Pacific

  	
   

  	
  Soft and Light

  
	
  325

  	
   

  	
  Clock

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  326

  	
   

  	
  Wall mirror - new in box

  	
   

  	
  3

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  328

  	
   

  	
  Mop bucket

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  329

  	
   

  	
  Mop Handles

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  332

  	
   

  	
  Trash cans

  	
   

  	
  99

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  333

  	
   

  	
  Rolling Garbage container, two sizes

  	
   

  	
  2

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  334

  	
   

  	
  Glass Recycle bins

  	
   

  	
  1

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  338

  	
   

  	
  Misc. power cords

  	
   

  	
  1 Box

  	
   

  	
  n/a

  	
   

  	
  n/a

  
	
  339

  	
   

  	
  Mail Weigher and Stamper

  	
   

  	
  1

  	
   

  	
  Pitney Bowes

  	
   

  	
  A570

  
	
  340

  	
   

  	
  Scale

  	
   

  	
  1

  	
   

  	
  Fairbanks

  	
   

  	
  70-2453-4

  
	
  341

  	
   

  	
  Computer

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  342

  	
   

  	
  Computer Monitor

  	
   

  	
   

  	
   

  	
   

  	
   

  	
   

  
	
  343

  	
   

  	
  Fax Machine

  	
   

  	
  1

  	
   

  	
  Panasonic

  	
   

  	
  UF-895

  
	
  349

  	
   

  	
  Refrigerator/Freezer

  	
   

  	
  1

  	
   

  	
  Hotpoint

  	
   

  	
  CTX18G12KRWW

  
	
  350

  	
   

  	
  Microwave

  	
   

  	
  1

  	
   

  	
  sharp

  	
   

  	
  R-209Ak

  
	
  351

  	
   

  	
  Coffee maker

  	
   

  	
  1

  	
   

  	
  Proctor silex

  	
   

  	
  n/a

  
	
  358

  	
   

  	
  20mL Serum Tubing Vials

  	
   

  	
  3 pallets

  	
   

  	
  Wheaton

  	
   

  	
  n/a

  
	
   

  	
   

  	
  Type 7A Rad Waste shipping containers

  	
   

  	
  2

  	
   

  	
   

  	
   

  	
   

  

 24
 

EXHIBIT “B”

PROPERTY INFORMATION DISCLOSURE

NeoRx Manufacturing Group, Inc., a Washington
corporation (formerly known as NRX Acquisition Corporation, a Washington
corporation) (“Seller”), and Molecular Insight
Pharmaceuticals, Inc., a Massachusetts corporation (“Buyer”),
are the parties to that certain Contract of Purchase and Sale dated as of
May 16, 2007 (the “Contract”),
pursuant to which Seller has agreed to sell to Buyer and Buyer has agreed to
purchase from Seller certain real property known as 3100 Jim Cristal Road
located in the City of Denton, Denton County, Texas containing ten and one half
(10.5) acres, more or less, and more particularly described as Lot 1R, in Block 1, Harley Addition, an addition to the
City of Denton, Denton County, Texas, according to the map or plat thereof
recorded in Cabinet V, Slide 373, Plat Records of Denton County, Texas,
together with certain personal property located thereon and related thereto
(the “Property”).  All capitalized terms used but not defined in this
property information statement shall have the meanings given to them in the
Contract.

As a part of Buyer’s feasibility study of the
Property, Buyer has requested that Seller provide Buyer with the following
information regarding the Property. 
Seller hereby certifies to Buyer that the information contained below
is, to Seller’s knowledge, true and correct:

1.             Seller has delivered to Buyer copies of all insurance
policies relating to the Property, except as follows:         .

2.             Seller has not received any written or oral notices or
requests from any mortgagee, insurance company or Board of Fire underwriters,
or any organization exercising functions similar thereto, requesting the
performance of any work or alterations in respect to the Property which have
not been performed, except as follows:         .

3.             There are no Property Agreements other than those
provided to Buyer pursuant to Section 6.2 of the Contract, except as
follows:         .

4.             Seller has not received any written notice of any breach
of any governmental requirement or restrictive covenant which remains uncured,
and is not under any order of any governmental authority, with respect to the
Property or the Seller’s present use and operation of the Property, except as
follows:         .

 25
 

5.             Seller owns title to all of the Personal Property free
and clear of any liens, encumbrances, and security interests, except as
follows:         .

6.             Seller is not currently operating nor is it required to
be operating the Property under any compliance order, decree or similar
agreement; any consent decree, order or similar agreement; and/or any
corrective action decree, order or similar agreement issued by or entered into
with any governmental authority under any environmental law, except as follows:
        .

7.             There are no parties in possession of any portion of the
Property as lessees or tenants, nor are there any boundary disputes, claims of
adverse possession or the like, except as may be shown on the Title Commitment
and as follows:         .

8.             There are no outstanding mechanic’s and materialmen’s
liens or claims of creditors against the Property that have not been disclosed
to Buyer, except as follows:         .

As used above, the phrase “to Seller’s
knowledge” (i) indicates only that Seller is unaware of facts or
circumstances which make the information provided false or misleading in some
material respect; the phrase is not intended to suggest that Seller does indeed
know all facts or circumstances necessary to establish that the information at
issue is true, and (ii) means and refers exclusively to the knowledge of
Caroline M. Loewy, Chief Financial Officer of Seller.

	
  

  	
  SELLER:

  
	
   

  	
   

  
	
   

  	
  NeoRx Manufacturing Group,
  Inc.,

  
	
   

  	
  a Washington corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  	
   

  
	
   

  	
  Title:

  	
   

  
	
   

  	
  Date: May        , 2007

  
				

 

[The remainder of this page is intentionally
left blank.]

 26
 

EXHIBIT “C”
 

AMENDMENT TO LICENSE L05433

 27
 

EXHIBIT “D”

SPECIAL WARRANTY DEED

	
  STATE OF TEXAS

  	
  §

  	
   

  
	
   

  	
  §

  	
  KNOW ALL MEN BY THESE

  PRESENTS

  
	
  COUNTY OF DENTON

  	
  §

  	
   

  

 

That the undersigned, NEORX MANUFACTURING GROUP,
INC., a Washington corporation, formerly known as NRX Acquisition
Corporation, a Washington corporation (“Grantor”),
for and in consideration of the sum of Ten and No/100 Dollars ($10.00), cash in
hand paid, and other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged HAS GRANTED, SOLD AND CONVEYED, and
by these presents does GRANT, SELL AND CONVEY, unto MOLECULAR INSIGHT PHARMACEUTICALS, INC.,
a Massachusetts corporation (“Grantee”),
that certain real property located in Denton County, Texas, and being more
particularly described on Exhibit A attached hereto and incorporated
herein by reference for all purposes (the “Property”).

This conveyance is expressly made
and accepted subject to the Permitted Exceptions listed on Exhibit B attached
hereto and subject to the following reservation of mineral rights:

Grantor reserves unto itself, its successors and
assigns any and all such rights, titles and interests as Grantor may possess in
and to any and all oil, gases, minerals, metals and other valuable deposits
(collectively, the “Reserved Minerals”) located under the surface of the
Property, of every name and nature whatsoever, regardless of whether the
presence of same is currently known or unknown and regardless of the current or
future commercial value of same, including, by way of example but not by way of
limitation, natural gasses, hydrocarbons and related materials, methane, coal,
iron, clay, gravel, sand, limestone, silica, fossils, precious metals,
gemstones, ores and all other valuable bedded deposits.

Grantor’s rights in and to the Reserved Minerals
shall not, however, include any right of access over and upon the area from the
surface of the Property to a depth of one hundred fifty (150) feet (“Surface”).  Accordingly, in
conducting operations of whatsoever nature with respect to the exploration for,
exploitation of, mining, production, processing, transporting and/or marketing
of the Reserved Minerals from the Property or in connection with the conduct of
other activities associated with the ownership of the Reserved Minerals,
Grantor and its successors and assigns shall be prohibited from using, entering
upon, or occupying any operation on the Surface of the Property or placing any
fixtures, equipment, buildings or structures thereon.  Grantor’s relinquishment of Surface rights to
the Property shall not be

 28
 

construed as impairing the right of Grantor and
Grantor’s successors and assigns to exploit, explore for, develop, mine, or
produce any of the Reserved Minerals with wells, mines, shafts or excavations
drilled or commenced on the surface of lands other than the Property,
including, but not limited to, directional wells bottomed beneath or drilled
through any part (other than the Surface) of the Property or by pooling its
interest in the Reserved Minerals with lands adjoining the Property in
accordance with the laws and regulations of the State of Texas.

Ad valorem taxes for the current
year having been prorated between the parties hereto and collected and paid in
connection with the closing as of the effective date of this deed, Grantee
assumes liability for the payment thereof for the current and for subsequent
years.

TO HAVE AND TO HOLD the Property,
subject as aforesaid, together with all and singular the rights and
appurtenances thereunto in any wise belonging and any right, title and interest
of the said Grantor in and to adjacent streets, alleys, and rights-of-way, unto
said Grantee, Grantee’s successors and assigns, forever, and the said Grantor
does hereby bind Grantor, Grantor’s successors and assigns, to warrant and
forever defend all and singular the said Property unto the said Grantee,
Grantee’s successors and assigns, against every person whomsoever lawfully
claiming or to claim the same, or any part thereof, by, through, or under
Grantor, but not otherwise.

EXECUTED effective as of the       
day of              ,
2007.

	
  

  	
  NeoRx Manufacturing Group,

  Inc.,

  
	
   

  	
  a Washington corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
  SAMPLE

  
	
   

  	
  Name:

  	
   

  
	
   

  	
  Title:

  	
   

  
					

 

	
  Grantee’s mailing address:

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  
	
   

  

 29
 

 

	
  STATE OF 

  	
  §

  	
   

  
	
   

  	
  §

  	
   

  
	
  COUNTY OF 

  	
  §

  	
   

  

 

This instrument was acknowledged before me on the        
day of                     ,
2007,                     
by                     of
NeoRx Manufacturing Group, Inc., a Washington corporation, on behalf of said
corporation.

	
  

  	
  SAMPLE

  
	
   

  	
  Notary Public, State of 

  

 

	
  [Seal]

  
	
  Printed Name of Notary and

  
	
  Commission Expiration Date:

  
	
   

  	
   

  

 

 30
 

EXHIBIT A
 to

SPECIAL WARRANTY DEED

Legal Description of Property

LOT 1R, IN BLOCK 1, OF HARLEY ADDITION, AN
ADDITION TO THE CITY OF DENTON, DENTON COUNTY, TEXAS, ACCORDING TO THE MAP OR
PLAT THEREOF RECORDED IN CABINET V, SLIDE 373, PLAT RECORDS, DENTON
COUNTY, TEXAS.

Assessor’s Parcel No. R0261658.

[The remainder of this page is intentionally
left blank.]

 31
 

EXHIBIT B

to

SPECIAL WARRANTY DEED

Permitted Exceptions

[TO BE INSERTED]

 32
 

EXHIBIT “E”

BILL OF SALE

STATE
OF TEXAS

COUNTY
OF DENTON

KNOW ALL MEN BY THESE PRESENTS, that
NEORX MANUFACTURING
GROUP, INC., a Washington corporation (the “Seller”), for and in
consideration of the sum of         
Dollars ($        ) and other valuable
consideration to it in hand paid by MOLECULAR INSIGHT PHARMACEUTICALS, INC., a
Massachusetts corporation (the “Buyer”), the receipt and sufficiency of which
are hereby acknowledged, hereby sells, assigns, transfers and conveys unto said
Buyer the following personal property:

(i)            Any and all of Seller’s right, title and interest in
and to the tangible personal property located upon the land described in Exhibit
“A” attached hereto and hereby made a part hereof or within the
improvements located thereon (together, the “Land”),
as the same are identified on Exhibit “B” attached hereto and hereby
made a part hereof.

(ii)           Any and all of Seller’s right, title and interest in
and to the following intangible personal property related to the Land, to the
extent the same is assignable: all warranties and guaranties relating to the
Land and all permits, licenses, occupancy certificates and other governmental
approvals related to the Land.

Except as otherwise expressly
provided in this Bill of Sale, this conveyance is “AS IS, WHERE IS,” without warranty, express or implied, of
merchantability or fitness for a particular purpose.

TO HAVE AND TO HOLD all of said
personal property unto Buyer, its successors and assigns, to its own use
forever.

Seller will warrant and forever
defend the right and title to the herein-described property unto Buyer, and the
successors, legal representatives and assigns of Buyer, against the claims of
all persons claiming, by, through or under Seller, except as hereinabove set
forth.  Seller also represents and
warrants that it owns the personal property and that the personal property
conveyed herein is free and clear of all liens, except the lien of ad valorem
taxes, not yet due and payable.

[The remainder of this page is intentionally left blank.]

 33
 

IN
WITNESS WHEREOF, Seller has executed this Bill of Sale as of the       
day of            ,
2007.

	
   

  	
   

  	
  NeoRx
  Manufacturing Group,

  Inc.,

  
	
   

  	
   

  	
  a Washington corporation

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
  SAMPLE

  	
   

  
	
   

  	
   

  	
  Name:

  	
   

  	
   

  
	
   

  	
   

  	
  Title:

  	
   

  	
   

  
							

 

 34
 

EXHIBIT A

to

BILL OF SALE

Legal Description of Property

LOT 1R, IN BLOCK 1, OF HARLEY ADDITION, AN
ADDITION TO THE CITY OF DENTON, DENTON COUNTY, TEXAS, ACCORDING TO THE MAP OR
PLAT THEREOF RECORDED IN CABINET V, SLIDE 373, PLAT RECORDS, DENTON
COUNTY, TEXAS.

Assessor’s Parcel No. R0261658.

[The remainder of this page is intentionally
left blank.]

 35
 

EXHIBIT B

to

BILL OF SALE

Description of Tangible Personal
Property Conveyed

[See Attached.]

 36Exhibit 10.5

AMENDMENT TO WHOLESALE
SECURITY AGREEMENT

This Amendment dated as of May 15, 2007 is by and
between Rush Truck Centers of Alabama, Inc., Rush Truck Centers of Arizona,
Inc., Rush Truck Centers of California, Inc., Rush Medium Duty Truck Centers of
Colorado, Inc., Rush Truck Centers of Colorado, Inc., Rush Truck Centers of
Florida, Inc., Rush Truck Centers of Georgia, Inc.,  Rush Truck Centers of New Mexico, Inc., Rush Truck Centers of
Oklahoma, Inc., Rush Truck Centers of Tennessee, Inc., Rush Truck Centers of
Texas, L.P. (individually a “Debtor” and collectively the “Debtors”), Rush GMC Truck
Center of El Paso, Inc., Rush GMC Truck Center of Phoenix, Inc., Rush GMC Truck Center of San
Diego, Inc., Rush GMC
Truck Center of Tucson, Inc. (the “GMC Dealers”)and General Electric Capital
Corporation (“Secured Party”).

Recitals

A.            Debtors and Secured Party are
parties to a Wholesale Security Agreement dated September 20, 2005 (together
with all amendments and addenda thereto the “WSA”).

B.            The GMC Dealers desire to become
parties to the WSA and the parties hereto desire to add the GMC Dealers as
parties thereto, together with any future wholly owned subsidiary of Rush
Enterprises, Inc. (“REI”) or any wholly owned subsidiary of any Debtor now or
hereafter a party to the WSA.

For good and
valuable consideration, the receipt and sufficiency of which is hereby
acknowledged, the parties hereto agree as follows:

1.     Amendment.   Each of the GMC Dealers is hereby added as a
party to the WSA and are subject to all of the terms and conditions of the WSA
as if originally designated as a “Debtor” thereunder. In addition, any wholly
owned subsidiary of REI, or any wholly owned subsidiary of any Debtor now or
hereafter a party to the WSA, may become a “Debtor” under the WSA upon its
agreement to be bound by the terms thereof, in a form acceptable to Secured
Party, all without further action or consent of any of the Debtors or GMC
Dealers.

2.     Miscellaneous.   This Amendment may be executed in one or
more counterparts, each of which shall be deemed to be an original, but all of
which together shall constitute one and the same instrument.   No amendment, modification or discharge of
this Amendment, and no waiver hereunder, shall be valid or binding unless set
forth in writing and duly executed by the party against whom enforcement of the
amendment, modification, discharge or waiver is sought.

Rush Truck Centers of Alabama, Inc.

Rush Truck Centers of Arizona, Inc.

Rush Truck Centers of California, Inc.

Rush Medium Duty Truck Centers of Colorado, Inc.

Rush Truck Centers of Colorado, Inc.

Rush Truck Centers of Florida, Inc.

Rush Truck Centers of Georgia, Inc.

Rush Truck Centers of New Mexico, Inc.

Rush Truck Centers of Oklahoma, Inc.

Rush Truck Centers of Tennessee, Inc.

Rush GMC Truck Center of El Paso, Inc.

 1
 

Rush GMC Truck Center of Phoenix, Inc.

Rush GMC Truck Center of San Diego, Inc.

Rush
GMC Truck Center of Tucson, Inc.

	
  By:

  	
  /s/ W.M. “Rusty”
  Rush

  	
   

  
	
   

  
	
  Name:

  	
  W.M. “Rusty” Rush

  
	
   

  
	
  Title:

  	
  President

  
	
   

  
	
  Rush Truck Centers of Texas, L.P., a

  
	
  Texas limited partnership

  
	
   

  
	
  By:

  	
   

  	
  RUSHTEX, INC., a Delaware corporation

  
	
   

  	
   

  	
  General Partner

  
	
   

  
	
   

  
	
   

  	
  By:

  	
  /s/ W.M. “Rusty”
  Rush

  	
   

  
	
   

  	
   

  
	
   

  	
  Name:

  	
  W.M. “Rusty” Rush

  
	
   

  	
   

  
	
   

  	
  Title:

  	
  President

  
	
   

  
	
   

  
	
  Agreed and Accepted at Irving, Texas

  
	
   

  
	
  GENERAL ELECTRIC CAPITAL CORPORATION

  
	
   

  
	
  By:

  	
  /s/ Patti Williams

  	
   

  
	
   

  
	
  Name:

  	
  Patti Williams

  
	
   

  
	
  Title:

  	
  Senior Vice President

  
										

 

 2
 

GUARANTOR CONSENT

The
undersigned Guarantor hereby (i) consents to the foregoing Amendment to the
Wholesale Security Agreement (“WSA”) and agrees that execution thereof shall
not impair or otherwise affect any of its obligations and duties owed to
Secured Party per the terms of its Continuing Guaranty dated September 20, 2005
(as amended the “Guaranty”) and (ii) agrees that the GMC Dealers shall be
deemed a Company for all purposes under the terms of the Guaranty and (iii)
agrees that any of its wholly owned subsidiaries, or any wholly owned
subsidiary of any Debtor under the WSA, may become a “Debtor” under the above
referenced WSA, and a Company subject to the Guaranty, upon such subsidiary’s
agreement to be bound by the terms of the WSA, in a form acceptable to Secured
Party, all without further action or consent of any of the Debtors subject to
the WSA or the undersigned  Guarantor.

RUSH
ENTERPRISES, INC.

	
  By:

  	
  /s/ W.M. “Rusty” Rush

  	
   

  
	
   

  
	
  Name:

  	
  W.M. “Rusty” Rush

  
	
   

  
	
  Title:

  	
  President

  
	
   

  
	
  Witness:

  	
  /s/ Irma Emory

  	
   

  
	
  (signature)

  
	
   

  
	
  Witness:

  	
  Irma Emory

  	
   

  
	
  (printed name)

  
	
   

  
	
  Witness:

  	
  /s/ Natasha Aguilar

  	
   

  
	
  (signature)

  
	
   

  
	
  Witness:

  	
  Natasha Aguilar

  	
   

  
	
  (printed name)

  
									

 

 3

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00123-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00123-of-00352.parquet"}]]