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Exhibit 10.1
FIRST AMENDMENT TO LEASE AGREEMENT
THIS FIRST AMENDMENT TO LEASE AGREEMENT (“Amendment”) is entered into this 1st day of October, 2020, by and between CLINTON COMMERCE III, LLC, a Pennsylvania limited liability company ("Landlord"), and HAEMONETICS CORPORATION, a Massachusetts corporation ("Tenant").
WITNESSETH:
WHEREAS, Landlord and Tenant entered into that certain Industrial Lease Agreement dated as of May 22, 2020 (“Lease”) relating to approximately 202,817 rentable square feet in an industrial building commonly known as Building III of Clinton Commerce Park, with an address of 1300 Clifford Ball Drive, Clinton, PA 15026 (“Building”);
WHEREAS, Landlord has requested and the Tenant has agreed to amend and modify the Lease in conjunction with a pending sale of the Building and the property on which the Building is located to STAG as set forth herein;
WHEREAS, Landlord and Tenant hereby agree that this Amendment is contingent upon Landlord closing on the sale of the Building to STAG (as defined below), or its successors or assigns on or before November 30, 2020. If the sale to STAG does not occur on or before November 30, 2020, then this First Amendment shall be of no force or effect.
NOW, THEREFORE, in consideration of the mutual covenants contained herein, and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereby agree as follows:
1.Amendment to Section 1.01(j).  Section 1.01(j) of the Lease is hereby deleted in its entirety.
2.Amendment to Section 2.02(d). Section 2.02(d) of the Lease is hereby deleted in its entirety.
3.Amendment to Section 2.02(c).  Each of the first two paragraphs of Section 2.02(c) of the Lease is hereby deleted in its entirety. The third paragraph of Section 2.02(c) is hereby amended as follows:
“Upon completion of the Tenant Improvements, Tenant, at its sole cost and expense, will provide Landlord and STAG INDUSTRIAL HOLDINGS, LLC, a Delaware limited liability company (“STAG”), anticipated successor in interest to Landlord, whose address is    c/o STAG Industrial Management, LLC One Federal Street, 23rd Floor, Boston, Massachusetts, 02110, Attention: Seth A. Malamut, Esq., Associate General Counsel, and whose email address is smalamut@stagindustrial.com, with (i) a complete list of all subcontractors, vendors and/or material suppliers contracted for the Tenant Improvements, (ii) final lien waivers from all such  subcontractors, vendors or materials suppliers whose contract amount exceeds $25,000.00 and who has a right to file a mechanic’s lien against the Premises, (iii) as-built drawings documenting the Tenant Improvements, and (iii) a copy of the certificate of 
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occupancy (or other certificates acceptable to STAG evidencing inspection and acceptance of the Tenant Improvements by appropriate government authorities).”
4.    Amendment to Section 6.02(a).  Section 6.02(a) of the Lease is hereby deleted in its entirety and replaced with the following:
“If Tenant desires utilities or building services in addition to those identified above, then Landlord shall cooperate with Tenant’s efforts to obtain such additional utilities or services. In the event Landlord is able to and does furnish such additional utilities or services the costs thereof (which shall be deemed to mean the cost that Tenant would have incurred had Tenant contracted directly with the utility company or service provider) shall be borne by Tenant, who shall reimburse Landlord monthly for the same as Additional Rent. Landlord acknowledges that the Tenant intends to upgrade the electric capacity to the Premises from 1200 amp service to 3000 amp service, which shall be done at Tenant’s cost.”
5.    Amendment to Section 11.01(c).  Section 11.01(c) of the Lease is hereby deleted in its entirety and replaced with the following:
“If Tenant shall make any assignment or sublease, with Landlord's consent, for a rental in excess of the rent payable under this Lease and any sublease costs incurred by Tenant including tenant improvement allowances and brokerage commissions , Tenant shall pay to Landlord fifty percent (50%) of any such excess rental upon receipt.”
6.    Amendment to Section 13.02(d).  Section 13.02(d) of the Lease is hereby deleted in its entirety and replaced with the following:
“Landlord may terminate this Lease and recover from Tenant the costs set forth in (a) above and an amount equal to (i) the present value of the excess, if any, discounted at the Prime Rate, of (A) the Minimum Annual Rent, Additional Rent and all other sums that would have been payable hereunder by Tenant for the Remaining Term, less (B) the aggregate reasonable rental value of the Premises for the Remaining Term, as determined by two real estate brokers licensed in the State of Pennsylvania who has at least ten (10) years of experience; one chosen by the Landlord and one chosen by the Tenant (and a third chosen by the two if the two brokers are unable to reach agreement); and (ii) Landlord’s reasonable costs to relet the Premises, including but not limited to removal of Tenant Improvements, removal and/or disposal of Tenant Property, demolition, market rate leasing commissions, and tenant improvements for replacement tenant(s) but specifically excluding any tenant improvements for a replacement tenant in excess of Eight Dollars ($8.00) per square foot; and (iii) the unamortized portion of the first Four Million and 00/100 Dollars ($4,000,000.00) of costs associated with the Tenant Improvements, up to $20 per square foot. The cost of such real estate brokers shall be part of the costs due from the Tenant. Landlord and Tenant acknowledge and agree that the payment of the amount set forth in this clause above shall not be deemed a penalty, but shall merely constitute payment of liquidated damages, it being understood that actual damages to Landlord are  

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extremely difficult, if not impossible, to ascertain. It is expressly agreed and understood that all of Tenant's liabilities and obligations set forth in this subsection (d) shall survive termination of this Lease.”
7.    Amendment to Section 13.03.  The first paragraph of Section 13.03 of the Lease is hereby deleted in its entirety and replaced with the following:
“Landlord shall be in default if it fails to perform any term, condition, covenant or obligation required under this Lease for a period of thirty (30) days after written notice thereof from Tenant to Landlord; provided, however, that if the term, condition, covenant or obligation to be performed by Landlord is such that it cannot reasonably be performed within thirty (30) days, Landlord shall not be in default if Landlord commences such performance within said thirty (30) day period and thereafter diligently undertakes to cure the same. Upon the occurrence of Landlord’s failure to commence and diligently pursue a cure to Landlord’s default, Tenant may sue for injunctive relief or to recover damages for any loss directly resulting from such default. The provisions of this Section 13.03 are in addition to the offset rights of Tenant otherwise set forth in this Lease for the failure of the Landlord with respect to its obligations of Maintenance and Repair as set forth herein.”
8.    Amendment to Exhibit A-1.  The parties hereto agree that Exhibit A-1 (Property Description) is hereby replaced in its entirety with Exhibit A-1 attached to this Amendment.
9.    Amendments to Exhibit E-1.
a.Section 3(ii) of Exhibit E-1 (Form of Lender SNDA) is hereby amended by deleting the following words therefrom:  
“provided, further, the Lender shall not be subject to any right of offset for funds related to the Tenant Improvement Allowance that were disbursed to the Lessor prior to the Lender’s receipt of a notice from Tenant of a default by the Lessor which Tenant is required to deliver to the Lender under Section 10 hereof;”
b.Section 12 of Exhibit E-1 (Form of Lender SNDA) is hereby amended by deleting the following words therefrom:
“(except this shall not limit the Tenant’s right of offset with respect to the Tenant Improvement Allowance)”
10.    Contingency.  In the event Landlord does not close on the sale of the Building to STAG, or its successors or assigns on or before November 30, 2020, this Amendment shall be null and void and of no further force and effect.
11.    Full Force & Effect.  Landlord and Tenant represent to each other that as of the date hereof (i) the Lease is in full force and effect, (ii) there are no existing claims, defenses or offsets 

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which either party has against the other, and (iii) there exist no current or continuing defaults under the Lease by Landlord or Tenant.
12.    Authority to Execute.  Landlord and Tenant each represent and warrant to the other party that the individual executing this Amendment on its behalf is duly authorized and has legal capacity to execute and deliver this Amendment on behalf of such party. Each party represents and warrants to the other that the execution and delivery of this Amendment and the performance of such party’s obligations hereunder have been duly authorized and that this Amendment is a valid and legal agreement binding on such party and enforceable in accordance with its terms.
13.    Defined Terms. All capitalized terms used but not otherwise defined herein shall have the meaning ascribed thereto in the Lease.
14.    Entirety of Agreement.  To the extent not previously modified or further modified by this First Amendment to Lease, all provisions and terms of the Lease shall remain unchanged and in full force and effect.
SIGNATURES ON FOLLOWING PAGE
 
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IN WITNESS WHEREOF, Landlord and Tenant have executed this First Amendment to Lease as of the day and year first above written.

															
				LANDLORD: 

CLINTON COMMERCE  III, LLC

By: Al. Neyer, LLC, its Manager

					
				By:	/s/ Stephanie P. Gaither
				Printed:	Stephanie P. Gaither
				Title:	Executive Vice President & CFO
					

This is an acknowledgment certificate; no oath or affirmation was administered to the signer with regard to this notarial act.
STATE OF OHIO        }
                } SS:
COUNTY OF HAMILTON    }

Before me, a Notary Public in and for said County and State, personally appeared Stephanie P. Gaither, by me known and by me known to be the Executive Vice President & CFO of Al. Neyer, LLC, the Manager of Clinton Commerce III, LLC, who acknowledged the execution of the foregoing First Amendment to Lease on behalf of said limited liability companies.
WITNESS my hand and Notarial Seal this 29th day of September, 2020.
									
			/s/ Anne E. Pielage
			Notary Public

My Commission Expires:    6-15-2025
My County of Residence:    Hamilton

(SIGNATURES CONTINUED ON THE FOLLOWING PAGE)

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			TENANT:

HAEMONETICS CORPORATION

					
				By:	/s/ William P. Burke
				Printed:	William P. Burke
				Title:	CFO
					

STATE OF MASSACHUSETTS    )
) SS:
COUNTY OF BRISTOL        )

Before me, a Notary Public in and for said County and State, personally appeared William P. Burke, by me known and by me known to be the CFO of Haemonetics Corporation, who acknowledged the execution of the foregoing Office Lease on behalf of said corporation.
WITNESS my hand and Notarial Seal this 1st day of October, 2020.
									
			/s/ Sheryl A. Larkin
			Notary Public

My Commission Expires: February 5, 2027
My County of Residence: Bristol
 
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EXHIBIT A-1
PROPERTY DESCRIPTION (corrected)

All that certain lease parcel, situate in Findlay Township, Allegheny County, Pennsylvania, more particularly bound and described as follows:
Beginning at a point on the cul-de-sac for Clifford Ball Drive, 80.00 feet wide; thence from said point of beginning by a line through lands now or formerly of The County of Allegheny the following N 53° 05’ 20” W a distance of 699.25 feet to a point on the easterly right of way line of Camp Meeting Road, 33.00 feet wide; thence by the easterly right of way line of Camp Meeting Road in a northwesterly direction by a curve bearing to the left having a radius of 324.50 feet through an arc distance of 70.02 feet to a point of tangency; thence continuing by same N 37° 04’ 05” W a distance of 44.50 feet to a point; thence by a line through lands now or formerly of The County of Allegheny the following six (6) courses and distances:
N 36° 58’ 15” E a distance of 889.20 feet;
S 53° 01’ 45” E a distance of 28.54 feet;
N 36° 58’ 15” E a distance of 108.42 feet;
S 53° 01’ 45” E a distance of 676.00 feet;
S 36° 58’ 15” W a distance of 823.23 feet;
S 06° 44’ 44” E a distance of 177.19 feet to a point on the northeasterly right of way line of said Clifford Ball Drive;
thence in a northwesterly direction by a curve bearing to the left having a radius of 80.00 feet through an arc distance of 91.50 feet, also having a chord bearing of S 50° 29’ 15” W and a chord distance of 86.60 feet, to a point, at the point of beginning.
Containing an area of 740,988 square feet or 17.011 acres.
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CERTAIN INFORMATION HAS BEEN OMITTED FROM THIS DOCUMENT BECAUSE IT IS (I) NOT MATERIAL, AND (II) WOULD BE COMPETITIVELY HARMFUL IF PUBLICLY DISCLOSED. OMISSIONS ARE MARKED [***].
Exhibit 10.2
TWELFTH AMENDMENT TO AGREEMENT OF LEASE 

DATED THIS 22nd DAY OF MAY, 2020

BY AND BETWEEN 

    THE BUNCHER COMPANY, as Landlord, a Pennsylvania corporation having its principal office in the City of Pittsburgh, Allegheny County, Pennsylvania,

AND

    HAEMONETICS CORPORATION, as Tenant, a Massachusetts corporation having its principal place of business in the City of Boston, Suffolk County, Massachusetts.

    WHEREAS, the parties hereto have entered into that certain Agreement of Lease dated July 17, 1990; as amended by First Amendment to Agreement of Lease dated April 30, 1991; by Second Amendment to Agreement of Lease dated October 18, 2000; by Third Amendment to Agreement of Lease dated March 23, 2004; by Fourth Amendment to Agreement of Lease dated March 12, 2008; by Fifth Amendment to Agreement of Lease dated October 1, 2008; by Sixth Amendment to Agreement of Lease made as of January 8, 2010; by Seventh Amendment to Agreement of Lease made as of March 31, 2011; by letter agreement dated January 27, 2012; along with the renewal letter dated June 8, 2010, exercising the renewal option for the Fourth Renewal Term pursuant to paragraph 3 of the Sixth Amendment to Agreement of Lease; by Eighth Amendment to Agreement of Lease dated February 26, 2013; by Ninth Amendment to Agreement of Lease dated March 12, 2014; by Tenth Amendment to Agreement of Lease dated as of May 31, 2017; and by Eleventh Amendment to Agreement of Lease dated as of March 2, 2018 (hereinafter collectively the “Lease”);
    WHEREAS, the “Leased Premises” covered by the Lease is 89,177 agreed-upon rentable square feet of space in Buncher Commerce Park, Leetsdale Borough, Allegheny County, Pennsylvania, which is allocated as follows: (a) 81,929 agreed-upon rentable square feet of space in Buildings 18 and 18A; (b) 5,672 agreed-upon rentable square feet of space in the Parking Area; (c) 809 agreed-upon rentable square feet of space in the Building 18 Expansion Space; and (d) 767 agreed-upon rentable square feet of space in the Building 18 Second Expansion Space; 
    WHEREAS, all terms defined in the Lease and used therein shall have the same meaning herein as in the Lease unless otherwise provided herein; and 
    WHEREAS, the parties hereto desire to amend the Lease to (i) extend the term of the Lease for six (6) additional months (the “Fourth Extended Term”); (ii) restate the monthly rental for the Leased Premises during the Third Extended Term and to establish the monthly rental during the Fourth Extended Term; and (iii) amend existing Lease 
    

provisions and to incorporate additional provisions into the Lease to reflect the intentions of the parties.

    NOW, THEREFORE, in consideration of the premises and intending to be legally bound, the parties hereto promise, covenant and agree that the Lease be and is hereby amended as follows: 

1.    TERM:  The Lease and the term thereof are hereby extended for the Fourth Extended Term to commence immediately following the expiration of the Third Extended Term of the Lease, i.e. July 1, 2021.  The expiration date of the term of the Lease, as extended by the Fourth Extended Term, is hereby changed from June 30, 2021, to December 31, 2021.

    2.    RENT:  Tenant shall pay to Landlord as rental for the Leased Premises the following amounts at the following times:

A.      Tenant shall continue to pay to Landlord on the first (1st) day of each calendar month during the balance of the Third Extended Term of the Lease until and including June 1, 2021, the amount of $[***] as monthly rental for the Building 18, Building 18A, and the Parking Area portions of the Leased Premises.

B.     Tenant shall continue to pay to Landlord on the first (1st) day of each calendar month during the balance of the Third Extended Term of the Lease until and including June 1, 2021 as monthly rental for the Building 18 Expansion Space and the Building 18 Second Expansion Space portions of the Leased Premises the amount of $[***], and on July 1, 2021 and continuing on the first (1st) day of each succeeding calendar month during the Fourth Extended Term of the Lease, Tenant shall pay to Landlord as monthly rental for the Building 18 Expansion Space and the Building 18 Second Expansion Space portions of the Leased Premises the amount of $[***].

C.    Beginning on July 1, 2021 and continuing on the first (1st) day of each succeeding calendar month thereafter during the Fourth Extended Term of the Lease, Tenant shall pay to Landlord as monthly rental for the Building 18, Building 18A, and the Parking Area portions of the Leased Premises the amount of $[***].

    The monthly rentals as set forth herein shall be payable in advance, without demand, deduction or set off.  All rentals and other amounts payable under the Lease shall be paid to The Buncher Company at P. O. Box 768, Pittsburgh, Pennsylvania 15230-0768 or at such other place or to such other party as may be designated by Landlord in writing.  

    If any installment of monthly rental or additional rental becomes overdue for a period in excess of ten (10) business days, Tenant shall pay interest at a monthly rate equal to one percent (1%) accruing from the due date to the date of payment thereof.  Such interest shall constitute additional rental due and payable to Landlord by Tenant.  The interest charge will be in addition to, and not in lieu of, any other remedy Landlord 

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may have under the Lease.  If there are accrued and unpaid rental amounts, all payments of monthly rental and additional rental shall be applied in such order as Landlord shall determine.  

    3.    RENEWAL OPTION:  Effective on the date hereof, paragraph 4 (Renewal Option) of the Eleventh Amendment to Agreement of Lease dated as of March 2, 2018 (the “Eleventh Amendment”) is hereby deleted and is of no further force and effect.

    4.    ADDITIONAL TENANT IMPROVEMENT ALLOWANCE: Landlord and Tenant acknowledge and agree that, as of the date of this Twelfth Amendment to Agreement of Lease, the remaining balance of the Additional Tenant Improvement Allowance (as described in paragraph 5 (Tenant Improvement Allowance) of the Eleventh Amendment) that can be applied to the Additional Tenant’s Work (as defined in the Eleventh Amendment) is $[***].  

    The third grammatical sentence of paragraph 5 (Tenant Improvement Allowance) of the Eleventh Amendment is hereby amended to read as follows:

    “Any unused amount of the Additional Tenant Improvement Allowance shall be credited against rental in reverse order beginning with the last month of the Fourth Extended Term”.

    Additionally, all language following the third grammatical sentence of said paragraph 5, as amended hereby, is hereby deleted in its entirety and is of no further force and effect.  

    5.    CONFESSION OF JUDGMENT:    Tenant hereby restates and ratifies section 17 (Confession of Judgment) of the Agreement of Lease dated July 17, 1990:

    THE FOLLOWING PARAGRAPHS SET FORTH WARRANTS OR AUTHORITY FOR AN ATTORNEY TO CONFESS JUDGMENT AGAINST TENANT IN THE EVENT OF A DEFAULT BY TENANT AS DESCRIBED BELOW. IN GRANTING THESE WARRANTS OF ATTORNEY TO CONFESS JUDGMENT AGAINST TENANT, TENANT HEREBY KNOWINGLY, INTENTIONALLY, AND VOLUNTARILY AND ON THE ADVICE OF SEPARATE COUNSEL OF TENANT, UNCONDITIONALLY WAIVES ANY AND ALL RIGHT THAT TENANT HAS OR MAY HAVE TO PRIOR NOTICE AND OPPORTUNITY FOR A HEARING UNDER THE CONSTITUTION AND LAWS OF THE UNITED STATES AND THE COMMONWEALTH OF PENNSYLVANIA.  USE OF THESE WARRANTS OF ATTORNEY SHALL NOT EXHAUST THE SAME OR THE POWER TO THEREAFTER CONFESS JUDGMENTS, AS A CONTINUING REMEDY, TO BE USED AS OFTEN AS IT MAY BE REQUIRED, AND NOTWITHSTANDING ANY LAW OR RULE TO THE CONTRARY, A REPRODUCED COPY OF THIS INSTRUMENT CERTIFIED BY AN ATTORNEY OF ANY COURT OF RECORD TO BE TRUE AND CORRECT SHALL BE SUFFICIENT EVIDENCE OF THE CONTENTS HEREOF FOR THE PURPOSES HEREINAFTER SET FORTH.

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FOR VALUE RECEIVED AND FORTHWITH ON EVERY DEFAULT HEREUNDER OR ON ANY AND EVERY BREACH OF COVENANT HEREIN, TENANT HEREBY EMPOWERS ANY ATTORNEY OF ANY COURT OF RECORD WITHIN THE UNITED STATES OR ELSEWHERE TO APPEAR FOR TENANT AND WITH OR WITHOUT DECLARATION FILED, CONFESS JUDGMENT OR A SERIES OF JUDGMENTS AGAINST TENANT AND IN FAVOR OF LANDLORD, ITS SUCCESSORS OR ASSIGNS, AS OF ANY TERM FOR THE FULL SUM DUE BY REASON OF ANY DEFAULT HEREUNDER, INCLUDING UNPAID RENT FOR THE BALANCE OF THE TERM OF THE LEASE, TOGETHER WITH COSTS OF SUIT AND REASONABLE ATTORNEYS’ FEES.  TENANT FURTHER AUTHORIZES THE ISSUANCE OF WRITS OF EXECUTION AS LANDLORD MAY ELECT UPON ANY SUCH JUDGMENT OR JUDGMENTS, WITH RELEASE OF ALL ERRORS AND WITHOUT STAY OF EXECUTION AND INQUISITION, AND EXTENSION UPON ANY LEVY OF REAL ESTATE IS HEREBY WAIVED AND CONDEMNATION AGREED TO AND THE EXEMPTION OF ANY AND ALL PROPERTY FROM LEVY OR SALE BY VIRTUE OF ANY LAW NOW IN FORCE OR HEREINAFTER ENACTED IS ALSO EXPRESSLY WAIVED.

FOR THE PURPOSE OF OBTAINING POSSESSION OF THE LEASED PREMISES IN THE EVENT OF THE FAILURE OF TENANT TO VACATE THE LEASED PREMISES ON OR BEFORE THE EXPIRATION OF THE TERM OF THE LEASE, AS MAY BE EXTENDED, OR PRIOR TO THE EXPIRATION OF THE TERM OF THE LEASE IN THE EVENT OF DEFAULT, TENANT HEREBY AUTHORIZES AND EMPOWERS ANY ATTORNEY OF ANY COURT OF RECORD WITHIN THE UNITED STATES OR ELSEWHERE, TO APPEAR FOR TENANT AND ALL PERSONS CLAIMING UNDER OR THROUGH TENANT, TO SIGN AN AGREEMENT FOR ENTERING IN ANY COMPETENT COURT AN AMICABLE ACTION IN EJECTMENT FOR POSSESSION OF THE LEASED PREMISES, AND/OR TO APPEAR FOR AND CONFESS JUDGMENT, OR A SERIES OF JUDGMENTS, AGAINST TENANT, AND AGAINST ALL PERSONS CLAIMING UNDER OR THROUGH TENANT IN FAVOR OF LANDLORD, FOR RECOVERY BY LANDLORD OF POSSESSION THEREOF, TOGETHER WITH COSTS OF SUIT AND REASONABLE ATTORNEYS’ FEES, FOR WHICH THE LEASE, OR A COPY THEREOF VERIFIED BY AFFIDAVIT, SHALL BE A SUFFICIENT WARRANT; AND THEREUPON A WRIT OF POSSESSION MAY IMMEDIATELY ISSUE FOR POSSESSION OF THE LEASED PREMISES, WITHOUT ANY PRIOR WRIT OR PROCEEDING WHATSOEVER AND WITHOUT ANY STAY OF EXECUTION.
                    
									
	HAEMONETICS CORPORATION
			
	By:		/s/ William P. Burke
	Name:		William P. Burke
	Title:		CFO

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    6.    NOTICES:  Section 20 (Notices) of the Agreement of Lease dated July 17, 1990, is hereby made null and void and of no further force and effect and paragraph 7 below shall be given full force and effect.

    7.    NOTICES:  All notices, demands and requests which may be or are required to be given under the Lease shall be given in writing and shall be deemed to have been duly given as of the date sent (a) if mailed by postage prepaid, first class, United States registered or certified mail, return receipt requested, or (b) if deposited with receipt with Federal Express or other nationally recognized overnight courier.  All notices, demands, and requests shall be sent to each of the parties at the following addresses, or to such other addresses as either party hereto may for itself designate in writing from time to time for the purpose of receiving notices hereunder:

LANDLORD:                TENANT:

The Buncher Company        Haemonetics Corporation
Penn Liberty Plaza I            125 Summer Street
1300 Penn Avenue, Suite 300    Boston, Massachusetts 02110
Pittsburgh, PA 15222-4211    Attention:  SVP, Global Business Services
realestategroup@buncher.com
                    
                    With a copy to:

                    Haemonetics Corporation
                    125 Summer Street
                    Boston, Massachusetts 02110
                    Attention:  Executive Vice President and General                               Counsel

    8.    BROKERAGE:  Except as provided below, Landlord and Tenant each hereby warrants to the other that no real estate broker has been involved in this transaction on its behalf and that no finder’s fees or real estate commissions have been earned by any third party.  Tenant hereby agrees to indemnify Landlord and Landlord hereby agrees to indemnify Tenant for any liability or claims for commissions or fees, including reasonable attorneys’ fees and costs, arising from a breach of this warranty by such party.  The only real estate broker involved in this transaction is Hannah Langolz Wilson Ellis, whose commission or fee with respect to this transaction, if any, shall be paid by Tenant.

    9.    TENANT’S ACKNOWLEDGMENT:  Tenant hereby acknowledges that as of the date of this Twelfth Amendment to Agreement of Lease, Landlord is not in default 

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of any of its obligations under the Lease, and Tenant has no claims, counterclaims, offsets or defenses with respect to Landlord’s obligations under the Lease.

    10.    AUTHORIZATION:  Tenant and Landlord each hereby represent and warrant that it has full authority to enter into, deliver, and perform its obligations hereunder; that the individual executing this Twelfth Amendment to Agreement of Lease on behalf of such party has full authority to legally bind such party; that nothing herein conflicts with either of the party’s governing documents or any of its commitments or obligations; and that no consent or approval of any third party is required to perform its obligations hereunder.

    11.    NO OTHER MODIFICATIONS:  Except as amended hereby, all terms and conditions of the Lease shall remain in full force and effect and are hereby ratified by Landlord and Tenant.

[Signature page follows.]

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IN WITNESS WHEREOF the parties hereto intending to be legally bound have hereunto set their hands and seals the day and year first above written.

																					
	ATTEST:		The BUNCHER COMPANY
							
	By:	/s/ Joseph M. Jackovic		By:	/s/ Thomas J. Balestrieri
		Joseph M. Jackovic
Executive Vice President
and Secretary    
			Thomas J. Balestrieri
President/CEO

(Corporate Seal)                    

																					
	ATTEST:		HAEMONETICS CORPORATION
							
	By:	/s/ Thomas Powers		By:	/s/ William P. Burke
		Thomas Powers
Assistant Corporate Secretary
			William P. Burke
CFO

(Corporate Seal)

    

ACKNOWLEDGMENT

Commonwealth of MA        )
                    )     ss:
County of Bristol            )

    On this 22nd day of May, 2020, before me, a Notary Public, personally appeared William P. Burke, who acknowledged [himself/herself] to be the CFO of HAEMONETICS CORPORATION, a Massachusetts corporation, and that [he/she] as such CFO being authorized to do so, executed the foregoing Twelfth Amendment to Agreement of Lease, including but not limited to paragraph 5, for the purposes therein contained by signing in the name of the corporation by [himself/herself] as CFO.

      WITNESS my hand and official seal the day and year aforesaid.

									
			/s/ Sheryl A. Larkin
			Notary Public

My Commission Expires: February 5, 2027

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