Document:

Exhibit 10.20

 

Commercial
Sublease

 

1.             Names. This
sublease is made by 510 Development Corporation, Sublandlord, and Hard Rock
Hotel, Subtenant.

 

2.             Property Subleased. Sublandlord
is subleasing to Subtenant, and Subtenant is subleasing from Sublandlord the
premises located at 510 N Robertson Blvd. in the County of Los Angeles in the
state of California .

 

3.             Original Lease

 

A. This subtenancy is subject
to all the terms and conditions of the attached Original Lease dated December 15,
2004 between Peter Morton, Landlord, and 510 Development Corporation, Tenant.

 

B. Except as specified in this
sublease, Subtenant will perform and observe all of the terms and
conditions of the Original Lease as if Subtenant were named as Tenant in the
Original Lease. Subtenant will do nothing that will create a breach by
Sublandlord of any of the terms or conditions of the Original Lease.

 

4.             Term of Sublease. This
sublease begins on September 1, 2005 and ends on December 31, 2009.

 

5.             Rent. Subtenant
will pay rent in advance on the first day of each month. Subtenant’s first rent
payment will be on September 1, 2005 in the amount of $ 20,000. Subtenant
will pay rent of $ 20,000 per month thereafter.

 

6.             Option to Extend
Sublease. Not applicable.

 

7.             Security Deposit. Not
applicable.

 

8.             Notices From Landlord.
If Landlord notifies Subtenant of any breach of the terms or conditions of
the Original Lease that Subtenant is obligated to perform, Subtenant will
immediately notify Sublandlord in writing. Subtenant will promptly cure any
breach.

 

If Landlord notifies Sublandlord of any breach of the terms or
conditions of the Original Lease that Subtenant is obligated to perform,
Sublandlord will immediately notify Subtenant in writing. Subtenant will
promptly cure any breach.

 

1

 

9.             Subletting and
Assignment. Subtenant will not assign this sublease or further sublet any part of
the premises without the written consent of both Sublandlord and Landlord.
Sublandlord will not unreasonably withhold such consent.

 

10.      Insurance

 

A.           Subtenant will
indemnify Sublandlord and hold Sublandlord harmless from all claims and
liabilities arising because of Subtenant’s failure to meet the terms of the
sublease.

 

B.             Subtenant will carry
public liability insurance; this insurance policy will include Sublandlord and
Landlord as additional insured parties. The public liability coverage for
personal injury will be in at least the following amounts:

 

•                  $
1,000,000 per occurrence.

 

•                  $
2,000,000 in any one year.

 

C.             Subtenant will give
Sublandlord a certificate of insurance for all insurance policies that this
sublease requires subtenant to obtain.

 

11.      Condition of Premises Subtenant
accepts the premises in “as is” condition. Sublandlord need not provide any
repairs or improvements before the lease term begins.

 

12.      Landlord’s Consent. This
sublease will not be effective unless Landlord signs the Landlord’s Consent
attached to this sublease.

 

13.      Disputes

 

Mediation
and Possible Litigation. If a dispute arises, the parties
will try in good faith to settle it through mediation conducted by a mediator
to be mutually selected.

 

The parties will share the costs of the mediator equally. Each party
will cooperate fully and fairly with the mediator and will attempt to reach a
mutually satisfactory compromise to the dispute. If the dispute is not resolved
within 30 days after it is referred to the mediator, either party may take
the matter to court.

 

14.      Additional Agreements. Not
applicable.

 

15.      Entire Agreement. This
is the entire agreement between the parties. It replaces and

 

2

 

supersedes any
and all oral agreements between the parties, as well as any prior writings.

 

16.      Successors and Assignees. This
agreement binds and benefits the heirs, successors, and assignees of the
parties.

 

17.      Notices. All notices
must be in writing. A notice may be delivered to a party at the address
that follows a party’s signature or to a new address that a party designates in
writing. A notice may be delivered:

 

(1) in person

 

(2) by certified mail, or

 

(3) by overnight courier.

 

18.      Governing Law. This
agreement will be governed by and construed in accordance with the laws of the
state of  California.

 

19.      Counterparts. The
parties may sign several identical counterparts of this agreement. Any
fully signed counterpart shall be treated as an original.

 

20.      Modification. This
agreement may be modified only by a writing signed by the party against
whom such modification is sought to be enforced.

 

21.      Waiver. If one party
waives any term or provision of this sublease at any time, that waiver will be
effective only for the specific instance and specific purpose for which the
waiver was given. If either party fails to exercise or delays exercising any of
its rights or remedies under this sublease, that party retains the right to
enforce that term or provision at a later time.

 

22.      Severability. If any
court determines that any provision of this agreement is invalid or
unenforceable, any invalidity or unenforceability will affect only that
provision and will not make any other provision of this agreement invalid or
unenforceable, and shall be modified, amended, or limited only to the extent
necessary to render the provision valid and enforceable.

 

3

 

	
  Dated: August 15, 2005

  
	
   

  
	
  SUBLANDLORD

  
	
   

  
	
  Name of Business: 510 Development
  Corporation

  
	
   

  
	
  a California Corporation

  
	
   

  
	
   

  
	
  By:

  	
  /s/ Brian Ogaz

  	
   

  
	
   

  
	
  Printed Name: Brian Ogaz

  
	
   

  
	
  Title: Vice President

  
	
   

  
	
  Address:

  	
  510 N Robertson Blvd.

  
	
   

  	
   

  
	
   

  	
  Los Angeles, California 90048

  
	
   

  
	
   

  
	
  SUBTENANT

  
	
   

  
	
  Name of Business: Hard Rock Hotel

  
	
   

  
	
  a Nevada Corporation

  
	
   

  
	
   

  
	
  By:

  	
  /s/ James D. Bowen

  	
   

  
	
   

  
	
  Printed Name: James D. Bowen

  
	
   

  
	
  Title: Executive Vice President and Chief
  Financial Officer

  
	
   

  
	
  Address:

  	
  4455 Paradise Road

  
	
   

  	
   

  
	
   

  	
  Las Vegas, Nevada 89109

  
					

 

4Exhibit 10.21

 

April 12, 2006

 

 

VIA FACSIMILE

 

Mr. Peter Morton

510 North Robertson Boulevard

Los Angeles, California  90048

 

Mr. Morton:

 

Reference is made to that certain Amended and Restated Supervisory
Agreement, dated as of October 21, 1997 (the “Agreement”), between Hard
Rock Hotel, Inc., a Nevada corporation (the “Company”), and you.

 

This letter confirms our agreement that, due to the Company’s
application of EITF 99-19 and the resulting reclassification of certain
revenues of the Company on a gross basis, the Company agrees to pay you an
aggregate amount of $536,464 as final settlement and full satisfaction of the Supervisory
Fees (as defined in the Agreement) payable to you under the Agreement for any
and all periods ended prior to, and including, December 31, 2005.

 

After reviewing this letter, please indicate your agreement and
acknowledgment of the foregoing by signing and returning a copy of this letter
by facsimile to the undersigned at (702) 893-5094.

 

	
   

  	
  Very truly yours,

  
	
   

  	
   

  
	
   

  	
  HARD ROCK HOTEL, INC.

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  By:

  	
  /s/ James D. Bowen

  	
   

  
	
   

  	
  Name:

  	
  James D. Bowen

  
	
   

  	
  Title:

  	
  Chief Financial Officer

  

 

 

Agreed and acknowledged as of

the date first written above:

 

 

	
  /s/ Peter A. Morton

  	
   

  
	
  Peter A. MortonExhibit 10.40

 

THIS NOTE IS SUBJECT TO THE TERMS AND CONDITIONS OF A CERTAIN
SUBORDINATION AGREEMENT OF EVEN DATE HEREWITH BY AND AMONG THE MAKER, THE
HOLDER AND OTHERS, AND IS SUBORDINATED AS PROVIDED THEREIN. A COPY OF THE
SUBORDINATION AGREEMENT IS ON FILE AT THE OFFICES OF SPECIAL SITUATIONS FUND,
L.P., 527 MADISON AVENUE, 26TH FLOOR, NEW YORK, NEW YORK 10022.

 

2006 AMENDED AND RESTATED SECURED PROMISSORY NOTE

 

	
  $982,243.40

  	
  Irvine, CA

  
	
   

  	
  March 31,
  2006

  

 

WHEREAS, Wireless Billing Systems, a California corporation (“Wireless
Billing;” “Maker”), executed that certain Secured Promissory Note dated May 26,
1999, in the principal amount of Two Million Two Hundred Thirty-Eight Thousand
Two Hundred Forty-Two Dollars ($2,238,242.00) in favor of Corsair Communications, Inc.
(“Corsair”) (the “Original Note”); and

 

WHEREAS, Wireless Billing executed that certain Note Agreement dated as
of January 1, 2001 (the “Note Agreement”), and that certain Amended and
Restated Secured Promissory Note on January 1, 2001, in the principal
amount of One Million Six Hundred Ninety-Six Thousand Three Hundred Ninety-Four
Dollars and Eighteen Cents ($1,696,394.18) in favor of Corsair (together, the “January 2001
Amended Note”); and

 

WHEREAS, Wireless Billing and Corsair executed a letter agreement dated
December 20, 2001, revising the terms of the January 2001 Amended
Note. The January 2001 Amended Note, as amended by said letter agreement
(the “December 2001 Amended Note”), amended and restated the Original
Note; and

 

WHEREAS, Lightbridge, Inc. (“Holder”) succeeded to the assets and
liabilities of Corsair by way of merger; and

 

WHEREAS, Maker executed that certain 2002 Amended and Restated Secured
Promissory Note dated December 27, 2002, in the principal amount of One
Million Seven Hundred Twenty-Two Thousand Four Hundred Seventeen Dollars
($1,722,417.00) in favor of Holder (the “2002 Amended Note”), which amended and
restated the December 2001 Amended Note; and

 

WHEREAS, Maker executed that certain 2004 Amended and Restated Secured
Promissory Note dated March 27, 2004, in the principal amount of One
Million Five Hundred Nine Thousand Nine Hundred Nineteen Dollars ($1,509,919)
in favor of Holder (the “2004 Amended Note”), which amended and restated the December 2002
Amended Note;

 

WHEREAS, Maker executed that certain 2005 Amended and Restated Secured
Promissory Note dated June 30, 2005, in the principal amount of Nine
Hundred Eighty Two Thousand Two Hundred Forty Three Dollars and Forty Cents
($982,243.40) in favor of Holder (the “2005 Amended Note”), which amended and
restated the March 2004 Amended Note; and

 

 

WHEREAS, the balance of all outstanding principal and accrued but
unpaid interest under the 2005 Amended Note on the date hereof is $982,243.40
and the 2005 Amended Note matures on January 1, 2010; and

 

WHEREAS, Maker and Holder desire to amend and restate the 2005 Amended
Note as provided herein;

 

NOW THEREFORE:

 

FOR VALUE RECEIVED, Maker hereby promises to pay to the order of
Holder, at 30 Corporate Drive, Burlington, Massachusetts 01803, or at such
other place as Holder may designate from time to time in writing, in
lawful money of the United States of America and in immediately available
funds, the principal amount of Nine Hundred Eighty Two Thousand Two Hundred
Forty Three Dollars and Forty Cents ($982,243.40), together with interest
accrued on the unpaid principal amount hereof from the date hereof at the rate
of eight percent (8%) per annum, compounded annually, payable as follows:

 

(i)            Twelve monthly
installments of Six Thousand Five Hundred Forty Eight Dollars and Twenty Nine
Cents ($6,548.29) each, commencing on January 1, 2006 and ending on December 1,
2006 (the “Initial Term”).

 

(ii)           Maker shall pay to
Holder all outstanding principal and accrued but unpaid interest existing
hereunder as of January 1, 2007, in fifty eight monthly installments of
Twenty Thousand Dollars ($20,000.00) each, and one monthly payment of Thirteen
Thousand Eight Hundred Fifty Three Dollars and Ninety Eight Cents ($13,853.98),
each in the amount necessary to cause all outstanding principal and accrued and
unpaid interest to be repaid in full as of December 1, 2011 (the “Maturity
Date”), commencing on January 1, 2006, and ending on the Maturity Date.”

 

Upon payment in full of the outstanding principal and all accrued but
unpaid interest thereon, this 2006 Amended and Restated Secured Promissory Note
(“2006 Amended Note”) shall be surrendered to Maker for cancellation.

 

Except as otherwise set forth herein, all payments on this 2006 Amended
Note shall be applied first against accrued and unpaid interest and then
against the outstanding principal. Maker shall have the right to prepay all or
any portion of the principal obligation hereunder without penalty at any time
or from time to time.

 

Maker hereby waives presentment, demand for payment, notice, protest
and all other demands and notices in connection with the delivery, acceptance,
performance, default or enforcement of this 2006 Amended Note. Maker hereby
promises to pay on demand all reasonable legal fees and other costs and
expenses paid or incurred by Holder in enforcing or collecting this 2006
Amended Note.

 

The occurrence of any of the following events is an “Event of Default”
hereunder:

 

2

 

(a)   Maker
fails to pay when due any payments under this 2006 Amended Note, which failure
remains unremedied for five (5) business days following Maker’s receipt of
written notice from Holder of any such non-payment(s).

 

(b)   Without
the application or consent of Maker (i) a receiver, trustee, custodian or
similar officer is appointed for Maker or for any substantial part of
Maker’s property, or (ii) any bankruptcy, insolvency, reorganization or
liquidation proceedings or other proceedings for relief under any bankruptcy
law or any law for the relief of debtors under the laws of any jurisdiction is
instituted (by petition, application, or otherwise) against Maker and such
appointment or proceedings remains unstayed or undismissed for a period of
ninety (90) days.

 

(c)   In
a transaction or a series of related transactions, (i) the sale of
all or substantially all of the assets of Maker, or (ii) any merger,
consolidation, reorganization or recapitalization of Maker; provided, however,
that such a merger, consolidation, reorganization or recapitalization of Maker (A) whereby
Primal Solutions, Inc. (“Primal”), a Delaware corporation, continues to
own 66 2/3% or more of the voting power in the surviving company following such
transaction or transactions and the tangible net worth (as determined in
accordance with generally accepted accounting principles consistently applied)
of Maker following such transaction or transactions is not less than the
tangible net worth of Maker immediately prior to such transaction or transactions,
or (B) with and into Primal shall not be deemed to be an Event of Default.

 

(d)   Any
sale of the then outstanding common stock of Maker that results in Primal
holding less than a 66 2/3% equity or voting interest in Maker.

 

(e)   Maker
(i) admits in writing Maker’s inability to pay Maker’s debts when due, (ii) makes
an assignment for the benefit of creditors, (iii) applies for or consents
to the appointment of any receiver, trustee, custodian or similar officer for
Maker or for any substantial part of Maker’s property, or (iv) institutes
(by petition, application, or otherwise) or consents to any bankruptcy,
insolvency, reorganization or liquidation proceedings or other proceedings from
relief under any bankruptcy law or any law for the relief of debtors under the
laws of any jurisdiction against Maker.

 

Upon the occurrence of any Event of Default, all obligations hereunder
shall become immediately due and payable.

 

In case any Event of Default shall have occurred, Holder may proceed
to protect and enforce its rights hereunder by suit in equity, action at law or
any other appropriate proceeding.

 

Neither any course of dealing by Holder nor any failure or delay by
Holder to exercise any right, power or privilege hereunder shall operate as a
waiver hereunder, and any single or partial exercise of any such right, power
or privilege shall not preclude any later exercise thereof or any exercise of
any other right, power or privilege hereunder. No covenant, obligation or other
provision hereof may be waived by Holder and no consent contemplated
hereby may be given by Holder other than in a writing signed by Holder
explicitly waiving such covenant,

 

3

 

obligation or
provision or giving such consent. If at any time any applicable usury law would
ever render usurious any amounts called for hereunder, then it is Holder’s and
Maker’s express intention that Maker shall not be required to pay interest on
this 2006 Amended Note at a rate in excess of the maximum lawful rate, that the
provisions of this paragraph shall control over all other provisions of this
2006 Amended Note which may be in apparent conflict hereunder, that such
excess amount shall be immediately credited on the principal balance of this
2005 Amended Note (or, if this 2006 Amended Note has been fully paid, refunded
by Holder to Maker), and the provisions hereof shall be immediately reformed
and the amounts thereafter collectible under this 2006 Amended Note reduced,
without the necessity of the execution of any further documents, so as to
comply with the then-applicable law, but so as to permit the recovery of the
fullest amount otherwise called for hereunder. Any such crediting or refund
shall not cure or waive any default by Maker under this 2006 Amended Note. If
at any time following any reduction in the interest rate payable by Maker there
remains unpaid any principal amount under this 2006 Amended Note and the
maximum interest rate allowed by applicable law is increased or eliminated,
then the interest rate payable under this 2006 Amended Note shall be
readjusted, to the extent not prohibited by applicable law, so that the total
dollar amount of interest payable hereunder shall be equal to the dollar amount
of interest which would have been paid by Maker without giving effect to the
reduction in interest resulting from compliance with applicable usury laws.

 

This 2006 Amended Note amends and restates (and does not constitute an
extinguishment or novation of) the Original Note, the December 2001
Amended Note, the 2002 Amended Note, the 2004 Amended Note, and the 2005
Amended Note, copies of which are attached hereto as Exhibits A, B, C, D, and E
respectively, and each of which is hereby acknowledged by Maker as a true,
correct, and complete copy of the original. This 2006 Amended Note amends and
restates the Original Note, the December 2001 Amended Note, the 2002
Amended Note, the 2004 Amended Note, and the 2005 Amended Note and does not
evidence or effect a refinancing of all or any portion of the indebtedness evidenced
thereby, a release or relinquishment of the priority of the security interest
of Holder in any assets (real and personal) of Maker, including without
limitation pursuant to the Security Agreement (as hereinafter defined).

 

This 2006 Amended Note may not be changed, modified, amended or
terminated except in a writing signed by Maker and Holder. The covenants and
agreements contained in this 2006 Amended Note shall bind Maker, and the rights
hereunder shall inure to the benefit of the respective successors and assigns
of Holder. This 2006 Amended Note shall not be transferred or assigned to any
third party, except:

 

(1)  By Holder upon the prior written consent of Maker, which
consent shall not be unreasonably withheld;

 

(2)  By Holder pursuant to (i) the sale of more than 33 1/3%
of the then outstanding common stock of Holder, (ii) the sale of all or
substantially all of the assets of Holder, or (iii) any merger,
consolidation, reorganization or recapitalization of Holder, exclusive of any
merger, consolidation, reorganization or recapitalization whereby stockholders
prior to such transactions continue to own more than 66 2/3% of the voting
power in the surviving company following such transactions; and

 

(3)  By Holder to any of its affiliates;

 

4

 

Provided,
however, in no event shall Holder transfer or assign this 2006 Amended
Note to any person or entity engaging in any
business which is or may be competitive with the business of Maker or any
of its affiliates. For the purposes hereof, the “business
of Maker or any its affiliates” shall mean (i) the development, licensing,
rental, marketing or selling of software that performs mediation, rating or
billing functions for communication service providers, and (ii) upon Maker’s
written notice to Holder, such other business(es) as Maker or any of its
affiliates may engage in from time to time. In the event that Holder
transfers or assigns this 2005 Amended Note pursuant to paragraphs (2) or (3) above,
Holder shall provide Maker with prompt written notice of such transfer or
assignment.

 

This 2006 Amended Note shall be governed by, interpreted under, and
construed and enforced in accordance with, the laws of the State of California.

 

The indebtedness evidenced by this 2006 Amended Note is secured by and
pursuant to that certain Security Agreement, dated as of May 26, 1999,
between Wireless Billing and Corsair (the “Security Agreement”).

 

[THE REMAINDER OF THIS PAGE LEFT
BLANK INTENTIONALLY]

 

5

 

IN WITNESS
WHEREOF, the undersigned have executed this 2006 Amended Note as an instrument
under seal as of the date first set forth above.

 

 

	
   

  	
  “MAKER:”

  
	
   

  	
   

  	
   

  
	
   

  	
  WIRELESS
  BILLING SYSTEMS

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  William C.
  Bousema

  
	
   

  	
   

  	
  Chief Financial
  Officer

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  “HOLDER:”

  
	
   

  	
   

  	
   

  
	
   

  	
  LIGHTBRIDGE, INC.

  
	
   

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
  By:

  	
   

  	
   

  
	
   

  	
   

  	
  Print Name:

  
	
   

  	
   

  	
  Title:

  

 

6

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