Document:

Exhibit
10.20

 

BRITANNIA
LIFE SCIENCE CENTER

 

LEASE

 

This
Lease (the “Lease”), dated as of the date set forth in Section 1 of the Summary of Basic Lease Information
(the “Summary”), below, is made by and between BAYSIDE ACQUISITION, LLC, a Delaware limited liability company
(“Landlord”), and BLADE THERAPEUTICS, INC., a Delaware corporation (“Tenant”).

 

SUMMARY
OF BASIC LEASE INFORMATION

 

	TERMS
    OF LEASE	 	 	 	DESCRIPTION 
	 	 	 	 	 	 	 
	1.	 	Date:	 	 	 	April
    28, 2016. 
	 	 	 	 	 	 	 
	2.	 	Premises
    	 	 	 	 
	 	 	(Article
    1).	 	 	 	 
	 	 	 	 	 	 	 
	 	 	2.1	 	Building:	 	442
    Littlefield Avenue South San Francisco, California Containing approximately 24,351 rentable square feet of space (“RSF”).
	 	 	 	 	 	 	 
	 	 	2.2	 	Premises:	 	Approximately
    24,351 rentable square feet of space consisting of the entire Building, as further set forth in Exhibit A to the Lease.
	 	 	 	 	 	 	 
	3.	 	Lease
    Term	 	 	 	 
	 	 	(Article
    2).	 	 	 	 
	 	 	 	 	 	 	 
	 	 	3.1	 	Length
    of Term:	 	Seventy-two
    (72) months.
	 	 	 	 	 	 	 
	 	 	3.2	 	Lease
    Commencement Date:	 	The
    earlier to occur of (i) June 1, 2016, and (ii) the date upon which Tenant commences to conduct business from the Premises.
	 	 	 	 	 	 	 
	 	 	3.3	 	Lease
    Expiration Date:	 	The
    day immediately preceding the seventy-second (72nd) monthly anniversary of the Lease Commencement Date. 

 

	4.	Base
    Rent (Article 3):

 

	 	 	 	 	 	Monthly	 	 	 	 
	 	 	Annual	 	 	Installment	 	 	Monthly
    Base	 
	Lease
    Months	 	Base
    Rent	 	 	of
    Base Rent	 	 	Rent
    per RSF	 
	1
    – 12*	 	$	1,256,511.60	 	 	$	104,709.30	 	 	$	4.30	 
	13
    - 24	 	$	1,300,343.40	 	 	$	108,361.95	 	 	$	4.45	 
	25
    - 36	 	$	1,345,855.42	 	 	$	112,154.62	 	 	$	4.61	 
	37
    - 48	 	$	1,392,960.36	 	 	$	116,080.03	 	 	$	4.77	 
	49
    - 60	 	$	1,441,713.97	 	 	$	120,142.83	 	 	$	4.93	 
	61
    - 72	 	$	1,492,173.96	 	 	$	124,347.83	 	 	$	5.11	 

 

		*	In
                                            the event the “Funding Condition” (as that term is defined in Section 1.3 below)
                                            is satisfied by Tenant during the calendar year 2016, then Tenant shall have no obligation
                                            to pay any Base Rent attributable to the first three (3) months of the calendar year 2016
                                            following the month during which Tenant satisfies the Funding Condition. In the event Tenant
                                            does not satisfy the Funding Condition during the calendar year 2016, then the foregoing
                                            abatement of Base Rent shall be null, void and of no further force or effect.

 

    
	 	 	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

	5.	 	Tenant
    Improvements	 	None.
	 	 	(Exhibit
    B):	 	 
	 	 	 	 	 
	6.	 	Tenant’s
    Share	 	One
    hundred percent (100%).
	 	 	(Article
    4):	 	 
	 	 	 	 	 
	7.	 	Permitted
    Use

    (Article 5):	 	The
    Premises shall be used only for general office, research and development, engineering, laboratory, assembly, storage and/or warehouse
    uses, including, but not limited to, administrative offices and other lawful uses reasonably related to or incidental to such specified
    uses, all (i) consistent with first class life sciences projects in South San Francisco, California (“First Class Life Sciences
    Projects”), and (ii) in compliance with, and subject to, applicable laws and the terms of this Lease.
	 	 	 	 	 
	8.	 	Amount
    of Security Deposit 

    or Letter of Credit (Article 21):	 	$248,695.66.
	 	 	 	 	 
	9.	 	Parking
    

(Article
    28):	 	2.8
    unreserved parking spaces for every 1,000 RSF of the Premises, subject to the terms of Article 28 of the Lease.
	 	 	 	 	 
	10.	 	Address
    of Tenant

    (Section 29.18):	 	400
    Oyster Point Blvd., Suite 400 South San Francisco, California 94080 Attention: Chief Executive Officer (Prior to Lease Commencement
    Date)
	 	 	 	 	 
	 	 	 	 	and
	 	 	 	 	 
	 	 	 	 	442
                                            Littlefield Avenue

    South
    San Francisco, California 94080 Attention: Chief Executive Officer (After Lease Commencement Date)

	 	 	 	 	 
	11.
     	 	Address
    of Landlord

    (Section 29.18):	 	See
    Section 29.18 of the Lease.
	 	 	 	 	 
	12.	 	Broker(s)

    (Section 29.24):	 	CBRE,
    Inc.

 

    
	 	 	[Britannia Life Science Center]
	 	- 2 -	[Blade Therapeutics, Inc.] 

     

    

 

1.
PREMISES, BUILDING, PROJECT, AND COMMON AREAS

 

1.1
Premises, Building, Project and Common Areas.

 

1.1.1
The Premises. Landlord hereby leases to Tenant and Tenant hereby leases from Landlord the premises set forth in Section
2.2 of the Summary (the “Premises”). The outline of the Premises is set forth in Exhibit A attached hereto.
The outline of the “Building” and the “Project,” as those terms are defined in Section 1.1.2 below, are
further depicted on the Site Plan attached hereto as Exhibit A. The parties hereto agree that the lease of the Premises
is upon and subject to the terms, covenants and conditions herein set forth, and Tenant covenants as a material part of the consideration
for this Lease to keep and perform each and all of such terms, covenants and conditions by it to be kept and performed. The parties hereto
hereby acknowledge that the purpose of Exhibit A is to show the approximate location of the Premises only, and such Exhibit
is not meant to constitute an agreement, representation or warranty as to the construction of the Premises, the precise area thereof
or the specific location of the “Common Areas,” as that term is defined in Section 1.1.3, below, or the elements thereof
or of the accessways to the Premises or the “Project,” as that term is defined in Section 1.1.2, below, and that the
square footage of the Premises shall be as set forth in Section 2.1 of the Summary of Basic Lease Information. Except as specifically
set forth in this Lease, Landlord shall not be obligated to provide or pay for any improvement work or services related to the improvement
of the Premises. Tenant also acknowledges that neither Landlord nor any agent of Landlord has made any representation or warranty regarding
the condition of the Premises, the Building or the Project or with respect to the suitability of any of the foregoing for the conduct
of Tenant’s business, except as specifically set forth in this Lease. For purposes of Section 1938 of the California Civil Code,
Landlord hereby discloses to Tenant, and Tenant hereby acknowledges, that the Building and Premises have not undergone inspection by
a Certified Access Specialist (CASp). Landlord shall deliver the Premises to Tenant in good, vacant, broom clean condition and otherwise
in the same condition as of the date of this Lease, in compliance with all laws, with the roof water-tight and shall cause the plumbing,
electrical systems, fire sprinkler system, lighting, and all other building systems serving the Premises in good operating condition
and repair on or before the Lease Commencement Date, or such earlier date as Landlord and Tenant mutually agree. Provided Tenant continues
to utilize existing entrances for required means of egress from the Building, Landlord will be responsible for making modifications to
the exterior of the Building, the existing Building entrances, and all exterior Common Areas (including required striping and handicapped
spaces in the parking areas) as required to cause such areas to be in compliance with ADA and parking requirements, to the extent required
to allow the legal occupancy of the Premises or completion of any proposed Alterations by Tenant. If changes to the existing Building
entrances, or any exterior Common Areas (including required striping and handicapped spaces in the parking areas) are required by applicable
laws based on Tenant making changes to the exiting configuration of the Building as of the date of this Lease, then Landlord and Tenant
shall each bear fifty percent (50%) of such costs.

 

1.1.2The
Building and The Project. The Premises constitutes the entire building set forth in Section 2.1 of the Summary (the “Building”).
The Building is part of an office/laboratory project currently known as “Britannia Life Science Center.” The term “Project,”
as used in this Lease, shall mean (i) the Building and the Common Areas, (ii) the land (which is improved with landscaping, parking
facilities and other improvements) upon which the Building and the Common Areas are located, (iii) the other office/laboratory buildings
located at Britannia Life Science Center, and the land upon which such adjacent office/laboratory buildings are located, and (iv) at
Landlord’s discretion, any additional real property, areas, land, buildings or other improvements added thereto outside of the
Project (provided that any such additions do not increase Tenant’s obligations under this Lease).

 

1.1.3
Common Areas. Tenant shall have the non-exclusive right to use in common with other tenants in the Project, and subject
to the rules and regulations referred to in Article 5 of this Lease, those portions of the Project which are provided, from time
to time, for use in common by Landlord, Tenant and any other tenants of the Project (such areas, together with such other portions of
the Project designated by Landlord, in its discretion, are collectively referred to herein as the “Common Areas”). Landlord
shall maintain and operate the Common Areas, including all sprinkler and other systems serving the Common Areas, in a first class manner,
and the use thereof shall be subject to such rules, regulations and restrictions as Landlord may reasonably make from time to time. Landlord
reserves the right to close temporarily, make alterations or additions to, or change the location of elements of the Project and the
Common Areas, provided that in connection therewith Landlord will use commercially reasonable efforts to minimize any interference with
Tenant’s use of and access to the Premises and parking areas.

 

    
	 	 	[Britannia Life Science Center]
	 	- 3 -	[Blade Therapeutics, Inc.] 

     

    

 

1.2Rentable
Square Feet of Premises. The rentable square footage of the Premises is hereby deemed to be as set forth in Section 2.2
of the Summary, and shall not be subject to measurement or adjustment during the Lease Term.

 

1.3
Funding Condition. If Tenant is unable to demonstrate to Landlord’s satisfaction, in Landlord’s reasonable
discretion, that on or before the date which is one hundred twenty (120) days following the Lease Commencement Date, Tenant has raised
an additional $20,000,000.00 or more in “Series A” or “Series B” funding (the “Funding Condition”),
then Landlord shall have the ongoing right to terminate this Lease upon not less than forty-five (45) days prior written notice to
Tenant (the “Funding Condition Termination”), which right must be exercised, if at all, prior to the earlier to occur
of (i) the last day of the thirtieth (30th) month of the Lease Term and (ii) Tenant provides evidence to Landlord’s
satisfaction, in Landlord’s reasonable discretion, that Tenant has satisfied the Funding Condition.

 

1.4
Kalobios Lease. [[TO BE CONFIRMED: Landlord represents that (a) the Premises were previously leased to Kalobios Pharmaceuticals,
Inc. (“Kalobios”), (b) such lease and all rights of Kalobios to the Premises have been terminated, (c) Kalobios has
vacated the Premises and (d) none of Kalobios, its trustee nor its creditors have made or threatened to make any claims against Landlord
or the Premises.]]

 

2. 
LEASE TERM; OPTION TERM

 

2.1
Lease Term. The terms and provisions of this Lease shall be effective as of the date of this Lease. The term of this Lease
(the “Lease Term”) shall be as set forth in Section 3.1 of the Summary, shall commence on the date set forth
in Section 3.2 of the Summary (the “Lease Commencement Date”), and shall terminate on the date set forth in
Section 3.3 of the Summary (the “Lease Expiration Date”) unless this Lease is sooner terminated as hereinafter
provided. For purposes of this Lease, the term “Lease Year” shall mean each consecutive twelve (12) month period during
the Lease Term. At any time during the Lease Term, Landlord may deliver to Tenant a notice in the form as set forth in Exhibit
C, attached hereto, as a confirmation only of the information set forth therein, which Tenant shall execute and return to Landlord
within five (5) business days of receipt thereof. Notwithstanding the foregoing, if Landlord has not delivered possession of the Premises
in the condition required by Section 1.1.1, above, (1) on or before July 1, 2016, then, as Tenant’s sole remedy for such delay,
the date Tenant is otherwise obligated to commence payment of rent shall be delayed by one day for each two (2) days that the delivery
date is delayed beyond such date, (2) on or before August 1, 2016, then, as Tenant’s sole remedy for such delay (in addition to
the delay in subpart (1)), the date Tenant is otherwise obligated to commence payment of rent shall be delayed by one additional day
for each day that the delivery date is delayed beyond such date, or (3) October 1, 2016, then, Tenant shall also have the right to terminate
this Lease by written notice thereof to Landlord, whereupon any monies previously paid by Tenant to Landlord shall be reimbursed to Tenant.
The foregoing dates shall be extended to the extent of any delays in delivery of possession caused by war, terrorism, acts of God, natural
disaster, civil unrest, governmental strike or area-wide or industry-wide labor disputes, inability to obtain services, labor, or materials
or reasonable substitutes therefor, or delays due to utility companies that are not the result of any action or inaction of Landlord.
Landlord shall allow Tenant access to the Premises prior to the Lease Commencement Date for the purpose of Tenant installing equipment,
furniture or fixtures (including Tenant’s data and telephone equipment) in the Premises and any other purpose necessary to ready
the Premises for Tenant’s occupancy (but not for conducting business) without payment of Rent. Prior to Tenant’s entry into
the Premises, Tenant shall submit a schedule to Landlord for approval, which schedule shall detail the timing and purpose of Tenant’s
entry. Tenant shall hold Landlord harmless from and indemnify, protect and defend Landlord against any loss or damage to the Building
or Premises and against injury to any persons caused by Tenant’s actions pursuant to this Section 2.1.

 

2.2 Option
Terms.

 

2.2.1
Option Right. Landlord hereby grants to the originally named Tenant herein (“Original Tenant”), and
its “Permitted Assignees”, as that term is defined in Section 14.8, below, one (1) option to extend the Lease Term
for a period of five (5) years (the “Option Term”), which option shall be irrevocably exercised only by written notice
delivered by Tenant to Landlord not more than twelve (12) months nor less than nine (9) months prior to the expiration of the initial
Lease Term, provided that the following conditions (the “Option Conditions”) are satisfied: (i) as of the date of
delivery of such notice, Tenant is not in default under this Lease, after the expiration of any applicable notice and cure period; (ii)
Tenant has not previously been in default under this Lease, after the expiration of any applicable notice and cure period, more than
twice in the twelve (12) month period prior to the date of Tenant’s attempted exercise; and (iii) the Lease then remains in full
force and effect. Landlord may, at Landlord’s option, exercised in Landlord’s sole and absolute discretion, waive any of
the Option Conditions in which case the option, if otherwise properly exercised by Tenant, shall remain in full force and effect. Upon
the proper exercise of such option to extend, and provided that Tenant satisfies all of the Option Conditions (except those, if any,
which are waived by Landlord), the Lease Term, as it applies to the Premises, shall be extended for a period of five (5) years. The rights
contained in this Section 2.2 shall be personal to Original Tenant and any Permitted Assignees, and may be exercised by Original
Tenant or such Permitted Assignees (and not by any other assignee, sublessee or other “Transferee,” as that term is defined
in Section 14.1 of this Lease, of Tenant’s interest in this Lease).

 

    
	 	 	[Britannia Life Science Center]
	 	- 4 -	[Blade Therapeutics, Inc.] 

     

    

 

2.2.2
Option Rent. The annual Rent payable by Tenant during the Option Term (the “Option Rent”) shall be equal
to the “Fair Rental Value,” as that term is defined below, for the Premises as of the commencement date of the Option Term.
The “Fair Rental Value,” as used in this Lease, shall be equal to the annual rent per rentable square foot (including
additional rent and considering any “base year” or “expense stop” applicable thereto), including all escalations,
at which tenants (pursuant to leases consummated within the twelve (12) month period preceding the first day of the Option Term), are
leasing non-sublease, non-encumbered, non-equity space which is not significantly greater or smaller in size than the subject space,
with a comparable level of improvements (excluding any property that Tenant would be allowed to remove from the Premises at the termination
of the Lease), for a comparable lease term, in an arm’s length transaction, which comparable space is located in the “Comparable
Buildings,” as that term is defined in this Section 2.2.2, below (transactions satisfying the foregoing criteria shall be
known as the “Comparable Transactions”), taking into consideration the following concessions (the “Concessions”):
(a) rental abatement concessions, if any, being granted such tenants in connection with such comparable space; (b) tenant improvements
or allowances provided or to be provided for such comparable space, and taking into account the value, if any, of the existing improvements
in the subject space, such value to be based upon the age, condition, design, quality of finishes and layout of the improvements and
the extent to which the same can be utilized by a general office/lab user other than Tenant; and (c) other reasonable monetary concessions
being granted such tenants in connection with such comparable space; provided, however, that in calculating the Fair Rental Value, no
consideration shall be given to the fact that Landlord is or is not required to pay a real estate brokerage commission in connection
with Tenant’s exercise of its right to extend the Lease Term, or the fact that landlords are or are not paying real estate brokerage
commissions in connection with such comparable space. The Concessions shall be reflected in the effective rental rate (which effective
rental rate shall take into consideration the total dollar value of such Concessions as amortized on a straight-line basis over the applicable
term of the Comparable Transaction (in which case such Concessions evidenced in the effective rental rate shall not be granted to Tenant))
payable by Tenant. The term “Comparable Buildings” shall mean the Building and those other life sciences buildings
which are comparable to the Building in terms of age (based upon the date of completion of construction or major renovation of to the
building), quality of construction, level of services and amenities, size and appearance, and are located in South San Francisco, California
and the surrounding commercial area.

 

2.2.3 Determination
of Option Rent. In the event Tenant timely and appropriately exercises an option to extend the Lease Term, Landlord shall notify
Tenant of Landlord’s determination of the Option Rent within thirty (30) days thereafter. If Tenant, on or before the date which
is ten (10) days following the date upon which Tenant receives Landlord’s determination of the Option Rent, in good faith objects
to Landlord’s determination of the Option Rent, then Landlord and Tenant shall attempt to agree upon the Option Rent using their
best good-faith efforts. If Landlord and Tenant fail to reach agreement within ten (10) days following Tenant’s objection to the
Option Rent (the “Outside Agreement Date”), then Tenant shall have the right to withdraw its exercise of the option
by delivering written notice thereof to Landlord within five (5) days thereafter, in which event Tenant’s right to extend the Lease
pursuant to this Section 2.2 shall be of no further force or effect. If Tenant does not withdraw its exercise of the extension
option, each party shall make a separate determination of the Option Rent, as the case may be, within ten (10) days after the Outside
Agreement Date, and such determinations shall be submitted to arbitration in accordance with Sections 2.2.3.1 through 2.2.3.7,
below. If Tenant fails to object to Landlord’s determination of the Option Rent within the time period set forth herein, then
Tenant shall be deemed to have accepted Landlord’s determination of Option Rent.

 

    
	 	 	[Britannia Life Science Center]
	 	- 5 -	[Blade Therapeutics, Inc.] 

     

    

 

2.2.3.1
Landlord and Tenant shall each appoint one arbitrator who shall be a real estate appraiser who shall have been active over the five (5)
year period ending on the date of such appointment in the appraisal of other class A life sciences buildings located in the South San
Francisco market area. The determination of the arbitrators shall be limited solely to the issue of whether Landlord’s or Tenant’s
submitted Option Rent is the closest to the actual Option Rent, taking into account the requirements of Section 2.2.2 of this
Lease, as determined by the arbitrators. Each such arbitrator shall be appointed within fifteen (15) days after the Outside Agreement
Date. Landlord and Tenant may consult with their selected arbitrators prior to appointment and may select an arbitrator who is favorable
to their respective positions. The arbitrators so selected by Landlord and Tenant shall be deemed “Advocate Arbitrators.”

 

2.2.3.2
The two (2) Advocate Arbitrators so appointed shall be specifically required pursuant to an engagement letter within ten (10) days of
the date of the appointment of the last appointed Advocate Arbitrator to agree upon and appoint a third arbitrator (“Neutral
Arbitrator”) who shall be qualified under the same criteria set forth hereinabove for qualification of the two Advocate Arbitrators,
except that neither the Landlord or Tenant or either parties’ Advocate Arbitrator may, directly or indirectly, consult with the
Neutral Arbitrator prior or subsequent to his or her appearance. The Neutral Arbitrator shall be retained via an engagement letter jointly
prepared by Landlord’s counsel and Tenant’s counsel.

 

2.2.3.3
The three arbitrators shall, within thirty (30) days of the appointment of the Neutral Arbitrator, reach a decision as to whether the
parties shall use Landlord’s or Tenant’s submitted Option Rent, and shall notify Landlord and Tenant thereof.

 

2.2.3.4
The decision of the majority of the three arbitrators shall be binding upon Landlord and Tenant.

 

2.2.3.5
If either Landlord or Tenant fails to appoint an Advocate Arbitrator within fifteen (15) days after the Outside Agreement Date, then
either party may petition the presiding judge of the Superior Court of San Mateo County to appoint such Advocate Arbitrator subject to
the criteria in Section 2.2.3.1 of this Lease, or if he or she refuses to act, either party may petition any judge having jurisdiction
over the parties to appoint such Advocate Arbitrator.

 

2.2.3.6
If the two (2) Advocate Arbitrators fail to agree upon and appoint the Neutral Arbitrator, then either party may petition the presiding
judge of the Superior Court of San Mateo County to appoint the Neutral Arbitrator, subject to criteria in Section 2.2.3.1 of this
Lease, or if he or she refuses to act, either party may petition any judge having jurisdiction over the parties to appoint such arbitrator.

 

2.2.3.7
The cost of the arbitration shall be paid by Landlord and Tenant equally.

 

2.2.3.8
In the event that the Option Rent shall not have been determined pursuant to the terms hereof prior to the commencement of the Option
Term, Tenant shall be required to pay the Option Rent initially provided by Landlord to Tenant, and upon the final determination of the
Option Rent, the payments made by Tenant shall be reconciled with the actual amounts of Option Rent due, and the appropriate party shall
make any corresponding payment to the other party.

 

3. BASE
RENT Tenant shall pay, without prior notice or demand, to Landlord at the address set forth in Section 4 of the Summary, or,
at Landlord’s option, at such other place as Landlord may from time to time designate in writing, by a check for currency which,
at the time of payment, is legal tender for private or public debts in the United States of America, base rent (“Base Rent”)
as set forth in Section 4 of the Summary, payable in equal monthly installments as set forth in Section 4 of the Summary
in advance on or before the first day of each and every calendar month during the Lease Term, without any setoff or deduction whatsoever.
The Base Rent for the first full month of the Lease Term shall be paid at the time of Tenant’s execution of this Lease. If any
Rent payment date (including the Lease Commencement Date) falls on a day of the month other than the first day of such month or if any
payment of Rent is for a period which is shorter than one month, the Rent for any fractional month shall accrue on a daily basis for
the period from the date such payment is due to the end of such calendar month or to the end of the Lease Term at a rate per day which
is equal to 1/365 of the applicable annual Rent. All other payments or adjustments required to be made under the terms of this Lease
that require proration on a time basis shall be prorated on the same basis.

 

    
	 	 	[Britannia Life Science Center]
	 	- 6 -	[Blade Therapeutics, Inc.] 

     

    

 

4.
ADDITIONAL RENT

 

4.1
General Terms.

 

4.1.1
Direct Expenses; Additional Rent. In addition to paying the Base Rent specified in Article 3 of this Lease, Tenant
shall pay during the Lease Term “Tenant’s Share” of the annual “Direct Expenses,” as those
terms are defined in Sections 4.2.6 and 4.2.2 of this Lease, respectively, allocable to the Building as described in Section
4.3. Such payments by Tenant, together with any and all other amounts payable by Tenant to Landlord pursuant to the terms of this
Lease, are hereinafter collectively referred to as the “Additional Rent”, and the Base Rent and the Additional Rent
are herein collectively referred to as “Rent.” All amounts due under this Article 4 as Additional Rent shall
be payable for the same periods and in the same manner as the Base Rent. Without limitation on other obligations of Tenant which survive
the expiration of the Lease Term, the obligations of Tenant to pay the Additional Rent provided for in this Article 4 shall survive
the expiration of the Lease Term.

 

4.1.2
Triple Net Lease. Landlord and Tenant acknowledge that, to the extent provided in this Lease, it is their intent and agreement
that this Lease be a “TRIPLE NET” lease and that as such, the provisions contained in this Lease are intended to pass
on to Tenant or reimburse Landlord for the costs and expenses reasonably associated with this Lease, the Building and the Project, and
Tenant’s operation therefrom to the extent provided in this Lease. To the extent such costs and expenses payable by Tenant cannot
be charged directly to, and paid by, Tenant, such costs and expenses shall be paid by Landlord but reimbursed by Tenant as Additional
Rent.

 

4.2
Definitions of Key Terms Relating to Additional Rent. As used in this Article 4, the following terms shall have
the meanings hereinafter set forth:

 

4.2.1
Intentionally Deleted.

 

4.2.2
“Direct Expenses” shall mean “Operating Expenses” and “Tax Expenses.”

 

4.2.3
“Expense Year” shall mean each calendar year in which any portion of the Lease Term falls, through and including the
calendar year in which the Lease Term expires, provided that Landlord, upon notice to Tenant, may change the Expense Year from time to
time to any other twelve (12) consecutive month period, and, in the event of any such change, Tenant’s Share of Direct Expenses
shall be equitably adjusted for any Expense Year involved in any such change.

 

    
	 	 	[Britannia Life Science Center]
	 	- 7 -	[Blade Therapeutics, Inc.] 

     

    

 

4.2.4
“Operating Expenses” shall mean all expenses, costs and amounts of every kind and nature which Landlord pays or accrues
during any Expense Year because of or in connection with the ownership, management, maintenance, security, repair, replacement, restoration
or operation of the Project, or any portion thereof. Without limiting the generality of the foregoing, Operating Expenses shall specifically
include any and all of the following: (i) the cost of supplying all utilities, the cost of operating, repairing and maintaining the utility,
telephone, mechanical, sanitary, storm drainage, and elevator systems, and the cost of maintenance and service contracts in connection
therewith; (ii) the cost of licenses, certificates, permits and inspections and the cost of contesting any governmental enactments which
are reasonably likely to increase Operating Expenses during the Lease Term, and the costs incurred in connection with a governmentally
mandated transportation system management program or similar program; (iii) the cost of all insurance carried by Landlord in connection
with the Project and Premises as reasonably determined by Landlord; (iv) the cost of landscaping, relamping, and all supplies, tools,
equipment and materials used in the operation, repair and maintenance of the Project, or any portion thereof; (v) the cost of parking
area operation, repair, restoration, and maintenance; (vi) management and/or incentive fees, consulting fees, legal fees and accounting
fees, of all contractors and consultants in connection with the management, operation, maintenance and repair of the Project; (vii) payments
under any equipment rental agreements; (viii) subject to item (f), below, wages, salaries and other compensation and benefits, including
taxes levied thereon, of all persons engaged in the operation, maintenance and security of the Project; (ix) costs under any easement
pertaining to the sharing of costs by the Project; (x) operation, repair, maintenance and replacement of all systems and equipment and
components thereof of the Project; (xi) the cost of janitorial, alarm, security and other services, replacement of wall and floor coverings,
ceiling tiles and fixtures in Common Areas, maintenance and replacement of curbs and walkways, repair to roofs and re-roofing; (xii) amortization
(including commercially reasonable interest on the unamortized cost) over such period of time as Landlord shall reasonably determine,
of the cost of acquiring or the rental expense of personal property used in the maintenance, operation and repair of the Project, or
any portion thereof; (xiii) the cost of capital improvements or other costs incurred in connection with the Project (A) which are intended
to effect economies in the operation or maintenance of the Project, or any portion thereof, or to reduce current or future Operating
Expenses or to enhance the safety or security of the Project or its occupants, (B) which are required to comply with present or
anticipated conservation programs, (C) which are replacements or modifications of nonstructural items located in the Common Areas required
to keep the Common Areas in good order or condition, or (D) which are required under any governmental law or regulation; provided,
however, notwithstanding anything to the contrary herein, that any capital expenditure shall be amortized (including reasonable interest
on the amortized cost) over the reasonable useful life of such capital item before being included in Operating Expenses; and (xiv) costs,
fees, charges or assessments imposed by, or resulting from any mandate imposed on Landlord by, any federal, state or local government
for fire and police protection, trash removal, community services, or other services which do not constitute “Tax Expenses”
as that term is defined in Section 4.2.5, below, and (xv) payments under any easement, license, operating agreement, declaration,
restrictive covenant, or instrument pertaining to the sharing of costs by the Building, including, without limitation, any covenants,
conditions and restrictions affecting the property, and reciprocal easement agreements affecting the property, any parking licenses,
and any agreements with transit agencies affecting the Property (collectively, “Underlying Documents”). Notwithstanding
the foregoing, for purposes of this Lease, Operating Expenses shall not, however, include:

 

(a) costs,
including legal fees, space planners’ fees, advertising and promotional expenses (except as otherwise set forth above), and brokerage
fees incurred in connection with the original construction or development, or original or future leasing of the Project, and costs, including
permit, license and inspection costs, incurred with respect to the installation of tenant improvements made for new tenants initially
occupying space in the Project after the Lease Commencement Date or incurred in renovating or otherwise improving, decorating, painting
or redecorating vacant space for tenants or other occupants of the Project (excluding, however, such costs relating to any common areas
of the Project or parking facilities);

 

(b) except
as set forth in items (xii), (xiii), and (xiv) above, depreciation, interest and principal payments on mortgages and other debt costs,
if any, penalties and interest;

 

(c) costs
for which the Landlord is reimbursed by any tenant or occupant of the Project or by insurance by its carrier or any tenant’s carrier
or by anyone else, electric power costs for which any tenant directly contracts with the local public service company and costs of utilities
and services provided to other tenants that are not provided to Tenant;

 

(d) any
bad debt loss, rent loss, or reserves for bad debts or rent loss or other reserves to the extent not used in the same year;

 

    
	 	 	[Britannia Life Science Center]
	 	- 8 -	[Blade Therapeutics, Inc.] 

     

    

 

(e) costs
associated with the operation of the business of the partnership or entity which constitutes the Landlord, as the same are distinguished
from the costs of operation of the Project (which shall specifically include, but not be limited to, accounting costs associated with
the operation of the Project). Costs associated with the operation of the business of the partnership or entity which constitutes the
Landlord include costs of partnership accounting and legal matters, costs of defending any lawsuits with any mortgagee (except as the
actions of the Tenant may be in issue), costs of selling, syndicating, financing, mortgaging or hypothecating any of the Landlord’s
interest in the Project, and costs incurred in connection with any disputes between Landlord and its employees, between Landlord and
Project management, or between Landlord and other tenants or occupants;

 

(f) the
wages and benefits of any employee who does not devote substantially all of his or her employed time to the Project unless such wages
and benefits are prorated to reflect time spent on operating and managing the Project vis-a-vis time spent on matters unrelated to operating
and managing the Project; provided, that in no event shall Operating Expenses for purposes of this Lease include wages and/or benefits
attributable to personnel above the level of Project manager;

 

(g) amount
paid as ground rental for the Project by the Landlord;

 

(h) except
for a property management fee not to exceed three percent (3%) of gross revenues, overhead and profit increment paid to the Landlord,
and any amounts paid to the Landlord or to subsidiaries or affiliates of the Landlord for services in the Project to the extent the same
exceeds the costs of such services rendered by qualified, first-class unaffiliated third parties on a competitive basis;

 

(i) any
compensation paid to clerks, attendants or other persons in commercial concessions operated by the Landlord;

 

(j) rentals
and other related expenses incurred in leasing air conditioning systems, elevators or other equipment which if purchased the cost of
which would be excluded from Operating Expenses as a capital cost, except equipment not affixed to the Project which is used in providing
engineering, janitorial or similar services and, further excepting from this exclusion such equipment rented or leased to remedy or ameliorate
an emergency condition in the Project;

 

(k) all
items and services for which Tenant or any other tenant in the Project reimburses Landlord or which Landlord provides selectively to
one or more tenants (other than Tenant) without reimbursement;

 

(l) any
costs expressly excluded from Operating Expenses elsewhere in this Lease;

 

(m) rent
for any office space occupied by Project management personnel;

 

(n) costs
arising from the gross negligence or willful misconduct of Landlord in connection with this Lease; and

 

(o) costs
incurred to comply with laws relating to the removal or remediation of hazardous material (as defined under applicable law), and any
costs of fines or penalties relating to the presence of hazardous material, in each case to the extent not brought into the Building
or Premises by Tenant or any Tenant Parties;

 

(p) costs
to correct any construction defect in the Project or to remedy any violation of a covenant, condition, restriction, underwriter’s
requirement or law that exists as of the Lease Commencement Date; and

 

(q) capital
costs occasioned by casualties or condemnation.

 

4.2.5
Taxes.

 

4.2.5.1
“Tax Expenses” shall mean all federal, state, county, or local governmental or municipal taxes, fees, charges or other
impositions of every kind and nature, whether general, special, ordinary or extraordinary (including, without limitation, real estate
taxes, general and special assessments, transit taxes, leasehold taxes or taxes based upon the receipt of rent, including gross receipts
or sales taxes applicable to the receipt of rent, unless required to be paid by Tenant, personal property taxes imposed upon the fixtures,
machinery, equipment, apparatus, systems and equipment, appurtenances, furniture and other personal property used in connection with
the Project, or any portion thereof), which shall be paid or accrued during any Expense Year (without regard to any different fiscal
year used by such governmental or municipal authority) because of or in connection with the ownership, leasing and operation of the Project,
or any portion thereof.

4.2.5.2
Tax Expenses shall include, without limitation: (i) Any tax on the rent, right to rent or other income from the Project, or any portion
thereof, or as against the business of leasing the Project, or any portion thereof; (ii) Any assessment, tax, fee, levy or charge in
addition to, or in substitution, partially or totally, of any assessment, tax, fee, levy or charge previously included within the definition
of real property tax; (iii) Any assessment, tax, fee, levy, or charge allocable to or measured by the area of the Premises or the Rent
payable hereunder, including, without limitation, any business or gross income tax or excise tax with respect to the receipt of such
rent, or upon or with respect to the possession, leasing, operating, management, maintenance, alteration, repair, use or occupancy by
Tenant of the Premises, or any portion thereof; and (iv) Any assessment, tax, fee, levy or charge, upon this transaction or any document
to which Tenant is a party, creating or transferring an interest or an estate in the Premises or the improvements thereon.

 

    
	 	 	[Britannia Life Science Center]
	 	- 9 -	[Blade Therapeutics, Inc.] 

     

    

 

4.2.5.3
Any costs and expenses (including, without limitation, reasonable attorneys’ and consultants’ fees) incurred in attempting to protest,
reduce or minimize Tax Expenses shall be included in Tax Expenses in the Expense Year such expenses are incurred. Tax refunds shall be
credited against Tax Expenses and refunded to Tenant regardless of when received, based on the Expense Year to which the refund is applicable,
provided that in no event shall the amount to be refunded to Tenant for any such Expense Year exceed the total amount paid by Tenant
as Additional Rent under this Article 4 for such Expense Year. If Tax Expenses for any period during the Lease Term or any extension
thereof are increased after payment thereof for any reason, including, without limitation, error or reassessment by applicable governmental
or municipal authorities, Tenant shall pay Landlord upon demand Tenant’s Share of any such increased Tax Expenses. Notwithstanding anything
to the contrary contained in this Section 4.2.5, there shall be excluded from Tax Expenses (i) all excess profits taxes, franchise
taxes, gift taxes, capital stock taxes, inheritance and succession taxes, estate taxes, federal and state income taxes, and other taxes
to the extent applicable to Landlord’s net income (as opposed to rents, receipts or income attributable to operations at the Project),
(ii) any items included as Operating Expenses, (iii) any items paid by Tenant under Section 4.5 of this Lease, (iv) assessments
in excess of the amount which would be payable if such assessment expense were paid in installments over the longest permitted term;
(v) taxes imposed on land and improvements other than the Project; and (vi) tax increases resulting from the improvement of any of the
Project for the sole use of other occupants.

 

4.2.6 “Tenant’s
Share” shall mean the percentage set forth in Section 6 of the Summary.

 

4.3
Allocation of Direct Expenses. The parties acknowledge that the Building is a part of a multi-building project and that
the costs and expenses incurred in connection with the Project (i.e., the Direct Expenses) should be shared between the Building and
the other buildings in the Project. Accordingly, as set forth in Section 4.2 above, Direct Expenses (which consist of Operating
Expenses and Tax Expenses) are determined annually for the Project as a whole, and a portion of the Direct Expenses, which portion shall
be determined by Landlord on an equitable basis, shall be allocated to the Building (as opposed to other buildings in the Project). Such
portion of Direct Expenses allocated to the Building shall include all Direct Expenses attributable solely to the Building and a pro
rata portion of the Direct Expenses attributable to the Project as a whole, and shall not include Direct Expenses attributable solely
to other buildings in the Project.

 

4.4 Calculation
and Payment of Additional Rent. Tenant shall pay to Landlord, in the manner set forth in Section 4.4.1, below, and as
Additional Rent, Tenant’s Share of Direct Expenses for each Expense Year.

 

4.4.1
Statement of Actual Direct Expenses and Payment by Tenant. Landlord shall give to Tenant within five (5) months following
the end of each Expense Year (provided that Landlord agrees to utilize commercially reasonable efforts to deliver such Statement to Tenant
as soon as practicable following the end of the each Expense Year), a statement (the “Statement”) which shall state
the Direct Expenses incurred or accrued for such preceding Expense Year, and which shall indicate the amount of Tenant’s Share
of Direct Expenses. Upon receipt of the Statement for each Expense Year commencing or ending during the Lease Term, Tenant shall pay,
with its next installment of Base Rent due that is at least thirty (30) days thereafter, the full amount of Tenant’s Share of Direct
Expenses for such Expense Year, less the amounts, if any, paid during such Expense Year as “Estimated Direct Expenses,”
as that term is defined in Section 4.4.2, below, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s
Share of Direct Expenses, Tenant shall receive a credit in the amount of Tenant’s overpayment against Rent next due under this
Lease. The failure of Landlord to timely furnish the Statement for any Expense Year shall not prejudice Landlord or Tenant from enforcing
its rights under this Article 4. Even though the Lease Term has expired and Tenant has vacated the Premises, when the fmal determination
is made of Tenant’s Share of Direct Expenses for the Expense Year in which this Lease terminates, Tenant shall immediately pay
to Landlord such amount, and if Tenant paid more as Estimated Direct Expenses than the actual Tenant’s Share of Direct Expenses,
Landlord shall, within thirty (30) days, deliver a check payable to Tenant in the amount of the overpayment. The provisions of this Section
4.4.1 shall survive the expiration or earlier termination of the Lease Term.

 

    
	 	 	[Britannia Life Science Center]
	 	- 10 -	[Blade Therapeutics, Inc.] 

     

    

 

4.4.2 Statement of Estimated Direct
Expenses. In addition, Landlord shall give Tenant a yearly expense estimate statement (the “Estimate
Statement”) which shall set forth Landlord’s reasonable estimate (the “Estimate”) of what the total amount
of Direct Expenses for the then-current Expense Year shall be and the estimated Tenant’s Share of Direct Expenses (the “Estimated
Direct Expenses”). Landlord shall utilize commercially reasonable efforts to deliver such Estimate Statement within five
(5) months following the end of each Expense Year. The failure of Landlord to timely furnish the Estimate Statement for any Expense
Year shall not preclude Landlord from enforcing its rights to collect any Estimated Direct Expenses under this Article 4, nor
shall Landlord be prohibited from revising any Estimate Statement or Estimated Direct Expenses theretofore delivered to the extent
necessary. Thereafter, Tenant shall pay, with its next installment of Base Rent due that is at least thirty (30) days thereafter, a
fraction of the Estimated Direct Expenses for the then-current Expense Year (reduced by any amounts paid pursuant to the last
sentence of this Section 4.4.2). Such fraction shall have as its numerator the number of months which have elapsed in such
current Expense Year, including the month of such payment, and twelve (12) as its denominator. Until a new Estimate Statement is
furnished (which Landlord shall have the right to deliver to Tenant in accordance with the terms of this Section 4.4.2), Tenant
shall pay monthly, with the monthly Base Rent installments, an amount equal to one-twelfth (1/12) of the total Estimated Direct
Expenses set forth in the previous Estimate Statement delivered by Landlord to Tenant.

 

4.5 Taxes and Other Charges for Which Tenant Is
Directly Responsible. Tenant shall be liable for and shall pay ten (10) days before delinquency, taxes levied against
Tenant’s equipment, furniture, fixtures and any other personal property located in or about the Premises. If any such taxes on
Tenant’s equipment, furniture, fixtures and any other personal property are levied against Landlord or Landlord’s property or if the
assessed value of Landlord’s property is increased by the inclusion therein of a value placed upon such equipment, furniture,
fixtures or any other personal property and if Landlord pays the taxes based upon such increased assessment, which Landlord shall
have the right to do regardless of the validity thereof but only under proper protest if requested by Tenant, Tenant shall upon
demand repay to Landlord the taxes so levied against Landlord or the proportion of such taxes resulting from such increase in the
assessment, as the case may be.

 

4.6 Landlord’s Books and Records. Within
one hundred twenty (120) days after receipt by Tenant of a Statement, if Tenant disputes the amount of Additional Rent set forth in
the Statement, a member of Tenant’s finance department, or an independent certified public accountant (which accountant is a member
of a nationally recognized accounting firm and is not working on a contingency fee basis) (“Tenant’s Accountant”), designated
and paid for by Tenant, may, after reasonable notice to Landlord and at reasonable times, inspect Landlord’s records with respect to
the Statement at Landlord’s offices, provided that there is no existing Event of Default and Tenant has paid all amounts required to
be paid under the applicable Estimate Statement and Statement, as the case may be. In connection with such inspection, Tenant and
Tenant’s agents must agree in advance to follow Landlord’s reasonable rules and procedures regarding inspections of Landlord’s
records, and shall execute a commercially reasonable confidentiality agreement regarding such inspection. Tenant’s failure to
dispute the amount of Additional Rent set forth in any Statement within one hundred twenty (120) days of Tenant’s receipt of such
Statement shall be deemed to be Tenant’s approval of such Statement and Tenant, thereafter, waives the right or ability to dispute
the amounts set forth in such Statement. If after such inspection, Tenant still disputes such Additional Rent, a determination as to
the proper amount shall be made, at Tenant’s expense, by an independent certified public accountant (the “Accountant”) selected
by Landlord and subject to Tenant’s reasonable approval; provided that if such Accountant determines that Direct Expenses were
overstated by more than five percent (5%), then the cost of the Accountant and the cost of such determination shall be paid for by
Landlord, and Landlord shall reimburse Tenant for the cost of the Tenant’s Accountant (provided that such cost shall be a reasonable
market cost for such services). Tenant hereby acknowledges that Tenant’s sole right to inspect Landlord’s books and records and to
contest the amount of Direct Expenses payable by Tenant shall be as set forth in this Section 4.6, and Tenant hereby waives
any and all other rights pursuant to applicable law to inspect such books and records and/or to contest the amount of Direct
Expenses payable by Tenant.

 

5. USE OF PREMISES

 

5.1 Permitted
Use. Tenant shall use the Premises solely for the Permitted Use set forth in Section 7 of the Summary and Tenant shall
not use or permit the Premises or the Project to be used for any other purpose or purposes whatsoever without the prior written consent
of Landlord, which may be withheld in Landlord’s sole discretion.

 

    
	 	 	[Britannia Life Science Center]
	 	- 11 -	[Blade Therapeutics, Inc.] 

     

    

 

5.2 Prohibited
Uses. Tenant further covenants and agrees that Tenant shall not use or permit any person or persons to use, the Premises or
any part thereof for any use or purpose in violation of the laws of the United States of America, the State of California, or the
ordinances, regulations or requirements of the local municipal or county governing body or other lawful authorities having
jurisdiction over the Project) including, without limitation, any such laws, ordinances, regulations or requirements relating to
hazardous materials or substances, as those terms are defined by applicable laws now or hereafter in effect. Landlord shall have the
right to impose reasonable, nondiscriminatory and customary rules and regulations regarding the use of the Project that do not
unreasonably interfere with Tenant’s use of the Premises, as reasonably deemed necessary by Landlord with respect to the orderly
operation of the Project, and Tenant shall comply with such reasonable rules and regulations. Tenant shall not do or permit anything
to be done in or about the Premises which will in any way obstruct or interfere with the rights of other tenants or occupants of the
Building, or injure or annoy them or use or allow the Premises to be used for any improper, unlawful or objectionable purpose, nor
shall Tenant cause, maintain or permit any nuisance in, on or about the Premises. Tenant shall comply with, and Tenant’s rights and
obligations under the Lease and Tenant’s use of the Premises shall be subject and subordinate to, all recorded easements, covenants,
conditions, and restrictions now or hereafter affecting the Project, so long as the same do not unreasonably interfere with Tenant’s
use of the Premises or parking rights or materially increase Tenant’s obligations or decrease Tenant’s rights under this Lease.

 

 5.3 Hazardous Materials.

 

5.3.1 Tenant’s
Obligations.

 

5.3.1.1 Prohibitions.
As a material inducement to Landlord to enter into this Lease with Tenant, Tenant has fully and accurately completed Landlord’s Pre-Leasing
Environmental Exposure Questionnaire (the “Environmental Questionnaire”), which is attached as Exhibit E.
Tenant agrees that except for those chemicals or materials, and their respective quantities, specifically listed on the Environmental
Questionnaire (as the same may be updated from time to time as provided below), neither Tenant nor Tenant’s employees, contractors and
subcontractors of any tier, entities with a contractual relationship with Tenant (other than Landlord), or any entity acting as an agent
or sub-agent of Tenant (collectively, “Tenant’s Agents”) will produce, use, store or generate any “Hazardous Materials,”
as that term is defined below, on, under or about the Premises, nor cause any Hazardous Material to be brought upon, placed, stored, manufactured,
generated, blended, handled, recycled, used or “Released,” as that term is defined below, on, in, under or about the Premises.
If any information provided to Landlord by Tenant on the Environmental Questionnaire, or otherwise relating to information concerning
Hazardous Materials is intentionally false, incomplete, or misleading in any material respect, the same shall be deemed a default by Tenant
under this Lease. Upon Landlord’s request, or in the event of any material change in Tenant’s use of Hazardous Materials in the Premises,
Tenant shall deliver to Landlord an updated Environmental Questionnaire at least once a year. Tenant shall notify Landlord prior to using
any Hazardous Materials in the Premises not described on the initial Environmental Questionnaire, and, to the extent such use would, in
Landlord’s reasonable judgment, cause a material increase in the risk of liability compared to the uses previously allowed in the Premises,
such additional use shall be subject to Landlord’s prior consent, which may be withheld in Landlord’s reasonable discretion. Tenant shall
not install or permit Tenant’s Agents to install any underground storage tank on the Premises. For purposes of this Lease, “Hazardous
Materials” means all flammable explosives, petroleum and petroleum products, waste oil, radon, radioactive materials, toxic pollutants,
asbestos, polychlorinated biphenyls (“PCBs”), medical waste, chemicals known to cause cancer or reproductive toxicity,
pollutants, contaminants, hazardous wastes, toxic substances or related materials, including without limitation any chemical, element,
compound, mixture, solution, substance, object, waste or any combination thereof, which is or may be hazardous to human health, safety
or to the environment due to its radioactivity, ignitability, corrosiveness, reactivity, explosiveness, toxicity, carcinogenicity, infectiousness
or other harmful or potentially harmful properties or effects, or defined as, regulated as or included in, the definition of “hazardous
substances,” “hazardous wastes,” “hazardous materials,” or “toxic substances” under any Environmental
Laws. For purposes of this Lease, “Release” or “Released” or “Releases” shall mean
any release, deposit, discharge, emission, leaking, spilling, seeping, migrating, injecting, pumping, pouring, emptying, escaping, dumping,
disposing, or other movement of Hazardous Materials into the environment. Landlord acknowledges that Tenant will be installing and using
fume hoods in the Premises and that emissions of Hazardous Materials into the air in compliance with all Environmental Laws shall not
be considered Releases.

 

    
	 	 	[Britannia Life Science Center]
	 	- 12 -	[Blade Therapeutics, Inc.] 

     

    

 

5.3.1.2
Notices to Landlord. Tenant shall notify Landlord in writing as soon as possible but in no event later than five (5) days
after (i) the occurrence of any actual, alleged or threatened Release of any Hazardous Material in, on, under, from, about or in the
vicinity of the Premises (whether past or present), regardless of the source or quantity of any such Release, or (ii) Tenant becomes
aware of any regulatory actions, inquiries, inspections, investigations, directives, or any cleanup, compliance, enforcement or abatement
proceedings (including any threatened or contemplated investigations or proceedings) relating to or potentially affecting the Premises,
or (iii) Tenant becomes aware of any claims by any person or entity relating to any Hazardous Materials in, on, under, from, about or
in the vicinity of the Premises, whether relating to damage, contribution, cost recovery, compensation, loss or injury. Collectively,
the matters set forth in clauses (i), (ii) and (iii) above are hereinafter referred to as “Hazardous Materials Claims”.
Tenant shall promptly forward to Landlord copies of all orders, notices, permits, applications and other communications and reports
in connection with any Hazardous Materials Claims. Additionally, Tenant shall promptly advise Landlord in writing of Tenant’s discovery
of any occurrence or condition on, in, under or about the Premises that could subject Tenant or Landlord to any liability, or restrictions
on ownership, occupancy, transferability or use of the Premises under any “Environmental Laws,” as that term is defined below.
Tenant shall not enter into any legal proceeding or other action, settlement, consent decree or other compromise with respect to any
Hazardous Materials Claims without first notifying Landlord of Tenant’s intention to do so and affording Landlord the opportunity
to join and participate, as a party if Landlord so elects, in such proceedings and in no event shall Tenant enter into any agreements
which are binding on Landlord or the Premises without Landlord’s prior written consent. Landlord shall have the right to appear
at and participate in, any and all legal or other administrative proceedings concerning any Hazardous Materials Claim. For purposes of
this Lease, “Environmental Laws” means all applicable present and future laws relating to the protection of human
health, safety, wildlife or the environment, including, without limitation, (i) all requirements pertaining to reporting, licensing,
permitting, investigation and/or remediation of emissions, discharges, Releases, or threatened Releases of Hazardous Materials, whether
solid, liquid, or gaseous in nature, into the air, surface water, groundwater, or land, or relating to the manufacture, processing, distribution,
use, treatment, storage, disposal, transport, or handling of Hazardous Materials; and (ii) all requirements pertaining to the health
and safety of employees or the public. Environmental Laws include, but are not limited to, the Comprehensive Environmental Response,
Compensation and Liability Act of 1980, 42 USC § 9601, et seq., the Hazardous Materials Transportation Authorization Act of 1994,
49 USC § 5101, et seq., the Solid Waste Disposal Act, as amended by the Resource Conservation and Recovery Act of 1976, and Hazardous
and Solid Waste Amendments of 1984, 42 USC § 6901, et seq., the Federal Water Pollution Control Act, as amended by the Clean Water
Act of 1977, 33 USC § 1251, et seq., the Clean Air Act of 1966, 42 USC § 7401, et seq., the Toxic Substances Control Act of
1976, 15 USC § 2601, et seq., the Safe Drinking Water Act of 1974, 42 USC §§ 300f through 300j, the Occupational Safety
and Health Act of 1970, as amended, 29 USC § 651 et seq., the Oil Pollution Act of 1990, 33 USC § 2701 et seq., the Emergency
Planning and Community Right-To-Know Act of 1986, 42 USC § 11001 et seq., the National Environmental Policy Act of 1969, 42 USC
§ 4321 et seq., the Federal Insecticide, Fungicide and Rodenticide Act of 1947, 7 USC § 136 et seq., California Carpenter-Presley-Tanner
Hazardous Substance Account Act, California Health & Safety Code §§ 25300 et seq., Hazardous Materials Release Response
Plans and Inventory Act, California Health & Safety Code, §§ 25500 et seq., Underground Storage of Hazardous Substances
provisions, California Health & Safety Code, §§ 25280 et seq., California Hazardous Waste Control Law, California Health
& Safety Code, §§ 25100 et seq., and any other state or local law counterparts, as amended, as such applicable laws, are
in effect as of the Lease Commencement Date, or thereafter adopted, published, or promulgated.

 

5.3.1.3 Releases of
Hazardous Materials. If any Release of any Hazardous Material in, on, under, from or about the Premises shall occur at any time
during the Lease by Tenant or Tenant’s Agents, in addition to notifying Landlord as specified above, Tenant, at its own sole cost and
expense, shall (i) immediately comply with any and all reporting requirements imposed pursuant to any and all Environmental Laws, (ii)
provide a written certification to Landlord indicating that Tenant has complied with all applicable reporting requirements, (iii) take
any and all necessary investigation, corrective and remedial action in accordance with any and all applicable Environmental Laws, utilizing
an environmental consultant approved by Landlord, all in accordance with the provisions and requirements of this Section 5.3,
including, without limitation, Section 5.3.4, and (iv) take any such additional investigative, remedial and corrective actions
as Landlord shall in its reasonable discretion deem necessary such that the Premises are remediated to the condition existing prior to
such Release.

 

    
	 	 	[Britannia Life Science Center]
	 	- 13 -	[Blade Therapeutics, Inc.] 

     

    

 

5.3.1.4 Indemnification.

 

5.3.1.4.1 In General. Without limiting in any way Tenant’s obligations under
any other provision of this Lease, Tenant shall be solely responsible for and shall protect, defend, indemnify and hold the Landlord Parties
harmless from and against any and all claims, judgments, losses, damages, costs, expenses, penalties, enforcement actions, taxes, fines,
remedial actions, liabilities (including, without limitation, actual attorneys’ fees, litigation, arbitration and administrative proceeding
costs, expert and consultant fees and laboratory costs) including, without limitation, consequential damages and sums paid in settlement
of claims, which arise during or after the Lease Term, whether foreseeable or unforeseeable, that arise during or after the Lease Term
in whole or in part, foreseeable or unforeseeable, directly or indirectly arising out of or attributable to the Release of Hazardous Materials
in, on, under or about the Premises by Tenant or Tenant’s Agents.

 

5.3.1.4.2 Limitations.
Notwithstanding anything in Section 5.3.1.4, above, to the contrary, Tenant’s indemnity of Landlord as set forth in Section
5.3.1.4, above, shall not be applicable to claims based upon Hazardous Materials not Released by Tenant or Tenant’s Agents.

 

5.3.1.4.3 Landlord
Indemnity. Under no circumstance shall Tenant be liable for, and Landlord shall indemnify, defend, protect and hold harmless Tenant
and Tenant’s Agents from and against, all losses, costs, claims, liabilities and damages (including attorneys’ and consultants’ fees)
arising out of any Hazardous Materials that exist in, on or about the Project as of the date hereof, or Hazardous Material Released by
Landlord or any Landlord Parties. Landlord will provide Tenant with any Hazardous Material reports relating to the Building that Landlord
has in its immediate possession. The provision of such reports shall be for informational purposes only, and Landlord does not make any
representation or warranty as to the correctness or completeness of any such reports.

 

5.3.1.5 Compliance with
Environmental Laws. Without limiting the generality of Tenant’s obligation to comply with applicable laws as otherwise provided
in this Lease, Tenant shall, at its sole cost and expense, comply with all Environmental Laws related to the use of Hazardous Materials
by Tenant and Tenant’s Agents. Tenant shall obtain and maintain any and all necessary permits, licenses, certifications and approvals
appropriate or required for the use, handling, storage, and disposal of any Hazardous Materials used, stored, generated, transported,
handled, blended, or recycled by Tenant on the Premises. Landlord shall have a continuing right, without obligation, to require Tenant
to obtain, and to review and inspect any and all such permits, licenses, certifications and approvals, together with copies of any and
all Hazardous Materials management plans and programs, any and all Hazardous Materials risk management and pollution prevention programs,
and any and all Hazardous Materials emergency response and employee training programs respecting Tenant’s use of Hazardous Materials.
Upon request of Landlord, Tenant shall deliver to Landlord a narrative description explaining the nature and scope of Tenant’s activities
involving Hazardous Materials and showing to Landlord’s satisfaction compliance with all Environmental Laws and the terms of this Lease.

 

5.3.2 Assurance of Performance.

 

5.3.2.1 Environmental
Assessments In General. Landlord may, but shall not be required to, engage from time to time such contractors as Landlord determines
to be appropriate (and which are reasonably acceptable to Tenant) to perform environmental assessments of a scope reasonably determined
by Landlord (an “Environmental Assessment”) to ensure Tenant’s compliance with the requirements of this Lease with respect
to Hazardous Materials.

 

5.3.2.2 Costs of Environmental
Assessments. All costs and expenses incurred by Landlord in connection with any such Environmental Assessment initially shall
be paid by Landlord; provided that if any such Environmental Assessment shows that Tenant has failed to comply with the provisions of
this Section 5.3, then all of the costs and expenses of such Environmental Assessment shall be reimbursed by Tenant as Additional
Rent within ten (10) days after receipt of written demand therefor.

 

    
	 	 	[Britannia Life Science Center]
	 	- 14 -	[Blade Therapeutics, Inc.] 

     

    

 

5.3.3 Tenant’s
Obligations upon Surrender. At the expiration or earlier termination of the Lease Term, Tenant, at Tenant’s sole cost and
expense, shall: (i) cause an Environmental Assessment of the Premises to be conducted in accordance
with Section 15.3; (ii) cause all Hazardous Materials brought onto the Premises by Tenant or Tenant’s Agents to be
removed from the Premises and disposed of in accordance with all Environmental Laws and as necessary to allow the Premises to be
used for the purposes allowed as of the date of this Lease; and (iii) cause to be removed all containers installed or used by Tenant
or Tenant’s Agents to store any Hazardous Materials on the Premises, and cause to be repaired any damage to the Premises caused by
such removal.

 

5.3.4 Clean-up.

 

5.3.4.1 Environmental
Reports; Clean-Up. If any written report, including any report containing results of any Environmental Assessment (an “Environmental
Report”) shall indicate (i) the presence of any Hazardous Materials as to which Tenant has a removal or remediation obligation
under this Section 5.3, and (ii) that as a result of same, the investigation, characterization, monitoring, assessment,
repair, closure, remediation, removal, or other clean-up (the “Clean-up”) of any Hazardous Materials is required, Tenant
shall immediately prepare and submit to Landlord within thirty (30) days after receipt of the Environmental Report a comprehensive plan,
subject to Landlord’s written approval, specifying the actions to be taken by Tenant to perform the Clean-up so that the Premises are
restored to the conditions required by this Lease. Upon Landlord’s approval of the Clean-up plan, Tenant shall, at Tenant’s sole cost
and expense, without limitation on any rights and remedies of Landlord under this Lease, immediately implement such plan with a consultant
reasonably acceptable to Landlord and proceed to Clean-Up Hazardous Materials in accordance with all applicable laws. If, within thirty
(30) days after receiving a copy of such Environmental Report, Tenant fails either (a) to complete such Clean-up, or (b) with respect
to any Clean-up that cannot be completed within such thirty-day period, fails to proceed with diligence to prepare the Clean-up plan and
complete the Clean-up as promptly as practicable, then Landlord shall have the right, but not the obligation, and without waiving any
other rights under this Lease, to carry out any Clean-up recommended by the Environmental Report or required by any governmental authority
having jurisdiction over the Premises, and recover all of the costs and expenses thereof from Tenant as Additional Rent, payable within
ten (10) days after receipt of written demand therefor.

 

5.3.4.2 No Rent Abatement.
Tenant shall continue to pay all Rent due or accruing under this Lease during any Clean-up, and shall not be entitled to any reduction,
offset or deferral of any Base Rent or Additional Rent due or accruing under this Lease during any such Clean-up.

 

5.3.4.3 Surrender of
Premises. Tenant shall complete any Clean-up prior to surrender of the Premises upon the expiration or earlier termination of
this Lease. Tenant shall obtain and deliver to Landlord a letter or other written determination from the overseeing governmental authority
confirming that the Clean-up has been completed in accordance with all requirements of such governmental authority and that no further
response action of any kind is required for the unrestricted use of the Premises (“Closure Letter”). Upon the expiration
or earlier termination of this Lease, Tenant shall also be obligated to close all permits obtained in connection with Hazardous Materials
used by Tenant or Tenant’s Agents in accordance with applicable laws.

 

5.3.4.4 Failure to Timely
Clean-Up. Should any Clean-up for which Tenant is responsible not be completed, or should Tenant not receive the Closure Letter
and any governmental approvals required under Environmental Laws in conjunction with such Clean-up prior to the expiration or earlier
termination of this Lease, then, commencing on the later of the termination of this Lease and three (3) business days after Landlord’s
delivery of notice of such failure and that it elects to treat such failure as a holdover, Tenant shall be liable to Landlord as a holdover
tenant (as more particularly provided in Article 16) until Tenant has fully complied with its obligations under this Section
5.3.

 

5.3.5 Confidentiality. Unless compelled to
do so by applicable law, Tenant agrees that Tenant shall not disclose, discuss, disseminate or copy
any information, data, findings, communications, conclusions and reports regarding the environmental condition of the Premises to
any Person (other than Tenant’s consultants, attorneys, property managers, employees, shareholders and potential and actual
investors, lenders, business and merger partners, subtenants and assignees that have a need to know such information), including any
governmental authority, without the prior written consent of Landlord. In the event Tenant reasonably believes that disclosure is
compelled by applicable law, it shall provide Landlord ten (10) days’ advance notice of disclosure of confidential information so
that Landlord may attempt to obtain a protective order. Tenant may additionally release such information to bona fide prospective
purchasers or lenders, subject to any such parties’ written agreement to be bound by the terms of this Section
5.3.

 

    
	 	 	[Britannia Life Science Center]
	 	- 15 -	[Blade Therapeutics, Inc.] 

     

    

 

5.3.6 Copies of Environmental Reports.
Within thirty (30) days of receipt thereof, Tenant shall provide Landlord with a copy of any and all environmental assessments,
audits, studies and reports regarding Tenant’s activities with respect to the Premises, or ground water beneath the Land, or the
environmental condition or Clean-up thereof. Tenant shall be obligated to provide Landlord with a copy of such materials without
regard to whether such materials are generated by Tenant or prepared for Tenant, or how Tenant comes into possession of such
materials.

 

5.3.7 Signs, Response Plans, Etc. Tenant
shall be responsible for posting on the Premises any signs required under applicable Environmental Laws with respect to the use of
Hazardous Materials by Tenant or Tenant’s Agents. Tenant shall also complete and file any business response plans or inventories
required by any applicable laws. Tenant shall concurrently file a copy of any such business response plan or inventory with
Landlord.

 

5.3.8 Survival. Each covenant, agreement,
representation, warranty and indemnification made by Tenant set forth in this Section 5.3 shall survive the expiration
or earlier termination of this Lease and shall remain effective until all of Tenant’s obligations under this Section
5.3 have been completely performed and satisfied.

 

5.4 Generator. Commencing on the Lease
Commencement Date, Tenant shall have the right to connect to the existing Building back-up generator (the “Generator”), for
Tenant’s Share of the Generator’s capacity to provide back-up generator services to the Premises. During the Lease Term, Landlord
shall maintain the Generator in good condition and repair, and Tenant shall be responsible for a share of the costs of such
maintenance and repair based on the proportion of the Generator capacity allocated to the Premises. Notwithstanding the foregoing,
Landlord shall not be liable for any damages whatsoever resulting from any failure in operation of the Generator, or the failure of
the Generator to provide suitable or adequate back-up power to the Premises, including but not limited to, loss of profits, loss of
rents or other revenues, loss of business opportunity, loss of goodwill or loss of use, in each case, however occurring, or loss to
inventory, scientific research, scientific experiments, laboratory animals, products, specimens, samples, and/or scientific,
business, accounting and other records of every kind and description kept at the Premises and any and all income derived or
derivable therefrom.

 

6. SERVICES AND UTILITIES

 

6.1 In General. Tenant will be
responsible, at its sole cost and expense, for the furnishing of all services and utilities to the Premises, including, but not
limited to heating, ventilation and air-conditioning, electricity, water, telephone, janitorial and interior Building security
services.

 

6.1.1 All utilities (including without limitation,
electricity, gas, sewer and water) to the Building are separately metered at the Premises and shall be paid directly by Tenant to
the applicable utility provider.

 

6.1.2 Landlord shall not provide janitorial services for
the interior of the Premises. Tenant shall be solely responsible for performing all janitorial services and other cleaning of the
Premises, all in compliance with applicable laws. The janitorial and cleaning of the Premises shall be adequate to maintain the
Premises in a manner consistent with First Class Life Sciences Projects.

 

Tenant shall cooperate fully
with Landlord at all times and abide by all reasonable regulations and requirements that Landlord may reasonably prescribe for the proper
functioning and protection of the HVAC, electrical, mechanical and plumbing systems. Provided that Landlord agrees to provide and maintain
and keep in continuous service utility connections to the Project, including electricity, water and sewage connections, Landlord shall
have no obligation to provide any services or utilities to the Building, including, but not limited to heating, ventilation and air-conditioning,
electricity, water, telephone, janitorial and interior Building security services.

 

    
	 	 	[Britannia Life Science Center]
	 	- 16 -	[Blade Therapeutics, Inc.] 

     

    

 

6.2 Interruption of
Use. Tenant agrees that Landlord shall not be liable for damages, by abatement of Rent or otherwise, for failure to furnish
or delay in furnishing any service (including telephone and telecommunication services), or for any diminution in the quality or
quantity thereof, when such failure or delay or diminution is occasioned, in whole or in part, by breakage, repairs, replacements,
or improvements, by any strike, lockout or other labor trouble, by inability to secure electricity, gas, water, or other fuel at the
Building or Project after reasonable effort to do so, by any riot or other dangerous condition, emergency, accident or casualty
whatsoever, by act or default of Tenant or other parties, or by any other cause; and such failures or delays or diminution shall
never be deemed to constitute an eviction or disturbance of Tenant’s use and possession of the Premises or relieve Tenant from
paying Rent or performing any of its obligations under this Lease. Notwithstanding the foregoing, Landlord may be liable for damages
to the extent caused by the negligence or willful misconduct of Landlord or the Landlord Parties, provided that Landlord shall not
be liable under any circumstances for injury to, or interference with, Tenant’s business, including, without limitation, loss of
profits, however occurring, through or in connection with or incidental to a failure to furnish any of the services or utilities as
set forth in this Article 6.

 

6.3 Energy Performance Disclosure
Information. Tenant hereby acknowledges that Landlord may be required to disclose certain information concerning the energy
performance of the Building pursuant to California Public Resources Code Section 25402.10 and the regulations adopted pursuant
thereto (collectively the “Energy Disclosure Requirements”). Tenant hereby acknowledges prior receipt of the Data
Verification Checklist, as defined in the Energy Disclosure Requirements (the “Energy Disclosure Information”), and
agrees that Landlord has timely complied in full with Landlord’s obligations under the Energy Disclosure Requirements. Tenant
acknowledges and agrees that (i) Landlord makes no representation or warranty regarding the energy performance of the Building or
the accuracy or completeness of the Energy Disclosure Information, (ii) the Energy Disclosure Information is for the current
occupancy and use of the Building and that the energy performance of the Building may vary depending on future occupancy and/or use
of the Building, and (iii) Landlord shall have no liability to Tenant for any errors or omissions in the Energy Disclosure
Information. If and to the extent not prohibited by applicable laws, Tenant hereby waives any right Tenant may have to receive the
Energy Disclosure Information, including, without limitation, any right Tenant may have to terminate this Lease as a result of
Landlord’s failure to disclose such information. Further, Tenant hereby releases Landlord from any and all losses, costs, damages,
expenses and/or liabilities relating to, arising out of and/or resulting from the Energy Disclosure Requirements, including, without
limitation, any liabilities arising as a result of Landlord’s failure to disclose the Energy Disclosure Information to Tenant prior
to the execution of this Lease. Tenant’s acknowledgment of the AS-IS condition of the Premises to the extent provided in this Lease
shall be deemed to include the energy performance of the Building. Tenant further acknowledges that pursuant to the Energy
Disclosure Requirements, Landlord may be required in the future to disclose information concerning Tenant’s energy usage to certain
third parties, including, without limitation, prospective purchasers, lenders and tenants of the Building (the “Tenant
Energy Use Disclosure”). Tenant hereby (A) consents to all such Tenant Energy Use Disclosures, and (B) acknowledges that
Landlord shall not be required to notify Tenant of any Tenant Energy Use Disclosure. Further, Tenant hereby releases Landlord from
any and all losses, costs, damages, expenses and liabilities relating to, arising out of and/or resulting from any Tenant Energy Use
Disclosure. The terms of this Section 6.3 shall survive the expiration or earlier termination of this Lease.

 

7. REPAIRS

 

7.1 Tenant Repair Obligations. Tenant
shall, throughout the Term, at its sole cost and expense, maintain, repair or replace as required, the
Premises and Building and every part thereof in a good standard of maintenance, repair and replacement as required, and in good and
sanitary condition, all in accordance with the standards of First Class Life Sciences Projects, except for Landlord Repair
Obligations, whether or not such maintenance, repair, replacement or improvement is required in order to comply with applicable Laws (“Tenant’s
Repair Obligations”), including, without limitation, the following: (1) interior glass, windows, window frames and window
casements (including the repairing, resealing, cleaning and replacing of interior windows); (2) interior doors, door frames and door
closers; (3) interior lighting (including, without limitation, light bulbs and ballasts); (4) the plumbing, sewer, drainage,
electrical, fire protection, life safety and security systems and equipment, existing heating, ventilation and air-conditioning
systems, and all other mechanical, electrical and communications systems and equipment (collectively with the elevator in the
Building, the “Building Systems”), including without limitation (i) any specialty or supplemental Building Systems
installed by or for Tenant and (ii) all electrical facilities and equipment, including lighting fixtures, lamps, fans and any
exhaust equipment and systems, electrical motors and all other appliances and equipment of every kind and nature located in, upon or
about the Premises; (5) all communications systems serving the Premises; (6) all of Tenant’s security systems in or about or serving
the Premises; (7) Tenant’s signage; (8) interior demising walls and partitions (including painting and wall coverings), equipment,
floors, and any roll-up doors, ramps and dock equipment, and (9) the Building HVAC system and equipment. Tenant shall additionally
be responsible, at Tenant’s sole cost and expense, to furnish all expendables, including light bulbs, paper goods and soaps, used in
the Premises, and, to the extent that Landlord notifies Tenant in writing of its intention to no longer arrange for such monitoring,
cause the fire alarm systems serving the Premises to be monitored by a monitoring or protective services firm approved by Landlord
in writing.

 

    
	 	 	[Britannia Life Science Center]
	 	- 17 -	[Blade Therapeutics, Inc.] 

     

    

 

7.2 Service Contracts. Subject to the
Landlord Repair Obligations, all Building Systems (other than the elevator), including HVAC, main electrical, plumbing and
fire/life-safety systems, shall be maintained, repaired and replaced by Tenant (i) in a commercially reasonable first-class
condition, (ii) in accordance with any applicable manufacturer specifications relating to any particular component of such Building
Systems, (iii) in accordance with applicable Laws. To perform such work, Tenant shall contract with qualified, experienced
professional third party service companies (a “Service Contract”). Tenant shall regularly, in accordance with
commercially reasonable standards, generate and maintain preventive maintenance records relating to each Building’s mechanical and
main electrical systems, including life safety and the central plant (“Preventative Maintenance Records”). In addition,
upon Landlord’s request, Tenant shall deliver a copy of all current Service Contracts to Landlord and/or a copy of the Preventative
Maintenance Records.

 

7.3 Landlord’s Right to Perform Tenant’s Repair
Obligations. Tenant shall notify Landlord in writing at least ten (10) business days prior to performing any Tenant’s Repair
Obligation which may have a material, adverse effect on the Building Systems or which is reasonably anticipated to cost more than
$100,000.00. Upon receipt of such notice from Tenant, Landlord shall have the right to either (i) perform such material Tenant’s
Repair Obligation by delivering notice of such election to Tenant within ten (10) business days following receipt of Tenant’s
notice, and Tenant shall pay Landlord the cost thereof (including Landlord’s reasonable out-of-pocket costs incurred in connection
therewith) within thirty (30) days after receipt of an invoice therefor, or (ii) require Tenant to perform such Tenant’s Repair
Obligation at Tenant’s sole cost and expense. If Tenant fails to perform any Tenant’s Repair Obligation within a reasonable time
period after written notice thereof from Landlord, as reasonably determined by Landlord, then Landlord may, but need not, following
delivery of notice to Tenant of such election, make such Tenant Repair Obligation, and Tenant shall pay Landlord the cost thereof,
(including Landlord’s reasonable supervision fee) within thirty (30) days after receipt of an invoice therefor.

 

7.4 Landlord Repair Obligations. Landlord
shall be responsible for repairs to and routine maintenance of (i) the exterior glass, exterior walls, foundation and roof of the
Building, the structural portions of the floors of the Building, including, without limitation, any painting, sealing, patching and
waterproofing of exterior walls, and (ii) repairs to the elevator in the Building and underground utilities, except to the extent
that any such repairs are required due to the negligence or willful misconduct of Tenant (the “Landlord Repair
Obligations”); provided, however, that if such repairs are due to the negligence or willful misconduct of Tenant, Landlord
shall nevertheless make such repairs at Tenant’s expense, or, if covered by Landlord’s insurance, Tenant shall only be obligated to
pay any deductible in connection therewith. Costs expended by Landlord in connection with the Landlord Repair Obligations shall be
included in Operating Expenses to the extent allowed pursuant to the terms of Article 4, above. Landlord shall cooperate with
Tenant to enforce any warranties that Landlord holds that could reduce Tenant’s maintenance obligations under this Lease.

 

    
	 	 	[Britannia Life Science Center]
	 	- 18 -	[Blade Therapeutics, Inc.] 

     

    

 

 

7.5 Tenant’s Right to Make Repairs.
Notwithstanding any provision to the contrary contained in this Lease, if Tenant provides written notice to Landlord of an event or
circumstance which requires the action of Landlord under this Lease with respect to repair and/or maintenance required in the
Premises, including repairs to the portions of the Building that are Landlord’s responsibility under Section 7.4 (the “Base
Building”), which event or circumstance with respect to the Base Building materially and adversely affects the conduct of
Tenant’s business from the Premises, and Landlord fails to commence corrective action within a reasonable period of time, given the
circumstances, after the receipt of such notice, but in any event not later than thirty (30) days after receipt of said notice
(unless Landlord’s obligation cannot reasonably be performed within thirty (30) days, in which event Landlord shall be allowed
additional time as is reasonably necessary to perform the obligation so long as Landlord begins performance within the initial
thirty (30) days and diligently pursues performance to completion), or, in the event of an Emergency (as defined below), not later
than five (5) business days after receipt of such notice, then Tenant shall have the right to undertake such actions as may be
reasonably necessary to make such repairs if Landlord thereafter fails to commence corrective action within five (5) business days
following Landlord’s receipt of a second written notice from Tenant specifying that Tenant will undertake such actions if Landlord
fails to timely do so (provided that such notice shall include the following language in bold, capitalized text: “IF
LANDLORD FAILS TO COMMENCE THE REPAIRS DESCRIBED IN THIS LETTER WITHIN FIVE (5) BUSINESS DAYS FROM LANDLORD’S RECEIPT OF THIS
LETTER, TENANT WILL PERFORM SUCH REPAIRS AT LANDLORD’S EXPENSE”; provided, however, that in no event shall Tenant undertake
any actions that could materially or adversely affect the Base Building. Notwithstanding the foregoing, in the event of an
Emergency, no second written notice shall be required as long as Tenant advises Landlord in the first written notice of Tenant’s
intent to perform such Emergency repairs if Landlord does not commence the same within such five (5) business day period, utilizing
the language required in second notices. If such action was required under the terms of this Lease to be taken by Landlord and was
not commenced by Landlord within such five (5) business day period and thereafter diligently pursued to completion, then Tenant
shall be entitled to prompt reimbursement by Landlord of the reasonable out-of-pocket third-party costs and expenses actually
incurred by Tenant in taking such action. If Tenant undertakes such corrective actions pursuant to this Section 7.3, then (a)
the insurance and indemnity provisions set forth in this Lease shall apply to Tenant’s performance of such corrective actions, (b)
Tenant shall proceed in accordance with all applicable laws, (c) Tenant shall retain to perform such corrective actions only such
reputable contractors and suppliers as are duly licensed and qualified, (d) Tenant shall effect such repairs in a good and
workmanlike and commercially reasonable manner, (e) Tenant shall use new or like new materials, and (f) Tenant shall take reasonable
efforts to minimize any material interference or impact on the other tenants and occupants of the Building. Promptly following
completion of any work taken by Tenant pursuant to the terms of this Section 7.5, Tenant shall deliver a detailed invoice of the
work completed, the materials used and the costs relating thereto, and Landlord shall reimburse Tenant the amounts expended by
Tenant in connection with such work, provided that Landlord shall have the right to reasonably object if Landlord claims that such
action did not have to be taken by Landlord pursuant to the terms of this Lease or that the charges are excessive (in which case
Landlord shall pay the amount it contends would not have been excessive). For purposes of this Section 7.5, an “Emergency” shall
mean an event threatening immediate and material danger to people located in the Building or immediate, material damage to the
Building, Base Building, or creating a realistic possibility of an immediate and material interference with, or immediate and
material interruption of a material aspect of Tenant’s business operations.

 

8. ADDITIONS AND ALTERATIONS

 

8.1 Landlord’s Consent to Alterations.
Tenant may not make any improvements, alterations, additions or changes to the Premises or any mechanical, plumbing or HVAC
facilities or systems pertaining to the Premises (collectively, the “Alterations”) without first procuring the
prior written consent of Landlord to such Alterations, which consent shall be requested by Tenant not less than ten (10) business
days prior to the commencement thereof, and which consent shall not be unreasonably withheld by Landlord, provided it shall be
deemed reasonable for Landlord to withhold its consent to any Alteration which adversely affects the structural portions or the
systems or equipment of the Building or is visible from the exterior of the Building. Notwithstanding the foregoing, Tenant shall be
permitted to make Alterations following ten (10) business days notice to Landlord (as to Alterations costing more than $10,000
only), but without Landlord’s prior consent, to the extent that such Alterations (i) do not affect the building systems or equipment
(other than minor changes such as adding or relocating electrical outlets and thermostats), (ii) are not visible from the exterior
of the Building, and (iii) cost less than $50,000.00 for a particular job of work.

 

    
	 	 	[Britannia Life Science Center]
	 	- 19 -	[Blade Therapeutics, Inc.] 

     

    

 

8.2 Manner of Construction. Landlord may
impose, as a condition of its consent to any and all Alterations or repairs of the Premises or about
the Premises, such requirements as Landlord in its reasonable discretion may deem desirable, including, but not limited to, the
requirement that upon Landlord’s request, Tenant shall, at Tenant’s expense, remove such Alterations upon the expiration or any
early termination of the Lease Term. Tenant shall construct such Alterations and perform such repairs in a good and workmanlike
manner, in conformance with any and all applicable federal, state, county or municipal laws, rules and regulations and pursuant to a
valid building permit, issued by the city in which the Building is located (or other applicable governmental authority). Tenant
shall not use (and upon notice from Landlord shall cease using) contractors, services, workmen, labor, materials or equipment that,
in Landlord’s reasonable judgment, would disturb labor harmony with the workforce or trades engaged in performing other work, labor
or services in or about the Building or the Common Areas. Upon completion of any Alterations, Tenant shall deliver to Landlord final
lien waivers from all contractors, subcontractors and materialmen who performed such work. In addition to Tenant’s obligations under Article
9 of this Lease, upon completion of any Alterations, Tenant agrees to cause a Notice of Completion to be recorded in the office
of the Recorder of the County of San Mateo in accordance with Section 3093 of the Civil Code of the State of California or any
successor statute, and Tenant shall deliver to the Project construction manager a reproducible copy of the “as built” drawings
of the Alterations as well as all permits, approvals and other documents issued by any governmental agency in connection with the
Alterations.

 

8.3 Payment for Improvements. In
connection with any Alterations, that affect the Building systems (other than minor changes such as adding or relocating electrical
outlets and thermostats), or which have a cost in excess of $100,000, Tenant shall reimburse Landlord for Landlord’s reasonable,
actual, out-of-pocket costs and expenses actually incurred in connection with Landlord’s review of such work.

 

8.4 Construction Insurance. In addition
to the requirements of Article 10 of this Lease, in the event that Tenant makes any Alterations as to which Tenant is
required to obtain Landlord’s consent or provide Landlord with notice, prior to the commencement of such Alterations, Tenant shall
provide Landlord with evidence that Tenant carries “Builder’s All Risk” insurance in an amount approved by Landlord
covering the construction of such Alterations, and such other insurance as Landlord may reasonably require, it being understood and
agreed that all of such Alterations shall be insured by Landlord pursuant to Article 10 of this Lease immediately upon
completion thereof. In addition, Tenant’s contractors and subcontractors shall be required to carry Commercial General Liability
Insurance in an amount approved by Landlord and otherwise in accordance with the requirements of Article 10 of this Lease. In
connection with Alterations with a cost in excess of $250,000, Landlord may, in its reasonable discretion, require Tenant to obtain
a lien and completion bond or some alternate form of security satisfactory to Landlord in an amount sufficient to ensure the
lien-free completion of such Alterations and naming Landlord as a co-obligee.

 

8.5 Landlord’s Property. All Alterations,
improvements, fixtures, equipment and/or appurtenances which may be installed or placed in or about the Premises, from time to time,
shall be at the sole cost of Tenant and all Alterations and improvements (including demountable walls), and shall be and become the
property of Landlord and remain in place at the Premises following the expiration or earlier termination of this Lease.
Notwithstanding the foregoing, Landlord may, by written notice to Tenant given at the time it consents to an Alteration, require
Tenant, at Tenant’s expense, to remove any Alterations within the Premises and to repair any damage to the Premises and Building
caused by such removal. If Tenant fails to complete such removal and/or to repair any damage caused by the removal of any
Alterations, Landlord may do so and may charge the cost thereof to Tenant. Tenant hereby protects, defends, indemnifies and holds
Landlord harmless from any liability, cost, obligation, expense or claim of lien in any manner relating to the installation,
placement, removal or financing of any such Alterations, improvements, fixtures and/or equipment in, on or about the Premises, which
obligations of Tenant shall survive the expiration or earlier termination of this Lease. Notwithstanding the foregoing, the items
set forth in Exhibit F attached hereto (the “Tenant’s Property”) shall at all times be and remain
Tenant’s property. Exhibit F may be updated from time to time by agreement of the parties. Tenant may remove the
Tenant’s Property from the Premises at any time, provided that Tenant repairs all damage caused by such removal. Landlord shall have
no lien or other interest in the Tenant’s Property.

 

9. COVENANT AGAINST LIENS Tenant
shall keep the Project and Premises free from any liens or encumbrances arising out of the work performed, materials furnished or
obligations incurred by or on behalf of Tenant, and shall protect, defend, indemnify and hold Landlord harmless from and against any
claims, liabilities, judgments or costs (including, without limitation, reasonable attorneys’ fees and costs) arising out of same or
in connection therewith. Except as to Alterations as to which no notice is required under the second sentence of Section 8.1,
Tenant shall give Landlord notice at least ten (10) business days prior to the commencement of any such work on the Premises (or
such additional time as may be necessary under applicable laws) to afford Landlord the opportunity of posting and recording
appropriate notices of non-responsibility (to the extent applicable pursuant to then applicable laws). Tenant shall remove any such
lien or encumbrance by bond or otherwise within ten (10) business days after notice by Landlord, and if Tenant shall fail to do so,
Landlord may pay the amount necessary to remove such lien or encumbrance, without being responsible for investigating the validity
thereof.

 

    
	 	 	[Britannia Life Science Center]
	 	- 20 -	[Blade Therapeutics, Inc.] 

     

    

 

10. INSURANCE

 

10.1 Indemnification and
Waiver. Except as provided in Section 10.5 or to the extent due to the negligence, willful misconduct or violation of
this Lease by Landlord or the Landlord Parties, Tenant hereby assumes all risk of damage to property in, upon or about the Premises from
any cause whatsoever (including, but not limited to, any personal injuries resulting from a slip and fall in, upon or about the Premises)
and agrees that Landlord, its partners, subpartners and their respective officers, agents, servants, employees, and independent contractors
(collectively, “Landlord Parties”) shall not be liable for, and are hereby released from any responsibility for, any
damage either to person or property or resulting from the loss of use thereof, which damage is sustained by Tenant or by other persons
claiming through Tenant. Tenant shall indemnify, defend, protect, and hold harmless the Landlord Parties from any and all loss, cost,
damage, expense and liability (including without limitation court costs and reasonable attorneys’ fees) incurred in connection
with or arising from any cause in or on the Premises (including, but not limited to, a slip and fall), any acts, omissions or negligence
of Tenant or of any person claiming by, through or under Tenant, or of the contractors, agents, servants, employees, invitees, guests
or licensees of Tenant or any such person, in, on or about the Project or any breach of the terms of this Lease, either prior to, during,
or after the expiration of the Lease Term, provided that the terms of the foregoing indemnity shall not apply to the negligence or willful
misconduct of Landlord or its agents, employees, contractors, licensees or invitees, or Landlord’s violation of this Lease. Should
Landlord be named as a defendant in any suit brought against Tenant in connection with or arising out of Tenant’s occupancy of
the Premises, Tenant shall pay to Landlord its costs and expenses incurred in such suit, including without limitation, its actual professional
fees such as reasonable appraisers’, accountants’ and attorneys’ fees. Notwithstanding anything to the contrary in
this Lease, Landlord shall not be released or indemnified from, and shall indemnify, defend, protect and hold harmless Tenant from, all
losses, damages, liabilities, claims, attorneys’ fees, costs and expenses arising from the gross negligence or willful misconduct
of Landlord or its agents, contractors, licensees or invitees, or a violation of Landlord’s obligations or representations under
this Lease. The provisions of this Section 10.1 shall survive the expiration or sooner termination of this Lease with respect
to any claims or liability arising in connection with any event occurring prior to such expiration or termination.

 

10.2 Tenant’s Compliance With Landlord’s Property
Insurance. Landlord shall insure the Building, Landlord’s TI Work and any Alterations during the Lease Term against loss or
damage under an “all risk” property insurance policy. Such coverage shall be in such amounts, from such companies, and on
such other terms and conditions, as Landlord may from time to time reasonably determine. Additionally, at the option of Landlord,
such insurance coverage may include the risks of earthquakes and/or flood damage and additional hazards, a rental loss endorsement
and one or more loss payee endorsements in favor of the holders of any mortgages or deeds of trust encumbering the interest of
Landlord in the Building or the ground or underlying lessors of the Building, or any portion thereof. The costs of such insurance
shall be included in Operating Expenses, subject to the terms of Section 4.2.4. Tenant shall, at Tenant’s expense, comply
with all insurance company requirements pertaining to the use of the Premises. If Tenant’s conduct or use of the Premises causes any
increase in the premium for such insurance policies then Tenant shall reimburse Landlord for any such increase. Tenant, at Tenant’s
expense, shall comply with all rules, orders, regulations or requirements of the American Insurance Association (formerly the
National Board of Fire Underwriters) and with any similar body. Notwithstanding anything to the contrary in this Lease, Tenant shall
not be required to comply with or cause the Premises to comply with any laws, rules, regulations or insurance requirements requiring
the construction of alterations unless such compliance is necessitated solely due to Tenant’s particular use of the Premises.

 

10.3 Tenant’s
Insurance. Tenant shall maintain the following coverages in the following amounts.

 

10.3.1 Commercial General Liability
Insurance on an occurrence form covering the insured against claims of bodily injury and property damage (including loss of use thereof)
arising out of Tenant’s operations, and contractual liabilities including a contractual coverage for limits of liability (which limits
may be met together with umbrella liability insurance) of not less than:

 

	Bodily Injury
    and	$4,000,000 each occurrence
	Property Damage Liability	$4,000,000 annual aggregate
	Personal Injury Liability	$4,000,000 annual aggregate
	 	 

 

    
	 	 	[Britannia Life Science Center]
	 	- 21 -	[Blade Therapeutics, Inc.] 

     

    

 

10.3.2 Property Insurance covering
all office furniture, business and trade fixtures, office and lab equipment, free-standing cabinet work, movable partitions, merchandise
and all other items of Tenant’s property on the Premises installed by, for, or at the expense of Tenant. Such insurance shall be written
on an “all risks” of physical loss or damage basis, for the full replacement cost value (subject to reasonable deductible
amounts) new without deduction for depreciation of the covered items and in amounts that meet any co-insurance clauses of the policies
of insurance and shall include coverage for damage or other loss caused by fire or other peril including, but not limited to, vandalism
and malicious mischief, theft, water damage (excluding flood), including sprinkler leakage, bursting or stoppage of pipes, and explosion,
and providing business interruption coverage for a period of ninety (90) days.

 

10.3.3 Business Income Interruption
for ninety (90) days plus Extra Expense insurance in such amounts as will reimburse Tenant for actual direct or indirect loss of earnings
attributable to the risks outlined in Section 10.3.2 above.

 

10.3.4 Worker’s Compensation and Employer’s Liability or other similar insurance pursuant
to all applicable state and local statutes and regulations. The policy shall include a waiver of subrogation in favor of Landlord, its
employees, Lenders and any property manager or partners.

 

10.4 Form of
Policies. The minimum limits of policies of insurance required of Tenant under this Lease shall in no event limit the
liability of Tenant under this Lease. Such insurance shall (i) name Landlord, its subsidiaries and affiliates, its property manager
(if any) and any other party the Landlord so specifies, as an additional insured on the liability insurance, including Landlord’s
managing agent, if any; (ii) be issued by an insurance company having a rating of not less than A:VII in Best’s Insurance Guide or
which is otherwise acceptable to Landlord and authorized to do business in the State of California; and (iv) be primary insurance as
to all claims thereunder and provide that any insurance carried by Landlord is excess and is non-contributing with any insurance
required of Tenant. Tenant shall not cause said insurance to be canceled or coverage changed unless thirty (30) days’ prior written
notice shall have been given to Landlord and any mortgagee of Landlord (unless such cancellation is the result of non-payment of
premiums). Tenant shall deliver said policy or policies or certificates thereof to Landlord on or before the Lease Commencement Date
and at least ten (10) days before the expiration dates thereof. In the event Tenant shall fail to procure such insurance, or to
deliver such policies or certificate, Landlord may, at its option, procure such policies for the account of Tenant, and the cost
thereof shall be paid to Landlord within five (5) days after delivery to Tenant of bills therefor.

 

10.5 Subrogation.
Landlord and Tenant hereby agree to look solely to, and seek recovery only from, their respective insurance carriers in the event of
a property or business interruption loss to the extent that such coverage is agreed to be provided hereunder. Notwithstanding
anything to the contrary in this Lease, the parties each hereby waive all rights and claims against each other for such losses, and
waive all rights of subrogation of their respective insurers. The parties agree that their respective insurance policies do now, or
shall, contain the waiver of subrogation.

 

10.6 Additional Insurance
Obligations. Tenant shall carry and maintain during the entire Lease Term, at Tenant’s sole cost and expense, increased
amounts of the insurance required to be carried by Tenant pursuant to this Article 10 and such other reasonable types of
insurance coverage and in such reasonable amounts covering the Premises and Tenant’s operations therein, as may be reasonably
requested by Landlord or Landlord’s lender, but in no event in excess of the amounts and types of insurance then being required by
landlords of buildings comparable to and in the vicinity of the Building.

 

    
	 	 	[Britannia Life Science Center]
	 	- 22 -	[Blade Therapeutics, Inc.] 

     

    

 

11. DAMAGE AND DESTRUCTION

 

11.1 Repair of Damage to
Premises by Landlord. Tenant shall promptly notify Landlord of any damage to the Premises resulting from fire or any other casualty.
If the Premises or any Common Areas serving or providing access to the Premises shall be damaged by fire
or other casualty, Landlord shall promptly and diligently, subject to reasonable delays for insurance adjustment or other matters beyond
Landlord’s reasonable control, and subject to all other terms of this Article 11, restore the Premises and such Common Areas.
Such restoration shall be to substantially the same condition of the Premises and the Common Areas prior to the casualty, except for
modifications required by zoning and building codes and other laws or any other modifications to the Common Areas deemed desirable by
Landlord, which are consistent with the character of the Project, provided that access to the Premises shall not be materially impaired.
Landlord shall not be liable for any inconvenience or annoyance to Tenant or its visitors, or injury to Tenant’s business resulting in
any way from such damage or the repair thereof; provided however, that if such fire or other casualty shall have damaged the Premises
or Common Areas necessary to Tenant’s occupancy, and the damaged portions of the Premises are not occupied by Tenant as a result thereof,
then during the time and to the extent the Premises are unfit for occupancy, the Rent shall be abated in proportion to the ratio that
the amount of rentable square feet of the Premises which is unfit for occupancy for the purposes permitted under this Lease bears to
the total rentable square feet of the Premises.

 

11.2 Landlord’s Option to Repair.
Notwithstanding the terms of Section 11.1 of this Lease, Landlord may elect not to rebuild and/or restore the Premises,
Building and/or Project, and instead terminate this Lease, by notifying Tenant in writing of such termination within sixty (60) days
after the date of discovery of the damage, such notice to include a termination date giving Tenant sixty (60) days to vacate the
Premises, but Landlord may so elect only if the Building shall be damaged by fire or other casualty or cause, and one or more of the
following conditions is present: (i) in Landlord’s reasonable judgment, repairs cannot reasonably be completed within one (1) year
after the date of discovery of the damage (when such repairs are made without the payment of overtime or other premiums); (ii) the
damage is due to a risk that Landlord is not required to insure under this Lease, and the cost of restoration exceed five percent
(5%) of the replacement cost of the Building (unless Tenant agrees to pay any uninsured amount in excess of such five percent (5%));
or (iii) the damage occurs during the last twelve (12) months of the Lease Term and will take more than sixty (60) days to restore;
provided, however, that if Landlord does not elect to terminate this Lease pursuant to Landlord’s termination right as provided
above, and the repairs cannot, in the reasonable opinion of Landlord, be completed within seven (7) months after the date of
discovery of the damage (or are not in fact completed within eight (8) months after the date of discovery of the damage), Tenant may
elect, no earlier than sixty (60) days after the date of the damage and not later than ninety (90) days after the date of such
damage, or within thirty (30) days after such repairs are not timely completed, to terminate this Lease by written notice to
Landlord effective as of the date specified in the notice, which date shall not be less than thirty (30) days nor more than sixty
(60) days after the date such notice is given by Tenant.

 

11.3 Waiver of Statutory Provisions. The
provisions of this Lease, including this Article 11, constitute an express agreement between Landlord and Tenant with respect
to any and all damage to, or destruction of, all or any part of the Premises, the Building or the Project, and any statute or
regulation of the State of California, including, without limitation, Sections 1932(2) and 1933(4) of the California Civil Code,
with respect to any rights or obligations concerning damage or destruction in the absence of an express agreement between the
parties, and any other statute or regulation, now or hereafter in effect, shall have no application to this Lease or any damage or
destruction to all or any part of the Premises, the Building or the Project.

 

12. NONWAIVER No provision of this
Lease shall be deemed waived by either party hereto unless expressly waived in a writing signed thereby. The waiver by either party
hereto of any breach of any term, covenant or condition herein contained shall not be deemed to be a waiver of any subsequent breach
of same or any other term, covenant or condition herein contained. The subsequent acceptance of Rent hereunder by Landlord shall not
be deemed to be a waiver of any preceding breach by Tenant of any term, covenant or condition of this Lease, other than the failure
of Tenant to pay the particular Rent so accepted, regardless of Landlord’s knowledge of such preceding breach at the time of
acceptance of such Rent. No acceptance of a lesser amount than the Rent herein stipulated shall be deemed a waiver of Landlord’s
right to receive the full amount due, nor shall any endorsement or statement on any check or payment or any letter accompanying such
check or payment be deemed an accord and satisfaction, and Landlord may accept such check or payment without prejudice to Landlord’s
right to recover the full amount due. No receipt of monies by Landlord from Tenant after the termination of this Lease shall in any
way alter the length of the Lease Term or of Tenant’s right of possession hereunder, or after the giving of any notice shall
reinstate, continue or extend the Lease Term or affect any notice given Tenant prior to the receipt of such monies, it being agreed
that after the service of notice or the commencement of a suit, or after final judgment for possession of the
Premises, Landlord may receive and collect any Rent due, and the payment of said Rent shall not waive or affect said notice, suit or
judgment.

 

    
	 	 	[Britannia Life Science Center]
	 	- 23 -	[Blade Therapeutics, Inc.] 

     

    

 

13. CONDEMNATION If the whole or any
part of the Premises shall be taken by power of eminent domain or condemned by any competent authority for any public or
quasi-public use or purpose, or if any adjacent property or street shall be so taken or condemned, or reconfigured or vacated by
such authority in such manner as to require the use or reconstruction of any part of the Premises, or if Landlord shall grant a deed
or other instrument in lieu of such taking by eminent domain or condemnation, Landlord shall have the option to terminate this Lease
effective as of the date possession is required to be surrendered to the authority. Tenant shall not because of such taking assert
any claim against Landlord or the authority for any compensation because of such taking and Landlord shall be entitled to the entire
award or payment in connection therewith, except that Tenant shall have the right to file any separate claim available to Tenant for
any taking of Tenant’s personal property and fixtures belonging to Tenant and removable by Tenant upon expiration of the Lease Term
pursuant to the terms of this Lease, for moving expenses, for the unamortized value of any improvements paid for by Tenant and for
the Lease “bonus value”, so long as such claims are payable separately to Tenant. All Rent shall be apportioned as of the
date of such termination. If any part of the Premises shall be taken, and this Lease shall not be so terminated, the Rent shall be
proportionately abated. Tenant hereby waives any and all rights it might otherwise have pursuant to Section 1265.130 of The
California Code of Civil Procedure. Notwithstanding anything to the contrary contained in this Article 13, in the event of a
temporary taking of all or any portion of the Premises for a period of one hundred and eighty (180) days or less, then this Lease
shall not terminate but the Base Rent and the Additional Rent shall be abated for the period of such taking in proportion to the
ratio that the amount of rentable square feet of the Premises taken bears to the total rentable square feet of the Premises.
Landlord shall be entitled to receive the entire award made in connection with any such temporary taking.

 

14. ASSIGNMENT
AND SUBLETTING

 

14.1 Transfers. Tenant shall not, without
the prior written consent of Landlord, assign, mortgage, pledge, hypothecate, encumber, or permit any lien to attach to, or
otherwise transfer, this Lease or any interest hereunder, permit any assignment, or other transfer of this Lease or any interest
hereunder by operation of law, sublet the Premises or any part thereof, or enter into any license or concession agreements or
otherwise permit the occupancy or use of the Premises or any part thereof by any persons other than Tenant and its employees and
contractors (all of the foregoing are hereinafter sometimes referred to collectively as “Transfers” and any person
to whom any Transfer is made or sought to be made is hereinafter sometimes referred to as a “Transferee”). If
Tenant desires Landlord’s consent to any Transfer, Tenant shall notify Landlord in writing, which notice (the “Transfer
Notice”) shall include (i) the proposed effective date of the Transfer, which shall not be less than thirty (30) days nor
more than one hundred eighty (180) days after the date of delivery of the Transfer Notice, (ii) a description of the portion of the
Premises to be transferred (the “Subject Space”), (iii) all of the terms of the proposed Transfer and the
consideration therefor, including calculation of the “Transfer Premium”, as that term is defined in Section 14.3 below,
in connection with such Transfer, the name and address of the proposed Transferee, and a copy of all existing executed and/or
proposed documentation pertaining to the proposed Transfer, and (iv) current financial statements of the proposed Transferee
certified by an officer, partner or owner thereof, and any other information reasonably required by Landlord which will enable
Landlord to determine the financial responsibility, character, and reputation of the proposed Transferee, nature of such Transferee’s
business and proposed use of the Subject Space. Any Transfer made without Landlord’s prior written consent shall, at Landlord’s
option, be null, void and of no effect, and shall, at Landlord’s option, constitute a default by Tenant under this Lease. Whether or
not Landlord consents to any proposed Transfer, Tenant shall pay Landlord’s reasonable review and processing fees, as well as any
reasonable professional fees (including, without limitation, attorneys’, accountants’, architects’, engineers’ and consultants’
fees) incurred by Landlord (not to exceed $3,500 in the aggregate for any particular Transfer), within thirty (30) days after
written request by Landlord.

 

    
	 	 	[Britannia Life Science Center]
	 	- 24 -	[Blade Therapeutics, Inc.] 

     

    

 

14.2 Landlord’s Consent. Landlord shall
not unreasonably withhold or delay its consent to any proposed Transfer of the Subject Space to the Transferee on the terms
specified in the Transfer Notice and shall respond to Tenant’s consent request within thirty (30) days. Without limitation as to
other reasonable grounds for withholding consent, the parties hereby agree that it shall be reasonable under this Lease and under
any applicable law for Landlord to withhold consent to any proposed Transfer where one or more of the following apply:

 

14.2.1
The Transferee is of a character or reputation or engaged in a business which is not consistent with the quality of the Building or the
Project;

 

14.2.2 The Transferee is either a governmental agency or instrumentality
thereof;

 

14.2.3 The Transferee is not
a party of reasonable financial worth and/or financial stability in light of the responsibilities to be undertaken in connection with
the Transfer on the date consent is requested; or

 

14.2.4 The proposed Transfer
would cause a violation of another lease for space in the Project, or would give an occupant of the Project a right to cancel its lease.

 

If Landlord consents to any
Transfer pursuant to the terms of this Section 14.2 (and does not exercise any recapture rights Landlord may have under Section
14.4 of this Lease), Tenant may within six (6) months after Landlord’s consent, but not later than the expiration of said six-month
period, enter into such Transfer of the Premises or portion thereof, upon substantially the same terms and conditions as are set forth
in the Transfer Notice furnished by Tenant to Landlord pursuant to Section 14.1 of this Lease, provided that if there are any changes
in the terms and conditions from those specified in the Transfer Notice such that Landlord would initially have been entitled to refuse
its consent to such Transfer under this Section 14.2, Tenant shall again submit the Transfer to Landlord for its approval and other
action under this Article 14 (including Landlord’s right of recapture, if any, under Section 14.4 of this Lease). Notwithstanding
anything to the contrary in this Lease, if Tenant or any proposed Transferee claims that Landlord has unreasonably withheld or delayed
its consent under Section 14.2 or otherwise has breached or acted unreasonably under this Article 14, their sole remedies
shall be a suit for contract damages (other than damages for injury to, or interference with, Tenant’s business including, without limitation,
loss of profits, however occurring) or declaratory judgment and an injunction for the relief sought, and Tenant hereby waives all other
remedies, including, without limitation, any right at law or equity to terminate this Lease, on its own behalf and, to the extent permitted
under all applicable laws, on behalf of the proposed Transferee.

 

14.3 Transfer
Premium. If Landlord consents to a Transfer, as a condition thereto which the parties hereby agree is reasonable, Tenant
shall pay to Landlord fifty percent (50%) of any “Transfer Premium,” as that term is defined in this Section
14.3, received by Tenant from such Transferee. “Transfer Premium” shall mean all rent, additional rent or other
consideration payable by such Transferee in connection with the Transfer in excess of the Rent and Additional Rent payable by Tenant
under this Lease during the term of the Transfer on a per rentable square foot basis if less than all of the Premises is
transferred, and after deduction of (i) any costs of improvements made to the Subject Space in connection with such Transfer, (ii)
brokerage commissions paid in connection with such Transfer, and (iii) reasonable legal fees incurred in connection with such
Transfer. “Transfer Premium” shall also include, but not be limited to, key money, bonus money or other cash
consideration paid by Transferee to Tenant in connection with such Transfer, and any payment in excess of fair market value for
services rendered by Tenant to Transferee or for assets, fixtures, inventory, equipment, or furniture transferred by Tenant to
Transferee in connection with such Transfer. The determination of the amount of Landlord’s applicable share of the Transfer Premium
shall be made on a monthly basis as rent or other consideration is received by Tenant under the Transfer.

 

14.4 Landlord’s Option as to
Subject Space. Notwithstanding anything to the contrary contained in this Article 14, in the event Tenant
contemplates a Transfer other than to a Permitted Transferee which, together with all prior Transfers then remaining in effect,
would cause seventy-five percent (75%) or more of the Premises to be Transferred for more than fifty percent (50%) of the then
remaining Lease Term (taking into account any extension of the Lease Term which has irrevocably exercised by Tenant), Tenant shall
give Landlord notice (the “Intention to Transfer Notice”) of such contemplated Transfer (whether or not the
contemplated Transferee or the terms of such contemplated Transfer have been determined). The Intention to Transfer Notice shall
specify the portion of and amount of rentable square feet of the Premises which Tenant intends to Transfer in the subject Transfer
(the “Contemplated Transfer Space”), the contemplated date of commencement of the Contemplated Transfer (the “Contemplated
Effective Date”), and the contemplated length of the term of such contemplated Transfer. Thereafter, Landlord shall have
the option, by giving written notice to Tenant within thirty (30) days after receipt of any Intention to Transfer Notice, to
recapture the Contemplated Transfer Space. Such recapture shall cancel and terminate this Lease with respect to such Contemplated
Transfer Space as of the Contemplated Effective Date. In the event of a recapture by Landlord, if this Lease shall be canceled with
respect to less than the entire Premises, the Rent reserved herein shall be prorated on the basis of the number of rentable square
feet retained by Tenant in proportion to the number of rentable square feet contained in the Premises,
and this Lease as so amended shall continue thereafter in full force and effect, and upon request of either party, the parties shall
execute written confirmation of the same. If Landlord declines, or fails to elect in a timely manner, to recapture such Contemplated
Transfer Space under this Section 14.4, then, subject to the other terms of this Article 14, for a period of nine (9)
months (the “Nine Month Period”) commencing on the last day of such thirty (30) day period, Landlord shall not have
any right to recapture the Contemplated Transfer Space with respect to any Transfer made during the Nine Month Period, provided that
any such Transfer is substantially on the terms set forth in the Intention to Transfer Notice, and provided further that any such
Transfer shall be subject to the remaining terms of this Article 14. If such a Transfer is not so consummated within the Nine
Month Period (or if a Transfer is so consummated, then upon the expiration of the term of any Transfer of such Contemplated Transfer
Space consummated within such Nine Month Period), Tenant shall again be required to submit a new Intention to Transfer Notice to
Landlord with respect any contemplated Transfer, as provided above in this Section 14.4. Tenant shall not be required to
provide a separate Intention to Transfer Notice and Tenant’s request for Landlord’s consent to a Transfer shall satisfy Tenant’s
obligations in this Section 14.4.

 

    
	 	 	[Britannia Life Science Center]
	 	- 25 -	[Blade Therapeutics, Inc.] 

     

    

 

14.5 Effect of Transfer. If Landlord
consents to a Transfer, (i) the terms and conditions of this Lease shall in no way be deemed to have been waived or modified, (ii)
such consent shall not be deemed consent to any further Transfer by either Tenant or a Transferee, (iii) Tenant shall deliver to
Landlord, promptly after execution, an original executed copy of all documentation pertaining to the Transfer in form reasonably
acceptable to Landlord, (iv) Tenant shall furnish upon Landlord’s request a complete statement, certified by an independent
certified public accountant, or Tenant’s chief financial officer, setting forth in detail the computation of any Transfer Premium
Tenant has derived and shall derive from such Transfer, and (v) no Transfer relating to this Lease or agreement entered into with
respect thereto, whether with or without Landlord’s consent, shall relieve Tenant or any guarantor of the Lease from any liability
under this Lease, including, without limitation, in connection with the Subject Space. Landlord or its authorized representatives
shall have the right at all reasonable times to audit the books, records and papers of Tenant relating to any Transfer, and shall
have the right to make copies thereof. If the Transfer Premium respecting any Transfer shall be found understated, Tenant shall,
within thirty (30) days after demand, pay the deficiency, and if understated by more than two percent (2%), Tenant shall pay
Landlord’s costs of such audit.

 

14.6 Additional
Transfers. For purposes of this Lease, the term “Transfer” shall also include if Tenant is a partnership,
the withdrawal or change, voluntary, involuntary or by operation of law, of fifty percent (50%) or more of the partners, or transfer
of fifty percent (50%) or more of partnership interests, within a twelve (12)-month period, or the dissolution of the partnership
without immediate reconstitution thereof.

 

14.7 Occurrence of
Default. Any Transfer hereunder shall be subordinate and subject to the provisions of this Lease, and if this Lease shall be
terminated during the term of any Transfer, Landlord shall have the right to: (i) treat such Transfer as cancelled and repossess the
Subject Space by any lawful means, or (ii) require that such Transferee attorn to and recognize Landlord as its landlord under any
such Transfer. If Tenant shall be in default under this Lease, Landlord is hereby irrevocably authorized, as Tenant’s agent and
attorney-in-fact, to direct any Transferee to make all payments under or in connection with the Transfer directly to Landlord (which
Landlord shall apply towards Tenant’s obligations under this Lease) until such default is cured. Such Transferee shall rely on any
representation by Landlord that Tenant is in default hereunder, without any need for confirmation thereof by Tenant. Upon any
assignment, the assignee shall assume in writing all obligations and covenants of Tenant thereafter to be performed or observed
under this Lease. No collection or acceptance of rent by Landlord from any Transferee shall be deemed a waiver of any provision of
this Article 14 or the approval of any Transferee or a release of Tenant from any obligation under this Lease, whether
theretofore or thereafter accruing. In no event shall Landlord’s enforcement of any provision of this Lease against any Transferee
be deemed a waiver of Landlord’s right to enforce any term of this Lease against Tenant or any other person. If Tenant’s obligations
hereunder have been guaranteed, Landlord’s consent to any Transfer shall not be effective unless the guarantor also consents to such
Transfer.

 

14.8 Non-Transfers. Notwithstanding
anything to the contrary contained in this Article 14, (i) an assignment or subletting of all or a portion of the Premises to
an affiliate of Tenant (an entity which is controlled by, controls, or is under common control with, Tenant), (ii) an assignment of
the Premises to an entity which acquires all or substantially all of the assets or interests (partnership, stock or other) of
Tenant, (iii) an assignment of the Premises to an entity which is the resulting entity of a merger or consolidation of Tenant with
another entity, or (iv) a change of Control of Tenant or the sale of corporate shares of capital stock
in Tenant in connection with private financing or public offering of Tenant’s stock on a nationally-recognized stock exchange
(collectively, a “Permitted Transferee”), shall not be deemed a Transfer under this Article 14, provided
that (A) Tenant notifies Landlord of any such assignment or sublease and promptly supplies Landlord with any documents or
information requested by Landlord regarding such assignment or sublease or such affiliate, (B) such assignment or sublease is
not a subterfuge by Tenant to avoid its obligations under this Lease, (C) such Permitted Transferee shall be of a character and
reputation consistent with the quality of the Building, and (D) such Permitted Transferee described in subpart (ii) or (iii)
above shall have a tangible net worth (not including goodwill as an asset) computed in accordance with generally accepted accounting
principles (“Net Worth”) at least equal to the Net Worth of Tenant on the day immediately preceding the effective
date of such assignment or sublease. An assignee of Tenant’s entire interest that is also a Permitted Transferee may also be known
as a “Permitted Assignee”. “Control,” as used in this Section 14.8, shall mean the ownership,
directly or indirectly, of at least fifty-one percent (51%) of the voting securities of, or possession of the right to vote, in the
ordinary direction of its affairs, of at least fifty-one percent (51%) of the voting interest in, any person or entity. No such
permitted assignment or subletting shall serve to release Tenant from any of its obligations under this Lease.

 

    
	 	 	[Britannia Life Science Center]
	 	- 26 -	[Blade Therapeutics, Inc.] 

     

    

 

15. SURRENDER OF PREMISES;
OWNERSHIP AND REMOVAL OF TRADE FIXTURES

 

15.1 Surrender of Premises. No act or thing
done by Landlord or any agent or employee of Landlord during the Lease Term shall be deemed to constitute an acceptance by Landlord of
a surrender of the Premises unless such intent is specifically acknowledged in writing by Landlord. The delivery of keys to the Premises
to Landlord or any agent or employee of Landlord shall not constitute a surrender of the Premises or effect a termination of this Lease,
whether or not the keys are thereafter retained by Landlord, and notwithstanding such delivery Tenant shall be entitled to the return
of such keys at any reasonable time upon request until this Lease shall have been properly terminated. The voluntary or other surrender
of this Lease by Tenant, whether accepted by Landlord or not, or a mutual termination hereof, shall not work a merger, and at the option
of Landlord shall operate as an assignment to Landlord of all subleases or subtenancies affecting the Premises or terminate any or all
such sublessees or subtenancies.

 

15.2 Removal of Tenant
Property by Tenant. Upon the expiration of the Lease Term, or upon any earlier termination of this Lease, Tenant shall,
subject to the provisions of this Article 15, quit and surrender possession of the Premises to Landlord in as good order and
condition as when Tenant took possession and as thereafter improved by Landlord and/or Tenant, reasonable wear and tear, damage
caused by casualty, repairs required as a result of condemnation, and repairs which are specifically made the responsibility of
Landlord hereunder excepted. Upon such expiration or termination, Tenant shall, without expense to Landlord, remove or cause to be
removed from the Premises all debris and rubbish, and such items of furniture, equipment, free-standing cabinet work, movable
partitions (but not demountable walls) and other articles of personal property owned by Tenant or installed or placed by Tenant at
its expense in the Premises, and such similar articles of any other persons claiming under Tenant, as Landlord may, in its sole
discretion, require to be removed, and Tenant shall repair at its own expense all damage to the Premises and Building resulting from
such removal.

 

15.3 Environmental
Assessment. In connection with its surrender of the Premises, Tenant shall submit to Landlord, at least fifteen (15) days
prior to the expiration date of this Lease (or in the event of an earlier termination of this Lease, as soon as reasonably possible
following such termination), an environmental Assessment of the Premises by a competent and experienced environmental engineer or
engineering firm reasonably satisfactory to Landlord (pursuant to a contract approved by Landlord and providing that Landlord can
rely on the Environmental Assessment). If such Environmental Assessment reveals that remediation or Clean-up is required under any
Environmental Laws that Tenant is responsible for under this Lease, Tenant shall submit a remediation plan prepared by a recognized
environmental consultant and shall be responsible for all costs of remediation and Clean-up, as more particularly provided in Section
5.3, above.

 

15.4 Condition of the
Building and Premises Upon Surrender. In addition to the above requirements of this Article 15, upon the expiration
of the Lease Term, or upon any earlier termination of this Lease, Tenant shall, surrender the Premises and Building with Tenant
having complied with all of Tenant’s obligations under this Lease, including those relating to improvement, repair, maintenance,
compliance with law, testing and other related obligations of Tenant set forth in Article 7 of this Lease. In the event that
the Building and Premises shall be surrendered in a condition which does not comply with the terms of this Section 15.4,
because Tenant failed to comply with its obligations set forth in Lease, then following thirty (30) days notice to Tenant, during
which thirty (30) day period Tenant shall have the right to cure such noncompliance, Landlord shall be entitled to expend all
reasonable costs in order to cause the same to comply with the required condition upon surrender and Tenant shall immediately
reimburse Landlord for all such costs upon notice and, commencing on the later of the termination of this Lease and three (3)
business days after Landlord’s delivery of notice of such failure and that it elects to treat such failure as a holdover, Tenant
shall be deemed during the period that Tenant or Landlord, as the case may be, perform obligations relating to the Surrender
Improvements to be in holdover under Article 16 of this Lease.

 

    
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16. HOLDING OVER If Tenant holds
over after the expiration of the Lease Term or earlier termination thereof, with the express or implied consent of Landlord, such tenancy
shall be from month-to-month only, and shall not constitute a renewal hereof or an extension for any further term. If Tenant holds over
after the expiration of the Lease Term of earlier termination thereof, without the express or implied consent of Landlord, such tenancy
shall be deemed to be a tenancy by sufferance only, and shall not constitute a renewal hereof or an extension for any further term. In
either case, Base Rent shall be payable at a monthly rate equal to one hundred fifty percent (150%) of the Base Rent applicable during
the last rental period of the Lease Term under this Lease. Such month-to-month tenancy or tenancy by sufferance, as the case may be, shall
be subject to every other applicable term, covenant and agreement contained herein. Nothing contained in this Article 16 shall be construed
as consent by Landlord to any holding over by Tenant, and Landlord expressly reserves the right to require Tenant to surrender possession
of the Premises to Landlord as provided in this Lease upon the expiration or other termination of this Lease. The provisions of this Article
16 shall not be deemed to limit or constitute a waiver of any other rights or remedies of Landlord provided herein or at law. If Tenant
fails to surrender the Premises upon the termination or expiration of this Lease, in addition to any other liabilities to Landlord accruing
therefrom, Tenant shall protect, defend, indemnify and hold Landlord harmless from all loss, costs (including reasonable attorneys’ fees)
and liability resulting from such failure, including, without limiting the generality of the foregoing, any claims made by any succeeding
tenant founded upon such failure to surrender and any lost profits to Landlord resulting therefrom.

 

17. ESTOPPEL
CERTIFICATES Within ten (10) business days following a request in writing by Landlord, Tenant shall execute, acknowledge and deliver
to Landlord an estoppel certificate, which, as submitted by Landlord, shall be substantially in the form of Exhibit D, attached
hereto (or such other form as may be reasonably required by any prospective mortgagee or purchaser of the Project, or any portion thereof),
indicating therein any exceptions thereto that may exist at that time, and shall also contain any other information reasonably requested
by Landlord or Landlord’s mortgagee or prospective mortgagee. Any such certificate may be relied upon by any prospective mortgagee or
purchaser of all or any portion of the Project. Tenant shall execute and deliver whatever other instruments may be reasonably required
for such purposes. At any time during the Lease Term, in connection with a sale or financing of the Building by Landlord, Landlord may
require Tenant to provide Landlord with its most recent annual financial statement and annual financial statements of the preceding two
(2) years. Such statements shall be prepared in accordance with generally accepted accounting principles and, if such is the normal practice
of Tenant, shall be audited by an independent certified public accountant. Landlord shall hold such statements confidential, pursuant
to the terms of a commercially reasonable confidentiality agreement regarding such statements. Failure of Tenant to timely execute, acknowledge
and deliver such estoppel certificate or other instruments shall constitute an acceptance of the Premises and an acknowledgment by Tenant
that statements included in the estoppel certificate are true and correct, without exception.

 

18. SUBORDINATION Landlord hereby
represents and warrants to Tenant that the Project is not currently subject to any ground lease, or to the lien of any mortgage or
deed of trust. This Lease shall be subject and subordinate to all future ground or underlying leases of the Building or Project and
to the lien of any mortgage, trust deed or other encumbrances now or hereafter in force against the Building or Project or any part
thereof, if any, and to all renewals, extensions, modifications, consolidations and replacements thereof, and to all advances made
or hereafter to be made upon the security of such mortgages or trust deeds, unless the holders of such mortgages, trust deeds or
other encumbrances, or the lessors under such ground lease or underlying leases, require in writing that this Lease be superior
thereto. The subordination of this Lease to any such future ground or underlying leases of the Building or Project or to the lien of
any mortgage, trust deed or other encumbrances, shall be subject to Tenant’s receipt of a commercially reasonable subordination,
non-disturbance, and attornment agreement in favor of Tenant. Tenant covenants and agrees in the event any proceedings are brought
for the foreclosure of any such mortgage or deed in lieu thereof (or if any ground lease is terminated), to attorn, without any
deductions or set-offs whatsoever, to the lienholder or purchaser or any successors thereto upon any
such foreclosure sale or deed in lieu thereof (or to the ground lessor), if so requested to do so by such purchaser or lienholder or
ground lessor, and to recognize such purchaser or lienholder or ground lessor as the lessor under this Lease, provided such
lienholder or purchaser or ground lessor shall agree to accept this Lease and not disturb Tenant’s occupancy, so long as Tenant
timely pays the rent and observes and performs the terms, covenants and conditions of this Lease to be observed and performed by
Tenant. Landlord’s interest herein may be assigned as security at any time to any lienholder. Tenant shall, within ten (10) days of
request by Landlord, execute such further instruments or assurances as Landlord may reasonably deem necessary to evidence or confirm
the subordination or superiority of this Lease to any such mortgages, trust deeds, ground leases or underlying leases. Tenant waives
the provisions of any current or future statute, rule or law which may give or purport to give Tenant any right or election to
terminate or otherwise adversely affect this Lease and the obligations of the Tenant hereunder in the event of any foreclosure
proceeding or sale.

 

    
	 	 	[Britannia Life Science Center]
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19. DEFAULTS; REMEDIES

 

19.1 Events of Default. The occurrence of
any of the following shall constitute a default of this Lease by Tenant:

 

19.1.1 Any failure by Tenant
to pay any Rent or any other charge required to be paid under this Lease, or any part thereof, when due unless such failure is cured within
five (5) business days after notice; or

 

19.1.2 Except where a specific
time period is otherwise set forth for Tenant’s performance in this Lease, in which event the failure to perform by Tenant within such
time period shall be a default by Tenant under this Section 19.1.2, any failure by Tenant to observe or perform any other provision,
covenant or condition of this Lease to be observed or performed by Tenant where such failure continues for thirty (30) days after written
notice thereof from Landlord to Tenant; provided that if the nature of such default is such that the same cannot reasonably be cured within
a thirty (30) day period, Tenant shall not be deemed to be in default if it diligently commences such cure within such period and thereafter
diligently proceeds to rectify and cure such default; or

 

19.1.3 Abandonment or vacation
of all or a substantial portion of the Premises by Tenant while Tenant is in default under the Lease; or

 

19.1.4 The failure by Tenant
to observe or perform according to the provisions of Articles 5, 14, 17 or 18 of this Lease where such failure continues for more
than five (5) business days after notice from Landlord.

 

19.2 Remedies Upon Default. Upon
the occurrence of any event of default by Tenant, Landlord shall have, in addition to any other remedies available to Landlord at
law or in equity (all of which remedies shall be distinct, separate and cumulative), the option to pursue any one or more of the
following remedies, each and all of which shall be cumulative and nonexclusive, without any notice or demand whatsoever.

 

19.2.1 Terminate this Lease,
in which event Tenant shall immediately surrender the Premises to Landlord, and if Tenant fails to do so, Landlord may, without prejudice
to any other remedy which it may have for possession or arrearages in rent, enter upon and take possession of the Premises and expel or
remove Tenant and any other person who may be occupying the Premises or any part thereof, without being liable for prosecution or any
claim or damages therefor; and Landlord may recover from Tenant the following:

 

(i) The
worth at the time of award of the unpaid rent which has been earned at the time of such termination; plus

 

(ii) The
worth at the time of award of the amount by which the unpaid rent which would have been earned after termination until the time of award
exceeds the amount of such rental loss that Tenant proves could have been reasonably avoided; plus

 

(iii) The
worth at the time of award of the amount by which the unpaid rent for the balance of the Lease Term after the time of award exceeds the
amount of such rental loss that Tenant proves could have been reasonably avoided; plus

 

    
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(iv) Any other amount necessary to compensate Landlord for all the detriment proximately caused
by Tenant’s failure to perform its obligations under this Lease or which in the ordinary course of things would be likely to result therefrom,
specifically including but not limited to, in each case to the extent allocable to the remaining Lease Term, brokerage commissions and
advertising expenses incurred to obtain a new tenant, expenses of remodeling the Premises or any portion thereof for a new tenant, whether
for the same or a different use, and any special concessions made to obtain a new tenant; and

 

(v) At
Landlord’s election, such other amounts in addition to or in lieu of the foregoing as may be permitted from time to time by applicable
law.

 

The term “rent”
as used in this Section 19.2 shall be deemed to be and to mean all sums of every nature required to be paid by Tenant pursuant
to the terms of this Lease, whether to Landlord or to others. As used in Sections 19.2.1(i) and (ii), above, the “worth
at the time of award” shall be computed by allowing interest at the rate set forth in Article 25 of this Lease, but in no
case greater than the maximum amount of such interest permitted by law. As used in Section 19.2.1(iii) above, the “worth
at the time of award” shall be computed by discounting such amount at the discount rate of the Federal Reserve Bank of San Francisco
at the time of award plus one percent (1%).

 

19.2.2 Landlord shall have the
remedy described in California Civil Code Section 1951.4 (lessor may continue lease in effect after lessee’s breach and abandonment and
recover rent as it becomes due, if lessee has the right to sublet or assign, subject only to reasonable limitations). Accordingly, if
Landlord does not elect to terminate this Lease on account of any default by Tenant, Landlord may, from time to time, without terminating
this Lease, enforce all of its rights and remedies under this Lease, including the right to recover all rent as it becomes due.

 

19.2.3 Landlord shall at all
times have the rights and remedies (which shall be cumulative with each other and cumulative and in addition to those rights and remedies
available under Sections 19.2.1 and 19.2.2, above, or any law or other provision of this Lease), without prior demand or
notice except as required by applicable law, to seek any declaratory, injunctive or other equitable relief, and specifically enforce this
Lease, or restrain or enjoin a violation or breach of any provision hereof.

 

19.3 Subleases of Tenant. Whether or not
Landlord elects to terminate this Lease on account of any default by Tenant, as set forth in this Article 19, Landlord shall
have the right to terminate any and all subleases, licenses, concessions or other consensual arrangements for possession entered
into by Tenant and affecting the Premises or may, in Landlord’s sole discretion, succeed to Tenant’s interest in such subleases,
licenses, concessions or arrangements. In the event of Landlord’s election to succeed to Tenant’s interest in any such subleases,
licenses, concessions or arrangements, Tenant shall, as of the date of notice by Landlord of such election, have no further right to
or interest in the rent or other consideration receivable thereunder.

 

19.4 Efforts to Relet. No re-entry,
repairs, maintenance, changes, alterations and additions, appointment of a receiver to protect Landlord’s interests hereunder, or
any other action or omission by Landlord shall be construed as an election by Landlord to terminate this Lease or Tenant’s right to
possession, or to accept a surrender of the Premises, nor shall same operate to release Tenant in whole or in part from any of
Tenant’s obligations hereunder, unless express written notice of such intention is sent by Landlord to Tenant.

 

20. COVENANT
OF QUIET ENJOYMENT Landlord covenants that Tenant, on paying the Rent, charges for services and other payments herein reserved and
on keeping, observing and performing all the other terms, covenants, conditions, provisions and agreements herein contained on the part
of Tenant to be kept, observed and performed, shall, during the Lease Term, peaceably and quietly have, hold and enjoy the Premises subject
to the terms, covenants, conditions, provisions and agreements hereof without interference by any persons lawfully claiming by or through
Landlord. The foregoing covenant is in lieu of any other covenant express or implied.

 

    
	 	 	[Britannia Life Science Center]
	 	- 30 -	[Blade Therapeutics, Inc.] 

     

    

 

21. LEASE
SECURITY

 

21.1
Delivery of Letter or Credit. As soon as reasonably practicable following the full execution
and delivery of this Lease but in no event later than the Lease Commencement Date, Tenant shall deliver to Landlord an unconditional,
clean, irrevocable letter of credit (the “L-C”) in the amount set forth in Section 8 of the Summary (the “L-C
Amount”), which L-C shall be issued by a money-center, solvent and nationally recognized bank (a bank which accepts deposits,
maintains accounts, has a local San Francisco Bay Area office which will negotiate a letter of credit, and whose deposits are insured
by the FDIC) reasonably acceptable to Landlord (such approved, issuing bank being referred to herein as the “Bank”), which
Bank must have a rating from Standard and Poor’s Corporation of A- or better (or any equivalent rating thereto from any successor
or substitute rating service selected by Lessor) and a letter of credit issuer rating from Moody’s Investor Service of A3 or better
(or any equivalent rating thereto from any successor rating agency thereto) (collectively, the “Bank’s Credit Rating Threshold”),
and which L-C shall be in the form of Exhibit H, attached hereto. Notwithstanding the foregoing, Landlord hereby approves
Silicon Valley Bank as the Bank. Tenant shall pay all expenses, points and/or fees incurred by Tenant in obtaining the L-C. The L-C shall
(i) be “callable” at sight, irrevocable and unconditional, (ii) be maintained in effect, whether through renewal or extension,
for the period commencing on the date of this Lease and continuing until the date (the “L-C Expiration Date”) that
is no less than sixty (60) days after the expiration of the Lease Term as the same may be extended, and Tenant shall deliver a new L-C
or certificate of renewal or extension to Landlord at least thirty (30) days prior to the expiration of the L-C then held by Landlord,
without any action whatsoever on the part of Landlord, (iii) be fully assignable by Landlord, its successors and assigns, (iv) permit
partial draws and multiple presentations and drawings, and (v) be otherwise subject to the International Standby Practices-ISP 98, International
Chamber of Commerce Publication #590. Landlord, or its then managing agent, shall have the right to draw down an amount up to the face
amount of the L-C if any of the following shall have occurred or be applicable: (A) such amount is due to Landlord under the terms and
conditions of this Lease, and has not been paid within applicable notice and cure periods, or (B) Tenant has filed a voluntary petition
under the U. S. Bankruptcy Code or any state bankruptcy code (collectively, “Bankruptcy Code”), or (C) an involuntary
petition has been filed against Tenant under the Bankruptcy Code that is not dismissed within thirty (30) days, or (D) the Bank has notified
Landlord that the L-C will not be renewed or extended through the L-C Expiration Date, and Tenant has not provided a replacement L-C
that satisfies the requirements of this Lease at least thirty (30) days prior to such expiration, or (E) Tenant is placed into receivership
or conservatorship, or becomes subject to similar proceedings under Federal or State law, or (F) Tenant executes an assignment for the
benefit of creditors, or (G) if (1) any of the Bank’s (other than Silicon Valley Bank) Fitch Ratings (or other comparable ratings
to the extent the Fitch Ratings are no longer available) have been reduced below the Bank’s Credit Rating Threshold, or (2) there
is otherwise a material adverse change in the financial condition of the Bank (other than Silicon Valley Bank), and Tenant has failed
to provide Landlord with a replacement letter of credit, conforming in all respects to the requirements of this Article 21 (including,
but not limited to, the requirements placed on the issuing Bank more particularly set forth in this Section 21.1 above), in the
amount of the applicable L-C Amount, within ten (10) days following Landlord’s written demand therefor (with no other notice or
cure or grace period being applicable thereto, notwithstanding anything in this Lease to the contrary) (each of the foregoing being an
“L-C Draw Event”). The L-C shall be honored by the Bank regardless of whether Tenant disputes Landlord’s right
to draw upon the L-C. In addition, in the event the Bank is placed into receivership or conservatorship by the Federal Deposit Insurance
Corporation or any successor or similar entity, then, effective as of the date such receivership or conservatorship occurs, said L-C
shall be deemed to fail to meet the requirements of this Article 21, and, within ten (10) days following Landlord’s notice
to Tenant of such receivership or conservatorship (the “L-C FDIC Replacement Notice”), Tenant shall replace such L-C
with a substitute letter of credit from a different issuer (which issuer shall meet or exceed the Bank’s Credit Rating Threshold
and shall otherwise be acceptable to Landlord in its reasonable discretion) and that complies in all respects with the requirements of
this Article 21. If Tenant fails to replace such L-C with such conforming, substitute letter of credit pursuant to the terms and
conditions of this Section 21.1, then, notwithstanding anything in this Lease to the contrary, Landlord shall have the right to
declare Tenant in default of this Lease for which there shall be no notice or grace or cure periods being applicable thereto (other than
the aforesaid ten (10) day period). Tenant shall be responsible for the payment of any and all Tenant’s and Bank’s costs
incurred with the review of any replacement L-C, which replacement is required pursuant to this Section or is otherwise requested by
Tenant.

 

    
	 	 	[Britannia Life Science Center]
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21.2
Application of L-C. Tenant hereby acknowledges and agrees that Landlord is entering into this Lease in material reliance
upon the ability of Landlord to draw upon the L-C upon the occurrence of any L-C Draw Event. In the event of any L-C Draw Event, Landlord
may, but without obligation to do so, and without notice to Tenant, draw upon the L-C, in part or in whole, in the amount necessary to
cure any such L-C Draw Event and/or to compensate Landlord for any and all damages of any kind or nature sustained or which Landlord
reasonably estimates that it will sustain resulting from Tenant’s breach or default of the Lease or other L-C Draw Event and/or
to compensate Landlord for any and all damages arising out of, or incurred in connection with, the termination of this Lease, including,
without limitation, those specifically identified in Section 1951.2 of the California Civil Code. The use, application or retention of
the L-C, or any portion thereof, by Landlord shall not prevent Landlord from exercising any other right or remedy provided by this Lease
or by any applicable law, it being intended that Landlord shall not first be required to proceed against the L-C, and such L-C shall
not operate as a limitation on any recovery to which Landlord may otherwise be entitled. Tenant agrees not to interfere in any way with
payment to Landlord of the proceeds of the L-C, either prior to or following a “draw” by Landlord of any portion of the L-C,
regardless of whether any dispute exists between Tenant and Landlord as to Landlord’s right to draw upon the L-C. No condition
or term of this Lease shall be deemed to render the L-C conditional to justify the issuer of the L-C in failing to honor a drawing upon
such L-C in a timely manner. Tenant agrees and acknowledges that (i) the L-C constitutes a separate and independent contract between
Landlord and the Bank, (ii) Tenant is not a third party beneficiary of such contract, (iii) Tenant has no property interest whatsoever
in the L-C or the proceeds thereof, and (iv) in the event Tenant becomes a debtor under any chapter of the Bankruptcy Code, Tenant is
placed into receivership or conservatorship, and/or there is an event of a receivership, conservatorship or a bankruptcy filing by, or
on behalf of, Tenant, neither Tenant, any trustee, nor Tenant’s bankruptcy estate shall have any right to restrict or limit Landlord’s
claim and/or rights to the L-C and/or the proceeds thereof by application of Section 502(b)(6) of the U. S. Bankruptcy Code or otherwise.
In the event of an assignment by Tenant of its interest in this Lease (and irrespective of whether Landlord’s consent is required
for such assignment), the acceptance of any replacement or substitute L-C by Landlord from the assignee shall be subject to Landlord’s
prior written approval, in Landlord’s reasonable discretion, and the actual and reasonable attorney’s fees incurred by Landlord
in connection with such determination shall be payable by Tenant to Landlord within ten (10) days of billing.

 

21.3
L-C Amount; Maintenance of L-C by Tenant. If, as a result of any drawing by Landlord of all or any portion of the L-C,
the amount of the L-C shall be less than the L-C Amount, Tenant shall, within five (5) days thereafter, provide Landlord with additional
letter(s) of credit in an amount equal to the deficiency, and any such additional letter(s) of credit shall comply with all of the provisions
of this Article 21. Tenant further covenants and warrants that it will neither assign nor encumber the L-C or any part thereof and that
neither Landlord nor its successors or assigns will be bound by any such assignment, encumbrance, attempted assignment or attempted encumbrance.
Without limiting the generality of the foregoing, if the L-C expires earlier than the L-C Expiration Date, Landlord will accept a renewal
thereof (such renewal letter of credit to be in effect and delivered to Landlord, as applicable, not later than thirty (30) days prior
to the expiration of the L-C), which shall be irrevocable and automatically renewable as above provided through the L-C Expiration Date
upon the same terms as the expiring L-C or such other terms as may be acceptable to Landlord in its sole discretion. However, if the
L-C is not timely renewed, or if Tenant fails to maintain the L-C in the amount and in accordance with the terms set forth in this Article
21, Landlord shall have the right to either present the L-C to the Bank in accordance with the terms of this Article 21, and
the proceeds of the L-C may be applied by Landlord against any Rent payable by Tenant under this Lease that is not paid when due and/or
to pay for all losses and damages that Landlord has suffered or that Landlord reasonably estimates that it will suffer as a result of
any breach or default by Tenant under this Lease. In the event Landlord elects to exercise its rights under the foregoing, (I) any unused
proceeds shall constitute the property of Landlord (and not Tenant’s property or, in the event of a receivership, conservatorship,
or a bankruptcy filing by Tenant, property of such receivership, conservatorship or Tenant’s bankruptcy estate) and need not be
segregated from Landlord’s other assets, and (II) Landlord agrees to pay to Tenant within thirty (30) days after the L-C Expiration
Date the amount of any proceeds of the L-C received by Landlord and not applied against any Rent payable by Tenant under this Lease that
was not paid when due or used to pay for any losses and/or damages suffered by Landlord (or reasonably estimated by Landlord that it
will suffer) as a result of any breach or default by Tenant under this Lease; provided, however, that if prior to the L-C Expiration
Date a voluntary petition is filed by Tenant, or an involuntary petition is filed against Tenant by any of Tenant’s creditors,
under the Bankruptcy Code, then Landlord shall not be obligated to make such payment in the amount of the unused L-C proceeds until either
all preference issues relating to payments under this Lease have been resolved in such bankruptcy or reorganization case or such bankruptcy
or reorganization case has been dismissed. Notwithstanding anything to the contrary herein, if Landlord draws on the L-C due to Tenant’s
violation of this Lease beyond applicable notice and cure periods, such draw shall be in the amount required to cure such default. In
addition, if Landlord draws on the L-C due to Tenant’s failure to timely renew or provide a replacement L-C, such failure shall
not be considered a default under this Lease and Landlord shall return such cash proceeds upon Tenant’s presentation of a replacement
L-C that satisfies the requirements of this Lease, subject to reasonable satisfaction of any preference risk to Landlord.

 

    
	 	 	[Britannia Life Science Center]
	 	- 32 -	[Blade Therapeutics, Inc.] 

     

    

 

21.4
Transfer and Encumbrance. The L-C shall also provide that Landlord may, at any time and without
notice to Tenant and without first obtaining Tenant’s consent thereto, transfer (one or more times) all or any portion of its interest
in and to the L-C to another party, person or entity, regardless of whether or not such transfer is from or as a part of the assignment
by Landlord of its rights and interests in and to this Lease. In the event of a transfer of Landlord’s interest in under this Lease,
Landlord shall transfer the L-C, in whole or in part, to the transferee and thereupon Landlord shall, without any further agreement between
the parties, be released by Tenant from all liability therefor, and it is agreed that the provisions hereof shall apply to every transfer
or assignment of the whole of said L-C to a new landlord. In connection with any such transfer of the L-C by Landlord, Tenant shall,
at Tenant’s sole cost and expense, execute and submit to the Bank such applications, documents and instruments as may be necessary
to effectuate such transfer and, Tenant shall be responsible for paying the Bank’s transfer and processing fees in connection therewith.

 

21.5
L-C Not a Security Deposit. Landlord and Tenant (1) acknowledge and agree that in no event or circumstance shall the L-C
or any renewal thereof or substitute therefor or any proceeds thereof be deemed to be or treated as a “security deposit”
under any law applicable to security deposits in the commercial context, including, but not limited to, Section 1950.7 of the California
Civil Code, as such Section now exists or as it may be hereafter amended or succeeded (the “Security Deposit Laws”),
(2) acknowledge and agree that the L-C (including any renewal thereof or substitute therefor or any proceeds thereof) is not
intended to serve as a security deposit, and the Security Deposit Laws shall have no applicability or relevancy thereto, and (c) waive
any and all rights, duties and obligations that any such party may now, or in the future will, have relating to or arising from the Security
Deposit Laws. Tenant hereby irrevocably waives and relinquishes the provisions of Section 1950.7 of the California Civil Code and any
successor statue, and all other provisions of law, now or hereafter in effect, which (x) establish the time frame by which a landlord
must refund a security deposit under a lease, and/or (y) provide that a landlord may claim from a security deposit only those sums reasonably
necessary to remedy defaults in the payment of rent, to repair damage caused by a tenant or to clean the premises, it being agreed that
Landlord may, in addition, claim those sums specified in this Article 21 and/or those sums reasonably necessary to (a) compensate
Landlord for any loss or damage caused by Tenant’s breach of this Lease, including any damages Landlord suffers following termination
of this Lease, and/or (b) compensate Landlord for any and all damages arising out of, or incurred in connection with, the termination
of this Lease, including, without limitation, those specifically identified in Section 1951.2 of the California Civil Code.

 

21.6
Non-Interference By Tenant. Tenant agrees not to interfere in any way with any payment to Landlord of the proceeds of the
L-C, either prior to or following a “draw” by Landlord of all or any portion of the L-C, regardless of whether any dispute
exists between Tenant and Landlord as to Landlord’s right to draw down all or any portion of the L-C. No condition or term of this
Lease shall be deemed to render the L-C conditional and thereby afford the Bank a justification for failing to honor a drawing upon such
L-C in a timely manner. Tenant’s sole remedy in connection with the improper presentment or payment of sight drafts drawn under
any L-C shall be the right to obtain from Landlord a refund of the amount of any sight draft(s) that were improperly presented or the
proceeds of which were misapplied and reasonable actual out-of-pocket attorneys’ fees, provided that at the time of such refund,
Tenant increases the amount of such L-C to the amount (if any) then required under the applicable provisions of this Lease. Tenant acknowledges
that the presentment of sight drafts drawn under any L-C, or the Bank’s payment of sight drafts drawn under such L-C, could not
under any circumstances cause Tenant injury that could not be remedied by an award of money damages, and that the recovery of money damages
would be an adequate remedy therefor. In the event Tenant shall be entitled to a refund as aforesaid and Landlord shall fail to make
such payment within ten (10) business days after demand, Tenant shall have the right to deduct the amount thereof from the next installment(s)
of Base Rent.

 

22. COMMUNICATIONS AND COMPUTER LINE Tenant
may install, maintain, replace, remove or use any communications or computer wires and cables serving the Premises (collectively,
the “Lines”), provided that Tenant shall obtain Landlord’s prior written consent, use an experienced and qualified
contractor approved in writing by Landlord, and comply with all of the other provisions of Articles 7 and 8 of this Lease. Tenant
shall pay all costs in connection therewith. Landlord reserves the right, upon notice to Tenant prior to the expiration or earlier
termination of this Lease, to require that Tenant, at Tenant’s sole cost and expense, remove any Lines located in or serving the
Premises prior to the expiration or earlier termination of this Lease.

 

    
	 	 	[Britannia Life Science Center]
	 	- 33 -	[Blade Therapeutics, Inc.] 

     

    

 

23. SIGNS

 

23.1
Exterior Signage. Subject to the other party’s prior written approval, which shall not be unreasonably withheld,
conditioned or delayed, and provided all signs are in keeping with the quality, design and style of the Building and Project, Landlord,
at its sole cost and expense, may install (i) identification signage on the existing monument sign located on the exterior of the Building,
and (ii) standard exterior signage on the Building entrance and Tenant, at its sole cost and expense, may install (a) in location(s)
on the exterior of the Building consistent with the signage installed by existing tenants (subject to Landlord’s prior written
approval), and (b) internal directional and lobby identification signage (collectively, “Tenant Signage”); provided,
however, in no event shall Tenant’s Signage include an “Objectionable Name,” as that term is defined in Section
23.3, of this Lease. All such signage shall be subject to Tenant’s obtaining all required governmental approvals. All permitted
signs shall be maintained by Tenant at its expense in a first-class and safe condition and appearance. Upon the expiration or earlier
termination of this Lease, Tenant shall remove all of its signs at Tenant’s sole cost and expense. The graphics, materials, color,
design, lettering, lighting, size, illumination, specifications and exact location of Tenant’s Signage (collectively, the “Sign
Specifications”) shall be subject to the prior written approval of Landlord, which approval shall not be unreasonably withheld,
conditioned or delayed, and shall be consistent and compatible with the quality and nature of the Project. Tenant hereby acknowledges
that, notwithstanding Landlord’s approval of Tenant’s Signage, Landlord has made no representation or warranty to Tenant
with respect to the probability of obtaining all necessary governmental approvals and permits for Tenant’s Signage. In the event
Tenant does not receive the necessary governmental approvals and permits for Tenant’s Signage, Tenant’s and Landlord’s
rights and obligations under the remaining terms and conditions of this Lease shall be unaffected. Except as required by applicable law,
Landlord shall not install any other signage on the Building. If Landlord elects to install a multi-tenant identification sign at the
entrance to the Project, Tenant shall be entitled to install its name on such sign (subject to availability on a pro-rata basis based
on the relative square footages leased by the tenants of the Project), at Tenant’s sole cost and expense. Landlord shall remove
or cause to be removed all existing tenant signage from the Building and surrounding area on or before the Lease Commencement Date.

 

23.2
Objectionable Name. Tenant’s Signage shall not include a name or logo which relates to an entity which is of a character
or reputation, or is associated with a political faction or orientation, which is inconsistent with the quality of the Project, or which
would otherwise reasonably offend a landlord of the Comparable Buildings (an “Objectionable Name”). Landlord agrees
that “Blade Therapeutics, Inc.” or “Blade” is not an Objectionable Name.

 

23.3
Prohibited Signage and Other Items. Any signs, notices, logos, pictures, names or advertisements which are installed and
that have not been separately approved by Landlord may be removed without notice by Landlord at the sole expense of Tenant. Any signs,
window coverings, or blinds (even if the same are located behind the Landlord-approved window coverings for the Building), or other items
visible from the exterior of the Premises or Building, shall be subject to the prior approval of Landlord, in its sole discretion.

 

24. COMPLIANCE
WITH LAW Tenant shall not do anything or suffer anything to be done in or about the Premises or the Project which will in any way
conflict with any law, statute, ordinance or other governmental rule, regulation or requirement now in force or which may hereafter be
enacted or promulgated. At its sole cost and expense, Tenant shall promptly comply with all such governmental measures. Should any standard
or regulation now or hereafter be imposed on Landlord or Tenant by a state, federal or local governmental body charged with the establishment,
regulation and enforcement of occupational, health or safety standards for employers, employees, landlords or tenants, then Tenant agrees,
at its sole cost and expense, to comply promptly with such standards or regulations. Tenant shall be responsible, at its sole cost and
expense, to make all alterations to the Building and Premises as are required to comply with the governmental rules, regulations, requirements
or standards described in this Article 24. The judgment of any court of competent jurisdiction or the admission of Tenant in any judicial
action, regardless of whether Landlord is a party thereto, that Tenant has violated any of said governmental measures, shall be conclusive
of that fact as between Landlord and Tenant. Tenant’s obligations under this Article 24 are subject to the limitation in Section
10.2, above.

 

    
	 	 	[Britannia Life Science Center]
	 	- 34 -	[Blade Therapeutics, Inc.] 

     

    

 

25. LATE CHARGES If any installment
of Rent or any other sum due from Tenant shall not be received by Landlord or Landlord’s designee within five (5) business days
after Tenant’s receipt of written notice from Landlord that said amount is delinquent, then Tenant shall pay to Landlord a late
charge equal to five percent (5%) of the overdue amount plus any reasonable attorneys’ fees incurred
by Landlord by reason of Tenant’s failure to pay Rent and/or other charges when due hereunder. The late charge shall be deemed
Additional Rent and the right to require it shall be in addition to all of Landlord’s other rights and remedies hereunder or at law
and shall not be construed as liquidated damages or as limiting Landlord’s remedies in any manner. In addition to the late charge
described above, any Rent or other amounts owing hereunder which are not paid within ten (10) days after Tenant’s receipt of written
notice that said amount is delinquent shall bear interest from the date when due until paid at a rate per annum equal to the lesser
of (i) the annual “Bank Prime Loan” rate cited in the Federal Reserve Statistical Release Publication G.13(415), published
on the first Tuesday of each calendar month (or such other comparable index as Landlord and Tenant shall reasonably agree upon if
such rate ceases to be published) plus four (4) percentage points, and (ii) the highest rate permitted by applicable law.

 

26. LANDLORD’S
RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT

 

26.1
Landlord’s Cure. All covenants and agreements to be kept or performed by Tenant under this Lease shall be performed
by Tenant at Tenant’s sole cost and expense and without any reduction of Rent, except to the extent, if any, otherwise expressly
provided herein. If Tenant shall fail to perform any obligation under this Lease, and such failure shall continue in excess of the time
allowed under Section 19.1.2, above, unless a specific time period is otherwise stated in this Lease, Landlord may, but shall
not be obligated to, make any such payment or perform any such act on Tenant’s part without waiving its rights based upon any default
of Tenant and without releasing Tenant from any obligations hereunder.

 

26.2
Tenant’s Reimbursement. Except as may be specifically provided to the contrary in this Lease,Tenant shall
pay to Landlord, upon delivery by Landlord to Tenant of statements therefor: (i) sums equal to expenditures reasonably made and obligations
incurred by Landlord in connection with the remedying by Landlord of Tenant’s defaults pursuant to the provisions of Section
26.1; (ii) sums equal to all losses, costs, liabilities, damages and expenses referred to in Article 10 of this Lease; and
(iii) subject to Section 29.21, sums equal to all expenditures made and obligations incurred by Landlord in collecting or attempting
to collect the Rent or in enforcing or attempting to enforce any rights of Landlord under this Lease or pursuant to law, including, without
limitation, all reasonable legal fees and other amounts so expended. Tenant’s obligations under this Section 26.2 shall
survive the expiration or sooner termination of the Lease Term.

 

27. ENTRY BY LANDLORD Landlord
reserves the right at all reasonable times and upon reasonable notice to Tenant (except in the case of an Emergency) to enter the
Premises to (i) inspect them; (ii) show the Premises to prospective purchasers, or to current or prospective mortgagees, ground or
underlying lessors or insurers or, during the last nine (9) months of the Lease Term, to prospective tenants; (iii) post notices of
nonresponsibility (to the extent applicable pursuant to then applicable law); or (iv) repair the Premises or the Building, or for
structural repairs to the Building or the Building’s systems and equipment as provided under the Lease. Landlord may make any such
entries without the abatement of Rent, except as otherwise provided in this Lease, and may take such reasonable steps as required to
accomplish the stated purposes. In an Emergency, Landlord shall have the right to use any means that Landlord may deem proper to
open the doors in and to the Premises. Any entry into the Premises by Landlord in the manner hereinbefore described shall not be
deemed to be a forcible or unlawful entry into, or a detainer of, the Premises, or an actual or constructive eviction of Tenant from
any portion of the Premises. Landlord shall use commercially reasonable efforts to minimize any interference with Tenant’s use of or
access to the Premises in connection with any such entry, and shall comply with Tenant’s reasonable security measures. Landlord
shall hold confidential any information regarding Tenant’s business that it may learn as a result of such entry.

 

    
	 	 	[Britannia Life Science Center]
	 	- 35 -	[Blade Therapeutics, Inc.] 

     

    

 

28.
TENANT PARKING Tenant shall have the right, without the payment of any parking charge or fee (other than as a reimbursement of
operating expenses to the extent allowed pursuant to the terms or Article 4 of this Lease, above), commencing on the Lease
Commencement Date, to use the amount of parking set forth in Section 9 of the Summary, in the on-site parking lot which serves the
Building. Tenant shall abide by all reasonable rules and regulations which are prescribed from time to time for the orderly
operation and use of the parking facility where the parking passes are located (including any sticker or other identification system
established by Landlord and the prohibition of vehicle repair and maintenance activities in the parking facilities), and shall
cooperate in seeing that Tenant’s employees and visitors also comply with such rules and regulations. Tenant’s use of the Project
parking facility shall be at Tenant’s sole risk and Tenant acknowledges and agrees that Landlord shall have no liability whatsoever
for damage to the vehicles of Tenant, its employees and/or visitors, or for other personal injury or property damage or theft
relating to or connected with the parking rights granted herein or any of Tenant’s, its employees’ and/or visitors’ use of the
parking facilities. Landlord shall not oversubscribe parking. Landlord shall use commercially reasonable efforts to prevent the
occupants of neighboring buildings from parking in the lot serving the Building.

 

29. MISCELLANEOUS
PROVISIONS

 

29.1
Terms; Captions. The words “Landlord” and “Tenant” as used herein shall include the
plural as well as the singular. The necessary grammatical changes required to make the provisions hereof apply either to corporations
or partnerships or individuals, men or women, as the case may require, shall in all cases be assumed as though in each case fully expressed.
The captions of Articles and Sections are for convenience only and shall not be deemed to limit, construe, affect or alter the meaning
of such Articles and Sections.

 

29.2
Binding Effect. Subject to all other provisions of this Lease, each of the covenants, conditions and provisions of this
Lease shall extend to and shall, as the case may require, bind or inure to the benefit not only of Landlord and of Tenant, but also of
their respective heirs, personal representatives, successors or assigns, provided this clause shall not permit any assignment by Tenant
contrary to the provisions of Article 14 of this Lease.

 

29.3
No Air Rights. No rights to any view or to light or air over any property, whether belonging to Landlord or any other person,
are granted to Tenant by this Lease. If at any time any windows of the Premises are temporarily darkened or the light or view therefrom
is obstructed by reason of any repairs, improvements, maintenance or cleaning in or about the Project, the same shall be without liability
to Landlord and without any reduction or diminution of Tenant’s obligations under this Lease.

 

29.4
Modification of Lease. Should any current or prospective mortgagee or ground lessor for the Building or Project require
a modification of this Lease, which modification will not cause an increased cost or expense to Tenant or in any other way materially
and adversely change the rights and obligations of Tenant hereunder or interfere with Tenant’s use of the Premises, then and in
such event, Tenant agrees that this Lease may be so modified and agrees to execute whatever documents are reasonably required therefor
and to deliver the same to Landlord within ten (10) business days following a request therefor. At the request of Landlord or any mortgagee
or ground lessor, Tenant agrees to execute a short form of Lease and deliver the same to Landlord within ten (10) business days following
the request therefor.

 

29.5
Transfer of Landlord’s Interest. Tenant acknowledges that Landlord has the right to transfer all or any portion of
its interest in the Project or Building and in this Lease, and Tenant agrees that in the event of any such transfer, Landlord shall automatically
be released from all liability under this Lease and Tenant agrees to look solely to such transferee for the performance of Landlord’s
obligations hereunder accruing after the date of transfer provided such transferee shall have fully assumed and agreed in writing to
be liable for all obligations of this Lease to be performed by Landlord, including the return of any security deposit and/or the L-C,
and Tenant shall attorn to such transferee.

 

29.6
Prohibition Against Recording. Except as provided in Section 29.4 of this Lease, neither this Lease, nor any memorandum,
affidavit or other writing with respect thereto, shall be recorded by Tenant or by anyone acting through, under or on behalf of Tenant.

 

    
	 	 	[Britannia Life Science Center]
	 	- 36 -	[Blade Therapeutics, Inc.] 

     

    

 

29.7
Landlord’s Title. Landlord’s title is and always shall be paramount to the title of Tenant. Nothing herein
contained shall empower Tenant to do any act which can, shall or may encumber the title of Landlord.

 

29.8
Relationship of Parties. Nothing contained in this Lease shall be deemed or construed by the parties hereto or by any third
party to create the relationship of principal and agent, partnership, joint venturer or any association between Landlord and Tenant.

 

29.9
Payment under Protest. If Tenant in good faith disputes any amounts billed by Landlord, other than (i) Base Rent, (ii)
Tenant’s Share of Direct Expenses (as to which Tenant may exercise its rights under Section 4.6, above), Tenant may make
payment of such amounts under protest, and reserve all of its rights with respect to such amounts (the “Disputed Amounts”).
Landlord and Tenant shall meet and confer to discuss the Disputed Amounts and attempt, in good faith, to resolve the particular dispute.
If, despite such good faith efforts, Landlord and Tenant are unable to reach agreement regarding the Disputed Amounts, either party may
submit the matter to binding arbitration under the JAMS Streamlined Arbitration Rules & Procedures. The non-prevailing party, as
determined by JAMS, will be responsible to pay all fees and costs incurred in connection with the JAMS procedure, as well as all other
costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing party. This Section 29.9 shall not
apply to claims relating to Landlord’s exercise of any unlawful detainer rights pursuant to California law or rights or remedies
used by Landlord to gain possession of the Premises or terminate Lessee’s right of possession to the Premises.

 

29.10 Time of Essence.
Time is of the essence with respect to the performance of every provision of this Lease in which time of performance is a factor.

 

29.11 Partial Invalidity.
If any term, provision or condition contained in this Lease shall, to any extent, be invalid or unenforceable, the remainder of this
Lease, or the application of such term, provision or condition to persons or circumstances other than those with respect to which it
is invalid or unenforceable, shall not be affected thereby, and each and every other term, provision and condition of this Lease shall
be valid and enforceable to the fullest extent possible permitted by law.

 

29.12 No Warranty.
In executing and delivering this Lease, Tenant has not relied on any representations, including, but not limited to, any representation
as to the amount of any item comprising Additional Rent or the amount of the Additional Rent in the aggregate or that Landlord is furnishing
the same services to other tenants, at all, on the same level or on the same basis, or any warranty or any statement of Landlord which
is not set forth herein or in one or more of the exhibits attached hereto.

 

29.13 Landlord Exculpation.
The liability of Landlord or the Landlord Parties to Tenant for any default by Landlord under this Lease or arising in connection herewith
or with Landlord’s operation, management, leasing, repair, renovation, alteration or any other matter relating to the Project or
the Premises shall be limited solely and exclusively to an amount which is equal to the lesser of (a) the interest of Landlord in the
Project or (b) the equity interest Landlord would have in the Project if the Project were encumbered by third-party debt in an amount
equal to eighty percent (80%) of the value of the Project (as such value is determined by Landlord), including any rental, condemnation,
sales and insurance proceeds received by Landlord or the Landlord Parties in connection with the Project, Building or Premises. No Landlord
Parties (other than Landlord) shall have any personal liability therefor, and Tenant hereby expressly waives and releases such liability
on behalf of itself and all persons claiming by, through or under Tenant. The limitations of liability contained in this Section 29.13
shall inure to the benefit of Landlord’s and the Landlord Parties’ present and future partners, beneficiaries, officers,
directors, trustees, shareholders, agents and employees, and their respective partners, heirs, successors and assigns. Under no circumstances
shall any present or future partner of Landlord (if Landlord is a partnership), or trustee or beneficiary (if Landlord or any partner
of Landlord is a trust), have any liability for the performance of Landlord’s obligations under this Lease. Notwithstanding any
contrary provision herein, neither Landlord nor the Landlord Parties shall be liable under any circumstances for injury or damage to,
or interference with, Tenant’s business, including but not limited to, loss of profits, loss of rents or other revenues, loss of
business opportunity, loss of goodwill or loss of use, in each case, however occurring, or loss to inventory, scientific research, scientific
experiments, laboratory animals, products, specimens, samples, and/or scientific, business, accounting and other records of every kind
and description kept at the premises and any and all income derived or derivable therefrom.

 

    
	 	 	[Britannia Life Science Center]
	 	- 37 -	[Blade Therapeutics, Inc.] 

     

    

 

29.14 Entire Agreement.
It is understood and acknowledged that there are no oral agreements between the parties hereto affecting this Lease and this Lease constitutes
the parties’ entire agreement with respect to the leasing of the Premises and supersedes and cancels any and all previous negotiations,
arrangements, brochures, agreements and understandings, if any, between the parties hereto or displayed by Landlord to Tenant with respect
to the subject matter thereof, and none thereof shall be used to interpret or construe this Lease. None of the terms, covenants, conditions
or provisions of this Lease can be modified, deleted or added to except in writing signed by the parties hereto.

 

29.15 Right to Lease.
Landlord reserves the absolute right to effect such other tenancies in the Project as Landlord in the exercise of its sole business judgment
shall determine to best promote the interests of the Building or Project. Tenant does not rely on the fact, nor does Landlord represent,
that any specific tenant or type or number of tenants shall, during the Lease Term, occupy any space in the Building or Project.

 

29.16 Force Majeure.
Any prevention, delay or stoppage due to strikes, lockouts, labor disputes, acts of God, acts of war, terrorist acts, inability to obtain
services, labor, or materials or reasonable substitutes therefor, governmental actions, civil commotions, fire or other casualty, and
other causes beyond the reasonable control of the party obligated to perform, except with respect to the obligations imposed with regard
to Rent and other charges to be paid by Tenant pursuant to this Lease (collectively, a “Force Majeure”), notwithstanding
anything to the contrary contained in this Lease, shall excuse the performance of such party for a period equal to any such prevention,
delay or stoppage and, therefore, if this Lease specifies a time period for performance of an obligation of either party, that time period
shall be extended by the period of any delay in such party’s performance caused by a Force Majeure, provided, however, the foregoing
delays shall not apply to Tenant’s termination rights hereunder.

 

29.17 Intentionally Omitted.

 

29.18 Notices.
[[LANDLORD TO CONFIRM NOTICE ADDRESS]]All notices, demands, statements, designations, approvals or other communications (collectively,
“Notices”) given or required to be given by either party to the other hereunder or by law shall be in writing, shall
be (A) sent by United States certified or registered mail, postage prepaid, return receipt requested (“Mail”), (B)
delivered by a nationally recognized overnight courier, or (C) delivered personally. Any Notice shall be sent, transmitted, or delivered,
as the case may be, to Tenant at the appropriate address set forth in Section 10 of the Summary, or to such other place as Tenant
may from time to time designate in a Notice to Landlord, or to Landlord at the addresses set forth below, or to such other places as
Landlord may from time to time designate in a Notice to Tenant. Any Notice will be deemed given (i) three (3) business days after the
date it is posted if sent by Mail, (ii) the date the overnight courier delivery is made, or (iii) the date personal delivery is made.
As of the date of this Lease, any Notices to Landlord must be sent, transmitted, or delivered, as the case may be, to the following addresses:

 

Bayside Acquisition, LLC

c/o HCP, Inc.

1920 Main Street, Suite 1200

Irvine, CA 92614

Attention: Legal Department

 

with a copy to:

 

HCP Life Science Estates

950 Tower Lane, Suite 1650

Foster City, CA 94404

Attention: Jonathan M. Bergschneider

 

and

 

Allen Matkins Leck Gamble Mallory & Natsis LLP

1901 Avenue of the Stars, Suite 1800

Los Angeles, California
90067

Attention: Anton N. Natsis, Esq.

 

    
	 	 	[Britannia Life Science Center]
	 	- 38 -	[Blade Therapeutics, Inc.] 

     

    

 

29.19 Joint and Several.
If there is more than one tenant, the obligations imposed upon Tenant under this Lease shall be joint and several.

 

29.20 Authority.
If Tenant is a corporation, trust or partnership, Tenant hereby represents and warrants that Tenant is a duly formed and existing entity
qualified to do business in the State of California and that Tenant has full right and authority to execute and deliver this Lease and
that each person signing on behalf of Tenant is authorized to do so.

 

29.21 Attorneys’
Fees. In the event that either Landlord or Tenant should bring suit for the possession of the Premises, for the recovery of any
sum due under this Lease, or because of the breach of any provision of this Lease or for any other relief against the other, then all
costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing party therein shall be paid by the other party,
which obligation on the part of the other party shall be deemed to have accrued on the date of the commencement of such action and shall
be enforceable whether or not the action is prosecuted to judgment.

 

29.22 Governing Law; WAIVER
OF TRIAL BY JURY. This Lease shall be construed and enforced in accordance with the laws of the State of California. IN ANY ACTION
OR PROCEEDING ARISING HEREFROM, LANDLORD AND TENANT HEREBY CONSENT TO (I) THE JURISDICTION OF ANY COMPETENT COURT WITHIN THE STATE OF
CALIFORNIA, (II) SERVICE OF PROCESS BY ANY MEANS AUTHORIZED BY CALIFORNIA LAW, AND (III) IN THE INTEREST OF SAVING TIME AND EXPENSE,
TRIAL WITHOUT A JURY IN ANY ACTION, PROCEEDING OR COUNTERCLAIM BROUGHT BY EITHER OF THE PARTIES HERETO AGAINST THE OTHER OR THEIR SUCCESSORS
IN RESPECT OF ANY MATTER ARISING OUT OF OR IN CONNECTION WITH THIS LEASE, THE RELATIONSHIP OF LANDLORD AND TENANT, TENANT’S USE
OR OCCUPANCY OF THE PREMISES, AND/OR ANY CLAIM FOR INJURY OR DAMAGE, OR ANY EMERGENCY OR STATUTORY REMEDY. IN THE EVENT LANDLORD COMMENCES
ANY SUMMARY PROCEEDINGS OR ACTION FOR NONPAYMENT OF BASE RENT OR ADDITIONAL RENT, TENANT SHALL NOT INTERPOSE ANY COUNTERCLAIM OF ANY
NATURE OR DESCRIPTION (UNLESS SUCH COUNTERCLAIM SHALL BE MANDATORY) IN ANY SUCH PROCEEDING OR ACTION, BUT SHALL BE RELEGATED TO AN INDEPENDENT
ACTION AT LAW.

 

29.23 Submission of Lease.
Submission of this instrument for examination or signature by Tenant does not constitute a reservation of, option for or option to lease,
and it is not effective as a lease or otherwise until execution and delivery by both Landlord and Tenant.

 

29.24 Brokers.
Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or agent in connection with
the negotiation of this Lease, excepting only the real estate brokers or agents specified in Section 12 of the Summary (the “Brokers”),
and that they know of no other real estate broker or agent who is entitled to a commission in connection with this Lease. Each party
agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses, liabilities,
lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to any leasing commission
or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent, other than the Brokers,
occurring by, through, or under the indemnifying party. The terms of this Section 29.24 shall survive the expiration or earlier
termination of the Lease Term.

 

29.25 Independent Covenants.
This Lease shall be construed as though the covenants herein between Landlord and Tenant are independent and not dependent and Tenant
hereby expressly waives the benefit of any statute to the contrary and agrees that if Landlord fails to perform its obligations set forth
herein, Tenant shall not be entitled to make any repairs or perform any acts hereunder at Landlord’s expense or to any setoff of
the Rent or other amounts owing hereunder against Landlord.

 

29.26 Project or Building
Name, Address and Signage. Landlord shall have the right at any time to change the name and/or address of the Project or Building
(and Landlord shall reimburse Tenant its actual, reasonable costs incurred as a result of such change, if any) and, subject to Section
23.1, to install, affix and maintain any and all signs on the exterior and on the interior of the Project or Building as Landlord
may, in Landlord’s sole discretion, desire. Tenant shall not use the name of the Project or Building or use pictures or illustrations
of the Project or Building in advertising or other publicity or for any purpose other than as the address of the business to be conducted
by Tenant in the Premises, without the prior written consent of Landlord.

 

    
	 	 	[Britannia Life Science Center]
	 	- 39 -	[Blade Therapeutics, Inc.] 

     

    

 

29.27 Counterparts.
This Lease may be executed in counterparts with the same effect as if both parties hereto had executed the same document. Both counterparts
shall be construed together and shall constitute a single lease.

 

29.28 Good Faith.
Except (i) for matters for which there is a standard of consent or discretion specifically set forth in this Lease; (ii) matters which
could have an adverse effect on the Building Structure or the Building Systems, or which could affect the exterior appearance of the
Building, or (iii) matters covered by Article 4 (Additional Rent), or Article 19 (Defaults; Remedies) of this Lease (collectively, the
“Excepted Matters”), any time the consent of Landlord or Tenant is required, such consent shall not be unreasonably
withheld or delayed, and, except with regard to the Excepted Matters, whenever this Lease grants Landlord or Tenant the right to take
action, exercise discretion, establish rules and regulations or make an allocation or other determination, Landlord and Tenant shall
act reasonably and in good faith.

 

29.29 Development of the Project.

 

29.29.1
Subdivision. Landlord reserves the right to subdivide all or a portion of the buildings and Common Areas, so long as the
same does not interfere with Tenant’s use of or access to the Premises or Tenant’s parking rights. Tenant agrees to execute
and deliver, upon demand by Landlord and in the form requested by Landlord, any additional documents needed to conform this Lease to
the circumstances resulting from a subdivision and any all maps in connection therewith, so long as the same does not increase Tenant’s
obligations or decrease Tenant’s rights under this Lease. Notwithstanding anything to the contrary set forth in this Lease, the
separate ownership of any buildings and/or Common Areas by an entity other than Landlord shall not affect the calculation of Direct Expenses
or Tenant’s payment of Tenant’s Share of Direct Expenses.

 

29.29.2 Construction of
Property and Other Improvements. Tenant acknowledges that portions of the Project may be under construction following Tenant’s
occupancy of the Premises, and that such construction may result in levels of noise, dust, obstruction of access, etc. which are in excess
of that present in a fully constructed project. Tenant hereby waives any and all rent offsets or claims of constructive eviction which
may arise in connection with such construction, so long as the same does not interfere with Tenant’s use of or access to the Premises
or Tenant’s parking rights.

 

29.30 No Violation.
Tenant hereby warrants and represents that neither its execution of nor performance under this Lease shall cause Tenant to be in violation
of any agreement, instrument, contract, law, rule or regulation by which Tenant is bound, and Tenant shall protect, defend, indemnify
and hold Landlord harmless against any claims, demands, losses, damages, liabilities, costs and expenses, including, without limitation,
reasonable attorneys’ fees and costs, arising from Tenant’s breach of this warranty and representation.

 

29.31 Transportation
Management. Tenant shall fully comply with all present or future programs required by applicable laws intended to manage parking,
transportation or traffic in and around the Project and/or the Building, and in connection therewith, Tenant shall take responsible action
for the transportation planning and management of all employees located at the Premises by working directly with Landlord, any governmental
transportation management organization or any other transportation-related committees or entities. Such programs may include, without
limitation: (i) restrictions on the number of peak-hour vehicle trips generated by Tenant; (ii) increased vehicle occupancy; (iii) implementation
of an in-house ridesharing program and an employee transportation coordinator; (iv) working with employees and any Project, Building or
area-wide ridesharing program manager; (v) instituting employer-sponsored incentives (financial or in-kind) to encourage employees to rideshare;
and (vi) utilizing flexible work shifts for employees.

 

29.32 Tenant’s Use of
Furniture. Tenant shall have the right, at no additional cost, during the Lease Term, to use the existing built-in furniture
and furniture systems currently existing in the Premises, and the moveable furniture located in the Premises, all of which are listed
on Exhibit I, attached hereto (collectively, the “Existing FF&E”), and in connection therewith within
sixty (60) days following the full execution and delivery of this Lease by Landlord and Tenant, Landlord and Tenant will agree upon the
inventory list to be attached as Exhibit G. Landlord
owns the Existing FF&E clear of any liens, provided that Landlord hereby makes no representations or warranties regarding the condition
of such Existing FF&E, and Tenant accepts such Existing FF&E in its currently existing, “as-is” condition. Landlord shall have
no obligation to maintain or repair such Existing FF&E. Tenant hereby agrees that Tenant shall maintain and repair such Existing
FF&E in good condition and repair throughout the Lease Term, at Tenant’s sole cost and expense. In the event Tenant fails to maintain
and repair the Existing FF&E in accordance with this Section 29.32, Landlord shall have the right to repair such Existing
FF&E, at Tenant’s sole cost and expense, and Tenant shall reimburse Landlord for the cost of such maintenance and repair within ten
(10) days following Landlord’s request therefor. In the event of irreparable damage to any item of the Existing FF&E, the Tenant
shall replace such damaged item, at Tenant’s sole cost and expense, prior to the expiration or earlier termination of this Lease. With
respect to the insurance which Tenant is obligated to maintain on its personal property during the Lease Term pursuant to the terms and
conditions of Section 10.3.2 of this Lease, Tenant shall cause such insurance to also cover the Existing FF&E. Tenant shall
not (i) remove any of the Existing FF&E from the Premises, (ii) assign the Existing FF&E as collateral or otherwise, (iii) sell
any of the Existing FF&E, or (iv) give any third party a security interest or any other interest in such Existing FF&E. Upon
the expiration or earlier termination of this Lease, Tenant shall promptly surrender such Existing FF&E to Landlord in good condition
and repair, normal wear and tear excepted, at the Premises.

 

    
	 	 	[Britannia Life Science Center]
	 	- 40 -	[Blade Therapeutics, Inc.] 

     

    

 

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

 

	LANDLORD:	 	TENANT:
	 	 	 
	BAYSIDE ACQUISITION, LLC,	 	BLADE THERAPEUTICS, INC.,
	a Delaware limited liability company	 	a Delaware corporation
	 	 	 
	By: 	/s/ Jonathan M. Bergschneider	 	By:	  
	 	Name: 	Jonathan M. Bergschneider	 	 	Name:	          
	 	Its:	Executive Vice President	 	 	Its:	 
	 	 	 	 	 	 	 
	By:	 	 	By:	 
	 	Name:	 	 	 	Name:	 
	 	Its:	 	 	 	Its:	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 

 

    
	 	 	[Britannia Life Science Center]
	 	- 41 -	[Blade Therapeutics, Inc.] 

     

    

 

10.       To
Tenant’s actual knowledge, without inquiry, as of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s
knowledge, claims or any basis for a claim, that the undersigned has against Landlord.

 

11.       If
Tenant is a corporation or partnership, Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified
to do business in California and that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each
person signing on behalf of Tenant is authorized to do so.

 

12.       There
are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state.

 

13.       Tenant
is in full compliance with all federal, state and local laws, ordinances, rules and regulations affecting its use of the Premises, including,
but not limited to, those laws, ordinances, rules or regulations relating to hazardous or toxic materials. Tenant has never permitted
its agents, employees or contractors to engage in the generation, manufacture, treatment, use, storage, disposal or discharge of any hazardous,
toxic or dangerous waste, substance or material in, on, under or about the Project or the Premises or any adjacent premises or property
in violation of any federal, state or local law, ordinance, rule or regulation.

 

14.       To
the undersigned’s knowledge, all tenant improvement work to be performed by Landlord under the Lease has been completed in accordance
with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in
connection with any tenant improvement work have been paid in full. All work (if any) in the common areas required by the Lease
to be completed by Landlord has been completed and all parking spaces required by the Lease have been furnished and/or all parking ratios
required by the Lease have been met.

 

The undersigned
acknowledges that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective purchaser, and acknowledges
that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making the loan or acquiring
the property of which the Premises are a part and that receipt by it of this certificate is a condition of making such loan or acquiring
such property.

 

Executed at                                  
on the           day of ____________, 20___.

 

	 	“Tenant”:
	 	 	 	 
	 	 
	 	a	
	 	 	 
	 	By:	 
	 	 	Its:	                                                      
	 	 	 	 
	 	By:	 
	 	 	Its:	 

 

    
	 	 	[Britannia Life Science Center]
	 	- 42 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT A

BRITANNIA LIFE SCIENCE CENTER

OUTLINE OF PREMISES; PROJECT SITE PLAN

 

 

    
	 	EXHIBIT A	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

 

    
	 	EXHIBIT A	[Britannia Life Science Center]
	 	- 2 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT B 

 

BRITANNIA LIFE SCIENCE CENTER

 

INTENTIONALLY OMITTED 

 

    
	 	EXHIBIT B	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT C 

 

BRITANNIA LIFE SCIENCE CENTER

 

NOTICE OF LEASE TERM DATES 

 

	To:	 	 
	 	 	 
	 	 	 
	 	 	 

 

	 	Re:	Lease dated____________, 20__ between_____________________,
a (“Landlord”), and _______________________, a _________________________ (“Tenant”) concerning Suite
______ on floor(s) _________ of the building located at____________, California.

 

Gentlemen:

 

In accordance with the Lease (the “Lease”),
we wish to advise you and/or confirm as follows:

 

	 	1.	The Lease
                                            Term shall commence on or has commenced on ________________ for a term of ________________
                                            ending on _____________.

 

	 	2.	Rent commenced to accrue on ________________, in the amount of________________.

 

		3.	If the Lease Commencement Date is other
                                            than the first day of the month, the first billing will contain a pro rata adjustment. Each
                                            billing thereafter, with the exception of the final billing, shall be for the full amount
                                            of the monthly installment as provided for in the Lease.

 

		4.	Your rent checks should be made payable
                                            to__________________________ at _________________.

 

		5.	The exact number of rentable/usable square
                                            feet within the Premises is 30,376 square feet.

 

		6.	Tenant’s Share as adjusted based upon the
                                            exact number of usable square feet within the Premises is 100%.

 

	 	“Landlord”:
	 	________________________________________,
	 	a _______________________________________
	 	 
	 	By:	
	 	 	Its:	                                       

 

    
	 	EXHIBIT C	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

Agreed to and Accepted as

of _________, 20___.

 

	“Tenant”:
	________________________________________,	 
	a _______________________________________	 
	 	 
	By:	 	 
	 	Its:	                                              	 

 

    
	 	EXHIBIT C	[Britannia Life Science Center]
	 	- 2 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT D 

 

BRITANNIA LIFE SCIENCE CENTER

 

FORM OF TENANT’S ESTOPPEL CERTIFICATE

 

The undersigned
as Tenant under that certain Lease (the “Lease”) made and entered into as of ___________ 20_ by and
between ________________as Landlord, and the undersigned as Tenant, for Premises consisting of the entire building located
at____________________________, California, certifies as follows:

 

 1. Attached hereto as Exhibit A is a true and correct copy of the Lease and all amendments and modifications thereto. The documents contained in Exhibit A represent the entire agreement between the parties as to the Premises.

 

2. The undersigned currently
occupies the Premises described in the Lease, the Lease Term commenced on_________, and the Lease Term expires
on ______________, and the undersigned has no option to terminate or cancel the Lease or to purchase all or any part of the
Premises, the Building and/or the Project, except as expressly set forth in the Lease.

 

3. Base Rent became payable on_________________.

 

4. The
Lease is in full force and effect and has not been modified, supplemented or amended in any way except as provided in Exhibit A.

 

5. Tenant
has not transferred, assigned, or sublet any portion of the Premises nor entered into any license or concession agreements with respect
thereto except as follows:

 

6. Tenant
shall not modify the documents contained in Exhibit A without the prior written consent of Landlord’s mortgagee.

 

7. All
monthly installments of Base Rent, all Additional Rent and all monthly installments of estimated Additional Rent have been paid when
due through_______________. The current monthly installment of Base Rent is $________________.

 

    
	 	EXHIBIT D	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

8. To
Tenant’s actual knowledge, without inquiry, all conditions of the Lease to be performed by Landlord necessary to the enforceability of
the Lease have been satisfied and Landlord is not in default thereunder. In addition, the undersigned has not delivered any notice to
Landlord regarding a default by Landlord thereunder. The Lease does not require Landlord to provide any rental concessions or to pay
any leasing brokerage commissions except as expressly set forth therein.

 

9. No
rental has been paid more than thirty (30) days in advance and no security has been deposited with Landlord except as provided in the
Lease. Neither Landlord, nor its successors or assigns, shall in any event be liable or responsible for, or with respect to, the retention,
application and/or return to Tenant of any security deposit paid to any prior landlord of the Premises, whether or not still held by any
such prior landlord, unless and until the party from whom the security deposit is being sought, whether it be a lender, or any of its
successors or assigns, has actually received for its own account, as landlord, the full amount of such security deposit.

 

10. To
Tenant’s actual knowledge, without inquiry, as of the date hereof, there are no existing defenses or offsets, or, to the undersigned’s
knowledge, claims or any basis for a claim, that the undersigned has against Landlord.

 

11. If
Tenant is a corporation or partnership, Tenant hereby represents and warrants that Tenant is a duly formed and existing entity qualified
to do business in California and that Tenant has full right and authority to execute and deliver this Estoppel Certificate and that each
person signing on behalf of Tenant is authorized to do so.

 

12. There
are no actions pending against the undersigned under the bankruptcy or similar laws of the United States or any state.

 

13. Tenant
is in full compliance with all federal, state and local laws, ordinances, rules and regulations affecting its use of the Premises, including,
but not limited to, those laws, ordinances, rules or regulations relating to hazardous or toxic materials. Tenant has never permitted
its agents, employees or contractors to engage in the generation, manufacture, treatment, use, storage, disposal or discharge of any hazardous,
toxic or dangerous waste, substance or material in, on, under or about the Project or the Premises or any adjacent premises or property
in violation of any federal, state or local law, ordinance, rule or regulation.

 

14. To
the undersigned’s knowledge, all tenant improvement work to be performed by Landlord under the Lease has been completed in accordance
with the Lease and has been accepted by the undersigned and all reimbursements and allowances due to the undersigned under the Lease in
connection with any tenant improvement work have been paid in full. All work (if any) in the common areas required by the Lease to be
completed by Landlord has been completed and all parking spaces required by the Lease have been furnished and/or all parking ratios required
by the Lease have been met.

 

The undersigned
acknowledges that this Estoppel Certificate may be delivered to Landlord or to a prospective mortgagee or prospective purchaser, and
acknowledges that said prospective mortgagee or prospective purchaser will be relying upon the statements contained herein in making
the loan or acquiring the property of which the Premises are a part and that receipt by it of this certificate is a condition of making
such loan or acquiring such property.

 

Executed at ______________ on the ____ day of ___________, 20__.

 

	 	“Tenant”:
	 	________________________________________,
	 	a _______________________________________

	 	 
	 	By:	 
	 	 	Its:	 

	 	 
	 	By:	 
	 	 	Its:	 

 

    
	 	EXHIBIT D	[Britannia Life Science Center]
	 	- 2 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT
E 

 

BRITANNIA
LIFE SCIENCE CENTER

 

ENVIRONMENTAL
QUESTIONNAIRE

 

ENVIRONMENTAL
QUESTIONNAIRE

FOR
COMMERCIAL AND INDUSTRIAL PROPERTIES

 

	Property Name:	 
	 	 
	Property Address:	 

 

Instructions:
The following questionnaire is to be completed by the Lessee representative with knowledge of the planned operations for the
specified building/location. Please print clearly and attach additional sheets as necessary.

 

		1.0	PROCESS
                                            INFORMATION

 

Describe
planned use, and include brief description of manufacturing processes employed.

 

	 
	 
	 

 

		2.0	HAZARDOUS
                                            MATERIALS

 

Are
hazardous materials used or stored? If so, continue with the next question. If not, go to Section 3.0.

 

	2.1	Are any of the following materials handled on the Property?	Yes☐ No ☐

 

(A
material is handled if it is used, generated, processed, produced, packaged, treated, stored, emitted, discharged, or disposed.) If so,
complete this section. If this question is not applicable, skip this section and go on to Section 5.0.

 

	 	☐	Explosives	☐ 	Fuels	☐	Oils
	 	☐ 	Solvents	☐ 	Oxidizers	☐ 	Organics/Inorganics
	 	☐ 	
    Acids	☐ 	Bases	☐ 	Pesticides
	 	☐ 	Gases	☐ 	PCBs	☐ 	Radioactive Materials
	 	☐ 	
    Other (please specify)	 	 	 	 

 

		2-2.	If any
of the groups of materials checked in Section 2.1, please list the specific material(s), use(s), and quantity of each chemical used or
stored on the site in the Table below. If convenient, you may substitute a chemical inventory and list the uses of each of the chemicals
in each category separately.

 

	Material	 	Physical State (Solid, Liquid, or Gas)	 	Usage	 	Container Size	 	Number of Containers	 	Total Quantity
	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 

 

		2-3.	Describe
the planned storage area location(s) for these materials. Please include site maps and drawings as appropriate.

 

	 
	 
	 

 

    
	 	EXHIBIT E	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

		3.0	HAZARDOUS
WASTES

 

	Are hazardous wastes generated?	Yes ☐ No ☐

 

If yes, continue with the next question. If not, skip this section and go to section 4.0.

 

		3.1	Are any
of the following wastes generated, handled, or disposed of (where applicable) on the Property?

 

	 	☐	Hazardous wastes 	☐	Industrial Wastewater
	 	☐	Waste oils	☐ 	PCBs
	 	☐	Air emissions	☐	 Sludges
	 	☐	Regulated Wastes 	☐	 Other (please specify)

 

		3-2.	List
and quantify the materials identified in Question 3-1 of this section.

 

	WASTE
    

    GENERATED	 	RCRA
    listed 

    Waste?	 	SOURCE	 	APPROXIMATE
    MONTHLY 

    QUANTITY	 	WASTE

    CHARACTERIZATION
	 	DISPOSITION
	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	 	 	 	 	 

 

		3-3.	Please
include name, location, and permit number (e.g. EPA ID No.) for transporter and disposal facility, if applicable). Attach separate pages
as necessary.

 

	Transporter/Disposal
    Facility Name	 	Facility
    Location	 	Transporter
    (I) or Disposal (D) Facility	 	Permit
    Number
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 
	 	 	 	 	 	 	 

 

		3-4.	Are pollution controls or monitoring employed in the process to prevent or minimize
the release of wastes into the environment?	Yes ☐ No ☐

 

		3-5.	If so,
please describe.

 

	 
	 
	 

 

		4.0	USTS/ASTS

 

		4.1	Are underground storage tanks (USTs), aboveground storage tanks (ASTs), or associated pipelines used for the
storage of petroleum products, chemicals, or liquid wastes present on site (lease renewals) or required for planned operations (new tenants)?	Yes____No____

 

If
not, continue with section 5.0. If yes, please describe capacity, contents, age, type of the USTs or ASTs, as well any associated leak
detection/spill prevention measures. Please attach additional pages if necessary.

 

	Capacity	Contents	Year
    

    Installed	Type
    (Steel, Fiberglass,

    etc)
	Associated
    Leak Detection / Spill Prevention 

    Measures*
	 	 	 	 	 
	 	 	 	 	 
	 	 	 	 	 

 

		* Note:	The following are examples of leak
                                                                                                                                                            detection / spill prevention measures: Integrity testing Inventory reconciliation Leak detection system Overfill spill protection
                                                                                                                                                            Secondary containment Cathodic protection

 

    
	 	EXHIBIT E	[Britannia Life Science Center]
	 	- 2 -	[Blade Therapeutics, Inc.] 

     

    

 

		4-2.	Please
provide copies of written tank integrity test results and/or monitoring documentation, if available.

 

		4-3.	Is the UST/AST registered and permitted with the appropriate regulatory agencies?

If
so, please attach a copy of the required permits.	Yes ☐  No ☐

 

		4-4.	If this
Questionnaire is being completed for a lease renewal, and if any of the USTs/ASTs have leaked, please state the substance released, the
media(s) impacted (e.g., soil, water, asphalt, etc.), the actions taken, and all remedial responses to the incident.

 

	 
	 
	 

 

		4-5.	If this Questionnaire is being completed for a lease renewal, have USTs/ASTs
been removed from the Property?	Yes ☐  No ☐

 

If
yes, please provide any official closure letters or reports and supporting documentation (e.g., analytical test results, remediation
report results, etc.).

 

		4-6.	For Lease renewals, are there any above or below ground pipelines on site used
to transfer chemicals or wastes? 	Yes ☐  No ☐

 

For
new tenants, are installations of this type required for the planned operations?

Yes
☐ No ☐

If
yes to either question, please describe.

 

	 
	 
	 

 

		5.0	ASBESTOS
CONTAINING BUILDING MATERIALS

 

Please
be advised that an asbestos survey may have been performed at the Property. If provided, please review the information that identifies
the locations of known asbestos containing material or presumed asbestos containing material. All personnel and appropriate subcontractors
should be notified of the presence of these materials, and informed not to disturb these materials. Any activity that involves the disturbance
or removal of these materials must be done by an appropriately trained individual/contractor.

 

6.0
REGULATORY

 

		6-1.	Does
                                            the operation have or require a National Pollutant Discharge Elimination System (NPDES) or
                                            equivalent permit? 

                                            If so, please attach a copy of this permit.	Yes☐
                                            No ☐

 

		6-2.	Has
                                            a Hazardous Materials Business Plan been developed for the site?

                                            If so, please attach a copy.	Yes
                                            ☐ No ☐

 

CERTIFICATION

 

I
am familiar with the real property described in this questionnaire. By signing below, I represent and warrant that the answers to the
above questions are complete and accurate to the best of my knowledge. I also understand that Lessor will rely on the completeness and
accuracy of my answers in assessing any environmental liability risks associated with the property.

 

	 	Signature:	 
	 	Name:	 
	 	Title:	 
	 	Date:	 
	 	Telephone: 	 

 

    
	 	EXHIBIT E	[Britannia Life Science Center]
	 	- 3 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT F 

 

BRITANNIA LIFE SCIENCE CENTER

 

TENANT’S PROPERTY 

 

The following items shall
be deemed “Tenant’s Property”, provided that in no event shall any portion of the Existing FF&E be deemed to be Tenant’s
Property (as the Existing FF&E shall remain the sole property of Landlord pursuant to the terms of Section 29.32 above):

 

		1.	All moveable furniture and equipment that is not “built-in”.

 

		2.	Moveable lab casework (other than “built-in” lab
casework), including moveable lab benches.

 

		3.	Servers, server racks and back-up batteries.

 

		4.	Furniture.

 

		5.	Stand-alone freezers, ice makers, autoclave, portable glass
wash and incubators.

  

    
	 	EXHIBIT F	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT G

 

BRITANNIA LIFE SCIENCE CENTER

 

INTENTIONALLY OMITTED

 

 

 

 

    
	 	EXHIBIT G	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT H 

 

BRITANNIA LIFE SCIENCE CENTER

 

FORM
OF LETTER OF CREDIT 

 

(Letterhead of a money center bank

acceptable to the Landlord)

 

	FAX NO. [(___) ___-____]	[Insert Bank Name And Address]
	SWIFT: [Insert No., if any]	 
	 	 
	 	DATE OF ISSUE:_________________________
	 	 
	BENEFICIARY:	APPLICANT:
	[Insert Beneficiary Name And Address]	[Insert Applicant Name And Address]
	 	 
	 	LETTER OF CREDIT NO.____________________
	 	 
	EXPIRATION DATE:	AMOUNT AVAILABLE:
	__________________AT OUR COUNTERS	USD[Insert Dollar Amount]
	 	(U.S. DOLLARS [Insert Dollar Amount])

 

LADIES AND GENTLEMEN:

 

WE HEREBY ESTABLISH OUR IRREVOCABLE STANDBY LETTER OF
CREDIT NO.________________ IN YOUR FAVOR FOR THE ACCOUNT OF [Insert Tenant’s Name], A [Insert Entity Type], UP TO THE AGGREGATE
AMOUNT OF USD[Insert Dollar Amount] ([Insert Dollar Amount] U.S. DOLLARS) EFFECTIVE IMMEDIATELY AND EXPIRING ON          (Expiration
Date)           AVAILABLE BY PAYMENT UPON PRESENTATION OF YOUR DRAFT AT SIGHT DRAWN ON [Insert Bank Name] WHEN ACCOMPANIED BY THE
FOLLOWING DOCUMENT(S):

 

		1.	THE ORIGINAL OF THIS IRREVOCABLE STANDBY LETTER OF CREDIT
AND AMENDMENT(S), IF ANY.

 

		2.	BENEFICIARY’S SIGNED STATEMENT PURPORTEDLY SIGNED BY AN
AUTHORIZED REPRESENTATIVE OF [Insert Landlord’s Name], A [Insert Entity Type] (“LANDLORD”) STATING THE FOLLOWING:

 

“THE UNDERSIGNED HEREBY CERTIFIES THAT THE LANDLORD,
EITHER (A) UNDER THE LEASE (DEFINED BELOW), OR (B) AS A RESULT OF THE TERMINATION OF SUCH LEASE, HAS THE RIGHT TO DRAW DOWN THE
AMOUNT OF USD____________ IN ACCORDANCE WITH THE TERMS OF THAT CERTAIN OFFICE LEASE DATED [Insert Lease Date], AS AMENDED
(COLLECTIVELY, THE “LEASE”).”

 

OR

 

“THE UNDERSIGNED HEREBY CERTIFIES THAT WE HAVE RECEIVED
A WRITTEN NOTICE OF [Insert Bank Name]’S ELECTION NOT TO EXTEND ITS STANDBY LETTER OF CREDIT NO.____________ AND HAVE NOT
RECEIVED A REPLACEMENT LETTER OF CREDIT WITHIN AT LEAST THIRTY (30) DAYS PRIOR TO THE PRESENT EXPIRATION DATE.”

 

    
	 	EXHIBIT H	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

OR

 

“THE UNDERSIGNED HEREBY CERTIFIES THAT BENEFICIARY IS
ENTITLED TO DRAW DOWN THE FULL AMOUNT OF LETTER OF CREDIT NO._____________ AS THE RESULT OF THE FILING OF A VOLUNTARY PETITION
UNDER THE U.S. BANKRUPTCY CODE OR A STATE BANKRUPTCY CODE BY THE TENANT UNDER THAT CERTAIN OFFICE LEASE DATED [Insert Lease Date],
AS AMENDED (COLLECTIVELY, THE “LEASE”), WHICH FILING HAS NOT BEEN DISMISSED AT THE TIME OF THIS DRAWING.”

 

OR

 

“THE UNDERSIGNED HEREBY CERTIFIES THAT
BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF LETTER OF CREDIT NO._____________ AS THE RESULT OF AN INVOLUNTARY
PETITION HAVING BEEN FILED UNDER THE U.S. BANKRUPTCY CODE OR A STATE BANKRUPTCY CODE AGAINST THE TENANT UNDER THAT CERTAIN OFFICE
LEASE DATED [Insert Lease Date], AS AMENDED (COLLECTIVELY, THE “LEASE”), WHICH FILING HAS NOT BEEN DISMISSED WITHIN THIRTY
(30) DAYS.”

 

OR

 

“THE UNDERSIGNED HEREBY
CERTIFIES THAT BENEFICIARY IS ENTITLED TO DRAW DOWN THE FULL AMOUNT OF LETTER OF CREDIT NO.__________________ AS THE RESULT OF THE
REJECTION, OR DEEMED REJECTION, OF THAT CERTAIN OFFICE LEASE DATED [Insert Lease Date], AS AMENDED, UNDER SECTION 365 OF THE U.S.
BANKRUPTCY CODE.”

 

SPECIAL CONDITIONS:

 

PARTIAL DRAWINGS AND MULTIPLE PRESENTATIONS
MAY BE MADE UNDER THIS STANDBY LETTER OF CREDIT, PROVIDED, HOWEVER, THAT EACH SUCH DEMAND THAT IS PAID BY US SHALL REDUCE THE AMOUNT AVAILABLE
UNDER THIS STANDBY LETTER OF CREDIT.

 

ALL INFORMATION REQUIRED WHETHER
INDICATED BY BLANKS, BRACKETS OR OTHERWISE, MUST BE COMPLETED AT THE TIME OF DRAWING. [Please Provide The Required Forms For Review, And
Attach As Schedules To The Letter Of Credit.]

 

ALL SIGNATURES MUST BE MANUALLY EXECUTED IN ORIGINALS.
ALL BANKING CHARGES ARE FOR THE APPLICANT’S ACCOUNT.

 

IT IS A CONDITION OF THIS STANDBY
LETTER OF CREDIT THAT IT SHALL BE DEEMED AUTOMATICALLY EXTENDED WITHOUT AMENDMENT FOR A PERIOD OF ONE YEAR FROM THE PRESENT OR ANY FUTURE
EXPIRATION DATE, UNLESS AT LEAST SIXTY (60) DAYS PRIOR TO THE EXPIRATION DATE WE SEND YOU NOTICE BY NATIONALLY RECOGNIZED OVERNIGHT COURIER
SERVICE THAT WE ELECT NOT TO EXTEND THIS LETTER OF CREDIT FOR ANY SUCH ADDITIONAL PERIOD. SAID NOTICE WILL BE SENT TO THE ADDRESS INDICATED
ABOVE, UNLESS A CHANGE OF ADDRESS IS OTHERWISE NOTIFIED BY YOU TO US IN WRITING BY RECEIPTED MAIL OR COURIER. ANY NOTICE TO US WILL BE
DEEMED EFFECTIVE ONLY UPON ACTUAL RECEIPT BY US AT OUR DESIGNATED OFFICE. IN NO EVENT, AND WITHOUT FURTHER NOTICE FROM OURSELVES, SHALL
THE EXPIRATION DATE BE EXTENDED BEYOND A FINAL EXPIRATION DATE OF (60 days from the Lease Expiration Date).

 

    
	 	EXHIBIT H	[Britannia Life Science Center]
	 	- 2 -	[Blade Therapeutics, Inc.] 

     

    

 

THIS
LETTER OF CREDIT MAY BE TRANSFERRED SUCCESSIVELY IN WHOLE OR IN PART ONLY UP TO THE THEN AVAILABLE AMOUNT IN FAVOR OF A NOMINATED TRANSFEREE
(“TRANSFEREE”), ASSUMING SUCH TRANSFER TO SUCH TRANSFEREE IS IN COMPLIANCE WITH ALL APPLICABLE U.S. LAWS AND REGULATIONS. AT
THE TIME OF TRANSFER, THE ORIGINAL LETTER OF CREDIT AND ORIGINAL AMENDMENT(S) IF ANY, MUST BE SURRENDERED TO US TOGETHER WITH OUR TRANSFER
FORM (AVAILABLE UPON REQUEST) AND PAYMENT OF OUR CUSTOMARY TRANSFER FEES, WHICH FEES SHALL BE PAYABLE BY APPLICANT (PROVIDED THAT BENEFICIARY
MAY, BUT SHALL NOT BE OBLIGATED TO, PAY SUCH FEES TO US ON BEHALF OF APPLICANT, AND SEEK REIMBURSEMENT THEREOF FROM APPLICANT). IN CASE
OF ANY TRANSFER UNDER THIS LETTER OF CREDIT, THE DRAFT AND ANY REQUIRED STATEMENT MUST BE EXECUTED BY THE TRANSFEREE AND WHERE THE BENEFICIARY’S
NAME APPEARS WITHIN THIS STANDBY LETTER OF CREDIT, THE TRANSFEREE’S NAME IS AUTOMATICALLY SUBSTITUTED THEREFOR

 

ALL DRAFTS REQUIRED UNDER THIS STANDBY
LETTER OF CREDIT MUST BE MARKED: “DRAWN UNDER [Insert Bank Name] STANDBY LETTER OF CREDIT NO.___________

 

WE HEREBY AGREE WITH YOU THAT
IF DRAFTS ARE PRESENTED TO [Insert Bank Name] UNDER THIS LETTER OF CREDIT AT OR PRIOR TO [Insert Time — (e.g., 11:00 AM)],
ON A BUSINESS DAY, AND PROVIDED THAT SUCH DRAFTS PRESENTED CONFORM TO THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, PAYMENT SHALL
BE INITIATED BY US IN IMMEDIATELY AVAILABLE FUNDS BY OUR CLOSE OF BUSINESS ON THE SUCCEEDING BUSINESS DAY. IF DRAFTS ARE PRESENTED TO
[Insert Bank Name] UNDER THIS LETTER OF CREDIT AFTER [Insert Time — (e.g., 11:00 AM)], ON A BUSINESS DAY, AND PROVIDED THAT
SUCH DRAFTS CONFORM WITH THE TERMS AND CONDITIONS OF THIS LETTER OF CREDIT, PAYMENT SHALL BE INITIATED BY US IN IMMEDIATELY AVAILABLE
FUNDS BY OUR CLOSE OF BUSINESS ON THE SECOND SUCCEEDING BUSINESS DAY. AS USED IN THIS LETTER OF CREDIT, “BUSINESS DAY” SHALL
MEAN ANY DAY OTHER THAN A SATURDAY, SUNDAY OR A DAY ON WHICH BANKING INSTITUTIONS IN THE STATE OF CALIFORNIA ARE AUTHORIZED OR REQUIRED
BY LAW TO CLOSE. IF THE EXPIRATION DATE FOR THIS LETTER OF CREDIT SHALL EVER FALL ON A DAY WHICH IS NOT A BUSINESS DAY THEN SUCH EXPIRATION
DATE SHALL AUTOMATICALLY BE EXTENDED TO THE DATE WHICH IS THE NEXT BUSINESS DAY.

 

PRESENTATION OF A DRAWING UNDER
THIS LETTER OF CREDIT MAY BE MADE ON OR PRIOR TO THE THEN CURRENT EXPIRATION DATE HEREOF BY HAND DELIVERY, COURIER SERVICE, OVERNIGHT
MAIL, OR FACSIMILE. PRESENTATION BY FACSIMILE TRANSMISSION SHALL BE BY TRANSMISSION OF THE ABOVE REQUIRED SIGHT DRAFT DRAWN ON US TOGETHER
WITH THIS LETTER OF CREDIT TO OUR FACSIMILE NUMBER, [Insert Fax Number — (____ )__ -____ ], ATTENTION: [Insert Appropriate
Recipient], WITH TELEPHONIC CONFIRMATION OF OUR RECEIPT OF SUCH FACSIMILE TRANSMISSION AT OUR TELEPHONE NUMBER [Insert Telephone Number
— (___ )___ -_____ ] OR TO SUCH OTHER FACSIMILE OR TELEPHONE NUMBERS, AS TO WHICH YOU HAVE RECEIVED WRITTEN NOTICE FROM
US AS BEING THE APPLICABLE SUCH NUMBER. WE AGREE TO NOTIFY YOU IN WRITING, BY NATIONALLY RECOGNIZED OVERNIGHT COURIER SERVICE, OF ANY
CHANGE IN SUCH DIRECTION. ANY FACSIMILE PRESENTATION PURSUANT TO THIS PARAGRAPH SHALL ALSO STATE THEREON THAT THE ORIGINAL OF SUCH SIGHT
DRAFT AND LETTER OF CREDIT ARE BEING REMITTED, FOR DELIVERY ON THE NEXT BUSINESS DAY, TO [Insert Bank Name] AT THE APPLICABLE ADDRESS
FOR PRESENTMENT PURSUANT TO THE PARAGRAPH FOLLOWING THIS ONE.

 

WE HEREBY ENGAGE WITH YOU THAT ALL DOCUMENT(S) DRAWN
UNDER AND IN COMPLIANCE WITH THE TERMS OF THIS STANDBY LETTER OF CREDIT WILL BE DULY HONORED IF DRAWN AND PRESENTED FOR PAYMENT AT OUR
OFFICE LOCATED AT [Insert Bank Name], [Insert Bank Address], ATTN: [Insert Appropriate Recipient], ON OR BEFORE THE EXPIRATION DATE OF
THIS CREDIT,            (Expiration Date)        .

 

IN
THE EVENT THAT THE ORIGINAL OF THIS STANDBY LETTER OF CREDIT IS LOST, STOLEN, MUTILATED, OR OTHERWISE DESTROYED, WE HEREBY AGREE TO ISSUE
A DUPLICATE ORIGINAL

 

    
	 	EXHIBIT H	[Britannia Life Science Center]
	 	- 3 -	[Blade Therapeutics, Inc.] 

     

    

 

 

HEREOF UPON RECEIPT OF A WRITTEN
REQUEST FROM YOU AND A CERTIFICATION BY YOU (PURPORTEDLY SIGNED BY YOUR AUTHORIZED REPRESENTATIVE) OF THE LOSS, THEFT, MUTILATION, OR
OTHER DESTRUCTION OF THE ORIGINAL HEREOF.

 

EXCEPT SO FAR AS OTHERWISE EXPRESSLY STATED HEREIN, THIS STANDBY
LETTER OF CREDIT IS SUBJECT TO THE “INTERNATIONAL STANDBY PRACTICES” (ISP 98) INTERNATIONAL CHAMBER OF COMMERCE (PUBLICATION
NO. 590).

 

	 	Very truly yours,
	 	 
	 	(Name of Issuing Bank)
	 	 
	 	By:	 

 

    
	 	EXHIBIT H	[Britannia Life Science Center]
	 	- 4 -	[Blade Therapeutics, Inc.] 

     

    

 

EXHIBIT I 

 

EXISTING FURNITURE

 

[[ATTACHED]]

 

 

 

 

    
	 	EXHIBIT I	[Britannia Life Science Center]
	 	- 1 -	[Blade Therapeutics, Inc.] 

     

    

 

 

 

LEASE

 

 

BRITANNIA LIFE
SCIENCE CENTER

 

 

 

 

 

BAYSIDE ACQUISITION, LLC,

a Delaware limited liability company,

as Landlord,

and

BLADE THERAPEUTICS, INC.,

a Delaware corporation,

as Tenant.

 

 

 

 

 

 

 

    
	 	 	[Britannia Life Science Center]
	 	 	[Blade Therapeutics, Inc.] 

     

    

 

TABLE OF CONTENTS

 

	 	 	Page
	1.	PREMISES, BUILDING, PROJECT, AND COMMON AREAS 	4
	2.	LEASE TERM; OPTION TERM 	5
	3.	BASE RENT 	7
	4.	ADDITIONAL RENT 	7
	5.	USE OF PREMISES 	12
	6.	SERVICES AND UTILITIES 	18
	7.	REPAIRS  	18
	8.	ADDITIONS AND ALTERATIONS 	19
	9.	COVENANT AGAINST LIENS  	22
	10.	INSURANCE 	22
	11.	DAMAGE AND DESTRUCTION 	24
	12.	NONWAIVER 	25
	13.	CONDEMNATION 	25
	14.	ASSIGNMENT AND SUBLETTING 	25
	15.	SURRENDER OF PREMISES; OWNERSHIP AND REMOVAL OF TRADE FIXTURES 	28
	16.	HOLDING OVER 	29
	17.	ESTOPPEL CERTIFICATES 	30
	18.	SUBORDINATION 	30
	19.	DEFAULTS; REMEDIES 	30
	20.	COVENANT OF QUIET ENJOYMENT 	32
	21.	SECURITY DEPOSIT 	32
	22.	COMMUNICATIONS AND COMPUTER LINE 	33
	23.	SIGNS 	36
	24.	COMPLIANCE WITH LAW 	36
	25.	LATE CHARGES 	37
	26.	LANDLORD’S RIGHT TO CURE DEFAULT; PAYMENTS BY TENANT 	37
	27.	ENTRY BY LANDLORD 	37
	28.	TENANT PARKING 	37
	29.	MISCELLANEOUS PROVISIONS 	38

 

EXHIBITS

 

	A	OUTLINE OF PREMISES

	B	INTENTIONALLY OMITTED

	C	FORM OF NOTICE OF LEASE TERM DATES

	D	FORM OF TENANT’S ESTOPPEL CERTIFICATE

	E	ENVIRONMENTAL QUESTIONNAIRE

	F	TENANT’S PROPERTY

	G	INTENTIONALLY OMITTED

	H	FORM OF LETTER OF CREDIT

 

    
	 	 	[Britannia Life Science Center]
	 	(i)	[Blade Therapeutics, Inc.] 

     

    

 

INDEX

 

	 	Page(s)
	Accountant	12
	Advocate Arbitrators	6
	Alterations	19
	Base Rent	7
	Brokers	39
	Building	4
	Common Areas	4
	Comparable Buildings	6
	Contemplated Effective Date	25
	Contemplated Transfer Space	25
	Direct Expenses	8
	Estimate	11
	Estimate Statement	11
	Estimated Direct Expenses	11
	Excepted Matters	39
	Expense Year	8
	Force Majeure	37
	Generator	16
	Intention to Transfer Notice	25
	Landlord	1
	Landlord Parties	21
	L-C	30
	L-C Amount	30
	Lease	1
	Lease Commencement Date	 5
	Lease Expiration Date	 5
	Lease Term	5
	Lease Year	5
	Lines	33
	Mail	38
	Net Worth	 27
	Neutral Arbitrator	6
	Nine Month Period	26
	Notices	38
	Objectionable Name	34
	Operating Expenses	8
	Option Conditions	 5
	Option Rent	5
	Option Term	5
	Original Tenant	5
	Outside Agreement Date	6
	Premises	4
	Project,	4
	Sign Specifications	34
	Statement	11
	Subject Space	24
	Summary	1
	Tax Expenses	10
	Tenant	1
	Tenant’s Accountant	11

 

    
	 	 	[Britannia Life Science Center]
	 	(ii)	[Blade Therapeutics, Inc.] 

     

    

 

	 	Page(s)
	Tenant’s Share	10
	Transfer Notice	24
	Transferee	24
	Accountant	12
	Advocate Arbitrators	6
	Alterations	20
	Base Rent	7
	Brokers	41
	Building	4
	Common Areas	 4
	Comparable Buildings	 6
	Contemplated Effective Date	27
	Contemplated Transfer Space	27
	Direct Expenses	8
	Estimate	11
	Estimate Statement	11
	Estimated Direct Expenses	11
	Excepted Matters	41
	Expense Year	8
	Force Majeure	39
	Intention to Transfer Notice	27
	Landlord	1
	Landlord Parties	22
	L-C	32
	L-C Amount	32
	Lease	1
	Lease Commencement Date	5
	Lease Expiration Date	5
	Lease Term	5
	Lease Year	5
	Lines	35
	Mail	39
	Net Worth	28
	Neutral Arbitrator	6
	Nine Month Period	27
	Notices	39
	Objectionable Name	36
	Operating Expenses	8
	Option Conditions	5
	Option Rent	5
	Option Term	5
	Original Tenant	5
	Outside Agreement Date	6
	Premises	4
	Project,	4
	Security Deposit	32
	Sign Specifications	35
	Statement	11
	Subject Space	25
	Summary	1
	Tax Expenses	10
	Tenant	1

 

    
	 	 	[Britannia Life Science Center]
	 	(iii)	[Blade Therapeutics, Inc.] 

     

    

 

	 	Page(s)
	Tenant Work Letter	4
	Tenant’s Accountant	12
	Tenant’s Share	11
	Transfer Notice	25
	Transferee	25

 

    
	 	 	[Britannia Life Science Center]
	 	(iv)	[Blade Therapeutics, Inc.]Exhibit 10.21

 

FIRST
AMENDMENT TO LEASE

 

This
FIRST AMENDMENT TO LEASE (“First Amendment”) is made and entered into as of October 15, 2021, by and between BAYSIDE
ACQUISITION, LLC, a Delaware limited liability company (“Landlord”), and BLADE THERAPEUTICS, INC., a Delaware
corporation (“Tenant”).

 

R E C I T A L S:

 

A.
Landlord and Tenant are parties to the Lease dated April 28, 2016 (the “Lease”), pursuant to which Tenant leases
approximately 24,351 rentable square feet of space (the “Premises”) consisting of the entire building (the “Building”) located
at 442 Littlefield Avenue, South San Francisco, California.

 

B.
The parties desire to amend the Lease on the terms and conditions set forth in this First Amendment.

 

 

A G R E E M E N T:

 

NOW,
THEREFORE, in consideration of the foregoing recitals and the mutual covenants contained herein, and for other good and valuable consideration,
the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows:

 

1.
Terms. All capitalized terms when used herein shall have the same respective meanings as are given such terms
in the Lease unless expressly provided otherwise in this First Amendment.

 

2.
Condition of the Premises. Landlord and Tenant acknowledge that Tenant has been occupying the Premises pursuant to the
Lease, and therefore Tenant continues to accept the Premises in its presently existing, “as is” condition. Landlord shall
not be obligated to provide or pay for any improvement work or services related to the improvement of the Premises. Tenant also acknowledges
that neither Landlord nor any agent of Landlord has made any representation or warranty regarding the condition of the Premises, the
Building, or the Project or with respect to the suitability of the same for the conduct of Tenant’s business.

 

3. Lease
Term.

 

3.1
Extended Lease Term. Pursuant to the Lease, the Lease Term is scheduled to expire on May 31, 2022. Landlord and Tenant
hereby agree to extend the Lease Term for a period of five (5) years, from June 1, 2022, through May 31, 2027 (the “Extended
Term”), on the terms and conditions set forth in the Lease, as hereby amended by this First Amendment, unless sooner terminated
as provided in the Lease.

 

3.2 No
Further Right to Extend Lease Term. Landlord and Tenant hereby acknowledge that Tenant exercised its right to extend the
Lease Term set forth in Section 2.2 of the Lease pursuant to that certain notice dated August 17, 2021, and accordingly
Landlord and Tenant acknowledge and agree that the Extended Term provided herein represents such exercise of Tenant’s one (1)
option to extend the Lease Term as provided in Section 2.2 of the Lease, and therefore, effective as of the date of this
First Amendment, Section 2.2 of the Lease shall be deleted and of no further force or effect and Tenant shall have no further
express rights to extend the Lease Term.

 

    [First Amendment]
[Blade Therapeutics, Inc.]

     

    

 

4. Rent.

 

4.1
Base Rent. During the Extended Term, Tenant shall pay monthly installments of Base Rent for the Premises as follows, and
otherwise shall pay Base Rent in accordance with the terms of the Lease:

 

		 		 	 	Monthly 	 	 	Monthly

 Rental 	 
	Period During

Extended Term	 	Annual

Base Rent	 	 	Installment

of Base Rent	 	 	Rate per

Square Foot	 
	June 1, 2022 – May 31, 2023	 	$	1,826,325.00	 	 	$	152,193.75	 	 	$	6.25	 
	June 1, 2023 – May 31, 2024	 	$	1,890,246.38	 	 	$	157,520.53	 	 	$	6.47	 
	June 1, 2024 – May 31, 2025	 	$	1,956,405.00	 	 	$	163,033.75	 	 	$	6.70	 
	June 1, 2025 – May 31, 2026	 	$	2,024,879.17	 	 	$	168,739.93	 	 	$	6.93	 
	June 1, 2026 – May 31, 2027	 	$	2,095,749.94	 	 	$	174,645.83	 	 	$	7.17	 

 

4.2
Direct Expenses. Prior to and during the Extended Term, Tenant shall continue to be obligated to pay Tenant’s Share
of the Direct Expenses in accordance with the terms of the Lease.

 

5.
Brokers. Landlord and Tenant hereby warrant to each other that they have had no dealings with any real estate broker or
agent in connection with the negotiation of this First Amendment other than CBRE, Inc. and JLL (the “Brokers”), and
that they know of no other real estate broker or agent who is entitled to a commission in connection with this First Amendment. Each
party agrees to indemnify and defend the other party against and hold the other party harmless from any and all claims, demands, losses,
liabilities, lawsuits, judgments, costs and expenses (including without limitation reasonable attorneys’ fees) with respect to
any leasing commission or equivalent compensation alleged to be owing on account of any dealings with any real estate broker or agent,
other than the Brokers, occurring by, through, or under the indemnifying party. The terms of this Section 5 shall survive the
expiration or earlier termination of the term of the Lease, as hereby amended.

 

    	 	 
-2-
	[First Amendment]
[Blade Therapeutics, Inc.]

     

    

 

6. Judicial
Reference. NOTWITHSTANDING ANY PROVISION TO THE CONTRARY CONTAINED IN THE LEASE, THE PARTIES HEREBY WAIVE, TO THE FULLEST
EXTENT PERMITTED BY APPLICABLE LAW, THE RIGHT TO TRIAL BY JURY IN ANY LITIGATION ARISING OUT OF OR RELATING TO THE LEASE. IF THE
JURY WAIVER PROVISIONS OF THE LEASE ARE NOT ENFORCEABLE UNDER CALIFORNIA LAW, THEN THE FOLLOWING PROVISIONS SHALL APPLY. IT IS THE
DESIRE AND INTENTION OF THE PARTIES TO AGREE UPON A MECHANISM AND PROCEDURE UNDER WHICH CONTROVERSIES AND DISPUTES ARISING OUT OF
THE LEASE OR RELATED TO THE PREMISES WILL BE RESOLVED IN A PROMPT AND EXPEDITIOUS MANNER. ACCORDINGLY, EXCEPT WITH RESPECT TO
ACTIONS FOR UNLAWFUL OR FORCIBLE DETAINER OR WITH RESPECT TO THE PREJUDGMENT REMEDY OF ATTACHMENT, ANY ACTION, PROCEEDING OR
COUNTERCLAIM BROUGHT BY EITHER PARTY HERETO AGAINST THE OTHER (AND/OR AGAINST ITS OFFICERS, DIRECTORS, EMPLOYEES, AGENTS OR
SUBSIDIARIES OR AFFILIATED ENTITIES) ON ANY MATTERS WHATSOEVER ARISING OUT OF OR IN ANY WAY CONNECTED WITH THE LEASE, TENANT’S
USE OR OCCUPANCY OF THE PREMISES AND/OR ANY CLAIM OF INJURY OR DAMAGE, WHETHER SOUNDING IN CONTRACT, TORT, OR OTHER WISE, SHALL BE
HEARD AND RESOL YEO BY A REFEREE UNDER THE PROVISIONS OF THE CALIFORNIA CODE OF CIVIL PROCEDURE, SECTIONS 638 — 645.1, INCLUSIVE (AS
SAME MAY BE AMENDED, OR ANY SUCCESSOR STATUTE(S) THERETO) (THE “REFEREE SECTIONS”). ANY FEE TO INITIATE THE
JUDICIAL REFERENCE PROCEEDINGS AND ALL FEES CHARGED AND COSTS INCURRED BY THE REFEREE SHALL BE PAID BY THE PARTY INITIATING SUCH
PROCEDURE (EXCEPT THAT IF A REPORTER IS REQUESTED BY EITHER PARTY, THEN A REPORTER SHALL BE PRESENT AT ALL PROCEEDINGS WHERE
REQUESTED AND THE FEES OF SUCH REPORTER – EXCEPT FOR COPIES ORDERED BY THE OTHER PARTIES – SHALL BE BORNE BY THE PARTY REQUESTING
THE REPORTER); PROVIDED HOWEVER, THAT ALLOCATION OF THE COSTS AND FEES, INCLUDING ANY INITIATION FEE, OF SUCH PROCEEDING SHALL BE
ULTIMATELY DETERMINED IN ACCORDANCE WITH THE LEASE. THE VENUE OF THE PROCEEDINGS SHALL BE IN THE COUNTY IN WHICH THE PREMISES ARE
LOCATED. WITHIN TEN (10) DAYS OF RECEIPT BY ANY PARTY OF A WRITTEN REQUEST TO RESOLVE ANY DISPUTE OR CONTROVERSY PURSUANT TO THIS
SECTION 6, THE PARTIES SHALL AGREE UPON A SINGLE REFEREE WHO SHALL TRY ALL ISSUES, WHETHER OF FACT OR LAW, AND REPORT A FINDING AND
JUDGMENT ON SUCH ISSUES AS REQUIRED BY THE REFEREE SECTIONS. IF THE PARTIES ARE UNABLE TO AGREE UPON A REFEREE WITHIN SUCH TEN (10)
DAY PERIOD, THEN ANY PARTY MAY THEREAFTER FILE A LAWSUIT IN THE COUNTY IN WHICH THE PREMISES ARE LOCATED FOR THE PURPOSE OF
APPOINTMENT OF A REFEREE UNDER THE REFEREE SECTIONS. IF THE REFEREE IS APPOINTED BY THE COURT, THE REFEREE SHALL BE A NEUTRAL AND
IMPARTIAL RETIRED JUDGE WITH SUBSTANTIAL EXPERIENCE IN THE RELEVANT MATTERS TO BE DETERMINED, FROM JAMS, THE AMERICAN ARBITRATION
ASSOCIATION OR SIMILAR MEDIATION/ARBITRATION ENTITY. THE PROPOSED REFEREE MAY BE CHALLENGED BY ANY PARTY FOR ANY OF THE GROUNDS
LISTED IN THE REFEREE SECTIONS. THE REFEREE SHALL HAVE THE POWER TO DECIDE ALL ISSUES OF FACT AND LAW AND REPORT HIS OR HER DECISION
ON SUCH ISSUES, AND TO ISSUE ALL RECOGNIZED REMEDIES AVAILABLE AT LAW OR IN EQUITY FOR ANY CAUSE OF ACTION THAT IS BEFORE THE
REFEREE, INCLUDING AN AWARD OF ATTORNEYS’ FEES AND COSTS IN ACCORDANCE WITH THE LEASE. THE REFEREE SHALL NOT, HOWEVER, HAVE
THE POWER TO AWARD PUNITIVE DAMAGES, NOR ANY OTHER DAMAGES WHICH ARE NOT PERMITTED BY THE EXPRESS PROVISIONS OF THE LEASE, AND THE
PARTIES HEREBY WAIVE ANY RIGHT TO RECOVER ANY SUCH DAMAGES. THE PARTIES SHALL BE ENTITLED TO CONDUCT ALL DISCOVERY AS PROVIDED IN
THE CALIFORNIA CODE OF CIVIL PROCEDURE, AND THE REFEREE SHALL OVERSEE DISCOVERY AND MAY ENFORCE ALL DISCOVERY ORDERS IN THE SAME
MANNER AS ANY TRIAL COURT JUDGE, WITH RIGHTS TO REGULATE DISCOVERY AND TO ISSUE AND ENFORCE SUBPOENAS, PROTECTIVE ORDERS AND OTHER
LIMITATIONS ON DISCOVERY AVAILABLE UNDER CALIFORNIA LAW. THE REFERENCE PROCEEDING SHALL BE CONDUCTED IN ACCORDANCE WITH CALIFORNIA
LAW (INCLUDING THE RULES OF EVIDENCE), AND IN ALL REGARDS, THE REFEREE SHALL FOLLOW CALIFORNIA LAW APPLICABLE AT THE TIME OF THE
REFERENCE PROCEEDING. THE PARTIES SHALL PROMPTLY AND DILIGENTLY COOPERATE WITH ONE ANOTHER AND THE REFEREE, AND SHALL PERFORM SUCH
ACTS AS MAY BE NECESSARY TO OBTAIN A PROMPT AND EXPEDITIOUS RESOLUTION OF THE DISPUTE OR CONTROVERSY IN ACCORDANCE WITH THE TERMS OF
THIS SECTION 6. IN THIS REGARD, THE PARTIES AGREE THAT THE PARTIES AND THE REFEREE SHALL USE BEST EFFORTS TO ENSURE THAT (A)
DISCOVERY BE CONDUCTED FOR A PERIOD NO LONGER THAN SIX (6) MONTHS FROM THE DATE THE REFEREE IS APPOINTED, EXCLUDING MOTIONS
REGARDING DISCOVERY, AND (B) A TRIAL DATE BE SET WITHIN NINE (9) MONTHS OF THE DATE THE REFEREE IS APPOINTED. IN ACCORDANCE WITH
SECTION 644 OF THE CALIFORNIA CODE OF CIVIL PROCEDURE, THE DECISION OF THE REFEREE UPON THE WHOLE ISSUE MUST STAND AS THE DECISION
OF THE COURT, AND UPON THE FILING OF THE STATEMENT OF DECISION WITH THE CLERK OF THE COURT, OR WITH THE JUDGE IF THERE IS NO CLERK,
JUDGMENT MAY BE ENTERED THEREON IN THE SAME MANNER AS IF THE ACTION HAD BEEN TRIED BY THE COURT. ANY DECISION OF THE REFEREE AND/OR
JUDGMENT OR OTHER ORDER ENTERED THEREON SHALL BE APPEALABLE TO THE SAME EXTENT AND IN THE SAME MANNER THAT SUCH DECISION, JUDGMENT,
OR ORDER WOULD BE APPEALABLE IF RENDERED BY A JUDGE OF THE SUPERIOR COURT IN WHICH VENUE IS PROPER HEREUNDER. THE REFEREE SHALL IN
HIS/HER STATEMENT OF DECISION SET FORTH HIS/HER FINDINGS OF FACT AND CONCLUSIONS OF LAW. THE PARTIES INTEND THIS GENERAL REFERENCE
AGREEMENT TO BE SPECIFICALLY ENFORCEABLE IN ACCORDANCE WITH THE CODE OF CIVIL PROCEDURE. NOTHING IN THIS SECTION 6 SHALL PREJUDICE
THE RIGHT OF ANY PARTY TO OBTAIN PROVISIONAL RELIEF OR OTHER EQUITABLE REMEDIES FROM A COURT OF COMPETENT JURISDICTION AS SHALL
OTHERWISE BE AVAILABLE UNDER THE CODE OF CIVIL PROCEDURE AND/OR APPLICABLE COURT RULES.

 

    	 	 
-3-
	[First Amendment]
[Blade Therapeutics, Inc.]

     

    

 

7.
Signatures. The parties hereto consent and agree that this First Amendment may be signed and/or transmitted by facsimile,
e-mail of a .pdf document or using electronic signature technology (e.g., via DocuSign or similar electronic signature technology), and
that such signed electronic record shall be valid and as effective to bind the party so signing as a paper copy bearing such party’s
handwritten signature. The parties further consent and agree that (1) to the extent a party signs this First Amendment using electronic
signature technology, by clicking “SIGN’’, such party is signing this First Amendment electronically, and (2) the electronic
signatures appearing on this First Amendment shall be treated, for purposes of validity, enforceability and admissibility, the same as
handwritten signatures.

 

8. California
Required Disclosures. For purposes of Section 1938 of the California Civil Code, Landlord hereby discloses to Tenant, and
Tenant hereby acknowledges that the Common Areas and the Premises have not undergone inspection by a Certified Access Specialist
(CASp). As required by Section l938(e) of the California Civil Code, Landlord hereby states as follows: “A Certified Access
Specialist (CASp) can inspect the subject premises and determine whether the subject premises comply with all of the applicable
construction-related accessibility standards under state law. Although state law does not require a CASp inspection of the subject
premises, the commercial property owner or lessor may not prohibit the lessee or tenant from obtaining a CASp inspection of the
subject premises for the occupancy or potential occupancy of the lessee or tenant, if requested by the lessee or tenant. The parties
shall mutually agree on the arrangements for the time and manner of the CASp inspection, the payment of the fee for the CASp
inspection, and the cost of making any repairs necessary to correct violations of construction-related accessibility standards
within the premises.” In furtherance of the foregoing, Landlord and Tenant hereby agree as follows: (a) any CASp inspection
requested by Tenant shall be conducted, at Tenant’s sole cost and expense, by a CASp reasonably approved in advance by
Landlord; and (b) the cost for making any repairs within the Premises to correct violations of construction-related accessibility
standards shall be as set forth in the Lease.

 

9.
No Further Modification; Conflict. Except as specifically set forth in this First Amendment, all of the terms and provisions
of the Lease shall remain unmodified and in full force and effect. In the event of a conflict between the terms of the Lease and this
First Amendment, the terms of this First Amendment shall prevail.

 

[SIGNATURES
FOLLOW ON NEXT PAGE]

 

    	 	 
-4-
	[First Amendment]
[Blade Therapeutics, Inc.]

     

    

 

IN
WITNESS WHEREOF, this First Amendment has been executed as of the day and year first above written.

 

	LANDLORD:	 	TENANT:
	 	 	 
	BAYSIDE ACQUISITION, LLC.,	 	BLADE THERAPEUTICS, INC.,
	a Delaware limited liability company	 	a Delaware corporation
	 	 	 	 	 
	By:	/s/ Scott
    Bohn                                  	 	By:	/s/ Jean
    Viret                                                 
	Name: 	Scott
    Bohn	 	Name: 	Jean
    Viret
	Its:	Senior Vice President	 	Its:	Chief Financial Officer
	 	 	 	 	 
	By:	 	 	By:	/s/ Wendye Robbins
	Name:	 	 	Name:	Wendye Robbins
	Its:	 	 	Its:	President of CEO

 

 

    	 	 
-5-
	[First Amendment]
[Blade Therapeutics, Inc.]

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