Document:

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                                                                   Exhibit 10.39

                               SECURITY AGREEMENT

     This SECURITY AGREEMENT (the "Security Agreement") dated as of October 25,
2001, by and between Polar Molecular Corporation, a Delaware corporation (the
"Borrower") and Affiliated Investments, L.L.C., a Michigan limited liability
company (the "Lender").

                                    RECITALS

     WHEREAS, the Borrower has requested, and the Lender has agreed to make a
loan to the Borrower on the terms and conditions set forth in a Purchase
Agreement of even date herewith by and between the Borrower and the Lender (the
"Purchase Agreement") and the Promissory Note of even date herewith (the
"Note"); and

     WHEREAS, the Borrower is prohibited from granting any liens or security
interests in the Collateral (as such term is defined below) until the release of
the lien and security interest granted by the Borrower to certain parties
pursuant to the terms of that certain Security Agreement dated January 30, 2001
(the "Existing Security Agreement"); and

     WHEREAS, the Borrower has agreed in the Purchase Agreement and the Note to
grant the security interest in the Collateral contemplated by this Security
Agreement to be effective upon the release of the existing lien and security
interest granted pursuant to the Existing Security Agreement; and

     WHEREAS, the Borrower intends to use the proceeds from this loan together
with the proceeds of another loan from Lockhart Holdings, Inc. ("Lockhart") to
redeem the Borrower's Series B Preferred Stock; and

     WHEREAS, in connection with the Lockhart loan the Company has granted a
lien and security interest in the Collateral that is junior to the lien and
security interest granted by this Security Agreement, each of which are to
become effective upon the redemption of the Company's Series B Preferred Stock.

     NOW, THEREFORE, in consideration of the promises set forth therein and
herein and for other good and valuable consideration, the receipt and
sufficiency of which are hereby acknowledged, the Borrower hereby agrees as
follows:

                                    AGREEMENT

     Section 1. Effective Date. This Security Agreement shall not become
effective and no security interest hereunder shall attach until the redemption
of the Company's Series B Preferred Stock. The date of such release shall be the
"Effective Date" for purposes of this Security Agreement, and none of the
grants, assurances, representations or warranties provided for herein shall
become effective until the Effective Date.

     Section 2. Grant of Security. The Borrower hereby assigns and pledges to
the Lender, and hereby grants to the Lender a first lien on and security
interest in, all of the Borrower's right, title and interest in and to the
following items, whether now owned or hereafter acquired (collectively, the
"Collateral"):

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          (a) All accounts (whether or not earned by performance), letters of
credit, contract rights, chattel paper, instruments, securities, documents,
securities accounts, security entitlements, commodity contracts, commodity
accounts, investment property and all other forms of obligations at any time
owing to such borrower, all guaranties and other security therefor, all
merchandise returned or repossessed by Borrower, and all rights of stoppage in
transit and all other rights or remedies of an unpaid vendor, lienor or secured
party (collectively referred to herein as "Accounts").

          (b) All goods, merchandise or other personal property, to be furnished
under any contract of service or held for sale or lease (including without
limitation all raw materials, work in process, finished goods and goods in
transit, and including without limitation all farm products), and all materials
and supplies of every kind and description used in Borrower's operations or
owned by Borrower and any interests in any of the foregoing, and all
attachments, accessories, accessions, replacements, substitutions, additions or
improvements to any of the foregoing, wherever located (collectively referred to
herein as "Inventory").

          (c) All machinery, molds, machine tools, motors, furniture, equipment,
furnishings, fixtures, trade fixtures, motor vehicles, tools, parts, dies, jigs,
goods and other goods (other than Inventory) of every kind and description used
in Borrower's operations or owned by Borrower and any interest in any of the
foregoing, and all attachments, accessories, accessions, replacements,
substitutions, additions, or improvements, to any of the foregoing, wherever
located (collectively referred to herein as "Equipment").

          (d) All rights and interest in and to all patents, trademarks (and the
goodwill of the business symbolized thereby; and with respect to the intent to
use applications, the entire business to which such applications and the marks
subject thereto as required by 15 U.S.C. (S) 1060), names, trade names, domain
names, copyrights, registrations, licenses, franchises, applications for any of
the foregoing, inventions, designs, drawings, blueprints, trade secrets,
goodwill, choses in action, contract rights, documents or certificates of title,
causes of action, corporate or other business records, deposit accounts,
investment property, customer lists, security and other deposits, rights in all
litigation presently or hereafter pending for any cause or claim (whether in
contract, tort or otherwise), and all judgments now or hereafter arising
therefrom, all claims of such Borrower against Lender, rights to purchase or
sell real or personal property, rights as a licensor or licensee of any kind,
royalties, telephone numbers, proprietary information, purchase orders, and all
insurance policies and claims (including without limitation life insurance, key
man insurance, credit insurance, liability insurance, property insurance and
other insurance), tax refunds and claims, computer programs, discs, tapes and
tape files, claims under guarantees, security interests or other security held
by or granted to such Borrower, all rights to indemnification and all other
intangible property of every kind and nature (other than Accounts), including
without limitation, (i) the intellectual property listed on Schedule I hereto,
accounts and all money and all property now or at any time in the future in
Lender's possession (including claims and credit balances) (collectively
referred to herein as "General Intangibles").

          (e) All security for the payment of any of the foregoing, and all
goods which gave or will give rise to any of the foregoing or are evidenced,
identified, or represented therein or thereby.

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          (f) All real estate or other real property now or hereafter acquired
by Borrower.

          (g) All assets or other property similar to any of the foregoing
hereafter acquired by Borrower.

          (h) All other assets or property of Borrower no otherwise described
above, whether now owned or hereafter acquired.

          (i) All proceeds of any of the foregoing (including proceeds of any
insurance policies, proceeds of proceeds, and claims against third parties), all
products of any of the foregoing, and all books and records related to any of
the foregoing.

     In each case, the foregoing shall be covered by this Security Agreement,
whether Borrower's ownership or other rights therein are presently held or
hereafter acquired (by operation of law or otherwise) and howsoever Borrower's
interests therein may arise or appear (whether by ownership, security interest,
claim or otherwise).

     Section 3. Security for Liabilities. This Security Agreement secures the
payment of (i) all obligations of the Borrower now or hereafter existing under
the Note, whether for principal, interest, expenses or otherwise, and (ii) all
obligations of the Borrower now or hereafter existing under this Security
Agreement (all such obligations, together with the obligations, being the
"Liabilities"). Without limiting the generality of the foregoing, this Security
Agreement secures the payment of all amounts which constitute part of the
Liabilities which are now or at any time hereafter owing by the Borrower to the
Lender under the Note.

     Section 4. Representations and Warranties. The Borrower represents and
warrants as of the Effective Date:

          (a) Borrower is a corporation duly organized, validly existing and in
     good standing under the laws of the State of Delaware. The address of the
     chief place of business and chief executive office of the Borrower is 4600
     S. Ulster. Suite 700 Denver, Colorado 80237.

          (b) The Borrower is the legal and beneficial owner of the Collateral
     free and clear of any lien, security interest, option or other charge or
     encumbrance except for the security interest created by this Security
     Agreement, and the security interest to be granted to Lockhart under that
     certain Security Agreement between the Company and Lockhart (the "Lockhart
     Security Agreement") effective as of October __, 2001. No effective
     financing statement or other document similar in effect covering all or any
     part of the Collateral is on file in any recording office, except such as
     may have been filed in favor of the Lender related to this Security
     Agreement or as may be filed in favor of Lockhart related to the Lockhart
     Security Agreement. The Borrower's exact full legal name is, and for the
     previous five year period has been as set forth in the first paragraph of
     this Security Agreement. Borrower has no trade names or styles.

          (c) This Security Agreement creates a valid security interest in the
     Collateral

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     which, upon the full release of the security interest granted by the
     Existing Security Agreement and upon the filing of a UCC-1 Financing
     Statement pursuant to the applicable provisions of the UCC, shall
     constitute a perfected first priority security interest in the Collateral
     securing the payment of the Liabilities.

          (d) As of the date of the closing of the transactions contemplated by
     the Purchase Agreement, other than the release of the security interest
     granted by the Existing Security Agreement, no consent of any other person
     or entity and no authorization, approval or other action by, and no notice
     to or filing with, any governmental authority or regulatory body is
     required (i) for the grant by the Borrower of the security interest granted
     hereby or for the execution, delivery or performance of this Security
     Agreement by the Borrower, (ii) for the perfection or maintenance of the
     security interest created hereby (including the first priority nature of
     such security interest, other than the filing of UCC financing Statements
     describing the Collateral, in accordance with the applicable provisions of
     the UCC) or (iii) for the exercise by the Lender of its rights and remedies
     hereunder.

     Section 5. Further Assurances.

          (a) The Borrower agrees that after the Effective Date from time to
     time, at the expense of the Borrower, the Borrower will promptly execute
     and deliver all further instruments and documents, and take all further
     action, that may be necessary or desirable, or that the Lender may
     reasonably request, in order to perfect and protect any security interest
     granted or purported to be granted hereby or to enable the Lender to
     exercise and enforce its rights and remedies hereunder with respect to any
     Collateral. Without limiting the generality of the foregoing, upon the
     Effective Date, the Borrower will upon such request, execute and file such
     financing or continuation statements, or amendments thereto, and such other
     instruments or notices, as may be necessary or desirable, or as the Lender
     may request, in order to perfect and preserve the security interest granted
     or purported to be granted hereby.

          (b) As of the Effective Date, the Borrower hereby authorizes the
     Lender to file one or more financing or continuation statements, and
     amendments thereto, related to all or any part of the Collateral without
     the signature of the Borrower where permitted by law. A photocopy or other
     reproduction of this Security Agreement or any financing statement covering
     the Collateral or any part thereof shall be sufficient as a financing
     statement where permitted by law.

          (c) The Borrower will furnish to the Lender from time to time
     statements and schedules further identifying and describing the Collateral
     and such other reports in connection with the Collateral as the Lender may
     reasonably request, all in reasonable detail.

     Section 6. Location of Collateral. The Borrower shall keep its chief place
of business and chief executive office and the office where it keeps its records
concerning the Collateral, if any, at the locations referred to in Section 4(a)
or, upon 30 days' prior written notice to the Lender, at any other locations in
a jurisdiction where all action required by

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Section 5 shall have been taken with respect to the Collateral. The Borrower
shall not change its name or its jurisdiction of incorporation unless prior
written notice has been provided to Lender.

     Section 7. Transfers and Other Liens. The Borrower shall not (i) sell,
assign (by operation of law or otherwise) or otherwise dispose of, or grant any
option with respect to, any of the Collateral, or (ii) after the Effective Date,
create or permit to exist any lien, security interest, option or other charge or
encumbrance upon or with respect to any of the Collateral with rights superior
to those granted to Lender under this Security Agreement. Lender acknowledges
and accepts that Borrower has granted a lien and security interest in the
Collateral to Lockhart that is junior to the rights granted to Lender under this
Security Agreement. The security interest granted hereby will become effective
upon the redemption of the Company's Series B Preferred Stock.

     Section 8. Events of Default. The continuation of any of the following
after 10 days written notice to the Borrower shall constitute an "Event of
Default" hereunder:

          (a) The Borrower shall fail to pay the Liabilities or fail to perform
any obligations hereunder, or under the Note;

          (b) Any representation, warranty, or statement made by Borrower herein
or in connection with this Security Agreement or the Note shall prove to have
been incorrect or untrue in any material respect on or as of the date made, or
as of the Effective Date, as applicable;

          (c) The Borrower shall incur any lien, security interest or other
charge or encumbrance against the Collateral without the written consent of the
Lender;

          (d) The Borrower shall sell any of the Collateral; or

          (e) The Borrower shall default in the observance or performance of any
term, indemnity, covenant or agreement contained herein, in the Note, or in
connection with the Note.

     Section 9. Lender Appointed Attorney-in-Fact. The Borrower hereby
irrevocably appoints the Lender the attorney-in-fact of the Borrower, with full
authority in the place and stead of the Borrower and in the name of the
Borrower, the Lender or otherwise, from time to time in the Lender's discretion
following the occurrence and during the continuance of an Event of Default, to
take any action and to execute any instrument which the Lender may deem
necessary or advisable to accomplish the purposes of this Security Agreement,
including, without limitation:

          (a) To ask, demand, collect, sue for, recover, compromise, receive and
     give acquittance and receipts for moneys due and to become due under or in
     connection with the Collateral.

          (b) To receive, endorse, and collect any drafts or other instruments,
     documents and chattel paper, in connection therewith.

          (c) To file any claims or take any action allowed by the terms of this
     Agreement or of the Note or institute any proceedings which the Lender may
     deem necessary or desirable for the collection of any of the Collateral or
     otherwise to enforce

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     the rights of the Lender with respect to any of the Collateral.

     The provisions of this Section 9 shall terminate upon termination of the
Note and the complete satisfaction and repayment of all of Borrower's
obligations thereunder.

     Section 10. The Lender's Duties. Except for the safe custody of any
Collateral in its possession and the accounting for moneys actually received by
it hereunder, the Lender shall have no duty as to any Collateral or as to the
taking of any necessary steps to preserve rights against prior parties or any
other rights pertaining to any Collateral. The Lender shall be deemed to have
exercised reasonable care in the custody and preservation of any Collateral in
its possession if such Collateral is accorded treatment substantially equal to
that which the Lender accords its own property.

     Section 11. Remedies. If any Event of Default shall have occurred and be
continuing:

          (a) Lender may exercise in respect of the Collateral, in addition to
     other rights and remedies provided for herein or otherwise available to it,
     all the rights and remedies of a secured party upon default under the UCC
     (whether or not the UCC applies to the affected Collateral), and also may
     (i) require the Borrower to, and the Borrower hereby agrees that it will at
     its expense and upon request of the Lender forthwith, assemble all or part
     of the Collateral as directed by the Lender and make it available to the
     Lender at a place to be designated by the Lender which is reasonably
     convenient to both parties and (ii) without notice except as specified
     below, sell the Collateral or any part thereof in one or more parcels at
     public or private sale, at any of the Lender's offices or elsewhere, for
     cash, on credit or for future delivery, and upon such other terms as the
     Lender may deem commercially reasonable. The Borrower agrees that, to the
     extent notice of sale shall be required by law, at least thirty days'
     notice to the Borrower of the time and place of any public sale or the time
     after which any private sale is to be made shall constitute reasonable
     notification. The Lender shall not be obligated to make any sale of
     Collateral regardless of notice of sale having been given. The Lender may
     adjourn any public or private sale from time to time by announcement at the
     time and place fixed therefor, and such sale may, without further notice,
     be made at the time and place to which it was so adjourned. Lender may
     disclaim warranties of title, possession, quiet enjoyment and the like. Any
     action pursuant to this paragraph shall not affect the commercial
     reasonableness of the sale.

          (b) Any cash held by the Lender as Collateral and all cash proceeds
     received by the Lender in respect of any sale of, collection from, or other
     realization upon all or any part of the Collateral may, in the discretion
     of the Lender, be held by the Lender as Collateral for, and/or then or at
     any time thereafter be applied in whole or in part by the Lender against,
     all or any part of the Liabilities. Any surplus of such cash or cash
     proceeds held by the Lender and remaining after payment in full of all the
     Liabilities shall be paid over to the Borrower or to whomsoever may be
     lawfully entitled to receive such surplus.

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     Section 12. Amendments, Etc. No amendment or waiver of any provision of
this Security Agreement, and no consent to any departure by the Borrower
heretofrom, shall in any event be effective unless the same shall be in writing
and signed by the Lender, and then such waiver or consent shall be effective
only in the specific instance and for the specific purpose for which given.

     Section 13. Addresses for Notices. All notices and other communications
provided for hereunder shall be made, and shall be effective when made, in the
manner and to the addresses set forth in the Note.

     Section 14. Continuing Security Interest. This Security Agreement shall
create a continuing assignment of and security interest in the Collateral and
shall (i) remain in full force and effect until the payment in full of the
Liabilities, (ii) be binding upon the Borrower, its successors and assigns and
(iii) inure to the benefit of, and be enforceable by, the Lender and its
permitted successors, transferees and assigns. Upon any termination of the
Security Agreement, the Lender will, at the Borrower's expense, execute and
deliver to the Borrower such documents as the Borrower shall reasonably request
to evidence such termination.

     Section 15. GOVERNING LAW. THE LENDER AND THE BORROWER AGREE THAT EXCEPT AS
REQUIRED BY MANDATORY PROVISIONS OF LAW AND EXCEPT TO THE EXTENT THAT THE
PERFECTION OF THE SECURITY INTEREST HEREUNDER, OR ANY OF THE REMEDIES HEREUNDER,
IN RESPECT OF PARTICULAR COLLATERAL, MAY BE GOVERNED BY THE LAWS OF A
JURISDICTION OTHER THAN THE STATE OF COLORADO, ANY DISPUTE BETWEEN THEM ARISING
OUT OF OR RELATED TO THE RELATIONSHIP ESTABLISHED BETWEEN THEM IN CONNECTION
WITH THIS SECURITY AGREEMENT, AND WHETHER ARISING IN CONTRACT, TORT, EQUITY, OR
OTHERWISE, SHALL BE RESOLVED IN ACCORDANCE WITH THE LAWS OF THE STATE OF
COLORADO.

     Section 16. Severability. Wherever possible, each provision of this
Security Agreement shall be interpreted in such manner as to be effective and
valid under applicable law, but if any provision of this Security Agreement
shall be prohibited by or invalid under such law, such provision shall be
ineffective to the extent of such prohibition or invalidity without invalidating
the remainder of such provision or the remaining provisions of this Security
Agreement.

     Section 17. Section Headings. All section headings are inserted for
convenience of reference only and shall not affect any construction or
interpretation of this Security Agreement.

     Section 18. Execution. This Security Agreement may be executed in any
number of counterparts and by different parties hereto in separate counterparts,
each of which when so executed shall be deemed to be an original and all of
which taken together shall constitute one and the same agreement.

                            [SIGNATURE PAGE FOLLOWS]

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     The parties hereto have caused this Security Agreement to be executed as of
the date first above written and to be effective as of the Effective Date.

                                           BORROWER:

                                           POLAR MOLECULAR CORPORATION

                                           By: /s/ Mark L. Nelson
                                               ---------------------------------
                                                   Mark L. Nelson, President and
                                                   Chief Executive Officer

                                           LENDER:

                                           AFFILIATED INVESTMENTS, L.L.C.

                                           By: /s/ Bruce Becker
                                               ---------------------------------
                                               Its: President<PAGE>

                                                                   Exhibit 10.40

                                LICENSE AGREEMENT

     THIS AGREEMENT, made and entered into as of the 23rd day of May, 1995, by
and between AMWAY CORPORATION , A Michigan corporation having offices at 7575
East Fulton Road, Ada, Michigan 49355 ("AMWAY") and POLAR MOLECULAR CORPORATION,
a Utah corporation having offices at 231 West Lake Lansing Road, East Lansing,
Michigan 48823 ("PMC").

                                   WITNESSETH:

     WHEREAS, PMC owns certain patent rights, know-how, and information relating
to the "Product" defined herein, including detergent technology related to the
Product, and PMC has the right and desire to grant AMWAY an exclusive license
for such patent rights, know-how, and information for AMWAY to make, use, and
sell the Product in the "Field" defined herein.

     WHEREAS, AMWAY desires to obtain an exclusive license from PMC for such
patent rights, know-how, and information relating to the Product, including
detergent technology related to the Product so that AMWAY may make, use, or sell
the Product in the Field.

     NOW THEREFORE, in consideration of the premises, the mutual covenants and
promises herein contained and other valuable considerations, the receipt and
legal sufficiency of which are hereby acknowledged, AMWAY and PMC agree as
follows:

     1. DEFINITIONS.

     1.1 "Actual Raw Material Cost" means the price charged the
manufacturer/supplier of the Product for the Raw Materials as invoiced from the
manufacturer/supplier of the Product, exclusive all freight charges,
manufacture/supplier profit, processing costs or other expenses.

<PAGE>

     1.2 "Additives" means all fuel and oil conditioners within the scope of
claims of PMC Patents, including but not limited to DurAlt(R).

     1.3 "Direct Sales" means sales primarily through distributors, as
independent contractors, and primarily in merchandise intended ultimately to
reach the retail consumer through an in-person sales contract as distinguished
from sales in or from retail stores or other fixed establishments.

     1.4 "Execution Date" means the date on which the last party to sign
executes this Agreement.

     1.5 "Field" means Direct Sales worldwide.

     1.6 "First License Period" means the time period extending from September
1, 1995 until AMWAY makes, uses, or sells three hundred thousand (300,000)
gallons of the Product.

     1.7 "Improvements" means any modifications by PMC of PMC Information which
fall within the scope of PMC Patents, specified in Exhibit A including any
detergent formulas that may or may not be specified in Exhibit A.

     1.8 "Licensed Technology" means all PMC Patents, PMC Know-How, and PMC
Information.

     1.9 "PMC Information" means all PMC Know-How, PMC Patents, and business
information relating to the Product.

     1.10 "PMC Know-How" means all PMC technology and all PMC technical and
marketing information and data including, but not limited to, research and test
results, scientific, technical and marketing knowledge, special research
techniques, methods, processes, laboratory designs and the like, of PMC, which
exists on the Execution Date and which pertains to the Product, its manufacture,
sale, and use.

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     1.11 "PMC Patents" means all patent rights of PMC pertaining to Additives,
including the patents and patent applications listed in Exhibit A attached
hereto and made a part hereof, together with any patents issuing from the
applications listed in Exhibit A, and from any other applications corresponding
to any of the listed patents or patent applications including patents issuing
from any divisional, continuation or reissue applications corresponding to
rights claimed by PMC under any of the patents or patent applications listed in
Exhibit A.

     1.12 "Practice" means the right of AMWAY to engage in all the activities
which PMC could engage in as the owner of PMC Patents, PMC Know-How, and PMC
Information.

     1.13 "Product" means Additives made from blended Raw Materials.

     1.14 "Raw Material" means those materials that are blended to form the
Product.

     2. GRANT OF LICENSE

     2.1 PMC hereby grants AMWAY the exclusive right and license to use and
Practice the Licensed Technology in the Field and to make, have made, use and
sell the Product in the Field.

     2.2 PMC agrees that it will not grant the right to market and sell the
Product to any other Direct Sales entity, so long as this Agreement remains in
force.

     3. ROYALTY TERMS

     3.1 The parties agree that the Limited Time Agreement dated March 27, 1992
between the parties will expire and terminate on September 1, 1995. AMWAY will
continue to make purchases of Product pursuant to the Limited Time Amendment
until September 1, 1995. Within sixty (60) days after termination of the Limited
Time Amendment, AMWAY will provide PMC with an accounting of the actual
purchases of Product made by AMWAY during the term of the Limited Time Amendment
and the parties shall thereafter agree upon and adjust

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the fee paid to PMC by AMWAY for the license granted in the Limited Time
Amendment to properly reflect the actual purchases of Product thereunder. Any
final adjustment of the payment due under the Limited Time Amendment, if any,
shall be made within thirty (30) days of the date the parties reach agreement.
The number of gallons of Product purchased by AMWAY from the Execution Date to
September 1, 1995 shall not be counted under the First License Period.

     3.2 On the Execution Date of this Agreement, AMWAY shall pay to PMC One
Million Two Hundred Seventy-Five Thousand Dollars ($1,275,000.00) by wire
transfer as an advanced payment of royalties for the First License Period. This
advanced payment of royalties shall permit AMWAY make, use, or sell three
hundred thousand (300,000) gallons of the Product at a royalty rate of Four and
25/100 Dollars ($4.25). If the Product is improved with detergent technology
during the First License Period the royalty rate of the Product containing
detergent technology shall be $4.25.

     3.3 Upon completion of the First License Period, AMWAY will pay PMC from
time to time during the Term an amount equal to the Actual Raw Material Cost for
each gallon of Product subsequently purchased by AMWAY as the royalty rate. In
no event will the royalty rate be lower than $4.00 per gallon. If the Product is
improved with detergent technology during the Term of this Agreement following
the First License Period, the royalty rate shall be determined in the same
manner as stated in this Section 3.3.

     AMWAY will endeavor to arrange with the manufacturer/supplier of the
Product to provide AMWAY with itemized statements for Product purchased
specifying the Actual Raw Material Cost of Product. AMWAY will provide PMC with
copies of actual invoices from the manufacturer/supplier of the Product
indicating the Actual Raw Material Cost of Product

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purchased by AMWAY. AMWAY will pay the royalty payment to PMC within thirty (30)
days of AMWAY's receipt of manufacturer/supplier invoices from time to time
throughout the Term.

     3.4 At the request of PMC, but no more frequently than once per year, AMWAY
shall permit an independent certified accountant selected by PMC, except one to
whom AMWAY has some reasonable objection, to have access during ordinary
business hours to such records as may be necessary to verify the reports
provided herein. Such access shall require prior execution by such independent
certified accounts of a proper secrecy agreement protecting AMWAY. The
accountant shall report to PMC and provide AMWAY with a copy of such report.

     4. TERM AND TERMINATION

     4.1 This Agreement shall continue in full force and effect until the
expiration of last U.S. Patent covered by this Agreement.

     4.2 AMWAY, in its sole discretion, may terminate this Agreement upon thirty
(30) days prior written notice to PMC in the event any of the following occurs:

          (i) PMC becomes insolvent, bankrupt, or a receiver for it is
appointed;

          (ii) PMC breaches any of the terms contained herein and said breach is
not corrected within thirty (30) days after receipt of written notice of the
breach from AMWAY;

          (iii) AMWAY is restrained from selling the Product by any type of
administrative or court order, or.

     4.3 If one or more claims of an issued PMC Patent are held invalid by a
court of law from which no appeal is or can be taken, the parties will negotiate
in good faith a mutually acceptable resolution of the matter based upon the
significance of the PMC Patent held invalid that may include termination of this
Agreement.

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     4.4 PMC, in its sole discretion, may terminate this Agreement upon thirty
(30) days prior written notice to AMWAY. In the event any of the following
occurs:

          (i) AMWAY becomes insolvent, bankrupt, or a receiver for it is
appointed; or

          (ii) AMWAY breaches any of the terms and conditions hereof and said
breach is not corrected within thirty (30) days' after receipt of written notice
of the breach from PMC.

     4.5 This Agreement shall automatically terminate in the event AMWAY fails
to purchase Product from its manufacturer/supplier for a period of one (1) full
year, except if AMWAY's failure to purchase Product is due to reasons beyond
AMWAY's control.

     4.6 In the event this Agreement is terminated prior to the conclusion of
the First License Period pursuant to the provisions set forth in Sections 4.2,
4.3 or 4.4(i), then PMC shall immediately remit to AMWAY the unused portion of
the advanced payment of royalties paid by AMWAY pursuant to Section 3.2

     5. CONFIDENTIALITY

     AMWAY and PMC agree to maintain confidential information clearly labeled
"Confidential" or in the case of oral information which shall be reduced to
writing within thirty (30) days and clearly labeled "Confidential" received from
the other party in confidence, and not disclose the same to third parties except
third parties involved in the manufacture of the Product nor use it for any
purposes other than those specified herein for a period of three (3) years after
the expiration or termination date. Each party shall use the same degree of care
as it does with respect to its own confidential and proprietary information of
similar nature to assure against unauthorized disclosure thereof. Within its own
organization, each party shall limit internal dissemination of such information
to individuals whose duties justify the need for it for the purposes of this
Agreement and shall inform such individuals that the same information shall be

                                       6

<PAGE>

kept secret and used only as provided in this Agreement. Such obligations of
confidence and non-use shall not apply to information which (a) as shown by
written records was known to recipient prior to disclosure hereunder, (b) is
now, or hereafter becomes, without fault of recipient, known to the general
public, (c) is rightfully disclosed to recipient by a third party without
obligation of confidence, (d) is independently developed by recipient, (e) is
information whose disclosure is reasonably considered by AMWAY to be necessary
to the conduct of business under the licenses granted herein, or (f) is required
to be disclosed by law or by order of a court of competent jurisdiction.

     6. PATENT MAINTENANCE, INFRINGEMENT, VALIDITY

     6.1 PMC shall continue to prosecute and maintain all PMC PATENTS listed in
Exhibit A. If PMC discontinues prosecution and maintenance of patents or pending
applications or payments, PMC shall notify AMWAY of such decision in sufficient
time to permit AMWAY's at its sole option, to assume such prosecution or payment
of fees. If AMWAY elects such assumption and, AMWAY, at its sole option, may
deduct such fees, costs and expenses from any royalty payments due and owing. If
AMWAY elects not to pursue assumption, no royalty payments shall be due which
relate to the Product made, used, or sold by AMWAY that are covered by such
patents or pending applications or payments.

     6.2 PMC warrants that it is unaware of any third party patents which may be
infringed by practice of PMC Know-How or under the claims of PMC Patents. PMC
hereby agrees to indemnify AMWAY and hold it harmless from any damages,
including attorney fees and costs resulting from any claim of infringement, or
from the commencement of any suit or action for infringement of any such third
party's patent which is based on the practice of PMC Know-How or under the
claims of PMC Patents, provided that AMWAY promptly notifies PMC of any such

                                       7

<PAGE>

claims and AMWAY does not retain counsel with out prior written consent of PMC
such consent shall not be unreasonably withheld or delayed, and PMC has sole
control of instructing such counsel and sole control of the defense and all
related settlement negotiations and that AMWAY give PMC, at PMC's request,
information and assistance for this defense.

     6.3 PMC and AMWAY may mutually agree to institute action for infringement
of any PMC Patent by filing suit in the names of both parties and agreeing to
share equally in both the expense of, and recovery from, any such action. Each
party may be represented by counsel of its selection and at its expense. Absent
said agreement, either party hereto may institute such action, join the other as
a party complainant and receive the cooperation of said other party. The party
instituting the action shall, however, defray the entire expenses of such action
and be entitled to retain the entire amount of the recoveries, if any, by way of
judgment, award, decree or settlement resulting there from.

     6.4 Nothing contained in this Agreement shall be construed to prohibit
AMWAY from using private labels on the Product. PMC shall advise AMWAY as to the
appropriate Patent numbers and markings to be placed on the Product for the
countries where AMWAY sells the Product. AMWAY agrees that upon receiving
sufficient notice from PMC as to the appropriate Patent numbers and markings for
the Product for the countries where AMWAY sells the Product that it shall place
on labeling of the Product or on packaging associated with the Product the
United States patent numbers and foreign patent numbers that cover the Product,
when the Product is sold in the United States or any foreign country for which
patent protection has been obtained. PMC agrees to indemnify AMWAY and hold it
harmless from all liability, claims, damages and expenses including attorney
fees and costs arising from or related to

                                       8

<PAGE>

improper patent marking of the Product based upon the Patent marking information
received from PMC.

     7. NEW FORMULATIONS AND PROCESSES

     7.1 From time to time during the term of this Agreement, PMC shall inform
AMWAY of any new formulation (patentable or unpatentable) of the Product. AMWAY
may, at its option, elect to license such new formulation in the Field and
should AMWAY elect to license such new formulation, AMWAY and PMC shall
negotiate a mutually agreeable royalty rate per gallon for the Product based on
the new formulation which shall not include Improvements as defined in (S) 1.7.
Any patent that issues for the subject matter of the new formulation which AMWAY
elects to license shall be added to list of patents in Exhibit A and considered
part of the Agreement under (S) 2.1 and will apply in determining the term of
this Agreement pursuant to (S) 4.1.

     7.2 AMWAY shall share AMWAY data on performance testing of the Product with
PMC from time to time during the term of the Agreement.

     7.3 No license, either express or implied, is granted to AMWAY under any
future inventions or patentable discoveries made by PMC which relate to new,
useful, and unobvious advances in Additives and which are not within the
definition of Improvement.

     8. WARRANTIES

     8.1 PMC warrants that it has the right to grant the rights and license set
forth in (S) 2.1 of this Agreement.

     8.2 PMC warrants that all laboratory and technical test data that it
supplies to AMWAY pursuant to this Agreement will have resulted from good
laboratory practices conducted and recorded professionally and shall be complete
with no material omission of fact.

                                       9

<PAGE>

     8.3 PMC warrants that all performance and related claims made for the
Product by PMC are documented and supported in sufficient detail to satisfy the
requirements for advertising claims by the Federal Trade Commission and any
other federal or state agency asserting jurisdiction, and PMC will defend any
investigation, charge, prosecution or litigation, formal or informal, that such
claims are not documented or supported as required by law.

     8.4 PMC warrants that it will transfer the technology and instruct AMWAY
and its manufacturer/suppliers of the Product on the manufacture of the new
detergent formulation of the Product by September 1, 1995.

     8.5 PMC warrants that it has disclosed or will disclose to AMWAY all of the
existing applicable technology (patentable or unpatentable) including without
limitation any detergent formulation, regarding the Product.

     9. TECHNICAL ASSISTANCE

     PMC shall provide AMWAY with technical assistance upon written request from
AMWAY, the expenses of which shall be mutually agreed upon by PMC and AMWAY.

     10. ASSIGNMENT

     10.1 Except for AMWAY's right to assign the rights and obligations of this
Agreement to its affiliates and subsidiaries without PMC's prior consent, AMWAY
shall not have the right to assign, delegate, sublicense, sell, transfer, or
otherwise dispose of, by operation of law or otherwise, any of its rights or
obligations hereunder without the prior written consent of PMC which consent may
be withheld in the sole and absolute discretion of PMC.

     10.2 This Agreement shall be binding upon, and inure to the benefit of,
AMWAY and PMC, and their respective successors and assigns, to the extent such
assignments do not violate (S) 10.1.

                                       10

<PAGE>

     11. WORLDWIDE SALES OF THE PRODUCT

     11.1 AMWAY has a worldwide Direct Sales network of affiliates and
subsidiaries that have been or will be offered the opportunity to market and
sell the Product through their distributors. PMC understands that the decision
on whether or not an affiliate or subsidiary of AMWAY markets any product
offered by AMWAY is within the sole discretion and control of the affiliate or
subsidiary. AMWAY agrees that it will use its reasonable efforts to offer the
Product to its affiliates and subsidiaries worldwide for their determination as
to the marketability of the Product in their country.

     11.2 In the event AMWAY does not offer the Product within five (5) years of
the Execution Date to an affiliate or subsidiary of AMWAY responsible for
marketing AMWAY products in countries where AMWAY products are currently being
actively marketed, then AMWAY's exclusive right to market the Product in that
specific country only as granted by Section 2.1 shall terminate.

     12. FORCE MAJEURE

     Neither AMWAY or PMC hereto shall be liable to the other for any loss or
damage by reason of any failure lure to perform all or any part of this
Agreement where the same was the proximate result of any act of any sovereign
nation or political subdivision thereof, revolution, riot, civil disorder, act
of enemies, delay or default in transportation, strikes or labor disputes with
or between labor unions, fire, flood, act of God, inability to obtain materials
or services from normal sources of supply, or any other cause not within the
control of the parties, whether of the class of causes enumerated or otherwise.

     13. APPLICABLE LAW

                                       11

<PAGE>

     This Agreement, and any disputes arising thereunder, shall be interpreted
pursuant to the laws of the State of Michigan.

     14. MODIFICATONS

     This Agreement may not be modified except by a written instrument, duly
executed by AMWAY and PMC.

     15. NOTICES

     All notices necessary or proper under this Agreement shall be in writing
delivered personally, by telecopy transmissions, or sent by registered or
certified mail to the following address, or to such other addresses as AMWAY or
PMC may furnish each other in writing, from time to time.

                                AMWAY Corporation
                              7575 East Fulton Road
                               Ada, Michigan 49355
                            Attention: Byron Johnson

                           Polar Molecular Corporation
                           231 West Lake Lansing Road
                          East Lansing, Michigan 48823
                             Attention: Mark Nelson

     16. COMPLETE AGREEMENT

     All prior agreements between the parties including without limitation the
Purchase Agreement dated October 10, 1988 and the Marketing Agreement dated June
27, 1990 and except for the LIMITED TIME AMENDMENT TO AGREEMENT which will
terminate on September 1, 1995, are hereby terminated and superseded by this
Agreement and are of no further force or effect. The terms, conditions and
provisions of this Agreement constitutes the

                                       12

<PAGE>

entire understanding between AMWAY and PMC relating to the subject matter
hereof, whether written or oral.

     17. MUTUAL RELEASE AND WAIVER

     AMWAY releases and waives any and all past claims in law and in equity that
AMWAY may have against PMC. PMC releases and waives any and all past claims in
law and in equity that PMC may have against AMWAY.

     18. GENERAL PROVISIONS

     18.1 Unless required to do so by law or the Security and Exchange
Commission regulations, neither AMWAY nor PMC will disclose or announce the
contents of this Agreement without the other party's written approval. The
parties will confer and agree upon the content and timing of any announcement
before it is made.

     18.2 Each party will, at its expense, cover any claim that may be made by
its employees alleging bodily injury or death sustained by them as a result of,
or in connection with, the performance of this Agreement and will hold the other
party harmless from any and all such claims brought by its employees.

     18.3 If any provision of this Agreement is declared invalid or
unenforceable by a court of competent jurisdiction, it is mutually agreed that
this Agreement shall endure except for the part declared invalid or
unenforceable by order of the court.

     18.4 A waiver of any breach of any provision of this Agreement shall not be
construed as a continuing waiver of other breaches of the same or other
provision of this Agreement.

     18.5 Nothing herein contained shall be deemed to create an agency, joint
venture, or partnership relationship between AMWAY and PMC. Neither AMWAY nor
PMC shall have

                                       13

<PAGE>

the power to enter into any contracts or commitments in the name of, or on
behalf of, the other party, or to bind the other party in any respect
whatsoever.

     IN WITNESS WHEREOF, AMWAY and PMC have executed this Agreement by their
duly authorized officers as of the date first written above.

                                            AMWAY CORPORATION

                                            By:  /s/ Donald  MacDonald
                                                 -------------------------------
                                                 Donald MacDonald
                                            Its: Vice President-Purchasing and
                                                 Facilities Engineering

                                            POLAR MOLECULAR CORPORATION

                                            By:  /s/ Mark Nelson
                                                 -------------------------------
                                                 Mark Nelson
                                            Its: Chairman and Chief Executive
                                                 Officer

                                       14

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