Document:

<PAGE>

                              September 29, 2000

LONE STAR STEEL COMPANY
T&N LONE STAR WAREHOUSE CO.
LONE STAR LOGISTICS, INC.
15660 N. Dallas Parkway, Suite 500
Dallas, Texas 75248

Ladies and Gentlemen:

We refer you to the Financing Agreement between you and us, as Agent and Lender,
dated March 12, 1999 as supplemented and amended herein (the "Financing
Agreement").

This letter shall confirm that, pursuant to mutual consent and understanding,
effective immediately, the Financing Agreement shall be, and hereby is,
amended as follows:

The last sentence of sub-paragraph 7.11(b)(ii) in Section 7. REPRESENTATIONS,
WARRANTIES AND COVENANTS is deleted in its entirety and replaced with the
following text:

        "7.11(b)(ii) $16,000,000.00 for the Fiscal Year ending
        December 31, 2000, and $10,000,000.00 for each Fiscal Year
        thereafter."

In consideration of (i) the Lenders execution of this Amendment Letter the
Companies agree to pay the Agent on behalf of the Lenders an Accommodation Fee
of $15,000 and (ii) the preparation of this agreement by CITBC's in-house
legal department the Companies agree to pay to CITBC a Documentation Fee of
$200.00.  Such fees shall be due and payable in full on the date hereof and
may, at the Agents option, be charged to the Companies Revolving Loan Account
on the due date thereof.

Except as herein specifically provided, the Financing Agreement remains in
full force and effect in accordance with its terms, and no other changes in
the terms or provisions of the Financing Agreement are intended or implied.
If you are in agreement with the foregoing, please so indicate by signing and
returning to us the enclosed copy of this letter.

                                        Very truly yours,

                                        THE CIT GROUP/BUSINESS
                                        CREDIT, INC., AS AGENT AND LENDER

                                        By /s/ Eric Maloy
                                          ------------------------------------
                                        Title: AVP/AE

<PAGE>

Amendment to Financing Agreement
September 29, 2000
Page 2

Read and Agreed to:

LONE STAR STEEL COMPANY

By /s/ Charles J. Keszler               September 28, 2000
  ---------------------------------
Title: Vice President & Treasurer

T&N LONE STAR WAREHOUSE CO.

By /s/ Charles J. Keszler               September 28, 2000
  ---------------------------------
Title: Vice President & Assistant Treasurer

LONE STAR LOGISTICS, INC.

By /s/ Charles J. Keszler               September 28, 2000
  ---------------------------------
Title: Vice President & Assistant Treasurer<PAGE>

                                                                    Exhibit 10.1

                              330 LYNNWAY, LYNN, MA

                                    L E A S E

                                    ARTICLE 1

                                 Reference Data

1.1   Subject Referred To.

Each reference in this Lease to any of the following subjects shall be construed
to incorporate the data stated for that subject in this Section 1.1.

      Date of this Lease:     August 15, 2000

      Building:               The building known as Building A, located at 330
                              Lynnway, Lynn, Massachusetts (hereinafter referred
                              to as the "Building") on a parcel of land shown on
                              a plan dated April 27, 1995, and recorded in Essex
                              South District Registry of Deeds in Plan Book 300,
                              Page 18, (the Building and such parcel of land
                              hereinafter being collectively referred to as the
                              "Property").

      Premises:               A portion of the second (2nd) floor of the
                              Building substantially as shown on Exhibit A
                              attached hereto.

      Rentable Floor
      Area of Premises:       28,679 Rentable Square Feet.

      Landlord:               Arthur Pappathanasi, Trustee of 330 Scangas
                              Nominee Trust under Declaration of Trust dated
                              February 7, 1995 and recorded in Essex South
                              District Registry of Deeds, Book 13097, Page 549.

      Original Notice
      Address of Landlord:    c/o West Lynn Creamery, Inc.
                              626 Lynnway
                              Lynn, Massachusetts 01905

      Tenant:                 Lightbridge, Inc., a Delaware corporation.

      Original Notice
      Address of Tenant:      67 South Bedford Street
                              Burlington, MA 01803
                              ATTN: Kathy Juliano
<PAGE>

      Initial Term:           60 months.

      Delivery Date:          Sixty (60) days from the issuance of a building
                              permit for the Premises.

      Allowance:              $809,770.00

      Base Rent:              Months 1 through 60 inclusive: $39,433.63 per
                              month.

      Commencement Date:      August 15, 2000

      Rent Commencement Date: January 1, 2001

      Security and
      Restoration Deposit:    $39,433.63.

      Tenant's Percentage:    The ratio of the Rentable Floor Area of the
                              Premises to the total rentable area of the
                              Building, which shall initially be deemed to be
                              twenty-six and six tenths percent (26.6%)

      Base Operating Costs:   Operating Costs for calendar year 2000.

      Base Taxes:             Taxes for fiscal year 2001.

      Permitted Uses:         General business offices, including, without
                              limitation, the operation of a telephone call
                              center.

      Public Liability
      Insurance Limits:

      Comprehensive General
      Liability:              $3,000,000 per occurrence
                              $5,000,000 general aggregate

      Broker:                 Burgess Properties and Meredith & Grew, Inc.

1.2   Exhibits.

      The Exhibits listed below in this section are incorporated in this Lease
      by reference and are to be construed as a part of this Lease.

            EXHIBIT A         Plan showing the Premises.

                                       2
<PAGE>

            EXHIBIT B         Rules and Regulations
            EXHIBIT C         Notice of Activity and Use Limitation for Property
            EXHIBIT D         Plan showing Generator and Supplemental HVAC
                              locations.

1.3   Table of Articles and Sections.

      ARTICLE 1 -- Reference Data
      1.1   Subjects Referred To ........................................  1
      1.2   Exhibits ....................................................  2
      1.3   Table of Articles and Sections ..............................  3

      ARTICLE 2 -- Premises and Term
      2.1   Premises ....................................................  6
      2.2   Term ........................................................  6
      2.3   Term Extension Options ......................................  6
      2.4   Right of First Offer ........................................  9

      ARTICLE 3 -- Improvements
      3.1   Performance of Tenant's Work ................................  9
      3.2   Plans and Specifications ....................................  9
      3.3   Tenant's Contractor ......................................... 11
      3.4   Funding of Allowance ........................................ 12
      3.5   Mechanic's Liens ............................................ 12

      ARTICLE 4 - Rent
      4.1   The Fixed Rent .............................................. 13
      4.2   Additional Rent ............................................. 13
            4.2.1  Real Estate Taxes .................................... 13
            4.2.2  Personal Property Taxes .............................. 14
            4.2.3  Operating Costs ...................................... 14
            4.2.4  Insurance ............................................ 17
            4.2.5  Utilities ............................................ 19
      4.3   Late Payment of Rent ........................................ 19
      4.4   Security and Restoration Deposit ............................ 19

                                       3
<PAGE>

      ARTICLE 5 - Landlord's Covenants
      5.1   Affirmative Covenants ....................................... 20
            5.1.1   HVAC ................................................ 20
            5.1.2   Electricity ......................................... 20
            5.1.3   Cleaning; Water ..................................... 21
            5.1.4   Fire Alarm and Security ............................. 21
            5.1.5   Repairs ............................................. 21
            5.1.6   Signs ............................................... 21
      5.2   Interruption ................................................ 21
      5.3   Outside Services ............................................ 21

      ARTICLE 6 - Tenant's Additional Covenants
      6.1   Affirmative Covenants ....................................... 22
            6.1.1   Perform Obligations ................................. 22
            6.1.2   Use ................................................. 22
            6.1.3   Repair and Maintenance .............................. 22
            6.1.4   Compliance with Law ................................. 23
            6.1.5   Indemnification ..................................... 23
            6.1.6   Landlord's Right to Enter ........................... 23
            6.1.7   Personal Property at Tenant's Risk .................. 24
            6.1.8   Payment of Landlord's Cost of Enforcement ........... 24
            6.1.9   Yield Up ............................................ 24
            6.1.10  Rules and Regulations ............................... 24
            6.1.11  Estoppel Certificate ................................ 25
            6.1.12  Landlord's Expenses Re: Consents .................... 25

      6.2   Negative Covenants .......................................... 25
            6.2.1   Assignment and Subletting ........................... 25
            6.2.2   Nuisance ............................................ 26
            6.2.3   Hazardous Wastes and Materials ...................... 27
            6.2.4   Floor Load; Heavy Equipment ......................... 27
            6.2.5   Installation, Alterations or Additions .............. 27
            6.2.6   Abandonment ......................................... 28

                                       4
<PAGE>

            6.2.7   Signs ............................................... 28
            6.2.8   Parking and Storage ................................. 28

      ARTICLE 7 -- Casualty or Taking
      7.1   Termination ................................................. 28
      7.2   Restoration ................................................. 29
      7.3   Award ....................................................... 29

      ARTICLE 8 -- Defaults
      8.1   Events of Default ........................................... 29
      8.2   Remedies .................................................... 30
      8.3   Remedies Cumulative ......................................... 31
      8.4   Landlord's Right to Cure Defaults ........................... 31
      8.5   Effect of Waivers of Default ................................ 31
      8.6   No Waiver, etc. ............................................. 31
      8.7   No Accord and Satisfaction .................................. 32

      ARTICLE 9 -- Rights of Holders
      9.1   Rights of Holders ........................................... 32
      9.2   Lease Superior or Subordinate to Mortgages .................. 32

      ARTICLE 10 -- Miscellaneous Provisions
      10.1  Notices From One Party to the Other ......................... 33
      10.2  Quiet Enjoyment ............................................. 33
      10.3  Lease Not to be Recorded .................................... 34
      10.4  Limitation of Landlord's Liability .......................... 34
      10.5  Acts of God ................................................. 34
      10.6  Landlord's Default .......................................... 34
      10.7  Brokerage ................................................... 35
      10.8  Applicable Law and Construction ............................. 35
      10.9  Telecommunications Equipment ................................ 35
      10.10 Generator ................................................... 36
      10.11 Appraisal of Fair Rental Value .............................. 36
      10.12 Corporate Authority ......................................... 38

                                       5
<PAGE>

                                    ARTICLE 2
                                Premises and Term

2.1   Premises. Landlord hereby leases to Tenant and Tenant hereby leases from
      Landlord, subject to and with the benefit of the terms, covenants,
      conditions and provisions of this Lease, the Premises, excluding the roof,
      exterior faces of exterior walls, the common stairways, stairwells,
      elevators and elevator shafts, and pipes, ducts, conduits, wires, and
      appurtenant fixtures serving exclusively or in common other parts of the
      Building, and if Tenant's space includes less than the entire rentable
      area of any floor, excluding the central core area of such floor.

      In addition to the foregoing, Tenant shall have, as appurtenant to the
      Premises, rights to use in common, subject to reasonable rules of general
      applicability to tenants of the Building from time to time made by
      Landlord of which Tenant is given notice: (a) the common lobbies,
      hallways, stairways, loading dock, and elevators of the Building, (b)
      common walkways and driveways necessary for access to the Building, (c)
      the common parking areas serving the Building, and (d) if the Premises
      include less than the entire rentable area of any floor, the common
      toilets and other common facilities in the central core area of such
      floor.

      Landlord reserves the right from time to time, without unreasonable
      interference with use of the Premises: (a) to install, use, maintain,
      repair, replace and relocate for service to the Premises and other parts
      of the Building, or either, pipes, ducts, conduits, wires and appurtenant
      fixtures, wherever located in the Premises or Building, provided that none
      of the foregoing reduces the useable floor area of the Premises and
      provided further that such installations, replacements and relocations
      shall be located in so far as is practicable in the central core area of
      the Building, above ceiling surfaces, below floor surfaces or within
      perimeter walls of the Premises, (b) to alter or relocate any other common
      facility provided that Landlord does not adversely affect Tenant's access
      to the Premises or materially reduce the parking available to Tenant, (c)
      to make any repairs and replacements to the Premises which Landlord may
      deem necessary upon reasonable prior notice to Tenant except in the case
      of an emergency, and (d) in connection with any excavation made upon
      adjacent land of Landlord or others, to enter, and to license others to
      enter, upon the Premises to do such work as the person causing such
      excavation deems necessary to preserve the wall of the Building from
      injury or damage and to support the same.

2.2   Term. TO HAVE AND TO HOLD for a term beginning on the Commencement Date,
      and continuing for the Initial Term, unless sooner terminated or as
      extended as hereinafter provided.

2.3   Term Extension Options. Tenant shall have two (2) options (the "Extension
      Options") to extend the Term hereof for two (2) consecutive additional
      periods of five (5) years

                                       6
<PAGE>

      each. The first option (the "First Extension Option") shall be for the
      period commencing on the day immediately following the expiration of the
      Initial Term (the "First Extension Term Commencement Date" and terminating
      at midnight on the fifth (5th) anniversary of the First Extension Term
      Commencement Date (the "First Extension Term") and the second option (the
      "Second Extension Option") shall be for the period commencing on the day
      immediately following the last day of the First Extension Term (the
      "Second Extension Term Commencement Date") and terminating at midnight on
      the fifth (5th) anniversary of the Second Extension Term Commencement Date
      (the "Second Extension Term").

      In order to exercise the Extension Options, Tenant shall give written
      notice to Landlord of the exercise thereof as follows: for the First
      Extension Term notice shall be given not later than the date which is
      twelve (12) months prior to the First Extension Term Commencement Date;
      and for the Second Extension Term notice shall be given not later than the
      date which is twelve (12) months prior to the Second Extension Term
      Commencement Date. In exercising either Extension Option, Tenant
      acknowledges that time is of the essence. If Tenant fails to exercise
      either Extension Option on or before the applicable exercise date
      specified above, Tenant shall be deemed to have waived all of its rights
      with respect to such Extension Option, and if Tenant fails to exercise its
      Extension Option for the First Extension Term, Tenant shall be deemed to
      have waived all of its rights with respect to the Extension Option for the
      Second Extension Term.

      If an Extension Option is duly exercised as aforesaid, the Term of this
      Lease shall be automatically extended for the applicable Extension Term
      upon all of the same terms and conditions as set forth in this Lease,
      except that the Base Rent for such Extension Term shall be determined as
      provided in the paragraphs immediately below. In the event an Extension
      Option is duly exercised, all references contained in this Lease to the
      Term hereof, whether by number of years or number of months, shall be
      construed to refer to the initial Term hereof extended as aforesaid,
      whether or not specific reference thereto is made in this Lease.

      In the event Tenant exercises an Extension Option for the applicable
      Extension Term, the Base Rent shall be the greater of (i) ninety-five
      percent (95%) of the "Fair Rental Value," as hereinafter defined, or (ii)
      the Base Rent paid by Tenant during the last year of the Initial Term.
      Additional Rent shall be paid as provided for in Section 4.2 hereof.

      For purposes of this Section 2.3, "Fair Rental Value" shall mean the
      annual fair rental for the Premises for the applicable Extension Term that
      would be agreed upon between a landlord and a tenant executing a lease
      with respect to comparable space of comparable square footage in a
      comparable building located in the Boston/North Shore, Massachusetts area
      for a comparable term for the Permitted Uses, upon all of the other
      business terms of this Lease assuming and adjusting for the following:

      (i)   the landlord and tenant are well informed and well advised and each
            is acting in

                                       7
<PAGE>

            what it considers to be its own best interests;

      (ii)  the rental shall reflect the as-is condition of the Premises as of
            the date Tenant elects to exercise the applicable Extension Option;

      (iii) Additional Rent will continue to be payable by Tenant; and

      (iv)  Landlord will not be obligated to pay any brokerage commissions.

      To assist Tenant in determining whether to exercise an Extension Option
      Landlord may, and, upon written request given by Tenant to Landlord within
      thirty (30) days after receipt of Tenant's request, Landlord shall, with
      respect to the First Extension Option, but not earlier than the date which
      is fifteen (15) months prior to the Expiration Date, and with respect to
      the Second Extension Option, not earlier than the date which is fifteen
      (15) months prior to the Second Extension Commencement Date, give written
      notice to Tenant of Landlord's determination of the Fair Rental Value of
      the Premises for the First Extension Term or Second Extension Term, as
      applicable. The amount so determined by Landlord shall be the Base Rent
      for the Premises for such Extension Term unless, within ten (10) business
      days after Landlord shall have given such notice, Tenant shall give notice
      to Landlord exercising Tenant's right of appraisal to determine such Fair
      Rental Value pursuant to the provisions of Section 10.10 of this Lease, in
      which event such Fair Rental Value shall be determined by the appraisal
      process thereunder.

      Should Tenant elect to exercise its right of appraisal and should the
      appraisal not have been concluded prior to the date on which Tenant's
      obligation to pay rent for such Extension Term shall have occurred, Tenant
      shall pay the Base Rent as so determined by Landlord, and Additional Rent
      as provided in Section 4.2 hereof. If the Fair Rental Value as determined
      by appraisal is greater than or less than Fair Rental Value as determined
      by Landlord, than any adjustment required to correct the amount previously
      paid shall be made by payment by the appropriate party within thirty (30)
      days after such determination of Fair Rental Value.

      Notwithstanding any contrary provision of this Section 2.3 or any other
      provision of this Lease, any exercise by Tenant of any Extension Option
      shall be void and of no effect unless on the date Tenant notifies Landlord
      that it is exercising the Extension Option for any Extension Term and on
      the date of commencement of the applicable Extension Term: (i) this Lease
      is in full force and effect; (ii) Tenant has not assigned this Lease or
      sublet all or any part of the Premises, and (iii) there then exists no
      uncured Event of Default, as referred to in Section 8.1 hereof; provided,
      however, that Landlord reserves the right to waive by written notice the
      provisions of this paragraph with respect to the exercise of any Extension
      Option by Tenant.

      In the event Tenant elects to exercise any Extension Options as set forth
      in this Section

                                       8
<PAGE>

      2.3, Landlord and Tenant agree to enter into an amendment to this Lease to
      confirm such exercise and to document all changes to this Lease resulting
      from any exercise of such Options; provided, however, the execution of any
      such amendment shall not be a condition precedent to the valid exercise by
      Tenant of the Extension Options granted herein.

2.4   Right of First Offer. If any space on the second (2nd) floor of the
      Building that has not been previously offered to Tenant pursuant to this
      Section 2.4, becomes available during the Initial Term of this Lease,
      prior to marketing such space, other than to the tenant thereof, Landlord
      shall first offer to Tenant the opportunity to lease such space, provided
      that (a) the initial Tenant named herein occupies the Premises, and (b)
      Tenant is not in default of this Lease at such time beyond any applicable
      cure periods. The rent, length of the term, and other terms and conditions
      offered to Tenant shall be the same as Landlord would then offer for such
      space in "as-is" condition to the general market, which may include a term
      that is not coterminus with the term hereof. Tenant shall have ten (10)
      business days to accept or reject such offer with respect to the entirety
      of such space. If Tenant accepts such offer, Landlord and Tenant shall
      both negotiate in good faith an amendment to this Lease with respect to
      such space acceptable to both parties. If Tenant rejects such offer, or
      fails to accept such offer in writing to Landlord within such ten (10)
      business day period, then Landlord will be free to offer such space to the
      general market on substantially the same terms as offered to Tenant. It is
      agreed that time is of the essence of this Section 2.4.

                                    ARTICLE 3

                                  Improvements

3.1   Performance of Tenant's Work. The Premises are leased in "as-is" condition
      with no obligation on the part of Landlord construct or otherwise prepare
      the Premises for Tenant's occupancy, except as otherwise provided herein.
      All work that is necessary or desirable to prepare the Premises for
      Tenant's occupancy shall be performed by, and at the expense of (except as
      provided in Section 3.4 below), Tenant in accordance with and subject to
      the requirements of this Lease. (Such work being referred to herein as the
      "Tenant Work".)

3.2   Plans and Specifications. (a) Tenant agrees to prepare, at Tenant's sole
      cost and expense, and furnish to Landlord for its review architectural,
      mechanical, electrical, plumbing, fire protection and structural
      engineering schematic design documents, and final construction documents
      for the Tenant Work (such documentation and the constituent items thereof
      are referred to herein collectively and respectively as the "Documents";
      and the final construction documents approved by Landlord hereunder are
      referred to herein as the "Construction Documents"). The Documents shall
      be prepared by an architect ("Tenant's Architect") experienced in the
      construction of tenant improvements in first-class buildings in the Boston
      area, retained by Tenant and approved by Landlord in advance.

                                       9
<PAGE>

      The Landlord hereby approves of Bargmann Hendrie + Archetype, Inc. as
      Tenant's Architect. There shall be no requirement for Tenant to use any
      particular building standard materials or items; however, the Tenant Work
      shall be consistent with tenant improvements typically installed in
      comparable office buildings in the Boston/North Shore area. Tenant shall
      cause Tenant's Architect to perform all architectural services typically
      and reasonably required under typical construction contracts for similar
      leasehold improvements. Such services shall include, without limitation,
      all certifications typically and reasonably required to be provided by the
      architect for similar leasehold improvements in order to obtain a
      certificate of occupancy for the Premises. Tenant shall be solely
      responsible for the cost of all architectural and engineering services
      required for the Tenant Work. The Construction Documents shall comply with
      all applicable laws, ordinances and regulations (including, without
      limitation, the applicable requirements of the Americans with Disabilities
      Act of 1990, and the regulations promulgated thereunder) and shall be in a
      form satisfactory to appropriate governmental authorities responsible for
      issuing the permits, approvals and licenses required for construction.
      Tenant's interior furnishings (i.e., specifications, coordination, supply
      and installation of furniture, furnishings, telephone and moveable
      equipment) will also be the responsibility of Tenant.

      (b) The Documents shall require Landlord's approval, which approval shall
      not be unreasonably withheld, conditioned or delayed. Landlord will give
      Tenant notice ("Landlord Plan Notice") of any objections it may have with
      respect to any Documents within three (3) business days of Landlord's
      receipt of any Documents. At the time that Tenant delivers the Documents
      to Landlord, it shall also deliver a set to Landlord's architect, John M.
      Sheskey + Associates, Inc., 14 Franklin Street, Quincy, MA 02169
      ("Landlord's Architect"). If Landlord does not notify Tenant of its
      objections within such 3 business day period, then Landlord shall be
      deemed to have approved the Documents. Landlord shall not be deemed
      unreasonable for withholding approval of such plans and specifications
      which (i) might adversely affect any structural or exterior element of the
      Building or any portion thereof, or (ii) might materially adversely affect
      the proper functioning of the Building systems or other facilities.

      (c) Tenant shall cause the Documents to be revised in a manner sufficient
      to remedy Landlord's objections and/or respond to Landlord's concerns and
      to be redelivered to Landlord and Landlord's Architect as soon as
      reasonably possible after Tenant is given a Landlord Plan Notice and shall
      use diligence to complete the Construction Documents in accordance with
      the requirements of the Landlord Plan Notice.

      (d) Landlord's and Landlord's Architect's approval of any plans and
      specifications furnished to and approved by Landlord, or of any changes
      thereto, shall in no way be deemed an agreement by Landlord that the work
      contemplated therein fulfills the requirements of Section 3.2(a) hereof.
      Tenant shall be responsible for the design of the Tenant Work.

                                       10
<PAGE>

      (e) Notwithstanding anything to the foregoing to the contrary, Landlord
      has approved Tenant's plans for the East Wing portion of the Premises (the
      so-called "Phase 1 Portion") which Plans are entitled "Lightbridge Call
      Center" prepared by Bargmann, Hendrie + Archetype, Inc. dated August 4,
      2000, Issued for Construction, and consisting of a cover page and 17
      sheets.

3.3   Tenant's Contractor. (a) Tenant agrees to employ for the Tenant Work a
      responsible general contractor approved by Landlord (which approval is
      hereby given for Caswell Corporate Interiors as the General Contractor and
      Electronic Environment Infrastructure Solutions as the design/build
      contractor for the server room) who shall (1) cooperate with and not
      interfere with any other contractors doing work in the Building or on the
      Property; and (2) carry so-called "builder's risk" insurance covering
      Landlord and Tenant as their interests may appear, against loss or damage
      by fire, vandalism, malicious mischief and such risks as are customarily
      covered by a so-called "extended coverage endorsement" to the full
      insurable value of the Tenant Work, in addition to all other insurance
      required by Section 6.2.5 of this Lease, and submit certificates
      evidencing such coverage to Landlord prior to the commencement of the
      Tenant Work. Tenant shall obtain Landlord's approval of the Construction
      Documents for the Tenant Work and all necessary governmental licenses,
      approvals and permits therefor and deliver to Landlord the statements and
      insurance certificates required hereunder and under 6.2.5 of this Lease on
      or before the Commencement Date and promptly thereafter Tenant shall
      commence and diligently prosecute to completion the Tenant Work in
      accordance with the Construction Documents in a good and workmanlike
      manner employing materials of good quality and in compliance with all
      applicable zoning, building, fire, health and other codes, regulations,
      ordinances and laws. Any changes in the Construction Documents shall
      require Landlord's prior written approval which approval or disapproval
      shall be given by Landlord to Tenant within three (3) business days of
      receipt thereof. (Tenant shall also deliver a set of the changes
      simultaneously to Landlord's Architect). If Landlord does not notify
      Tenant of its approval or disapproval within such 3 business day period,
      such changes shall be deemed approved hereunder. The Tenant Work shall
      otherwise be performed in accordance with the applicable provisions of
      this Lease, including, without limitation, Section 6.2.5.

      (b) Tenant shall have the right to enter the Premises from and after the
      Commencement Date to perform the Tenant Work therein, and shall have the
      right to occupy the Premises for the Permitted Uses prior to the Rent
      Commencement Date (and without triggering an obligation to pay Fixed Rent
      or Additional Rent, but with the obligation to pay all utility and
      cleaning costs applicable to the Premises) upon satisfaction of the
      requirements for the final advance of the Allowance specified under
      Section 3.5 below (or upon the issuance of a certificate of occupancy by
      the City of Lynn for the Phase 1 Portion if completed before the
      completion of the remainder of the Tenant Work) and subject to all terms
      and conditions of this Lease. Tenant shall provide a project manager who
      will be the point of contact with Landlord's Project Manager for all

                                       11
<PAGE>

      matters dealing with the design and condition of the Tenant Work.

3.4   Funding of Allowance. Landlord shall pay to Tenant a contribution toward
      the cost of Tenant Work in an amount not to exceed the Allowance in
      accordance with and subject to the requirements of this Section 3.4. When
      Tenant has incurred costs for the Tenant Work in any part of the Premises,
      Tenant shall submit to Landlord from time to time (but not more frequently
      than monthly) requisitions for payment, in the form of AIA Document G702
      setting forth any costs incurred for the Tenant Work, together with a
      partial lien waiver executed by Tenant's general contractor for work
      previously done and paid for, and within thirty (30) days following
      Landlord's receipt thereof, Landlord shall pay to Tenant the amount of
      each such requisition, provided that the last requisition hereunder shall
      not be paid until thirty (30) days after Tenant's requisition accompanied
      by a written statement from Tenant's Architect that such Tenant Work has
      been completed in accordance with Tenant's Construction Documents, a final
      lien waiver executed by Tenant's general contractor and a final
      certificate of occupancy and other required governmental approvals for the
      Tenant Work. Landlord shall be entitled to deduct from the Allowance an
      amount sufficient to reimburse Landlord for its actual out of pocket costs
      in connection with the Tenant Work, including its architectural review
      fees, which costs shall not exceed in the aggregate $3,000.00. Tenant
      shall not be entitled to any payment or credit for any portion of the
      Allowance that is not used for the Tenant Work. If any lien is filed
      against the Property, or any part or interest therein, arising out of or
      in connection with the Tenant Work and such lien or encumbrance is not
      discharged, insured or bonded over or otherwise disposed of to Landlord's
      reasonable satisfaction within fifteen (15) days after receipt of notice
      of the filing or establishment thereof, then Landlord shall have no
      further obligation to disburse any funds from the Allowance to Tenant
      unless and until the same is so discharged or otherwise disposed, in
      addition to, and not in lieu of, Landlord's rights and remedies and
      Tenant's obligations on account thereof under Section 3.5 below or
      otherwise.

3.5   Mechanic's Liens. Tenant hereby indemnifies Landlord against liability for
      any and all Mechanic's and other liens filed in connection with the Tenant
      Work or any other work performed by Tenant under this Lease. Tenant, at
      its expense, shall procure the discharge of all such liens within fifteen
      (15) days after receipt of notice of the filing of any such lien against
      the Premises or the Property. If Tenant shall fail to cause any such lien
      to be discharged within the period aforesaid, then, in addition to any
      other right or remedy, Landlord may, but shall not be obligated to,
      discharge the same either by paying the amount claimed to be due or by
      deposit or bonding proceedings, and in any such event Landlord shall be
      entitled, if it elects, to compel the prosecution of an action for the
      foreclosure of such lien and to pay the amount of the judgment in favor of
      the lien with interest, costs and allowances. Any amount so paid by
      Landlord, and all costs and expenses incurred by Landlord in connection
      therewith, shall constitute additional rent and shall be paid by Tenant to
      Landlord on demand.

                                       12
<PAGE>

                                    ARTICLE 4

                                      Rent

4.1   The Fixed Rent. Beginning on the Rent Commencement Date, Tenant covenants
      and agrees to pay rent (the "Fixed Rent") to Landlord at the Original
      Address of Landlord or at such other place or to such other person or
      entity as Landlord may by notice in writing to Tenant from time to time
      direct, in the amount of the Base Rent, in advance, on the first day of
      each calendar month included in the term; and for any portion of a
      calendar month following the Rent Commencement Date or end of the term, at
      that rate payable in advance for such portion.

4.2   Additional Rent. Tenant covenants and agrees to pay, as Additional Rent,
      insurance costs, utility charges, personal property taxes and its pro rata
      share of increases in taxes and operating costs with respect to the
      Premises as provided in this Section 4.2 as follows:

      4.2.1 Real Estate Taxes. If, during the term hereof, Taxes (as hereinafter
            defined) for any fiscal year (for the purposes of this Lease, called
            a "Tax Year") partially or wholly included within the term shall
            exceed Base Taxes, Tenant shall reimburse Landlord, as additional
            rent, for Tenant's Percentage of such excess (such amount being
            referred to as "Tax Excess"). Tenant shall remit to Landlord on the
            first day of each calendar month, estimated payments on account of
            Tax Excess, such monthly amounts to be sufficient to provide
            Landlord, by the time real estate tax payments are due and payable,
            a sum equal to the Tax Excess, as reasonably estimated by Landlord
            from time to time on the basis of the most recent tax data
            available. If the total remittances hereunder is greater than the
            actual Tax Excess for such Tax Year, Landlord shall promptly pay to
            Tenant, or credit against the next accruing payments to be made by
            Tenant hereunder, the difference; if the total of such remittances
            is less than the actual Tax Excess for such Tax Year, Tenant shall
            pay the difference to Landlord at least ten (10) days prior to the
            date or dates within such Tax Year that any Taxes become due and
            payable to the governmental authority (but in any event no earlier
            than thirty (30) days following a written notice to Tenant, which
            notice shall set forth the manner of computation of Tax Excess).

            If, after Tenant shall have made reimbursement to Landlord pursuant
            to this subsection 4.2.1, Landlord shall receive a refund of any
            portion of Taxes paid by Tenant with respect to any Tax Year during
            the term hereof as a result of an abatement of such Taxes by legal
            proceedings, settlement or otherwise (without either party having
            any obligation to undertake any such proceedings), Landlord shall
            promptly pay to Tenant, or credit against the next accruing payments
            to be made by Tenant pursuant to this subsection 4.2.1, the Tenant's
            Percentage of the

                                       13
<PAGE>

            refund (less the proportional, pro rata expenses, including
            reasonable attorneys' fees and appraisers' fees, incurred in
            connection with obtaining any such refund), as relates to Tax Excess
            paid by Tenant to Landlord with respect to any Tax Year for which
            such refund is obtained.

            In the event this Lease shall commence, or shall end (by reason of
            expiration of the term or earlier termination pursuant to the
            provisions hereof), on any date other than the first or last day of
            the Tax Year, or should the Tax Year or period of assessment of real
            estate taxes be changed or be more or less than one (1) year, as the
            case may be, then the amount of Tax Excess which may be payable by
            Tenant as provided in this subsection 4.2.1 shall be appropriately
            apportioned and adjusted.

            The term "Taxes" shall mean all taxes, assessments, betterments and
            other charges and impositions levied, assessed or imposed at any
            time during the term by any governmental authority upon or against
            the Property, or taxes in lieu thereof, provided, however, that any
            betterments shall be apportioned over the longest period permitted
            by law and Tenant shall only be responsible for the payments that
            are due during the Term of this Lease. If, at any time during the
            term of this Lease, any tax or excise on rents or other taxes,
            however described, are levied or assessed against Landlord with
            respect to the rent reserved hereunder, either wholly or partially
            in substitution for real estate taxes assessed or levied on the
            Property, such tax or excise on rents shall be included in Taxes;
            however, Taxes shall not include gross receipts, gift, franchise,
            estate, inheritance, succession, capital levy, transfer, income or
            excess profits taxes assessed on Landlord. Taxes shall include any
            estimated payment made by Landlord on account of a fiscal tax period
            for which the actual and final amount of taxes for such period has
            not been determined by the governmental authority as of the date of
            any such estimated payment.

      4.2.2 Personal Property Taxes. Tenant shall pay all taxes charged,
            assessed or imposed upon the personal property of Tenant in or upon
            the Premises.

      4.2.3 Operating Costs. If, during the term hereof, Operating Costs (as
            hereinafter defined) incurred by Landlord in any calendar year
            exceed Base Operating Costs, Tenant shall reimburse Landlord, as
            additional rent, for Tenant's Percentage of any such excess (such
            amount being hereinafter referred to as the "Operating Costs
            Excess"). Tenant shall remit to Landlord on the first day of each
            calendar month, estimated payments on account of Operating Costs
            Excess, such monthly amounts to be sufficient to provide Landlord,
            by the end of the calendar year, a sum equal to the Operating Cost
            Excess, as reasonably estimated by Landlord from time to time
            provided that Landlord shall have given Tenant written notice of
            such Operating Costs Excess payment at least ten (10) days prior to
            first day of any calendar month for which Tenant shall be obligated
            to make such reimbursement, which notice shall set forth the manner
            of computation. If, at the expiration of the year in respect of

                                       14
<PAGE>

            which monthly installments of Operating Costs Excess shall have been
            made as aforesaid, the total of such monthly remittances is greater
            than the actual Operating Costs Excess for such year, Landlord shall
            promptly pay to Tenant, or credit against the next accruing payments
            to be make by Tenant pursuant to this subsection 4.2.3, the
            difference; if the total of such remittances is less than the
            Operating Costs Excess for such year, Tenant shall pay the
            difference to Landlord within twenty (20) days from the date
            Landlord shall furnish to Tenant an itemized statement of the
            Operating Costs Excess, prepared, allocated and computed in
            accordance with generally accepted accounting principles. Any
            reimbursement for Operating Costs Excess due and payable by Tenant
            with respect to periods of less than twelve (12) months shall be
            equitably prorated. Within ninety (90) days of receipt of said
            itemized statement of Operating Costs Excess, Tenant, at its
            expense, shall have the right during customary business hours and
            upon reasonable notice to Landlord, to inspect Landlord's books and
            records relating to Operating Costs for the prior year. Tenant's
            review shall be conducted in a manner so as not to unreasonably
            interfere with the conduct of Landlord's business. If Tenant
            determines that errors are contained in such books and records which
            have resulted in overpayments from Tenant to Landlord for Additional
            Rent, then Tenant shall give Landlord written notice of such errors,
            and such overpayments shall, at Tenant's sole discretion, either be
            paid to Tenant or applied as a credit to the next due installment to
            be paid by Tenant pursuant to this subsection 4.2.3.

            The term "Operating Costs" shall mean all costs and expenses
            incurred for the operation, cleaning, maintenance, repair and upkeep
            of the Property, including, without limitation, all costs of
            maintaining and repairing the Property (including snow removal,
            landscaping and grounds maintenance, operation and maintenance of
            parking lots, sidewalks, walking paths, access roads and driveways,
            security (both before and after normal building hours), operation
            and repair of heating and ventilation equipment, elevators, lighting
            and any other Building equipment or systems) and of all repairs and
            replacements (other than repairs or replacements for which Landlord
            has received full reimbursement from contractors, other tenants of
            the Building or from others) necessary to keep the Property in good
            working order, repair, appearance and condition; all costs,
            including material and equipment costs, for cleaning and janitorial
            services to the Building (including window cleaning of the
            Building); all costs of any reasonable insurance carried by Landlord
            relating to the Property; all costs related to provision of water
            (including sewer charges) pursuant to Section 5.1.3 herein; payments
            under all service contracts relating to the foregoing; all
            compensation, fringe benefits, payroll taxes and workmen's
            compensation insurance premiums related thereto with respect to the
            proportionate share of any part-time on-site employees of Landlord
            or its affiliates engaged in security and maintenance of the
            Property; attorneys' fees and disbursements (exclusive of any such
            fees and disbursements incurred in connection with the preparation
            of leases, and negotiations or disputes with present, former or

                                       15
<PAGE>

            prospective tenants or occupants of the Building) and reasonable
            auditing and other professional fees and expenses; and a reasonable
            management fee consistent with management fees charged to manage
            similar buildings in the Boston/North Shore area.

            There shall not be included in such Operating Costs brokerage fees
            (including rental fees) related to the operation of the Building;
            interest and depreciation charges incurred on the Property; any
            repairs, work, costs or the like solely for individual tenants;
            ground rents payable by Landlord; and expenses for services not
            offered to Tenant.

            If, during the term of this Lease, Landlord shall replace any
            capital items or make any capital expenditures the purpose of which
            is to reduce Operating Costs or to comply with any laws not in
            effect on the Commencement Date (collectively called "capital
            expenditures"), the total amount of which is not properly included
            in Operating Costs for the calendar year in which they were made,
            there shall nevertheless be included in Operating Costs for each
            calendar year in which and after such capital expenditure is made
            the annual charge-off of such capital expenditure. (Annual
            charge-off shall be determined by (i) dividing the original cost of
            the capital expenditure by the number of years of useful life
            thereof [The useful life shall be reasonably determined by Landlord
            in accordance with generally accepted accounting principles and
            practices in effect at the time of acquisition of the capital
            item.]; and (ii) adding to such quotient an interest factor computed
            on the unamortized balance of such capital expenditure based upon an
            interest rate then being charged to Landlord by lender(s) or as
            charged by institutional lenders on like properties in the area.
            Provided, further, that if Landlord reasonably concludes on the
            basis of engineering estimates that a particular capital expenditure
            will effect savings in Operating Costs and that such annual
            projected savings will exceed the annual charge-off of capital
            expenditure computed as aforesaid, then and in such events, the
            annual charge-off shall be determined by dividing the amount of such
            capital expenditure by the number of years over which the projected
            amount of such savings shall fully amortize the cost of such capital
            item or the amount of such capital expenditure; and by adding the
            interest factor, as aforesaid.

            If during any portion of any year for which Operating Costs are
            being computed, the Building was not fully occupied by tenants or if
            Landlord was not supplying all tenants with the services being
            supplied hereunder, that portion of actual Operating Costs which
            vary according to the Building's occupancy shall be reasonably
            extrapolated by Landlord to the estimated Operating Costs that would
            have been incurred if the Building were fully occupied by tenants or
            if such services were being supplied to all tenants, and such
            extrapolated amount shall, for the purposes of this Section 4.2.3,
            be deemed to be the Operating Costs for such year. Landlord
            represents that the Operating Costs for the Base Year were similarly
            calculated.

                                       16
<PAGE>

            Notwithstanding the foregoing, the following items shall be excluded
            from Operating Costs:

            1.      Expense incurred by Landlord in connection with services or
                    other benefits of a type which are not building standard
                    services or benefits provided to tenants generally, but
                    which are provided only to specific tenants;

            2.      Salaries of officers and executives of Landlord not
                    connected with the operation of the Property;

            3.      All costs related to the preparation of any portion of the
                    Building solely for occupancy by a tenant or other occupant;

            4.      Any cost incurred by the negligent acts or omissions of
                    Landlord, its agents and employees;

            5.      Advertising and promotional expenses associated with the
                    marketing of vacant space in the Building;

            6.      Cost and expenses incurred by Landlord in connection with
                    the repair of damage to the Building or Property caused by
                    fire or other casualty, insured or required to be insured
                    against hereunder;

            7.      Overhead and profit increment paid to subsidiaries or
                    affiliates of Landlord for services to the Building, to the
                    extent that such overhead and profit increment exceeds the
                    amount of such increment that would be included in the cost
                    for such services if such services were rendered at
                    competitive rates by unaffiliated persons or entities of
                    similar skill, competence and experience;

            8.      The cost of correcting defects in the initial construction
                    of the Building; and

            9.      Insurance premiums to the extent any unusual tenant activity
                    causes the Landlord's existing insurance premiums to
                    increase or requires the Landlord to purchase additional
                    insurance, but only to the extent such additional cost can
                    be identified by the insurer.

      4.2.4 Insurance. Tenant shall, at its expense, as Additional Rent, take
            out and maintain throughout the term the following insurance
            protecting Landlord:

            4.2.4.1 Comprehensive liability insurance naming Landlord, Tenant,
                    and Landlord's managing agent and any mortgagee of which
                    Tenant has been given written

                                       17
<PAGE>

                    notice as insureds or additional insureds and indemnifying
                    the parties so named against all claims and demands for
                    death or any injury to person or damage to property which
                    may be claimed to have occurred on the Premises, (or the
                    Property, insofar as used by customers, employees, servants
                    or invitees of the Tenant), in amounts which shall, at the
                    beginning of the term, be at least equal to the limits set
                    forth in Section 1.1, and, which, from time to time during
                    the term, shall be for such higher limits, if any, as are
                    customarily carried in the area in which the Premises are
                    located on property similar to the Premises and used for
                    similar purposes; and workmen's compensation insurance with
                    statutory limits covering all of Tenant's employees working
                    on the Premises.

            4.2.4.2 Fire insurance with the usual extended coverage endorsements
                    covering all Tenant's furniture, furnishings, fixtures and
                    equipment, including, but not limited to, the Roof Equipment
                    (as defined in Section 10.9 below) and the Generator (as
                    defined in Section 10.10 below).

            4.2.4.3 All such policies shall be obtained from responsible
                    companies qualified to do business and in good standing in
                    Massachusetts, which companies and the amount of insurance
                    allocated thereto shall be subject to Landlord's approval
                    which approval shall not be unreasonably withheld. Tenant
                    agrees to furnish Landlord with certificates evidencing all
                    such insurance prior to the beginning of the term hereof and
                    evidencing renewal thereof at least thirty (30) days prior
                    to the expiration of any such policy. Each such policy shall
                    be non-cancelable with respect to the interest of Landlord
                    without at least ten (10) days' prior written notice
                    thereto. In the event provision for any such insurance is to
                    be by a blanket insurance policy, the policy shall allocate
                    a specific and sufficient amount of coverage to the
                    Premises.

            4.2.4.4 All insurance which is carried by either party with respect
                    to the Building, Premises or to furniture, furnishings,
                    fixtures, or equipment therein or alterations or
                    improvements thereto, whether or not required, shall include
                    provisions which either designate the other party as one of
                    the insured or deny to the insurer acquisition by
                    subrogation of rights of recovery against the other party to
                    the extent such rights have been waived by the insured party
                    prior to occurrence of loss or injury, insofar as, and to
                    the extent that, such provisions may be effective without
                    making it impossible to obtain insurance coverage from
                    responsible companies qualified to do business in the state
                    in which the Premises are located (even though extra premium
                    may result therefrom). In the event that extra premium is
                    payable by either party as a result of this provision, the
                    other party shall reimburse the party paying such premium
                    the amount of such extra premium. If at the request of one
                    party, this non-subrogation provision is waived, then the
                    obligation of

                                       18
<PAGE>

                    reimbursement shall cease for such period of time as such
                    waiver shall be effective, but nothing contained in this
                    subsection shall derogate from or otherwise affect releases
                    elsewhere herein contained of either party for claims. Each
                    party shall be entitled to have certificates of any policies
                    containing such provisions. Each party hereby waives all
                    rights of recovery against the other for loss or injury
                    against which the waiving party is protected by insurance
                    containing said provisions, reserving, however, any rights
                    with respect to any excess of loss or injury over the amount
                    recovered by such insurance.

      4.2.5 Utilities. Tenant shall pay all charges made by public authority or
            utility for the cost of electricity and heat furnished or consumed
            on the Premises, all charges for any utilities supplied by Landlord
            pursuant to Subsections 5.1.1 and 5.1.3 which are separately
            metered, and all charges for telephone and other utilities or
            services not supplied by Landlord pursuant to Subsections 5.1.1 and
            5.1.3, whether designated as a charge, tax, assessment, fee or
            otherwise, all such charges to be paid as the same from time to time
            become due. Except as otherwise provided in Article 5, it is
            understood and agreed that Tenant shall make its own arrangements
            for the installation or provision of all such utilities and that
            Landlord shall be under no obligation to furnish any utilities to
            the Premises and shall not be liable for any interruption or failure
            in the supply of any such utilities to the Premises.

4.3   Late Payment of Rent. If any installment of rent is paid after the date
      the same was due, and if on a prior occasion in the twelve (12) month
      period prior to the date such installment was due an installment of rent
      was paid after the same was due, then Tenant shall pay Landlord a late
      payment fee equal to five (5%) percent of the overdue payment.

4.4   Security and Restoration Deposit. Upon the execution of this Lease, Tenant
      shall deposit with Landlord the Security and Restoration Deposit, which
      Landlord shall deposit in its name in an interest-bearing account. Said
      deposit shall be held by Landlord as security for the faithful performance
      by Tenant of all the terms of this Lease by said Tenant to be observed and
      performed. The security deposit shall not be mortgaged, assigned,
      transferred or encumbered by Tenant without the written consent of
      Landlord and any such act on the part of Tenant shall be without force and
      effect and shall not be binding upon Landlord.

      If the Fixed Rent or Additional Rent payable hereunder shall be overdue
      and unpaid following the expiration of all applicable notice and cure
      periods or should Landlord make payments on behalf of the Tenant as
      permitted hereunder, or Tenant shall fail to perform any of the terms of
      this Lease after the expiration of all applicable notice and cure periods,
      then Landlord may, at its option and without prejudice to any other remedy
      which Landlord may have on account thereof, appropriate and apply said
      entire deposit or so much thereof as may be necessary to compensate
      Landlord toward the payment of Fixed Rent, Additional Rent or other sums
      or loss or damage sustained by Landlord due to such breach on the part

                                       19
<PAGE>

      of Tenant; and Tenant shall forthwith upon demand restore said security to
      the original sum deposited. Should Tenant comply with all of said terms
      and promptly pay all of the rentals as they fall due and all other sums
      payable by Tenant to Landlord, said deposit and any interest earned
      thereon shall be returned in full to Tenant at the end of the term.

      In the event of bankruptcy or other creditor-debtor proceedings against
      Tenant, all securities shall be deemed to be applied first to the payment
      of rent and other charges due Landlord for all periods prior to the filing
      of such proceedings.

                                    ARTICLE 5

                              Landlord's Covenants

5.1   Affirmative Covenants. Landlord covenants with Tenant:

      5.1.1 HVAC. To furnish heating, air conditioning and ventilation ("HVAC")
            to the Premises, separately metered and at the direct expense of
            Tenant as hereinabove provided, (reserving the right, at any time,
            to change energy or heat sources to a reasonably comparable source)
            sufficient to maintain the Premises at comfortable temperatures
            (subject to all federal, state, and local regulations relating to
            the provision of heat), on a 24 hour per day 365 day per year basis,
            provided, however, that with respect to HVAC furnished to the
            Premises outside normal business hours for the Building, Tenant
            shall pay therefor such reasonable charges as may from time to time
            be established by Landlord and be in effect to cover Landlord's
            incremental costs in providing such service outside normal business
            hours for the Building.

      5.1.2 Electricity. To furnish to the Premises, separately metered and at
            the direct expense of Tenant as hereinabove provided, electricity
            reasonably adequate for Tenant's Permitted Uses. If Tenant shall
            require electricity in excess of reasonable quantities for Tenant's
            Permitted Uses and if (i) in Landlord's reasonable judgment,
            Landlord's facilities are inadequate for such excess requirements,
            or (ii) such excess use shall result in an additional burden on the
            Building utilities systems and additional cost to Landlord on
            account thereof, as the case may be, (a) Tenant shall, within thirty
            (30) days after request, reimburse Landlord for such additional
            cost, as aforesaid, or (b) Landlord, upon written request, and at
            the sole cost and expense of Tenant, will furnish and install such
            additional wire, conduits, feeders, switchboards and appurtenances
            as reasonably may be required to supply such additional requirements
            of Tenant (if electricity therefor is then available to Landlord),
            provided that the same shall be permitted by applicable laws and
            insurance regulations and shall not cause permanent damage or injury
            to the Building or cause or create a dangerous or hazardous
            condition or entail excessive or unreasonable

                                       20
<PAGE>

            alterations or repairs.

      5.1.3 Cleaning; Water. To provide daily cleaning for the common areas and
            to furnish water for ordinary cleaning, lavatory and toilet
            facilities.

      5.1.4 Fire Alarm and Security. To maintain fire alarm systems within the
            Building and to provide security for the Building, including
            providing a security guard in the Building from the hours of 4 p.m.
            to 12 midnight Monday through Friday.

      5.1.5 Repairs. Except as otherwise expressly provided herein, to make such
            repairs and replacements to the roof, exterior walls, floor slabs
            and other structural components of the Building, and to the common
            areas, facilities and plumbing, electrical, heating, air
            conditioning and ventilating systems of the Building, as may be
            necessary to keep them in good repair and condition (exclusive of
            equipment installed by Tenant and except for those repairs required
            to be made by Tenant pursuant to Section 6.1.3 hereof and repairs or
            replacements occasioned by any act or negligence of Tenant, its
            agents, servants, employees or contractors).

      5.1.6 Signs. Landlord agrees to list Tenant's name in the lobby building
            directory and on the entrance to the Premises.

5.2   Interruption. Landlord shall have no responsibility or liability for
      failure or interruption of any of the above-described services, repairs or
      replacements caused by breakage, accident, strikes, repairs, inability to
      obtain supplies, labor or materials, or for any other causes beyond the
      control of the Landlord, and in no event for any indirect or consequential
      damages to Tenant; and failure or omission on the part of the Landlord to
      furnish any of same for any of the reasons set forth in this paragraph
      shall not be construed as an eviction of Tenant, actual or constructive,
      nor entitle Tenant to an abatement of rent, nor render the Landlord liable
      in damages, nor release Tenant from prompt fulfillment of any of its
      covenants under this Lease, provided, however, that Landlord shall use
      reasonable efforts to restore any such services.

5.3   Outside Services. In the event Tenant wishes to provide outside services
      for the Premises over and above those services to be provided by Landlord
      as set forth herein, Tenant shall first obtain the prior written approval
      of Landlord for the installation and/or utilization of such services which
      approval shall not be unreasonably withheld. ("Outside services" shall
      include, but shall not be limited to, cleaning services, television,
      so-called "canned music" services, security services, catering services
      and the like.) In the event Landlord approves the installation and/or
      utilization of such services, such installation and utilization shall be
      at Tenant's sole cost, risk and expense.

5.4   Hazardous Materials. Landlord shall indemnify and save Tenant harmless
      from all claims, liability, loss or damage which may at any time be
      incurred by Tenant arising on account of

                                       21
<PAGE>

      a release or threatened release at, on or under the Property as of the
      date of this Lease, including, without limitation, liability under any
      federal state or local laws, requirements and regulations; provided,
      however, this indemnity shall not apply in the event Tenant uses or
      disposes at, on or under the Property hazardous wastes, hazardous
      materials or oil which is the subject of such claim, liability, loss or
      damage. Tenant acknowledges that the use of the Property is subject to the
      Notice of Activity and Use Limitation dated January 28, 1997 and recorded
      at the Essex South District Registry of Deeds in Book 13949, Page 443, a
      copy of which is attached as Exhibit F to this Lease.

                                    ARTICLE 6

                          Tenant's Additional Covenants

6.1   Affirmative Covenants. Tenant covenants at all times during the term and
      for such further time (prior or subsequent thereto) as Tenant occupies the
      Premises or any part thereof:

      6.1.1 Perform Obligations. To perform promptly all of the obligations of
            Tenant set forth in this Lease; and to pay when due the Base Rent
            and Additional Rent and all charges, rates and other sums which by
            the terms of this Lease are to be paid by Tenant.

      6.1.2 Use. To use the Premises only for the Permitted Uses, and from time
            to time to procure all licenses and permits necessary therefor, at
            Tenant's sole expense. With respect to any licenses or permits for
            which Tenant may apply, pursuant to this subsection 6.1.2 or any
            other provision hereof, Tenant shall furnish Landlord with copies of
            applications therefor on or before their submission to the
            governmental authority.

      6.1.3 Repair and Maintenance. To maintain the Premises in clean and neat
            order and condition, to perform all cleaning for the Premises, and
            to perform all routine and ordinary repairs to the Premises and to
            any plumbing, heating, electrical, and ventilating systems located
            within and serving the Premises exclusively, and to the Roof
            Equipment as defined in Section 10.9 below, as such are necessary to
            keep them in good working order, appearance and condition, as the
            case may require, reasonable use and wear thereof and damage by fire
            or by casualty and taking by eminent domain only excepted; to keep
            all glass in windows and doors of the Premises (except glass in the
            exterior walls of the Building) whole and in good condition with
            glass of the same quality as that injured or broken; and to make as
            and when needed as a result of misuse by, or neglect or improper
            conduct of Tenant or Tenant's servants, employees, agents, invitees
            or licensees or otherwise, all repairs necessary, which repairs and
            replacements shall be in quality and class equal to the original
            work. (Landlord, upon default of Tenant hereunder beyond all

                                       22
<PAGE>

            applicable notice and cure periods, may elect, at the expense of
            Tenant, to perform all such cleaning and maintenance and to make any
            such repairs or to repair any damage or injury to the Building or
            the Premises caused by moving property of Tenant in or out of the
            Building, or by installation or removal of furniture or other
            property, or by misuse by, or neglect, or improper conduct of,
            Tenant or Tenant's servants, employees, agents, contractors,
            customers, patrons, invitees, or licensees.)

      6.1.4 Compliance with Law. To make all repairs, alterations, additions or
            replacements to the Premises required by any law or ordinance or any
            order or regulation of any public authority; to keep the Premises
            equipped with all safety appliances so required; and to comply with
            the orders and regulations of all governmental authorities with
            respect to zoning, building, fire, health and other codes,
            regulations, ordinances or laws applicable to the Premises, the Roof
            Equipment and the Generator, except that Tenant may defer compliance
            so long as the validity of any such law, ordinance, order or
            regulations shall be contested by Tenant in good faith and by
            appropriate legal proceedings, if Tenant first gives Landlord
            appropriate assurance or security against any loss, cost or expense
            on account thereof. Notwithstanding anything to the contrary herein
            contained, Tenant shall not be required to make any changes to the
            structural components of the Building or to the Building systems
            unless required by Tenant's particular use of the Premises.

      6.1.5 Indemnification. To save Landlord harmless, and to exonerate and
            indemnify Landlord from and against any and all claims, liabilities
            or penalties asserted by or on behalf of any person, firm,
            corporation or public authority on account of injury, death, damage
            or loss to person or property in or upon the Premises arising out of
            the use or occupancy of the Premises by Tenant or by any person
            claiming by, through or under Tenant (including, without limitation,
            all patrons, employees and customers of Tenant), or arising out of
            any delivery to or service supplied to the Premises, or on account
            of or based upon anything whatsoever done on the Premises, except if
            the same was caused by the negligence, fault or willful misconduct
            of Landlord, its agents, servants or employees. In respect of all of
            the foregoing, Tenant shall indemnify Landlord from and against all
            reasonable costs, expenses (including reasonable attorneys' fees),
            and liabilities incurred in or in connection with any such claim,
            action or proceeding brought thereon; and, in case of any action or
            proceeding brought against Landlord by reason of any such claim,
            Tenant, upon notice from Landlord and at Tenant's expense, shall
            resist or defend such action or proceeding and employ counsel
            therefor reasonably satisfactory to Landlord.

      6.1.6 Landlord's Right to Enter. To permit Landlord and its agents to
            enter into and examine the Premises at reasonable times and upon
            reasonable notice (except in an emergency) and to show the Premises,
            and to make repairs to the Premises, and, during the last six (6)
            months prior to the expiration of this Lease, to keep affixed in

                                       23
<PAGE>

             suitable places notices of availability of the Premises.

      6.1.7  Personal Property at Tenant's Risk. All of the furnishings,
             fixtures, equipment (including, but not limited to, the Roof
             Equipment and the Generator), effects and property of every kind,
             nature and description of Tenant and of all persons claiming by,
             through or under Tenant which, during the continuance of this Lease
             or any occupancy of the Premises by Tenant or anyone claiming under
             Tenant, may be on the Premises, shall be at the sole risk and
             hazard of Tenant and if the whole or any part thereof shall be
             destroyed or damaged by fire, water or otherwise, or by the leakage
             or bursting of water pipes, steam pipes, or other pipes, by theft
             or from any other cause, no part of said loss or damage is to be
             charged to or to be borne by Landlord, except that Landlord shall
             in no event be indemnified or held harmless or exonerated from any
             liability to Tenant or to any other person, for any injury, loss,
             damage or liability to the extent prohibited by law.

      6.1.8  Payment of Landlord's Cost of Enforcement. To pay on demand
             Landlord's reasonable expenses, including reasonable attorneys'
             fees, incurred in enforcing any obligation of Tenant under this
             Lease or in curing any default by Tenant under this Lease as
             provided in Section 8.4.

      6.1.9  Yield Up. At the expiration of the term or earlier termination of
             this Lease: to surrender all keys to the Premises; to remove all of
             its trade fixtures and personal property in the Premises; and all
             Tenant's signs wherever located; to repair all damage caused by
             such removal and to yield up the Premises (including all
             installations and improvements made by Tenant), broom-clean and in
             the same good order and repair in which Tenant is obliged to keep
             and maintain the Premises by the provisions of this Lease excluding
             reasonable wear and tear, damage by casualty and taking by eminent
             domain. Any property not so removed shall be deemed abandoned and,
             if Landlord so elects, deemed to be Landlord's property, and may be
             retained or removed and disposed of by Landlord in such manner as
             Landlord shall determine and Tenant shall pay Landlord the entire
             cost and expense incurred by it in effecting such removal and
             disposition and in making any incidental repairs and replacements
             to the Premises necessary as a result of said removal. Tenant shall
             further indemnify Landlord against all loss, cost and damage
             resulting from Tenant's failure and delay in surrendering the
             Premises as above provided.

             If the Tenant remains in the Premises beyond the expiration or
             earlier termination of this Lease, such holding over shall be
             without right and shall not be deemed to create any tenancy, but
             the Tenant shall be a tenant at sufferance only at a daily rate of
             rent equal to two (2) times the rent and other charges in effect
             under this Lease as of the day prior to the date of expiration of
             this Lease.

      6.1.10 Rules and Regulations. To comply with the Rules and Regulations set
             forth in

                                       24
<PAGE>

             Exhibit D, and with all reasonable Rules and Regulations of general
             applicability to all tenants of the Building hereafter made by
             Landlord, of which Tenant has been given notice; Landlord shall not
             be liable to Tenant for the failure of other tenants of the
             Building to conform to such Rules and Regulations.

      6.1.11 Estoppel Certificate. Upon not less than fifteen (15) days' prior
             written request by Landlord, to execute, acknowledge and deliver to
             Landlord a statement in writing certifying that this Lease is
             unmodified and in full force and effect and that Tenant has no
             defenses, offsets or counterclaims against its obligations to pay
             the Fixed Rent and Additional Rent and any other charges and to
             perform its other covenants under this Lease (or, if there have
             been any modifications, that the Lease is in full force and effect
             as modified and stating the modifications and, if there are any
             defenses, offsets or counterclaims of which Tenant has actual
             knowledge, setting them forth in reasonable detail), and the dates
             to which the Base Rent and Additional Rent and other charges have
             been paid. Any such statement delivered pursuant to this subsection
             6.1.11 may be relied upon by any prospective purchaser or
             mortgagee of the Premises, or any prospective assignee of such
             mortgage. Tenant shall also deliver to Landlord such financial
             information as may be reasonably required by Landlord to be
             provided to any mortgagee or prospective purchaser of the Premises,
             provided that said information is kept confidential by said
             parties.

      6.1.12 Landlord's Expenses Re Consents. To reimburse Landlord promptly on
             demand for all reasonable legal expenses incurred by Landlord in
             connection with all requests by Tenant for consent or approval
             hereunder.

6.2   Negative Covenants. Tenant covenants at all times during the term and such
      further time (prior or subsequent thereto) as Tenant occupies the Premises
      or any part thereof:

      6.2.1  Assignment and Subletting. Not to assign, transfer, mortgage or
             pledge this Lease or to sublease (which term shall be deemed to
             include the granting of concessions and licenses and the like) all
             or any part of the Premises or suffer or permit this Lease or the
             leasehold estate hereby created or any other rights arising under
             this Lease to be assigned, transferred or encumbered, in whole or
             in part, whether voluntarily, involuntarily or by operation of law,
             or permit the occupancy of the Premises by anyone other than Tenant
             without the prior written consent of Landlord which consent shall
             not be unreasonably withheld or delayed provided that the assignee
             or subtenant shall use the Premises only for the Permitted Uses. In
             the event Tenant desires to assign this Lease or sublet any portion
             or all of the Premises, Tenant shall notify Landlord in writing of
             Tenant's intent to so assign this Lease or sublet the Premises and
             the proposed effective date of such subletting or assignment, and
             shall request in such notification that Landlord consent thereto.
             In the event that Tenant delivers a request to Landlord to sublease
             or assign more than twenty-five (25%)

                                       25
<PAGE>

             percent of the Premises in the aggregate, Landlord may terminate
             this lease in the case of a proposed assignment or subletting by
             giving written notice of termination to Tenant with such
             termination to be effective as of the effective date of such
             subletting or assignment. If Landlord does not so terminate,
             Landlord's consent shall not be unreasonably withheld to an
             assignment or subletting, provided that the assignee or subtenant
             shall use the Premises only for the Permitted Uses. Tenant shall,
             as Additional Rent, reimburse Landlord promptly for Landlord's
             reasonable legal expenses incurred in connection with any request
             by Tenant for such consent. If Landlord consents thereto, no such
             subletting or assignment shall in any way impair the continuing
             primary liability of Tenant hereunder, and no consent to any
             subletting or assignment in a particular instance shall be deemed
             to be a waiver of the obligation to obtain the Landlord's written
             approval in the case of any other subletting or assignment.

             Notwithstanding the provisions of the foregoing paragraph, Tenant
             may assign this Lease, or sublease all or any part of the Premises,
             to any party (an "Affiliate") which (i) wholly owns or controls
             Tenant, (ii) is wholly owned or controlled by Tenant, (iii) is
             under common ownership or control with Tenant, or (iv) into which
             or with which Tenant or any of the foregoing parties is merged,
             consolidated, or reorganized, or to which all or substantially all
             of Tenant's assets or any such other parties' assets are sold;
             without Landlord's prior consent, provided: (a) Landlord shall
             receive a copy of the executed transfer document promptly after
             execution, (b) Tenant shall remain liable under this Lease, and (c)
             the Transferee, if an assignment, shall expressly assume Tenant's
             obligations under this Lease.

             If for any assignment or sublease consented to by Landlord
             hereunder or to an Affiliate, Tenant receives rent or other
             consideration, either initially or over the term of the assignment
             or sublease, in excess of the rent called for hereunder, or in case
             of sublease of part, in excess of such rent fairly allocable to the
             part, after appropriate adjustments to assure that all other
             payments called for hereunder are appropriately taken into account
             and after deduction for reasonable expenses of Tenant in connection
             with the assignment or sublease, to pay to Landlord as additional
             rent fifty (50%) percent of the excess of each such payment of rent
             or other consideration received by Tenant promptly after its
             receipt.

      6.2.2  Nuisance. Not to injure, deface or otherwise harm the Premises; nor
             commit any nuisance; nor permit in the Premises any vending machine
             (except such as is used for the sale of merchandise to employees of
             Tenant) or inflammable fluids or chemicals (except such as are
             customarily used in connection with standard office equipment); nor
             permit any cooking to such extent as requires special exhaust
             venting; nor permit the emission of any objectionable noise or
             odor; nor make, allow or suffer any waste; nor make any use of the
             Premises which is improper, offensive or contrary to any law or
             ordinance or which will invalidate any of

                                       26
<PAGE>

             Landlord's insurance; nor conduct any auction, fire, "going out of
             business" or bankruptcy sales.

      6.2.3  Hazardous Wastes and Materials. Not to dispose of any hazardous
             wastes, hazardous materials or oil on the Premises or the Property,
             or into any of the plumbing, sewage, or drainage systems thereon,
             and to indemnify and save Landlord harmless from all claims,
             liability, loss or damage arising on account of Tenant's (including
             its agents, employees and contractors) use or disposal of hazardous
             wastes, hazardous materials or oil, in the Premises or on the
             Property, including, without limitation, liability under any
             federal, state, or local laws, requirements and regulations, or
             damage to any of the aforesaid systems. Tenant shall comply with
             all governmental reporting requirements with respect to hazardous
             wastes, hazardous materials and oil and shall deliver to Landlord
             copies of all reports filed with governmental authorities.
             Notwithstanding the foregoing, nothing herein contained shall
             prevent Tenant from using ordinary, consumer, household and office
             products, in small quantities, in the Premises.

      6.2.4  Floor Load, Heavy Equipment. Not to place a load upon any floor of
             the Premises exceeding the floor load per square foot area which
             such floor was designed to carry and which is allowed by law.
             Landlord reserves the right to prescribe the weight and position of
             all heavy business machines and equipment, including safes, which
             shall be placed so as to distribute the weight. Business machines
             and mechanical equipment which cause vibration or noise shall be
             placed and maintained by Tenant at Tenant's expense in settings
             sufficient to absorb and prevent vibration, noise and annoyance.
             Tenant shall not move any safe, heavy machinery, heavy equipment,
             freight or fixtures into or out of the Premises except in such
             manner and at such time as Landlord shall in each instance
             authorize.

      6.2.5  Installation, Alterations or Additions. Not to make any
             installations, alterations or additions in, to or on the Premises
             nor to permit the making of any holes in the walls, partitions,
             ceilings or floors without on each occasion obtaining the prior
             written consent of Landlord which consent shall not be unreasonably
             withheld, conditioned or delayed, provided such installations and
             alterations do not affect the mechanical or structural systems of
             the Building, and then only pursuant to plans and specifications
             approved by Landlord in advance in each instance; Tenant shall pay
             promptly when due the entire cost of any work to the Premises
             undertaken by Tenant so that the Premises shall at all times be
             free of liens for labor and materials. In any event, Tenant shall
             forthwith bond against or discharge any mechanics' liens or other
             encumbrances that may arise out of such work. Tenant shall procure
             all necessary licenses and permits at Tenant's sole expense before
             undertaking such work. All such work shall be done in a good and
             workmanlike manner employing materials of good quality and so as to
             conform with all applicable zoning, building, fire, health and
             other codes, regulations, ordinances and laws. Tenant shall save

                                       27
<PAGE>

             Landlord harmless and indemnified from all injury, loss, claims or
             damage to any person or property occasioned by or growing out of
             such work.

             Not to grant a security interest in, or to lease, any personal
             property being installed in the Premises (including, without
             limitation, demountable partitions) without first obtaining an
             agreement, for the benefit of Landlord, from the secured party or
             lessor that such property will be removed within twenty (20)
             business days after notice from Landlord of the expiration or
             earlier termination of this Lease and that a failure to so remove
             will subject such property to the provisions of subsection 6.1.9 of
             the Lease.

      6.2.6  Abandonment. Not to abandon or vacate the Premises during the term.

      6.2.7  Signs. Not without Landlord's prior written approval, which
             approval shall not be unreasonably withheld, to paint or place any
             signs or place any curtains, blinds, shades, awnings, aerials, or
             the like, visible from outside the Premises. Notwithstanding the
             foregoing, Landlord acknowledges that Tenant may ask permission to
             place shades, curtains and blinds that are not "building standard"
             in the windows and Landlord shall not unreasonably withhold its
             consent to any such request. Also, Tenant shall have the right to
             place a sign identifying Tenant on the exterior of the Premises in
             a location reasonably and mutually agreed upon between Landlord and
             Tenant. Any such sign shall comply with all local ordinances and
             shall be at Tenant's sole cost and expense.

      6.2.8  Parking and Storage. Not to permit any storage of materials outside
             of the Premises; nor to permit the use of the parking areas for
             either temporary or permanent storage of trucks; nor permit the use
             of the Premises for any use for which heavy trucking would be
             customary.

                                    ARTICLE 7

                               Casually or Taking

7.1   Termination. In the event that the Premises or the Building, or any
      material part thereof, shall be taken by any public authority or for any
      public use, or shall be destroyed or damaged by fire or casualty, or by
      the action of any public authority, then this Lease may be terminated at
      the election of Landlord. Such election, which may be made notwithstanding
      the fact that Landlord's entire interest may have been divested, shall be
      made by the giving of notice by Landlord to Tenant within sixty (60) days
      after the date of the taking or casualty. In the event that the Premises
      are destroyed or substantially damaged by fire or other casualty, or by
      the action of public authority and cannot reasonably be expected to be

                                       28
<PAGE>

      repaired or restored (or, in fact, are not restored) within one hundred
      eighty (180) days from the date of such casualty or taking, then this
      Lease may be terminated at the election of Tenant which notice shall be
      made after the giving of notice to the other party within thirty (30)
      days after the date of taking or casualty or within thirty (30) days
      after expiration of the said 180 day period.

7.2   Restoration If Landlord or Tenant does not elect to so terminate as set
      forth above, this Lease shall continue in force and a just proportion of
      the rent reserved, according to the nature and extent of the damages
      sustained by the Premises, shall be suspended or abated until the
      Premises, or what may remain thereof, shall be put by Landlord in proper
      condition for use, which Landlord covenants to do with reasonable
      diligence to the extent permitted by the net proceeds of insurance
      recovered or damages awarded for such taking, destruction or damage and
      subject to zoning and building laws or ordinances then in existence. "Net
      proceeds of insurance recovered or damages awarded" refers to the gross
      amount of such insurance or damages less the reasonable expenses of
      Landlord incurred in connection with the collection of the same, including
      without limitation, fees and expenses for legal and appraisal services.

7.3   Award. Irrespective of the form in which recovery maybe had by law, all
      rights to damages or compensation shall belong to Landlord in all cases;
      provided, however, that nothing contained herein shall prevent Tenant from
      applying for reimbursement from the condemning authority (if permitted by
      law and if such reimbursement will not otherwise reduce Landlord's award)
      only for moving expenses, or removal of trade fixtures or equipment, or
      loss of business goodwill. Tenant hereby grants to Landlord all of
      Tenant's rights to such damages and covenants to deliver such further
      assignments thereof as Landlord may from time to time request.

                                    ARTICLE 8

                                    Defaults

8.1   Events of Default. (a) If Tenant shall default in the performance of any
      of its obligations to pay the Fixed Rent or Additional Rent hereunder and
      if such default shall continue for ten (10) days after written notice from
      Landlord designating such default or if within thirty (30) days after
      written notice from Landlord to Tenant specifying any other default or
      defaults Tenant has not commenced diligently to correct the default or
      defaults so specified or has not thereafter diligently pursued such
      correction to completion, or (b) if any assignment shall be made by Tenant
      or any guarantor of Tenant for the benefit of creditors, or (c) if
      Tenant's leasehold interest shall be taken on execution, or (d) if a lien
      or other involuntary encumbrance is filed against Tenant's leasehold
      interest or Tenant's other property, including said leasehold interest,
      and is not discharged within ten (10) days thereafter, or (e) if a
      petition is filed by Tenant or any guarantor of Tenant for liquidation, or
      for

                                       29
<PAGE>

      reorganization or an arrangement under any provision of any bankruptcy law
      or code as then in force and effect, or (f) if an involuntary petition
      under any of the provisions of any bankruptcy law or code is filed against
      Tenant or any guarantor of Tenant and such involuntary petition is not
      dismissed within thirty (30) days thereafter, then, and in any of such
      cases, Landlord and the agents and servants of Landlord lawfully may, in
      addition to and not in derogation of any remedies for any preceding breach
      of covenant, immediately or at any time thereafter without demand or
      notice and with or without process of law enter into and upon the Premises
      or any part thereof in the name of the whole or mail a notice of
      termination addressed to Tenant, and repossess the same as of Landlord's
      former estate and expel Tenant and those claiming through or under Tenant
      and remove its and their effects without being deemed guilty of any manner
      of trespass and without prejudice to any remedies which might otherwise be
      used for arrears of rent or prior breach of covenants, and upon such entry
      or mailing as aforesaid this Lease shall terminate, Tenant hereby waiving
      all statutory rights to the Premises (including without limitation rights
      of redemption, if any, to the extent such rights may be lawfully waived)
      and Landlord, without notice to Tenant, may store Tenant's effects, and
      those of any person claiming through or under Tenant, at the expense and
      risk of Tenant, and, if Landlord so elects, may sell such effects at
      public auction or private sale and apply the net proceeds to the payment
      of all sums due to Landlord from Tenant, if any, and pay over the balance,
      if any, to Tenant.

8.2   Remedies. In the event that this Lease is terminated under any of the
      provisions contained in Section 8.1 or shall be otherwise terminated for
      breach of any obligation of Tenant, Tenant covenants to pay forthwith to
      Landlord, as compensation, the excess of the total rent reserved for the
      residue of the term over the rental value of the Premises for said residue
      of the term. In calculating the rent reserved there shall be included, in
      addition to the Fixed Rent and Additional Rent, the value of all other
      considerations agreed to be paid or performed by Tenant for said residue.
      Tenant further covenants as additional and cumulative obligations after
      any such termination, to pay punctually to Landlord all the sums and to
      perform all the obligations which Tenant covenants in this Lease to pay
      and to perform in the same manner and to the same extent and at the same
      time as if this Lease had not been terminated. In calculating the amounts
      to be paid by Tenant pursuant to the next preceding sentence Tenant shall
      be credited with any amount paid to Landlord as compensation as in this
      Section 8.2 provided and also with the net proceeds of any rent obtained
      by Landlord by reletting the Premises, after deducting all Landlord's
      reasonable expenses in connection with such reletting, including, without
      limitation, all repossession costs, brokerage commissions, fees for legal
      services and expenses of preparing the Premises for such reletting, it
      being agreed by Tenant that Landlord may (i) relet the Premises or any
      part or parts thereof, for a term or terms which may at Landlord's option
      be equal to or less than or exceed the period which would otherwise have
      constituted the balance of the term and may grant such concessions and
      free rent as Landlord in its sole judgment considers advisable or
      necessary to relet the same and (ii) make such alterations, repairs and
      decorations in the Premises as Landlord in its sole judgment considers
      advisable or necessary to relet the same, and no action of Landlord in
      accordance with the foregoing

                                       30
<PAGE>

      or failure to relet or to collect rent under reletting shall operate or be
      construed to release or reduce Tenant's liability as aforesaid.

      In lieu of any other damages or indemnity and in lieu of full recovery by
      Landlord of all sums payable under all the foregoing provisions of this
      Section 8.2 and prior to the last twelve (12) months of the Term hereof,
      Landlord may by written notice to Tenant, at any time after this Lease is
      terminated under any of the provisions contained in Section 8.1 or is
      otherwise terminated for breach of any obligation of Tenant and before
      such full recovery, elect to recover, and Tenant shall thereupon pay, as
      liquidated damages, an amount equal to the aggregate of the Fixed Rent and
      Additional Rent accrued in the twelve (12) months ended next prior to such
      termination plus the amount of rent of any kind accrued and unpaid at the
      time of termination and less the amount of any recovery by Landlord under
      the foregoing provisions of this Section 8.2 up to the time of payment of
      such liquidated damages. Nothing contained in this Lease shall, however,
      limit or prejudice the right of Landlord to prove for and obtain in
      proceedings for bankruptcy or insolvency by reason of the termination of
      this Lease, an amount equal to the maximum allowed by any statute or rule
      of law in effect at the time when, and governing the proceedings in which,
      the damages are to be proved, whether or not the amount be greater than,
      equal to, or less than the amount of the loss or damages referred to
      above.

8.3   Remedies Cumulative. Any and all rights and remedies which Landlord may
      have under this Lease, and at law and equity, shall be cumulative and
      shall not be deemed inconsistent with each other, and any two or more of
      all such rights and remedies may be exercised at the same time insofar as
      permitted by law.

8.4   Landlord's Right to Cure Defaults. Landlord may, but shall not be
      obligated to, cure, at any time, without notice, any default by Tenant
      under this Lease; and whenever Landlord so elects, all costs and expenses
      incurred by Landlord, including reasonable attorneys' fees, in curing a
      default shall be paid, as Additional Rent, by Tenant to Landlord on
      demand, together with lawful interest thereon from the date of payment by
      Landlord to the date of payment by Tenant.

8.5   Effect of Waivers of Default. Any consent or permission by Landlord to any
      act or omission which otherwise would be a breach of any covenant or
      condition herein, shall not in any way be held or construed (unless
      expressly so declared) to operate so as to impair the continuing
      obligation of any covenant or condition herein, or otherwise, except as to
      the specific instance, operate to permit similar acts or omissions.

8.6   No Waiver, etc. The failure of Landlord to seek redress for violation of,
      or to insist upon the strict performance of, any covenant or condition of
      this Lease shall not be deemed a waiver of such violation nor prevent a
      subsequent act, which would have originally constituted a violation, from
      having all the force and effect of an original violation. The receipt by
      Landlord of rent with knowledge of the breach of any covenant of this
      Lease

                                       31
<PAGE>

      shall not be deemed to have been a waiver of such breach by Landlord. No
      consent or waiver, express or implied, by Landlord to or of any breach of
      any agreement or duty shall be construed as a waiver or consent to or of
      any other breach of the same or any other agreement or duty.

8.7   No Accord and Satisfaction. No acceptance by Landlord of a lesser sum than
      the Fixed Rent, Additional Rent or any other charge then due shall be
      deemed to be other than on account of the earliest installment of such
      rent or charge due, nor shall any endorsement or statement on any check or
      any letter accompanying any check or payment as rent or other charge be
      deemed an accord and satisfaction, and Landlord may accept such check or
      payment without prejudice to Landlord's right to recover the balance of
      such installment or pursue any other remedy in this Lease provided.

                                    ARTICLE 9

                           Rights of Mortgage Holders

9.1   Rights of Mortgage Holders. The word "mortgage" as used herein includes
      mortgages, deeds of trust or other similar instruments evidencing other
      voluntary liens or encumbrances, and modifications, consolidations,
      extensions, renewals, replacements and substitutes thereof. The word
      "holder" shall mean a mortgagee, and any subsequent holder or holders of a
      mortgage. Until the holder of a mortgage shall enter and take possession
      of the Property for the purpose of foreclosure, such holder shall have
      only such rights of Landlord as are necessary to preserve the integrity of
      this Lease as security. Upon entry and taking possession of the Property
      for the purpose of foreclosure, such holder shall have all the rights and
      obligations of Landlord. No such holder of a mortgage shall be liable
      either as mortgagee or as assignee, to perform, or be liable in damages
      for failure to perform, any of the obligations of Landlord unless and
      until such holder shall enter and take possession of the Property. Upon
      such entry and taking possession, such holder shall be liable to perform
      all of the obligations of Landlord, subject to and with the benefit of the
      provisions of Section 10.4, provided that an abandonment of such
      possession shall be deemed a conveyance under said provisions to the owner
      of the equity of the Property.

      Tenant agrees on request of Landlord to execute and deliver from time to
      time any agreement which may be necessary to implement the provisions of
      this Section 9.1.

9.2   Lease Superior or Subordinate to Mortgages. It is agreed that the rights
      and interest of Tenant under this Lease shall be (i) subject or
      subordinate to any present or future mortgage or mortgages and to any and
      all advances to be made thereunder, and to the interest of the holder
      thereof in the Premises or any property of which the Premises are a part
      if Landlord shall elect by notice to Tenant to subject or subordinate the
      rights and interest of Tenant under this Lease to such mortgage or (ii)
      prior to any present or future

                                       32
<PAGE>

      mortgage or mortgages, if Landlord shall elect, by notice to Tenant, to
      give the rights and interest of Tenant under this Lease priority to such
      mortgage; in the event of either of such elections and upon written
      notification by Landlord to that effect, the rights and interest of Tenant
      under this Lease should be deemed to be subordinate to, or have priority
      over, as the case may be, said mortgage or mortgages, irrespective of the
      time of execution or time of recording of any such mortgage or mortgages
      (provided that, in the case of subordination of this Lease to any future
      mortgages, the holder thereof agrees not to disturb the possession of
      Tenant so long as Tenant is not in default beyond any applicable notice,
      grace and cure periods hereunder). Tenant agrees it will, upon request of
      Landlord, execute, acknowledge and deliver any and all instruments deemed
      by Landlord reasonably necessary or desirable to give effect to or notice
      of such subordination or priority. Tenant also agrees that if it shall
      fail at any time to execute, acknowledge and deliver any such instrument
      requested by Landlord, Landlord may, in addition to any other remedies
      available to it, execute, acknowledge and deliver such instrument as the
      attorney-in-fact of Tenant and in Tenant's name; and Tenant does hereby
      make, constitute and irrevocably appoint Landlord as its attorney-in-fact,
      coupled with an interest with full power of substitution, and in its name,
      place and stead so to do. Any Mortgage to which this Lease shall be
      subordinated may contain such terms, provisions and conditions as the
      holder reasonably deems usual or customary. Notwithstanding anything to
      the contrary herein contained, Tenant's interest in this Lease shall not
      be subordinate to any mortgage executed after the date hereof unless such
      mortgagee delivers a non-disturbance agreement in form reasonably
      acceptable to Tenant. Landlord agrees to request a non-disturbance
      agreement from the holder of any mortgage executed prior to the date
      hereof.

                                   ARTICLE 10

                            Miscellaneous Provisions

10.1  Notices from One Party to the Other. All notices required or permitted
      hereunder shall be in writing and addressed, if to the Tenant, at the
      Original Notice Address of Tenant or such other address as Tenant shall
      have last designated by notice in writing to Landlord and, if to Landlord,
      at the Original Notice Address of Landlord or such other address as
      Landlord shall have last designated by notice in writing to Tenant. Any
      notice shall be deemed duly given when mailed to such address postage
      prepaid, by registered or certified mail, return receipt requested, or
      when delivered to such address by hand.

10.2  Quiet Enjoyment. Landlord agrees that upon Tenant's paying the rent and
      performing and observing the agreements, conditions and other provisions
      on its part to be performed and observed, Tenant shall and may peaceably
      and quietly have, hold and enjoy the Premises during the term hereof
      without any manner of hindrance or molestation from Landlord or anyone
      claiming under Landlord, subject, however, to the terms of this Lease.

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10.3  Lease not to be Recorded. Tenant agrees that it will not record this
      Lease. Both parties shall, upon the request of either, execute and deliver
      a notice or short form of this Lease in such form, if any, as may be
      permitted by applicable statute.

10.4  Limitation of Landlord's Liability. The term "Landlord" as used in this
      Lease, so far as covenants or obligations to be performed by Landlord are
      concerned, shall be limited to mean and include only the owner or owners
      at the time in question of the Property, and in the event of any transfer
      or transfers of title to said property, the Landlord (and in case of any
      subsequent transfers or conveyances, the then grantor) shall be
      concurrently freed and relieved from and after the date of such transfer
      or conveyance, without any further instrument or agreement of all
      liability as respects the performance of any covenants or obligations on
      the part of the Landlord contained in this Lease thereafter to be
      performed, it being intended hereby that the covenants and obligations
      contained in this Lease on the part of Landlord, shall, subject as
      aforesaid, be binding on the Landlord, its successors and assigns, only
      during and in respect of their respective successive periods of ownership
      of said leasehold interest or fee, as the case may be. Tenant, its
      successors and assigns, shall not assert nor seek to enforce any claim for
      breach of this Lease against any of Landlord's assets other than
      Landlord's interest in the Property and in the rents, issues and profits
      thereof and any condemnation awards or insurance proceeds relating to the
      foregoing, and Tenant agrees to look solely to such interest for the
      satisfaction of any liability or claim against Landlord under this Lease,
      it being specifically agreed that in no event whatsoever shall Landlord
      (which term shall include, without limitation, any general or limited
      partner, trustees, beneficiaries, officers, directors, or stockholders of
      Landlord) ever be personally liable for any such liability. This paragraph
      shall not limit any right that Tenant might otherwise have to obtain
      injunctive relief against Landlord or to take any other action which shall
      not involve the personal liability of Landlord or for monetary damages
      from Landlord's assets other than as provided for herein.

10.5  Acts of God. In any case where either party hereto is required to do any
      act, delays caused by or resulting from Acts of God, war, civil commotion,
      fire, flood or other casualty, labor difficulties, shortages of labor,
      materials or equipment, government regulations, unusually severe weather,
      or other causes beyond such party's reasonable control shall not be
      counted in determining the time during which work shall be completed,
      whether such time be designated by a fixed date, a fixed time or a
      "reasonable time," and such time shall be deemed to be extended by the
      period of such delay.

10.6  Landlord's Default. Landlord shall not be deemed to be in default in the
      performance of any of its obligations hereunder unless it shall fail to
      perform such obligations and such failure shall continue for a period of
      thirty (30) days or such additional time as is reasonably required to
      correct any such default after written notice has been given by Tenant to
      Landlord specifying the nature of Landlord's alleged default. Landlord
      shall not be liable in any event for incidental or consequential damages
      to Tenant by reason of Landlord's default, whether or not notice is given.
      Tenant shall have no right for any default by

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      Landlord hereunder to offset or counterclaim against any rent due
      hereunder.

10.7  Brokerage. Each party warrants and represents to the other that it has
      dealt with no broker in connection with the consummation of this Lease,
      other than the Broker, and in the event of any brokerage claims, other
      than by the Broker, against one party predicated upon prior dealings with
      the other party, the first party agrees to defend the same and indemnify
      and hold the other party harmless against any such claim.

10.8  Applicable Law and Construction. This Lease shall be governed by and
      construed in accordance with the laws of the Commonwealth of Massachusetts
      and, if any provisions of this Lease shall to any extent be invalid, the
      remainder of this Lease shall not be affected thereby. There are no oral
      or written agreements between Landlord and Tenant affecting this Lease.
      This Lease may be amended, and the provisions hereof may be waived or
      modified, only by instruments in writing executed by Landlord and Tenant.
      The titles of the several Articles and Sections contained herein are for
      convenience only and shall not be considered in construing this Lease.
      Unless repugnant to the context, the words "Landlord" and "Tenant"
      appearing in this Lease shall be construed to mean those named above and
      their respective heirs, executors, administrators, successors and assigns,
      and those claiming through or under them respectively. If there be more
      than one tenant, the obligations imposed by this Lease upon Tenant shall
      be joint and several.

10.9  Roof Equipment. Landlord hereby agrees that Tenant, at its sole cost and
      expense, shall be permitted, to install, maintain, and from time to time
      replace, telecommunications and supplemental HVAC equipment on the roof of
      the Building (hereinafter, collectively, the "Roof Equipment"), provided
      that (i) prior to such installation Tenant obtains Landlord's approval of
      the location(s) for the proposed Roof Equipment (provided that Landlord's
      approval shall not be required for the supplemental HVAC equipment if
      located in the area shown as "Supplemental HVAC Equipment Location" on the
      plan attached hereto as Exhibit D) which approval shall not be
      unreasonably withheld; (ii) the Roof Equipment is not visible from the
      ground around the Building; (iii) Tenant will, at its sole cost and
      expense, comply with all governmental rules and regulations and the
      conditions of any bond or warranty maintained by Landlord for the roof,
      and (iv) Landlord and its authorized representatives and contractors shall
      be permitted to supervise any roof penetration. Tenant shall promptly
      repair any damage to the Building caused by or as a result of Tenant's
      installation, maintenance, replacement, use or removal of the Roof
      Equipment. The Roof Equipment shall remain the property of Tenant, and
      Tenant may remove the Roof Equipment at its sole cost at any time during
      the term of this Lease. In any event, Tenant shall remove the Roof
      Equipment at its sole cost upon the expiration or earlier termination of
      this Lease. In addition to any other indemnification provisions contained
      in this Lease, Tenant shall protect, defend, indemnify, and hold harmless
      Landlord from and against claims, damages, liabilities, costs and expenses
      of every kind and nature, including attorneys' fees, incurred by or
      asserted against Landlord arising out of Tenant's installation,
      maintenance, replacement, use or removal of the Roof Equipment. Tenant
      acknowledges

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<PAGE>

      that the rights granted hereunder are non-exclusive and Tenant agrees to
      install and maintain the Roof Equipment in such a manner as to insure and
      provide that the Tenant's rights hereunder do not conflict or cause
      interference with any Roof Equipment installed or maintained by any other
      tenant of the Property.

10.10 Generator: (A) Tenant shall have the right to install, maintain and
      operate a back-up generator at its sole cost and expense, in accordance
      with the provisions of Section 6.2.5 of this Lease, in the location shown
      on Exhibit D (the "Generator"). The Generator shall be installed (i) in
      accordance with all laws, regulations, ordinances, requirements and
      licenses applicable to such Generator and any appurtenances thereto; and
      (ii) in the manner and according to the plans and specifications provided
      in advance to Landlord for its review and approval, which approval shall
      not be unreasonably withheld. If such installation shall result in an
      increase in Landlord's insurance premiums for the Building or Property,
      Tenant shall be liable for the increase as additional rent hereunder.

      (B) Tenant agrees that upon the expiration or earlier termination of this
      Lease, Tenant shall, in accordance with subsection 6.1.9 hereof, remove
      the Generator, at Tenant's expense, and promptly repair and restore any
      damage to the Premises or the Building due to such removal. If the
      Generator is not so removed by Tenant upon the expiration of the term of
      this Lease, then it shall become the property of Landlord and Landlord
      shall remove the same and shall charge Tenant for the cost of removal,
      including costs, if any, associated with restoration of the Premises or
      Building due to such removal.

      (C) In addition to any other indemnification provisions of this Lease,
      Tenant will, and does hereby, indemnify, defend and save harmless Landlord
      (except to the extent resulting from Landlord's negligent or willful and
      malicious acts) from and against: (i) any and all claims, fees, demands,
      damages, expenses or losses by reason of any liens, orders, claims or
      charges resulting from any work done, or materials or supplies furnished,
      in connection with the fabrication, erection, installation, maintenance
      and operation of the Generator and (ii) any and all claims, costs,
      demands, expenses, fees or suits arising out of accidents, damage, injury
      or loss to any and all persons and property, or either whomsoever, or
      whatsoever resulting from or arising in connection with the installation,
      maintenance, operation and repair of the Generator. Tenant shall obtain
      insurance coverage for the benefit of Landlord in such amount and of such
      type as Landlord may reasonably require.

      (D) Landlord, at its expense upon thirty (30) days' prior written notice
      to Tenant, shall have the right to relocate the Generator to such other
      areas of the Building as Landlord may designate, provided that there shall
      be no material interference with Tenant's business. Tenant shall not be
      permitted to assign or transfer all or any portion of the rights granted
      to Tenant pursuant to this Subsection 10.10 unless Tenant assigns this
      Lease to the party to whom such rights are assigned or transferred.

10.11 Appraisal of Fair Rental Value. In the event that Tenant disputes the
      amount claimed by

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      Landlord as Fair Rental Value, and such dispute cannot be resolved by
      mutual agreement, Tenant shall have the right pursuant to Section 2.3 of
      this Lease to submit the dispute to the appraisal process hereinafter set
      forth. The amount of Fair Rental Value determined pursuant to such
      appraisal process shall be final and binding between the parties. The
      appraisal process shall be conducted as follows:

      (a)   Tenant shall make demand for appraisal by notice to Landlord within
            ten (10) business days after notice of Landlord's determination of
            Fair Rental Value given under Section 2.3 specifying therein the
            name and address of the person to act as the appraiser on its
            behalf. The appraiser shall be a real estate appraiser with at least
            ten years' experience in the field and a qualified member of the
            American Institute of Real Estate Appraisers, or any successor of
            such Institute (or if such organization or successor shall not
            longer be in existence, a recognized national association or
            institute of land appraisers) familiar with the fair market rent of
            comparable office space in the Boston/North Shore Massachusetts
            area. Failure on the part of Tenant to make a timely and proper
            notice of demand for such appraisal shall constitute a waiver of the
            right thereto. Within ten (10) business days after receipt of
            Tenant's notice of the demand for appraisal, Landlord shall give
            notice to Tenant, specifying the name and address of the person
            designated by Landlord to act as appraiser on its behalf who shall
            be similarly qualified. If Landlord fails to notify Tenant of the
            appointment of its appraiser within or by the time above specified,
            then Tenant shall thereafter send a second notice to Landlord
            indicating such failure and requesting Landlord to appoint such an
            appraiser. If Landlord fails to notify Tenant of the appointment of
            its appraiser within said time period then the appraiser appointed
            by Tenant shall be the sole appraiser to determine the issue.

      (b)   In the event that two (2) appraisers are chosen pursuant to
            paragraph (a) above, the appraisers so chosen shall meet within ten
            (10) business days after the second appraiser is appointed and, if
            within ten (10) business days after such first meeting the two
            appraisers shall be unable to agree upon a determination of Fair
            Rental Value, they, themselves, shall appoint a third appraiser, who
            shall be a competent and impartial person with the same minimum
            qualifications and experience as is required of the first two
            appraisers. In the event they are unable to agree upon such
            appointment within five (5) business days after expiration of said
            ten (10) day period, the third appraiser shall be selected by the
            parties themselves, if they can agree thereon, within a further
            period of ten (10) business days. If the parties do not so agree,
            then either party, on behalf of both, may request appointment of
            such a qualified person by an officer of the American Arbitration
            Association in Boston, Massachusetts. The third appraiser shall
            decide the dispute, if it has not previously been resolved, by
            following the procedure set forth below.

      (c)   Where the issue cannot be resolved by agreement of the two
            appraisers selected by Landlord and Tenant or settlement between the
            parties during the course of the

                                       37
<PAGE>

            appraisal process, the issue shall be resolved by the third
            appraiser in accordance with the following procedure. Within ten
            (10) days after the third appraiser has been selected, the other two
            appraisers shall state in writing their respective determinations of
            the Fair Rental Value, supported by the reasons therefor, and submit
            such proposed determinations to the third appraiser. Within ten (10)
            days of receipt of such determinations, the third appraiser shall
            select the determination which, in his view, more closely
            approximates the Fair Rental Value and such determination shall be
            the Fair Rental Value. If either of the other appraisers fails to
            submit his determination to the third appraiser within said ten (10)
            day period, the determination submitted to the third appraiser shall
            be the Fair Rental Value and if both other appraisers fail to submit
            their respective determinations to the third appraiser within said
            ten (10) day period, the third appraiser shall, within twenty (20)
            days after the expiration of said ten (10) day period, determine the
            Fair Rental Value and such determination shall be the Fair Rental
            Value. All such determinations of Fair Rental Value shall be final
            and binding upon the parties. The provision for determination by
            appraisal shall be specifically enforceable to the extent such
            remedies are available under the applicable law, and any
            determination hereunder shall be final and binding upon the parties
            hereto, and either party shall have the right to enter judgment
            thereon, unless otherwise provided by applicable law. If a
            determination of Fair Rental Value is to be made pursuant to this
            Section 10.11, Landlord and Tenant shall each pay for the fees and
            disbursements of any appraiser appointed by it and shall share
            equally in the fees and expenses of any third appraiser.

10.12 Corporate Authority. If Tenant signs this Lease as a corporation, each of
      the persons executing this Lease on behalf of Tenant does hereby covenant
      and warrant that (a) Tenant is a duly authorized and existing corporation,
      (b) Tenant has and is qualified to do business in the Commonwealth of
      Massachusetts, (c) the corporation has full right and authority to enter
      into this Lease, and (d) each person signing on behalf of the corporation
      are authorized to do so. If Tenant is a corporation, within thirty (30)
      days after execution of this Lease by Tenant, Tenant shall deliver to
      Landlord a certified corporate resolution authorizing Tenant to execute
      this Lease and authorizing the persons who signed below on behalf of
      Tenant to execute this Lease.

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<PAGE>

      WITNESS the execution hereof under seal on the day and year first above
written:

LANDLORD:                               TENANT:

ARTHUR PAPPATHANASI, TRUSTEE            LIGHTBRIDGE, INC.
330 SCANGAS NOMINEE TRUST

/s/ Arthur Pappathanasi                 Pamela D.A. Reeve
--------------------------------        --------------------------------
As Trustee, but not individually        By:
                                        Its:

                                       39

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