STANDARD FORM OF OFFICE LEASE

                     The Real Estate Board Of New York, Inc.

       -------------------------------------------------------------------



AGREEMENT OF LEASE, made of this 19th day of April, 2000, between



369 LEXINGTON  AVENUE CO., L.P.,  having address c/o The Macklowe  Organization,

140 West 57th Street, New York, New York 10019



party of the first part, hereinafter referred to as OWNER, and HEAVENLYDOOR.COM,

INC. a Delaware corporation, having an address at 840 Memorial Drive, Cambridge,

MA 02139



                party of the second part, hereinafter referred to as TENANT,





WITNESSETH: Owner hereby leases to Tenant and Tenant hereby hires from Owner





in the building known as 369 Lexington Avenue

in the Borough of Manhattan, City of New York, for the term of five (5) years





                (or until such term shall sooner cease and expire as hereinafter

 provided) to commence on the            day set forth in Article 37(a) nineteen

hundred and                , and to end on the                  day set forth in

 Article 37 (b)                    and                     both dates inclusive,

at an annual rental rate of







which Tenant  agrees to pay in lawful money of the United  States which shall be

legal tender in payment of all debts and dues,  public and private,  at the time

of payment,  in equal monthly  installments  in advance on the first day of each

month during said term,  at the office of Owner or such other place as Owner may

designate, without any set off or deduction whatsoever, except that Tenant shall

pay the first                  monthly  installment(s)  on the execution  hereof

(unless this lease be a renewal).



     In the  event  that,  at the  commencement  of the term of this  lease,  or

thereafter,  Tenant shall be in default in the payment of rent to Owner pursuant

to the  terms of  another  lease  with  Owner  or with  Owner's  predecessor  in

interest,  Owner may at  Owner's  option  and  without  notice to Tenant add the

amount of such arrears to any monthly  installment of rent payable hereunder and

the same shall be payable to Owner as additional rent.



     The parties hereto, for themselves,  their heirs, distributees,  executors,

administrators,  legal representatives,  successors and assigns, hereby covenant

as follows:



RENT: 1. Tenant  shall  pay  the  rent as  above  and as  hereinafter  provided.



OCCUPANCY:  2. Tenant shall use and occupy  demised  premises for  executive and

administrative offices only





                                                       and for no other purpose.





TENANT  ALTERATIONS:  3.  Tenant  shall  make no  changes  in or to the  demised

premises of any nature  without  Owner's prior written  consent.  Subject to the

prior written consent of Owner, and to the provisions of this article, Tenant at

Tenant's expense may make alterations,  installations, additions or improvements

which are  non-structural  and which do not affect utility  services or plumbing

and  electrical  lines,  in or to the interior of the demised  premises by using

contractors or mechanics first approved in each instance by Owner. Tenant shall,

before making any alterations,  additions, installations or improvements, at its

expense,  obtain  all  permits,  approvals  and  certificates  required  by  any

governmental or quasi-governmental  bodies and (upon completion) certificates of

final  approval  thereof  and  shall  deliver  promptly  duplicates  of all such

permits, approvals and certificates to Owner and Tenant agrees to carry and will

cause  Tenant's   contractors  and   subcontractors   to  carry  such  workman's

compensation, general liability, personal and property damage insurance as Owner

may require.  If any mechanic's lien is filed against the demised  premises,  or

the building of which the same forms a part,  for work claimed to have been done

for, or materials  furnished  to,  Tenant,  whether or not done pursuant to this

Home        Intelligence        Services        Subscriptions        News        About Us

Contact Us       Terms of Use       Resend Documents       Shopping Cart

Copyright © 2008 The Consus Group LLC