Common use of ADDENDUM Clause in Contracts

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 which constitute a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 A-1 through 54 A-3 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ ▇▇▇The parties hereto have executed this Lease on the dates specified immediately adjacent to their respective signatures. Executed at ▇▇▇▇ ▇. ▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇., Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇, by ▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS▇▇▇▇ - President, IIINelco Products, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC.Inc. Address ▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇, A DELAWARE CORPORATION▇▇▇▇▇▇ ▇▇▇ ▇▇▇, HEREIN CALLED ("LESSEE")▇▇ ▇▇▇▇▇, by ▇▇▇▇▇ ▇▇▇▇ - Owner Modification To Lease Building Lease between ▇▇▇▇▇ ▇▇▇▇, Lessor and Nelco, Lessee Dated December 12, 1989 1100 E. ▇▇▇▇▇▇▇▇ Avenue, Anaheim, CA

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 1, 2 and 3 which constitute constitutes a part of this Leaselease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at Fullerton, CA B & K Investment Company on March 11, 1994 By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇----------------------------- ▇▇▇▇▇▇ ▇▇▇▇▇ Address ▇▇, Menlo Park 94025 ▇ ▇. ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ By /s/ ▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ----------------------------- ▇▇▇▇▇▇ ▇▇▇▇▇▇▇ "LESSOR" (Corporate Seal) Executed at SPECIALTY EXTRUSION, LTD. Speciality Extrusions Limited on March 11, 1994 By_____________________________ ▇▇▇▇▇▇ Safer Address ▇▇▇ ▇. ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ By /s/ ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ ----------------------------- ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ----------------------------- ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ GUARANTY -------- THIS IS A GUARANTY by each of the undersigned (hereinafter referred to as "Guarantor") to B & K Investment company (hereinafter referred to as "Lessor"). Negotiations between Specialty Extrusions Limited (hereinafter referred to as "Lessee"), and Lessor have culminated in the execution concurrently herewith, of a Lease dated September 1, 1993 by and between Lessor and Lessee (hereinafter referred to as the "Lease"). In consideration of Lessor entering into the Lease, each Guarantor hereby unconditionally guarantees to Lessor the full and prompt payment by Lessee of all sums to be paid, expended and disbursed by Lessee and the full and prompt performance of any of the other covenants and conditions of the Lease at the times and in the manner and mode as provided by the Lease. This is a continuing Guaranty, and shall not be affected by any change, modification, alteration, assignment, renewal, compromise, extension, acceleration or supplement of the Lease or any part thereof. This Guaranty shall be irrevocable throughout the term of the Lease and any extension thereof. No act or omission on the part of Lessor and no agreement of any kind between Lessor and Lessee shall in any manner or to any extent releases or change or modify or affect the obligation and liability of each Guarantor. This Guaranty shall be an independent obligation of each Guarantor and is independent of the obligation and liability of each Guarantor. This Guaranty shall be an independent obligation of each Guarantor and is independent of the obligation and liabilities of Lessee. A separate action or actions may be brought against Lessee and whether Lessee be joined in any such action or actions. Each Guarantor waives all statutes of limitations affecting his obligations or liabilities hereunder or the enforcement thereof. Each Guarantor expressly waives any and all demands and notices of every type, nature, kind and description whatsoever to which such Guarantor might otherwise be entitled by law, including, but not limited to, notice of acceptance hereof, protests, presentment, notice of protest, notice of the incurring by Lessee of obligations or liabilities, defaults, notice of default, or breach of non-payment. Each Guarantor agrees to pay reasonable attorneys' fees and costs incurred by Lessor in enforcing this Guaranty whether or not suit is brought. This Guaranty shall inure to the benefit of Lessor and shall be binding upon each Guarantor and their respective heirs, administrators, executors, successors and assigns. Dated: March 11, 1994. Guarantor: ____________________________________ ▇▇▇▇▇▇ Safer /s/ ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ ------------------------------------ ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ------------------------------------ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ADDENDUM TO THAT CERTAIN STANDARD INDUSTRIAL LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUSDated September 1, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")1993 By and Between B & K Investment Company and Specialty Extrusions Limited

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 47.1 through 54 47.4 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. ▇▇▇▇▇▇ ▇▇▇▇▇▇▇ - General Partner By /s/ AND ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ TRUST By /s/▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇, Menlo Park 94025 Trustee By /s/▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇, ▇▇▇ "LESSOR" XOMA CORPORATION By /s/▇▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ Senior Vice President, Operations "LESSEE" ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUSADDENDUM to lease dated October 12, III1992 between XOMA Corporation, HEREIN CALLED ("LESSORXOMA"), Lessee, and ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ as Trustee of the ▇▇▇▇▇▇ and ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ as Trustee of the ▇▇▇▇▇▇ and ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ Trust ("▇▇▇▇▇▇▇"), Lessor, for approximately 18,000 sq. ft. at ▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇. Paragraph 47.1. The minimum monthly rent provided for in Paragraph 4 shall be subject to adjustment at the 1994 anniversary of the commencement date of the lease and every other year thereafter ("the adjustment date") AND MERCATOR GENETICS INC.as follows: The base for computing the adjustment is the Los Angeles-Long Beach-Anaheim All Urban Workers, A DELAWARE CORPORATIONpublished by United States Department of Labor, HEREIN CALLED Bureau of Labor Statistics ("LESSEEIndex"), which is in effect on the date of the commencement of the term ("Beginning Index"). The index published most immediately preceding the adjustment date in question ("Extension Index") is to be used in determining the amount of the adjustment. If the Extension Index has increased over the Beginning Index, the minimum monthly rent for the following two years (until the next rent adjustment) shall be set by multiplying the minimum monthly rent set forth in paragraph 4 by a fraction, the numerator of which is the Extension Index and the denominator of which is the Beginning Index. In no case shall the minimum monthly rent set forth in paragraph 4 by a fraction, the numerator of which is the Extension Index and the denominator of which is the Beginning Index. In no case shall the minimum monthly rent be less than the monthly rent in effect immediately prior to the adjustment date then occurring. On adjustment of the minimum monthly rent as provided in this lease, lessee shall immediately commence to pay the new monthly rent retroactive to the adjustment date and the parties shall immediately execute an amendment to this lease stating the new minimum monthly rent. If the Index has changed so that the base year differs from that in effect when the term commences, the Index shall be converted in accordance with the conversion factor published by the United States Department of Labor, Bureau of Labor Statistics. If the Index is discontinued or revised during the term, such other government index or computation with which it is replaced shall be used in order to obtain substantially the same result as would be obtained if the Index had not been discontinued or revised. Paragraph 47.2. Lessee shall receive a credit of $25,144.00 for deposit previously made on account of the previous lease dated August 1, 1990, therefore, Lessee need make no additional deposit. Paragraph 47.3. Lessee to pay premiums for fire and multi-peril insurance chargeable against the building and the improvements during the term hereof, as additional rent. Paragraph 47.4. Within twelve (12) months of the date of this lease, Lessee shall complete the construction of all Lessee improvements as appropriate, such improvements currently having an estimated cost of $1 Million. In consideration for said improvements, Lessee shall

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 which constitute constitutes a part of this Lease. If there is a conflict, or variance of any term of this lease between lease and addendum, addendum shall apply. ITEMS: 3.1 3.3(a), 4.1, 4.2(a), 5.1, 5.2, 6.2(a), 8.1, 8.3, 8.7, 15, 39.5, 47, 48, 49.1, 50, 50.1, 51, 52, 52.1, 52.2, 52.3, 52.4, ON ADDENDUM. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. SEE ADDENDUM SEE ADDENDUM ------------------------------------- ----------------------------------- --------- By ▇▇▇ ▇▇▇▇▇▇ - General Partner __________________________________ By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ ________________________________ _________ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED __________________________________ By ________________________________ _________ Executed on _________________________ Executed on _______________________ _________ ("LESSOR"Corporate Seal) AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE"Corporate Seal)

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 which constitute The following additional clauses shall apply to the Agreement and be deemed a part thereof. 1. The other dealers referred to in clause (b) of this LeaseSection 1.2 of the Agreement are Chase Securities, Inc. 2. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETOThe addresses of the respective parties for purposes of notices under Section 7.1 are as follows: THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By For the Issuer: Allegheny Technologies Incorporated Address: 1000 ▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇.▇▇▇▇▇▇, ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ Attention: R.S. Park, Vice President and Treasurer Telephone number: (412) ▇▇▇-▇▇▇▇ Fax number: (412) ▇▇▇-▇▇▇▇ For the Dealer: Gold▇▇▇, Menlo Park 94025 ▇▇ch▇ & ▇o. Address: 85 B▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇ ▇▇▇▇, ▇▇▇ ▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM Attention: Money market Origination Telephone number: (212) ▇▇▇-▇▇▇▇ Fax number: (212) ▇▇▇-▇▇▇▇ EXHIBIT A FORM OF LEGEND FOR PRIVATE PLACEMENT MEMORANDUM AND NOTES THE NOTES HAVE NOT BEEN REGISTERED UNDER THE SECURITIES ACT OF 1933, AS AMENDED (THE "ACT"), OR ANY OTHER APPLICABLE SECURITIES LAW, AND OFFERS AND SALES THEREOF MAY BE MADE ONLY IN COMPLIANCE WITH AN APPLICABLE EXEMPTION FROM THE REGISTRATION REQUIREMENTS OF THE ACT AND ANY APPLICABLE STATE SECURITIES LAWS. BY ITS ACCEPTANCE OF A NOTE, THE PURCHASER WILL BE DEEMED TO REPRESENT THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY IT HAS BEEN AFFORDED AN OPPORTUNITY TO INVESTIGATE MATTERS RELATING TO THE ISSUER AND BETWEEN WVP INCOME PLUSTHE NOTES, IIITHAT IT IS NOT ACQUIRING SUCH NOTE WITH A VIEW TO ANY DISTRIBUTION THEREOF AND THAT IT IS EITHER (A) AN INSTITUTIONAL INVESTOR OR HIGHLY SOPHISTICATED INDIVIDUAL INVESTOR THAT IS AN ACCREDITED INVESTOR WITHIN THE MEANING OF RULE 501(a) UNDER THE ACT AND WHICH, HEREIN CALLED IN THE CASE OF AN INDIVIDUAL, (i) POSSESSES SUCH KNOWLEDGE AND EXPERIENCE IN FINANCIAL AND BUSINESS MATTERS THAT HE OR SHE IS CAPABLE OF EVALUATING AND BEARING THE ECONOMIC RISK OF AN INVESTMENT IN THE NOTES AND (ii) HAS A NET WORTH OF AT LEAST $5 MILLION (AN "INSTITUTIONAL ACCREDITED INVESTOR" OR "SOPHISTICATED INDIVIDUAL ACCREDITED INVESTOR", RESPECTIVELY) AND THAT EITHER IS PURCHASING NOTES FOR ITS OWN ACCOUNT, IS A U.S. BANK (AS DEFINED IN SECTION 3(a)(2) OF THE ACT) OR A SAVINGS AND LOAN ASSOCIATION OR OTHER INSTITUTION (AS DEFINED IN SECTION 3(a)(5)(A) OF THE ACT) ACTING IN ITS INDIVIDUAL OR FIDUCIARY CAPACITY OR IS A FIDUCIARY OR AGENT (OTHER THAN A U.S. BANK OR SAVINGS AND LOAN) PURCHASING NOTES FOR ONE OR MORE ACCOUNTS EACH OF WHICH IS SUCH AN INSTITUTIONAL ACCREDITED INVESTOR OR SOPHISTICATED INDIVIDUAL ACCREDITED INVESTOR (i) WHICH ITSELF POSSESSES SUCH KNOWLEDGE AND EXPERIENCE OR (ii) WITH RESPECT TO WHICH SUCH PURCHASER HAS SOLE INVESTMENT DISCRETION; OR (B) A QUALIFIED INSTITUTIONAL BUYER ("LESSORQIB") WITHIN THE MEANING OF RULE 144A UNDER THE ACT WHICH IS ACQUIRING NOTES FOR ITS OWN ACCOUNT OR FOR ONE OR MORE ACCOUNTS, EACH OF WHICH IS A QIB AND MERCATOR GENETICS INC.WITH RESPECT TO EACH OF WHICH THE PURCHASER HAS SOLE INVESTMENT DISCRETION; AND THE PURCHASER ACKNOWLEDGES THAT IT IS AWARE THAT THE SELLER MAY RELY UPON THE EXEMPTION FROM THE REGISTRATION PROVISIONS OF SECTION 5 OF THE ACT PROVIDED BY RULE 144A. BY ITS ACCEPTANCE OF A NOTE, THE PURCHASER THEREOF SHALL ALSO BE DEEMED TO AGREE THAT ANY RESALE OR OTHER TRANSFER THEREOF WILL BE MADE ONLY (A) IN A DELAWARE CORPORATIONTRANSACTION EXEMPT FROM REGISTRATION UNDER THE ACT, HEREIN CALLED EITHER (1) TO THE ISSUER OR TO __________________________ OR ANOTHER PERSON DESIGNATED BY THE ISSUER AS A PLACEMENT AGENT FOR THE NOTES (COLLECTIVELY, THE "LESSEEPLACEMENT AGENTS"), NONE OF WHICH SHALL HAVE ANY OBLIGATION TO ACQUIRE SUCH NOTE, (2) THROUGH A PLACEMENT AGENT TO AN INSTITUTIONAL ACCREDITED INVESTOR, SOPHISTICATED INDIVIDUAL ACCREDITED INVESTOR OR A QIB, OR (3) TO A QIB IN A TRANSACTION THAT MEETS THE REQUIREMENTS OF RULE 144A AND (B) IN MINIMUM AMOUNTS OF $250,000.

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 55 which constitute constitutes a part of this Lease. ------- -------- LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at Encino, CA P & R Investment Co. ------------------------- ------------------------------------- on 3/1/99 By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS . Paris Gen. Partner ---------------------------------- ------------------------------------- Address ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇. #▇▇▇ /s/ ▇▇▇ ▇▇▇▇.▇▇▇ Gen'l Partner ------------------------------ ------------------------------------- ------------------------------------- "LESSOR" (Corporate seal) Executed at Image Entertainment -------------------------- --------------------------------------- on 3/1/99 /s/ ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇ ----------------------------------- By ------------------------------------ Address ▇▇▇▇ ▇▇▇ ▇▇▇ By /s/ ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ------------------------------ ------------------------------------ ▇▇▇▇▇▇▇▇▇▇ ▇▇ ▇▇▇▇▇ ------------------------------------- "LESSEE" (Corporate seal) For these forms write or call the American Industrial Real Estate Association, ▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇., Menlo Park 94025 ▇Suite 275, Los Angeles, CA 90071 (213) 687-8777 Form 204n 780 ADDENDUM TO LEASE This ADDENDUM TO LEASE dated March 1, 1999 is by and between P & R INVESTMENT COMPANY, as Lessor, and IMAGE ENTERTAINMENT, INC. as Lessee, for the property commonly known as ▇▇▇▇ ▇▇▇ ▇▇▇, ▇▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS▇▇▇▇▇. This Addendum is attached to and made a part of, IIIthe above referenced Standard Industrial/Commercial Single-Tenant Lease-Net (together with this Addendum, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEEThe Lease"). The provisions of this Addendum shall govern and supersede any, and all, contrary or inconsistent provisions of the preprinted portion of the Lease.

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 53 which constitute constitutes a part of PART OF this Lease. 8 LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. , NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. THE PARTIES HERETO HAVE EXECUTED THIS LEASE AT THE PLACE ON THE DATES SPECIFIED IMMEDIATELY ADJACENT TO THEIR RESPECTIVE SIGNATURES. Executed at Clar▇ ▇▇▇ Associates Cloy▇▇ ▇▇▇▇▇ -------------------------------- -------------------------------------------- on 5-22-89 By /s/ Mr. ▇▇▇▇▇▇ ▇▇▇▇▇ -------------------------------- -------------------------------------------- Address 2000 ▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇ - General Partner By -------------------------------- -------------------------------------------- Tempe, Arizona "LESSOR" (Corporate Seal) -------------------------------- Executed at Rockford Corporation Rockford Corporation, an Arizona corporation -------------------------------- -------------------------------------------- on 5/22/89 By /s/ ▇Mr. ▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇President -------------------------------- -------------------------------------------- Address 648 ▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇.▇ By -------------------------------- -------------------------------------------- Tempe, Arizona "LESSOR" (Corporate Seal) -------------------------------- 9 ADDENDUM TO LEASE CONTRACT BETWEEN CLOY▇▇ ▇▇▇▇▇ (▇▇SSOR) AND ROCKFORD CORPORATION (LESSEE) DATED: MAY 12, 1989 47. TENANT IMPROVEMENTS FOR BUILDING 2, 2055 ▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇ ▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC: 1. Warehouse Area Improvements: a. Warehouse floor to be sealed and expansion joints caulked., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")

ADDENDUM. Attached hereto is Is an addendum or addenda containing paragraphs 47 48 through 54 58 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. HIS APPROVAL NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR 08 BY THE REAL ESTATE BROKER OR 08 ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, . LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. THE PARTIES HERETO HAVE EXECUTED THIS LEASE, AT THE PLACE ON THE DALES SPECIFIED IMMEDIATELY ADJACENT I* their respective signatures. Executed at ROBERT COLMAN TRUST --------------------------- ----------------------------------- on By ▇------------------------------------ -------------------------------- Address By Robert Colman, Trustee -------------------------------- -------------------------------- "LESSOR" (Corporate seal) -------------------------------- Executed at ACCORD SEMICONDUCTOR EQUIPMENT ---------------------------- -------------------------------- GROUP- INC. TRAVIS WILSON, INDIVIDUALL▇ ▇▇ ▇▇▇▇▇▇ - General Partner TERRIE WILSON INDIVIDUALLY ------------------------------------ By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ Travis Wilson 8/19/94 -------------------------------- Travis Wilson, President By /s/ ▇▇▇Travis Wilson 8/19/94 -------------------------------- Travis Wilson, Individuall▇ ▇▇▇▇▇By /s/ Terrie Wilson 8/19/94 -------------------------------- Terrie Wilson, Individuall▇ Its: DirectorGUARANTEE OF LEASE THEREAS a certain Lease of even date herewith has been, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇.or will be, ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇executed by and between ROBERT COLMAN TRUST there▇▇ ▇▇▇ ▇▇▇▇▇▇ referred to as "Landlord", and TRAVIS WILSON INDIVIDUAL▇▇ ▇▇▇▇, ▇ ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY BAND AND BETWEEN WVP INCOME PLUSWIFE therein referred to as "Tenant", IIIcovering certain premises in the City of Tempe, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")County of _Maricopa State of Arizona; and

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 67 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR OF ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. THE PARTIES HERETO HAVE EXECUTED THIS LEASE AT THE PLACE ON THE DATES SPECIFIED IMMEDIATELY ADJACENT TO THEIR RESPECTIVE SIGNATURES. Executed at Oakland, Ca WELLESLEY COMPANY N.V. on September 7, 1994 By ▇▇▇ Brighton Pacific Authorized Agent Address 555 ▇▇▇▇▇▇ - General Partner By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ --------------------------------- Suite 820 By /s/ ▇▇▇▇ [SIG], Vice Chairman San ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ , --------------------------------- ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇ (415) ▇▇▇-▇▇▇▇ "LESSOR" (Corporate seal) Executed at VALL▇ ▇▇ ORO BANK ------------------------ on By /s/ WILL▇▇▇ ▇. ▇▇▇▇.▇, ▇▇ESIDENT/CEO --------------------------------- ----------------------------------- Address By ---------------------------- ----------------------------------- ----------------------------------- "LESSEE" (Corporate seal) For these forms write or call the American Industrial Real Estate Association, 350 ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇., Suite 275, Los Angeles, CA 90071 8 ADDENDUM TO STANDARD INDUSTRIAL LEASE BETWEEN WELLESLEY COMPANY, N.V. AND VALL▇ ▇▇▇▇, Menlo Park 94025 ▇▇ ORO BANK FOR 1234 ▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS▇, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")▇▇▇▇▇▇▇▇▇▇

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 which constitute a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics ▇▇▇▇▇▇ Associates Psygnosis, Inc. By A California General Partnership /s/ ▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇▇ - General Partner ---------------------------------- -------------------------------------- By /s/ ▇A. ▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇------------------------- --------------------------- By A. ▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 Partner By ▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇▇, President ------------------------- --------------------------- Executed on 6/30/97 Executed on 19/6/97 ------- ------- (Corporate Seal) (Corporate Seal) ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇. ---------------------------------- ------------------------------ ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇, ▇▇ ▇▇▇▇▇ ---------------------------------- ------------------------------ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ---------------------------------- ------------------------------ American Industrial Real Estate Association, Los Angeles, CA (▇▇▇) ▇▇▇-▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇ ▇▇. ▇▇▇▇▇▇ ASSOCIATES (LESSOR) AND PSYGNOSIS, INC. (LESSEE) ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")-----------------

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 1 through 54 7 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at Encino, CA P & R INVESTMENT COMPANY --------------------------- ------------------------------------- on December , 1993 By /s/ ▇▇▇▇▇▇▇ ▇. Paris ------------------------------------ ------------------------------------ ▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director▇. Paris, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS General Partner Address ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇., #▇▇▇ By /s/ ▇▇▇ ▇▇▇▇., ▇▇▇ --------------------------------------- ------------------------------------ ▇▇▇ ▇▇▇▇▇▇▇, General Partner ▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ (Tel. 818/▇▇▇-▇▇▇▇) --------------------------------------- "LESSOR" (Corporate seal) Executed at Chatsworth, CA IMAGE ENTERTAINMENT, INC. --------------------------- -------------------------------------- on December , 1993 By /s/ ▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇ ------------------------------------ ------------------------------------ ▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇, President Address ▇▇▇▇ ▇▇▇ ▇▇▇. By ------------------------------- ----------------------------------- ▇▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ (Tel. 818/▇▇▇-▇▇▇▇) ---------------------------------------- "LESSEE" (Corporate seal) ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUSto that Lease dated December 1, III1993, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS by and between P & R INVESTMENT COMPANY, as Lessor and IMAGE ENTERTAINMENT, INC., A DELAWARE CORPORATIONas Lessee for that property commonly known as ▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇, HEREIN CALLED ("LESSEE")▇▇▇▇▇▇▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇. This Addendum to the attached Lease, dated December 1, 1993 is hereby incorporated into the Lease and is made a part thereof by this reference. In the event of any conflict or inconsistency between the Lease and this Addendum, the terms of this Addendum shall govern and control the intent of the parties.

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 48 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. THE PARTIES HERETO HAVE EXECUTED THIS LEASE AT THE PLACE ON THE DATES SPECIFIED IMMEDIATELY ADJACENT TO THEIR RESPECTIVE SIGNATURES. Executed at WESTLAKE DEVELOPMENT COMPANY, INC. ------------------------------ ---------------------------------- on By ▇▇▇ /s/ ▇▇▇▇▇▇ - General Partner By /s/ ▇.▇. ▇▇▇▇▇ --------------------------------------- ------------------------------ Address ▇▇▇ ▇▇ ▇▇▇▇▇▇ ▇▇▇▇, ▇▇▇ Floor By ---------------------------------- ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇, ▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ "LESSEE" (Corporate seal) ------------------------------------------ Executed at TRANSGENOMIC, INC. ------------------------------- -------------------------------- on ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇ By /s/ ▇▇▇▇., ▇▇ ▇'▇▇▇▇▇ --------------------------------------- -------------------------------- ▇▇▇▇▇▇▇ ▇▇▇ ▇▇▇▇, ▇▇ ▇▇▇▇▇ By ---------------------------------- -------------------------------- "LESSEE" (Corporate seal) ------------------------------------------ EXHIBIT 10.17 C O R N I S H & C A R E Y C O M M E R C I A L ============= C&C ============= O N C O R I N T E R N A T I O N A L ================================================================================ L E A S E A D D E N D U M ================================================================================ ADDENDUM TO THE LEASE DATED NOVEMBER 1, 1998, BY AND BETWEEN WESTLAKE DEVELOPMENT COMPANY, INC., LANDLORD, AND TRANSGENOMIC, INC., TENANT, FOR THOSE PREMISES LOCATED AT ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇, ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")

ADDENDUM. Attached hereto is an addendum or addenda are Addendum 1 and 2 containing paragraphs 47 through 54 50 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY REPLY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at: ------------------------- ------------------------------------- on May 20, 1993 By /s/ ▇▇▇▇▇ ▇▇▇▇▇ ----------------------------------- ---------------------------------- ▇▇▇▇▇ ▇▇▇▇▇ Address ▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇ - General Partner By ----------------------------- ---------------------------------- ▇▇▇ ▇▇▇▇, ▇▇ ▇▇▇▇▇ -------------------------------------- "LESSOR" (Corporate seal) GLOBAL VISION UNLIMITED INC. Executed at A Utah Corporation -------------------------- ---------------------------------- on By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ------------------------------ By /s/ ----------------------------------- ---------------------------------- ▇▇▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇ Address By ----------------------------- ---------------------------------- -------------------------------------- "LESSEE" (Corporate seal) ADDENDUM TO LEASE NO. I ----------------------- ADDENDUM TO LEASE DATED MAY 18, 1993 BY AND BETWEEN ▇▇▇▇▇ ▇▇▇▇▇ ("LESSOR") AND GLOBAL VISION UNLIMITED INC., A UTAH CORPORATION ("LESSEE") FOR THE 4,166+- SQUARE FOOT PREMISES LOCATED AT ▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC▇▇▇▇▇., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 1 through 54 12 which constitute a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: . THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By THE ▇▇▇▇▇▇ AND ▇▇▇ ▇▇▇▇▇▇ - General Partner REVOCABLE TRUST POLYCOM, INC., DATED AUGUST 18, 1989 a Delaware corporation --------------------------------------- -------------------------------------- By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇------------------------------------ ----------------------------------- Name: ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ Title: CFO By ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED By ------------------------------------ ----------------------------------- Executed on Executed on --------------------------- -------------------------- ("LESSOR"Corporate Seal) AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE"Corporate Seal)

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 1 through 54 26 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. HIS APPROVAL NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. THE PARTIES HERETO HAVE EXECUTED THIS LEASE AT THE PLACE ON THE DATES SPECIFIED IMMEDIATELY ADJACENT TO THEIR RESPECTIVE SIGNATURES. Executed at Phoenix, Arizona ------------------------------ --------------------------------- on September 8, 1989 By ▇Dona▇▇ ▇▇. ▇▇▇▇ - General Partner --------------------------------------- ------------------------------- Address By /s/ Dona▇▇ ▇▇. ▇▇▇▇ ▇▇▇▇▇▇ ---------------------------------- ------------------------------- ----------------------------------------- "LESSOR" (Corporate seal) Executed at SUPER SHUTTLE ARIZONA, INC. ------------------------------ ---------------------------------- on By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ([Illegible Signature] --------------------------------------- ------------------------------- Address By ---------------------------------- ------------------------------- "LESSEE")" (Corporate seal) -----------------------------------------

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs Items 1 through 35, including Paragraphs 47 through 54 51 which constitute constitutes a part of this Lease. Form No. RE-3-383, as modified thereon and initialed by the parties constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME OF THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at Los Angeles, California ▇▇▇▇▇ - General Partner By /s/ ▇▇▇▇REALTY CORPORATION dba Downey Industrial Center on October 31, 1985 By: __________________________ President "LESSOR" (Corporate seal) Aerojet Ordnance Company By: ___________________________ Vice President, Contracts "LESSEE" (Corporate seal) For these forms write or call the American Industrial Real Estate Association, ▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇., Menlo Park 94025 Suite 275, Los Angeles, CA 9007 EXHIBIT A November 2, 1995 VIA CERTIFIED MAIL - RETURN RECEIPT REQUESTED ▇▇▇▇▇ Realty Corporation Agent for Downey Industrial Center ▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇▇ Boulevard Los Angeles, CA 90040 Re: Lease with U.S. Ordnance Company ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇, ▇▇ ▇▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")Ladies and Gentlemen:

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 which constitute constitutes a part of this Lease. See attached Exhibit A - Legal Description Exhibit B - Building Floor Plan Exhibit C - Work Letter LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: . THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner THE PARTIES HERETO HAVE EXECUTED THIS LEASE AT THE PLACE ON THE DATES SPECIFIED IMMEDIATELY ADJACENT TO THEIR RESPECTIVE SIGNATURES. Executed at El Segundo, California Continental Development Corporation ------------------------------- ------------------------------------- on By /s/ ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ --------------------------------- ------------------------------------ ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇, President Address ▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ By /s/ ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇, ▇▇. -------------------------------- ------------------------------------ ▇▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇, ▇▇., Secretary --------------------------------------- "LESSOR" (Corporate Seal) Executed at El Segundo, California Tri-Star Electronics, Inc. and ---------------------------- ▇▇▇▇ Components Incorporated ------------------------------------- on By /s/ ▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇ ------------------------------------- ---------------------------------- ▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇, President of Tri-Star Electronics Address ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ By /s/ ▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇ -------------------------------- ---------------------------------- ▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇▇, Chairman of ▇▇▇▇ Components ---------------------------------------- "LESSEE" (Corporate seal) For these forms write or call the American Industrial Real Estate Association, ▇▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC▇▇▇▇▇▇▇▇ ▇▇., M-1, Los Angeles, CA 90071 (213)687-8777 -C- 1980--By American Industrial Real Estate Association. All rights reserved. No part of these words may be reproduced in any form without permission in writing. PARCEL A: The surface and all rights above the subsurface and that portion of the subsurface lying above a depth of 500.00 feet measured vertically from the surface of that portion of Parcel 2, in the city of El Segundo, in the county of Los Angeles, state of California, as shown on a record of survey filed in Book 77 pages 51 and 52 of Record of Surveys, in the office of the County Recorder of said county, described as follows: Beginning at the intersection of the westerly line of said Parcel 2, with a line that is parallel with and distant northerly 30.00 feet measured at right angles from the most southerly line of said Parcel 2; thence along said parallel line, South 89DEG.57'34" East 250.00 feet to the easterly line of said Parcel 2; thence along said easterly line, North 0DEG.00'04" West 405.00 feet to the westerly terminus of that certain course in the southerly boundary of said Parcel 2, shown on the map of said Record of Survey as having a bearing and length of North 89DEG.57'34" West 400.00 feet; thence along the westerly prolongation of said last-mentioned certain course, North 89DEG57'34" West 250.00 feet to the westerly line of said Parcel 2; thence along said westerly line ▇▇▇▇▇ ▇▇▇▇.▇▇'▇▇" ▇▇▇▇ 405.00 feet to the point of beginning. Except from the southerly 13.5 feet of said land, all oil, gas, asphaltum and other hydrocarbons and other minerals that may be produced from said land, provided, however, that the surface of said property shall never be used for the exploration, development, extraction, removal or storage of said oil, gas, asphaltum or other hydrocarbons and other minerals and provided further that the exercise of such excepted and reserved rights shall be conducted in such a manner as not to interfere with or endanger the use of the surface of said property, as reserved by Standard Oil Company of California, a corporation, in deed recorded April 22, 1939, in Book D-441 Page 942, Official Records. Lessor reserves unto itself, its successors, assigns and designated lessees, a non-exclusive right of vehicular and pedestrian access to, upon and over the westerly 22.00 feet of the above described land. PARCEL B: A DELAWARE CORPORATIONnon-exclusive easement appurtenant to said Parcel A for vehicular and pedestrian access to and from said Parcel A in, HEREIN CALLED to, upon and over those portions of Parcels 1, 2 and 3, in the city of El Segundo, Count of Los Angeles, state of California, as shown on Parcel Map No. 8721 filed in Book 107, Page 2 of Parcel Maps in the office of the County Recorder of said county, TOGETHER with that portion of the southeast quarter of Section 18, T. 3 S., R. 14W., in said city, county and state, as shown on map of subdivision of part of the Sausal Redondo Rancho, filed in Superior Court Case No. 11629 of the state of California in and for the county of Los Angeles, included within a strip of land 38.00 feet wide, lying 16.00 feet westerly and 22.00 feet easterly of the easterly line of said Parcels 1, 2 and 3; excepting therefrom that portion of said 38.00-foot-wide strip of land lying within said Parcel A. Said Parcel B lies within, and is a portion of, the private street known as Continental Way. EXHIBIT "A" [MAP/BLUEPRINT] PARKING STRUCTURE ----------------- ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇. TWO FLOORS 81,300 sq. ft. SEPT. 19, 1989 EXHIBIT B WORK LETTER TO STANDARD OFFICE LEASE Dated: September 19, 1989 By and between: Continental Development Corporation, Lessor, and Tri-Star Electronics, Inc., Lessee Except for the work to be performed according to Lessee's plans and specifications ("LESSEE"Specs), the tenant improvements in the Premises shall be constructed in accordance with Lessor's building standard improvements using building standard materials at Lessor's cost. All work to be performed in accordance with Lessee's Specs shall be performed by Lessors at Lessee's expense. In addition to the cost of Lessee's work performed in accordance with Lessee's Specs, Lessee shall pay Lessor 10% of the total cost of such work as administrative overhead and an additional 5% of the sum of such work and administrative overhead as a reasonable profit.

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 1 through 54 31, and 1 through 7 which constitute constitutes a part of this Lease. Lease and the following documents incorporated herein: EXHIBIT "A" -SITE PLAN EXHIBIT "B" - UNIT PLAN EXHIBIT "C" - OPTION TO RENEW RECORDING OF THIS LEASE PROHIBITED LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, . LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at Westlake Village Industrial Park on July 17, 1996 Address: ▇▇▇▇▇ - General Partner By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇, ▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇, Menlo Park 94025 ▇▇ ▇▇▇▇▇ LESSOR ------ By: Mid Valley Management Company, a California Corporation Managing Agent /S/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ ---------------------------------------- By: ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇, Authorized Agent LESSEE ------ SYNTHONICS INCORPORATED A CALIFORNIA CORPORATION /S/ ▇▇▇▇▇▇▇ ▇. Palm ----------------------------- By: ▇▇▇▇▇▇▇ Palm, President /S/ ▇▇▇▇▇▇ ▇▇▇▇▇▇ ADDENDUM ----------------------------- By: ▇▇▇▇▇▇ ▇▇▇▇▇▇, Secretary [WESTLAKE VILLAGE INDUSTRIAL PARK SITE PLAN] Exhibit "A" [WESTLAKE VILLAGE INDUSTRIAL PARK] 31324 Via Colinas, Suites 106/107 Approximately 2424 Square Feet Exhibit "B" OPTION TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUSRENEW Provided Lessee has never been in default in any of the agreements, IIIcovenants, HEREIN CALLED terms or conditions of this Lease, Lessee shall have the Option to Renew the term of this Lease for ONE (1) ONE YEAR term(s) following the expiration of the initial term (herein called "LESSORrenewal term") provided written notice is delivered to Lessor at least six (6) months before the expiration of the initial term of this Lease (or, as to any successive renewals, written notice to Lessor at least six (6) months prior to the expiration of the immediately preceding term). The terms and conditions of this Lease shall remain in full force and effect during the renewal teen, except that: 1. The monthly rent shall be TWO THOUSAND SIX HUNDRED EIGHTEEN AND MERCATOR GENETICS INC00/100 ($2,618.00). However, in no event will the monthly rent during the renewal term be less than the monthly rent for the last month of the initial term or any extensions thereto. If the renewal term is greater than one (1) year, the rent for the first year of the renewal term shall be at a fixed rate; thereafter, on each yearly anniversary of the renewal term, the rent shall be increased as set forth in the Addendum to Option to Renew. If successive options are granted, this Option to Renew shall apply to each renewal term. 2. Lessee shall accept the Premises "as is" and "with all faults" and Lessor has no obligation to improve same in any way. 3. The security deposit shall be increased in direct proportion to each and every rent increase. Promptly upon Lessee's receipt of written notification from Lessor as to the rent applicable to such renewal term, at Lessor's direction, Lessor may request that Lessee pay to Lessor the rent for the first month of the renewal term and the amount of any increase in security deposit. 4. In the event that Lessee has multiple options to extend or renew this Lease, a later option cannot be exercised unless prior option to extend or renew this Lease has been exercised. This option to extend is personal to the original Lessee and is not transferable or assignable in any manner whatsoever. 5. Lessee shall have no other right to extend the term beyond the renewal term. 6. That in the event Lessor has prepared a new or revised Lease Agreement covering the subject business or industrial complex, then, in that event Lessee shall execute a new Lease Agreement for the extended term and said new Lease Agreement shall be applicable and operative during the extended option period. 7. If Lessee is in default on the date of giving the option notice or at any time prior to the commencement of the renewal term, the option notice shall be totally ineffective and this Lease shall expire at the end of the initial term. The parties hereto have executed this Option to Renew on the date set forth below: LESSOR: LESSEE: ------- ------- Simi Valley Plaza, LLC, by SYNTHONICS INCORPORATED Mid Valley Management Company A California Corporation A California Corporation Managing Agent /S/ ▇▇▇▇▇▇▇ ▇. Palm --------------------------------- By: ▇▇▇▇▇▇▇ ▇▇▇, President /S/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ /S/ ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ ------------------------------ --------------------------------- By: ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ By: ▇▇▇▇▇▇ ▇▇▇▇▇▇, Secretary Authorized Agent Dated: July 17, 1996 Dated: Exhibit "C" ADDENDUM I THIS ADDENDUM is attached to and Integrated as a part of that certain Lease dated JULY 8, 1996 by and between WESTLAKE VILLAGE INDUSTRIAL PARK, Lessor, and SYNTHONICS INCORPORATED, A DELAWARE CORPORATIONCALIFORNIA CORPORATION Lessee and constitutes additional Covenants, HEREIN CALLED ("LESSEE")Conditions and Agreements contained herein, which Addendum shall prevail In the event of any conflict between the Covenants, Conditions and Agreements contained herein and those In said Lease. RULES AND REGULATIONS

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 51 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇THE PARTIES HERETO HAVE EXECUTED THIS LEASE AT THE PLACE ON THE DATES SPECIFIED IMMEDIATELY ADJACENT TO THEIR RESPECTIVE SIGNATURES. Executed at ▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇ -------------------------------- ----------------------------------- on By /s/ ▇▇▇ ▇▇▇▇., ▇▇▇▇ ----------------------------------------- --------------------------------- Dr. ▇▇▇ ▇▇▇▇▇▇▇▇ Address By ------------------------------------ -------------------------------- ▇▇▇▇▇▇ ▇▇▇▇▇▇▇, Menlo Park 94025 ▇▇. ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR"" (Corporate seal) AND MERCATOR GENETICS INC.------------------------------------------- Executed at Atek Computer Distributors, A DELAWARE CORPORATION, HEREIN CALLED (Inc. -------------------------------- -------------------------------- on By /s/ Illegible ----------------------------------------- ------------------------------- Address By ------------------------------------ ------------------------------- "LESSEE")" (Corporate seal) -------------------------------------------

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 70 which constitute a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: . THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. LORAL CORPORATION CAVCO INDUSTRIES, INC. ------------------------------------ ---------------------------------- By ▇By /s/ Robe▇▇ ▇▇▇▇▇▇ - General Partner By /s/ , ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ ce President ---------------------------------- ------------------------------- By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: DirectorBy ---------------------------------- -------------------------------- Executed on Executed on December 28, Finance & Administration ----------------------- 1992 ------------------ ---------------------- (Corporate seal) (Corporate seal) ADDRESS FOR NOTICES AND RENT ADDRESS ▇Loral Corporation 301 ▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇, C178 600 ▇▇▇▇▇ ▇▇▇▇.▇▇ ---------------------------------- ------------------------------------ New ▇▇▇▇, ▇▇ ▇▇▇▇▇ ▇▇▇n: Vice President/General Counsel Phoe▇▇▇, ▇▇ ▇▇▇▇▇ ------------------------------------ ---------------------------------- Rent payments and Copy of Notices to: Westvalley Technology Centre Attn: Vice President ------------------------------------ ---------------------------- P.O. ▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS------------------------------------ NOTE: These forms are often modified to meet changing requirements of law and needs of the industry. Always write or call to make sure you are utilizing the most current form: AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC345 ▇▇. ▇▇▇▇▇▇▇▇ ▇▇., A DELAWARE CORPORATIONM-1, HEREIN CALLED Los Angeles, CA 90071. ("LESSEE")213) ▇▇▇-▇▇▇▇.

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 A through 54 A which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By The Parties hereto have executed this Lease at the Place on the dates specified immediately adjacent to their respective signatures. Executed at Rohnert Park, California on_______________________ By: Western Business Park Associates ▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇, ▇ ▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇ By_______________________________ Executed at ______________________ On________________________________ By________________________________ Address___________________________ ADDENDUM TO THAT CERTAIN A RENTAL PAYMENT SCHEDULE ▇▇▇▇▇ ▇▇▇-▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇▇▇▇▇ ▇▇▇▇ PERIOD OF TIME RENT DUE PER MONTH1st 6 months $1883.70 2nd 6 months 2152.80 3rd 6 months 2421.90 4th 6 months 2691.00 5th 6 months 2960.10 6th 6 months 3229.20 DATE________________ IMMECOR INC. BY: DATE________________ WESTERN BUSINESS PARK ASSOC. BY: LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUSMODIFICATION The office lease dated December 13, III1994, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC.by and between WESTERN BUSINESS PARK ASSOCIATES, A DELAWARE Lessor, and IMMECOR CORPORATION, HEREIN CALLED ("LESSEE")Lessee, is hereby modified as follows: 1. Effective with the rent due June 1, 1995, the leased area is increased by the area of those offices identified as Suites 105-A and 105-C, and the base monthly rent shall be $2,173. 2. Effective with the rent due August 1, 1995, the leased area is increased by the area of that office identified as Suite 105-D, and the base monthly rent shall be increased to $2,738.

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 57 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: . THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at ------------------------ --------------------------------------- on By ▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ ▇/S/ ▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ . ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇. --------------------------------- ------------------------------------- Address ▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇ By /S/ ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇---------------------------- ------------------------------------- ▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS----------------------------------- Executed at SUN VALLEY FORD, IIIINC. ------------------------ ---------------------------------------- on DECEMBER , HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC.1986 By /S/ ▇. ▇. ▇▇▇▇▇▇ --------------------------------- ------------------------------------- Address ▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇ Its PRESIDENT ---------------------------- ------------------------------------ ▇▇▇▇▇▇▇, A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")▇▇ ▇▇▇▇▇ -----------------------------------

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 1, 2 and 3 which constitute constitutes a part of this Leaselease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at Fullerton, CA B & K Investment Company on March 11, 1994 By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇----------------------------------- ▇▇▇▇▇▇ ▇▇▇▇▇ Address ▇▇, Menlo Park 94025 ▇ ▇. ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED (By /s/ ▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ----------------------------------- ▇▇▇▇▇▇ ▇▇▇▇▇▇▇ "LESSOR"" (Corporate Seal) AND MERCATOR GENETICS INC.Executed at SPECIALTY EXTRUSION, A DELAWARE CORPORATIONLTD. Speciality Extrusions Limited on March 11, HEREIN CALLED ("LESSEE")1994 By ---------------------------------- ▇▇▇▇▇▇ Safer Address ▇▇▇ ▇. ▇▇▇▇▇▇ ▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ By /s/ ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ ---------------------------------- ▇▇▇▇▇▇ ▇. ▇▇▇▇▇▇ By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇ ----------------------------- ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 43. through 54 43.3 which constitute constitutes a part of this Lease. LESSOR L▇▇▇▇▇ AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND LEASE, EACH TERM AND PROVISION CONTAINED HEREIN HERE IN, THE RULES AND REGULATIONS, AND ANY OTHER ADDENDUMS ATTACHED HERETO, AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: THERE TO; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX TA X CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇The parties hereto have executed this Lease at the place and dates specified immediately adjacent to their respective signatures. Executed at LOS ANGELES, CALIFORNIA LA APPAREL MART L.L.C. On Lessor Address 1▇▇ ▇▇▇▇▇▇ - General Partner By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇ ▇▇▇#▇▇▇▇ LOS ANGELES, CALIFORNIA 90015 Tel 2▇▇-▇▇▇-▇▇▇▇ Executed at LOS ANGELES, CALIFORNIA Fax On Lessee Name Address for notices 1▇▇ ▇. ▇▇▇ ▇▇▇▇, ▇▇#▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN ▇. ▇▇▇▇ LOS ANGELES, CALIF. 90015 Emergency Phone Tel Initials: OFFICE LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")Initials: OFFICE LEASE

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 -- through 54 56 which constitute constitutes a part of this Lease. LESSOR -- ▇▇▇▇▇▇ AND LESSEE ▇▇▇▇▇▇ HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. : THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at NEW PARK LEASING COMPANY, a California ------------------------ -------------------------------------- Partnership on By /s/ ▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇ --------------------------------- ------------------------------------ ▇▇▇▇▇ ▇. ▇▇▇▇▇▇▇▇ Address ▇▇▇▇ ▇▇▇▇▇ ▇▇ - General Partner ▇▇. By --------------------------- ------------------------------------ Santa Clara, CA 95050 "LESSOR" (Corporate seal) --------------------------- Executed at KINETIC SYSTEMS, INC. a California Corp. ------------------------ --------------------------------------- on 8/2/89 By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇▇▇▇▇▇ ------------------------------ By /s/ --------------------------------- ------------------------------------- Address ▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇. ▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇--------------------------- Santa Clara, ▇▇ ▇▇▇▇▇ CA 95054 By --------------------------- ------------------------------------- "LESSEE" (Corporate seal) THIS IS AN ADDENDUM TO THAT CERTAIN THE STANDARD INDUSTRIAL LEASE AGREEMENT NET DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS31, III, HEREIN CALLED (1989 IN WHICH NEWPARK LEASING COMPANY AS "LESSOR") " AND MERCATOR GENETICS KINETIC SYSTEMS, INC., A DELAWARE CORPORATION, HEREIN CALLED (CALIFORNIA CORPORATION AS "LESSEE").

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 55 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY THE EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: , THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By The parties hereto have executed this Lease at the place and on the dates specified adjacent to their respective signatures. Executed at Commerce, CA on October 1, 2000 By: /S/ ▇▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ ▇▇▇-------------------------------- Address: ▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ , Senior Vice President ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUSBy: /S/ ▇▇▇▇ ▇▇▇▇▇▇ ATTN: Vice President Real Estate -------------------------------- ▇▇▇▇ ▇▇▇▇▇▇, III, HEREIN CALLED (CFO "LESSOR"" (Corporate seal) AND MERCATOR GENETICS INC.Executed at Commerce, A DELAWARE CORPORATIONCA on October 1, HEREIN CALLED (2000 By: /S/ ▇▇▇▇▇ ▇▇▇▇ -------------------------------- Address: ▇▇▇▇▇ ▇▇▇▇, President c/o 99(cent)Only Stores ▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ By: /S/ ▇▇▇▇▇▇ GOLD ▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ -------------------------------- ATTN: President ▇▇▇▇▇▇ Gold, Authorized Representative "LESSEE")" (Corporate seal) Addendum To Lease

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 -------- ________ through 54 which __________ when constitute a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE LESE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, AND BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, EXECUTED THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO APPROVAL REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: . THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By RSH PROPERTIES, L.L.C., a Georgia limited liability company KING MAILING SERVICES, INC. By: /s/ ▇▇▇▇▇▇ ▇▇▇▇▇ (SEAL) By: /s/ ▇▇▇▇ ▇▇▇▇▇▇▇▇▇ - General Partner By /s/ ----------------------------- ------------------- Member Title: /s/Chairman of the Board ------------------------- Executed on October 17, 1994 Executed on October 17, 1994 ADDRESS FOR NOTICES AND RENT ADDRESS FOR NOTICES c/o Phoenix Communications, Inc. c/o Phoenix Communications, Inc. ▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇ ------------------------------ By /s/ ▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ , ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇.▇▇▇, ▇▇▇▇▇▇▇ ▇▇▇▇▇ For these forms write the American Industrial Real Estate Association, ▇▇▇ ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇., Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇Suite 275, ▇▇ ▇▇▇▇▇ ADDENDUM Los Angeles, CA 90071 (213) 887-8777 FIRST AMENDMENT TO THAT CERTAIN STANDARD INDUSTRIAL LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED THIS FIRST AMENDMENT TO STANDARD INDUSTRIAL LEASE (the "LESSORAmendment") AND MERCATOR GENETICS is made and entered into as of the 1st day of July, 1996, by and between RSH PROPERTIES, L.L.C., a Georgia limited liability company (the "Lessor") and KING MAILING SERVICES, INC., A DELAWARE CORPORATION, HEREIN CALLED a Georgia corporation (the "LESSEELessee").

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 ______ through 54 ______ which constitute constitutes a part of this Lease. LESSOR See addendum 47-53 attached. Initials: /s/ MLM ------- ------- ▇▇▇▇▇▇ AND LESSEE ▇▇▇▇▇▇ HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, AND BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN, IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at _________________________ _____________________________ on __________________________________ By __________________________ Address _____________________________ By __________________________ _____________________________________ "LESSOR" (Corporate Seal) Executed at _________________________ _____________________________ /s/ ▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇ - General Partner on __________________________________ By __________________________ Address _____________________________ By __________________________ _____________________________________ "LESSEE" (Corporate Seal) Initials: /s/ ▇MLM ------- ------- ADDENDUM TO LEASE In reference to the Agreement to Lease dated July 18, 1996 by and between ▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: DirectorMANAGEMENT, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇hereafter referred to as Lessor, and WATER SOUNDS hereafter referred to as Lessee, covering the real property commonly known as ▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")the undersigned Lessor and Lessee agree to the following:

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 55 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN HEREIN, AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. THE PARTIES HERETO HAVE EXECUTED THIS LEASE AT THE PLACE ON THE DATES SPECIFIED IMMEDIATELY ADJACENT TO THEIR RESPECTIVE SIGNATURES. Executed at Tarzana, CA AKA ENTERPRISES, A CALIFORNIA ------------------------------- LIMITED PARTNERSHIP On: 2/14/00 By /s/ RICH▇▇▇ ▇. ▇▇▇▇▇▇▇ ---------------------------------------- -------------------------------------- RICH▇▇▇ ▇. ▇▇▇▇▇▇▇, ▇▇NERAL PARTNER Address: 1992▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇ By /s/ LEON▇▇▇ ▇▇▇▇▇ ----------------------------------- ------------------------------------- Tarz▇▇▇, ▇▇ ▇▇▇▇▇ LEON▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ , ▇▇NERAL PARTNER ----------------------------------- Executed at Westlake Village, CA "LESSOR" (Corporate seal) ------------------------------- DENTAL/MEDICAL DIAGNOSTIC SYSTEMS, INC. On: 2/11/00 A DELAWARE CORPORATION ---------------------------------------- Address: 6416 ▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ROBE▇▇ ▇. ▇▇▇▇▇▇▇▇▇ ----------------------------------- -------------------------------------- Wood▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ROBE▇▇ ▇. ▇▇▇▇.▇▇▇▇▇, ▇▇ESIDENT & CEO ----------------------------------- By /s/ STEP▇▇▇ ▇. ▇▇▇▇ -------------------------------------- STEP▇▇▇ ▇. ▇▇▇▇, ▇▇O "LESSEE" (Corporate seal) For these forms write or call the American Industrial Real Estate Association, 350 ▇▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇., Los Angeles, CA 90071. (213) ▇▇▇▇, Menlo Park 94025 ▇-▇▇▇▇ 7 ADDENDUM TO STANDARD INDUSTRIAL LEASE - NET DATED JANUARY 25, 2000 BY AND BETWEEN AKA ENTERPRISES, AS LESSOR, AND DENTAL/MEDICAL DIAGNOSTIC SYSTEMS, INC., AS LESSEE, FOR THE PROPERTY COMMONLY KNOWN AS 6416 ▇▇▇▇▇▇ ▇▇▇▇▇▇, ▇▇▇, ▇▇▇▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS▇, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC▇▇▇▇▇▇▇▇▇▇., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 which constitute a part of this Lease. Exhibit "A" Building Floor Plan Exhibit "B" Walk Through Inspection Sheet LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: . THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. THE LILY COMPANY, A CALIFORNIA LIMITED PARTNERSHIP ---------------------------------- ----------------------------- By ▇/s/ SAMU▇▇ ▇▇. ▇▇▇▇ - General Partner By /s/ JIM ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇/▇1/95 ---------------------------------- ----------------------------- Jim ▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇ By Samu▇▇ ▇. ▇▇▇▇▇ , ▇▇neral Partner By /s/ SUSA▇ ▇▇▇▇▇▇▇▇▇ ▇, /▇1/95 ---------------------------------- ----------------------------- Susa▇ ▇▇▇▇▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ▇xecuted on Executed on ------------------------ ---------------------- ("LESSOR"Corporate Seal) AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE"Corporate Seal)

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 60 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, . OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at ____________________________ 8955 ▇▇▇▇▇▇▇ Partnership on _____________________________________ By: /s/ ▇▇▇▇ ▇▇▇▇ Address_________________________________ By /s/ ▇▇▇▇▇ ▇▇▇▇▇▇▇ - General Partner 8/31/98 ________________________________________ "LESSOR"(Corporate seal) Executed at ____________________________ NewStar Media, Inc., a California corporation on______________________________________ By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ 8/31/98 Vice President and General Counsel Address_________________________________ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED (________________________________________ Chief Financial Officer "LESSEE"" (Corporate seal)

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 66 which constitute a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. THIS LEASE HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇▇▇▇▇ - General Partner By /s/ "LESSOR": THE PRUDENTIAL INSURANCE COMPANY OF AMERICA ------------------------------------------------ By: ▇▇▇▇▇▇▇ & ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ of California, Inc. Its managing agent, By:/s/ ▇▇▇▇▇▇▇ & Wakefield of California, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY Inc. --------------------------------------------- By: ____________________________________________ Executed on ____________________________________ ADRESS FOR NOTICES AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED RENT ("LESSOR"See Addendum) AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")-------------------------------------------------

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 48 through 54 52 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at Santa Rosa, California MANOR DEVELOPMENT CO. ------------------------------------ on May 7, 1992 By /s/ Boyd ▇. ▇▇▇▇ --------------------------------------------- ---------------------------- Boyd ▇. ▇▇▇▇, ▇▇esident Address 3100 ▇▇▇▇▇▇ ▇▇▇. #222 By /s/ Boyd ▇. ▇▇▇▇, ▇▇. ---------------------------------------- ---------------------------- Sant▇ ▇▇▇▇, ▇▇ ▇▇▇▇▇ - General Partner By /s/ Boyd ▇. ▇▇▇▇, ▇▇., ▇▇cretary ---------------------------------------- "LESSOR" (Corporate seal) Executed at Santa Rosa, California TRUE TIME, INC. ------------------------------------ on 3243 ▇▇▇▇▇ ▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ John ▇. ▇▇▇ ▇▇▇▇▇ --------------------------------------------- ----------------------------- John ▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇. ▇▇▇ ▇▇▇▇▇ - ▇resident Addr▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED (By ---------------------------------------- ----------------------------- "LESSEE"" (Corporate seal)

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 through 54 and Exhibit A which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. , THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. THE PARTIES HERETO HAVE EXECUTED THIS LEASE AT THE PLACE ON THE DATE SPECIFIED IMMEDIATELY ADJACENT TO THEIR RESPECTIVE SIGNATURES. Executed at --------------------- ------------------------------------------- on By ▇▇▇ /s/ ▇▇▇▇▇▇ - ▇. ▇. ▇▇▇▇▇ ------------------------------ ---------------------------------------- ▇▇▇▇▇▇ ▇. ▇. ▇▇▇▇▇, General Partner Manager. Westlake Development Co., Inc. Address By ------------------------- ---------------------------------------- "LESSOR" (Corporate Seal) Executed at --------------------- ------------------------------------------- on By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ ▇▇▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS ▇▇▇▇▇ ▇▇▇▇▇▇▇ ▇▇▇▇▇ ▇▇▇▇., ▇▇▇▇ ▇---------------------------------------- ▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 Ph.D., President. Interaction Chromatography, Inc. Address By Wholly Owned Subsidiary of Sarasep, Inc. ------------------------- ---------------------------------------- "LESSEE" (Corporate Seal) --------------------------------- ADDENDUM TO THAT CERTAIN LEASE DATED MAY 15, 1996 BY AND BETWEEN WESTLAKE DEVELOPMENT CO., INC. (LESSOR) AND INTERACTION CHROMATOGRAPHY, INC. WHOLLY OWNED SUBSIDIARY OF SARASEP INC. (LESSEE) FOR 9,110 SQUARE FEET OF SPACE LOCATED AT ▇▇▇▇▇ ▇▇▇ ▇▇▇▇▇▇▇▇▇ ▇▇▇▇▇, ▇▇▇ ▇▇▇▇, ▇▇▇▇▇▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INCPREMISES)., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")

ADDENDUM. Attached hereto is an addendum or addenda containing paragraphs 47 50 through 54 56 which constitute constitutes a part of this Lease. LESSOR AND LESSEE HAVE CAREFULLY READ AND REVIEWED THIS LEASE AND EACH TERM AND PROVISION CONTAINED HEREIN AND, BY EXECUTION OF THIS LEASE, SHOW THEIR INFORMED AND VOLUNTARY CONSENT THERETO. THE PARTIES HEREBY AGREE THAT, AT THE TIME THIS LEASE IS EXECUTED, THE TERMS OF THIS LEASE ARE COMMERCIALLY REASONABLE AND EFFECTUATE THE INTENT AND PURPOSE OF LESSOR AND LESSEE WITH RESPECT TO THE PREMISES. IF THIS LEASE HAS BEEN FILLED IN IT HAS BEEN PREPARED FOR SUBMISSION TO YOUR ATTORNEY FOR HIS APPROVAL. NO REPRESENTATION OR RECOMMENDATION IS MADE BY THE AMERICAN INDUSTRIAL REAL ESTATE ASSOCIATION OR BY THE REAL ESTATE BROKER OR ITS AGENTS OR EMPLOYEES AS TO THE LEGAL SUFFICIENCY, LEGAL EFFECT, OR TAX CONSEQUENCES OF THIS LEASE OR THE TRANSACTION RELATING THERETO: ; THE PARTIES SHALL RELY SOLELY UPON THE ADVICE OF THEIR OWN LEGAL COUNSEL AS TO THE LEGAL AND TAX CONSEQUENCES OF THIS LEASE. LESSOR - WVP Income Plus III LESSEE - Mercator Genetics Inc. By ▇▇▇ ▇▇The parties hereto have executed this Lease at the place on the dates specified immediately adjacent to their respective signatures. Executed at: ▇▇▇▇ - General Partner By /s/ ▇▇▇▇▇▇▇ ▇▇▇▇▇▇ ------------------------------ By /s/ Geremia Brothers ---------------------------- ---------------------------- On ▇▇▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇▇ Its: Director, Finance & Administration ----------------------- ADDRESS FOR NOTICES AND RENT ADDRESS By ▇▇▇▇▇ ▇▇▇▇▇▇▇ -------------------------------------- -------------------------- Address By -------------------------------- -------------------------- -------------------------------- "LESSOR" (Corporate seal) Executed at: Stockton, California PacWest Telecomm, Inc. ---------------------------- ---------------------------- On June 23, 1995 By ▇▇▇▇ ▇. ▇▇▇▇▇ ▇▇▇▇., ---------------------------- -------------------------- Address ▇▇▇▇ ▇▇▇▇▇▇▇▇ ▇▇▇▇▇▇, Menlo Park 94025 ▇▇▇▇▇ ▇▇▇ ▇By -------------------------------- -------------------------- ▇▇▇▇▇▇▇▇, ▇▇ ▇▇▇▇▇ ADDENDUM TO THAT CERTAIN LEASE AGREEMENT DATED JULY 29,1993 MADE BY AND BETWEEN WVP INCOME PLUS, III, HEREIN CALLED ("LESSOR") AND MERCATOR GENETICS INC., A DELAWARE CORPORATION, HEREIN CALLED ("LESSEE")" (Corporate seal) --------------------------------