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Mr. Timothy J. Mehall November 7, 2012 Page 13 Subject to paragraph 7, Lessee will have obtained a satisfactory comfort letter from IDEM or the IFA ( "Comfort Letter ") with respect to the Premises (and Lessor will cooperate with Lessee's efforts in this regard, share information as to the environmental condition of the Premises and reimburse Lessee for the expenses of costs of the IDEM application, reasonable steps required by IDEM (or IFA) to obtain liability protections under the Comfort Letter and Lessee's all appropriate inquiry Phase 1 environmental report. In no event shall Lessor's liability for legal fees or consultant and other costs of Lessee associated with this subparagraph exceed $35,000. 11. Purchase Option: Lessee shall have the option to purchase the Premises at any time during the initial twenty -four (24) months of the term upon the following terms. Lessee may exercise this option at a price of $1,350,000, by providing Lessor not less than sixty (60) day advanced written notice of its intent to purchase. A fort of Purchase Agreement shall be negotiated and attached to the Lease (and an agreement satisfactory to each party will be a condition to commencement of the Lease) which shall govern the terms of the purchase in the event that Lessee exercises its option to purchase. The purchase agreement will provide for (i) Lessor to convert the leasehold title insurance policy into an owner's policy insuring Lessee's interest, (ii) Lessor to continue to indemnify Lessee against environmental matters existing on the Date of Commencement of the Lease as specified in paragraph 8 above, (iii) Lessee to continue to indemnify Lessor from environmental conditions on the Premises first existing after Lessee occupies the Premises that are caused by Lessee or Lessee's operations or business at the Premises as specified in paragraph 8 above, and (iv) such other terms and conditions as are mutually satisfactory to each of the parties.