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24. Surrender of the Premises; Holding Over. (a) Upon termination of this Lease, Lessee shall leave the Premises in a neat and clean condition satisfactory to Lessor and free of all personal property of Lessee. All repairs, Alterations and/or other improvements made by Lessee shall become the property of Lessor, provided that Lessor may, by written notice given to Lessee on not less than ten (10) days prior to the expiration of the Lease, require Lessee to remove any such Alterations and improvements from the Premises and to restore the Premises to their original condition (normal wear and tear excepted) prior to termination of this Lease. If Lessee fails to do so, Lessor may perform such removal and restoration work in which case Lessee shall pay Lessor within thirty (30) days after demand therefor (1) an amount equal to the rent (as in effect immediately before termination) for the period during which such removal is accomplished to compensate Lessor for the loss of rent to Lessor resulting from the unavailability of the Premises for leasing to another Lessee during such time and (2) the cost of removal of such improvements: Lessor shall use reasonable diligence on the removal of such improvements. (b) If Lessee, without Lessor's written consent, remains in possession of all or part of the Premises after termination or expiration of this Lease, such occupancy shall be construed to be a tenancy from month-to-month, subject to the terms and conditions of this Lease, except that the Base Rent shall automatically increase to 200% of the Base Rent in effect immediately prior to such termination or expiration. 25. Condemnation. If all or part of the Premises is acquired by eminent domain or by purchase in lieu thereof, Lessee shall have no claim to any compensation awarded for the taking of the Premises or any portion thereof, including Lessee's leasehold interest therein or any bonus value of this Lease, or to any compensation paid as severance damages, or for loss of or damage to Lessee's Alterations or improvements, except as may be expressly provided in this Lease. 26. Assignment and Subletting. Lessee shall not assign or encumber or otherwise Transfer, as defined below, its interest in this Lease without the prior written consent of Lessor. Lessor shall not unreasonably withhold consent to any Transfer in the event the proposed sublessee or assignee meets Lessor's credit, business/qualification and reputation requirements and the proposed occupancy is consistent with the general character of the use permitted by this Lease. With respect to any such approved transfer, Lessor shall be entitled as additional rent for the duration of the Transferee's Occupancy to an amount equal to fifty percent (50%) of the difference between the rent charged by Lessee to the proposed Transferee the then current Base Rent hereunder. For purposes of this Lease, the term "Transfer" means any assignment, encumbrance, transfer or subletting, change in more than 50% ownership interest or control of Lessee, or a reorganization or merger of Lessee by operation of law. As a condition to Lessor's consideration of any Transfer, Lessee will pay to Lessor, whether or not consent is ultimately given, Lessor's reasonable attorneys' fees incurred in connection with each request for such consent. No Transfer, even with Lessor's written consent thereto, shall release Lessee from its obligations hereunder. Lessor's consent to one Transfer shall not constitute its consent to any another Transfer, or a waiver of Lessor's rights hereunder. Lessee's Transferee shall agree in writing to be bound by all of the terms and -11- 895092.2