LEASE AGREEMENT Between TCA Plymouth, LP, Landlord And Advanta Corp. Tenant Plymouth Corporate Center 625 W. Ridge Pike Building E, Suite 100 & Suite 105 Conshohocken, PA 19428

The term of this Lease (the “Term”) shall be Five (5) Months, to commence on June 1, 2010 (the “Commencement Date”), and continue until October 31, 2010 thereafter unless sooner terminated as provided for in this Lease.

Tenant shall pay to Landlord as Base Rent for the Premises during the Term, without demand, deduction or set-off,

Intentionally Omitted

The following definitions shall apply to this Lease:

“Additional Rent” — The rent to be paid by Tenant with respect to Expenses in accordance with the provisions of this paragraph 4, which rent is in addition to the Base Rent provided for in paragraph 3.

“Electricity Costs” — Tenant shall pay to Landlord, as additional rent, the cost of electricity consumed within the Premises at the fixed rate (except as provided below) of $32,862.50 per annum — payable in equal monthly installments of $2,738.54, together with Tenant’s payment of Monthly Base Rent. The electric charge set forth above shall remain constant throughout the Term unless Landlord’s tariff rate is increased or decreased by the utility supplying electric power to the Project. If such tariff rate is increased or decreased, Tenant’s electric rate shall increase or decrease accordingly.

Landlord shall supply the Premises with building standard janitorial services as set forth on Exhibit “B”. Landlord shall provide, during normal business hours, heat as necessary and air-conditioning service during the cooling season. “Normal Business Hours” shall mean from 8 A.M. to 6 P.M., Monday to Friday, inclusive, and from 9 A.M. to 12 P.M. on Saturday, excluding legal holidays. Electricity is directly supplied from the utility company supplying electricity to the Premises. Landlord shall not be responsible for any problems arising from the deliver of electricity to the Premises. All light bulbs, ballasts and their equivalents used or consumed on the Premises shall be paid for by Tenant directly to Landlord, as Additional Rent.

If Tenant’s use of the Premises requires electrical service other than building standard 110 volts, or separate electrical circuit(s), or if there otherwise is unusual use of heat, air-conditioning, electricity or water (“Utilities”) because of any special needs or practices of the Tenant or by reason of the business conducted in the Premises by Tenant, Tenant shall pay for the cost upon demand, including installations of separate meters if required by Landlord. Tenant shall not install in the Premises any equipment which requires more electric current than Landlord is required to provide under this Lease, without Landlord’s prior approval, and Tenant shall ascertain from Landlord the maximum amount of load or demand for or use of electrical current which can safely be permitted in the Premises, taking into account the capacity of electric wiring in the Building and the Premises and the needs of other tenants of the Building, and shall not in any event use any electrical equipment which, in Landlord’s opinion, will overload or interfere with the electrical installations in the Building. Tenant shall install its telephone system and computer wiring in the Premises in accordance with all applicable codes. Tenant, or Tenant’s contractor, shall obtain necessary permits prior to commencement of any cabling and coordinate installation with the Landlord. No electric wires, antennae, satellite dish, aerial wires or other electrical equipment or apparatus and signal, cable television, alarm or other utility or similar service connections, hereinafter referred to as facilities, shall be installed or changed inside, outside or to the Building by Tenant or its contractors or representatives without the prior approval of Landlord, which approval shall not be unreasonably withheld. Any such installation shall be at Tenant’s expense and otherwise in accordance with the terms of this Lease. Without limiting the foregoing, Landlord’s approval of such facilities may be contingent upon where such facilities are to be located and routed through the Building and who is to be responsible for ownership, installation, operation, maintenance, replacement and removal of such facilities, and liability relating to them and their use, such as safety and compatibility with the location of or interference with other facilities serving Landlord or other tenants of the Building, which may require indemnification, insurance or additional charge. Regardless of who is responsible for such facilities, Landlord shall have the right to interrupt, turn off or maintain the facilities for reasons of safety of Landlord and other tenants of the Building. Tenant shall reimburse Landlord for its reasonable out-of-pocket expenses incurred in evaluating and continuing to accommodate such facilities.

Landlord does not warrant that any of the services mentioned above or any other service will be free from interruption caused by repairs, improvements, alterations, strikes, lockouts, labor controversies, accidents, inability of Landlord to procure such services or to obtain fuel and supplies or any other cause(s) beyond the control of Landlord. Any interruption of service whatsoever shall never be deemed an eviction or disturbance of Tenant’s use and possession of all or any part of the Premises, or render Landlord liable to Tenant for damages or relieve Tenant from performance of Tenant’s obligations under this Lease except that Rent shall abate if Premises are untenable for more than three (3) consecutive business days.

Intentionally Omitted

The Premises shall be used for general office purposes only, and for no other purpose, and shall be used and occupied in a careful, safe and proper manner.

Tenant shall not use, occupy or permit the Premises or any part thereof or any portion of the common area of the Building or Land to be used or occupied by Tenant, it’s employees, agents and invitees (i) for any unlawful or illegal business, use or purpose; (ii) in any manner that constitutes waste or a nuisance of any kind or is categorized for insurance purposes as extra or especially hazardous or will increase the rate for fire insurance covering the Land, the Building or the Premises; or (iii) for any purpose or in any way in violation of any applicable law, ordinance or governmental code or regulation as the same may be amended from time to time (collectively, “Applicable Laws”); or (iv) in any way which shall or might subject Landlord to any liability or responsibility for injury to any person or persons or to property. Tenant shall comply with all Applicable Laws in connection with Tenant’s use of the Premises. Moving or delivery of furniture, trade fixtures and equipment and freight by or for Tenant shall be done at such times and in such manner as reasonably may be required by Landlord.

Tenant agrees to limit the number of Employees or Agents occupying the Leased Premises to no more than one person per each one hundred and fifty rentable square feet of office space at any time during the Lease Term. Landlord reserves the right to check Tenant’s occupancy levels periodically, without prior notice to Tenant, in order to monitor Tenant’s compliance with this provision. In the event Tenant fails, at any time during the Lease Term, to comply with the terms of this Section, such failure shall be an Event of Default under the Lease and Landlord shall be entitled to exercise all remedies available to it under this Lease including but not limited to termination of the Lease.

Except as expressly set forth to the contrary in the Lease, Tenant acknowledges that Landlord shall not be required to improve the Premises, and Tenant agrees to accept the premises in its “as-is”, “where-is” condition on the Commencement Date.

During non-business hours, Tenant shall have the right at the end of its Lease Term to hold a sale at the Premises of its onsite assets.

Completion by Landlord. Landlord shall deliver the Premises in its existing “as-is” condition with all its faults except that Landlord will paint Suite E 105 with two coats of flat wall paint at Landlord’s sole expense/ Any Improvements by Tenant shall be at Tenant’s sole cost and expense.

Tenant may elect to install its own carpeting. If Tenant elects to have Landlord install carpeting, a $40,000 deposit for the carpet shall be paid to Landlord at the time of lease execution. Tenant and Landlord will select a building standard 26 ounce broadloom carpet with a vinyl cove base. Any excess funds from the carpet deposit shall be returned to Tenant upon completion of installation of the carpet.

If Tenant uses any of Landlord’s vendors, for example security or data services, Landlord will contract through Landlord and pay any fees of such vendors as Additional Rent to Landlord.

Acceptance of Premises. Tenant has examined and knows the condition of the Property, streets, sidewalks, parking areas, curbs and access ways adjoining it, visible easements, any surface conditions and the present uses, and Tenant accepts them in the condition in which they now are, without relying on any representation, covenant or warranty by Landlord, except as to the work to be performed by Landlord pursuant to subsection (a) above. Tenant’s occupancy of the Premises shall constitute Tenant’s acceptance of such work by Landlord. Tenant and its Agents shall have the right, at Tenant’s own risk, expense and responsibility, at all reasonable times prior to the Commencement Date, to enter the Premises for the purpose of taking measurements and installing its furnishings and equipment, provided that Tenant does not interfere with or delay the work to be performed by Landlord, Tenant uses contractors and workers compatible with the contractors and workers engaged by Landlord, and Tenant obtains Landlord’s prior written consent. Notwithstanding anything herein to the contrary, Landlord shall be required to obtain a certificate of occupancy for Tenant’s use of the Premises as promptly as possible.

Term. The term of this Lease shall commence on the later of June 1, 2010 or the date of substantial completion of the improvements to be constructed by Landlord under subsection (a) above, but in any event no later than the date on which Tenant occupies the Premises (the “COMMENCEMENT DATE”) and shall end at 11:59 p.m. on the last day of the Term (the “EXPIRATION DATE”), without the necessity for notice from either party, unless sooner terminated in accordance with the terms hereof; however, if the date of substantial completion is delayed by Tenant, the Term shall commence as if the Premises were substantially complete on June 1, 2010, as extended for reasons other than those caused by Tenant.

With respect to the initial improvements to be made by Tenant, Tenant plans for such Tenant work have been approved by Landlord and Landlord consents to the performance of such work by Tenant. Tenant will make no other alterations in or additions or improvements to the Premises (the “Alterations”) (including, without limitation, the electrical equipment or installations) in excess of $25,000.00 without first obtaining the written consent of Landlord which shall not be unreasonably withheld, and then only in accordance with Landlord’s Alterations Requirements.

Tenant shall not make any alterations to the Tenant’s Premises which would cause the Premises to be in violation of the Americans with Disabilities Act of 1990.

Upon termination or expiration of this Lease, any or all Alterations, additions, improvements and replacements made or provided by either party upon the Premises, except moveable office furniture and equipment provided at Tenant’s expense, shall be the property of Landlord, and remain upon and be surrendered with the Premises, without molestation or injury. Tenant shall, at the Tenant’s cost, promptly repair and restore any damage to the Premises caused by removal of Tenant’s furniture and equipment.

Tenant shall have the right to use, in common with other authorized persons and vehicles, all driveways, parking areas (which are and shall be provided on all side of the building and none of which are or shall be reserved or exclusive), sidewalks, halls, elevators, lobbies, toilets and other common areas provided by Landlord from time to time. Tenant shall exercise reasonable diligence that any vehicle or other property or object belonging to its officers, agents, employees, licensees, contractors or invitees will not block ingress and egress. Landlord shall maintain, manage and operate the common areas in a reasonable manner. From time to time Landlord may promulgate such reasonable rules and regulations relating to the common areas as Landlord in its sole discretion may deem appropriate, and the use and occupancy thereof by Tenant, its officers, agents, employees, licensees and contractors shall comply with such rules and regulations.

Landlord reserves the right, upon 60 days prior notice to Tenant, to change the name of the Building.

Intentionally Omitted

Subject to the waivers in paragraph 12(e), Tenant shall indemnify, defend and save harmless Landlord, its partners, officers, shareholders, agents and employees from and against any and all claims and liability for, and any and all loss, cost, damage or expense, including attorneys’ fees, of any nature whatsoever, arising by reason of injury or death to persons or damage to, or theft, misappropriation or loss of, any property occurring in, on or about the Building, the Land or the Premises, or alleged to have been occasioned wholly or in part by any act or omission of Tenant, Tenant’s officers, agents, contractors, invitees or employees, or arising out of or connected with the use or occupancy of the Premises by Tenant, the materials or things maintained or kept by Tenant, its officers, agents, contractors or employees in or on the Premises or the Building, the approaches thereto and the common areas thereof; provided, however, that Landlord shall be liable for such of, all or any of the foregoing as may be due solely to the negligence of Landlord, or its officers, agents, contractors, invitees or employees. The provisions of this paragraph 12(a) shall survive the expiration or termination of this Lease.

At all times during the term of this Lease, Tenant shall, at Tenant’s own expense, keep in full force and effect a commercial general liability insurance policy (ISO form or equivalent) from an insurance company acceptable to Landlord and having a Best’s Rating classification of “A” or better, naming both Landlord and Tenant as insured parties, against bodily injury, death or property damage occurring on or about the Premises, with limits of liability of not less than Two Million Dollars ($2,000,000.00) with respect to bodily injuries, death or property damage arising from any one occurrence and Three Million Dollars ($3,000,000.00) from the aggregate of all occurrences within each policy year, which minimum limits shall be subject to change from time to time in accordance with industry standards. Without limiting the foregoing, such policy shall provide that such aggregate limit shall apply separately at the Premises and that the insurer will notify Landlord if the available portion of such aggregate is reduced by more than Two Million Dollars ($2,000,000) by either payment of claims or the establishment of reserves for claims. Tenant agrees that, if the aggregate limit applying to the Premises is reduced by the payment of a claim or establishment of a reserve, Tenant shall take immediate commercially reasonable steps to restore the required aggregate limit by endorsement to the existing policy or the purchase of an additional policy. The policy shall also provide that no act or omission of Tenant shall affect or limit the obligations of the insurance company in respect of any other named insured. In addition, Tenant shall maintain insurance against assumed or contractual liability under this Lease. At all times during the term of this Lease, Tenant also shall, at Tenant’s own expense, keep in full force and effect insurance against fire and such other risks as are, from time to time, included in typical extended coverage endorsements, insuring Tenant’s furniture, furnishings, equipment, floor and wall coverings, all Tenant improvements whether or not such are legally construed as fixtures and all other items of personal property of Tenant located on or within the Premises, with such coverage to be in an amount equal to the replacement or repair cost thereof. All policies shall provide that they shall not be canceled or changed without at least 30 days

prior written notice to Tenant and Landlord and shall confirm the validity of the waiver provided in paragraph 12(e). Tenant shall deposit certificates or other evidence of such policy or policies of insurance in each case acceptable to Landlord (or, if Landlord so requests, a copy of such policy or policies), validly issued by the insurance carrier, with Landlord prior to the date possession commences and thereafter at least 30 days prior to the expiration of any such policy. Without limiting the foregoing, any certificate of insurance shall be issued on the ACORD 27 form (3/93) or such successor or other form as is acceptable to Landlord.

In the event that, contrary to paragraph 9(b) of this Lease, Tenant does or permits to be done anything in or about the Premises which results in an increase of the insurance rates applicable to the Premises, the Building or the Land, then, whether or not Landlord has consented to the same, Tenant shall pay to Landlord as additional rent any resulting increase in premiums for insurance which may be charged during the term of this Lease for the amount of insurance carried by Landlord on the Premises.

Landlord shall keep in full force and effect a commercial general liability insurance policy (ISO form or equivalent) against bodily injury, death or property damage occurring on or about the Land or Building, with limits of liability of not less than One Million Dollars ($1,000,000.00) with respect to bodily injuries, death or property damage arising from any one occurrence and Two Million Dollars ($2,000,000.00) from the aggregate of all occurrences within each policy year, which minimum limits shall be subject to change form time to time as Landlord deems appropriate. Landlord also shall keep in full force and effect broad form coverage insurance which affords protection against casualty to the Building and any other improvements located upon the Land in an amount not less than the full replacement value thereof, exclusive of foundations, excavations and similar items not subject to exposure, together with such fire and extended coverage which affords Landlord protection and coverage of any damage or destruction to the leasehold improvements, as its interest may appear, located upon the Premises or appurtenant to the Premise, in an amount not less than the full replacement value thereof. Landlord shall also keep in full force and effect rental income insurance which affords protection against the loss of rent and other sums of money payable by Tenant to Landlord pursuant to this Lease, which coverage shall be in an amount not less than the total of all such sums which Tenant would reasonably expect to pay to Landlord during any twelve (12) month period.

Notwithstanding any provision of this Lease to the contrary, and without limiting the provisions of paragraph 20, Landlord and Tenant hereby waive, to the extent that no insurance coverage is invalidated and that the right of the waiving party to recover under its insurance is not prejudiced, any and all right of recovery, claim, action or cause of action by the waiving party, or anyone claiming through or under the waiving party by way of subrogation or otherwise, against the other party, its agents or employees and, in the case of Tenant, against other tenants in

the Building, for any loss or damage to the Premises, the Building or any additions or improvements thereto or any contents therein as a result of fire or other cause for which the waiving party may be reimbursed as a result of insurance coverage affecting any loss suffered by either party to this Lease, regardless of cause or origin, even if the fire or other cause shall have been the result of negligence of the other party, its agent, employee, or any other party for whom such party may be responsible or of another tenant or tenants in the Building. Landlord and Tenant agree that each of their respective policies will include the waiver as set forth in this paragraph so long as the same shall be obtainable without extra cost, or, if extra cost shall be charged, the party hereto benefiting from the waiver shall pay the extra cost. The provisions of this paragraph 12(e) shall survive the expiration or termination of this Lease.

If the Premises shall be damaged or destroyed in whole or in part by fire or other cause ordinarily insurable under full standard fire, vandalism, malicious mischief and extended coverage insurance in Pennsylvania during the term of this Lease, this Lease shall terminated unless the damage can be repaired within thirty (30) days, in which event Landlord will repair and restore the Premises to good and tenantable condition with reasonable dispatch. If, as a result of such damage or destruction to the Premises or the Building or any part thereof, Tenant is deprived of the use or occupancy of all or any portion of the Premises, all rent shall abate in proportion to that portion of the Premises which shall be untenantable, until the Premises shall be restored to a tenantable condition; provided, however, that if the fire or other cause(s) damaging or destroying the Premises shall result from the intentionally or grossly negligent act or omission of Tenant, its agent, employee or contractor, there shall be no abatement of rent.

Except for a Permitted Assignment (defined below), Tenant shall not mortgage, pledge, assign or in any manner (including, without limitation, by operation of law) transfer or permit the transfer of this Lease or any estate or interest in this Lease, or effectuate a change in control of Tenant or of any guarantor of this Lease, without the prior written consent of Landlord, nor sublet all or any part of the Premises without like consent, nor permit the use of all or any part of the Premises by any person or entity other than Tenant without like consent. (Any such assignment, transfer, subletting or use is hereinafter called an “Assignment”.) In each case, Landlord’s consent shall not be unreasonably withheld. Any consent by Landlord to any Assignment of the Premises shall not constitute a waiver of the necessity of Landlord’s consent for any subsequent Assignment. Tenant agrees to pay Landlord’s legal fees in connection with Landlord’s consideration of any request by Tenant for consent under this paragraph 15. Notwithstanding the foregoing, Tenant may assign this Lease to an affiliate or a successor of Tenant, including, without limitation, any liquidating or other trust that may be established with approval of the United States Bankruptcy Court for the District of Delaware in the chapter 11 cases of Tenant and its debtor affiliates (Case No. 09-13931 (KJC)) (“Permitted Assignment”).

If at any time and from time to time Tenant shall request Landlord’s consent to any Assignment, Tenant shall include with its request the name, address and current financial statements of the proposed assignee, a description of the proposed assignee’s business and of the proposed use of the Premises (which shall not be in conflict with paragraph 7) and the rent, term and all other provisions of the proposed Assignment. Landlord shall have the right and option, exercisable by written notice to Tenant, in lieu of granting or withholding consent, to terminate this Lease by giving written notice to Tenant. The termination shall be effective on the 30th day following the date the termination notice is given, as if that date were the expiration date for the Term of this Lease provided in paragraph 2, and the rent and other charges due under this Lease shall be apportioned and adjusted as of the effective date of the termination, rent and other charges under this Lease (other than additional rent due Landlord resulting from Tenant’s failure to perform any of its obligations under this Lease) otherwise shall be adjusted as of the date of such termination and, except as to provisions of this Lease that expressly survive the expiration or termination of this Lease, the parties shall be relieved of all obligations and liabilities thereafter accruing. If Landlord so terminates this Lease, Landlord may, if it elects, enter into a new lease covering all or part of the Premises with the intended assignee or subtenant on such terms as Landlord and such person may agree, or enter into a new lease covering the Premises with any other person; in such event, Tenant shall not be entitled to any portion of the profit, if any, which Landlord may realize on account of the termination and reletting. Any Assignment of this Lease, or subletting of the Premises, whether or not consented to by Landlord, shall not relieve Tenant from liability for payment of rent or any other charges due, or from the obligations of the Tenant, under this Lease.

Landlord shall have the right to assign this Lease, or the rents and charges to be paid under this Lease, or both, in its sole discretion, as additional security for indebtedness secured by a mortgage on the Premises or otherwise. Landlord also reserves the right to subordinate this Lease, and Tenant hereby agrees that this Lease may be subordinated, to any mortgages which may hereafter be placed upon the Premises, and to any and all advances to be made under, to the interest of, and all renewals, replacements, and extensions of, any such mortgages, provided that the mortgagee shall agree to recognize this Lease in the event of foreclosure while Tenant is not in default. In the event of a sale, transfer, or assignment of Landlord’s interest in the Building or any part thereof, including the Premises, or in the event of any proceedings pending or brought for the foreclosure of, or in the event of the exercise of any power of sale under any mortgage covering the Building or any part thereof, including the Premises, or in the event of a cancellation or termination of any ground or underlying lease covering the Building or any part thereof, including the Premises, Tenant will attorn to and recognize such transferee, purchaser, ground or underlying lessor or mortgagee as Landlord. If any mortgagee elects to treat the Lease as a prior lien to its mortgage, then upon due notice to Tenant to that effect this Lease shall be deemed prior in lien to the mortgage, whether or not this Lease is dated prior to or subsequent to the date of the mortgage.

Tenant’s failure to pay when due all or any portion of the Rent, if the failure continues for 5 days after written notice to Tenant (“Monetary Default”).

Tenant’s failure (other than a Monetary Default) to comply with any term, provision or covenant of this Lease, if the failure is not cured within ten (10) business days after written notice to Tenant. However, if Tenant’s failure to comply cannot reasonably be cured within ten (10) days, Tenant shall be allowed additional time as is reasonably necessary to cure the failure so long as: (1) Tenant commences to cure the failure within ten (10) days, and (2) Tenant diligently pursues a course of action that will cure the failure and bring Tenant back into compliance with the Lease. However, if Tenant’s failure to comply creates a hazardous condition, the failure must be cured immediately upon notice to Tenant.

The leasehold estate is taken by process or operation of Law.

Upon any default, Landlord shall have the right to pursue any of its rights and remedies at Law or in equity, the following remedies:

PA Additional Remedies.

Every notice or payment required or permitted to be given under or in connection with this Lease shall be deemed to be sufficiently given or served if personally delivered or if sent by an overnight receipted courier or by certified or registered mail, postage prepaid, and, if to Landlord, addressed to the attention of :

At any time and from time to time, Tenant agrees to execute, acknowledge and deliver to Landlord, not later than ten 10) days after a request in writing from Landlord, a statement in writing, in a form satisfactory to Landlord, certifying that this Lease is in full force and effect and unmodified (or if there have been modifications, that this Lease is in full force and effect as modified and stating the modifications) and the dates to which the rent and other charges have been paid. Tenant’s failure to deliver such statement within such time shall be conclusive against Tenant that the information set forth in the statement as given by Landlord to Tenant is true and correct, including, without limitation, (i) that this Lease is in full force and effect, without modification except as specified, (ii) that there are no uncured defaults in Landlord’s performance, and (iii) that not more than one month’s rental has been paid in advance.

This Lease, including, without limitation, all exhibits attached hereto, supersedes any and all other agreements and contains the entire agreement between the parties hereto and shall not be modified in any manner except by an instrument in writing executed by the parties hereto or their respective successors in interest. If more than one person or entity or a combination thereof comprise “Lessee”, their liability hereunder shall be joint and several.

The section headings contained herein are for convenience only and do not define, limit or construe the contents of such sections. The use herein of the singular number shall be deemed to mean the plural, and vice versa, and the masculine gender shall be deemed to mean the feminine or neuter, and vice versa, wherever the sense of this Lease so requires.