FIRST AMENDMENT TO LEASE

Exhibit 10.1

FIRST AMENDMENT TO LEASE

This First Amendment to Lease (the “Amendment”) is dated this 2 ^nd day of June, 2009, by and between Horizon West Property Management, Inc., a Colorado corporation hereinafter referred to as “Landlord”, as agent for Morgan Holdings LLC, GratefulDV LLC, and DNT Timberline Lakes LLC (collectively, “Owner”), and Lionbridge US, Inc., a Delaware corporation , hereinafter referred to as “Tenant”. Mitchell M. Morgan (“Morgan”) is the sole member of Morgan Holdings, LLC and David P. Veldman (“Veldman”) is the sole member of GratefulDV, LLC. Morgan and Veldman are real estate professionals and real estate brokers licensed in the State of Colorado acting on their own behalf.

RECITALS:

A. On or about the 23 ^rd day of December, 2008, Landlord and Tenant entered into a lease agreement (the “Lease”) pertaining to certain real property and improvements located at 760 Whalers Way, Building C, Suite #110, in the City of Fort Collins, County of Larimer, State of Colorado (the “Demised Premises”).

B. Tenant desires to exercise its option to renew the Lease for six (6) months in accordance with the terms set forth in Article 11.20A of the Lease, and Landlord and Tenant wish to amend the Lease to extend the term, subject to the terms and conditions set forth herein.

NOW, THEREFORE, in consideration of the mutual promises, covenants and provisions set forth herein and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties hereto agree as follows: