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any liability and expend whatever amounts in its reasonable discretion it may deem necessary therefor. All expenses so incurred by Lessor shall be, without demand, immediately due and payable by Lessee and shall bear interest at the rate of ten percent ( 10%) per annum until paid. 13 . RIGHTS UPON DEFAULT On the occurrence of any of the items listed in Section 11 , as constituting a default, Lessor may without notice to or demand on Lessee, immediately take possession of the Premises . 14 . CHOICE OF LAW This Lease shall be governed by and construed under the laws of the State of Florida. Venue shall be in the appropriate court in Indian River County, Florida. 15 , LIMITATION OF EFFECTS OF WAIVERS No delay or omission to exercise any right, power or remedy accruing to Lessor for any breach or default by Lessee under this Lease will impair any such right, power or remedy of Lessor, nor shall it be construed to be a waiver of any such breach or default, or any acquiescence therein, or of any similar breach or default thereafter occurring; nor shall any waiver of any single breach or default be deemed a waiver of any other breach or default theretofore or thereafter occurring. Any waiver, permit, consent or approval of any kind or character on the part of Lessor of any breach or default under this Lease, or any waiver on the part of Lessor of any term, provisions , condition or covenant of this Lease, must be in writing, and will be effective only to the extent in such writing specifically set forth . All remedies , either under this Lease or by law, or otherwise afforded to Lessor, will be cumulative and not alternative . 16. ASSI NMENT Lessee shall not assign this Lease or any interest in said Lease, without Lessor ' s written consent . Lessee shall not sublet the Premises herein, or any part of it, without Lessor ' s written consent . 17. LEASE APPLICABLE TO SUCCESSORS AND ASSIGNS Lessor and Lessee agree that the rights and obligations under this Lease shall inure to and be binding on their respective successors and assigns, subject, however, to the provisions of Section 16 , herein . 18. ATTO'RNEY ' S FEES In the event that any action is filed in relation to this Lease , the unsuccessful party in the action shall pay to the successful party, in addition to all other sums that either party may be called on to pay, a reasonable sum for the successful party ' s attorneys ' fees and costs . 19. SEVERABILITY This Lease embodies the entire agreement between the parties . It may not be modified or terminated except as provided herein or by other written agreement . If any provision herein is invalid it shall be considered deleted here from, and shall not invalidate the remaining provisions . 20. TERMINATION OF LEASE Unless otherwise terminated, this Lease will continue in force until all of the obligations of the parties hereto have been discharged. Upon the sale , lease or transfer of the property, whether voluntary or involuntary through Court Order or otherwise, the Lessor shall have the right to terminate this Lease upon giving Sixty (60) days written notice to Lessee , without incurring any responsibility or liability whatsoever. Any advance rent received by Lessor shall be prorated as of the date of termination and refunded to the Lessee . 3