STEIN, J.
In December 2003, defendant Gramro Entertainment Corporation (hereinafter defendant) entered into a 61-month lease for banquet hall space located in the DeWitt Clinton building in the City of Albany. Defendants Thomas J. Nicchi and Thomas V. Nicchi guaranteed the lease. The building was subsequently sold to plaintiff and defendant's lease was assigned to plaintiff. Plaintiff offered to pay defendant to vacate the premises so that
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