EXHIBIT 10.31

                                 PURCHASE AGREEMENT

     AGREEMENT,  dated  February  28, 2002  between  Arthur  Treacher's  Inc., a
Delaware  corporation  having an  office  at 5 Dakota  Drive,  Suite  302,  Lake
Success,  New York 11042 ("Seller") and PAT Franchise Systems,  Inc., a Delaware
corporation  having an office at 5 Dakota Drive,  Suite 302,  Lake Success,  New
York 11042 ("Purchaser").

                                  R E C I T A L S

     WHEREAS,  Seller is the owner of 100% of the  outstanding  capital stock of
Arthur  Treacher's  Franchise  Systems,  Inc., a New York corporation  having an
office at 5 Dakota Drive, Suite 302, Lake Success,  New York, 11042 ("ATFS") and
Pudgie's  Franchise Corp., a New York  corporation  having an office at 5 Dakota
Drive,  Suite 302, Lake Success,  New York 11042  ("Pudgies,"  and together with
ATFS, the "Companies");

     WHEREAS, Seller is the owner of certain proprietary rights relating to ATFS
and Pudgies; and

     WHEREAS, the Purchaser wishes to purchase and Seller wishes to sell 100% of
the  outstanding  capital stock of each of the Companies and the  aforementioned
proprietary  rights  upon the terms and subject to the  conditions  set forth in
this Agreement.

     NOW,  THEREFORE,  in  consideration  of the mutual covenants and agreements
hereinafter set forth, the parties hereto,  intending to be legally bound, agree
as follows:

     1.Sale of Shares and Proprietary Rights.  Subject to and upon the terms and
conditions set forth in this Agreement, Seller hereby sells, transfers, conveys,
assigns and  delivers to the  Purchaser  free and clear of all claims,  charges,
liens, contract rights, options, security interests, mortgages, encumbrances and
restrictions whatsoever (collectively, the "Encumbrances"), and Purchaser hereby
purchases from Seller, (a) 100 shares of common stock, $.001 par value per share
of ATFS (the "ATFS  Shares")  and 160 shares of common  stock,  no par value per
share of Pudgies (the "Pudgies  Shares" and together  with the ATFS Shares,  the
"Shares")  and (b) all right,  title and interest of Seller in and to all of the
proprietary  rights of ATFS and  Pudgies  listed on  Schedule  1A hereto,  which
Schedule  1A is  incorporated  herein  by  reference  and  made  a  part  hereof
(collectively,  the "Proprietary  Rights") in consideration of the assumption of
the  liabilities  set  forth  on  Schedule  1B  hereto,  which  Schedule  1B  is
incorporated   herein  by  reference  and  made  a  part  hereof  (the  "Assumed
Liabilities").

     Purchaser  hereby  purchases  the Shares and the  Proprietary  Rights  from
Seller by the execution and delivery of an assignment and  assumption  agreement
in respect of the Assumed  Liabilities in the form attached hereto as Exhibit A.
Simultaneously   herewith,   Seller  is   delivering   to  Purchaser  (a)  stock
certificates  representing  the Shares duly  endorsed  in blank for  transfer or
accompanied  by a separate  stock power duly executed in blank,  (b) an executed
assignment of the federally-registered  Proprietary Rights specified in the form
attached  hereto  as  Exhibit  B,  conveying,   transferring  and  assigning  to
Purchaser,  all of Seller's right, title and interest in and to such Proprietary
Rights and (c) an  executed  assignment  of the common  law  Proprietary  Rights
specified in the form attached hereto as Exhibit C, conveying,  transferring and
assigning to Purchaser, all of Seller's right, title and interest in and to such
Proprietary Rights (together, the "Proprietary Rights Assignments").

     Purchaser  shall  also  execute  and  deliver to Seller  the  Guaranty  and
Security  Agreement attached in the form of Exhibit D in respect of that certain
promissory  note in the form of Exhibit E executed by PAT  Services,  Inc.,  MIE
Hospitality  Inc  .and  Arthur  Treacher's  Inc.in  favor  of  Digital  Creative
Development Corporation, a Delaware corporation.

     2.Liabilities Not Assumed.  Except for the Assumed  Liabilities,  Purchaser
shall not by execution and performance of this Agreement or otherwise, assume or
otherwise  be  responsible  for any  liability  or  obligation  of any nature of
Seller,  or  claims of such  liability  or  obligation,  matured  or  unmatured,
liquidated or unliquidated,  fixed or contingent,  or known or unknown,  whether
arising out of occurrences prior to, at or after the date hereof.

     3.Purchase  Price  Allocation.  Purchaser  and Seller shall for purposes of
this  Agreement  and for  federal,  state and local tax  purposes  allocate  the
Purchase Price in the manner set forth on an allocation  certificate in the form
annexed  hereto as Exhibit F (the  "Allocation  Certificate")  to be executed by
Purchaser and Seller  simultaneously  herewith.  Purchaser and Seller shall file
all federal,  state,  local and foreign tax returns,  including Internal Revenue
Form  8594,  in  accordance  with the  allocation  set forth in such  Allocation
Certificate.

4.Representations and Warranties of Seller.

Seller represents and warrants to Purchaser as follows:

     5.Organization,  Standing and  Qualification.  Seller is a corporation duly
organized,  validly existing and in good standing under the laws of Delaware and
each of the Companies is a corporation  duly organized,  validly existing and in
good standing  under the laws of New York.  Seller and each of the Companies has
all  requisite  corporate  power and  authority  to carry on its business as now
conducted and as proposed to be  conducted.  Seller and each of the Companies is
duly qualified to transact business and is in good standing in each jurisdiction
in which the failure so to qualify would have a material  adverse  effect on its
business or properties.

     6.Capitalization and Voting Rights. The authorized capital of ATFS consists
of: 200 ATFS Shares,  of which 100 shares are issued and  outstanding  as of the
date hereof.  The authorized capital of Pudgies consists of: 200 Pudgies Shares,
of which 160 shares are issued and outstanding as of the date hereof.  There are
no outstanding  options,  warrants,  rights (including  conversion or preemptive
rights)  or  agreements  for the  purchase  or  acquisition  from  either of the
Companies  of any shares of its capital  stock.  Neither of the  Companies  is a
party or subject to any agreement or understanding of any kind, and, to Seller's
knowledge,  there is no  agreement  or  understanding  of any kind  between  any
individual,  corporation,  partnership,  limited liability company, association,
trust or other  entity or  organization,  including a  government  or  political
subdivision or an agency or instrumentality thereof, which affects or relates to
the  acquisition,  disposition  or voting or giving  of  written  consents  with
respect  to  any  equity  security  (or  securities   convertible   into  equity
securities)  of either of the  Companies.  The Shares have been duly and validly
issued, are fully paid and non-assessable and were issued in compliance with all
applicable Federal and state securities laws

     7.Execution,   Delivery  and  Performance.  The  execution,   delivery  and
performance by Seller of this Agreement are within Seller's corporate powers and
have been duly authorized by all necessary corporate action.

     8.Binding Effect.  This Agreement,  when executed and delivered will be the
legal,  valid and binding  obligation of Seller  enforceable  against  Seller in
accordance  with its terms,  subject to (i) applicable  bankruptcy,  insolvency,
reorganization  and  moratorium  laws,  (ii) other  laws of general  application
affecting the enforcement of creditors' rights generally and general  principles
of  equity,  (iii) the  discretion  of the  court  before  which any  proceeding
therefor  may be  brought,  and (iv) as rights to  indemnity  may be  limited by
federal  or state  securities  laws or by public  policy.  9.abShare  Ownership.
Seller is the record and  beneficial  owner of the Shares  free and clear of all
Encumbrances,  and is conveying good and valid title to the Shares to Purchaser,
free and  clear of all  Encumbrances.  10.abRepresentations  and  Warranties  by
Purchaser. Purchaser represents and warrants to Seller as follows:

     a.  Organization.  Purchaser  is  a  corporation  duly  organized,  validly
existing  and in good  standing  under the laws of Delaware.  Purchaser  has all
requisite  corporate  power  and  authority  to  carry  on its  business  as now
conducted  and as proposed  to be  conducted.  Purchaser  is duly  qualified  to
transact  business  and is in good  standing in each  jurisdiction  in which the
failure so to qualify  would have a material  adverse  effect on its business or
properties.

     b.  Execution,  Delivery,  Authorization  and  Performance.  The execution,
delivery and performance by Purchaser of this Agreement are within the powers of
Purchaser and have been duly authorized by all necessary corporate action.

     c. Binding Effect. This Agreement,  when executed and delivered will be the
legal, valid and binding obligations of Purchaser  enforceable against Purchaser
in accordance with its terms, subject to (i) applicable bankruptcy,  insolvency,
reorganization  and  moratorium  laws,  (ii) other  laws of general  application
affecting the enforcement of creditors' rights generally and general  principles
of  equity,  (iii) the  discretion  of the  court  before  which any  proceeding
therefor  may be  brought,  and (iv) as rights to  indemnity  may be  limited by
federal  or  state  securities  laws  or  by  public  policy.

     d. Investment Representation: Purchaser represents that it is acquiring the
Shares for its own account for  investment  only and not with a view towards the
distribution or resale, and agrees not to sell, transfer, pledge, hypothecate or
otherwise dispose of, or offer to dispose of, the Shares, unless the Shares have
been registered under the Securities Act of 1933 (the "1933 Act") and applicable
state  securities  laws or such  registration  is not required in the opinion of
counsel for Purchaser. Any routine sale of the Shares made in reliance upon Rule
144 promulgated under the 1933 Act can be made only in accordance with the terms
and  conditions  of  said  Rule  and  further,  that in  case  such  Rule is not
applicable to any sale of the Shares, resale thereof may require compliance with
some other exemption under the 1933 Act prior to resale.  Purchaser  understands
that certificates for the Shares purchased pursuant to this Agreement shall bear
the following legend:

     "THESE  SECURITIES  HAVE NOT BEEN  REGISTERED  UNDER THE  SECURITIES ACT OF
1933.  SUCH  SECURITIES  MAY NOT BE  SOLD  OR  OFFERED  FOR  SALE,  TRANSFERRED,
HYPOTHECATED OR OTHERWISE  ASSIGNED IN THE ABSENCE OF AN EFFECTIVE  REGISTRATION
STATEMENT  WITH  RESPECT  THERETO  UNDER  SUCH  ACT  OR AN  OPINION  OF  COUNSEL
REASONABLY  ACCEPTABLE TO THE COMPANY THAT AN EXEMPTION  FROM  REGISTRATION  FOR
SUCH SALE, OFFER, TRANSFER, HYPOTHECATION OR OTHER ASSIGNMENT IS AVAILABLE UNDER
SUCH ACT."

     Purchaser represents that (i) it is purchasing the Shares after having made
adequate investigation of the business, finances and prospects of the Companies,
(ii) it has  been  furnished  any  information  and  materials  relating  to the
business,  finances  and  operation of the  Companies  and any  information  and
materials relating to the sale of the Shares which it has requested and (iii) it
has been  given an  opportunity  to make any  further  inquiries  desired of the
management   and  any  other   personnel  of  the  Companies  and  has  received
satisfactory responses to such inquiries.

11.Indemnification

     a.  Purchaser  (the  "Indemnifying  Party")  shall  indemnify  Seller,  its
subsidiaries,  successors,  officers, directors and affiliates (the "Indemnified
Party,"  as the case  may be)  against  all  loss,  claim,  damage,  expense  or
liability   (including  all  expenses   reasonably  incurred  in  investigating,
preparing or defending  against any claim  whatsoever  and including  reasonable
fees and expenses of the Indemnified Party's counsel) (collectively,"Losses") to
which any of them may become  subject  which arises from any material  breach of
the representations and warranties set forth in Section 5 of this Agreement .

     b.  Seller  (the  "Indemnifying  Party")  shall  indemnify  Purchaser,  its
subsidiaries,  successors, officers, directors and affiliates and Bernstein (the
"Indemnified  Party") against all Losses to which any of them may become subject
which arises from any material breach of the  representations and warranties set
forth in Section 4 of this Agreement.

     c.  Promptly  after  receipt  by an  Indemnified  Party,  of  notice of the
commencement of any action,  such Indemnified Party shall, if a claim in respect
thereof is to be made against an  Indemnifying  Party under such  section,  give
notice to the Indemnifying Party of the commencement thereof, but the failure to
so notify the  Indemnifying  Party shall not relieve it of any liability that it
may have to any  Indemnified  Party  except to the  extent  the  defense of such
action by the Indemnifying Party is prejudiced  thereby. In case any such action
shall be brought  against an  Indemnified  Party and it shall give notice to the
Indemnifying Party of the commencement  thereof, the Indemnifying Party shall be
entitled to participate therein and, to the extent that it shall wish, to assume
the defense thereof with counsel  reasonable  satisfactory  to such  Indemnified
Party and, after notice from the Indemnifying Party to such Indemnified Party of
its election so to assume the defense thereof,  the Indemnifying Party shall not
be liable to such  Indemnified  Party  under such  section for any fees of other
counsel  or any other  expenses,  in each  case  subsequently  incurred  by such
Indemnified Party in connection with the defense thereof,  other than reasonable
costs of investigation.  If an Indemnifying Party assumes the defense of such an
action,  (a)  no  compromise  or  settlement  thereof  may  be  effected  by the
Indemnifying  Party without the Indemnified  Party's consent (which shall not be
unreasonably  withheld)  unless  (i) there is no  finding  or  admission  of any
violation of law or any violation of the rights of any person which is not fully
remedied by the payment  referred to in clause (ii) and no adverse effect on any
other  claims that may be made against the  Indemnified  Party and (ii) the sole
relief  provided is monetary  damages that are paid in full by the  Indemnifying
Party,  (b) the  Indemnifying  Party shall have no liability with respect to any
compromise or settlement  thereof  effected without its consent (which shall not
be reasonably  withheld) and (c) the Indemnified Party will reasonable cooperate
with the Indemnifying Party in the defense of such action. If notice is given to
an Indemnifying  Party of the commencement of any action and it does not, within
15 days  after the  Indemnified  Party's  notice is  given,  give  notice to the
Indemnified  Party of its  election  to assume  or  participate  in the  defense
thereof, the Indemnifying Party shall be bound by any determination made in such
action or any  compromise  or  settlement  thereof  effected by the  Indemnified
Party. Notwithstanding the foregoing, if an Indemnified Party determined in good
faith that there is a reasonable  probability  that an action may materially and
adversely  affect  it or its  affiliates  other  than as a  result  of  monetary
damages, such Indemnified Party may, by notice to the Indemnifying Party, assume
the  exclusive  right to  defend,  compromise  or settle  such  action,  but the
Indemnifying  Party  shall  not be bound by any  determination  of an  action so
defended or any compromise or settlement  thereof  effected  without its consent
(which shall not be unreasonably withheld).

     d.  The  indemnification  provisions  contained  in this  Section  6 are in
addition to any other  rights or remedies  which any party  hereto may have with
respect to the others hereunder.

     e. The indemnification payments required by this Section 6 shall be made by
periodic  payments on the amount thereof during the course of the  investigation
or defense, as and when the invoices therefore are received,  or expense,  loss,
damage or liability incurred.

12.Miscellaneous

     a.  Amendments,  Etc. No amendment of any provision of this Agreement shall
in any event be effective unless the amendment shall be in writing and signed by
the parties hereto.

     b.  Notices,  Etc.  All  notices or other  communications  given under this
Agreement shall be in writing,  sent to the respective addresses first set forth
above or such other  addresses as Purchaser or Seller or any other party to this
Agreement,  as  applicable,  may designate,  by certified  mail (return  receipt
requested), telecopy (with confirmation) overnight courier or personal delivery.
Notice shall be deemed given upon receipt. A copy of all notices to either party
shall be given to Steven  Wolosky,  Esq.,  Olshan  Grundman  Frome  Rosenzweig &
Wolosky LLP, 505 Park Avenue, New York, New York 10022.

     c. No  Waiver;  Remedies.  No  failure  on the  part of any  party  to this
Agreement  to  exercise,  and no delay  in  exercising,  any  right  under  this
Agreement  shall  operate as a waiver  thereof;  nor shall any single or partial
exercise thereof or the exercise of any other right operate as a waiver thereof.
The remedies  herein  provided are  cumulative and not exclusive of any remedies
provided by law.

     d.  Survival  of   Agreements,   etc.  The   agreements,   representations,
warranties,  covenants and provisions  contained in this Agreement shall survive
the date hereof and the purchase of the Shares by the Purchaser  hereunder for a
period of three (3) years from the date hereof.

     e.  Severability of Provisions.  Any provision of this Agreement,  which is
prohibited or unenforceable in any jurisdiction, shall, as to such jurisdiction,
be ineffective to the extent of such  prohibition  or  unenforceability  without
invalidating  the  remaining  provisions  hereof or  thereof  or  affecting  the
validity or enforceability of such provision in any other jurisdiction.

     f. Integration.  This Agreement sets forth the entire  understanding of the
parties  hereto  with  respect to all  matters  contemplated  hereby and thereby
supersedes any previous agreements and understandings among them concerning such
matters. No statements or agreements,  oral or written,  made prior to or at the
signing hereof, shall vary, waive or modify the written terms hereof.

     g. Binding Effect;  Governing Law. This Agreement shall be binding upon and
inure to the benefit of Seller and the Purchaser and their respective successors
and  assigns,  except  that  neither  Seller nor the  Purchaser  may assign this
Agreement,  or the rights or  obligations  hereunder,  without the prior written
consent of the other party.  This Agreement  shall be governed by, and construed
in accordance  with, the laws of the State of New York  applicable to agreements
and instruments executed and performed in the State of New York.

     h. Execution in Counterparts.  This Agreement may be executed in any number
of  counterparts,  each of  which  when so  executed  shall be  deemed  to be an
original and all of which when taken together  shall  constitute but one and the
same agreement.

     i.  Additional  Actions.  The  parties  to this  Agreement  (as  reasonably
requested  from time to time by the other  parties)  shall  take all  reasonably
appropriate action and execute additional  documents,  which may be necessary to
carry out the provisions of this Agreement.





         IN WITNESS WHEREOF, the parties have duly executed this Agreement.
                                            ARTHUR TREACHER'S, INC.
                                                     a Delaware Corporation

                                                     By:______________________

                                            PAT FRANCHISE SYSTEMS, INC.

                                           By:________________________________
                                              Jeffrey Bernstein, President